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HomeMy WebLinkAbout09.H- Economic Development Agency CDC RESOLUTION (ID# 1383) DOi CITY OF SAN BERNARDINO—REQUEST FOR COUNCIL ACTION Redevelopment Plan Amendment From: Emil A. Marzullo M/CC Meeting Date: 11/21/2011 Prepared by: Jeffrey Smith, (909) 663-1044 Dept: Economic Development Agency Ward(s): 7 Subject: Resolution of the Community Development Commission of the City of San Bernardino to Approve and Authorize the Transmittal of the Preliminary Report, Dealing with the Uptown Redevelopment Project Area, to Each Affected Taxing Entity and Forward the Draft Redevelopment Plan, Dealing with the Uptown Redevelopment Project Area, to the Planning Commission of the City of San Bernardino for Their Report and Recommendation for the Merged, Amended, and Restated Redevelopment Plan for the Proposed San Bernardino Merged Redevelopment Project Area B and Added Areas. Financial Impact: None at this time; contracts were previously approved for RSG and RBF for all consultant costs associated with Merged Area B, as part of the approved Agency FY 2011 —2012 Budget. Motion: Adopt resolution. Synopsis of Previous Council Action: On April 22, 2010, Redevelopment Committee Members Johnson, Marquez and Brinker unanimously recommended that the Mayor and Common Council and the Community Development Commission consider the approval of Professional Services Agreements by and between the Agency and the Rosenow Spevacek Group, Inc. and RBF Consulting, to provide Consultant Services in connection with the preparation of Redevelopment Plan and Environmental documentation for the proposed Area B West Project Areas Merger and Plan Amendments (State College, Central City West, Northwest, Uptown, Mt. Vernon Corridor and 40`" Street Redevelopment Project Areas) On June 7, 2010, the Community Development Commission of the City of San Bernardino approved and authorized the Interim Executive Director of the Redevelopment Agency of the City of San Bernardino ("Agency") to execute a Professional Services Agreements by and between the Agency and the Rosenow Spevacek Group, Inc., and RBF Consulting, to provide Consultant Services in connection with merging and amending certain redevelopment project areas and environmental document preparation for the proposed Area B West Project Areas Merger and Plan Amendments (State College, Central City West, Northwest, Uptown, Mt. Vernon Corridor and 40`h Street Redevelopment Project Areas). CDC/2010-29, CDC/2010-30. On July 8, 2010, Redevelopment Committee Members Johnson, Marquez and Brinker unanimously recommended that the Mayor and Common Council consider the designation of the Updated: 11/17/2011 by Linda Sutherland D -Packet Pg. 800 1383 San Bernardino Redevelopment Survey Area for redevelopment project study purposes On August 16, 2010, the Mayor and Common Council of the City of San Bernardino designated the San Bernardino Redevelopment Survey Area for Project Study Purposes. MCC/2010-290 On September 9, 2010, Redevelopment Committee Members Johnson, Brinker and Marquez unanimously recommended that the Community Development Commission consider approval to amend the current Professional Services Agreement by and between the Agency and the Rosenow Spevacek Group for additional tasks related to the Merged Area B Merger and Amendment Project. On September 9, 2010, the Redevelopment Committee Members Johnson, Marquez and Brinker unanimously recommended that the Community Development Commission and the Mayor and Common Council approval of the proposed annexed areas to the Merged Area B Merger and Amendment Redevelopment Project Area. On November 1, 2010, of the Community Development Commission of the City of San Bernardino approved and authorized the Interim Executive Director of the Redevelopment Agency of the City of San Bernardino ("Agency") to execute Amendment No. 1 to the Agreement for Professional Services by and between the Agency and Rosenow Spevacek Group, Incorporated. CDC/2010-59 On November 1, 2010, Resolution of the Community Development Commission of the City of © San Bernardino approved the proposed annexed areas to the Merged Area B Merger and the Amended Redevelopment Project Area subject to further compliance with the California Redevelopment Law. CDC/2010-58 On November 1, 2010, Resolution of the Mayor and Common Council of the City of San Bernardino approved the proposed annexed areas to the Merged Area B Merger and the Amended Redevelopment Project Area subject to further compliance with the California Redevelopment Law. MCC/2010-366 On January 27, 2011, the Redevelopment Committee Members Johnson, Marquez and Brinker unanimously recommended that the Mayor and Common Council approve and adopt the Procedures for the Formation and Election of the Project Area Committee for the proposed Merger and Amendments to the State College, Central City West, Northwest, Uptown, Mount Vernon Corridor and 40`" Street Redevelopment Project Area Plans (Merged Area B) and Added Areas to Merged Area B. On February 22, 2011, Resolution of the Mayor and Common Council of the City of San Bernardino approved the Procedures for the Formation and Election for the Merged, Amended, and Restated Redevelopment Plan for the proposed San Bernardino Merged Redevelopment Project Area B including the Uptown Redevelopment Project Area(Uptown). MCC/2011-44 On April 21, 2011, the Redevelopment Committee Members Brinker, Johnson and Marquez unanimously recommended that the Mayor and Common Council confirm the election ® procedures and results of the Election of the Project Area Committee for the proposed Merged Updated: 11/17/2011 by Linda Sutherland D Packet Pg. 801 1383 and Amended and Restated Redevelopment Plan for the Proposed San Bernardino Merged Redevelopment Project Area B and Added Areas. On May 16, 2011, Resolution of the Mayor and Common Council of the City of San Bernardino confirmed the election procedures and results of the Election of the Project Area Committee for the proposed Merged and Amended and Restated Redevelopment Plan for the Proposed San Bernardino Merged Redevelopment Project Area B (State College, Central City West, Northwest,Uptown,Mount Vernon Corridor,40`h Street) and Added Areas. MCC/2011-110 On October 20, 2011, the Redevelopment Committee Members Brinker, Johnson and Marquez unanimously recommended that the Community Development Commission of the City of San Bernardino to accept and release the Preliminary Report to each affected Taxing Entity and forward the Draft Redevelopment Plan to the Planning Commission of the City of San Bernardino for their Report and Recommendation for the Merged, Amended, and Restated Redevelopment Plan for the proposed San Bernardino Merged Redevelopment Project Area B (State College, Central City West, Northwest, Uptown, Mount Vernon Corridor, 40`h Street Redevelopment Project Areas) and Added Areas Background: This agenda item is related to the approval of the Preliminary Report and the Amended and Restated Redevelopment Plan for the Merger Area B but solely as such approval pertains to the Uptown Redevelopment Project Area to avoid potential conflicts of interest with Commission members. The information contained in this staff report is condensed from that as provided in E"^ the companion agenda item with respect to the other redevelopment project areas addressed in the previous agenda item. State College Redevelopment Project Area was adopted in 1970. Central City West Redevelopment Project Area was adopted in 1976. Northwest Redevelopment Project Area was adopted in 1982. Uptown Redevelopment Project Area was adopted 1986. Mt. Vernon Corridor Redevelopment Project Area was adopted in 1990. 40`h Street Redevelopment Project Area was adopted in 1990. Each of these project areas have different dates for project expiration, incurring debt, eminent domain, receiving tax increment and paying debt. Additionally, each project area has different limits on the amount of tax increment revenue that can be received and the amount of indebtedness that can be accumulated. Collectively, the above mentioned redevelopment project areas shall be referred to as the Existing Areas (the"Existing Areas"). As a result of the Existing Areas having been adopted during a 20-year time span, some project areas: (1) do not have sufficient tax increment to assist in financing projects; (2) are approaching the expiration point of the project area wherein that project area can no longer incur debt resulting in the Agency's inability to partner with developers that need Agency financial assistance; and (3) are approaching or have approached the cap on tax increment revenues that can be received to assist in needed projects. Merger of project areas is desirable if the merger results in substantial benefit to the public and if the merger contributes to the revitalization of blighted areas through increased economic vitality of those areas and through increased and improved housing opportunities in or near such areas. Merger of project areas allows the Agency the flexibility to direct redevelopment funds to the Updated: 11/17/2011 by Linda Sutherland D PacketPg. 802 1383 areas, projects and programs most in need. Sections 33485 - 33489 of the California Redevelopment Law (the"CRU) deal with the financial merger of project areas. Additionally, as part of the merger process, the Agency desires to include fourteen (14) non- contiguous areas (the "Added Areas"). Collectively, the Existing Areas and the Added Areas shall be referred to as Merged Area B (the"Merged Area B"). CURRENT ISSUE: Since August 2009, RSG has been working with the Agency in the preparation of the required documents necessary for the merger of Merged Area B. Those documents that RSG has been working on and for which the Agency has provided comments and guidance are the Preliminary Report and the Merged, Amended and Restated Redevelopment Plan (the "Merged Plan") for Merged Area B. On November 21, 2011, proposed actions were submitted to the Commission for consideration of the approval of the Preliminary Report and the Merged Plan for the Merged Area B to accommodate potential conflicts of interest with Commission members. ENVUZONMENTAL IMPACT: Pursuant to the California Environmental Quality Act (the "CEQA'), the Program EIR for Merged Area B shall identify the possible significant environmental effects of the development ... that may be proposed within the Project Areas. RBF is required to prepare a legally defensible Program EIR document which fully conforms to all the requirements of CEQA. The Program EIR will evaluate a number of development alternatives, including a "No Project" alternative. The "No Project" alternative - the option of no development or activity - is required to be analyzed and addressed under CEQA. These alternatives shall range from a minimal development/infill development concept to a probable maximum development concept of a mix of uses that could be achieved over the life of the Merged Area B. All alternatives shall be evaluated with the same level of detail. The tentative schedule for the Merger and Amendments and the Program EIR are as follows: • November/December 2011 - Preliminary Report approved and transmitted to taxing agencies • December 2011 - Redevelopment Plan transmitted to the Planning Commission • March 2012 -Planning Commission holds public hearing on the EIR • March 2012 - Report to Mayor and Common Council for adoption and setting public hearing date • May 2012 -Joint Public Hearing on the Redevelopment Plan, certifying the Final EIR • June 2012 -2 n reading of ordinance adopting Redevelopment Plan • July 2012 - Ordinance adopting Redevelopment Plan becomes effective There is no different or additional environmental impact from dealing with Uptown Redevelopment Project separately. Updated: 11/17/2011 by Linda Sutherland D Packet Pg. 803 1383 FISCAL IMPACT: None at this time; contracts were previously approved for RSG and RBF for all consultant costs associated with Merged Area B, as part of the approved Agency FY 2011 -2012 Budget. RECOMMENDATION: That the Community Development Commission adopt the attached Resolution for the Uptown Redevelopment Project Area. City Attorney Review: Supportinfl Documents: 11-21-11 Merger Area B -Prelim Report&Draft Plan_Uptown RPA-CDC Reso (DOCX) EXHIBIT A_DRAFT-Prelim Report SB B Merger.270ctober2011 (PDF) EXHIBIT A_DRAFT-Prelim Report SB B Merger-Appendices (PDF) EXHIBIT B_SB B Merger-Draft Amended& Restated Plan (PDF) C 0 Updated: 11/17/2011 by Linda Sutherland D Packet Pg. 804 I RESOLUTION NO.: a d 2 RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION OF 3 THE CITY OF SAN BERNARDINO TO: 1) APPROVE AND AUTHORIZE THE TRANSMISSION OF THE PRELIMINARY REPORT, INCLUDING 4 THOSE PORTIONS DEALING WITH THE UPTOWN REDEVELOPMENT o PROJECT AREA, TO EACH AFFECTED TAXING ENTITY; AND, 2) a` 5 FORWARD THE DRAFT REDEVELOPMENT PLAN, INCLUDING THOSE PORTIONS DEALING WITH THE UPTOWN REDEVELOPMENT d 6 PROJECT AREA, TO THE PLANNING COMMISSION OF THE CITY OF a 7 SAN BERNARDINO FOR ITS REPORT AND RECOMMENDATION FOR THE MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN 8 FOR THE PROPOSED SAN BERNARDINO MERGED REDEVELOPMENT d PROJECT AREA B AND ADDED AREAS. m 9 m N 10 WHEREAS, the City of San Bernardino, California(the "City"), is a municipal corporation ; M 11 and a charter city duly created and existing pursuant to the Constitution and the laws of the State of 0 12 California; and U 13 WHEREAS, the Community Development Commission of the City of San Bernardino (the o 14 "Commission') acts on behalf of the Redevelopment Agency of the City of San Bernardino (the 0. 15 "Agency"); and 3 0 S 16 WHEREAS, the Agency of is a community redevelopment agency duly created, established :3i c m 17 and authorized to transact business and exercise its powers, all under and pursuant to the California a 0 18 Community Redevelopment Law (the "Law"), codified under Division 24, Part 1 of the California o �e 19 Health and Safety Code Section 33000; and c 0. 20 WHEREAS, the merger of project areas are desirable as a matter of public policy if they W E 21 result in substantial benefit to the public and if they contribute to the revitalization of blighted areas a 22 through increased economic vitality of those areas and through increased and improved housing m d 23 opportunities in or near such areas; and ¢` d 24 WHEREAS, the Law, Sections 33450 through and including 33458, deals with amending 25 redevelopment project area plans; and 26 WHEREAS,the Law, Sections 33485 through and including 33489, deals with the merger of ' 27 project areas; and E t yr 28 m Y a 1 C:\Aocummb and sehingsbchigw ma\bcil sMings\tmry\mi�utevsgVSnbemardinociryce@ smbvnerdinociryrca.igm2.com\work\ntmcMmts\1601.docx Packet Pg. 805 1 WHEREAS, the Agency is interested in merging and amending the State College (adopted Q v 2 in April 1970), Central City West (adopted in February 1976), Northwest (adopted in July 1982), L d 3 Uptown (adopted in June 1986), Mount Vernon Corridor (adopted in June 1990) and, 40'h Street ; 4 (adopted in July 1990) Redevelopment Project Areas, collectively these redevelopment projects c L a. 5 areas are referred to as the Existing Project Areas(the"Existing Project Areas"); for the purposes of d v 6 adding 629.2 acres of property adjacent to the Existing Project Areas ("Added Area"), merging the 0 7 Project Areas, and amending certain time and financial limitations; and 8 WHEREAS, the Existing Project Areas and Added Areas collectively are referred to as L m 9 Merged Area B (the"Merged Area B"); and y 10 WHEREAS, each of the Existing Project Areas in Merged Area B either currently have or M r 11 previously had different dates for project area expiration, incurring debt, eminent domain, receiving 0 N 12 tax increment and paying debt; and U 13 WHEREAS, each of the Existing Project Areas in Merged Area B has different limits on the °y 14 amount of tax increment that can be received and debt that can be accumulated; and � c 15 WHEREAS, some project areas in Merged Area B: 1) do not have sufficient tax increment o CL 16 revenue to assist in financing projects; 2) can no longer incur debt resulting in the Agency's 17 inability to partner with developers that need Agency financial assistance; and 3) are approaching or a w R L 18 have approached the cap on tax increment revenues that can be received to assist in needed projects; m 19 and o d 20 WHEREAS, on October 20, 2011, the Redevelopment Committee of the City of San o_ E 21 Bernardino (the "Redevelopment Committee") recommended to the Commission: 1) approval of a. 22 the Preliminary Report for the Amended and Restated Redevelopment Plan for Merged Area B and m m L 23 authorize its transmission to affected taxing agencies; and 2) referring the Draft Redevelopment a d rn 24 Plan for Merged Area B to the Planning Commission of the City of San Bernardino; and 25 WHEREAS, the Commission has pursuant to a companion action item and Resolution duly N 26 approved on this date the Preliminary Report and the Draft Redevelopment Plan for Merged Area B, 27 except for those portions thereof applicable to the Uptown Redevelopment Project Area, and m E 28 authorized the transmittal of said Report to the affect taxiing agencies, and it is now necessary for A a 2 C:way,U�9n gsb Maui Packet Pg. 806 A 1 the Commission to take a subsequent action related solely to the Uptown Redevelopment Project v a 2 Area as set forth in this Resolution. o L d 3 NOW, THEREFORE, THE COMMUNITY DEVELOPMENT COMMISSION OF U 4 THE CITY OF SAN BERNARDINO DOES HEREBY RESOLVE, DETERMINE AND ORDER, c 0L 5 AS FOLLOWS: d 6 Section 1. The Commission hereby approves the Preliminary Report (the "Report"), 0 7 including those portions dealing with the Uptown Redevelopment Project Area,to the Amended and S m 8 Restated Redevelopment Plan for the Merged Area B (the "Plan") and hereby authorizes the Interim m 9 Executive Director of the Agency to transmit the Report to each affected taxing entity. 10 Section 2. The Commission hereby refers the Plan, including those portions dealing with Go M 11 the Uptown Redevelopment Project Area, to the Planning Commission of the City of San o 0 12 Bernardino for its report and recommendation on the Plan. U 13 Section 3. This Resolution shall take effect from and after its date of adoption by this a 14 Commission. 0: c 15 /// o CL 0 16 c A 17 0 w R L 18 O 19 0 C 20 m E 21 a 22 m d 23 a L d 24 d 25 N 26 27 E 28 a 3 C:\docusneuts Packet Pg. 807 9.H.a 1 RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION OF a THE CITY OF SAN BERNARDINO TO: 1) APPROVE AND AUTHORIZE 2 THE TRANSMISSION OF THE PRELIMINARY REPORT, INCLUDING rn 3 THOSE PORTIONS DEALING WITH THE UPTOWN REDEVELOPMENT PROJECT AREA, TO EACH AFFECTED TAXING ENTITY; AND, 2) 4 FORWARD THE DRAFT REDEVELOPMENT PLAN, INCLUDING THOSE PORTIONS DEALING WITH THE UPTOWN REDEVELOPMENT a 5 PROJECT AREA, TO THE PLANNING COMMISSION OF THE CITY OF SAN BERNARDINO FOR THEIR REPORT AND RECOMMENDATION a 6 FOR THE MERGED, AMENDED, AND RESTATED REDEVELOPMENT W PLAN FOR THE PROPOSED SAN BERNARDINO MERGED 0 5 7 REDEVELOPMENT PROJECT AREA B AND ADDED AREAS. 8 C I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Community m 9 Development Commission of the City of San Bernardino at a meeting rn 10 thereof,held on the day of , 2011,by the following vote to wit: 11 Commission Members: Ayes Nays Abstain Absent °w 12 MARQUEZ L) ° 13 JENKINS a IL 14 BRINKER r 15 SHORETT o D 16 KELLEY r 17 JOHNSON a w R L 18 MC CAMMACK ° a 19 0 CL m 20 Secretary 21 L a 22 The foregoing Resolution is hereby approved this day of 12011. m m m 23 a L d rn 24 Patrick J. Morris,Chairperson a` Community Development Commission 25 of the City of San Bernardino N 26 Approved as to Form: 27 d s 28 By: a 4 c:�N �-=p\ocwgw mNaceleenin66\temp\minotetregkenbemerdinocityce@ senbemeNinocirycaigm2.com\workenechmmn\1601.drcx Packet Pg. 808 i 9.H.a R 1 Agency Counsel v 2 ar L m 3 U 4 .a L a 5 > w a 6 0 c 7 L R F 8 d m 9 10 M 11 0 N d 12 m U O 13 c) a 14 w c 15 0 a 7 16 c� IL R 17 R L 18 19 0 d 20 E E 21 a 22 m R m L 23 a L v m 24 u 25 N 26 27 m E r 28 R a 5 CM*cmv mds inpsochigvi mmweat:eningsvemp\mWmcvag4e ma inmityeagsmbm� itr .iamz.com�work��n mts\Iwi.dmx Packet Pg. 809 g.H.a m 1 EXHIBIT "A" a d 2 PRELIMINARY PREPORT FOR THE 3 PROPOSED SAN BERNARDINO MERGED REDEVELOPMENT PROJECT AREA B 4 (STATE COLLEGE, CENTRAL CITY WEST,NORTHWEST, UPTOWN,MOUNT 0 VERNON CORRIDOR,40TH STREET REDEVELOPMENT PROJECT AREAS) a 5 AND ADDED AREAS v v 6 0 c_ 7 R F- 8 m c 9 R 10 0 M 11 0 N d 12 U O 13 a 14 c 3 15 0. D 16 c� R a 17 w m 18 ° 19 0 m 20 E 21 a` 22 m m 23 ¢ d rn 24 25 N 26 27 E r 28 R 6 0: ocwmnrnwandseningsbchquima\bcalsettings\temp\minutmuq nbemardinwityw@aar mardinocitycn.igm2.com\work\anwc ents\]Wl.docx PacketPg:.810 9.H.a m 1 EXHIBIT `B" ¢` a 2 DRAFT MERGED,AMENDED AND RESTATED REDEVELOPMENT PLAN rn 3 FOR THE PROPOSED SAN BERNARDINO MERGED REDEVELOPMENT PROJECT AREA B 4 (STATE COLLEGE, CENTRAL CITY WEST, NORTHWEST,UPTOWN,MOUNT VERNON CORRIDOR, 401H STREET REDEVELOPMENT PROJECT AREAS) a 5 AND ADDED AREAS v 6 0 c 7 To R c 8 d m 9 c m m 10 0 M r 11 � N d 12 U ° 13 y o. 14 c 3 15 0 c. D 16 c� w 17 a x m 18 ° m 19 °o. d 20 m E 21 a 22 m R d 23 a d rn 24 25 N 26 27 d E s 28 a 7 cwooumenu end seningsbchigoi_msUocal smines\teW ninutcmq\mwwe.nnmin it a @snnhesnnmin it o.iqm.eom\woet\nnnennsenW\iwi.do x Packet Pg. 811 l m d L Q a m m L v U d .O L CL m a m m O c 'v m `m m c R N c� PRELIMINARY REPORT M San Bernardino Merged Area B pSGMerger & Amendments 0 n N Also Serving as: REPORT TO STATE DEPARTMENTS (Pursuant to Health and Safety Code Section m 33451 .5) vn 0 a October 27, 2011 E L a w x 0 a _m x x w C U E s U R ROSENOW SPEVACEK GROUP INC. a Packet Pg. 812 m R m L Q m rn L Cd G U CD _ .O L a i m a m a: 0 c 'v L C L d m C This page intentionally left blank M M r r r O N L d a 0 U 0 n N d L d m m U) t: O CL w w E L a LL LL Q Q F m x w zi c d E t U A a Packet Pg.813 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report TABLE OF CONTENTS m INTRODUCTION..................................................................................................................................................1 a Overview..........................................................................................................................................................1 ro Amendmentto Add Territory........................................................................................................................1 LM Amendment to Increase the Tax Increment& Bonded Debt Limitation.......................................................1 Y Amendment to Extend the Effectiveness and Term to Receive Tax Increment by 10 Years......................2 0 Amendment to Extend/Re-Instate Eminent Domain....................................................................................3 Q. Amendment to Add Public Improvement Projects to Merged Plan..............................................................3 '00 m ProjectArea Merger.....................................................................................................................................3 0 Preliminary Report Contents........................................................................................................................4 .9 Preliminary Report(CRL Sections 33344.5 and 33333.11).........................................................................4 Report To The State Departments (CRL Section 33451.5).........................................................................5 m c Merger And Amendment Process....................................................................................................................5 in Background......................................................................................................................................................5 AboutThe City..............................................................................................................................................5 AboutThe Agency........................................................................................................................................7 0 MergedArea B.............................................................................................................................................7 a ExistingProject Areas..................................................................................................................................7 0 AddedAreas.................................................................................................................................................9 N City and Agency Financial capacity.......................................................................................................... 15 SECTION A: DESCRIPTION OF BLIGHT....................................................................................................... 17 m Overview....................................................................................................................................................... 17 m m MergedArea B Demographics...................................................................................................................... 17 rn t Population, Households, and Household Median Income........................................................................ 17 0 Poverty Levels and Unemployment Rates................................................................................................ 19 W E Education ..................................................................................................................................................20 Q. Definitionof Blight......................................................................................................................................... 22 I-i LL Urbanization.................................................................................................................................................. 23 0 Physical Blight and Economic Blight............................................................................................................. 28 Qi Blight Study Approach and Methodology......................................................................................................29 ~ m_ Other Physical and Economic Research .................................................................................................. 30 = x W Merged Area B physical and economic blight Conditions............................................................................. 30 C Physical Blight in Merged Area B.............................................................................................................. 42 d E L Economic Blight in Merged Area B ......................................................................................................... 148 Y Summary of Merged Area B Blighting Conditions................................................................................... 192 Packet Pg. 814 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report 193 Conclusion................................................................................................................................................... m SECTION B: PROJECTS AND PROGRAMS TO ELIMINATE BLIGHT....................................................... 196 d a Overview..................................................................................................................................................... 196 � d Projectsand Programs................................................................................................................................ 197 Economic Development and Infill Development......................................................................................... 197 Public Facilities and Infrastructure.............................................................................................................. 197 v 0 Brownfields Revitalization........................................................................................................................... 198 a` PublicTransit .............................................................................................................................................. 198 AffordableHousing...................................................................................................................................... 198 z 0 ProgramBlight Elimination.......................................................................................................................... 198 S Necessity of Merger and Amendments and Project Completion................................................................ 199 SECTION C: PRELIMINARY ASSESSMENT OF THE PROPOSED METHOD OF FINANCING...............201 m c Overview..................................................................................................................................................... 201 m Proposed Method Of Continuing To Finance Redevelopment................................................................... 201 Property Tax Increment Revenue...............................................................................................................202 BondedDebt...............................................................................................................................................202 0 Lease or Sale of Agency-owned Pro ert 202 N Participation in Development...................................................................................................................... 203 $ U Financial Assistance from the City, County, State, and/or Federal Government....................................... 203 0 N OtherAvailable Sources ............................................................................................................................. 203 d rn Mergerand Amendments............................................................................................................................ 204 Merged Area B Time and Financial Limits.................................................................................................. 204 m m ExistingProject Areas.............................................................................................................................204 m r AddedAreas............................................................................................................................................205 0 CL m Tax increment revenue projections......................................................................................................... 206 m E MergedArea B Merger................................................................................................................................ 209 IL Proposed Cumulative Tax Increment Limit................................................................................................. 211 I.L U. Proposed Cumulative Bonded Indebtedness Limit.....................................................................................212 4 Ten Year Extensions for the state college Project Area............................................................................. 213 Qi Reasons for the Provision of Tax Increment and Why Private Enterprise or Governmental Action Cannot Reasonably Alleviate Blight................................................... 214 m x Why Tax Increment Is Necessary To Address Blight In Merged Area B.................................................... 214 w Why City Funding Sources Are Inadequate To Address Blight..................................................................215 Why Other Governmental Sources Are Inadequate To Eliminate Blight....................................................215 E U Why Private Enterprise Alone Cannot Eliminate Blight..............................................................................216 a ii Packet Pg. 815 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report SECTION D: ADDENDUM TO THE AGENCY'S IMPLEMENTATION PLAN..............................................218 m Overview..................................................................................................................................................... 218 m Q SECTIONE: NEIGHBORHOOD IMPACT....................................................................................................219 v d Overview.....................................................................................................................................................219 Impact on Residents in Merged Area B and Surrounding Area..................................................................219 Relocation...................................................................................................................................................219 d 0 EnvironmentalQuality.................................................................................................................................220 a TrafficCirculation ........................................................................................................................................ 220 m Community Facilities and Services.............................................................................................................221 0 0 School Population and Quality of Education............................................................................................... 225 PropertyAssessments and Taxes..............................................................................................................226 Relocation of Low-and Moderate-Income Housing.................................................................................... 226 m c Affordable Housing Units to be Destroyed or Removed......................................._................................227 in Projected Displacement of Low-and Moderate-Income Persons and Families.....................................227 m M Number and Location of Replacement Housing..................................................................................... 227 Number and Location of Low-and Moderate- Income Housing Planned Other than Replacement Housing................................................................. 227 0 Financing Method for Proposed Low-and Moderate- 0 Income Dwelling Units Planned for Construction or Rehabilitation ........................................................228 Timetable for Provision of Relocation, Rehabilitation, Replacement and Inclusionary Housing............228 0 Other Matters Affecting the Physical and Social Quality of the Environment......................................... 228 rn SECTION F: DESCRIPTION OF MERGED AREA B BONDS.....................................................................229 m Overview.....................................................................................................................................................229 m m 2002 Series A Tax Allocation Bonds........................................................................................................... 229 rn t 2002 Series A Tax Allocation Refunding Bonds.........................................................................................231 m 2005 Series A tax allocation revenue Refunding Bonds............................................................................. 232 m E 2005 Series B Tax allocation revenue Refunding Bonds...........................................................................233 CL 2010 Series A Tax Allocation Bonds........................................................................................................... 234 LL 2010 Series B Tax Allocation Bonds...........................................................................................................235 2006 Housing Set Aside Tax Allocation Bonds .......................................................................................... 236 Qi APPENDIX-LIST OF APPENDICES............................................................................................................237 ~ m 1 - Photographs of Physical and Economic Blighting Conditions............................................................... 237 X W 2-Complete List of Code Violation Classifications.................................................................................... 330 c 3-Pro Forma Sources and Assumptions................................................................................................... 332 E L 4-Tax Increment Revenues....................................................................................................................... 334 m 5-Addendum to Implementation Plan........................................................................................................ 362 iii Packet Pg. 816 9.H.b Introduction INTRODUCTION a OVERVIEW d In accordance with the California Community Redevelopment Law ("CRL") (Health and Safety Code Section 33000 at seq.), the Redevelopment Agency of the City of San Bernardino ("Agency") is proposing various redevelopment plan amendments and the merger of six of the Agency's redevelopment project areas. The a six redevelopment project areas under consideration include the State College, Central City West, Northwest, ° Uptown, Mt. Vernon Corridor, and the 40" Street redevelopment project areas ("Existing Project Areas"). The a Agency is also proposing to add approximately 629.2 acres' in 14 non-contagious sub-areas to the Existing '40 Project Areas ("Added Areas"). The Existing Project Areas and Added Areas are collectively referred to as "Merged Area B" and individually referred to as "Existing Project Areas" and "Added Area." Table i-1 0 summarizes the proposed merger and redevelopment plan amendments ("Merger and Amendments") under E consideration by the Agency and the Mayor and Common Council of the City of San Bernardino ("Mayor and Common Council"). As part of the Merger and Amendments, the Agency is proposing to adopt a single E Merged,Amended, and Restated Redevelopment Plan for Merged Area B ("Merged Plan"). Op c R ergera Table 1-1 m San Bernardino Merged Area B M C0 Plan n r Tax Increment Effectiveness &Bonded /Tax Merge Single-Merged, Indebtedness Increment Eminent Add Capital Project Amended& N PROJECT AREA Cap Collection Domain Territory Projects Areas Restated Plan State College G Central City West U Northwest N Uptown d Mt.Vernon Corridor 40th Street Added Area m N AMENDMENT TO ADD TERRITORY O The CRL allows redevelopment agencies to amend existing redevelopment project areas to add additional d territory. The Agency is proposing to add several non-contiguous areas adjacent to the Existing Project Areas in order to utilize the tools of redevelopment to eliminate blighting conditions in these areas. Maps of the E Added Areas are included in this Preliminary Report as Exhibits i-2 through i-5. The CRL requires that the a Agency undertake the same process to adopt a redevelopment plan for a new project area when an LL amendment to add territory is pursued. < 0 AMENDMENT TO INCREASE THE TAX INCREMENT & BONDED DEBT LIMITATION QI Section 33354.6(a) of the GIRL sets forth that when a redevelopment agency proposes a redevelopment plan F amendment to increase the limitation on the number of dollars to be allocated to the project area, or the amount of bonded debt that can be outstanding at any one time, the agency shall follow the same procedure, X and the legislative body is subject to the same restrictions, as when adopting a new redevelopment plan. w c m E s U 'The acreage quoted here is approximately 2 acres greater than the acreage outlined in the Added Area Boundary Descriptions as the Q latter uses approximations for each Added Area. 1 Packet Pg. 817 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Furthermore, CRL Section 33354.6(b) specifies that when an agency proposes such amendments, it shall describe and identify the following in the amendment documents: the remaining blight within the project area; m the portions, if any, that are no longer blighted; the projects that are required to be completed to eradicate the remaining blight; and the relationship between the costs of those projects and the amount of increase in the limitation on the number of dollars to be allocated to the agency. 'The ordinance adopting such an 10 amendment must contain findings that both (1) significant blight remains within the project area and (2) the o blight cannot be eliminated without the establishment of additional debt and the increase in the limitation on the number of dollars to be allocated to the redevelopment agency." The Agency is proposing single cumulative limits for both the tax increment revenue limitation and the bonded v indebtedness limitation for Merged Area B. Table i-2 illustrates the proposed time, tax increment revenue and 0 bonded indebtedness limitations that will be included in the Merged Plan if adopted by the Mayor and a Common Council at a public hearing, assuming a plan effectiveness date of July 17, 2012. m v m Proposed Merged Area B Time&Financial Limitations 182 Table 1.2 0 San Bernardino Merged Area B L Proposed Last Date to Proposed Limit on td G Effectiveness of Bonded Debt Last Date to Incur Eminent Domain Receive Tax Receiving Tax Project Area Plan Limit Debt' Authority Increment Increment m G Existing Protect Areas to) Stale College 4 April 27,2023 Eliminated July 17,2024 ApH127,2033 Central City West February 17,2019 Eliminated Expired February 17,2029 Go Northwest July 6,2025 Eliminated July 17,2024 July 6,2035 $2,800,000,000 Uptown June 18,2027 Eliminated July 17,2024 June 18,2037 ...- Mount Vernon Corridor June 25,2031 Eliminated July 17,2024 June 25,2041 40th Street August 10,2030 July 10,2020 July 17,2024 August 10,2045 N/A N Proposed Added Areas Added Area A July 17,2042 July 17,2032 July 17,2024 July 17,2057 0 Added Area B July 17,2042 July 17,2032 July 17,2024 July 17,2057 U O Added Area C July 17,2042 July 17,2032 July 17,2024 July 17,2057 1- $461,000,000 N Added Area D July 17,2042 July 17,2032 July 17,2024 July 17,2057 Added Area E July 17,2042 July 17,2032 July 17,2024 July 17,2057 L�31 Added Area F July 17,2042 July 17,2032 July 17,2024 July 17,2057 a) Added Area G July 17,2042 July 17,2032 July 17,2024 July 17,2057 Added Area H July 17,2042 July 17,2032 July 17,2024 July 17,2057 N/A m Added Area I July 17,2042 July 17,2032 July 17,2024 July 17,2057 N Added Area J July 17,2042 July 17,2032 July 17,2024 July 17,2057 Added Area K July 17,2042 July 17,2032 July 17,2024 July 17,2057 D Q Added Area L July 17,2042 July 17,2032 July 17,2024 July 17,2057 Of Added Area M July 17,2042 July 17,2032 July 17,2024 July 17,2057 E Atldetl Area I July 17,2042 1 1 July 17,2032 1 July 17,2024 1 July 17,2057 1 Limitsassumea JMY17,2012el/ectl .n date WlheW ed AmeBPlan. 2Limitations ereesiMiceted!preachmnstifuern Fr,/ Ama. d 3 Timelimits bimurdebfwm eflminatedpu awl033333e(e)(2)(B)k3M,theenactmento1 SB 211(Chapter741,S1atelesof2001)In2002. O Eflecfiverress of an fists aMtheWtdale tomceire texirrcreprentare Menaw LL pl proposed Bates, ursuaMN10. rextenson. Q S..Roed Summe Charts-San BemaNirro EDA W QI AMENDMENT To EXTEND THE EFFECTIVENESS AND TERM To RECEIVE TAX INCREMENT BY 10 YEARS H The Agency wishes to pursue the extension of the effectiveness of the State College Project Area, which will reach its effectiveness time limit in 2013. Once the effectiveness limit is reached, implementation activities x (except for inclusionary housing) within the State College Project Area must cease and funds can only be w spent on administering debt associated with the State College Project Area. Therefore, the Agency wishes to d pursue the 10-year amendment to extend the effectiveness and time period to receive tax increment for the E State College Project Area. This amendment will further the Agency's ability to financially support needed u redevelopment projects and programs in Merged Area B. Table i-2 depicts the proposed effectiveness and tax increment revenue time limitations in the State College Project Area. Q 2 Packet Pg. 818 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report r Pursuant to CRL Section 33333.10, the Mayor and Common Council must make findings that significant blight remains in the State College Project Area that cannot be eliminated without extending the effectiveness m of the redevelopment plan and the time limit to receive tax increment. The 10-year amendment would require the Agency to follow the same procedure required to adopt a new redevelopment project, and adhere to the Q additional requirements prescribed by the CRL to complete this particular type of amendment. Significant blight does not have to be prevalent throughout the Project Area, though tax increment may only be spent in o areas where blighting conditions are identified or where non-blighted parcels are deemed necessary and 0 essential. This requirement for spending tax increment generated in the project area in this restricted manner commences only after the original effectiveness limit has expired. v An important outcome of the 10-year amendment is the requirement that commencing the first fiscal year after the amendment is adopted, a total of 30 percent("%")(a 10% increase) of the tax increment revenue received a from the State College Project Area must be deposited into the Agency's Low and Moderate Income Housing m Fund ("Housing Fund"). The requirement limiting where funds may be spent after the 10-year amendment does not include expenditures from the Housing Fund. 0 S Additionally, the CRL contains a list of other requirements that must be met for the Agency to extend the S effectiveness and tax increment time limitations for the State College Project Area. The Mayor and Common c Council must not only make the required findings of blight noted above, but prior to the Mayor and Common Council 's consideration of the amendment ordinance, the Agency must adopt a resolution that makes the m following findings: rn • The community has an adopted housing element certified by the Department of Housing and Community Development; • The Agency has not been in major violation of the State Controller's annual reporting for the past three fiscal years; and c N • The Agency has written a request to and received a response from the State Department of Housing and Community Development stating that the Agency does not have an excess surplus in its Housing o Fund. L) O r AMENDMENT TO EXTEND/RE-INSTATE EMINENT DOMAIN N The Agency is proposing the extension or re-instatement of eminent domain authority in the State College, rn Northwest, Uptown, Mt. Vernon Corridor, and the 40th Street redevelopment project areas as part of the merger and amendment process. The CRL requires that the following findings be made in connection with m these amendments: m rn 1. Identify significant blight remaining in the subject Project Areas (CRL Section 33333.4(g)(2)(A)); and r 0 CL 2. Describe how this blight cannot be eliminated without the use of eminent domain (CRL Section 333314(g)(2) (B)). E The Agency also seeks to retain the power of eminent domain, pursuant to CRL requirements, in the Added Areas. a LL AMENDMENT TO ADD PUBLIC IMPROVEMENT PROJECTS TO MERGED PLAN Q Under Section 33354.6 of the CRL, the legislative body may amend a redevelopment plan to add significant of capital improvement projects as determined by the Agency. To add such capital improvement projects, an agency must follow the same procedures as if it were adopting a new redevelopment plan. The Agency is both amending the capital project lists for the individual Existing Project Areas into one merged list, as well as m adding new capital projects for Merged Area B. X W PROJECT AREA MERGER Section 33485 of the CRL states that "Mergers of project areas are desirable as a matter of public policy if E they result in substantial benefit to the public and if they contribute to the revitalization of blighted areas through the increased economic vitality of those areas and through increased and improved housing ° opportunities in or near such areas." Furthermore, Section 33486 of the CRL states that project areas may be a 3 Packet Pg. 819 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report merged, without regard to contiguity of the areas, by the amendment of each affected redevelopment plan as provided in Section 33450 of the CRL. Before adopting the ordinance amending each affected redevelopment m plan, the Mayor and Common Council must find, based on substantial evidence, that both of the following conditions exist: a 1. Significant blight remains within one of the project areas being merged. m m 2. This blight cannot be eliminated without merging the project areas and the receipt of property taxes. PRELIMINARY REPORT CONTENTS v 0 This Preliminary Report ("Report") serves two important functions in the redevelopment plan amendment process, and is accompanied by other key documents related to processing of the Merger and Amendments. a m PRELIMINARY REPORT (CRL SECTIONS 33344.5 AND 33333.11) -6 m The Agency is required to prepare a preliminary report pursuant to CRL Sections 33344.5 and 33333.11 to 0 inform affected taxing entities of the proposed Merger and Amendments. This document serves as this c Report and has been prepared by the Agency in accordance with these CRL Sections. CRL Section 33344.5 sets forth the requirements for this Report, while Section 33333.11 pertains to the 10-year extension of the F redevelopment plan effectiveness and tax increment collection dates for the State College Project Area, and m requires additional information be included in the Report. Additionally, Section 33333.11 requires the Agency c to send a copy of this Report to each affected taxing entity, the State of California Department of Finance, and cn the Department of Housing and Community Development no later than 120 days prior to holding a public M hearing on the Merger and Amendments. As required by the CRL, this Report includes the following sections Do and contents: Section A: A description of the remaining blight in Merged Area B. A map of Merged Area B that c identifies the portion, if any, that is no longer blighted, the portion that is blighted, and the N portion that contains necessary and essential parcels for the elimination of the remaining a blight. A determination whether Merged Area B is predominantly urbanized. ° v Section B: A description of the projects or programs proposed to eliminate the remaining blight and how 0 they will improve the conditions of blight. The reasons why the projects or programs cannot `m be completed without the Merger and Amendments. s `m Section C: The proposed method of financing these programs or projects. This description shall include the amount of tax increment revenue that is projected to be generated during the period of m the extension, including amounts projected to be deposited into the Housing Fund and y amounts to be paid to affected taxing entities. This description shall also include sources and c amounts of moneys other than tax increment revenues that are available to finance these 0 projects or programs. This description shall also include the reasons that the remaining blight W cannot reasonably be expected to be reversed or alleviated by private enterprise or £ governmental action, or both, without the use of the tax increment revenues available to the Agency because of the Merger and Amendments. a Section D: An amendment to the Agency's implementation plan that includes, but is not limited to, the a agency's housing responsibilities pursuant to Section 33490. However, the Agency shall not o be required to hold a separate public hearing on the implementation plan pursuant to Qi subdivision (d) of CRL Section 33490 in addition to the public hearing on the Merger and F Amendments. m Section E: A neighborhood impact report if required by subdivision (m)of CRL Section 33352. x w Section F: A description of each bond sold by the Agency to finance or refinance Agency activities in any of the Existing Project Areas six months before the date of adoption of the proposed Merger and Amendments, and listing for each bond the amount of remaining principal, the E annual payments, and the date that the bond will be paid in full. Q 4 Packet Pg. 820 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report REPORT TO THE STATE DEPARTMENTS (CRL SECTION 33451.5) This document serves as the Report to the State Department of Finance and the State Department of m Housing and Community Development pursuant to Section 33451.5(c) of the CRL and contains all required elements. a v MERGER AND AMENDMENT PROCESS m m This Report is one of several documents the CRL requires the Agency prepare during the amendment 2 process, and is intended to aid the general understanding of the Merger and Amendments. Over the next several months, the Mayor and Common Council, Agency Board, Planning Commission, affected taxing m agencies, Project Area Committee, and the community-at-large will have an opportunity to study and a comment on the Merger and Amendments. To facilitate this process, the Agency will send a copy of this Report to all potentially affected taxing entities. All affected taxing entities will be invited to consult with the 'd6 Agency regarding the Merger and Amendments, and the Agency will incorporate comments from these consultations into the Agency's Report to the Mayor and Common Council —a document written subsequent C to this Report pursuant to CLR Section 33352 and considered at a joint public hearing of the Agency Board S and Mayor and Common Council , along with the associated final environmental determination and the final m text of the proposed Merger and Amendments. All Merged Area B property owners, residents, business owners, and affected taxing entities will receive notice of this joint public hearing by mail and through the op publication of public notices in local newspapers. CRL Section 33451.5 further details the process that must be followed to change tax increment and bonded N indebtedness limits, time limits, and merge project areas. The process requires that a report be provided to the State Department of Finance and Department of Housing and Community Development identifying the date of the public hearing on the proposed amendment and the details of the proposed amendment itself. Due to the 10-year amendment, CRL Section 33333.11 requires the report be sent 120 days prior to the c public hearing instead of 45 days prior to the public hearing as required by CRL Section 33451.5. m a BACKGROUND 0 ABOUT THE CITY N The City of San Bernardino ("City') was incorporated as a Charter City in 1854 and is home to over 207,000 a residents. The City is located in the Inland Empire (Riverside and San Bernardino Counties), approximately `m 60 miles east of Los Angeles and 55 miles west of Palm Springs. The City encompasses approximately 37,120 acres and is the County Seat of San Bernardino County ("County"). Exhibit i-1 identifies the location m of the City. The City provides a full range of services including police and fire service; construction and v) maintenance of streets and other public infrastructure; community development; recreational activities; and c other community service activities. E n` F LL Q O QI H 0] 2 X W C d E t U t0 Q Packet Pg. 821 ouipjeuj98 ueS : £8£6) L LoUa4olooLZ'jaBjaw 8 8S tiodaa wilaJd-l.AVtla—`d 1181HX3 :luawyoelly � N 2 °D ai m a W w ° a W N ~ W mW y W a il s W m cc ¢ 1.1 w i I 11 Uc • Z t1m , I Z m � < t i Y 1 G. r / 111 c , Q W ',l Z It 't aw 0 0 (� w LU a m a O 0 0 Z E v I 0 Q K 2 ¢ 3 w z w W Z Z x z p 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report ABOUT THE AGENCY The Mayor and Common Council created the Agency in 1958 with the responsibility of initiating and managing m redevelopment projects and activities within the redevelopment project areas in the City. The Mayor and Common Council also established a Community Development Commission ("CDC"), composed of the Mayor a and Common Council, to act as the Board of Directors of the Agency. The City Economic Development o Agency("EDA") oversees redevelopment activities in the Agency's redevelopment project areas. The EDA is rn a "classified organization whose mission is to enhance the quality of life for the citizens of San Bernardino by creating jobs, eliminating physical and economic blight, supporting culture and the arts, and developing a balanced mix of quality housing, along with attracting and assisting businesses both independent and through v public-private partnerships."2 0 CL` MERGED AREA B Merged Area B is comprised of six of the Agency's existing redevelopment project areas (State College, v Central City West, Northwest, Uptown, Mt. Vernon Corridor, and the 401h Street redevelopment project areas) IX and the proposed Added Areas. Merged Area B is generally located west of the 1-215 Freeway and °c encompasses approximately 7,799.8 acres, its locations is depicted in Exhibits i-2 through i-5.3 The following narrative provides a detailed description of the Existing Project Areas and Added Areas that comprise Merged Area B. m m EXISTING PROJECT AREAS A State College ro Adopted on April 27, 1970, the State College Project Area spans 3,157.5 acres. The Project Area is located within the northwest sector of the city and consists of single and multi-family residential, open space, recreational, commercial and industrial uses. 0 The State College Project Area contains the 350-acre State College Business Park which is adjacent to the I- v 215 Freeway and University Parkway; making it an ideal place for distribution and manufacturing facilities. c The Business Park includes the Sun Publishing Co., C Fine-Pack, Prime-Line Products, Color Tile, and u Doane Pet Food Products. While several businesses exist in the park, vacant land is available for future 0 development. m The California State University of San Bernardino is located near the foothills of the State College Project Area, which is also benefitted by proximity to the Shandin Hills Golf Course, which creates an attractive a entrance into the City. m m Central City West rn r The Central City West Project Area was adopted on February 17, 1976 and encompasses 2.8 acres of retail a uses. Located at the northeast corner of Fifth Street and Mount Vernon Avenue, Central City West Project !r Area has long been recognized as the gateway to the upper Mt. Vernon Avenue retail and commercial area. E The Central City West Project Area consists of a retail center which is easily identified by its early Spanish m motifs and architectural styling, entailing open space, tiled roofs and concrete plaza areas. Central City West a LL Project Area is within walking distance to cultural amenities and specialty food restaurants. 4 Northwest of The Northwest Project Area was adopted on July 6, 1982 and contains 1,502.5 acres. Located in the F northwest quadrant of the City, the Northwest Project Area is divided into 940-acre Sub-area A and 560-acre m Sub-area B. _ X w c v E s U R 'San Bernardino Economic Development Agency,"Economic Development Agency",http://www.sbrda.org/ Q a Acreage may vary from acreage(inclusive of public right-0f-way)reported on the EDA website. 7 Packet Pg. 823 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Sub-area A is southwest of Cajon Boulevard, north of Seventh Street and west of the 1-215 Freeway. The area focuses mainly on the commercial corridors along portions of Highland Avenue, Baseline, Medical m Center Drive, and Mt. Vernon Avenue. San Bernardino Community Hospital and the Westside Shopping Center are major employers in the Sub-area A. Sub-area B is located north of the Devil Creek Diversion Channel, south of the 1-215 Freeway, southeasterly of Palm Avenue, and fronting on both sides of Cajon Boulevard. The area is designated for industrial uses, with vacant land available for development. The industrial area is connected to the State College Business 2 Park industrial area via a bridge that allows better access to the 1-15 and 1-215 Freeway interchange. U Uptown m o Adopted on June 16, 1986, the Uptown Project Area encompasses 452.2 acres and is divided into two areas: a. Sub-area A and Sub-area B. d v Sub-area A consists of 348 acres and encompasses the business corridors of "E" Street, Baseline, and Highland Avenue,which includes much of the City's service and retail operations. °c Sub-area B is 84 acres and is bounded by Mt. Vernon Avenue, King Street, Rialto Avenue, and the 1-215 ° Freeway. The Project Area is also adjacent to the Metrolink Commuter Station and Amtrak Train Depot. F m Because of its location and variety of available space, the Uptown project is ideal for professional and m specialized services. A majority of the City's small to mid-sized medical clinics, dental offices, laboratories, and related services are either in or adjacent to the Uptown Project Area. N Mt. Vernon Corridor M The Mt. Vernon Corridor Project Area was adopted June 25, 1990 and contains 1,956.5 acres. The Mt. Vernon Corridor Project Area comprises portions of the City that once represented the city's cultural history. The Project Area consists of Sub-area A, Sub-area B, and Sub-area C. N v Sub-area A incorporates commercial uses along its main thoroughfares, Mt. Vernon Avenue and Foothill o Boulevard. The northwest portion of the Mt. Vernon Corridor Project Area is public flood control land. 0 Sub-area B is generally located south of Rialto Avenue, west of the 1-215 Freeway, north of Inland Center N Drive, and east of"J" Street. This sub-area is a combination of commercial, industrial, residential, and public m land uses. ° m Sub-area C consists of flood control land adjacent to and west of the 1-215 Freeway and northwesterly of m Orange Show Road/Auto Plaza Drive. m v1 40'Street o The 40th Street Project Area was adopted July 10, 2000 and contains 99.2 acres. The plan is comprised of d two non-contiguous areas known as Sub-area 1 and Sub-area 2. m E Sub-area 1 is the larger of the two sub-areas and is generally bordered by 44th Street to the north, Sepulveda '-2 and Waterman Avenues to the east, Ralston Avenue and Sonora Street to the south, and Electric and a Mountain Avenues to the west. The local neighborhood is served by a mix of retail and commercial uses. LL Residential uses are primarily north and south of 401h Street, and east of Sierra Way. < Sub-area 2 consists of multi-unit residential and vacant land just east of Sierra Way and along Waterman 0i Avenue. Q m_ x X w c d E L U Q 8 PacketPg. 824 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report ADDED AREAS The Added Areas are comprised of 14 non-contiguous areas, encompassing approximately 629.2 acreas, that m are adjacent to the Existing Project Areas." General descriptions of the boundaries of the Added Areas are provided below. a Added Area A is 8.0 acres and generally bounded by Kendall Drive to the south, 44th Street to the north, 4th m tM Avenue to the east, and Orange Drive to the west. Added Area A abuts 4th Avenue and is adjacent to properties that abut the other bounding streets. Added Area 8 is 9.3 acres and generally bounded by 40th Street to the south, San Bernardino County territory to the north and west, and Electric Avenue to the east. o L Added Area C is 43.8 acres and generally bounded by 30" Street to the south, 36th Street to the north, a Stoddard Avenue to the east, and Acacia Avenue to the west. 'd6 Added Area D is 22.4 acres and generally bounded by Mirada Road to the south, State Highway 30 to the tr north, Garner Avenue to the east, and Little Mountain Drive to the west. The westernmost parcels of the area °c are adjacent to properties that abut Little Mountain Drive. o `m Added Area E is 192.0 acres and generally bounded by Highland Avenue to the south, Cajon Boulevard to the northeast, Medical Center Drive to the east, and California Street to the west. The northern portion of the m area abuts California Street and is adjacent to properties that abut Cajon Blvd. The southern portion of the cc area abuts Medical Center Drive and is adjacent to properties that abut Highland Avenue. State Highway 30 h cuts across the area from the southwest to the northeast. m Added Area F is 38.9 acres and generally bounded by Goodlett Street to the south, Highland Avenue to the north, Herrington Avenue to the east, and Medical Center Drive to the west. The area abuts Goodlett Street, Herrington Avenue, and Medical Center Drive and is adjacent to properties that abut the Highland Avenue. o N Added Area G is 52.6 acres and generally bounded by Interstate 215 to the southwest, Highland Avenue to the north, I Street to the east, and Muscupiabe Drive to the west. o U Added Area H is 24.7 acres and generally bounded by both Campus Way and 21s' Street to the south, 0 Highland Avenue to the north, E Street to the east, and State Highway 259 to the west. The western portion r`i of the area abuts Campus Way and is adjacent to properties that abut State highway 259 and Highland Avenue. The eastern portion of the area abuts 2181 Street, is adjacent to properties that abut Highland v Avenue, and is 2 properties away from E street. m Added Area I is 104.4 acres and generally bounded by Baseline Street to the south, 19th Street to the north, m Interstate 215 to the northeast, Massachusetts Avenue and the Inland Valley Development Agency's to 1 Redevelopment Project Area to the east, and Mt. Vernon Avenue to the west. The area abuts Massachusetts a Avenue and 19'h Street and is adjacent to properties that abut the other bounding streets. a) Added Area J is 9.1 acres and generally bounded by Foothill Boulevard to the south, Spruce Street to the E north, Dallas Avenue to the east, and Pepper Avenue to the west. The area is adjacent to properties that abut these bounding streets. a UL Added Area K is 49.9 acres and generally bounded by 51h Street to the south, 7'h Street to the north, Cabrera a Avenue to the east, and Garcia Street to the west. The area generally abuts all the bounding streets. 0 Added Area L is 20.4 acres and generally bounded by 9th Street to the south, 10th Street to the north, al Mountain View Avenue to the east, and D Street to the west. The area abuts all bounding streets except D F= m Street and is adjacent to properties that abut D Street. _ X W c d E r U R © °The acreage quoted here is approximately 2 acres greater than the acreage outlined in the Added Area Boundary Descriptions as the Q latter uses approximations for each Added Area. 9 PacketPg. 825 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Added Area M is 11.2 acres and generally bounded by Mill Street to the south, Poplar Street to the north, Eureka Avenue to the east, and Mt. Vernon Avenue to the west. The area abuts Mill and Poplar Streets and m Eureka Avenue and is adjacent to properties that abut the Mt. Vernon Avenue. Added Area N is 42.5 acres and generally bounded by 23rtl Street to the south, 28`" Street to the north, a Davidson Avenue to the east, and Miramonte Drive to the west. The area generally abuts all the bounding d streets. m V U N O IL i v w x O c v R C d rD C W U1 M M r r r O N d 0 O U 0 r N a) d d m m 0 O O K >_ L IL F LL a 0 m x x w c m E m U R 10 Packet Pg 826 ._..°n4D of ..•� � nu1�7�� P �[1fi1fii11�1u[ le 1 1,111111'lIII�I� rj1- ''��= ' -mmm q�ugM�1�Y� .11 jr ����in �i1mn1 •�,'�L[ ��-'! 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Rol r , 4® IFIIk�R� �� .�■uF� ' ! 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report CITY AND AGENCY FINANCIAL CAPACITY The City lacks the financial capacity to undertake needed redevelopment projects and programs to eliminate m blight, including capital projects. The City has not been immune to the economic and real estate woes of the region, and is currently experiencing economic hardship that requires borrowing from the Agency to cover a expenses that cannot be paid from the City's General Fund. The EDA oversees the use of tax increment a revenue generated from the Agency's redevelopment project areas. In 2009, the Mayor and Common rn Council elected to borrow $1.3 million from the EDA to offset the fiscal year 2009-10 General Fund deficit. The City was supposed to have re-paid this loan during fiscal year 2010-11. However, the projected deficit for fiscal year 2011-12 has grown significantly and the City has chosen to defer re-payment of this loan. v Additionally, according to the Budget Message prepared by the City Manager for the last adopted budget in o June 2010, the City experienced a $24 million budget shortfall in fiscal year 2010-11 alone, with a cumulative a` five-year deficit estimated at$188 million.5 The Director of the EDA, Emil Marzullo has stated that "We have > a systematic problem in the City that has been going on for more than a decade. We have to have a way for -0 the City to pay its own cost without borrowing from the Agency."a Historically, the Agency covers more than tY $5.0 million annually in General Fund costs. 0 The General Fund shortfall is due to many factors including the downturned economy. The City experienced a 9% decrease in city-wide assessed valuation between FY 2008-09 and 2009-10, and a further decrease of E 7% between FY 2009-10 and 2010-11. This significant drop in assessed valuation has strained the City's to capacity to fund projects, relying on the General Fund, as property tax revenues have decreased significantly c (10% between fiscal years 2008-09 and 2009-10 alone). In fact, in fiscal year 2011-12, the Agency will in provide $6.5 million in funding to the General Fund for City services and/or expenditures, forgiving City rent for the Agency-owned public buildings and the payment of certain services provided to the Agency by the City pursuant to the Master Services Agreement. More specifically, the City has experienced significant losses between 2008-09 and 2009-10 in the following b types of revenues that fund needed City services: N • Property Taxes- 10%decline o U • Sales Tax—5%decline O n • Utility User Tax—7%decline m rn • Franchise Tax—10%decline • Transient Occupancy Tax—27%decline n to m t= 0 0. m E a` UL LL Q tY t) al m_ x X w c d E .c U R /•- 'City Manager's Budget Message,City of San Bernardino Fiscal Year 2010-11 Adopted Budget,June 11,2010. Q ` 6 Chris Richard,"Financial subsidies spell trouble in San Bernardino's government", The Press Enterprise,August 24,2009. 15 PacketPg. 831 SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m m City of San Bernardino Genernal Fund Revenue Chart i-1 Q` San Bernardino Merged Area B d rn m Transit Occupancy Tax - y 0 I d ,3 Franchise Tax O C R C 6 Utility User Tax 02008-09 m c _. 02009-10 R rA M OD M Sales Taxes ... _ r N d a 0 Property Taxes v O r- d $0 $10,000,000 $20,000,000 $30,000,000 $40,000,000 d m m W The City continues to pursue funding sources to balance the General Fund without relying heavily on tax o increment revenue generated in the redevelopment project areas to support capital improvement projects. m Tax increment generated in the redevelopment project areas is also yielding lower amounts than predicted by E the Agency due to decreased assessed valuations. According to the fiscal year 2011-12 Agency Budget, the E Agency will utilize nearly $22 million in cash reserves to fund budgeted items to backfill budget shortfalls in Ii the redevelopment project areas. FL LL O Q m 2 W W i+ C d E L U A Q 16 Packet Pg. 832 DESCRIPTION OF BLIGHT m SECTION A: DESCRIPTION OF BLIGHT d Q OVERVIEW m rn Pursuant to CRL Sections 33354.6, and 33486, findings of significant remaining blight in the Existing Project Areas must be made to complete the Merger and Amendments. Additionally, 33030 CRL Section requires that the Added Areas be "blighted" areas as defined by Section 33031. This Section of the Report details the ; blight in Merged Area B, including a map of Merged Area B that identifies the portion, if any, that is no longer .o blighted (as it applies to the Existing Project Areas), the portion that is blighted, and the portion that contains Q. necessary and essential parcels for the elimination of the remaining blight. This Section of the Report also makes a determination as to whether Merged Area B is predominantly urbanized. o MERGED AREA B DEMOGRAPHICS °c The demographic profile of Merged Area B illustrates the socio-economic conditions that help support the need for the Merger and Amendments to generate additional capital that can be reinvested into the F community. As this Section documents, a significantly higher poverty rate, lower household median income, Op and lower educational attainment in Merged Area B indicate that the financial capacity of residents in the m Existing Project Areas is significantly limited, particularly when compared to the entire City and County. Thus, to the ability to purchase a home, or maintain and invest in property improvement is significantly impacted. In addition to the restricted financial capabilities of residents, demographic data shows that only approximately M 52% of homes located in Merced Area B are owner occupied compared to 58% for the City and 68%% for the Countv.7 This indicates that the financial capacity of people living in the Merged Area B is significantly limited, particularly when compared to the City as a whole. These challenges and hardships hinder the ability of residents in Merged Area B to maintain and invest in property improvements. Demographic data was derived from ESRI Business Analyst Online collectively for the County, City and U Merged Area B. The combined census block groups that most closely overlap with the boundary of Merged o Area B may contain area that lies outside the boundaries of Merged Area B, but the major portion of these block groups are within Merged Area B. v m v POPULATION, HOUSEHOLDS, AND HOUSEHOLD MEDIAN INCOME Table A-1 depicts the 2010 population, number of households, and the household median income for Merged 00 Area B, each of the Existing Project Areas and Added Areas, the City, and the County. The median umi household income in Merged Area B is $38,133, which is less than that of both the City and County. o Additionally, 9 of the 20 distinct areas that comprise Merged Area B, or nearly one half, have median household incomes which are 66% or less of the County median household income as shown on Table A-1. E IL FL LL Q QI E- m S X W C d E L U w 'Based on demographic data provided by ESRI Business Analyst,2010 Q 17 Packet Pg. 833 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Population and Household Demographics Table A-1 m San Bernardino Merged Area B 2010 Total 2010 Total 2010 Median Area Percentage of Q Area Population Households Household Income Rental d rn County 2,061,421 613,560 $53,794 31.8°h y City 207,593 60,049 $39,758 42.2% E Merged Area B 36,692 10,825 $38,133 48.4% Existing Project Areas 27,266 8,408 $39,041 50.9% y 40th Street 1,527 572 $33,161 58.0% o Central City West NIA N/A N/A N/A a Mt.Vernon Corridor 3,403 832 $29,247 46.1% Northwest 5,736 1,483 $27,363 46.2% v State College - 13,369 4,638 $49,280 52.6% 0 Uptown 3,231 883 $25,022 51.0% p All Added Areas 9,426 2,417 $35,352 39.8% S Added Area A' 0 0 $0 0.0% m Added Area B 192 66 $50,000 38.0% c Added Area C 895 284 $44,743 33.1% `m Added Area D 344 91 $28,722 44.7% to Added Area E 2,716 562 $40,421 33.0% c Added Area F 515 140 $29,134 32.0% N Added Area G 33 10 $51,995 27.3% rt Added Area H 413 94 $30,760 50.5% M Added Areal 1,446 408 $25,872 45.1% Added Area J 453 112 $41,513 28.4% Added Area K 746 181 $36,746 33.3% o Added Area L 896 263 $17,302 69.2% N Added Area M 1 0 0 $0 0.0% o Added Area N 777 208 $49,769 31.3% 1-No households were located within these areas. O Source:ESR1 Business Analyst Online N d Socio-economic factors such as residents unable to afford property improvements to the extent of their City counterparts, and absentee landlords not investing in building maintenance, both lead to a greater likelihood a of physical deterioration and dilapidation of structures in Merged Area B. Additionally, as indicated in Table m A-1, properties in Merged Area B have a higher percentage of renter- versus owner-occupied housing units. M More specifically, 50.9% of housing units are renter-occupied compared to 42.2% of housing units in the City t and nearly 31.8% of housing units in the County as a whole. In the 401h Street State College Uptown Added a Area H and Added Area L in particular, more than 50% of all of housing units are renter-occupied Absentee tr owners are often less interested in making improvements or investments in maintenance compared to owner- E occupied properties or buildings. Renters are also less likely to maintain their home than owners because, w aside from often not being responsible for repairs, they do not receive a return on investment. Overall, owner- ti occupied units are typically better maintained than rental units. According to the California Building Industry LL Association: Q "Homeowners work to maintain the value of their investment which translates into o al greater concern for neighborhoods and surrounding communities. When citizens become homeowners, they become stakeholders as well. By increasing the number of stakeholders, m x X W c ro E s U Q 18 Packet Pg. 8 44 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report communities not only enjoy increased stability, but also benefit from a new spirit of m revitalization."8 m POVERTY LEVELS AND UNEMPLOYMENT RATES Q Table A-2 presents the poverty levels and unemployment rates in Merged Area B, the City, and the County. tM Merged Area B has a poverty rate that is higher than that of the City, and approximately 83% higher than that of the County. Nearly 25% of the households in Merged Area B. or 1 out of every four households, live at or below the poverty level, compared to lust over 13% in the County. Unemployment rates in Merged Area B are also higher than those in the City or the County; nearly 25% of Merged Area B residents within the labor o force are unemployed (1 out of every 4), compared to 22.5% in the City, and 18% in the County. Though data (L for Merged Area B is not available, 38.3% of City residents receive some form of financial public assistance, including food stamps, CalWORKS, and MediCal. This assistance is valued at more than $450 million per m year. m 0 c Unemployment and Poverty Rates Table A-2 20 San Bernardino Merged Area B m m 2010 Civilian Percent Below � Area Unemployed Poverty Level in County 18.0% 13.5% en City 22.5% 23.5% r00i Merged Area B 24.7% 24.7% Existing Project Areas 23.5% 24.6% 40th Street 22.3% 22.2% e°.l Central City West N/A N/A Mt. Vernon Corridor 28.9% 34.5% Northwest 28.3% 34.8% p State College 20.3% 17.3% N Uptown 30.4% 39.5% m All Added Areas 28.6% 25.0% Added Area A 0.0% 0.0% 2 Added Area B 20.3% 16.7% m Added Area C 19.6% 14.6% amj Added Area D 26.6% 28.6% c Added Area E 38.2% 26.9% Added Area F 22.5% 21.0% m Added Area G 25.0% 7.7% E Added Area H 26.1% 34.1 Added Area 1 23.6% 28.4% or Added Area J 23.7% 23.2% � Added Area K 25.4% 20.2% < Added Area L 33.7% 47.9% of Added Area M ' 0.0% 0.0% F Added Area N 24.9% 10.3% m 1-No households were located within these areas. _ Source:ESRI Business Analyst Online W :-7 C d E L U R e Nevin,Alan. "Homeownership in California." California Building Industry Association. 22 March 2008. 9 September 2008. < Q http://www.cbia,org/go/cbia/publimtionsh. 19 Packet Pg. 835` 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report EDUCATION m Educational attainment is an indicator of potential future household earnings and thus the ability to invest in maintenance and improvement of real estate. Lower educational attainment of residents in Merged Area B 4 may be related to lower household incomes. Without adequate education, skills training, and English literacy, most higher-paying jobs are unattainable. Individuals without at least English literacy and a high school a education, or proper skills training often have no alternative but to accept lower-paying service work, or remain unemployed. According to a report completed by the Urban Libraries Council: U "Researchers in the field of economics are beginning to identify child development d investments as the most cost effective strategies for long-term economic development."' i By providing children with a strong educational foundation through investment in early childhood d) development, there is greater long-term return on earning potential. Q Table A-3 shows the level of educational attainment for persons 25 years of age or over in Merged Area B, °c the City, and the County. The percent of persons over the age of 25 without a high school diploma is approximately 33% in Merged Area B, compared to just over 22% in the County. The percentage of persons over the age of 25 with at least a college degree is also lower in Merged Area B (15.4%) than the County d (18.2%). These statistics relate directly to higher unemployment rates and lower household income levels in m Merged Area B as compared to the County, as previously discussed. These conditions combine to create an rn environment where investment in building maintenance is difficult to achieve. M DD M r O N L d V U 0 r N d ZT d In m 0 O CL N of E L a h UL ai m_ x X w c m E z u : "Making Cities Stronger: Public Library Contributions to Local Economic Development,"Urban Libraries Council,9 September 2008, Q http://v .urbanlibrades.org/files/making_cities_stronger.pdf. 20 Packet Pg. 836 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Educational Attainment (25 years of age and over) Table A-3 m San Bernardino Merged Area B m m No High School High School Bachelor's rn Area Degree Degree Degree or Higher G 18.2% City 31.4% 54.9% 13.6% 4) Merged Area B 32.7% 51.9% 15.4% Existing Project Areas 28.5% jW,54. . 17.6% n' 40th Street 16.0% 72. 11.2% Central City West N/A N/A N/A Mt. Vernon Corridor 53.0% 42.0% 5.1% G Northwest 45.7% 47.0% 7.3% E State College 14.3% 58.7% 27.1% m Uptown 48.1% 46.6% 5.3% E All Added Areas 45.6% 45.3% 9.0% m Added Area A ' 0.0% 0.0% 0.0% m Added Area B 19.8% 69.9% 10.4% rn Added Area C 19.7% 63.0% 17.2% Added Area D 34.7% 47.6% 17.6% Added Area E 62.8% 33.4% 3.7% Added Area F 27.6% 53.3% 19.2% Added Area G 35.2% 52.9% 11.8% N Added Area H 40.1% 52.1% 7.8% Added Area 1 497% 44.7% 5.6% u Added Area J 38.8% 54.6% 6.6% O Added Area K 50.4% 41.3% 8.3% N Added Area L 56.4% 38.1% 5.5% Added Area M ' 0.0% 0.0% 0.0% `m Added Area N 33.1% 50.9% 16.0% 2 1 -No households were located within these areas. m m Source:ESRI Business Analyst Online N C O CL d o: E a LL LL O Q F m 2 X W C d E t U R 1+ Q 21 Packet Pg.837 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report DEFINITION OF BLIGHT m With regard to the blight discussion contained in this Report, it is important to note that the Agency is not required to re-substantiate the existence of blight in the Existing Project Areas. Pursuant to CRL Section ¢ 33368, it is conclusively presumed that the Existing Project Areas are blighted areas as defined by CRL m Section 33031. The amendments that the Agency is pursuing require that significant blight remain in the ° Existing Project Areas, to warrant the proposed amendments. However, with regard to the Added Areas, the Agency must establish the existence of blight pursuant to CRL Sections 33030 and 33031. U CRL Sections 33030 through 33039 describe the conditions that constitute blight in a redevelopment project o area. A blighted area is one that necessitates the creation of a redevelopment project area because the Ii combination of conditions in an area constitute a burden on the community, and cannot be alleviated by private enterprise, governmental action, or both, without redevelopment. The purpose of a redevelopment project area is to remedy blighting conditions and the CRL recognizes that less blight will remain in a redevelopment project area as time progresses. The ordinance adopting the Merger and Amendments must °c contain findings that both (1) significant blight remains within Merged Area B and (2) the blight cannot be S eliminated without the adoption of the Merged Plan. For the purpose of this Section, the definition of c "significant" is assumed to be "of a noticeably or measurably large amount"10 and/or "important and of a m magnitude to warrant Agency assistance."" m c CRL Section 33030 defines a blighted area as one that contains both of the following: <n M 1. An area that is predominantly urbanized and is an area in which the combination of M physical and economic blighting conditions is so prevalent and so substantial that it causes o reduction of or lack of proper utilization of the area to such an extent that it o constitutes a serious physical and economic burden on the community that cannot reasonably be expected to be reversed or alleviated by private enterprise or 0 governmental action, or both, without redevelopment. U 0 2. An area characterized by one or more physical condition of blight and one or more economic condition of blight as set forth in subdivisions(a)and(b)of CRL Section 33031. s v A blighted area that meets the conditions above can also be characterized by the existence of inadequate m public improvements. CRL Sections 33035 and 33036 contain legislative findings and declarations that y explain the effect that blighted areas have on project area inhabitants and property owners. Blighted areas r create physical and economic liabilities to the community that require redevelopment in order to protect the a health, safety, and general welfare of the public. Blighted areas are a menace to the community and disproportionately impact community resources such as police and fire services. Remedying blighting E conditions in a community using redevelopment tools benefits not only a project area but the entire m community. a I— ILL 0 a' m x X w r c v E Z U r 10"Significant"Merriam-Webster's Collegiate Dictionary. 10"ed. 1998. "Definition per CRL Section 33333.10(c)(2) ¢ 22 Packet Pg. 838 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report URBANIZATION m m The City was established in 1854 and is one of the oldest communities in the State of California. As of 2009, the City was the 18th largest city in California, and the 111th largest city in the United States.12 The City is a largely urbanized and is part of the greater Inland Empire Metropolitan Area. Pursuant to CRL Section 33320.1(d), the requirement for Merged Area B to be predominantly urbanized applies to redevelopment plans adopted (or amendments adding territory) after January 1, 1984. Of the six Existing Project Areas, three (State College, Central City West and Northwest)were adopted prior to January m 1, 1984. The redevelopment plans for the Uptown, Mt. Vernon Corridor and 40th Street project areas were Q adopted after January 1, 1984 and satisfied urbanization requirements at the time of adoption. The addition a of territory is proposed in connection with the Merger and Amendments and, therefore, the CRL requires d additional urbanization findings. m To qualify for inclusion in a project area, an area must be "predominantly urbanized" as defined by CRL °c S Section 33320.1(b). The "predominantly urbanized" requirement is met if no less than 80% of the land within the project area: • Has been or is developed for urban uses; or m • Is an integral part of one or more areas developed for urban uses, which are surrounded or m substantially surrounded by parcels,which have been or are developed for urban uses. y M While the CRL specifies the percentage of an area that must be urbanized to qualify for redevelopment, it 00, does not define "urbanized." Several California courts13 have reviewed the concept of urbanization and their opinions are instructive in guiding the determination as to whether an area is predominantly urbanized. First, when analyzing urbanization, it is necessary to look at the factors of the land use and zoning, as well as the N characteristics of the surrounding uses. Characteristics to be considered include density, surrounding d development, existence of public facilities, parcel size, and availability of public transit, among other things. o Second, because land is vacant does not mean it is not urbanized. Likewise, because land has U improvements does not mean it is urbanized. Again, it is important to examine the characteristics of the area. N Some vacant land is categorized as an integral part of the urban area. In determining whether a vacant property is an integral part of the urban area, vacant properties with at least three sides adjacent to urban development were included. ° CRL Section 33344.5(c) requires the Report include a description of Merged Area B sufficient to determine m that the area is predominantly urbanized. As stated above, the urbanization requirements for the Existing to Project Areas have been previously satisfied or do not apply. Therefore, an urbanization analysis for only the r Added Areas was prepared in connection with this Report. The following responds to the requirements of CL CRL Section 33344.5(c)(1)-(6): X • The Added Areas includes 629.2 acres 14. E • The Added Areas includes 13.43 acres characterized by the conditions described in paragraph (4) of a subdivision (a)of CRL Section 33031 for the purpose of determining urbanization. LL 0 ¢I I- mT "Table 1.Annual Estimates of the Resident Population for Incorporated Places Over 100,000, Ranked by July 1,2009 Population:April X 1,2000 to July 1,2009(CSV).2009 Population Estimates. United States Census Bureau,Population Division.2010-08 hft p://www,census.gov/popesticitiesttables/SUB-EST2009-01.esv. Retrieved 2011-08-04.See also:List of United States cities by c W population d "County of Riverside v. City of Murrieta(Cal.App.4th Dist. 1998);Friends of Mammoth v. Town of Mammoth(Cal.App.3rd Dist.2000); .Ec Graber v. City of Upland(Cal.App.4th Dist.2002). 10 The acreage quoted here is approximately 2 acres greater than the acreage outlined in the Added Area Boundary Descriptions as the Q latter uses approximations for each Added Area. 23 Packet Pg. 839 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report • The Added Areas includes only 5.44 acres of land with agricultural land uses (as defined by m Government Code Section 51201(b)). A d • The Added Areas include approximately 85 acres of vacant land. However, approximately 27 acres are spread throughout Added Areas, surrounded by parcels developed with urban uses, and are m therefore are an integral part of an area developed for urban uses. • Therefore, the Added Areas contain approximately 58 acres of non-urbanized, vacant land. • Approximately 88% of the area in the Added Areas is developed with urban uses. d 'o Table A-4 provides a summary of the urbanization analysis for the Added Area. a` Table A-4 also provides an urbanization analysis for the six Existing Project Areas. As shown below, 5,815 d acres, or 81.1%, of the total 7,170.6 acres that constitute the Existing Project Areas have been or are m developed for urban uses; additionally, the vacant areas are categorized as an integral part of an urbanized area. For these reasons the Existing Project Areas meet the current "predominantly urbanized" requirement in the CRL. R L Urbanization Analysis Table A-4 m San Bernardino Merged Area B In c R U1 Total Developed %Developed Project Area Vacant Land s Acreal co Land Land co 40th Street 99.19 1.02 98.17 99.0% Central City West 2.79 - 2.79 N/A' Mt Vernon Corridor 1,956.51 374.01 1,582.50 80.9% c Northwest 1,502.45 344.60 1,157.85 N/A3 -4 State College 3,157.47 624.00 2,533.47 N/A3 0 Uptown 452.19 10.68 441.51 97.6% Merged Area B 7,170.60 1,354.31 5,816.29 81.1% O n N Added Area A 7.54 - 7.54 100.0% m rn Added Area B 7.51 1.01 6.50 86.6% y Added Area C 31.24 1.53 29.71 95.1% Added Area D 15.53 0.00 15.53 100.0% Ib Added Area E 146.78 28.39 118.39 80.7% m N Added Area F 29.95 1.66 28.29 94.5% 1= Added Area G 44.48 3.14 41.35 92.9% °c. Added Area H 19.74 - 19.74 100.0% Added Area 1 83.11 16.74 66.36 79.9% B Added Area J 7.77 0.00 7.77 100.0% y Added Area K 38.34 5.01 33.34 86.9% IL Added Area L 15.79 0.34 15.45 97.8% LL Added Area M 8.94 0.19 8.74 97.8% Added Area N 33.16 - 33.16 100.0% p of Added Areas 489.88 58.01 431.87 88.2% Q F Acreage of parcels only-excludes Right of Way acreage. tb 2 Developed Land includes Integral Land = The 80%requirement does not apply to Project Areas adopted prior to 1984 UI Source:Metroscan and Google Earth C 4) E Maps of Merged Area B, presented as Exhibits A-1 through A-3, illustrate the portions of Merged Area B that v are developed (including vacant parcels surrounded by urban uses) and the portions that remain vacant. Exhibits A-1 through A-3 also illustrate that the vacant parcels which are surrounded by urban uses. a 24 Packet Pg.840 = m!pie_e -s , E w LLmaqo mmee adoU «IBld-nb¥l.I9I«, amLj3e m ; 3 / zi CL ® � / z � k k cc � ■� _ cc 2 z z- ! cc ( i . � . .. � ra } ` j � �« %\ / /, a■ \ \ � §§ J LU + } } � � cc g \ � LIJ o � . % k I7F / : � § k ( � k \ § � ! [ m 249klnf ! ! : � ror�ir+ i �r■■�i � � s_ I . = tali ■ 1 MMO I-- — ail-� �,._�.�.�zm �.M1, mLC% �i A 3 I l,IT4A� 716` B •y,%rH»W�`7■7eLN'-y 1p 6. :.�i �� ■our I� ' ������� �`��� - `� !rr! 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Ell m URBANIZED PARCELS - SOUTHERNPORTION EXHIBIT A-3 a SAN BERNARDINO MERGEDAREA B E"m w n n NORTHWEST R �-.. PROJECTAREA +•. a '- - , - Ano[ol V Au y p } �n tS 4 t ADDED AREA 4 d O A 1 .-- - pc ` w� r ` AADUD ADDED '°S- m aRPa - ARCA - c a a j ;r to S Do � W CO il' a M r tP70WN r + i PROJECTAREA o —dI N r. O .ltJD - N v�lis`Je d CE"TRALC'Ty WEST I - td O+ REA PROJECTA ^1 ' g Ell w 0] C Legend a aoDW D: aara -Vacant Ai - � E Uptown Project 8 , r a IA.Vernon Corridor Project 40th Street Project KT,VBRNON CORRIDOR Northwest Project PROJECTAREA QI State College Project ~ Central City West Project X -Added Areas w a c v C u:r a u- u.:: 3 � A�re!•ns^aq San Rwnxm:nn City f JS A=�er7mNnf E U R w ® a 27 Packet Pg. 843 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report PHYSICAL BLIGHT AND ECONOMIC BLIGHT m Section 33031(a)of the CRL describes the conditions that cause blight as follows: m m Physical Blight Defined ... Economic Blight Defined ... ° Section 33031(a)of the CRL describes Section 33031(b)of the CRL describes physical conditions that cause blight as economic conditions that cause blight in the follows: following manner: 0 1. Buildings in which it is unsafe or 1. Depreciated or stagnant property a unhealthy for persons to live or work. values. d These conditions may be caused by: 2. Impaired property values,due in a. Serious Building Code violations significant part, to hazardous wastes on o b. Serious dilapidation and property where the agency may be deterioration caused by long-term eligible to use its authority as specified neglect in Article 12.5(commencing with Section E c. Construction that is vulnerable to 33459). m serious damage from seismic or 3. Abnormally m geologic hazards a. High business vacancies `n d. Buildings suffering from faulty or b. Low lease rates inadequate water or sewer utilities c. High number of abandoned 2. Conditions that prevent or substantially buildings hinder the viable use or capacity of 4. A serious lack of necessary commercial N buildings or lots. These conditions may facilities that are normally found in be caused by: neighborhoods, including grocery stores, c [Vl a. Buildings of substandard, defective, drug stores, and banks and other u or obsolete design, or construction lending institutions. 0 given the present general plan, 5. Serious residential overcrowding that N zoning, or other development has resulted in significant public health M standards or safety problems. As used in this 3. Adjacent or nearby incompatible land paragraph"overcrowding" means M uses that prevent the development of exceeding the standard referenced in m those parcels or other portions of the Article 5 (commencing with Section 32) project area. of Chapter 1 of Title 25 of the California o 4. The existence of subdivided lots that are Code of Regulations. m in multiple ownership and whose 6. An excess of bars, liquor stores, or m physical development has been adult-oriented businesses that has impaired by their irregular shapes and resulted in significant public health, m inadequate sizes, given present general safety, or welfare problems. a plan and zoning standards and present LL 7. market conditions. A high crime rate that constitutes a ¢ serious threat to the public safety and welfare. �i m_ x X w c U E L U R Packet Pg. 844 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report BLIGHT STUDY APPROACH AND METHODOLOGY to RSG team members conducted a parcel-by-parcel survey from the public right-of-way Field Survey") in July a 2010.15 RSG prepared a survey instrument that provides an electronic survey sheet for each parcel within Merged Area B. Each parcel was identified by the County Assessor's Parcel Number that could be associated with the County's Assessor Maps and information. The survey sheet was designed to provide basic physical and economic information that could be derived by field inspection of Merged Area B and to record information related to the blighting conditions as defined in the CRL. The form includes six sections: (1) Deterioration and Dilapidation; (2) Defective Design; (3) Substandard Design; (4) Use; (5) Vacancy; and o (6) Photos. Each section allows the surveyor to record the existence of a particular condition, and to make ti field notes. i d The Deterioration and Dilapidation section is designed to note such conditions as: damaged or missing foundations; doors or windows that are out of alignment; sagging, split or buckled roof support structure; split, o leaning or buckled wall supports or columns; broken windows or doors; broken or deteriorated roofing S materials, eaves, overhangs, or exterior building materials; broken or deteriorated chimneys; faulty weather protection; and substandard exterior plumbing. E m The Defective Design section is designed to note such conditions as: inadequate pedestrian access, 00 inadequate vehicular access; substandard exterior building materials; poorly constructed building additions; and a lack of natural light and ventilation. M The Substandard Design section is designed to note such conditions as: inadequate loading facilities; °p excessive lot coverage or inadequate setbacks; garbage, debris, stagnant water, or combustible materials; outdoor storage or production; inadequate or lack of parking. 0 The Use section is designed to note if the use is an adult-business; if the use is incompatible with the surrounding uses; if the use appears to be a converted living space; and if the use is boarded up or o uninhabited. _ U The Vacancy section allows the surveyor to note vacant buildings and/or leasing information. The Photos section allows the photo number to be noted. Two Field Survey teams, each consisting of three team members with specific tasks, completed the Field Survey. The two teams combined consisted of three Senior Associates or Associates (5+ years of m experience in redevelopment and planning), two Senior Analysts (3+ years of experience), and three Analysts m (2+ years of experience). Each team member had prior experience in conducting field surveys and all team N members received training before commencing the survey. The purpose of the training was to review the a specific forms, to provide examples of the types and degree of conditions that warranted recording ) information on the survey form. The definitions of each condition were explained and discussed and E examples were reviewed to assure that each member understood the particular category. One RSG Principal (30+ years of experience) managed the survey team and was available to answer any questions. The teams li slowly drove through Merged Area B to adequately assess parcel conditions and regularly stopped at parcels I.L that needed closer examination or to photograph conditions. The teams also drove down alleys, when a accessible, to survey the rear of buildings. During the survey, each team member was assigned a particular o task. One member drove the vehicle and called out specific conditions they observed while another team 4I member recorded information on the survey sheet and noted particular conditions. The third member verified the parcel location using GIS and parcel maps, took photographs, and also called out their observations. m Thus, three members per team jointly made the determination of what conditions existed and to what extent. X Additionally, RSG staff was accompanied by Agency staff familiar with Merged Area B. w c m E L U 's The consulting firm retained for the Merger and Amendments is Rosenow Spevacek Group,Inc.("RSG").RSG is a redevelopment Q consulting firm that has been in business for over 30 years,and has worked with the Agency for nearly 20 years. 29 Packet Pg.845 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report During the Field Survey, each parcel was evaluated to determine the presence of serious dilapidation or m deterioration by examining building components (roof, chimney, eaves and overhangs, plumbing, exterior building materials, walls, foundation, windows, doors, weather protection, and wiring). Survey forms were a noted if one of these components was present and appeared to cause the structure or lot to be significantly a deteriorated. Buildings whose structural components did not appear to have any visible signs of deterioration or showed only the beginning phases of deferred maintenance were not recorded. Buildings that were moderately or extensively in need of rehabilitation or were significantly dilapidated were noted on the survey forms if the building condition appeared to pose a threat to safety or health. Such structures exhibited signs of long term neglect and repairs. These conditions included: sagging roofs, broken or missing windows, holes o in stucco, deteriorated external building materials, exposed wiring, inadequate weather protection, roofing a` with missing tiles or cracked surfaces, and deteriorated door or window frames. No information was recorded if only deferred maintenance or minor repairs were needed; such as peeling paint that did not jeopardize the buildings weather protection, broken windows in otherwise kept-up buildings, or scratches or imperfection on exterior building materials that did not compromise the integrity of the structure. °c Factors that show evidence of defective or obsolete design were collected, such as inadequate circulation, parking, access, loading facilities, and storage of materials and garbage. Information on vacant space within c buildings was noted to assist in examining Merged Area B market conditions. Names and contact information m for properties with "for lease" or "for sale" signs were noted as references to gain insight from market area c brokers and real estate professionals. m OTHER PHYSICAL AND ECONOMIC RESEARCH M The CRL definition of blight includes a number of factors that either cannot be observed from the street, or cannot be quantified based on a single parcel. To assess the presence of these other factors, RSG researched other data sources. These include: Assessor parcel information (age, size, land use, value, sale N dates, etc.); code enforcement records; DataCuick information (home values and sales); environmental databases of the Department of Toxic Control Substance, State Water Resources Control Board, and US o Environmental Protection Agency; LoopNet Market Reports (lease rates and vacancy rates); ESRI Business Q Analyst Reports (demographic and market data); FBI and City crime data; and US Census data. N MERGED AREA B PHYSICAL AND ECONOMIC BLIGHT CONDITIONS rn d The Field Survey was undertaken to evaluate the condition of structures and parcels, document the 2 occurrence of vacant buildings, and locate inadequately sized lots in Merged Area B. The focus was to m identify conditions that pose a health and safety threat to occupants or visitors, but is generally utilized as a N secondary data source to support other data on physical and economic conditions in a redevelopment project o area, such as serious code violations, depreciated property values, and factors that hinder the economic m viability of properties. The Field Survey generated parcel information (9,858 parcels) in Merged Area B, IX covering the entire 7,799.8 acres of the Existing Project Areas (7,170.6 acres) and the Added Areas (629.2 E acres). RSG used the Field Survey to obtain a broad-spectrum understanding of the blighting conditions present in Merged Area B. Additional research and investigation beyond the Field Survey were also a undertaken and a detailed description of both physical and economic blighting conditions found from all LL sources is provided throughout this Section. When possible, blighting conditions were mapped to illustrate the location and severity of a particular condition. These maps are located throughout the text of this Report. of The location of physical and economic blighting conditions in Merged Area B is presented in Exhibits A-5 through A-13. A map key showing where each detailed map generally lies within the entire extent of Merged Area B is presented in Exhibit A-4 and can be used for reference with the Total Blight(Exhibits A-5 through A- 13), Physical Blight (Exhibits A-14 through A-22), and Economic Blight Exhibits A-41 through A-49) Blight w maps. Photos and descriptions of the blighting conditions observed during the field survey are presented throughout this Section. Additional photos of blighting conditions may be found in Appendix 1. d E s U m © a 30 PacketPg. 846 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report CD ra MAP KEY FOR TOTAL, PHSYICAL, AND ECONOMIC BLIGHT MAPS EXHIBITA-4 4 SAN BERNARDINO MERGED AREA B -o d U JN (y N t a Yofi9 ctk L L � Md t 30. A N t , oF9 .. • K M •�l.�g _ Q oFF. �y d • � v • t v 0 N i Ol • dd a _ m • , m e - U) t t= O CL a 919 L • K .jF...,._..e E • — 1 ✓ N F U. � ! Q Legend Q N Qsmevnvdlne City cDth Street Project norirrrest Frond umomr;Project m MAcdedA.reas Alt VEm-n Cornio,Pme= „-- State College Project'... 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AN G ) C) } ( \ / § / lx L : EL § , < E cc k § \ \ 01 - � � ouipieujag ueS ESE L) �OZAaqojooLZ-ja6jaW 9 SS liodaM WIIBJd-i=ivua v IIGIHX3 :)UaLuqoellV IL 0 z Z 04 L4 E < cc cc LU cc -L3 m 0 QO, U3 0 cc w E I 4t 0 Z z cc ca z CL ate ! & C) 4U p z 0 L) 52 , < co 0 � � � � �� , � � \ { \ : 1.- 0 lz E 0: i— tj r, ) � . w z ol mpie_eu , C c�oZ 0 9GBJ mes m&am8Jd—26vilg_, #_u m 2 / § / � 2 2 Q6 � «\ « — ; 2U / ? § ; _ / f )) § f ! cc z « ) k ; � \ < .\ • . ^� ^° \ � �� .§ ! 265 , 0 EL 2 - � R � � � k � ka \ / k koi \, � � 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report This remainder of this Section of the Report provides a detailed analysis and discussion of the physical and m economic conditions of blight remaining in the Existing Project Areas and blight in the Added Areas. Below is m a summary of the physical and economic blighting conditions: a • A total of 741 serious code violations occurred in Merged Area B since July 1, 2008. The most prevalent types of serious code violations in Merged Area B are "Unsafe Structure" (10.1%) and "Open and Vacant" (7.2%) and "Hazardous Electrical Wiring" (6.9%). On a parcel-level basis, the number of serious code violations in Merged Area B was nearly 10% higher than in the remainder of the City. d 0 • As of April 19, 2011, nearly one half of serious code violations occurring since July 1, 2008 (47%) a` remain open in Merged Area B, which is significantly higher when compared to the rest of the City >; (only 37%of serious code violations remain open). • There are 10% more unmitigated serious code violations per parcel in Merged Area B than in the rest 0 0 of the City. • Approximately, one out of every 3 structures with the Added Areas (29.1%) and one out of every 6 structures within the Existing Project Areas (16.2%) exhibited conditions of deterioration and dilapidation. The Mt. Vernon Corridor Project Area is the most affected by structures with conditions m of deterioration and dilapidation (approximately 35% of all structures) within the Existing Project m Areas. Added Areas A and J are the most affected Added Areas with this condition, with 100% and N 88.9% of structures exhibiting conditions of deterioration and dilapidation, respectively. M • Over 24,000 linear feet of sewer pipes are considered "severely damaged"within Merged Area B with repair costs estimated at over$24.1 million. The Uptown Project Area, Added Areas C, L and H are the most significantly affected by severely damaged sewer pipes. N ^ • Existing water utilities are deficient for the purposes of providing emergency water in the event of a a (v, fire in the 40th Street, Mr. Vernon Corridor, Northwest, State College and Uptown redevelopment 0 project areas, as well as Added Areas B, E, I and K. Up to 52% of properties within these areas are O at risk from deficient fire flow. N • There are 56 buildings in Merged Area B that are unreinforced masonry buildings that are susceptible rn to earthquakes, of which approximately 36% exhibited conditions of deterioration and dilapidation. • Large portions of the Mt. Vernon Corridor, Northwest and 40`" Street redevelopment project areas, as m well as Added Areas B, F, I, K, L and M fall within a high-risk liquefaction zone. y • Commercial and industrial lots that do not meet minimum lot size requirements pursuant to the City's a Development Code within the Existing Project Areas and Added Areas total 36% and 17% of lots, respectively. In the Existing Project Areas, 40% of all industrially-zoned substandard lots are vacant and undeveloped. Pro forma analyses for substandard lots in the Existing Project Areas and Added E E Areas indicate that it is not financially feasible to develop the majority of these properties to current a City standards. FL LL • Assessed valuations in the Added Areas declined between 8% and 55% from 2006 and 2010, as compared to increases of 7% City-wide, 8% County-wide, and 26% State-wide over the same time of period. ¢ • Median home prices within Merged Area B declined 70% between 2006 and 2010. Merged Area B m also contains 25% more homes in the foreclosure process than the remainder of the City, Added x Areas C, D and H are the most significantly impacted at up to 300% higher Notices of Default issued w in these areas. c N • Property values within a one-quarter mile radius of the Newmark Site Center water plume (affecting E 55% of parcels within the State College Project Area) are approximately 89% lower than properties m within a 2 mile radius. 41 Packet Pg. 857 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report • Merged Area B represents approximately 20% of the City's total acreage, but contains over 22% of m the active hazardous waste contamination sites. Property values are impaired by the presence of hazardous waste as the cost to develop these sites increases by approximately 16% in Merged Area 4 B. v d • Retail, office and industrial lease rates in Merged Area B are up to 36% less than in surrounding areas. • In 2009, the crime rate (crimes per 1,000 persons) was 55% higher than the remainder of the City, 162% higher than the State of California and 139% than the national rate. Of the 10,643 Part 1 0 Crimes's committed in the City in 2010, nearly 22% occurred in Merged Area B. i PHYSICAL BLIGHT IN MERGED AREA B CRL Section 33031(a) describes the physical conditions that cause blight. These physical conditions are assessed in terms of their impact on the health and safety of persons in the area and the economic viability of °c S development in the area. In order to assess physical blight in Merged Area B, data from the Field Survey, MetroScan and GIS parcel data, the City's Code Enforcement Division, the City of San Bernardino Municipal Code ("Municipal Code"), and other resources were collected and analyzed to determine what conditions may F be adversely affecting the health and safety of persons in Merged Area B, as well as the adverse economic m conditions that result from physically deteriorating structures. Generally, as economic conditions decline there is a corresponding lack of investment in physical maintenance of properties, which further perpetuates physical blight. Maps depicting all physical conditions in the Merged Area B are presented in Exhibits A-14 through A-22. The presence of these conditions reflects a lack of investment by property owners, who do not or cannot maintain their properties in a condition that assures the safety of persons who live and work in the area. N Physical blighting conditions propagate further decline of an area and deter economic development activities by private investors. CRL Section 33036(a) declares that conditions of blight further perpetuate o obsolescence, deterioration, and disuse of a property because they create a lack of incentive for landowners to reinvest in their properties while the conditions of neighboring properties go unchanged. N `m rn d m m N 0 O Q m E a` LL LL Q 0 QI H m 2 K W C d E t U 'a Part 1 Crimes include aggravated assault, burglary,criminal homicide,forcible rape,robbery,theft,and vehicle theft. Q 42 Packet Pg. 858 oulpjeuwag ueS : £8£4) LLoZjagoaopLZ•Ja6Jaw S SS}jodea wilaJd-ldVNa—V llelHX3 7uawgae»V s 'a w x °i CL Y m: N i V w a,,',. V a z z v t w cr cc cc w W 1 y > C m oC yam— U m • LL c a - .`gym` • m m W z cc v a r m z c v IX ja M^' N � v �Q a F L • V V • im9 -• c C0 (o Q Z) } e m a` " ° m d a �. 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L3 � ! ! 0 � k . . a. \ u \ \ \ § ` Ad] § ; /( y ƒ a fol 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Unsafe and Unhealthy Buildings m Pursuant to the CRL, the condition of buildings in which it is unsafe or unhealthy for persons to live or work may be caused by serious dilapidation and deterioration brought about by neglect, serious building code ¢ violations, construction that may be vulnerable to damage from seismic or geologic hazards, and faulty and/or inadequate water and sewer utilities. Serious Code Violations Pursuant to CRL Section 33031(a), serious violations of local or state codes are a cause of unsafe and v unhealthy buildings for persons to live or work. Buildings and structures that do not meet current uniform 5 building requirements, or other locally mandated codes ensuring human health and safety, pose a threat to a` the workers, patrons, and residents of an area. Serious code violations, whether building code violations or other municipal code violations, can pose a threat to the safety and welfare of the community and are d indicative of physical blight in an area. 0 The City of San Bernardino Code Enforcement Department ("Code Enforcement") inspects buildings and properties to determine whether the property's physical and environmental conditions conform to the City's Municipal Code ("Code"). The purpose of the Code is to provide minimum standards to safeguard life or limb, health, property and public welfare by regulating and controlling the design, construction, quality or materials, m use and occupancy, location and maintenance of all buildings and structures within the city." Generally, the code enforcement system is complaint-based, meaning that code enforcement officers respond to code rn compliance complaints rather than proactively seeking code violations. While regular patrols are not M scheduled, officers will initiate new cases for obvious offending properties as they travel to other inspections. M Upon receipt of a complaint, a code enforcement officer will make a site visit to determine if a violation exists. If a violation exists, the property owner or responsible party will receive a violation notice and must correct the o problem within a specified time period. The period varies with the type of violation cited. Failure to correct the problem results in remedial or punitive action. As is the case with many jurisdictions, code enforcement officers respond to complaints and issue citations only when the violation is significant enough to pose a threat to public welfare. O Additionally, the Code Enforcement's Rental Inspection Program requires that every leased or rented single- family home, duplex, or triplex rental property in the city be inspected at least once a year to ensure tenants rn and landlords of residential rental properties comply and maintain with applicable city codes and laws. Table A-5 on the following page outlines all code violations, serious or otherwise, that occurred in renter occupied m residential properties in Merged Area B. Code Enforcement staff noted that rental properties account for a m disproportionately high percentage of neighborhood code violations diverting staff time and negatively impacting surrounding properties. Table A-5 shows that while rental properties represent 45% of all Merged 0 Area B properties, 80% of all the code violations that have occurred since 2008 have been on rental properties. This data provides a clear indication that Code Enforcement staff spend a disproportionately high amount of time and resources monitoring rental properties in Merged Area B. E E Q. u. m 0 m_ x X W C d E v m Q "San Bernardino Municipal Code section 15.04.015(2009) ¢ 52 Packet Pg. 868 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report M A Rental Properties With Code Violations Table A-5 m San Bernardino Merged Area B 4 a m Renter Occupied °1 Renter Occupied Total Parcels Residential N Residential With Code Properties With Area Total Parcels Property % Violations Code Violations % Merged Area B 9,858 4,399 45% 5,627 4,475 80% o Existing Project Areas 7,692 3,142 41% 3,062 2,234 73% ti 40th Street 227 94 41% 302 222 74% Central City Weal 8 0 0% 0 0 0% 4) Mt Vernon Corridor 1,437 301 21% 205 174 85% Northwest 1,460 581 40% 748 622 83% State College 3,431 1,912 56% 857 625 73% uptown 1,129 254 22% 950 591 62% Added Areas 2,166 1,257 58% 2,565 2,241 87% _ Added Area A 5 1 20% 0 0 0% Added Area B 21 13 62% 17 15 88% m Added Area C 107 48 45% 129 88 68% A Added Area D 70 47 67% 42 33 79% to Added Area E 660 410 62% 660 760 88% M Added Area F 160 90 56% 133 121 91% co Added Area G 37 6 16% 17 9 53% `- Added Area H 118 69 58% 162 149 92% Added Area 1 416 254 61% 513 440 86% G Added Area J 36 26 72% 78 78 100% Added Area K 236 104 44% 140 112 80% W a Added Area L 71 50 70% 235 235 100% w Added Area M 32 23 72% 43 43 100% u O Added Area N 197 116 59% 196 158 81% N source.San Bernardino Cade Enforcement Department San Bernardino County Assessor Records Accessed Through Meooscan Information Services On y November 11,2010 4) Code Enforcement provided RSG with a list of code violations observed by code enforcement officers m throughout the city from July 1, 2008 through April 19, 2011. Code Enforcement has defined over 120 rn classifications of violations, ranging from improper placement of trash receptacles to structures that are unfit c for human occupancy. Of these, 56 classifications, or less than one half of all violation types, are related to m actual safety and/or structural integrity of a building, posing a threat to the safety and welfare of the tY community and are considered to meet the standard of a "serious code violation" pursuant to the CRL E definition of blight. Only those code violations that affect the safety of a structure or the safety of those who v may use the structure were included in the following analyses. Violations that merely caused an eyesore or a inconvenience (e.g. animals, construction hours, nuisance, shopping carts, tree cutting)were not included as a serious violations posing a threat to safety and welfare. A complete listing of all Code Enforcement violation o classifications can be found in Appendix 2. Properties in Merged Area B exhibited 40 of the 56 serious violation classifications, these 40 are described in Table A-6. 4 m_ x X w c m E s V N w a 53 Packet Pg.869 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m m d L Descriptions of Code Violations That Affect Health and Safety TABLE A-6 a a ("Serious Code Violations") d m L d San Bernardino Merged Area B U VIOLATION TYPES DESCRIPTIONS N O L Abandoned Building Buildings which are abandoned, partially destroyed, or permitted to remain a unreasonably in a state of partial construction. a Collapsing I Detaching Whenever any portion or member or appurtenance thereof is likely to fail, or It Structure to become detached or dislodged, or to collapse and thereby injure persons °c or damage property. L R C L Condition of Structures All improvements on the property, including, but not limited to buildings, m garages, carports, porches, gates, fences, doors,windows, roofs, gutters, signs, permanent or temporary structures, stairs, handrails, retaining walls in and trash enclosures shall be painted /preserved and maintained in good repair and condition. (the only violations of this category that have been CO included in this analysis are roofs in significant disrepair) 0 N Damaged Exterior Wall/ Broken, rotted, split or buckled exterior wall coverings or roof coverings. d Roof Coverings o Damaged Supporting & Whenever the building or structure, exclusive of the foundation, shows 33% O Non-Supporting Members or more damage or deterioration of its supporting member or members, or ry 50% damage or deterioration of its non-supporting members, enclosing or m outside walls or coverings. 0 Dampness of Habitable Dampness of habitable rooms. m Room m rn Defective or Deteriorated Members of ceilings, roofs, ceiling and roof supports or other horizontal s Roof members, which sag, split or buckle due to defective material or deterioration. a N IX E Defective or Lack of Defective or lack of weather protection for exterior wall coverings, including m Weather Protection lack of paint, or weathering due to lack of paint or other approved protective a- covering. LL Deteriorated I Defective Members of walls, partitions or other vertical supports that split, lean, list or a Supporting Members buckle due to defective material or deterioration. m Defective or Ineffective Deteriorated or ineffective waterproofing of exterior walls, roof, foundations or = Waterproofing floors, including broken windows or doors. X w Deteriorated, Crumbling, Deteriorated, crumbling or loose plaster. c or Loose Plaster E L U V V a 54 Packet Pg. 870 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Egress Windows Minimum The minimum net clear opening height dimension shall be 24 inches(610 m Dimensions mm).The minimum net clear opening width dimension shall be 20 inches @ m (508 mm).The net clear opening dimensions shall be the result of normal 4 operation of the opening. o d rn `m Faulty Materials of The use of materials of construction, except those which are specifically Constructions allowed or approved by this code and the Building Code, and which have been adequately maintained in good and safe condition, shall cause a building to be substandard. ° CL Fire Hazard—Per Fire Whenever any building or structure, because of obsolescence, dilapidated m Marshall condition, deterioration, damage, inadequate exits, lack of sufficient fire- a resistive construction,faulty electric wiring, gas connections or heating m apparatus, or other cause, is determined by the fire marshal)to be a fire 0 hazard. General Dilapidation or General dilapidation or improper maintenance. v Improper Maintenance m c Hazardous Electrical Electrical wiring which was installed in violation of code requirements in effect N Wiring at the time of installation, or electrical wiring not installed in accordance with generally accepted construction practices in areas where no codes were in M effect or which has not been maintained in good condition, or which is not being used in a safe manner shall be considered substandard. 0 N i © d a Hazardous Mechanical Mechanical equipment which was installed in violation of code requirements «° Equipment in effect at the time of installation, or mechanical equipment not installed in p accordance with generally accepted construction practices in areas where no N codes were in effect, or which has not been maintained in good and safe a` condition, shall be considered substandard. -The property owner shall take ° immediate action to correct the substandard condition. m m m Hazardous or Insanitary The accumulation of weeds, vegetation,junk, dead organic matter, debris, c Premises garbage, offal, rat harborages, stagnant water, combustible materials and similar materials or conditions on a premises constitutes fire, health or safety E hazards which shall be abated in accordance with the procedures specified in Chapter 11 of this code. a` F LL Q QI F- m 2 W W G d E U U N © a 55 Packet Pg. 871 9.H.b '.. SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report o. Hazardous Plumbing Plumbing which was installed in violation of code requirements in effect at the m time of installation or plumbing not installed in accordance with generally v accepted construction practices in areas where no codes were in effect, or which has not been maintained in good condition, or which is not free of a cross-connections or siphonage between fixtures shall be considered m substandard. -The property owner shall take immediate action to correct the substandard condition. If necessary, the property owner shall obtain permits to rehabilitate the structure(s)and make all necessary corrections. ; m 0 L a m a Illegal Use/Occupancy No building or structure shall be used or occupied, and no change in the IY existing occupancy classification of a building or structure or portion thereof 0 shall be made until the building official has issued a certificate of occupancy S therefore as provided herein. Issuance of a certificate of occupancy shall not be construed as an approval of a violation of the provisions of this code or of other ordinances of the jurisdiction. m c m N M Improper Occupancy All buildings or portions thereof occupied for living, sleeping, cooking or dining purposes which were not designed or intended to be used for such occupancies shall be considered substandard. 0 N L Inadequate Exits Except for those buildings or portions thereof which have been provided with adequate exit facilities conforming to the provisions of this code, buildings or ° portions thereof whose exit facilities were installed in violation of code p requirements in effect at the time of their construction or whose exit facilities Cli have not been increased in number or width in relation to any increase in `m occupant load due to alterations, additions or change in use or occupancy subsequent to the time of construction shall be considered substandard. Notwithstanding compliance with code requirements in effect at the time of m their construction, buildings or portions thereof shall be considered Co substandard when the building official finds that an unsafe condition exists rn through an improper location of exits, a lack of an adequate number or width o of exits, or when other conditions exist that are dangerous to human life. d Of E Inadequate Fire Protection Buildings or portions thereof shall be considered substandard when they are a not provided with the fire-resistive construction or fire-extinguishing systems LL or equipment required by this code, except those buildings or portions thereof a that conformed with all applicable laws at the time of their construction and o whose fire-resistive integrity and fire-extinguishing systems or equipment a have been adequately maintained and improved in relation to any increase in occupant load, alteration or addition, or any change in occupancy. m x X W c w E r U a 56 Packet Pg. 872 SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Incomplete Demo I Whenever any portion of a building or structure remains on a site after the m Abandoned Structure demolition or destruction of the building or structure, or whenever any m building or structure is abandoned for a period in excess of six months so as a to constitute such building or portion thereof an attractive nuisance or hazard to the public. m Infestations of Insects, Infestation of insects, vermin or rodents as determined by the health officer. Vermin, or Rodents ; 0 L a Insufficient Roof I Ceiling Members of ceilings, roofs, ceilings and roof supports, or other horizontal or Their Supports members that are of insufficient size to carry imposed loads with safety. a: 0 S 'a L Lack of Heat Lack of adequate heating facilities. -Dwelling units are required to have heating facilities capable of maintaining 70 degrees Fahrenheit at a point three feet above the floor in all habitable rooms. The property owner must cc repair or replace the existing heating facilities to meet code requirements. Failure to do so within 72 hours from the date of this notice may result in the removal of the occupants. The property owner shall take immediate action to n correct the substandard condition. 0 N Lack of Hot&Cold Water— Lack of hot and cold running water to plumbing fixtures in a dwelling unit or Home lodging house. -Water service is required in all occupied units for 2 dwelling/residential purposes. Failure to restore water service within 72 hours 0 from the date of this notice may result in the removal of the occupants. L v rn L CQ� G Maintenance of Structures Buildings and structures, and parts thereof, shall be deemed in a safe and m sanitary condition. Devices or safeguards which are required by this code N shall be maintained in conformance with the code edition under which installed. The owner or the owner's designated agent shall be responsible for 0 CL the maintenance of buildings and structures. E a` Open &Vacant Unsafe structures shall be taken down and removed or made safe, as the building official deems necessary and as provided for in this section. A vacant a structure that is not secured against entry shall be deemed unsafe. 0 a� Plumbing System All plumbing systems, materials, and appurtenances, both existing and new, Maintenance and all parts thereof shall be maintained in proper operating condition. All X devices or safe-guards required by this code shall be maintained in w conformance with the code edition under which installed. c d E L V a 57 PacketPg. 873 SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Potential Collapse Hazard Whenever the building or structure, or any portion thereof, because of(i) m dilapidation, deterioration or decay; (ii)faulty construction; (iii)the removal, movement or instability of any portion of the ground necessary for the a purpose of supporting such building; (iv)the deterioration, decay or a inadequacy of its foundation; or(v)any other cause, is likely to partially or rn completely collapse. Prohibited Home The following list presents example uses that are not incidental to nor d Occupation Uses compatible with residential activities, and are prohibited: (1) Barber and o beauty shop; (2)Businesses which entail the harboring, training, breeding, a raising, or grooming of dogs, cats, or other animals on the premises; (3) Carpentry and cabinet making; (4) Medical and dental offices, clinics, and o laboratories; (5) Mini storage; (6) Repair, fix-it, or plumbing shops; (7) Storage of equipment, materials, and other accessories to the construction 0 and service trades; (8)Vehicle repair(body or mechanical), upholstery, and E painting; (9)Welding and machining; and (10)Any other use determined by the Director to be not incidental nor compatible with residential activities. m c m rn Rodent and Vermin Property shall be free from infestation of termites, insects, vermin or rodents. Control M Sewage Improved property shall be properly connected to a sewage disposal system o or a sanitary sewer and free from sewage seepage. n 0 Structural Damage Whenever any y portion thereof has been damaged by fire, earthquake, wind, O flood or by any other cause, to such an extent that the structural strength or N stability thereof is materially less than it was before such catastrophe and is `m less than the minimum required of the Building Code for new buildings of ° similar structure, purpose or location. g m m Unfit for Human Whenever a building or structure, used or intended to be used or intended to rn Occupancy be used for dwelling purposes, because of inadequate maintenance, o dilapidation, decay, damage, faulty construction or arrangement, inadequate m light, air or sanitation facilities, or otherwise, is determined by the health of officer to be unsanitary, unfit for human habitation or in such a condition that E is likely to cause sickness or disease. U. a t= Q Unsafe for Intended Use Whenever, for any reason, the building or structure, or any portion thereof, is of manifestly unsafe for the purpose for which it is being used. Q r— m_ x X w c v E r U R Q 58 Packet Pg. 874 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Unsafe Structure Structures or existing equipment that are or hereafter become unsafe, m insanitary or deficient because of inadequate means of egress facilities, R inadequate light and ventilation, or which constitute a fire hazard, or are m a otherwise dangerous to human life or the public welfare, or that involve illegal o or improper occupancy or inadequate maintenance, shall be deemed an rn unsafe condition. Unsafe structures shall be taken down and removed or made safe, as the building official deems necessary and as provided for in this section.A vacant structure that is not secured against entry shall be deemed unsafe. 0 Q. Unsafe Walking Surface Whenever the walking surface of any aisle, passageway, stairway or other >. means of exit is so warped, worn, loose, torn or otherwise unsafe as to not provide safe and adequate means of exit in case of fire or panic. - 0: Immediately repair or replace all damaged surfaces, and if necessary,the o c property owner shall immediately secure the property to prevent injury, obtain permits to rehabilitate or demolish the structure(s)and make all necessary corrections. d Co c m M Table A-7 on the following page shows a summary of the number of serious violations per 1,000 parcels in 0D, Merged Area B compared to the rest of the city to determine the impact of serious violations on the community. Higher violations per 1,000 parcels translate to higher concentrations of health and safety threats in an area. Both open and closed cases were examined to provide insight on the magnitude of open violations and provide a historic perspective of closed violation cases. m a 0 U O n N d N m m N r O Q d £ a` LL LL Q a� m_ x X W c m E t U A Q Packet Pg. 875 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m a m Summary of Serious Code Violations Since July 1,2008 Table A-7 ¢ San Bernardino Merged Area B y rn Total Open Closed %of Total Violations Violations Violations Remaining Area Serious Per 1,000 Open Per 1,000 Closed Per 1,000 Open ' Area Parcels Violations Parcels Violations Parcels Violations Parcels Violations 0) Merged Area B 9,858 741 75.2 350 35.5 391 39.7 47% O Existing Project Areas 7,692 446 58.0 222 28.9 224 29.1 50% C 40th Street 227 63 277.5 52 229.1 11 48.5 83% j Central City West 8 0 0.0 0 0.0 0 0.0 0% °I Mt.Vernon Corridor 1,437 75 52.2 43 29.9 32 22.3 57% d Northwest 146D 72 49.3 37 253 35 24.0 51% of State College 3,431 106 30.9 36 10.5 70 20.4 34% C C Uptown 1,129 130 115.1 54 47.8 76 67.3 42% Added Areas 2,166 295 136.2 128 59.1 167 77.1 43% Added Area A 5 0 0.0 0 0.0 0 0.0 0% i Added Area 8 21 2 95.2 1 47.6 1 47.6 50% d Added Area C 107 21 196.3 0 0.0 21 196.3 0% m Added Area 70 15 214.3 6 85.7 9 128.6 40% Added Area E 660 81 122.7 37 56.1 44 66.7 46% 1n Added Area 160 13 81.3 11 68.8 2 12.5 85% fy Added Area G 37 1 27.0 0 0.0 1 27.0 0% a0 Added Area f18 28 237.3 13 110.2 15 127.1 46% r Added Areal 416 45 108.2 16 38.5 29 69.7 36% Added Area 36 8 222.2 5 138.9 3 83.3 63% Added Area K 236 16 67.8 10 42.4 6 25.4 63% N Added AreaL 71 47 662.0 16 225.4 31 436.6 34% v Added Area M _ 32 1 31.3 1 31.3 0 0.0 100% .Q Added Area 197 1 17 86.3 1 12 60.9 1 5 25.4 1 71% 0 U City of San Bernardino 14,222 3,160 71.5 1,175 26.6 1,985 44.9 Excluding Merged Area B 37 O r N Source:San Bernardino Code Enforcement Department as of 4-19-2011 y d A total of 741 serious code violations occurred in Merged Area B from July 1, 2008 to April 19, 2011. As of m the April 19, 2011, 47% (or 350 serious violations) remain open in Merged Area B posing a threat to the m health and safety of residents and workers. During the same timeframe, data obtained from Code 1n Enforcement indicates that open violations in the remainder of the City have been corrected in a shorter time c frame than in Merged Area B. Only 37% (1,175 violations) of serious violations remain open in the remainder of the City. The higher percentage of open serious violations in Merged Area B (47% in Merged Area B as opposed to 37% in the City) indicates that serious violations are requiring more time to be addressed, with these significant threats to the health and safety of the community persisting longer in Merged Area B. IL The most prevalent serious code violations within the Merged Area B since July 1, 2008 include the following: I- LL • "Unsafe Structure"- 10.1% (75 out of 741) of serious violations in Merged Area B were for structures w that were deemed to be unsafe, insanitary, or deficient because they exhibited one or more ¢I dangerous hazard which put human lives at risk. Inadequate or lack of exits and/or ventilation inhibits the survival of building occupants in the vent of a fire or earthquake. Constituting a fire hazard greatly m increases the risk to building occupants. _ • "Open and Vacant"-7.2% (53 out of 741) of serious violations in Merged Area B were for structures w that were vacant and did not have the ability to prevent illicit entry. A structure that is not secured against entry allows unknown entities to damage and debilitate the structure and threaten the safety E of the building's future occupants. • "Hazardous Electrical Wiring" -6.9% (51 out of 741) of serious violations in Merged Area B involved ;? Qwiring that posed significant safety threats. Dangerously exposed wires from light fixtures, outlets, or ¢ 60 Packet Pg. 876 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report l� fuse boxes can easily electrocute building occupants or potentially ignite fires. Poorly wired additions m or appliances are susceptible to shorts and can easily ignite fires as well. m • "General Dilapidation or Improper Maintenance' — 5.9% (44 out of 741) of Merged Area B serious 4 violations occurred in structures where doors, windows, fire extinguishers, sprinkler systems, heating a systems, emergency exits, and interior stairwells were broken, unusable, or blocked. These violations prevent escape or relief in times of emergency and put building occupants at serious risk. v • "Hazardous or Insanitary Premises" — 5.0% (37 out of 741) of serious violations in Merged Area B involved the accumulation of weeds, vegetation, junk, dead organic matter, debris, garbage, offal, rat u harborages, stagnant water, combustible materials and similar materials or conditions on the v 0 premises such that structures and their inhabitants were subject to health, safety, and/or fire hazards. li Merged Area B contains 35.5 open serious violations per 1,000 parcels, or approximately 33% more code � violations than the remainder of the city (26.6 open serious violations per 1,000 parcels) on a parcel-level IX basis.18 In other words, there are 33% more unmitigated, serious code violations per parcel in Merged Area B o than in the rest of the City. This higher concentration of open violations suggests that property owners are E more likely to neglect repairs to properties in Merged Area B, which is likely related to the lower income levels of residents and significant depreciated property values in Merged Area B. This type of property neglect can E cause negative perceptions about the area, coupled with depreciated property values, and discourage m property owners from repairs or improvements, which incites even further neglect as property owners do not m believe there would be value in maintaining their properties. rn M Parcels Affected With Serious Code Violations Table A-8a r°Di San Bernardino Merged Area B 0 Existing Project Added Added Added Added Added Added Added n Areas Area A Area B Area C Area D Area E Area F Area G U Total Serious Code O Violations 446 0 2 21 15 81 13 1 N m No. of Affected Parcels 191 0 2 10 6 39 7 1 ° m %With Structures Older Than 25 Years 71% 0% 100% 80% 83% 95% 86% 0% m ca %With Structures Older rn Than 50 Years 71% 0% 100% 30% 67% 92% 86% 0% `o CL Added Added Added Added Added Added Added Area H Area I Area J Area K Area L Area M Area N Total E Total Serious Code 28 45 8 16 47 1 17 741 Violations o- LL No. of Affected Parcels 14 24 5 9 17 1 7 333 %With Structures Older 93% 92% 80% 89% 88% 100% 100% 83% �I Than 25 Years Q %With Structures Older 93% 83% 20% 89% 76% 100% 100% 79% m Than 50 Years = X w c m E U N 'a To compare the magnitude of violations across the two different areas,the number of violations in each area was divided by the Q number of parcels of each respective area. 61 Packet Pg. 877 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Additionally, as described in the deterioration and dilapidation section of this Report, there is an identifiable m correlation between the age of a structure and the cost and difficulty to maintain the structure. This is m evidenced by the code violation data provided in this section. Specifically, as shown in Table A-8a, of the a buildings that have had serious code violations since 2008, 71% of the Existing Project Area buildings and between 80 and 100% of buildings in the Added Areas are older than 25 years of age. d rn Within Merged Area B, many of the Added Areas show significant concentrations of serious code violations. g Added Areas B, C, D, E, H, I, J, L, and N (9 out of 14 Added Areas) have rates of total serious violations ranging from 86 to 662 serious violations per 1,000 parcels, which is up to 814% greater than the rest of the v City. Two other areas, Added Areas F and K, had similar rates of total violations as the rest of the City but had o 111% and 59% higher rates of open serious violations (68.8 and 42.4 per 1,000 parcels, respectively) than a the rate of open serious violations in the City. The relative small size of the Added Areas may magnify the d concentration of the code violations, but the small size also intensifies the effects that each serious violation y has on the perceptions of the area. The 741 serious violations in Merged Area B occurred on 333 parcels. IY Table A-8a outlines the number of affected parcels and the age of respective buildings in the Existing Areas c° and each of the Added Areas. `a A State College Project Area y m Between July 1, 2008 and April 19, 2011, the State College Project Area contained 106 serious code in violations with all but two occurring on residential properties, as shown in Table A-8b. Of these, 79 serious code violations occurred in residential buildings that are older than 50 years in age, all of which are renter- co occupied. In other words, 74.5% (79 out of 106) of all the serious code violations that occurred in the State College Project Area were in renter-occupied residential structures that are older than 50 years in age. This information clearly indicates a problem with aging residential buildings with absentee landlords who are o neglecting repairs and improvements to structures in the State College Area, as shown in Table A-8b. N m a Residential Buildings With Serious Code Violations in State College Table A-8b U San Bernardino Merged Area B O N d State College % of Total Area � Total Area Parcels 3,431 Total Area Residential Parcels 2,952 86.0% m W Total Area Serious Code Total Area Serious Code Violations 106 104 98.1% 0 Violations On Residential Properties c m No. of Affected Parcels 45 No. of Affected Residential Parcels 43 95.6% W E .E Total Serious Code Violations On Residential Properties With Structures Older IL Than 50 Years 79 Fi LL Total Serious Code Violations On RENTAL Residential Properties With Structures 79 0 Older Than 50 Years i a Percent of Total Area Serious Code Violations Occurring In Residential Structures � Older Than 50 Years 74.5% m x W W Exhibits A-23 through A-25 show the locations, density, and case status of serious code violations in Merged y Area B. 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AR LA yuu I L A ` + a f I d J i I _ C V r E ADDED ;." aonrn ! -w rnv y AREA .— , ,,, F a ; m •�I .Jrt�r_.. � ] V7 dA w M � - M 4F UPTOWN � EROJEOTAREA ---- Ir o — N » LN Y a (D �A o O N OENTRALOITYWEET Legend ►ROJ E OT A REA p1 a. O1 Serious Code Violations 2008-2011 m A Closed Cases m fD A Open Cases AUDLU r-1 Son Bern ardi no City ARCA _ - t m Uptown Project ✓ £ E Mt.Vernon Corridor Project a ' 40th Street Project Mr.MERNON d OORRt00R LL Northwest Project RRO IEOT ARM a [Y State College Project GI Central City West Project a H =Added Areas m S X n nn r.. rte n; W �,�„ Snlrm= Se.:Rrr^er�i;�o f',nda 6;mr:wme,;i a,�d�3DeAarfine^fs.and ESP) c d E t U R a 65 Packet P9,881 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Dilapidation and Deterioration Serious dilapidation and deterioration is present when the physical condition of the structure causes it to be m unsafe or unhealthy for persons to live or work in. Dilapidation and deterioration can be caused by long-term neglect, deferred maintenance, and aging. For example, if exterior surfaces are not properly maintained or damaged and deteriorated, then the interior framing, interior wiring and foundation of a structure can be a exposed to elements such as water. These conditions can lead to problems such as wood dry rot, rust, or severely damaged exterior building materials. Water exposure can create a perfect environment for the growth of dangerous molds, mildew and fungi which poses serious health risks to occupants. The deterioration of roofing materials, eaves and overhangs, doors and windows can also weaken the frame of a 2 structure and further diminish the structural integrity of a building. ti Despite Agency efforts to eliminate blight in the Existing Project Areas, several large portions of these areas a' continue to show signs of significant deterioration and dilapidation resulting from long-term neglect and lack of 0 property owner investment. Additionally, up to one third of the parcels within the Added Areas contain IX 0 structures exhibiting signs of deterioration and dilapidation. This higher percentage is likely due to the fact S that these areas have not had the benefit of redevelopment tools and financial assistance, as is the case with 20 the Existing Project Areas. A possible reason for the lack of investment by property owners may be due to a limited amount of disposable income. As described in Section A of this Report, the median household income ap in Merged Area B is 29.1% less than the median income for the County as a whole. As a result, residents in C the Existing Project Areas and Added Areas are at a significant economic disadvantage and may not have rn enough disposable income to pay for improvements, maintenance, and repairs. M Relationship Between Time and Repair Costs Chart A-1 Structural failures occur G ------------------ ---- N ---------- i N Structure not usable I U --------------------------------------------- O J* N 9 ' ' °u Start of major failures *0 C -------------------------- ------- I Major repair B 000 — �m m Stan of minor failures — 0 � — --- --- — ------ Minor repair N Normal wear A r ---------- ------ ----- -- ---- ---- CL Preventive f Time in years maintenance E E Total cost of major repair(C) y Total cost of minor repair(B) d H Total cost of preventive maintenance(A) U. X PREVENTIVE MAINTENANCE(bottom line)not only costs markedly less in aggregate than repairing al building failures,it reduces human wear and tear. A building whose systems are always breaking or threatening to break is depressing to the occupants,and that brings on another dimension of expense. m This diagram is adapted from Preventive Maintenance of Buildings (New York:Van Nostrand Reinhold, _ 1991),p.3. X W C If proper regular maintenance is not done, first minor and then major failures will result over time, as E demonstrated in Chart A-1. As the cost of renovating the building goes up exponentially over the years, structural failures occur and the building cannot be recovered. However, if preventative maintenance occurs over time minor and major failures do not occur. The process of dilapidation and deterioration can be self- 66 Packet Pg. 882 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report perpetuating. The presence of properties that exhibit signs of deterioration may deter owners of neighboring m properties from improving and maintaining their properties because it appears any benefit that might accrue to R their properties will be diminished or negated due to the condition of surrounding properties. Furthermore, 4 when conditions of deterioration and dilapidation are prevalent throughout an area, it is difficult for a properly v maintained property to attract a buyer or business tenant because the area's degenerating conditions send a message of apathy to potential investors which presents risks in terms of possible decreases in property v values. If these spiraling conditions continue to persist, properties can pose significant and increasing health and safety risks to any residents, workers, and patrons within the Merged Area B. N Author Anthony Downs contends that: o a "...crucial to every neighborhood are prevailing expectations there about future property maintenance and other conditions."19 IX d Downs also states that each owner in an area that is deteriorated, because of a lack of maintenance, expects o that other owners around him/her will not maintain their properties in the future, which will develop "negative expectations"and cause further dilapidation and deterioration in a neighborhood. Oil c Tables A-9 and A-10 summarize the deteriorated and dilapidated structures found in the Existing Project to Areas and Added Areas, respectively, and they identify the specific conditions and number of instances of c deterioration and dilapidation that are present throughout these areas. fn Summary of Deteriorated and Dilapidated Strustures In The Existing Project Areas Table A-9 M San Bernardino Merged Area B W r 40th Central Mt' State Existing Observed Conditions Street City West Vernon Northwest College Uptown Areas N Corridor U Faulty Weather Protection 9 0 88 29 0 37 763 S Broken Window/Door 5 0 31 11 8 19 74 Exposed Wiring 4 0 20 12 0 7 43 0 Broken/Deteriorated Roofing Materials 7 0 66 45 29 38 185 r� Deteriorated Eaves/Overhangs 10 0 69 80 27 35 221 Damaged/Deteriorated Exterior Building Materials 13 0 75 62 4 55 209 a) m Damaged/Deteriorated/Missing Foundation 2 0 3 2 0 1 8 y Misaligned Door/Window 0 0 0 0 0 0 0 2 Roof or Supports Sagging,Split,Buckled 6 0 31 29 11 19 96 m Columns/Walls Split,Leaning,Buckled 0 0 12 1 0 4 17 m Broken/Deteriorated Chimneys 0 0 0 0 0 1 1 N Substd.Ext.Plumbing 0 0 0 2 0 0 2 t Substd Ext.Building Materials 1 0 10 3 0 2 16 O l Poorly Constructed Addition 4 0 38 13 4 21 80 � Garbage/Stagnant Water/Combustable Materials 0 0 13 34 4 2 53 Outdoor Storage/Production 3 0 1 28 0 3 35 E Boarded/Uninhabited Property 5 0 23 81 27 34 170 1 N Total Observed Conditions 69 0 480 432 114 278 1,373 d Parcels With 1 Observed Physical Blight Condition 13 0 69 112 62 55 311 H Parcels With 2.Observed Physical Blight Conditions 21 0 129 119 23 81 373 LL Q Total Parcels With Observed Physical Blight r 34 0 198 231 85 136 684 Project Area Parcels With Structures 178 5 687 913 1,895 656 4,214 Q H % Project Area Parcels With Structures With Observed Physical Blight 191% 0.0% 34.9% 25.3% 4.5% 20.7% 16.2% m 2 'As observed during field survey X 'All observed!physical blighting wndsons occurretl on parcels that had at least one structure on the property, W Source Field Survey July 2010 N E t V A "Anthony Downs, Neighborhoods and Urban Development, 18. Q 67 Packet Pg. 883 oulpjeujag ueS : £8£L) L LOUaQo;oOLZ'ja6jaW 8 8S tjodem wllaJd-1dV214—`d 1191HX3 :luawyoe;3tl n v ao 2 00 of IL a+ or a m Z nn ° � � � dvw ° M � a °Nm on e n °w co A W Q a N N e'l W r N (D a.. p_f' 0 d Z A m Z ' e as '� m W m J C e m Q Q N W W 9 Y e m c as W u cW O v _ e Z cc Q Q a N M rW Z m m Q Q N Z a C7 e m N N °aa m m a Q Q N m w e m y m m �2 �2 ^ I Q Q N m D Q Q N p d D o v D m `o ~ 9 m e m y Q ¢ a mQ e - ', U C m N O N � N y l0 N o N c s m m 4 2 c o ° � '^ D ° m 2200 � x 3 m °- 2 8 N w y m ° a m m y w a &° m o 2 O L Q V C L X N C C O 6 m L d m N > rn`�oo m w E 3 rn o o 'o' 9 oJU `6 c c a n y v n vi a t Z 3:0 O v v O m m m° a m voo n � c d ° Ua �- T o O `m o 5 y w d m o 0 m 'v a E 2 m m c m - N m a Q c m � 3p °a.3oop ?tom cing � N55 m m ma "t °t a E33 m °m °m c � ww �j E m A w o m 'O- m m O1 ° E y °«� y 2 m °o a D m v a m a m W n E E o c m ° x ° m m m a o ° o m 3 E E 3 ` `o N U) wm` wmw moll ¢ om` tn to a Ca - o t°- a m H a $ O $ 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report r The results of the Field Survey indicate that 684 parcels in the Existing Project Areas exhibit deterioration m and/or dilapidation. Of the parcels that were noted during the Field Survey as deteriorated and dilapidated, c approximately 54.5% exhibited two or more serious conditions20 of deterioration. A total of 16.2% of parcels C with structures, or approximately 1 out of every 6 such properties in the Existing Project Areas, were observed a to exhibit serious deterioration and/or dilapidation. The Mt. Vernon Corridor Project Area contained the a highest percentage of properties with this condition, with a total of 34.9% (198 out of 567 parcels) having at least on serious condition of physical blight. Of the 567 Mt. Vernon Corridor Project Area parcels with structures, 69 parcels (12.2%) had one serious condition of blight and 129 parcels (22.8%) exhibited two or , more serious conditions. 0 In the Added Areas, 556 parcels exhibited conditions of deterioration and/or dilapidation during the Field a Survey, representing 29.1% of all parcels with structures. In other words, approximately 1 out of every 3 d properties in the Added Areas with structures were observed to have these conditions. If each Added Area is m viewed individually, between 18.2% and 100% of structures in the Added Areas are deteriorated and/or o dilapidated. c v With the proposed Merger and Amendments, the Agency would have the authority to utilize tax increment m generated from within Merged Area B to address existing blighting conditions irrespective of individual project F area boundaries to help focus on areas that have the greatest need. fb c Some of the more prevalent conditions of dilapidation and deterioration noted during the Field Survey include: rn • Damaged/Deteriorated Exterior Building Materials- Building materials such as stucco, brick, or wood M 00 siding are used to protect a building from the elements. When these building materials are deteriorated, the building is exposed to moisture damage and the accompanying health and safety issues, such as wood rot and mold growth. During the Field Survey, 349 instances of damaged o exterior building materials were observed in Merged Area B. N d • Deteriorated Eaves/Overhangs: Deteriorated and dilapidated eaves or overhangs can pose a serious o health and safety hazard. When eaves and overhangs fall, they can cause bodily harm to occupants of a building, or those near the building. Similar to faulty weather protection, broken windows, and 0 exposed wiring, a single instance of this condition was not considered serious deterioration or r dilapidation. RSG noted this condition only when it occurred with at least one other condition. While rn deteriorated eaves overhangs were observed numerous times throughout Merged Area B, 347 instances were observed when this condition was coupled with other serious physical conditions. m • Broken/Deteriorated Roofing Materials: The roof of a building is meant to provide protection from the elements. When the roof is deteriorating or damaged, this protection is compromised. Moisture t: penetration leads to health and safety issues, including the growth of mold or roof collapse. During a the Field Survey, 434 instances of damaged or deteriorated roofing materials were observed in Merged Area B. E • Broken Windows/Door: Glass from a broken window or door is a safety hazard for occupants of a a building due to broken glass, as well as a safety risk to occupants due to exposure to the elements. F� Similar to faulty weather protection, deteriorated eaves or overhangs, and exposed wiring, a single t` instance of this condition was not considered serious deterioration or dilapidation caused by long- o term neglect. RSG noted this condition only when it occurred with at least one other serious QI condition, as defined above. RSG observed 133 instances of broken windows/doors in Merged Area B. m X X w v E r '0 Serious conditions are those that make the structure unsafe or unhealthy to occupy;conditions noted in the field include broken or deteriorated roofing,damaged exterior building materials,damaged/deteriorated/missing foundation,door/window out of alignment,and Q column/walls split, leaning,or buckling. 69 Packet Pg. 885 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Faulty Weather Protection: This condition refers to a significant lack of weather protection on exterior m walls, windows, or door frames. A single instance of faulty weather protection was not considered m serious dilapidation or deterioration caused by long-term neglect; however, RSG noted this condition only when it occurred with another condition of serious deterioration and/or dilapidation. During the Field Survey, there were 343 documented instances of this condition in Merged Area B. rn • Damaged/Deteriorated/Missing Foundation: A damaged foundation is a major structural problem. n The health and safety of a building's occupants is in serious danger when the foundation is damaged, as the structure is unstable. Doors and windows that are out of alignment, leaning and buckled walls, U and sagging and buckled roofs and roof supports are key indications of an unstable building. RSG o observed 23 instances of buildings with damaged foundations in Merged Area B. g. • Exposed Wiring: The health and safety risks resulting from exposed wiring include fire or electrocution. Similar to faulty weather protection, deteriorated eaves and overhangs, and broken windows, a single instance of this condition was not considered serious deterioration or dilapidation o caused by long-term neglect, RSG noted this condition only when it occurred with at least one other S serious condition. RSG noted 80 instances of this condition in Merged Area B. m F d a0 c n M m M r N N L d 2 Y U 0 N d L d m m rn 0 O CL d K E LLa` LL 0 a� m_ x X W c m E L U Q 70 Packet Pg. 886 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Summary of Deteriorated and Dilapidated Structures in State College Table A-11 0^0 San Bernardino Merged Area B m m Q d Observed Conditions' State College %of Total d Broken/Deteriorated Roofing Materials 29 25% Deteriorated Eaves/Overhangs 27 24% y Boarded/Uninhabited Property 27 24% .o Roof or Supports Sagging,Split, Buckled 11 10% t1 Broken Window/Door S 7% y Damaged/Deteriorated Exterior Building Materials 4 4% y Poorly Constructed Addition 4 4% 0: Garbage/Stagnant Water/Combustable Materials 4 4% 0 Faulty Weather Protection 0 0% 'o Exposed Wiring 0 0% `m c Damaged/Deteriorated/Missing Foundation 0 0% y Misaligned Door/Window 0 0% to Columns/Walls Split,Leaning,Buckled 0 0% m Broken/Deteriorated Chimneys 0 0% to Substd.EM. Plumbing 0 0% n Substd Ext. Building Materials p p% M Outdoor Storage/Production 0 0% Total Observed Conditions 114 100% Parcels With 1 Observed Physical Blight Condition 62 r°y Parcels With 2+Observed Physical Blight Conditions 23 Total Parcels With Observed Physical Blight 0 85 O Project Area Parcels With Structures 1,895 N `m of Project Area Parcels With Structures With Observed Physical Blight 4.5% � m 'As observed during field survey m All observed physical blighting contlitions occurred on parcels that had at least one shucture on the property. m Source:Field Survey July 2010 VI r O CL W Due to the fact that the Agency is proposing to amend the redevelopment plan for the State College Project X Area to extend the plan duration, the CRL requires that the Agency find that significant blight remains in this E project area in order to accomplish this amendment. Therefore, to illustrate the presence of dilapidation and a deterioration within this specific area, the instances of dilapidation and deterioration have been isolated for the I-L State College Project Area as shown in Table A-11. Approximately 4.5% (85 out of 1,895 parcels) of the a parcels with structures in this Project Area were observed to have conditions of deterioration and/or o dilapidation. The results of the Field Survey not only reveals that the Existing Project Areas and Added Areas include deteriorated and dilapidated buildings, but also that there is a nexus between the age of buildings and the X1 buildings that exhibit signs of deterioration and dilapidation. As summarized in Table A-12, parcels with x buildings constructed in 1980 or earlier (31 years or older) constitute over 83% of the deterioration and w dilapidation conditions observed during the Field Survey. Additionally, 54.9% of these properties (39 parcels v with buildings 31 to 50 years old and 527 parcels that have buildings older than 50 years in age) exhibited two E or more conditions of deterioration and dilapidation. It appears that as the age of structures in Merged Area B v increase, the percentage of structures that exhibit one or more condition of deterioration and dilapidation z increases as well. 71 Packet Pg. 887 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Age of Deteriorated and Dilapidated Structures Table A-12 m San Bernardino Merged Area B Q Total Parcels With Parcels With T %of Merged Area B Conditions of Two rn Deterioration %of Observed Or More Observed Parcels with (D Age Category and Observed Deterioration %of Total Conditions of Conditions of Dilapidation Conditions and Deterioration and Deterioration and Observed Dilapidation Z Dilapidation Dilapidation z 0 0-15 Years 6 0.2% 6 0.5% 0 0.0% 0- 16-30 Years 47 1.9% 33 2.7% 10 30.3% 31 -50 Years 166 6.8% 103 8.3% 39 37.9% m 50+Years 1,884 76.7% 927 74.8% 527 56.9% No Data 353 14.4% 171 13.8% 98 57.3% c Total 2,456 100.0% 1,240 100.0% 674 54.4% 'As observed during field survey C All observed physical blighting conditions occurred on parcels that had at least one structure on the property. a) X1 Source:Field Survey July 2010 and San Bernardino County Assessor Data Accessed Via Metroscan Information Service on 11/112010 C R N Dilapidation and deterioration is a natural phenomenon of aging structures when routine maintenance and upkeep is deferred for extended periods of time. By nature, older structures are more difficult to rehabilitate and as structures age rehabilitation becomes more expensive due to the need to bring buildings up to current building code standards. As stated in Stewart Brand's book, How Buildings Learn, What Happens After o They're Built, a lack of maintenance results in buildings becoming unusable, with the threat of structural failure. Brand states that: a 0 �+ "...due to deterioration and obsolescence, a building's capital value (and the rent it can 0 charge) about halves by twenty years after construction. Most buildings you can expect to 1` completely refurbish from eleven to twenty-five years after construction. The rule of thumb about abandonment is simple...if repairs will cost half of the value of the building, don't bother" m It is no surprise that a structure's condition is often directly correlated with its age. The results of the Field m Survey indicate that the majority of dilapidated and deteriorated buildings are located in areas where structures are often 30 years or older. Residents, both owners and renters, may also find it difficult to invest o in rehabilitation due to a limited amount of disposable income. As discussed in Section A, residents in v Merged Area B, particularly in the Mt. Vernon Corridor, Northwest and Uptown project areas, as well as IY Added Areas F, I and L have significantly lower median incomes than the remaining area of the City. Median household income in Merged Area B is approximately 29.1% lower than the County as a whole. The limited a amount of disposable income is a possible reason for the lack of investment in properties; households with F lower disposable income are less likely to be able to pay for home improvements, maintenance, and repairs. LL With the proposed Merger and Amendments, the Agency will have a greater financial flexibility to fund o rehabilitation programs or projects within the proposed Merged Area B, and to mitigate the negative health QI and safety hazards that exist on properties that suffer from serious deterioration and dilapidation. Exhibits A-26 through A-28 map the locations of these deteriorated and dilapidated structures identified during m the Field Survey. Structures that are seriously dilapidated and deteriorated causing unsafe and unhealthy X environments for persons to live or work are generally scattered throughout the Existing Project Areas and w Added Areas. E s U N Q 72 Packet Pg. 888 0ulpjeuj98 ueS : £8£6) 6LoZjagolooLZ'ja6jayy 8 8S iJodaa W!laJd-1dVHa V 1181HX9 auawyoeuV = w of a� a V IL z w cc K u W of 4 44S C !- �I m [7 4°F w W 1 rml o rl lim �1s W t c n< C Orr 4 O < z rQ Q OCp °QZ cc Z x ! HW W 2 t F O �L Fri l F p4 III Z Nr J � W Q e p+ CPO a ¢ u ❑ irvF /// e a u Q >? `o S F = � E a v m o w E m 5 d Di °C W ° ° e w m yaw zr) � o ID 1 = 0u1paeuJ08 ueS : £8£6) 410Ua4o43OLZ'Ja6JeW S SS podaa wIIOJd-1=ItlN0—`d i[SIHX3 :luawyoelltl 0 a rn 2 a0 of � a m N � Y F U W d W C I _ Sc °2f N w W CIO co K d ^ --k W O' OCS i J ACV (K ^ Z Q fG (( o Z v n ( n n £ 0 F6 EL r Q U R V W Y W rt d Y� F'fTL11 t L W v mi 1'�✓t£ r a fJ 7 J = = s r Cle At W art 'I h m sl e a J F6F b m m D g m iv °c_ W z $pp � Ea GS a ay Q Q p 0¢ m Tt F m D a K 0j- ssc��c�� -� m cggs L m y�y 2 m277 W �O-F C V o Hl d `e Z Co i] Q m U , 1 2 Lu y o 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report M M v DETERIORATED & DILAPIDATED STRUCTURES -SOUTHERN PORTION* EXHIBITA-28 a SAN BERNARDINO MERGED AREA B rn NO PROJECI'TAREA ty .� �;—. ADD m 1 RCA ADDED AREA A FC4 y d' ' O , r Auutu �� r... ADDED R ARIA AREA N i ' M DD ❑ in- M UPTOWN o PROJECTAREA N � d C r O U y �I o 1 N 4) DF CENTRALOTYWEST Y p y 2 PROJECTAREA CO M Legend > o a Observed Deteriorated d Dilapidated Structures* K ADDED E ® San Bernardino City AMA .6 Uptown Project E H { T MI.Vernon Corridor Project LL LL 40th Street Project MT,VERNON GI CORRIDOR a Northwest Project PROJECTAREA F State College Project m 2 Central City West Project w -Added Areas E U u:soc� ua ulc i ''Vote -r15 ;, ,tfvad :'awre F!4.11 kill wnr �L sUNe $ l �' Ec r RI 4 Y s>38er srtirw,,15 Depar.merti a,%C�.,R, a 7s Packet Pg.891 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report The following photos and descriptions of buildings in Merged Area B are a sampling of the buildings which In showed significant deterioration and dilapidation as observed during the Field Survey. The remaining photos 0 and descriptions of blighted buildings and properties observed during the Field Survey can be found in 4 Appendix 1. 0 d m L v d 'o L Q m m W 0 c L a C CoL d m C A t� M M r r O N L d O Y V O r N d OI L cN MC MW W y� L O Q d E L Q LL a 0 a� m x X w c aw E r v m a 76 Packet Pg.892 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report C m R d L a v m d 4) 0 L a i d v m 0 C L A C L d m C A to M W th r r O N L d 0 0 U 0 n N Photograph 1 L Q PROJECT AREA: Uptown 2 APN: 0146243160000 M M N This commercial shopping center located on Waterman Ave is boarded and vacant with a red-tagged notice o posted that it is "unsafe and/or unfit for human occupancy." The commercial building clearly exhibits health v and safety risks to potential occupants. The building also exhibits multiple deficient building conditions, such X as deteriorated exterior building materials and a sagging roof. •E� L IL FL LL Q Q Q I- X W C d E r v m a n PacketPg. 893 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m m d L Q n v a L v U d O L a m m S a L cc c L d m W M r r r O N L d 0 O M U 0 r N d OI L T Photograph 2 2 m m rn PROJECT AREA: Uptown o APN: 0140042280000 E Conditions observed at this commercial building located on North E Street included faulty weather protection and damaged exterior building materials. As depicted in the picture, this building exhibits large holes and a cracks in the exterior and shows signs of deferred maintenance with of the fading and chipping paint on the LL upper half of the exterior walls. 0 Q� F- m_ s X w C d E r U A a 78 Packet Pg.894 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report s 0A e E190 Q o a i Q v m O c 'v L m c L v m c m N 00 m M r r O N L d O V O C4 N d Photograph 3 m m PROJECT AREA: Uptown M APN: 0146233150000 rn V O O. This commercial building, located on East Baseline Street, is boarded-up, vacant, and uninhabited. The structure also exhibited severely deteriorated and rotting eaves and overhangs, as shown in this above E picture. L a LL LL m_ x X w c m E L U R ® a 79 Packet Pg. 895 I 9.H.b i I SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS I Preliminary Report. a G d_ v, O L IL Q m °c m L m C y Nf co M r r d 0 O Y O r N V: N O L W Photograph 4 2 m PROJECT AREA: Added Area K W APN: 0138082220000 t 0 0. m This structure located on West 51" Street exhibited multiple conditions of deterioration and dilapidation including faulty weather protection, broken windows, deteriorated and broken roofing materials, deteriorated — eaves, and sagging roof supports. This picture depicts a large crack running along the connection between a the main structure and a soft-story structure. It appears that this portion of the building is breaking off from the LL remainder of the structure. In addition, the picture depicts the damaged roofing materials and eaves above the soft-story structure. of a m x W W 3; c d E t V A Q 80 Packet Pg. 898 SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report co Earthquake Warmtlo" 'k "aw tAsAlk, nreillfareed n13SOIIII~N 00 77 s flurina an eart hqualce. 0 0 rd Lettergrade Card CL t W E a. I-L Photograph 5 U. PROJECT AREA: Uptown APN: 0145033260000 This commercial building on West Highland Ave has a notice posted on it that the structure is an unreinforced X masonry building. The notice further states that it "may not be safe inside or near" the building during an W earthquake. E A 81 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m A m L a d U d O L I a d v i m O C r C L d m C W N M OD M r r r N N L d 0 0 0 O N d Ol L d Photograph 6 m PROJECT AREA: Added Area F ami APN: 0143032360000 r 0 a m This picture depicts a residence with deteriorated exterior building materials and a broken window. In addition, deteriorated eaves were observed on this structure. E L IL FL LL Q Q r m_ x W W Y C E r U R Y_ Q 82 PacketPg.898 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m m i i a d d U d 0 L — a m D (D 0 c 'v L A c v WC R M M M r r r O N L d 0 0 O r N t d �7 L d Photograph 7 2 M PROJECT AREA: Added Area E U) APN: 0268131120000 r 0 0. m This residential structure located on North California Street is boarded-up and uninhabited. w E L a LL Q O Q F m 2 X W :: C N E U U A r V a 83 PacketPg. 899 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report ......._...... m m d L Q a m rn L cd C U d 0 IL co L d v m tr 0 c L A C L d m C A lh M r r .. o Y U O C4 N d L d Photograph 8 m PROJECT AREA: Added Area E U) APN: 0268301170000 r 0 CL m This single-family residence located on West 28th Street is boarded-up and uninhabited. E .6 a LL Q QI H m X W C N E L U A Y Y p a �T84 PacketPg. 900 SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m m m v d rn w U d 'o IL m m 0 c 'v m C m O r r r O N d 0 0 Y U O r N d Photograph 9 PROJECT AREA: Added Area E m APN: 0268314080000 vi r 0 This single-family residence is boarded-up and uninhabited, it also exhibits deteriorated eaves. m E .6 a U. LL a z 0 a' 'm x X w Y C d E t U R r Q 85 Packet Pg.901 SAN BERNARD|N[}MERGED AREA B MERGER&AMENDMENTS Preliminary Report cc CL cc� U) ' ^\/ A�/ ' . /^ �,�°''/ . ' Photograph 10 c 2 PROJECT AREA: Added Area E M APN: 0268315400000 The above picture depicts a boarded-up and uninhabited residence located at West 27th Street. The o^ structure exhibits deteriorated eaves and exposed wiring and presents an attractive nuisance in the X community. Obviously vacant and unattended, this building invites people needing a space to conduct illicit activities. Copper thieves, drug makers, or vagrants could easily occupy this structure and damage 0. the interior to the point where it is unusable for future legitimate residents. : LL LU Pack t Pg. 902� | � � 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m m m Q a) d rn d v 0 a d m O c 13 A F: m m c R N M m M r r N d L O v+ U O N d Photograph 11 O1 d PROJECT AREA: Added Area E m APN: 0268392010000 m co if O This structure, located on Madison Street, exhibits deteriorated eaves, exposed wiring, faulty weather w protection, and deteriorated roofing materials. The deteriorating weather protection enables further and more serious damage resulting from the elements having easy access to roof supports and interior wall E insulation, affecting structural stability and interior air quality. Without rehabilitation, this structure poses a both health and safety risks to the people who occupy it. F LL Q QI H m 2 X W C d E r U R a 87 Packet Pg. 903 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m R d Q m m d U U d O IL m a w z 0 F M m ' M +h O N W N 0 0 O r N d Photograph 12 m PROJECT AREA: Northwest op APN: 0269321280000 w 0 0 M This single-family residence has a posted notice showing an FHA case number and stating it is managed y0 by PEMCO management, meaning the house is owned by US Department of Housing and Urban E Development(HUD) as a result of foreclosure and defaults on a FHA-insured loan. It is HUD's practice to sell properties such as this one in their current state as quickly as possible through the management a company, with the property's market value based on the most recent appraisal. This structure is also a boarded-up, uninhabited, and vacant. m 0 Q m_ x x w c m E z u R Q 88 Packet Pg 904 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m �a m L a d m L d U d O L IL r d 0 c v A y d _ p m R N M O Cl) O N L d W U 0 n N d Ol Photograph 13 m PROJECT AREA: Northwest M APN: 0269321100000 rn C 0 M This picture depicts a single-family residence that is boarded-up, vacant, and uninhabited. E L a LL LL Q a' m x x w c w E r U R w r a �_89 Packet Ply 905 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m m m Q d rn L m V u d .a IL i a a m O c 'v `m c v m C A v) ro M r r O N L d 0 O U 0 n N d Photograph 14 PROJECT AREA: Northwest m M APN: 0139062010000 rn 0 O This picture shows a boarded-up, vacant, and partially demolished single-family residential structure. W Additionally, the property exhibited broken and deteriorated roofing materials, as well as excessive debris E and combustible materials on-site resulting from the demolition, causing safety and fire hazards. d a 1 LL Q d' O Q F m 2 X W C d E t u A Q 90 PacketPg. 906 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report M v A Q m rn m v d 'o IL i m a m D: °c L ti: 41 W C A rn M O M r r O N d UV O N d a L Photograph 15 m m PROJECT AREA: Uptown jj APN: 0146023130000 c CL d This single family residence is uninhabited and has numerous conditions of dilapidation and deterioration, W such as missing interior walls, lack of insulation, missing windows, lack of doors, faulty weather protection, E deteriorated roofing materials and eaves, damaged exterior building materials, deteriorating foundation, and a a sagging roof. LL Q rx 0 F m_ x X W C d E s U R >r Q 91 Packet Pg.907 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS �j Preliminary Report r+' m R m Q v m m Y d .O IL 0 c v n C d m C R N M ro Cl) r r O a 0 U 0 N M N _ 0I d Photograph 16 M m N PROJECT AREA: 40th Street t APN: 0154242380000 c : This commercial retail store, located on Sierra Way, is boarded up and vacant. The roofing material is E deteriorated, with broken and missing materials. The building has faulty weather protection due to deteriorated exterior building materials. The inadequate weather protection will likely further damage the h building's exterior and interior, due to exposure to natural elements. LL Q a 0 m_ x X W C d E r U R Q 92 Packet Pg.908 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Pretiminary Report m m d L "°.. ..:......rte......... Q d c� C Y U 11 a` d a m 0 c 'v L R c L m a c R rA M eo M T r r N L d 0 0 Y U 0 Ci N 0 d O) Photograph 17 m PROJECT AREA: Northwest M APN: 0143023210000 y t 0 CL As shown in this picture, this building exhibits damaged and deteriorated exterior building materials and � faulty weather protection, as well as missing and broken siding. The roofing materials and eaves are E damaged and deteriorated, with missing materials throughout. IL Fi LL Q Q F m K W C d E L U R Q 93 Packet Pg. 909 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m m e a d d 0 -- L - a 0 c v L a c L d m C 1 � .. y yam• l �r'��r��.� _i i ... _:_. to M P P d O L d L Photograph 18 m m PROJECT AREA: Northwest m APN: 0144061390000 y 0 0 a This single-family residential building, located on Garner Ave, exhibited several conditions of deterioration 4) and dilapidation, including faulty weather protection, broken and deteriorated roofing materials, E deteriorated eaves and overhangs, and damaged and deteriorated exterior building materials. Additionally, the property exhibited excessive outdoor storage of vehicles and other materials, as shown a in the above picture. LL Q m 0 Q F m_ x X w c d E L U A Q 94 Packet P 91910 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m m Q f v / d a L cd C Y U N O L a d v d 0 C_ L R C L d m C M Cl) r r h ' � 0 / \ 0 d cm L Photograph 19 m 2 M PROJECT AREA: Northwest m APN: 0144142010000 rn 0 0 CL This boarded-up and uninhabited single-family residential home exhibits multiple conditions of deterioration and dilapidation, including exposed wiring and deteriorated eaves and overhangs. E z L a IL LL Q Q F m 2 X w c m E M U A a 9s PacketPg. 911 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS (� Preliminary Report m R m a a d 'o IL i m a d 0 c 'v m c m m n- c m y Cl) OD 1. c N d « XK U a Al *. N cm N Photograph 20 m PROJECT AREA: Northwest m APN: 0144141210000 v 0 0 CL This dilapidated motel, located on North Mount Vernon Ave, is boarded-up and uninhabited, and has damaged and deteriorated exterior building materials. E .5 IL LL LL Q QI F m 2 W W Y C W E L U t0 w a 96 Packet Pg. 912 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m R d d a L cd C y p U IL m hb d 0 c c to m U) n m M r r r O N L d a 0 y U O N t d L Photograph 21 m m PROJCT AREA: Northwest m APN: 0139053080000 t r CL This deteriorated single-family residential building exhibits broken and deteriorated roofing materials, � specifically a tarp has been placed over a majority of the roof to prevent water intrusion. E 2 L a LL. 0 Q� m_ x W W w c m E z U A Q 97 Packet Pg.973 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m R m Q s m �� rn m U d a i m a 0 v c 7^ m M M r r O N 0) d U 0 d Ol Photograph 22 (D m PROJECT AREA: Northwest m N APN: 0139061090000 This single-family residential building is boarded-up and vacant, and exhibits numerous conditions of a deterioration and dilapidation, including deteriorated eaves and damaged and deteriorated exterior building materials. The property also has a no trespassing sign posted on it. E .E IL IL r LL 0 F m_ x X W :: C m E r U R w r Q 98 Packet Pg. 914 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report R m t Q v v m d • Y U A) O L IL i m z of 0 c_ f Lm c c A to M m M 0 N L d 0 Q Y U Q N d m Photograph 23 PROJECT AREA: Added Area E m M APN: 0268402010000 rn This picture shows a structure located on Glenview Avenue with several conditions of deterioration and o dilapidation, including substandard exterior building materials. The exterior building materials include corrugated metal and plywood. Additional conditions of deterioration and dilapidation include exposed wiring, E broken and deteriorated roofing materials, broken windows, and deteriorated eaves. L a r a 0 a m x X W c d E r U R Q _ 99 PacketPg. 915 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m Faulty or Inadequate Sewer Utilities R According to Section 33031(a) (1) of the CRL, faulty or inadequate sewer utilities may cause unsafe or 4 unhealthy conditions in buildings in which people work or live. Damaged, broken, or blocked sewer lines can M cause raw sewage leaks and spills which may create unsanitary conditions in the adjacent buildings and a streets. Raw sewage leaks and spills which pollute groundwater sources pose significant risks to the health m and safety of the adjacent community as well as the entire watershed region.27 Certain diseases, such as Norwalk Virus22 or Giardiasis23, can be contracted by coming into contact with or ingesting water or infected seafood that has been contaminated by raw sewage. Additionally, blocked or broken pipes can cause 'o backflow, in many cases damaging structures, adversely affecting the interior climate and air quality of a structures, and necessitating costly repairs.24 a 25 m The San Bernardino Department of Public Services ("DPS") inspects and maintains the sewer systems m throughout the City. Issues related to sewer system functions are brought to the attention of the DIPS either o: through complaints or through a proactive inspection process that seeks to inspect every sewer line in the °c City over a five-year period (2008-2012). The DPS has provided RSG with the inspection reports for sewer lines in Merged Area B from the last four years; these reports describe deficiencies and severity of issues c encountered during both complaint-driven and routine inspections. m Damage to the sewer pipes is categorized as severe, moderate, or light damage and the differences are m explained below: N M • Severe Damage—Single or multiple instances of broken pipes, large fractures, large or medium m offsets of connection joints, or significant pipe deformation that requires more than just a superficial fix and possibly a replacement of an entire pipe section. 0 • Moderate Damage—Single or multiple instances of holes, cracks, small fractures, small joint offsets, N or removable pipe obstructions that can be remediated by inserting a new pipe lining or pipe cleaning .a device. Moderate damage does not require pipe replacement but signifies that the existing pipe may ° U need to be replaced in the future. 0 Light Damage—Single or multiple instances of small cracks, small pipe obstructions, or sagging or r slightly deformed pipes that can easily be remediated through manhole access. rn m While severe damage to sewer pipes is most pressing (sewage is literally seeping into the ground), ga moderately and lightly damaged pipes can only be superficially fixed so many times before they too need to m be replaced. Many of the inspections showing severe damage were for pipes that had been previously N inspected and had shown moderate damage, but had now progressed to severe damage due to age or lack o of repair. The presence of significant damage suggests that the sewer system will need large scale a investment, be it sooner or later, to provide a reliable service that is integral to City's viability. With a sub-par tr sewer system, businesses will be reticent to locate to or stay in the City and property values will continue to E stagnate and decline. (See discussion of property values on page 157). a Table A-13 summarizes the damaged sewer pipes uncovered via DIPS inspections that were conducted from F 2007 through 2011 in the Existing Project Areas and Added Areas. Chart A-2 and Table A-13 show the G rr 0 F_ " Overflow Emergency Response Plan Spill Plan.City of San Bernardino.Accessed at http://www.ci.san- m bemardino.ca.us/civicaffilebank/blobdload.asp?BIobID=7151 = 22 Information on the Norwalk Virus can be found on the California Department of Health Website- W hftp://www.cdph.ca.gov/Healthlnfo/discond/Pages/Norovirus.aspx 2'Information on Giardiasis can be found on the California Department of Health Website- m http:llwww.cdph.ca.goy/Healthlnfo/discond/Pages/Giardiasis.aspx E 24 City of San Bernardino Wastewater Collection System Master Plan Report.(2002).Prepared by PSOMAS for the City of San Bernardino Public Works Department. ;? -- 95 City of San Bernardino Municipal Water Department Fats, Oil, and Grease(FOG)Control Program.City of San Bernardino Water Q Department.Accessed at http://www.ci.san-berardino.ca.us/civicatfilebank/blobdload.asp?BIobID=4125 100 Packet Pg. 916 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report instances of all damage types by area, outline the length of affected pipes, and provide cost estimates to m replace the severely damaged pipes. a Summary of Damaged Sewer Pipes Chart A- 2 a San Bernardino Merged Area B d U 90.0% m O 80.0% a 70.0% d 60.0% K 50.0% o ■Area Pipes with Light Damage 40.0% ° `m 30.0% t ■Area Pipes with Moderate 0 20.0% Damage 10.0% 1 A E - ■Area Pipes with Severe Damage 0.0% Do Qo�c �eyw o``aD� Peed Pte p`eG P`eeF P`eeN Peat M J ao�r o� c ,e�co v U 0 Note: Exsting Project Areas and Added Areas not shown in Chart A-2 did not have any observed damage. N `m Summary of Damaged Sewer Pipes Table A-13 01 San Bernardino Merged Area B N Feet of Sememly Damaged Pipes m Total Feet of Total Feet of Total Feet of m Severely of Area Cost To Replace Moderately %of Area Lightly %of Area CA Damaged Sewer at$1,000 per Damaged sewer Damaged Sewer 2007 20H 2009 2010 Sewers Pipes foot Sewers Pipes Sewers Pipes O O. existing Areas 2,317.6 1,089.8 968.8 16,907.9 21,284.0 4.4% $21,284,036 12,993.6 2.7% 7,556.4 1.6% ) Uptown 2,317.6 590.1 0.0 14,277.9 17,185.6 16.4% $17,185.586 10,699.4 10.2% 4,189.5 4.0% E Northwest 0.0 499.7 359.9 2248.4 3,107.9 3.5% $3,107,941 1,560.1 1.8% 2,642.8 3.0% T IL Mt.Vemon 0.0 0.0 608.9 381.6 990.5 0.8% $990.509 734.0 0.6% 724.0 0.6% ~ Corridor LL Q Added Areas 0.0 0.0 1,232.3 1,824.2 2,866.8 3.7% $2,866,666 3,496.2 3.3% 4,12TA 3.8% AresH 0.0 0.0 1,232.3 0.0 1,232.3 26.2% $1,232,331 1,143.2 26.1% 1,305.2 29.8% Oi Area 0.0 0.0 0.0 935.8 935.8 11.3% $935,783 1,154.5 13.9% 1,416.8 17.1% Q Area 0.0 0.0 0.0 6885 688.5 8.9% 5688,451 1,197.5 15.4% 603.4 7.8% F- m Area F 0.0 0.0 0.0 0.0 0.0 0.0% $O 0.0 0.0% 350.0 4.2% _ Area 0.0 0.0 0.0 0.0 0.0 0.0% s0 0.0 0.0% 237.0 18.1% X Area K 1 0.0 0.0 0.0 0.0 1 0.0 0.0% $0 0.0 0.0% 215.0 2.3% 1 11J r C Merged Amy 1 2,317.6 1,089.8 2,201.1 16,632.1 1 21,140.8 4.1% $24,140,602 18p88.7 2.6% 11,ea].8 2.0% E Note'Exsling Project Areas and Added Ames not shown in Chad A-2 did not mom any observed damage. _ V Score MSaneema mPo de ntofft kSenrcea5e rim( mft SM7-3411 Z Q bw 101 PacketPg. 917 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Existing Areas m Over 21,000 feet (4.4%) of sewers in the Existing Project Areas were observed to have severe damage since v 2007. The Uptown Project Area has a significant amount of severely and moderately damaged pipes (almost Q 28,000 feet combined). The Existing Project Areas not shown in Table A-13 (i.e. 401h Street, State College, a and Central City West) had no record of observed damage. However, according to DPS staff, City-wide inspections are still in process and it is very likely that there are more damaged pipes that have yet to be 5 discovered in the Existing Project Areas. U Most instances of serious damage were uncovered in 2009 and 2010 and have not yet been repaired due to c the significant costs of pipe replacement. According to the DPS, installation of new sections of pipe can range a- from $500 to $2,000 per foot, depending on the difficulty of the installation. Assuming a midrange cost of $1,000 per foot, replacing severely damaged pipes in the Existing Project Areas would cost approximately $21.3 million. Considering the current 3 year (2010-11 through 2012-13) Capital Improvements Budget for sewer repairs and extensions is $5.1 million (roughly $1.7 million a year), the City does not have sufficient °c revenues to replace the severely damaged pipes in the Existing Project Areas. "o `m Added Areas d Over 2,800 feet of sewers in Added Areas H, L, and C were observed to have severe damage since 2007. m Severely damaged pipes represent 28.2%, 11.3%, and 8.9%, respectively, of all the pipes in these areas. The other Added Areas (i.e., Added Areas A, B, D, E, G, I, M, and N) did not have any reports showing severe damage, however, according to DPS staff, City-wide inspections are still in process and it is very likely that more damaged pipes that have yet to be discovered. As in the Existing Project Areas, most instances of damage were uncovered in 2009 and 2010 and have not yet been repaired due to the significant costs of pipe replacement. According to the DPS, installation of new N sections of pipe can range from $500 to $2,000 per foot, depending on the difficulty of the installation. `m Assuming a midrange cost of$1,000 per foot, replacing severely damaged pipes in Added Areas would cost c approximately $1.2 million, $936,000, and $688,000, respectively, for Added Areas H, L, and C. With the O current 3 year (2010-11 through 2012-13) Capital Improvements Budget for City-wide sewer repairs and N extensions being $5.1 million (roughly $1.7 million a year), the City does not have sufficient revenues to replace the severely damaged pipes in both the Existing Project Areas and the Added Areas.. d Exhibits A-29 through A-31 on the following pages show the locations of the damaged sewer lines in both the Existing Project Areas and the Added Areas. 00 m rn 0 0 a d o! 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W C = G NORTHWEST PROJECTAREA `�''.-��. �. j It ADDED AREA N ' I O AID CD a AREA �._ - d irl - I � JYytf ' - 0 f15SrG+C r � � 1120 --tr a0ut0 ADDED r-- ARCA ?i C AFI'A ( N M 4 4 j A rp y m it r. -. - - LFMWN r PROJECTAREA o JZ CENTRAL OITY WEST ek . v O PROJECTAREA ,, Q O u n N CA Legend v . t m Q San Bernardino City o� a Vf Uptown Project c a MI.Vernon Corridor Project ADOW 40th Street Project .a'A _ '} E Northwest Project E li State College Project LL MT,VBRNON Central City West Project COMIDOR p -Added Areas PROJECTAREA QI Damaged Sewer Lines m — Severe = x w — Light and Moderate c d U Vet u:x us U.J. 1 .Sourco. So,-,Hcx^ardd)c G15 Dewar eni 1412 ecf Dccorima;r, E ""' ^emp Dressar 3 ldeHee tn�.. amD i�ni r L) 10 Q 105 PacketPg. 921 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Faulty or Inadequate Water Utilities op Section 33031(a) (1) of the CRL states that faulty or inadequate water utilities may cause unsafe or unhealthy conditions in buildings in which people work or live. Inadequate water utilities can affect the health and safety Q of building occupants by causing deficient flow of water to fire hydrants, placing building occupants at v particular risk in the event of a fire. rn d Deficient Fire Flow The Water Facilities Master Plan ("WFMP") prepared for the San Bernardino Municipal Water District ("SBMWD") in 2007 identifies many specific locations where the existing infrastructure is deficient for the o purposes of providing emergency water in the event of a fire. Thirteen of these are located in the Merged y Area B. According to the SBMWD, one of these deficient areas has been remediated, leaving twelve deficient a': areas remaining. Below is a summary of the locations with inadequate water facilities within Merged Area B, the issues involved, and the Costs26 to remediate the fire flow deficiencies. m 0 c L A Location Project Area Description m c Existing distribution facilities along Gardena Street are in Gardena Street inadequate to meet commercial fire flow requirements. between 5th and 7th Added Area K Adding 1,300 feet of new 8 inch line at an approximate M Streets cost of $156,000 next to an existing 6 inch line is needed to correct the deficiency. 0 N L Q 0 The existing 4 inch line on Belleview Street is not u between Street capable of delivering the industrial fire flow requirement O between Rancho Mt. Vernon p g q to this area. Approximately 1,100 feet of new 12 inch a and Pennsylvania Corridor pipeline at a cost of $132,000 is needed to correct the Avenues deficiency. IM C3 m The existing 4 inch lines in this vicinity are not adequate m Sepulveda and to deliver residential fire flows. Approximately 1,400 feet o Lugo Streets north Uptown of new 8 inch distribution lines are required, costing v of Highland Avenue $168,000. E E L a I- 28th Street from Existing 4 and 6 inch lines are not adequate to deliver a California Avenue Added Area E residential fire flows in this vicinity. Approximately 2,200 Y to Gardena Street feet of 12 inch line, at a cost of$264,000 are needed. Q I— m_ x W w Y C d E L U 29 The WFMP quotes the replacement cost for new 8-inch pipe at$120 per foot.The cost to install new 12-inch and 20-inch pipeline Q sufficient for fire-Flow will be significantly higher. 106 Packet Pg.922 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m Existing 4 and 6 inch lines are not adequate to deliver m State Street south of 19`"Street Northwest residential fire flows in this vicinity. Approximately 1,300 Q feet of 8 inch line are needed, costing about$156,000. o rn v Lincoln Avenue Existing 4 and 6 inch lines are not adequate to deliver west of California Northwest residential fire flows in this vicinity. Approximately 1,000 d 'o Avenue feet of 8 inch line, at a cost of$120,000, are needed. a` m 16`h Street from Medical C Existing 4 and 6 inch lines are not adequate to deliver Center � Northwest&Added required residential and commercial fire flows in this ° Drive a S c Massachusetts Area I vicinity. Approximately 1,900 feet of 12 inch line are needed, costing about$228,000. Avenue d m Magnolia Avenue Existing 4 and 6 inch lines are not adequate to deliver in between Turril and Added Area I residential fire flows in this vicinity. Approximately 1,300 MAvenuesn feet of 8 inch line at$156,000 are needed. M The existing 6 inch line along Sierra Way is N Sierra Way between m inadequately sized to meet commercial fire flows in that 40th to 44t"Streets 40 Street area. 1,400 feet of 12 inch line is costing $168,000 c required to eliminate this deficiency. 0 N th The existing 6 inch line is inadequately sized to meet 40 Street between ,n commercial fire along 40 th Street. 1,900 feet of 12 inch d Sierra Way and 40 Street line, at a cost of $228,000, is required to eliminate this Waterman Avenue deficiency. m rn 0 0 The existing 6 inch line is not capable of delivering fire v 40th Street from F flows to the commercial users in that area. Street to Electric Added Area B Approximately 3,000 feet of 12 inch diameter line is — Avenue needed in this area and will cost an estimated a $360,000. r LL Q Low pressures could be experienced here during high Q Morgan Road and demand and fire flow conditions. Increasing the system Brookfield Avenue State College ties in a few locations on Morgan Road and Brookfield 00 in the Sycamore Avenue is needed to alleviate the deficiency. w Subzone Y C d E L The approximate cost to remediate all the fire flow deficiencies in the Merged Area B totals $2.2 million. The responsibility of paying for most of the upgrades falls upon the private developers who wish to build in these G 107 PacketPg.923 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report areas, due to increased demands on infrastructure capacity. According to the San Bernardino Fire m Department, property owners are responsible for the cost of installation of fire hydrants as well as the delivery facilities to those hydrants that serve their property. The additional cost of upgrading these pipelines, which Q currently must be borne by the developer, may prevent the redevelopment of these properties, therefore o prolonging the safety hazards resulting from deficient fire flow. rn Properties that are served by the inadequate water facilities are at a significant risk of damage from fire. As 2 the WFMP identifies pipelines that need to be added or enlarged to increase fire flow to a general area, it can be assumed that the properties that are adjacent to the inadequate pipelines are the most at risk. Table A-14 d below identifies the properties that are adjacent to the inadequate pipelines and do not have access to nearby Q larger pipelines in the event of a fire. LL Q m Parcels At Risk From Deficient Fire Flow Table A-14 0 0 S San Bernardino Merged Area B n Total#of Area No. of Parcels At Risk Parcels % v 40th Street 66 227 29% m Mt. Vernon Corridor 31 1,437 2% in Northwest 85 1,460 6% State College 94 3,431 3% co Uptown 8 1,129 1% Added Area B 11 21 52% Added Area E 121 660 18% N Added Area 1 61 416 15% Added Area K 29 236 1206 c Y Total 506 O r Source:2007 City of San Bernardino Water Department Water Facilities Master Plan N d At least 506 properties in Merged Area B are at risk due to deficient fire flow from inadequate water facilities. rn This analysis includes only those parcels adjacent to the inadequate pipelines. As shown in Table A-14, over � 10% of all parcels within the 401h Street Existing Project Area, as well as Added Areas B, E, I and K, have ca inadequate water utilities causing deficient fire flow. This represents more than 1 out of every 10 properties in M these areas. It is important to note that this is a conservative estimate, as there are many parcels that are r neither in proximity to any larger pipelines and are only close (not immediately adjacent) to inadequate O o. facilities that were not included in this analysis. The maps in Exhibits A-32 through A-34 show the locations of � the parcels that are at risk due to fire flow deficiencies. E 2 IL IL r LL Q Q H m 2 X W Y C d E M U m >r Q 108 Packet Pg.924. oulpjeujag ueS : £8£6) 64oZjagoaooLZ-jeOiaw 8 8S podam w!lald-1=IVUa d 1181HX3 :yuawgoLUV n � N Of S m (D Y F 0 ' Y W in. O CD a: W C Q E _ ¢ . C;5 v m `` 3 K W d = T1M1 �U 1 lj z x r°a I m OEM � a Ii CY t z mg F y Or° 6t L U r° Cr fL ti � Z O W e7 co ~ ww 1 )14"K = V u~vi K a� - O 2 LL rL J a n U) lz 0 At � m W C a B LL C3 m i ,c = o a ) 2 & s y m =° J z r 5 o S W m °e aw szt5 :3 Wlo oulpaeuja8 ueS : £8£6) 6LOUa9o3oOLZ'jaBjeW S SS yodou w!laJd-1:]VN4 V ilalHX3 :auawyoe44V � N Ol S d Y VI F z C o a W z w a E r z cc w ZW x co 3F � Cm cc Q °rU q U W << d 4r �tl U . 1 a �a cc °s w 2 80 p ti z cc ZO W ca n z ~ GGS uu_ Q Q u¢ V 6Z° KK W W Q a uj U W 4� >r LL W LL � v w �.I co — M m w a O Q w a o LL W LL O 4L OOq f 0 f z0V 0 u, Q sa A � � z ago 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m PARCELS AT RISK FROM SUBSTANDARD FIRE FLOW - SOUTHERN PORTION EXHIBIT A-34 a SAN BERNARDINO MERGED AREA B NORTHWEST - �_ -..r:+a-:r ; a. 'S " .-,•L PROJECTAREA ADS o ae w �a rc ALO.J'. w r .+ o- iI DCD v uA d ki ci u _ Inn N At ti;l:0 !. atn C ADDED 3 ADDrO m ARPA ARCA C R Y Do o i Do � M UrMWN a- i PROJECTAREA c ar. .. _ w CENTRAI.CITY WEST a PROJECTAREA Drt _U Q u O _.......-,.._.uwc C4 N Do k. A r to w m Legend e o EaA - Parcels Near Substandard Fire Flow a m ADDED W San Bernardino City y A� E Uptown Project r d W.Vernon Corridor Project LL MI',VIIRNON 40th Street Project CORRIDOR Q Northwest Project PROJECTAREA Q State College Project m Central City West Project K Added Areas w c v U,_-. L r, us u.:: r Soirce. Sox,,9cr7arooc GJS Denariv:oni N^�'mac,ca'imcri, E ""� ^&m-r L�res;ar&1daKee irrc., arra iSA; � U N .r .r Q 111 PacketPg. 927 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Construction Vulnerable to Seismic or Geologic Hazards ap According to CRL Section 33031(a)(1), construction that is vulnerable to serious damage from seismic or geologic hazards is a physical condition of blight causing buildings to be unsafe or unhealthy for persons to Q live or work. In 1986, California chaptered Senate Bill 547 requiring every jurisdiction in Seismic Zone 4 to inventory its buildings constructed of unreinforced masonry by 1990, to adopt a loss reduction program, and rn to report progress to the Seismic Safety Commission. The City lies within Seismic Zone 4, and has two major fault lines—the San Andreas and San Jacinto Faults—running under the City. The last significant earthquake on the San Jacinto Fault occurred in 1968 and had a magnitude of 6.5. There have been no major quakes on the South Branch San Andreas Fault in recent history. Both of these faults are considered by the USGS to •o be overdue for a major earthquake, and are both capable of earthquakes measuring more than 7.5 on the a Richter Scale 27. Within the next 30 years, the USGS predicts that there is a 59% chance of a 6.7 or larger earthquake occurring on the Southern San Andreas Fault, and a 31% chance of a 6.7 or larger earthquake m occurring on the San Jacinto Fault. Structures lacking modern earthquake-resistant design present health X and safety risks in the event of seismic activity. The City's Building Department maintains the list of °c unreinforced masonry("URM")buildings throughout the City. v An ordinance establishing a program for mitigation of seismic hazards associated with buildings containing URM bearing walls was adopted by the Mayor and Common Council in 2006.28 The purpose of the In Ordinance is to minimize the potential collapse of buildings that are not earthquake safe. The Ordinance is only applicable to buildings that contain at least one URM bearing wall.29 As depicted in Table A-15, there are in 56 non-retrofitted buildings on the City's URM list in the Existing Project Areas. There are no URM buildings within any of the Added Areas. Of the non-retrofitted URM buildings in Merged Area B, two have been vacant M for more than one year. According to the City Ordinance, these buildings cannot be occupied until they have been successfully retrofitted. While this reduces safety risks during earthquakes, it also perpetuates increased vacancy rates, which is another indicator of blight, as described in the Vacancy and Lease Rates N Section. m Additionally, 20 (36%) of the 56 non-retrofitted URM buildings were observed to have some form of visible o dilapidation or deterioration during the Field Survey. These deteriorating structures were all built before 1950, U with most built before 1935. The age and observed condition of the structures indicates that property owners N of these old, deteriorating, and seismically unsafe structures are not maintaining the buildings, nor is there incentive to do so in the future due to prohibitive costs at a time when property values in the areas are rn severely depreciated (as described in later sections of this Report). More specifically, the current cost of retrofitting a URM building generally exceeds $25,000 and is a deterrent to siesmic retrofitting.3' According to m Agency staff, the Agency previously allocated $150,000 to a fund to help defray the cost of retrofitting URM m buildings within the City, but the fund was eventually closed without any of the funds being used. Property rn owners indicated that, despite the Agency support, the cost of retrofitting the URM buildings remained too 0 high. CL E a UL LL a 0 al t— m X w c v 31 USGS,Forecasting California's Earthquakes,April 14,2006, hftp�l/pubs.usas.gov/fs/2008/3027/ft2OO8-3027.pd . E 28 The"Hazard Mitigation Reduction in Unreinforced Masonry Buildings"was adopted by City Council on February 21,2006. 39 City of San Bernardino"City of San Bernardino Municipal Code"http://www.ci.san- w bernardino ca us/civics/filebank/blobdload.aso?BloblD=2554. Q 30 Chris Richard,"Seismic Safety on Shaky Ground,"The Press Enterprise,March 31,2008. 112 Packet Pg. 928 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Unreinforced Masonry Buildings Table A-15 m San Bernardino Merged Area B Observed Deterioration Q APN Address Area Land Use and Dilapidation 0138042170000 658 Mt Vernon Ave Mt.Vernon Corridor Motel Yes rn 0138115040000 538-540 Mt Vernon Ave Mt.Vernon Corridor Motel No ar 0138043120000 648 Mt Vernon Ave Mt.Vernon Corridor Retail Store No 0138043120000 646 Mt Vernon Ave Mt.Vernon Corridor Retail Store No i1 0138043140000 630 Mt Vernon Ave Mt.Vernon Corridor Retail Store No v 0138043170000 610 Mt Vernon Ave Mt.Vernon Corridor Retail Store Yes 0 0138043180000 602 Mt Vernon Ave Mt.Vernon Corridor Retail Store No d 0138283370000 196-198 Mt Vernon Ave Mt.Vernon Corridor Retail Store No > O 0138292200000 139 Mt Vernon Ave Mt.Vernon Corridor Retail Store No 0139081100000 1023 Baseline St Mt.Vernon Corridor Retail Store No 0139291490000 791 Mt Vernon Ave Mt.Vernon Corridor Retail Store Yes O 0138192010000 1199 5Th St Mt.Vernon Corridor Retail Strip Center Yes O 0138124210000 1142 5Th St Mt.Vernon Corridor Service Garage No R 0139113540000 1007 Mt Vernon Ave Mt.Vernon Corridor Service Garage Yes E 0136011040000 1111 St Mt.Vernon Corridor Unknown Yes m 0138043130000 644 Mt Vernon Ave Mt.Vernon Corridor Unknown No O 0139282540000 700 Mt Vernon Ave Mt.Vernon Corridor Unknown No R 0139072240000 1101 Mt Vernon Ave Mt.Vernon Corridor Vacant No to 0138292150000 1278 Rialto Ave Mt.Vernon Corridor Warehouse No M 0143023110000 2180 Cajon Blvd Northwest Retail Store Yes a0 M 0143043120000 2016 Mt Vernon Ave Northwest Retail Store No 0144191380000 1337 Mt Vernon Ave Northwest Service Garage Yes r 0143023110000 2176-2178 Cajon Blvd Northwest Unknown No p 0149222170000 346 Highland Ave Uptown Church Yes N 0145241010000 456 Baseline St Uptown Market No d 0138271020000 1067-1071 3Rd St Uptown Office Yes 0 0140151340000 973 E St Uptown Recreational Building No O O 0138273030000 981 3Rd St Uptown Restaurant No N 0140051010000 48SA95 Baseline St Uptown Restaurant Yes 0145211530000 1395 E St Uptown Restaurant Yes 0149222160000 338-340 Highland Ave Uptown Restaurant No `y 0138273020000 981 3Rd St Uptown Retail Store Yes 0140031450000 1156 F St Uptown Retail Store No m 0140041040000 1194-1198 Acacia Ave Uptown Retail Store No N 0140041040000 553-555 Baseline St Uptown Retail Store No 0140042090000 1152-1156 E St Uptown Retail Store No `O 0140051170000 1177-1183 E St Uptown Retail Store No N 0140051350000 1001 E St Uptown Retail Store Yes 0: 0140071240000 281-291 Baseline St Uptown Retail Store No E 0140091160000 290 Orange St Uptown Retail Store Yes v 0145033410000 339-349 Highland Ave Uptown Retail Store No d 0145055010000 1956 E St Uptown Retail Store Yes LL 0145231270000 652 Baseline St Uptown Retail Store No Q 0145231280000 676 Baseline St Uptown Retail Store No 0145232310000 632 Baseline St Uptown Retail Store Yes 0145241070000 1233-1235 E St Uptown Retail Store No Q 0146014130000 123 Highland Ave Uptown Retail Store No 0149222150000 334-336 Highland Ave Uptown Retail Store No m 0149222180000 352 Highland Ave Uptown Retail Store No = X 0149222220000 384-390 Highland Ave Uptown Retail Store No W 0138273080000 270-2741 St Uptown Retail Strip Center Yes " 0145232360000 608-624 Baseline St Uptown Retail Strip Center Yes y 0138271020000 1065 3Rd St Uptown Service Garage Yes E 0145033420000 331-333 Highland Ave Uptown Service Garage No 0149221200000 472-474 Highland Ave Uptown Unknown No 0134112050000 3451St Uptown Vacant No Q Source:San Bernartlinp GIS Department 113 Packet Pg. 929 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report A report on URM buildings prepared by the USGS in 2008 states that URM buildings have performed poorly m in earthquakes due to their"inherent brittleness, lack of tensile strength, and lack of ductility."31 According to the Northern California Chapter of the Earthquake Engineering Research Institute ("EERI"), with unreinforced masonry, walls tend to disconnect from buildings and fall outward, sometimes causing the building to collapse a during earthquakes. EERI further claims that, "URM failures have been responsible for deaths in California Earthquakes since at least 1868, and as recently as Loma Prieta in 1989 and San Simeon in 2003." A secondary seismic concern within Merged Area B is liquefaction. Liquefaction is defined by the US d Geological Survey as a "physical process which can occur during an earthquake [in which] clay-free soil deposits (primarily sands and silts)temporarily lose strength and behave as viscous fluids, resulting in ground a. failure." This "has been the cause of considerable damage during earthquakes." Large sections of the Mt. v Vernon Corridor, Northwest, and 40th Street project Areas fall within a high-risk liquefaction zone, as do portions of the B, F, I, K, L, and M Added Areas. The area is high-risk due to its location within the regional °c groundwater basin known as the Bunker Hill Basin. Due to the unique hydrogeology of the Bunker Hill Basin, v the western portion of the basin in and around the Downtown area of the City can be characterized as an artesian aquifer and has been designated as a"Pressure Zone" by the U.S. Geological Survey. Uniquely high groundwater levels in this western part of the basin have created structural problems in the past from water damage to subterranean structures.32 Liquefaction is an ongoing risk in the event of an earthquake in the in area. Groundwater management agencies in the area must therefore carefully balance basin replenishment and extraction activities to maintain lower-risk groundwater levels. M The locations of URM buildings in Merged Area B relative to the San Jacinto Fault and high-risk liquefaction zones are shown in Exhibits A-35 through A-37. n m 0 U 0 N d 01 d Co m O O. d E a LL Q 0 QI I— m X W C d E 3' R.Hess"Unreinforced Masonry(URM)Buildings" The ShakeOut Scenario Supplemental Study, United States Geological Survey, May 2008. a Y "San Bemardino Valley Water conservation District,Municipal Service Review(2003),p.3. Q 114 Packet Pg. 930 oulpieu.ia9 ueS £8£l) 66OZaago3oOLZ'ja6jaw 9 9S yodam wllaJd-ld`d21O V 1191HX3 auawgaelitl Q M a+ a m Y Y z U z °a a W E Q a E F, n as .� m *. 3 ND w Oa- mw �a w =_i IBM o m ., 8 a G < W pro t cc a a Q Ki L _ •- .9 W , m S Z t ♦ T } �O w f o� o w EL _ r o r i qq f 0 Z 14_ I l Z r. 7 V -wi C / p a O W m o^ y U Z Ei C �.... ._. . Qp4: u m t3 w eL n 1° oulpjeuja8 ueS : £8£L) L LOUa4olooLZ-jeBjow 8 8S ljodau w!lBJd-I=I"O—`d ilglHX3 7uawyoe}4y w n m x m � a Y d "Y W 0 d 0 Z L to W C M i LL W d z Q ZM [� i m cc a[ Q arm �a n o a< a 1-7 r z W U r p a Z c Z 4 O v W 1..1Vi W m Q VI ama a[ lIY. W W 4 ' a -j [ z s a Z c[ �� K W F U r_ h Z IZ y s e[ a Z Q K v LI yo gs m' s a, W �C L C �n u m W O �O zOq V S OOa I- O Z 2 P _ WQ' s10 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m m UNREINFORCED MASONRY BUILDINGS - SOUTHERN PORTION EXHIBIT A-37 SAN BERNARDINO MERGED AREA B w NORTHWEST �,�; -;-�•_•� rc . PROJECT AREA r:cctni AruA y ADDED O AREA d .• j I � t O ADDCD ' �— ADDED ARPA 9-- AREA .• C J Do I_.. — _ 5 M m - UPTOWN r PROJECTAREA o L DR r O Vj Y d O CENTRAL CITY WEST Legend PROJECTAREA M b m 41 Unreinforced Masonry Buildings CO it ,Il,A Fault Lines a t _ O 0. High Liquefaction Risk ADa nt ° IY San Bernardino City A WA E d Uptown Project I IL MI.Vernon Corridor Project k j+ a.� ` LL 40th Street Project MT.VNtNON COMIDOR `. �� Northwest Project PROJECTAREA K„ Q F State College Project ,`A„ op Central City West Projects x -Added Areas w � C d utr. �oWCas.'=sn defP6FtlIr�Uly L;lu��paRmu!,!, L,.5Y3S,arC�Sf{J ,C U Ai w Y Q 117 PacketPg. 933 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m m Conditions Hindering the Viable Use or Capacity of Lots or Buildings a Pursuant to CRL Section 33031(a)(2), a building's or lot's viable use or capacity may be prevented or substantially hindered by substandard, defective, or obsolete design or construction given the present general rn plan, zoning, or other development standards. For the purpose of this analysis, viability is defined as "capable of working, functioning or developing adequately and financially sustainable"." U d O L a Substandard Lot Sizes and Shapes Chapter 19 of the Municipal Code, referred to as the City of San Bernardino Development Code ("Development Code")sets forth the building requirements and zoning regulations to assure that development throughout the City is safely achieved. The purpose of the Development Code is to provide minimum 0 building, construction, and development standards by zoning designations throughout the City. These S provisions are enforced to protect the safety, health, peace, and general welfare of the public, as well as A ensure orderly development throughout the City. m Tables A-16 and A-17 present data on the lots within Merged Area B which do not meet minimum lot size m requirements based on development standards established in the Development Code ("Substandard" lots). h Based on zoning designations, the Development Code requires that lots meet minimum size requirements in order to be developed. Buildings on lots which do not meet these minimum standards may remain; however, if M these lots were to be subdivided and redeveloped they would need to meet the current standards. In the Existing Project Areas: 0 N 37% of commercial lots and 33% of industrial lots are Substandard, of these `m a 27% are undeveloped/vacant,additionally U none of the vacant Industrial(IL) lots meet the minimum lot width to be developed, and the 0 vacant commercial lots show a development feasibility gap of$24,801. rn L Cd C In the Added Areas: in m 61% of commercial lots and 85% of industrial lots are Substandard, of these m r 17% are undeveloped/vacant, additionally m none of the vacant Commercial (IL) lots in Added Areas I & K, meet the minimum lot width to be E developed, and the 6 vacant industrial lots in Added Area E show a development feasibility gap of$132,188, and it (- vacant commercial lots in Added Area B show a development feasibility gap of$47,076. LL Q o: 0 I The following two graphs show the percentage of commercial and industrial lots which are substandard, in the F Existing and Added Areas. Several of the Added Areas do not contain any substandard lots and where thus ap not included in the graphs. Additionally, exhibits A-38 through A-30 illustrate the location of Substandard lots X throughout Merged Area B. w c d E r U R 3a "Viability." Merriam-Webster's Collegiate Dictionary. 10"ad. 1998 Q 118 Packet Pg.934 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report to m Percent of Added Area Commercial& Industrial Lots which Q are Substandard a m m 100% m 90% 80% U d 70% O 60% d 50% y 1z 40% K 30% p 20% S 10% m C 0% ` d Added Added Added Added Added Added Added Added AllAdded m Area Area Area Area Area Areal AreaJ Area Areas m N N Note:Added Areas A,D,H,L,M,and N are not show n because they do not include any Substandard Lots. M r r 0 N L d a Percent of Existing Area Commercial& Industrial Lots which are Substandard 0 r N 100% � d 90% Q 80% 2 70% m in 60% In 50% p Q 40% W 30% E 20% N 10% a F 0% Q 40th Street Mt Vernon State College Uptown Existing Project Corridor Areas 01 Q N Note:Central City West is not included since no lots in the Project Area are substandard. m S X W C d E s v m Y Y Q 119 PacketPg.g35 ouipjeujag ueS £S£N LLOZaa4olooLZ-joBjeW 8 SS Uodaa wiIaJd-i:ivma v iialHX3 auewyoelltl W x o� �+ a d N Y Wz d N d ZWy 22! q cc CW C ! 4 T Q W d _ cc q w hp W Q O I C r !f Y W w Y �'.� m W Q S Y L 4 cc cc c W �- s y� t W OIIe �tT O J{r < O OCO z rQ _ 4Q Q °�II mRj3 (L cc tII Q Y 11 LY t t0 ._ Z W z " 0 ° _ n IL z 19 i w x Oa z � Q n a a ❑ ' -' E Z K g a cr Z Q V CD m D m1 �Rl�ll air Aw � ifiWOON -k "s Ults OFF i �1r In • d` `` HIM Ail IN r ■ ' II 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m m m SUBSTANDARD LOTS - SOUTHERN PORTION EXHIBIT A-40 a` SAN BERNARDINO MERGED AREA B d NORTMkEBT _� PROJECTAREA AREA AREA DE G > c y W y d I W _ 0 i�•i l�0 i - d ADUbu " + ADDED - m A FA —�.. - AREA K 7 fA i r" r. i UPTOWN r low 1'��' r �.� • PROJECTAREA c N C r — w a H en r iJ - - +-.b•. O 'f 4Y U C• � L rn CENTRAL LO WEST 7 -. - ca v PROJECTAREA w m O Legend ° D, ADOW - Substandard Lots A HjA j E d Uptown Project J` d Mt.Vernon Corridor Project LL MT.VERNON Q 40th Street Project COMIPOR p Northwest Project PROJECTAREA State College Project F 7 m Central City West Project X W =Added Areas c m c u:�a i ua ur. . "n..rcn� AdR!�na^a.�,Sen r3wnxrninn Cf4- ::"r?^,AMrrw.t E A}n L V A a 122 Packet Pg.938 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Substandard Commercial & Industrial Lots Table A-16 m San Bernardino Merged Area B Number of Total umber of Percentage a` Inadequate Number Vacant of Vacant Project Area Zoning Lots of Lots' Percentage [inadequate Lots Inade uate Lots 40th Street Commercial 28 89 31% 7 25% °7 Industrial 0 0 0% 0 0% Total 28 89 31% 7 25% � 'o CCW Commercial 0 8 0% 0 0% a Industrial 0 0 0% 0 0% Total 0 8 0% 0 0% s m Mt Vernon Corridor Commercial 247 536 46% 64 26% o Industrial 115 467 25% 49 43% E V Total 362 1,003 36% 113 31% c Northwest Commercial 93 362 26% 27 29% m Industrial 69 170 41% 38 55% c Total 162 532 30% 65 40% N M State College Commercial 11 179 6% 2 18% M Industrial 0 35 0% 0 0% Total 11 214 5% 2 18% 0 Uptown Commercial 396 897 44% 78 20% w Industrial 71 104 68% 14 20% c Total 467 1,001 47% 92 20% t 0 O Existing Project Areas Commercial 775 2,071 37% 178 23% r Industrial 255 776 33% 101 40% y Total 1,030 2,847 36% 279 27% m 2 'Total lots include only commercial and industrial lots Residential lots were not included. Additionally,195 Special Purpose District lots(public 19 facilities),Water District lots,and Railroad lots were not included because they do not contain minimum lot standards. m f� Source:First American MetroScan Information Service 8 San Bernardino City GIS O Q d K E Q LL LL a 0 al m x X w a C d E r O R w O a 123 Packet Pg.939 oulpieuiag ueS : £8£L) L6OZjegojooLZ'ja6jaW g SS uodaa WIIOJd-.L=i"a V IISIHX3 :luawyoeUv a ° e of L a F 0 c o Y Z c m � 3 o e '° e - * ° o ° a J a D Z w � _ E ° A ad a m o mom o 0 o m o m o a o 0 0 0 0 0 o N m c a > > °m J u z W u a m ° ° N N E o $ o m o o o b o 0 0 0 0 0 m m m Q b W d c G m p y ry w cc V E J z , cW Z w C O q E v Jy p , n � z c u Wa m m m m m m m ° E c d v 0 d o u m m e `a m c E " E y E N E -' . E E w • E m • 3 E w _L° E 3 E o 3 E 3 E w 19 E . 3 E o 3 Z '.. o a' o oao o D o oao o D' O oao o D N H F N • 4 a A W A W A W a a D a D a D D m � w� A a ® A m o 0 0 °\°\° °u�j a n o o °\°\° m y y o u y 3 LL c w F m > w `m Z c Q5 y _ o ooe v e . 04 o 0 0 $ g u i " E 3 = o � E J s 9 w q , m Z � m N y y C L d O O O O m O m N O H o o O 004 �2 O O O O O '9 3 J O W m o m c m m m m m m m m m E E 0 .N 'c N c c @ 3di E O) E 9 E m E 8 E 9 E 9 E m E 3 E 8 k� m 2 V � -9 12 s� m A a R d N 2 b a` a a` Qi a m D D D D D D D D e E U) 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Of the Substandard commercial and industrial lots, which are currently developed with buildings, RSG m observed that approximately 7% of these buildings were vacant, as shown in Table A-18. A building was considered vacant if it had at least one vacancy or was uninhabited. Many of these buildings were smaller, which likely contributes to reason they are vacant. Q m rn Substandard Commercial& Industrial Lots with Vacant Buildings -Existing Areas Table A-18 San Bernardino Merged Area B U v Substandard Lots with Developed Buildings Vacant Percentage p Commercial Industrial Total Buildings Vacant (L 40th Street 15 0 15 5 33% y Central City West 0 0 0 0 0% v Mt.Vernon Condor 171 59 230 5 2°h 0 Northwest 52 43 95 29 31% 5 a State College 9 0 9 2 22% � Uptown 269 56 325 6 2% E Existing Project Areas 516 158 674 47 7% m c Source:First American MetroScan Information Service&San Bernardino GIS R h M Financial feasibility and development viability of substandard lots M Industrial Lots 0 N Substandard vacant industrial lots were examined in both the Existing Project Areas and the Added Areas. M Vacant lots were specifically examined to see if their development is being hindered by their inadequate size u and shape, based on the current development standards imposed by the Development Code. o n N In the Existing Project Areas, 49% of the Substandard industrial zoned lots are vacant. In the Added Areas, specifically Added Area E, 15% of the Substandard industrial zoned lots are vacant. To determine if these lots can be developed, an analysis was performed using the minimum development standards set forth by the sa Development Code. This analysis was used to determine if Substandard vacant industrial lots can be m developed based on their size and shape, and if they can be developed is it financially feasible to construct a m hypothetical industrial building on them. Table A-19 shows the development standards used for this analysis. U) 0 CL d E Ira` h Q Q� I— m_ X W c v E L U R Q 125 Packet Pi.941 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Site Code Requirements for IL Zone Table A-19 m' San Bernardino Merged Area B d a Minimum Width Requirements s 63 feet rn v Side Setback 10 feet Front Setback 10 feet o Rear Setback 10 feet a` Structure Height(Maximum) 50 feet Lot Coverage (Maximum) 75% Parking Stall Lengths 19 feet w Parking Stall Width 9 feet °c Back-Up/Driveway 24 feet .6 Assumes standard property was an interior parcel 1 Requirements do not take into account the actual width of the building m 'Assumes a 90-de ree arkin stall Source:City of San Bernardino Municipal Code R (A m The financial feasibility of development on Substandard industrially zoned lots was examined for Industrial Light ("IL") land use zoning designations. IL zoned lots were selected because they are the most prevalent Substandard industrially zoned property in Merged Area B. One of the two Added Areas with industrially c zoned properties, Added Area E, has Substandard industrial lots, all of which are zoned IL. Table A-20 N shows the median lot and building size for Substandard IL lots in the Existing Project Areas and the Added a Areas. The minimum lot size requirement for IL zoned lots is 20,000 square feet. As shown in Table A-20, ° the median size of Substandard industrial lots in the Existing Project Areas is 7,405 square feet or 63% less O than the required lot size. For the Added Areas, the median size of Substandard industrial lots is 7,841 N square feet or 61% less than the required lot size. As described previously, Substandard lots represent 49% d and 15% of the parcels which are vacant in the Existing Project Areas and Added Areas, respectively. Substandard Industrial Light IL Zoned Lots Table A-20 m San Bernardino Merged Area B rn Existing Project Areas Added Areas a (Square Feet (Square Feet) tr Median Lot Size 7,405 7,841 E Median Building Size 1,200 915 .@ a` Percentage of Inadequate Lots that are Vacant 49% 15% t~i Q Source:First American MetroScan Information Service&San Bernardino GIS p al H County Assessor parcel maps were used to identify the most prevalent dimensions and shapes of m Substandard industrial lots in each of the Existing Project Areas and Added Areas, and to see if those lots are z of irregular shape and/or size. These lot sizes and dimensions were compared to the zoning code IXLI requirements for IL lots. In order to develop a building on an IL zoned lot the Development Code requires a c minimum lot width of 63 feet. The Development Code also requires a 10-foot setback on each side, a parking E stall length of 19 feet, and a width of 24 feet for back-up/driveway areas. E U Interior lots and lots which are adjacent to a street require different development standards. In an effort to be conservative, RSG used an interior lot for this analysis because the requirements for interior lots are less a 126 PacketPg.942 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report stringent. Additionally, interior lots are the most common IL zoned Substandard lots within the Existing m Project Areas and Added Areas. The analysis also assumed 90-degree parking stalls for the sites, thus m d allowing the easiest vehicular circulation. Site maps were also created in order to determine the maximum 4 building size which could be developed on the IL zoned lots within the Existing Project Areas and Added a d Areas, given the current development standards and size and shape of the lots. � m Existing Proiect Areas U As identified in Table A-16, three of the Existing Project Areas, Mt. Vernon Corridor, Uptown, and Northwest, 'd ii contain industrial Substandard IL lots. In order to determine the development viability of these lots RSG a` examined the lot widths of all vacant lots, which are shown in Table A-20. > m v Lot Width for Substandard Vacant IL Zoned Properties Table A-21 0 San Bernardino Merged Area B a L M F d Project Area Lot Width In c Mt. Vernon Corridor Project Area 50-60 feet Northwest Project Area 58-63 feet U town Project Area 50-60 feet M Spume:First American MetmScan Information Service&San Bernardino GIs 0 The minimum lot width requirement, as set by the City in the Development Code, is 63 feet. Substandard industrial IL lots in both the Mt. Vernon Corridor and Uptown Project Areas have lot widths ranging from 50-60 s feet, and in the Northwest Project Area lot widths range from 58-63 feet. As shown in Table A-21, the lot 0 width for Substandard industrial IL lots in all three of the Existing Project Areas are not wide enough to O develop a building, based on the standards set forth in the Development Code. These lots are extremely `I narrow, to the extent that no building can be constructed on them, based on the development standards set forth in the Development Code. The small size and irregular shape of these lots does not allow them to be m developed, unless they were consolidated. no Added Area E m r As identified in Table A-17, one of the Added Areas, Added Area E, contains Substandard industrial IL lots. Of a these lots, 15% are vacant. RSG reviewed the lot dimensions of these lots and determined that they could be Q developed, unlike the three Existing Project Areas identified previously. Substandard industrial lots for Added E of Area E have similar site dimensions and configurations, thus a representative lot was used as a median lot to E further determine the feasibility of future development. A site plan, see Map A, was created in order to a` determine the maximum building size which could be developed on this median lot, based on the development standards from the Development Code. Table A-22 identifies the development which can be a constructed on a Substandard lot within Added Area E. a ¢i m_ x X W c m E s U 10 Y Q 127 Packet Pg.943 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Development on Median Substandard Lot in Added Area Table A-22 n' San Bernardino Merged Area B a Type of Square Parking Loading rn Building Footage Spaces Spaces d Added Area E t 2-story 6,000 12 spaces 1 space U d ' Median Lot(APN 0268-453-06)representative of all FL zoned parcels in Added Area E o Source:San Bernardino Muncipial Code and San Bernardino G/S a d W As shown in Table A-22, the median Substandard industrial IL vacant lot in Added Area E can be developed W with, at most, a 2-story building of 6,000 square feet with 12 parking spaces and a loading space. O c 'v L m c L to c R N M ap M r r O N L d 0 V V 0 N L d 10 L cQD G m m y� L CL d IY L IL FL LL 0 al h m x x w C C d E r v m >r a 128 Packet Pg.944 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report 90' m m MAP A: I-L ZONE T 14' P 14' 2 a ADDED AREA E a m rn o d U d O (L` � Loading Zone � 0 v 0 Two Story, c v A c d m r c 6,000 SF m 19' a U)m M W O M V7 `� 0 L d Min 12 0 O U Pa king O n v Spaces °� m Required cc) m rn r 0 o. m E o a F LEGEND U. a Building Coverage, maximum of Q Minimum Parking Space Size, 01 10,125 Square Feet(Code 9' by 19'(Code 1924.060(3)(0)) < 19.08.030(1)(A)) Minimum Street, Side and Rear m_ Q Required Loading Zone, minimum of Setback Distance, 10'(Code = 15'wide (Code 19.26.040(2)) 19.08.030(i)(A)) w ® Minimum Driveway Width, 24' c (Code 19.24 060(5)) to' 10' 50' t—� E Based on Added Area EAPN 0268.453-06 r L U Q 129 PacketPg. 945 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report A development pro forma for a hypothetical building the representative median Substandard IL lot was m prepared for Added Area E to determine if it is financially feasible to develop or reinvest on lots of this nature while maintaining profitability. A development pro forma was also prepared for an adequately sized industrial a IL lot. The pro formas show that investment in new development on these lots is not financially feasible o because the revenues resulting from these buildings would not cover the costs to construct the buildings, while development on adequately sized lots is feasible. In other words, there is a project feasibility gap for projects constructed on Substandard sized lots in Added Area E, because of the development restrictions placed on those lots by the Development Code. W The pro formas employ the income approach to valuation. Project feasibility is determined by subtracting the 0 total development costs from the project value. The development feasibility gap of the project as well as the a developer's equity contribution has been analyzed in order to assess the feasibility of the project. Marshall 'm and Swift Valuation Manual, as well as our experience with similar projects throughout California, were used m to estimate building shell costs for both of the industrial uses. On-site and off-site, financing, as well as other indirect costs were generated from current market rates or RSG's database for like expenses. Operating 0 income and expense assumptions were based on review of local area real estate professionals and RSG's experience with projects of the proposed scope and scale. Based on information obtained through CBRE and c Colliers International, average lease rates in the City were utilized; the assumed rental rate for IL was $1.15 m psf/month. Industrial rental rates can vary greatly within the City based on the type, age, and use of the r building. For this analysis it is assumed the building would be used for light industrial or research and m development purposes. The buildings would command a higher than average rental rate based on these uses and the fact that the building would be new. Larger lots would typically contain larger manufacturing or distribution facilities, however, based on the smaller size of the lots it is reasonable to assume higher value light industrial or research and development companies would be the ultimate tenants. 0 The pro formas, shown as Tables A-23 and A-24, illustrate economic analyses of the cost, revenues, and N economic return on capital invested to develop a median sized Substandard IL zoned lot in Added Area E. a The pro formas assume the representative lot as laid out in Map A. A pro forma for a lot that is adequately u sized is shown in Table A-23, demonstrating the feasibility gap between an adequately sized vacant lot, O (Table A-24) and a Substandard one. The lot coverage factors, maximum heights, and parking requirements 1r identified in the Development Code were used to determine the building size which could be developed on `m these Iots.34 The IL zone allows for a lot coverage maximum of 75%. Parking requirements, which vary by building size, significantly constrain development on Substandard sized lots and make development infeasible Z to achieve. The pro forma for the Substandard sized lot uses a 1 space for every 500 square feet of building m square feet ratio, while the adequately sized lot pro forma can utilize a parking ratio of 1 space for every 1,000 w square feet of building due to the different development standards for a lot which is adequately sized. t Subterranean parking is infeasible, for the median sized Substandard lots because these lots are too small to CL accommodate adequate ingress and egress, as well as parking stalls. The pro forma presented as Table A-23 represents the development of a light industrial or research and E development building located on a 13,500 square foot lot, the median lot size for Substandard IL vacant lots a in Added Area E. The minimum standard set forth in the Development Code for this type of development is h 20,000 square feet. This development is infeasible because development costs exceed the value of the ILL project by $138,188; therefore, this project is not financially feasible. Furthermore, equity financing for would o make up 27.2% of the financing. a The pro forma presented as Table A-24 represents the development of an IL light industrial or research and development building located on a 20,000 square foot lot, which is the minimum standard set forth in the m Development Code. The analysis concludes that the development would be feasible and would produce an X additional profit of $68,742 for the developer, which is in addition to the typical developer fees already w c m E r U R Development Code Chapter 19.06 details CG-1 standards and Chapter 19.08 details IL standards. Q 130 PacketPg.946 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report included in the pro forma. Aside from additional profits, analysis shows that equity financing would make up m 13.1% of the financing. Equity is the portion of a project's financing which is not provided by conventional @ financing (typically bank financing), and must be provided by a different source, usually the developer. Since the developer is the typical contributor of the equity financing Q p yp' q y g portion, it is more attractive and less risky to -0 develop a property with a lower equity contribution. a L The pro formas shown in Tables A-23 and A-24 indicate that it is not economically feasible to develop Substandard IL lots in Added Area E. However, the same pro formas show that it is economically feasible to develop lots which are adequately sized. In order for the development of a Substandard IL lot to become v economically feasible, lot consolidation would need to occur to increase the size of the lots to the minimum Q size allowed in the Development Code. Additionally, amount of equity financing is substantially greater a (13.1% vs. 27.2%, more than a 100% increase)for the Substandard lot. Equity financing is typically provided v by the developer of a project, thus the higher the equity contribution the less desirable the project is. x 0 c a L @ C d Q7 C N M W M O N L 0 U 0 N d m L cd G m m �y L 0 Q E a` F u- o: 0 r m_ x x w c 0 E L U w w Q 131 Packet Pg. 447 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Substandard Industrial Lot in Added Area E-Pro Forma Table A-23 m San Bernardino Merged Area B m d Site Characteristics Q Lot Square Feet 13,500 Lot Coverage Maximum 0.75 rn Maximum Number of Stones 2.0 to Parking Area 4,400 Spaces(@ 400 SF per space) 11 U Building SF per Space 500 4r Industrial Building(S.F.) 6,000 0 a Project Cost SF/UNITS/SP PER SF/SP TOTAL Acquisition Costs 13,500 $5.00 $67,500 y Total Acquisition Costs $67,500 d CONSTRUCTION: O Olfsite/Infrastructure/Utilities 13,500 $8.00 $121,500 S Site Costs(including landscaping) 13,500 $2.00 $27,000 Parking(Surface;per space) 11 $1,350 $14,850 m C Industrial Building Cost(Finished) 6,000 $65.00 $390,000 y Contractor Fee 8 General Conditions 8.0% $7.38 $44,268 m Contingency 5.0% $4.98 $29,881 C ro Total Construction $104.58 $627489 to Total Land 8 Construction $694,999 M ao %of $per Bldg. ah SOFT COSTS: construction So.Ft. IQW A8E/Consultant Fees 5.0% $4.61 $27,668 Public Permits 8 Fees 2.0% $2.32 $13,900 N Insurance,Legal 8 Accounting 4.0% $4.18 $25,100 v Taxes 1.2% $1.04 $6,255 a O Marketing 2.5% $2.61 $15,687 U Developer Fee(G&A/Profit) 12.0% $12.55 $75,300 0 r Contingency 5.0% $1.37 $8,195 �! Total Soft Costa 27.4% $28.68 $172,105 d d FINANCING: � Construction Interest(18 months)60% 6.5% $6.25 $37,530 03 Financing Fees 3.0% $3.49 $20,941 m Equity(18 months)40% 12.0% $6.24 $37,459 Tool Financing $15.99 $95,930 O C Total Project Cost $160.51 $963,034 d K E Industrial Rental Income O Gross Annual Rental Income 6,000 s.f. $13.80 $82,800 d (Less):Vacancy 8 Collection 5.0%of Gross Income $4,140 I Gross Effective Income $78,660 LL Q Operating Expenses 7.5%of Gross Effective Income ($5,900) �I Property Management 3.0%of Gross Effective Income ($2,360) Q Reserves 5.0%of Gross Effective Income $3,933 H Total Expenses ($12,192) m Net Operating Income $66,468 X IL Cap Rate 8.00% Total Project Revenue $830,846 N (Less)Development Costs (963,034) E Profit/(Feasibility Gap) $132188 AS Source:See ntlix 3-Pro Forma Sources.r Msumbons Q 132 PacketPg. 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Adequate Industrial Lot in Added Area E-Pro Forma Table A-24 m San Bemardino Merged Area B m m Site Characteristics Lot Square Feet 20,000 y Lot Coverage Maximum 0.75 Maximum Number of Stones 2.0 m Packing Area 7,200 Spaces(@ 400 SF per space) 18 Building SF per Space 1,000 m Industrial Building(S.F.) 16,800 C Project Cost SF/UNITS/SP PER SF/SP TOTAL j Acquisition Costs 20,000 $5.00 $100,000 0 Total Acquisition Costs $1001000 d !Y CONSTRUCTION: O Olrsite/Infrastmcture/Utilitiee 20,000 $9.00 $180,000 C Site Costs(including landscaping) 20,000 $2.00 $40,000 Parking(surface;per space) 18 $1,350 $24,300 C Industrial Building Costs(Finished) 16,800 $65.00 $1,092,000 a`+ Contractor Fee&General Conditions 8.0% $6.36 $106,904 m Contingency 5.0% $4.30 $72,160 Total Construction $80.20 $1515364 U) Total Land&Acquisition $1,615,364 M ro M %of $per Bldg. 77 SOFT COSTS: construction Sc.Ft. i9w A&E/Consultant Fees 5.0% $3.98 $66,815 C Public Permits and Fees 2.0% $1.92 $32,307 N Insurance, Legal&Accounting 4.0% $3.61 $60,615 N Taxes 1.2% $0.87 $14,538 0 Marketing 2.5% $2.28 $37,884 v Developer Fee(G&A/Profit) 12.0% $10.82 $181,844 Contingency 5.0% $1.17 $19700 Total Soft Costs 27.3% $24.63 $413,703 d m d FINANCING: Construction Interest(18 months)60% 6.5% $5.19 $87,230 m Financing Fees 3.0% $3.19 $53,675 m U) Equity(18 months)40% 12.0% $5.22 $87,656 t Total Financing $13.60 $228,560 O. N Total Project Cost $134.38 $2,257,628 0: E Industrial Rental Income v Gross Annual Rental Income 16,800 s.f. $13.80 $231,840 IL (Less):Vacancy&Collection 5.0%of Gross Income $11,592 H Gross Effective Income $220,248 LL Q Operating Expenses 7.5%of Gross Effective Income ($16,519) �p Property Management 3.0%of Gross Effective Income ($6,607) QI Reserves 5.0%of Gross Effective Income $11,012 Total Expenses ($34,138) m Net Operating Income $186,110 = X Cap Rate 800% W Total Project Revenue $2,326,370 (Less)Development Costs ($2,257,628) E L Profit/Feaslblli Gap) $68.742 @ © « Source:See Ap eMix3-RO FOmre Sources arMASa ons Q 133 Packet Pg. 949 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m Commercial Lots m L Substandard vacant commercial lots, in the Existing Project Areas and Added Areas represent 25% and 40% v respectively. An analysis of lot size, shape, and financial feasibility, was performed for vacant commercial ° lots, using the minimum development standards set forth by the Development Code, in order to determine is g these lots can be developed.Table A-25 shows the development standards used for this analysis. V N 0 Site Code Requirements for CG-1 Zone Table A-25 San Bernardino Merged Area B 0 c Minimum Width Requirements 2 42 feet c L d Rear Setback 0 feet 00 c Front Yard Setback 10 feet Structure Height(Maximum) 30 feet Lot Coverage(Maximum) 50% M Parking Stall Length 3 19 feet Parking Stall Width 9 feet c N L d 'Assumes property was not abutting a Residential Land Use District o 2 Requirements do not take into account the actual width of the building O0 'Assumes a 90-degree parking stall N L Source:City of San Bernardino Municipal Code L d The financial feasibility of Substandard commercially zoned lots were examined for Commercial General to ("CG-1") zoning and land use designations, which were selected because they are the most prevalent m Substandard commercial lots in both the Existing Project Areas and the Added Areas. More specifically, CG- 1 represents 45% and 60% of all Substandard commercially zoned lots in the Existing Project Areas and o Added Areas, respectively. Table A-26 shows the median lot and building size for Substandard CG-1 CL properties in the Existing Project Areas and Added Areas. The minimum lot size requirement for CG-1 zoned lots is 10,000 square feet. As shown in Table A-26, the median size of Substandard commercial CG-1 lots in E E both the Existing Project Areas and the Added Areas is 6,970 square feet or 30% less than the required lot a size. As described previously, in the Existing Project Areas 40% of the commercial zoned Substandard lots F� are vacant and in the Added Areas 25% are vacant. U. IX ¢I H F3 _ x X w c m E s U O ¢ 134 Packet Pg. 950 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Substandard Commerical General (CG-1)Zoned Lots Table A-26 m San Bernardino Merged Area B d a Existing Project Areas Added Areas v (Square Feet) (Square Feet) Median Lot Size 6,970 6,970 Median Building Size 1,443 945 d 0 Percanta a of Inadequate Lot that are Vacant 40% 25% Q. Source:First American MetroScan Information Service&San Bemardino GIS m 0 c v County Assessor parcel maps were used to identify the most prevalent dimensions and shapes of these commercial lots in each of the Existing Project Areas and Added Areas, and these lot sizes and dimensions were compared to the zoning code requirements for CG-1 lots. In order to develop a building on a CG-1 m zoned lot, the Development Code requires a minimum lot width of 42 feet. The Development Code also R requires a 10-foot setback on each side, a parking stall length of 19 feet, and a width of 24 feet for back- `.n up/driveway areas. M In an effort to be conservative, RSG assumed the commercial CG-1 lot used in the analysis was not adjacent to residential uses, because the requirements for commercial properties not located next to residential uses are less stringent. For example, commercial lots adjacent to residential uses must have an additional 10 foot N setback either on the side or the rear of the lot. The analysis also assumed 90-degree parking stalls for the a` sites, thus allowing the easiest vehicular circulation. Site maps were also created in order to determine the o maximum building size which could be developed on the CG-1 zoned lots within the Existing Project Areas 0 and Added Areas, given the current development standards and size and shape of the lots. N m rn d m m rn L Q CL d E n`. F- LL Q <Y O QI H m 2 X W C d E L U r Q 135 Pack etPg. 951 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Development on Median Substandard Commercial Lot in Existing Project Areas Table A-27 m San Bernardino Merged Area B rn d Q Maximu v d Lot Width Building Type of Square parking Spaces Loading (Feet) Width Building Footage Spaces 0 (Feet) U All Existing Project Areas 50 7 2 story 2,300 9 1 v O Added Area B' - - 1 story 2,000 8 1 a` Added Area C 3 50 - 2 story 3,700 15 1 Added Area 1` 40-58 - - - - - Added Area K` 40-58 - - - - - t All CG lots in Existing Project Areas have similar sizes,configuration,and conditions.Therefore,a median lot is representative for All Existing Project Areas(APN O 0154-252-14) S APN 0154-841-07 is a median parcel representative of all inadequate CG lots within Atltletl Area B. M 2 All vacant lots CG lots in Added Area C E `Many of the lots only have 413-foot width and therefore cannot be developed unless back-up on the street O no Source:San Bernardino Municipal Code and San Bernardino GIS G M (n C7 M The minimum lot width requirement, as set by the City in the Development Code, is 42 feet. As shown in Table A-27, Substandard lots in the Existing Project Areas have lot widths which are wide enough to develop r°t the lots. Along with all of the Existing Project Areas, the State College Project Area was specifically examined. RSG found that the lot widths of commercial CG-1 lots in the State College Project Area had a lot o V- width of 50 feet, consistent with the other Existing Project Areas. O 0 In the Added Areas, Substandard lots in Added Area C are wide enough to develop the lots. Substandard lots in Added Areas I and K have lot widths ranging from 40 to 58 feet, however, the vast majority of the lots in Added Areas I and K have a 40-foot width and therefore, cannot be developed, based on the standards set `m forth in the Development Code. m Substandard commercial CG-1 vacant lots for all of the Existing Project Areas have similar site dimensions ca and configurations, thus a representative lot was used as a median lot to further determine the feasibility of t future development. A site plan, see Map B, was created in order to determine the maximum building size a which could be developed on this median lot, based on the development standards from the Development 0 Code. As shown in Table A-27, the median Substandard commercial CG-1 vacant lot can be developed with, E at most, a 2-story building of 2,300 square feet with 9 parking spaces and a loading space. Many of the Substandard commercial lots are also irregularly shaped, which makes them difficult to develop. The Q. Substandard commercial lots in the Existing Project Areas are wide enough to construct a building on, as I-i shown in Table A-27. However, it will be shown in the proceeding section that the irregularly narrow shape of a these lots constrains their development. Due to the irregular narrow shape of these lots a long narrow o building would need to be constructed on the lots. The irregular shape of these lots restricts the size of the Q1 building which can be constructed, based on other requirements, such as parking and setbacks. As will be shown in the following section, the reduced building sizes for these lots makes it economic infeasible to m develop them. X w c d E L O re Q 136 Packet Pg. 952 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m m m Q d 50' MAP B: CG-1 ZONE ° (44TH STREET PA) U U • Story O 2,300 Square Foot Building L N j U d K O C R Loading Zone m c m m M ro M O N L d M 19 24' o U (] r b� Min. 9 LEGEND ° Parking M Building Coverage, maximum of m Spaces 3,375 Square Feet(Code co P 19.06.030(1)(A)) C .• [� Required Loading Zone, minimum of o Required 15'wide (Code 1926040(2)) *' D Minimum Driveway Width,24' E (Code 19.24.060(5)) m CL 0 Minimum Parking Space Size, H 9'by 19' (Code 19 24.060(3)(D) a ® Minimum Street Setback Distance, oI 10' (Code 19,060.030(1)(A) Q m_ 10' 10' 50' x X U.1 c Based on APN 0154-252-14 E r U R Q 137 Packet Pg. 953 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report As previously discussed, only one of the Added Areas, Added Area C, contains Substandard lots which could m be potentially developed, given the current development standards set forth in the Development Code. As m shown in Table A-27, the majority of the Substandard commercial lots in Added Areas I and K are not wide 4 enough to develop with a new building. These lots are extremely narrow, to the extent that no building can be a constructed on them, based on the development standards set forth in the Development Code. The o Substandard commercial lots in Added Area C are wide enough to construct a building on, as shown in Table A-27. However, it will be shown in the proceeding section that the irregularly narrow shape of these lots constrains their development. Due to the irregular narrow shape of these lots a long narrow building would need to be constructed on the lots. The irregular shape of these lots restricts the size of the building which v 0 can be constructed, based on other requirements, such as parking and setbacks. As will be shown in the a` following section, the reduced building size for these lots makes it economically infeasible to develop them. >: Substandard commercial CG-1 vacant lots in Added Area C have similar site dimensions and configurations, thus a representative parcel was used as a median lot to further determine the feasibility of future of development. A site plan, see Map C, was created in order to determine the maximum hypothetical building °c size which could be developed on this median sized lot, based on the development standards from the Development Code. As shown in Table A-27, the median Substandard commercial CG-1 vacant lot can be `m developed with, at most, a 2-story building of 3,700 square feet with 15 parking spaces and a loading space. m c m y M ro M O N d O U 0 r N N N m m N t= O a m E a LL Q D QI H m 2 X W C v E L U t0 Q 1.38. Packet Pg. 954 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report 50, m m 0 MAP Ct CG-1 ZONE ADDED AREA C Two Story rn d 0i � U (7 Q O a d v d Loading Zone = v `m c d m c N n 19 24' ro CDC M v O N d 4+ O U Q ry N Min. 15 LEGEND d Parking m (♦ Building Coverage, maximum of m Spaces 4,925 Square Feet(Code cn 19.06 030(1)(A)) t 0 O Required Loading Zone, minimum of CL Required 15'wide (Code 19.26040(2)) Of C� Minimum Driveway Width, 24' E (Code 19.24 060(5)) d a U Minimum Parking Space Size, LL 9'by 19'(Code 1924.060(3)(D) a IX EM Minimum Street Setback Distance. 10'(Code 19.060.030(1)(A) a F m 10' 10' 50' X i w I— r c ° Based on APN 0152-162-13 E U R w w a _ 139 Packet Pg. 955 9.H.b SAN BERNARDINO MERGED AREAS MERGER&AMENDMENTS Preliminary Report Financial Feasibility of Development on Commercial CG-1 Lots rn Existina Project Areas a A development pro forma for a representative median Substandard commercial CG-1 lot was prepared for all a of the Existing Project Areas to determine if it is financially feasible to develop or reinvest on lots of this nature m while maintaining profitability (Table A-28). A development pro forma was also prepared for a commercial CG-1 lot which meets minimum lot size requirements (Table A-29). The pro formas assume the representative lot as laid out in Map B. The lot coverage factors, maximum heights, and parking requirements m 'o indentified in the Development Code were used to determine the building size which could be developed on ti these lots.35 The CG-1 zone allows for a lot coverage maximum of 50%. Parking requirements significantly constrain development on Substandard lots and make development infeasible to achieve. The parking requirement for buildings within the CG-1 zone is 1 space for every 250 square feet of building square feet. Due to the median size of the Substandard lots subterranean parking is infeasible and surface parking must o be utilized. Subterranean parking is infeasible on Substandard lots because the lots are too small to S accommodate adequate ingress and egress, as well as parking stalls. The pro forma in Table A-28 shows `m that investment in new development on these lots is not financially feasible because the revenues resulting v from these buildings would not cover the costs to construct the buildings, while the pro forma in Table A-29 to shows that development on adequately sized lots is feasible. In other words, there is a project feasibility gap m for projects constructed on Substandard commercial CG-1 lots in the Existing Project Areas, because of the m development restrictions placed on those lots. M ao M The pro formas, shown as Tables A-28 and A-29, provide economic analyses of the cost, revenues, and ... economic return on capital invested for the median sized Substandard commercial CG-1 zoned lots in the Existing Project Areas. o N The pro formas employ the income approach to valuation. Project feasibility is determined by subtracting the s total development costs from the project value. The development feasibility gap of the project as well as the ° developer's equity contribution has been analyzed in order to assess the feasibility of the project. Marshall O and Swift Valuation Manual, as well as our experience with similar projects throughout California, were used N to estimate building shell costs for both the industrial and commercial uses. On-site, off-site, financing and other indirect costs were generated from current market rates or RSG's database for like expenses. Operating income and expense assumptions were based on review of local area real estate professionals and M RSG's experience with projects of the proposed scope and scale. Based on information obtained through m CBRE and Colliers International, average lease rates in the City were utilized; the assumed rental rate for y CG-1 was $2.00 psf/month. For this analysis it is assumed the building would be used for general retail t purposes. The buildings would command a higher than average rental rate based on the fact that the building a would be new. The pro forma presented as Table A-28 represents the development of a general retail building located on a 6,750 square foot CG-1 lot, the median lot size for Substandard CG-1 vacant lots in the Existing Project a Areas. This development is infeasible because development costs exceed the value of the project by h $24,801; therefore, this project is not financially feasible. Furthermore, equity financing would make up 19.2% ¢ of the financing for the project. 0 The pro forma presented as Table A-29 represents the development of a general retail building located on a ¢I 10,000 square foot lot, which is the minimum standard set forth in the Development Code. The analysis concludes that the development would be feasible and would produce an additional profit of$23,707 for the m developer, which is in addition to the typical developer fees already included in the pro forma. Equity X financing would make up 13.8% of the financing for the project. w c m E L U R as Development Code Chapter 19.06 details CG-1 standards and Chapter 19.08 details IL standards. a 140 Packet Pg. 956 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report The pro formas shown in Tables A-28 and A-29 indicate that it is not economically feasible to develop m Substandard vacant commercial CG-1 lots in Existing Project Areas, including the State College Project Area. However, the same pro formas show that it is economically feasible to develop parcels which are adequately a sized based on the Development Code. In order for the development of a Substandard commercial CG-1 lot .0 to become economically feasible lot consolidation would need to occur to increase the size of those lots to the a minimum size allowed in the Development Code. Additionally, the percentage of equity financing is greater Lm (19.2% vs. 13.8%, approximately a 39% increase)for the Substandard lot. Equity is the portion of a project's financing which is not provided by conventional financing (typically bank financing), and must be provided by , a different source, typically the developer. Since the developer is the typical contributor of the equity 0 financing portion, it is more attractive and less risky to develop a property with a lower equity contribution. a` m v m 0 c `m c `m m c m y c� M r O N L 0 Q +w U O 1- N U 0) L d m m pI t O CL 0 E a` LL LL Q QI m 2 X W C d E L U Q `ww✓ 141 PacketPg. 957 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Substandard Commercial Lot in Existing Project Areas- Pro Forma Table A-28 _ San Bernardino Merged Area B m m m Site Characteristics � Q Lot Square Feet 6,750 -p Lot Coverage Maximum 0.50 rn Maximum Number of Stories 2.0 to Parking Area 4,000 Spaces(@ 400 SF per space) 10 Building SF per Space 250 0 Commercial Building(S.F.) 2,300 tl PROJECT COST SF/Units Per SF/PS Total Acquisition Costs 6,750 $5.00 $33,750 Total Acquisition Costs $33,750 of Construction: 0 c Offsite/Infrastructure/Utilities 6,750 $9.00 $60,750 v Site Costs(including landscaping) 6,750 $2.00 $13,500 Parking(Surface;per space) 9 $1,350 $12,420 Commercial Building Cost(Finished) 2,300 $110.00 $253,000 m Contractor Fee&General Conditions 8.0% $11.81 $27,174 Contingency 5.0% $7.97 $18,342 N Total Construction $167.47 $385,186 Total Land&Construction $418,936 °p M %of $per Bldg. SOFT COSTS: construction Sq.Ft. Total A&E/Consultant Fees 5.0% $7.38 $16,984 N L Public Permits&Fees 2.0% $3.64 $8,379 � Taxes,Insurance,Legal&Accounting 4.0% $6.70 $15,407 0 Taxes 1.2% $1.64 $3,770 0 Marketing 2.5% $4.19 $9,630 Developer Fee(G&A/Profit) 12.0% $20.10 $46,222 Contingency 5.0% $2.18 $5,020 rn Total Soft Costs 27.4% $45.83 $105,412 FINANCING: m Construction Interest(18 months)60% 6.5% $8.00 $18,405 m Financing Fees 3.0% $5.78 $13,295 to Equity Funding(18 months)40% 12.0% $9.85 $22,652 0. Total Financing $23.63 $54,351 m w Total Project Cost $251.61 $578,698 E PROJECT REVENUE 0- Gross Annual Rental Income 2,300 s.f. $24.00 $55,200 LL (Less):Vacancy&Collection 5.0% of Gross Income $2,760 Q Gross Effective Income $52,440 Operating Expenses 7.5% of Gross Effective Income ($3,933) QI Property Management 3.0% of Gross Effective Income ($1,573) H Reserves 5.0% of Gross Effective Income $2,622 m Total Expenses ($8,128) X Net Operating Income $44,312 W Cap Rate 8.00% d Total Project Revenue $553,898 E L (Less)Development Costs ($578,698) U Profit/Feasibili Gap) $24,801 Q �„�,,. Source:See Appendix 3-Pro Forma Sources and Assumptions 142 Packet Pg. 958 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Adequate Commercial Lot in Existing Project Areas - Pro Forma Table A-29 _ San Bernardino Merged Area B m R d Site Characteristics C Lot Square Feet 10,000 v Lot Coverage Maximum 0.50 Maximum Number of Stories 2.0 y Parking Area 8,400 Spaces(@400 SF per space) 21 Building SF per Space 250 v Commercial Building(S.F.) 4,700 0 IL Project Costs SF/UNITS/SP PER SF/SP TOTAL j ACQUISITION COSTS 10,000 $5.00 $50,000 N Total Acquisition Costs $50,000 CONSTRUCTION: O Offsite/Infrastructure/Utilities 10,000 $9.00 $90,000 Site Costs(including landscaping) 10,000 $2.00 $20,000 M Parking(surface;per space) 21 $1,350 $28,350 c Commercial Building Cost(Shell) 4,700 $110.00 $517,000 m Contractor Fee&General Conditions 8.0% $11.15 $52,428 Contingency 5.0% $7.53 $35,389 to Total Construction $156.12 $743,167 .. Total Land&Construction $793,167 M ro M %of $per Bldg. SOFT COSTS: construction So.Ft. Total A&E/Consultant Fees 5.0% $6.97 $32,768 N Public Permits&Fees 2.0% $3.38 $15,863 y Insurance,Legal&Accounting 4.0% $6.32 $29,727 O ,. Taxes 1.2% $1.52 $7,139 0 Marketing 2.5% $3.95 $18,579 0 Developer Fee(G&A/Profit) 12.0% $18.97 $89,180 C%! Contingency 5.0% $2.06 $9,663 m Total Soft Costs 27.3% $43.17 $202,916 Z FINANCING: M Construction Interest(18 months)60% 6.5% $9.11 $42,831 m Financing Fees 10% $5.58 $26,224 Co Equity Financing(18 months)40% 12,0% $9.16 $43,031 r O Total Financing $23.85 $112,085 d Total Project Costs $235.78 $1,108,170 K E Commercial Rental Income Gross Annual Rental Income 4,700 s.f. $24.00 $112,800 a (Less):Vacancy&Collection 5.0% of Gross Income ($5,640) Gross Effective Income $107,160 Q D Operating Expenses 7.5% of Gross Effective Income ($8,037) al Property Management 3.0% of Gross Effective Income ($3,215) Reserves 5.0% of Gross Effective Income $5,358 m Total Expenses ($16,610) _ Net Operating Income $90,550 W Cap Rate 8.00% O Total Project Revenue $1,131,878 E (Less)Development Costs ($1,108,170) m o Gap) $23,707 Proft SuceS Q 3-Pm Forna Sources and Assumptions 143 Packet Pg. 959 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Added Areas m @ A development pro forma for the representative median Substandard commercial CG-1 lot was prepared for a Added Area C to determine if it is financially feasible to develop or reinvest on lots of this nature while o maintaining profitability(Table A-30). A development pro forma was also prepared for a commercial CG-1 lot which meets minimum lot size requirements (Table A-31). The pro formas assume the representative lot as d laid out in Map C. The lot coverage factors, maximum heights, and parking requirements indentified in the Development Code were used to determine the building size which could be developed on these lots.36 The CG-1 zone allows for a lot coverage maximum of 50%. Parking requirements significantly constrain 'o development on Substandard lots and make development infeasible to achieve. The parking requirement for a buildings within the CG-1 zone is 1 space for every 250 square feet of building square feet. Due to the median size of the Substandard lots, subterranean parking is infeasible and surface parking must be utilized. Subterranean parking is infeasible on Substandard lots because the lots are too small to accommodate adequate ingress and egress, as well as parking stalls. The pro forma in Table A-30 shows that investment in new development on these lots is not financially feasible because the revenues resulting from these buildings o would not cover the costs to construct the buildings, while the pro forma in Table A-31 shows that development on adequately sized lots is feasible. In other words, there is a project feasibility gap for projects `w constructed on Substandard commercial CG-1 lots in Added Area C, because of the development restrictions m c placed on those lots. @ rn The pro formas, shown as Tables A-30 and A-31, provide economic analyses of the cost, revenues, and economic return on capital invested for the median sized Substandard commercial CG-1 zoned lots in Added Co Area C. The pro formas employ the income approach to valuation. Project feasibility is determined by subtracting the total development costs from the project value. The development feasibility gap of the project as well as the developer's equity contribution has been analyzed in order to assess the feasibility of the N project. Marshall and Swift Valuation Manual, as well as our experience with similar projects throughout California, were used to estimate building shell costs for both the industrial and commercial uses. On-site, o off-site, financing and other indirect costs were generated from current market rates or RSG's database for O like expenses. Operating income and expense assumptions were based on review of local area real estate N professionals and RSG's experience with projects of the proposed scope and scale. Based on information obtained through CBRE and Colliers International, average lease rates in the City were utilized; the assumed rn rental rate for CG-1 was $2.00 psf/month. For this analysis it is assumed the building would be used for general retail purposes. The buildings would command a higher than average rental rate based on fact the m building would be new. � The pro forma presented as Table A-30 represents the development of a general retail building located on a c 6,765 square foot CG-1 lot, the median lot size for Substandard CG-1 vacant lots in Added Area C. This m development is infeasible because development costs exceed the value of the project by$47,076; therefore, IY this project is not financially feasible. Furthermore, equity financing would make up 23.1% of the financing for E the project. a The pro forma presented as Table A-31 represents the development of a general retail building located on a r 10,000 square foot lot, which is the minimum standard set forth in the Development Code. The analysis Q concludes that the development would be feasible and would produce an additional profit of$23,707 for the o developer, which is in addition to the typical developer fees already included in the pro forma. Equity QI financing would make up 13.8% of the financing for the project. The pro formas shown in Tables A-30 and A-31 indicate that it is not economically feasible to develop vacant m Substandard commercial CG-1 lots in Added Area C. However, the same pro formas show that it is w economically feasible to develop lots which are adequately sized based on the Development Code. In order for the development of a Substandard commercial CG-1 lot to become economically feasible lot consolidation d E r U Q Development Code Chapter 19.06 details CG-1 standards and Chapter 19.08 details IL standards. 144 PacketPg. 960 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report would need to occur to increase the size of those lots to the minimum size allowed in the Development Code. m Additionally, the percentage of equity financing is significantly greater(23.1% vs. 13.8%, approximately a 67% increase) for the Substandard lots. Equity is the portion of a project's financing which is not provided by a conventional financing (typically bank financing), and must be provided by a different source, typically the a developer. Since the developer is the typical contributor of the equity financing portion, it is more attractive rn L and less risky to develop a property with a lower equity contribution. m d 0 L IL CD m CD : 0 c a L R C L Md W C R lh M r r r O N L W 0 0 0 O N i d W L d m m y 0 O 6 d Ix E a` LL LL Q 0 QI F m S X W C d E L U R a 145 Pack et Pg.961 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Substandard Commercial Lot in Added Area B - Pro Forma Table A-30 m San Bernardino Merged Area B Site Characteristics Q Lot Square Feet 6,765 Lot Coverage Maximum 0.50 Maximum Number of Stories 2.0 Spaces(@ 325 SF per space) 9 Building SF per Space 250 y Commercial Building(S.F.) 2,000 O PROJECT COST SF/Units Per SF/PS Total a. Acquisition Costs 6,765 $5.00 $33,825 y Total Acquisition Costs $33,825 Construction: O Offsile/Infrastructure/Utilities 6,765 $9.00 $60,885 9 Site Costs(including landscaping) 6,765 $2.00 $13,530 A Parking(Surface;per space) 8 $1,350 $10,800 ` Commercial Building Cost(Finished) 2,000 $110.00 $220,000 m Contractor Fee&General Conditions 8.0% $12.21 $24,417 Contingency 5.0% $8.24 $16,482 to Total Construction $173.06 $346,114 .. Total Land&Construction $379,939 r"r m M %of $per Bldg. -�- SOFT COSTS: construction Sq.Ft. Total �- A&E/Consultant Fees 5.0% $7.63 $15,261 N Public Permits&Fees 2.0% $3.80 $7,599 Insurance,Legal&Accounting 4.0% $6.92 $13,845 C Taxes 1.2% $1.71 $3,419 0 Marketing 2.5% $4.33 $8,653 O Developer Fee(G&A/Profit) 12.0% $20.77 $41,534 r Contingency 5.0% $2.26 $4,516 w Total Soft Costs 27.4% $47.41 $94,826 FINANCING: Construction Interest 7.0% $10.83 $21,657 to Financing Fees 3.0% $5.90 $11,795 rii Equity Funding(18 months)40% 12.0% $1025 $20,510 C Total Financing $26.98 $53,962 a d lX Total Project Cost $264.36 $526,726 E Z PROJECT REVENUE Gross Annual Rental Income 2,000 s.f. $24.00 $48,000 d (Less):Vacancy&Collection 5.0% of Gross Income $2,400 Q Gross Effective Income $45,600 O Operating Expenses 7.5% of Gross Effective Income ($3,420) Q Property Management 3.0% of Gross Effective Income ($1,368) F Reserves 5.0% of Gross Effective Income $2,280) m Total Expenses ($7,068) _ Net Operating Income $38,532 X W Cap Rate 8.00% Total Project Revenue $481,650 E (Less)Development Costs ($528,726) V Profitf Feasibili Gap) ($47,076) Q Source:See Appendix 3-Pro Forma Sources and Assumptions 146 PacketPg.962 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Adequate Commercial Lot in Added Area-Pro Forma Table A-31 _ San Bernardino Merged Area B m R d Site Characteristics Q Lot Square Feet 10,000 v Lot Coverage Maximum 0.50 pt Maximum Number of Stories 2.0 d Open Lot Area 5,000 Parking Area 6,825 Spaces(@ 325 SF per space) 21 m Building SF per Space 250 0 Commercial Building(S.F.) 4,700 a Project Costs SF/UNITS/SP PER SF/SP TOTAL ACQUISITION COSTS 10,000 $5.00 $50,000 Total Acquisition Costs $50,000 IX 0 CONSTRUCTION: 0 Offsile/Infrastructure/Utilities 10,000 $9.00 $90,000 Site Costs(including landscaping) 10,000 $2.00 $20,000 @ Parking(surface;per space) 21 $1,350 $28,350 d Commercial Building Cost(Finished) 4,700 $110.00 $517,000 m Contractor Fee&General Conditions 8.0% $11.15 $52,428 a Contingency 5.0% $7.53 $35,389 N Total Construction $158.12 $743167 ,y Total Land&Construction $793,167 co 03 %of $per Bldg. .- SOFT COSTS: construction Sc.Ft. Total o A&E/Consultant Fees 5.0% $6.97 $32,768 N Public Permits&Fees 2.0% $3.38 $15,863 0 Insurance,Legal&Accounting 4.0% $6.32 $29,727 0 Taxes 1.2% $1.52 $7,139 U O Marketing 2.5% $3.95 $18,579 N Developer Fee(G&A/Profit) 12.0% $18.97 $89,180 Contingency 5.0% $2.06 $9,663 rn Total Soft Costs 27.3% $43.17 $202,918 FINANCING: m Construction Interest(18 months)60% 6.5% $9.11 $42,831 Financing Fees 3.0% $5.58 $26,224 .� Equity Financing It months)40% 12.0% $9.16 $43,031 0 CL Total Financing $23.85 $112,065 Total Project Costs $235.78 $1,108,170 E Commercial Rental Income Gross Annual Rental Income 4,700 s.f. $24.00 $112,800 d (Less):Vacancy&Collection 5.0%of Gross Income ($5,640) Q Gross Effective Income $107,160 Cl Operating Expenses 7.5%of Gross Effective Income ($8,037) 4 Property Management 3.0% of Gross Effective Income ($3,215) (- Reserves 5.0% of Gross Effective Income $5,358 m Total Expenses ($16,610) X Net Operating Income $90,550 W Cap Rate 8.00% Total Project Revenue $1,131,878 E (Less)Development Costs ($1,108,170) R ProfiU Feaslbili Gap) $23707 a Spume:See ApperMix 3-Pro Forma Sources sort Assumptions 147 PacketPg. 963 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report ECONOMIC BLIGHT IN MERGED AREA B {p The previous discussion outlined the physical conditions of blight remaining within the Existing Project Areas and the physical blight observed in the Added Areas. CRL Section 33031(b) describes the economic conditions that cause blight. In order to show that the Existing Project Areas remain blighted and the Added Areas exhibit blighting conditions, economic conditions of blight described in CRL Section 33031(b) were m analyzed. These economic conditions per the CRL are assessed in terms of depreciated property values, low lease rates, a lack of commercial facilities, residential overcrowding, hazardous waste sites, an excess of bars and other adult-oriented businesses, and high crime rates. In order to assess economic blight in Merged ; Area B, data from brokers, market studies, DataQuick, Metroscan, GIS, EnviroStor, Geotracker, CERCLIS, g the Police Department, and other resources were collected and analyzed to determine what conditions may a- be adversely affecting the health and safety of individuals in Merged Area B, as well as the economic viability of Merged Area B and the community. 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E W m N E O v' m o -2 .�6 W ^? .TU�.T�..�< 0 N 4 cc cc � a W V Z - � D (L d) z $ w -p 7 m - a z U ut c X � V � O v D � N cL U a of µ C U E g U R Y z° iz 3 W ♦F� m ♦l _.-.. 4 Q-. V J 4 — p 0 in O C o m n ❑` U v sa° z o m Uo ?n m 1 �1�� Q U C N Q a LL, 0 W es gz z CD 0 ouipjeuaa8 ueS : E8EL) LLOZja4o3oOLZ'Ja6J8W 8 SS Nodaa w1l8Jd-1=lVUO-V IlelHX9 :IuawyoeuV x � of a Y d Y V1 �' V z a LO e W N C Q W ) °m G A- cc K 4 4 J m NI L5 'C 0 Q Q _ 1 C7 W 0 A C K cc \ L W U � V O a) Z 0 � w aC z ti Q W z ° U @c@ � m o a Yi L m 0 pp O 4D Ciro V a a off >ti z°p ° y 0 y og� > - gz° 7n 0 w m v_ = W C7 C U J m W C u 0 a. 0 WL c W Q Y/ LL Z 0 M �J 0, a m z QD ryl O 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Depreciated or Stagnant Property Values 03 m According to the CRL, depreciated or stagnant property values are conditions that can indicate economic 4 blight. Property values depreciate or stagnate when blighting factors exist and impede economic progress a within a community. Property value trends are insightful measurements of the economic condition and viability of an area. They can also indicate an area's ability to attract homebuyers and investors. When property values of a specific area are appreciating, it is often an indicator of a healthy local economy. Conversely, if property values remain unchanged or are depreciating, the area's economy is likely to be in a state of decline. o Since 2007, property values have depreciated significantly throughout Southern California as a result of the (- severe economic downturn. In order to ascertain the impact to the Existing Project Areas and Added Areas, d property values were analyzed for land use categories included within these areas. Land uses within Merged Area B are comprised of residential, industrial, commercial and other uses. The State College Project Area has been isolated for the purposes of this analysis to examine economic blighting conditions unique to that °c area pursuant to CRL requirements associated with the amendment to extend the plan duration and collection R of tax increment, as described previously in this Report. F `0) The following discussion examines and compares assessed property values for all land uses combined, as m well as residential annual median sales, in each area in Merged Area B compared to the City (citywide), the County of San Bernardino, and the State of California (2006 through 2010). Assessed values were derived N from the County of San Bernardino Property-Tax Rolls. Residential property values are based on the annual median sales price of homes sold between 2006 and 2010. Median sales price values were provided by DataQuick (2011) for Merged Area B, the City of San Bernardino, the County of San Bernardino, and the State of California. 0 N Assessed Values ° 0 Table A-32 shown below depicts annual assessed values for the Added Areas, the City of San Bernardino, o the County of San Bernardino, and the State of California for 2006 to 2010. Only those Existing Project Areas N and Added Areas that had a lower or equal percentage change in assessed value from 2006-2010 are shown in the table. d Assessed Value Analysis,2006-2010 Table A-32 m San Bernardino Merged Area B %e %e %A %d %d Change from 2008. 2006 200647 2007 200748 2008 200809 2009 2009-10 2010 2006-2010 2010 i O Slate of California 3,633,9,H3 299,000 12% 4,0]3,005,]66,000 10% 4403,684135,000 5% 4,8]0,24487],000 -2% 4,505.30],]31600 951,359,432,000 26% Q county of ben Bernardino' 138,104,872,639 16% 160,231,613,138 1% 181,260,197,311 -3% 15.040,803,439 4% 149,130498,329 11,025,825,690 8% cio,of Ben Elennamino3 7418243033 18% 8,]2]885955 7% 9,321,697,492 -9% 94]9.1]3.414 -7% 7903017095 408]]4.062 7% Added Are.B 2,455,342 /6% 2,838,210 11% 3,138,821 -21% 2,286,842 -2% 2,254,320 (201,022) 4% E Added Arse f7,403,145 M9 18705652 M 18,613,173 -15% 15,745,095 -2% 18421,035 (1,982,110) 41% Added Area E 61,214,511 21% 74,180632 as 8,408,131 4816 41,65],89] -13% 38,374,493 (24,810,010) 41% Added A.F 15,346747 1594 1],]03838 -2% 1],413,314 41% 10,240,578 -0% 9675,168 (5,8]1,5]9) 41% LL Added Area 12857,481 16% 15,068690 MI 1806,518 -39% 8,870,596 41% 9.094.210 (3,86.0M) -306 H Added Areal 32.418451 23% 39,801707 1% 40,191,655 41% 23,091,822 -]% 21.985708 (10,429,745) -32% LL Added A.J 1,338511 9% 11,248,122 2% 11,514,946 33% ]72,434 40% 4.659.832 (5,8]5,5]9) -55% Q Added Area ;3,781,235 30% 17,856.924 M 11,788,316 41% 10,538,8]] 4S% 8.888410 (3,801,]57) -28% Added Area 13,N3,575 13% 18078,825 7% 18,14,371 41% 11,203250 -14% 8.688,063 (3,8]5,512) -28% Added Are.M 3,725,868 f0% 4,108,054 2% 4,198,128 -27% 3063,616 -16% 2,584,53, (1,141,43]) -31% I Added AreaN 20405663 22% 2491835] 21G 2 51218] J6% 15701658 41% 14,814737 5,690,828 -27% Q 'CoWmn AEpbM,rygM e O AFerc ea,b6nfia aE0 I re eM1lM1nq e m fi¢CCuUry 1 M r A mM1 ve—,n Vl ng pW,y Y Y l eM1 tlnW ,w ME"o—m,M F m Sdu[e:5hleaoxtld wldm', tl5ea9mwbm Tu MPo W C As shown above these areas experienced declines in assessed value of between approximately 30% to 40% E between 2006 and 2010 This is compared to lust a 7% increase City-wide an 8% increase County-wide r and a 26% increase Statewide The fact that assessed valuations are declining at such a rapid rate in these m a 158 Packet Pg.974 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report areas indicates severely depreciated values A description of declines in assessed valuation in each of the m areas shown in Table A-32 is provided below. • Added Area B —Although this area experienced very large increases in assessed value in 2007 and 2008, assessed values decreased by 27% and 2% in 2009 and 2010, respectively. Overall, assessed a values declined by 8% between 2006 and 2010. • Added Area D - Assessed values in this area rose slightly in 2007, remained stagnant in 2008, and then declined by 15% and 2% in 2009 and 2010, respectively. Assessed values decreased overall from 2006-2010 by 11%. a • Added Area E -Assessed values declined 41% from 2006 to 2010, due in large part to decreases in 5 property values in 2009 and 2010 of 48% and 13%, respectively. The project area lost more than half v its value in a period of just two years. • Added Area F - Assessed values in Added Area F declined by 41% in 2009, leading to an overall oc decrease from 2006 to 2010 of 37%. • Added Area H - This area had a very large decrease in assessed value of 39% from 2008 to 2009, with an overall decline of 30% in assessed value between 2006 to 2010. m c • Added Area I - Within this area, there was an increase in assessed value in 2007 then a slowing rn increase in 2008 followed by drops in assessed value in 2009 and 2010. Overall, assessed value M declined by 32% between 2006 and 2010. 00 • Added Area J - This area experienced a very large decline of 55% in assessed value from 2006 to 2010. Unlike other Existing Project Areas or Added Areas, Added Area J did not see large increases in assessed value in 2007 or 2008. In 2009 and 2010, assessed valuations continued to decline at N rates of 33% and 40%, respectively. a 0 • Added Area K - While this area experienced an appreciation of assessed value in 2007 of 30%, a decrease of 41% followed in 2009. Combined with other years of stagnation, the area had an overall decrease of 28% from 2006 to 2010. N d • Added Area L — Although, this area had small increases in assessed value in 2007 and 2008, the overall assessed value dropped 31% and 14% in 2009 and 2010, respectively. Overall there was a a decrease in assessed value from 2006 to 2010 of 28%. m m • Added Area M -With overall decrease from 2006 to 2010 of 31%, this area lost one third of its value r in five years. oQ • Added Area N -While this area had an increase of 22% in 2007, there was a slowing of appreciation in 2008, and finally declines in assessed value in 2009 and 2010 of 38% and 6% respectively. In E total,Added Area N decreased in value by 27% between 2006 and 2010. L a r a 0 a� 'm z X w c d E L U R Q 159 Pack et Pg. 975 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m m Residential Values As summarized in Chart A-3, the primary land use by acreage in the State College Project Area is single family residential. Therefore, it is important to look specifically at residential property values and how they L have changed in the last five years. Land Use Summary of State College Project Area Chart A-3 San Bernardino Merged Area B a Office/ Public/ a Multi Family Professional Institutional W Residential 1% 0% c d v L Vacant/ Agricultural Lw 32°% m A rn M m Improvements Ass'd Associated 1% 0 N L Single Family Unknown m a Residential 1% $ Commercial 61°% Industrial ° O 3°% 1k N d tr Source:Metroscan L d m Residential property values are lower in Merged Area B when compared to the City of San Bernardino, M surrounding communities, the County of San Bernardino, and the State of California. In addition, residential r property values were lower and dropped more over a five year period than property values in the State, the a County and surrounding areas. Residential property values in the State College Project Area experienced a � similar drop over a five year period to the City of San Bernardino, which was greater than the County, State, B and surrounding cities. d L As evidenced by Table A-33, median home sales in 2006 were equal to $301,241 in Merged Area B which is a the lowest median sales price when compared to the City, surrounding areas, the County, and the State. In LL addition, the median home sales price in 2010 in Merged Area B was $91,425, which was still significantly lower than the comparable areas. Merged Area B median home sale prices decreased dramatically, by 70%, cl from 2006 to 2010. This decline was larger than the City, surrounding areas including Riverside and Ontario Q at approximately 50%, the State, and the County. As sales prices for homes in Merged Area B decrease, the associated re-assessment of property values dampens the amount of tax increment revenue generated that °0 x can be reinvested into the community. X W Y C E U Q 160 Packet Pig,976 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Pretiminary Report m As evidenced by Table A-33, median home sales in 2006 were equal to$303,640 in the State College Project Area which is a lower median sales price when compared to the City, surrounding areas, the County, and the State. In addition, the median home sales price in 2010 in State College Project Area was $105,054, which a was still significantly lower than the State, the County and cities of Riverside and Ontario. The State College Project Area median home sale prices decreased considerably, by 65%, from 2006 to 2010. This decline was larger than the surrounding cities, and the State and County. U N 0 2 2006-2010 Median Home Sales Analysis Table A-33 a San Bernardino Merged Area B 44) 2006 %A 2007 %A 2008 %A 2009 %A 2010 %A d 2006,2010 of O State of California' $ 556,430 1% $ 560,270 -38% $ 348,490 -21% $ 274,960 10% $ 303,010 46% O San Bernardino County $ 365,000 -3% $ 355,000 -37% $ 225,000 -34% $ 149,500 4% $ 155,000 -58% Merged Area B' $ 301,241 -1% $ 297,040 -52% $ 142,460 44% $ 80,384 14% $ 91,425 -70% m State College $ 303,640 -2% $ 297,910 -13% $ 258,684 -57% $ 111,597 -6% $ 105,054 b5% m San Bernardino' $ 314,000 -3% $ 305,000 -51% $ 149,000 -46% $ 80,000 25% $ 100,000 -68% C Riverside $ 420,000 -2% $ 410,000 -38% $ 256,000 -30% $ 180,000 7% $ 192,000 -54% iof Ontario $ 405,000 -4% $ 390,000 -35% $ 255,000 -25% $ 190,000 7% $ 203,500 -50% .. 1 Median annual sales price for Stale of California includes only existing single-family homes M O 2 Data for Merged Area B was acquired by census block group 3 San Bernardino is inclusive of Merged Area B Sources:California Association of Realtors,Datequick,2011 r O N q) While some causative factors to declining values can be attributed to the external ailing national economy, the o West Inland Empire region has not experienced this rate of depreciation.37 These extremely depreciated 0 property values indicate that something more is contributing to depreciated property values than external r national factors alone. As mentioned previously in this Report, poverty levels and unemployment rates are higher in Merged Area B than in the City and the County. Additionally, median income and the percentage of owner-occupied residential units in Merged Area B are significantly lower than in the City or the County. Due to these factors, many residents do not possess the financial resources to secure financing to purchase a 03 home in the areas. m As discussed in more detail in this Report, the high incidence of crime may also be a contributing factor to the decline in home values. It has been established that while home ownership is often viewed as a way to help c enable households to build wealth, threats to the value of that investment may limit the appeal of ownership. One such threat is crime, which may reduce the desirability of affected neighborhoods. Crime is likely to be E capitalized into local housing values, and house prices are one way to capture neighborhood quality.38 Decline in property values causes a cyclical deterioration in neighborhoods. Property owners who have a F_ experienced severe depreciation in the value of their homes have little incentive to keep up the maintenance Q or paying mortgages on their property. These actions may lead to the homes being foreclosed on or the o properties being put up for sale by owners who owe more on the property than its current worth. The increased supply in housing leads to further depreciation. Without assistance, it is unlikely that the private a sector alone can mitigate the declining property values through reinvestment because it is not financially m viable to invest in properties that show weak potential for growth. x W c m E 3'DO News;Single Family Home Values by City,2009 s 38 Dietz,Robert D.and Donald R.Haurin.2003.'The social and private micro-level consequences of homeownership",Journal of Urban m Economics 54:401450. Q 161 PacketPg. 977 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Additionally, between 2005 and 2006, many homebuyers used adjustable rate loans to purchase their homes. m According to First American Corelogic Metroscan, approximately 40% of loans made in California during this time were either interest-only or option adjustable rate loans. Many of these loans have already adjusted or Q are set to adjust to higher interest rates, significantly increasing the homeowner's monthly payments. The combination of increased monthly payments and owing more than the home is worth may force many rn homeowners to walk away from their homes. These actions will cause the homes to revert to the lender. Homeowners who re-financed or took second loans during this time period are also likely to find themselves in a similar situation, increasing the number of homes that may revert to lenders. 0 Summary of Declining Property Values a` Overall, Merged Area B is suffering from declining property values. As property values decline, Merged Area B will receive reduced amounts of tax increment revenues to reinvest back into blight-eliminating projects and programs in Merged Area B. Without reinvestment back into the community, conditions of physical blight mentioned earlier in this Report will persist, and private investment will be further deterred, which then leads °c to even lower property values. Without the financial tools that Redevelopment affords, the Agency will have g very limited resources with which to fund blight remediation programs, and this cycle of decline and deterioration will continue unabated. v M c m N M O M r r O N i d 9 0 U 0 n N d d m m 0 O CL m E C` LL LL Q Q F- QI FE X W C d E L U N Q 162 PacketPg. 978 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Impaired Property Values Due to Hazardous Waste m Pursuant to CRL Section 33031(b) (2), the impairment of property values due in significant part to hazardous w waste is an economic blighting condition. The CRL defines hazardous waste as any hazardous substance ¢ that is defined in Section 25281(h)of the California Health and Safety Code. Hazardous waste can result from manufacturing processes or discarded commercial products, such as cleaning fluids or pesticides. The presence of hazardous waste contamination can often be a major impediment to the redevelopment/development of properties commonly referred to as "brownfields:' The US Environmental Protection Agency ("EPA") defines "brownfields" as "real property, the expansion, redevelopment, or reuse of o which may be complicated by the presence or potential presence of a hazardous substance, pollutant, or a contaminant. Cleaning up and reinvesting in these properties protects the environment, reduces blight, and >y takes development pressures off green spaces and working lands."39 Hazardous waste contamination can a severely delay and increase the cost for the disposition and development of property due to testing, 0: remediation, difficulty in resolving existing or potential liability issues, and difficulty in obtaining financing. As 0 a result of the lengthy and costly process to remediate a hazardous waste site, properties which are contaminated are often left underutilized or abandoned. Redevelopment agencies can play a critical role in putting these underutilized brownfields back into productive use as assets for the community. In California, m redevelopment agencies possess unique powers through the Polanco Redevelopment Act ("Polanco Act") (AB 3193, Chapter 1113, Statutes of 1990) to reduce or eliminate the legal and financial liability of Cn environmental contamination from a prospective developer of a brownfield site. Major projects like Petco Park in Downtown San Diego would not have occurred without redevelopment assistance through the M Polanco Act. Northwest and State College Project Areas -Newmark Ground Water Contamination 0 N Hazardous waste sites vary greatly in size and extent. While one site may only affect a very contained area, the negative effects of another site might be felt for miles. One such expansive hazardous waste site is a ground water contamination plume originating just outside the northern portion of the Northwest Project Area o and extending into the Northwest Project Area and the State College Project Area. Exhibit A-50 illustrates N the location of this hazardous waste site. This ground water contamination site is on the Superfund National Priority List as part of the North San Bernardino area groundwater site extending 6,000 acres from the source. This particular sub-area of the Superfund site encompasses four municipal wells known as the Newmark Well m Field. The City of San Bernardino Water Department was forced to close the wells in the early 1980's when m they were found to be contaminated with high levels of halo-genated organic compounds including rn r tetrachloroethylene (PCE) and trichloroethylene (TCE). Chemicals such as these are typically used as a degreasers in commercial, industrial, and aerospace activities. While the site is currently under a remediation program, the contamination is believed to possibly be spreading to other drinking water sources, potentially E affecting a population of at least 200,000 people.40 a h v_ 0 ¢I m_ x uJ w c v E t R .«. 38 US EPA Study-htto//www.epa.00v/brownfields-January 8,2010. C "Envirostor-http//wwwenvirostordtsccaoov/oubliGOrofle reportasp?olobal id=36990002—June 2011 163 Packet Pg. 979 Oulpleula8 ueS ESEI) MZJOgOI3OLZ'J86JaW 8 SS uodaN wllaJd-13tlN0-V imIHX3 :IuawgoellV c n � rn x a d U z a................... d c' - - cc _ t m W w • �i Ja — ; OJ H III Z Q fJ lY C co Z J ' h Z 6 I � 6 k .W N N � � FifsN4 a'n F z z e o U m W F K a a Z W r( U 0] N ill � � o O g W< @ m a IX m °o 03 G W ) G W Z Z c� m 0 ,.� m � W q j z rn o ID V) CY O 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Impaired Property Values The Newmark site poses a serious risk to the health and safety of everyone affected by it, but it has also had m a significant effect on the property values of the surrounding area. According to a study by the EPA, "Once a Q release of hazardous material has been discovered, property values may decline because consumers prefer not to live or work near places that put them at higher risk to adverse health outcomes.Al So despite the fact rn that the Newmark Site is centered on a parcel immediately adjacent in geographical location to Merged Area B, the health risks and negative impacts on property values extend well into Merged Area B. In addition, despite remediation efforts, there is evidence the negative impacts of a hazardous waste site, such as d declining property values, can continue long after the site has been cleaned up because a stigma has a developed. The aforementioned EPA study also states, "An important aspect of stigma is that it may result from changes in a community that remain even after the health risk of contamination are eliminated such as deterioration in housing stock. " In other words, a significant hazardous waste site can lead to consequences that are extremely far-reaching both geographically and chronologically. 0 'v c In order to assess the effect the Newmark site has had on property values in the surrounding areas, buffers with radii of .5 miles, 1 mile, 1.5 miles, and 2 miles were drawn, see Exhibit A-50. Within those rings, the v average price per square foot for the most recent sales in the State College and Northwest project areas and m c across all property types was analyzed. The results can be seen in Chart A-4. N M m M r Newmark Site Property Value Analysis Chart A-4 San Bernardino Merged Area B N d 0 0 0 v $50.00 O $42.82 N $40.00 rn 00 LL $30.00 m m 0 w $20.00 c $11.74 m � $10.00 $4.84 E o. $0.00 a` .25 Miles .5 Miles 1 Mile 2 Miles ~U. Distance from Newmark Site Center' Q QI Each radius excludes all smaller radii in the table F Source:City of San Bernardino, California Department of Toxic Substances Envirostor Database, Metroscan. m 2 W W C d E L U R w 41 US EPA Study-http://www.eoa.00v/brownfiields-January 8,2010. Q 165 Packet,Pg.,981 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Pretiminary Report It is clear from the data presented above that the contamination of this area has impaired property values in those areas located closest to the site. As shown in Chart A-4, the property values within a 2 mile radius of m the site are on average $42 per square foot. However, average property values per square foot decline the closer the property is to the center of the site. Within a 1 mile radius of the site, average property values drop Q by 18% to approximately $35 per square foot. Average property values plummet by 66% to approximately $12 per square foot for properties located within a one half mile radius of the site. Then property values drop ° v another 59%to$4.84 per square foot for properties located within a quarter mile radius of the Newmark Site. 2 It is important to mention that despite combining property values for both the State College and Northwest U project areas in Chart A-4 above, State College properties are predominantly more represented in the raw a data. While 84 parcels in the Northwest Project Area were within the 2 mile radius of the center of the a- Newmark Site, 1,896 State College parcels (53% of the acreage and 55% of the parcels within State College) were within the 2 mile radius. The data indicates that the State College Project Area is the area most affected IX by the Newmark groundwater contamination site, and the resulting lower property values. 0 c v L R c Lm rD c n M M r O N L d 0 U O r N d 1S1 L Cd C m m L 0 0. Nd LL E L a LL LL IX Q QI H m X W Y 0 d E Z U R w Q 166 PacketPg. 982 SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m Remaining Merged Area B Hazardous Waste Contamination m In order to assess ongoing environmental contamination within Merged Area B, research was conducted Q using the Department of Toxic Control Substance's ("DTSC") Envirostor database, the State Water � Resources Control Board's ("SWRCB") Geotracker database, and the EPA's CERCLIS database. Q Hazardous waste sites found within these databases have been compiled and presented in Table A-34 and Chart A-5, as well as Exhibits A-51 through A-53. Table A-34 shows a comparison of the total number of hazardous waste sites that are located in three of the Existing Project Areas and Added Areas C, G, and I, and their proportion to the total number of hazardous waste sites the City. For comparison, o the acreage of Merged Area B, the three Existing Project Areas, and Added Areas C, G, and I as a a` proportion of the total acreage in the City is also given. Only the Existing Project Areas and Added Areas containing a greater percentage of hazardous waste sites as compared to their acreage as a proportion of the total acreage of the City were shown. However, the data contained in the table for"Merged Area B" is w a combination of all Existing Project Areas and Added Areas, rather than just the Existing Project Areas °c or Added Areas listed. 'a m c w m Hazardous Waste Sites ° Table A-34 y San Bernardino Merged Area B ; 0 M % of Total Total Haz. % of Total Location Acreage Acreages Waste Sites Sites 0 City of San Bernardino 38,404 100.0% 232 100.0% Merged Area B2 7,800 20.3% 52 22.4% c V 40th St 99 0.3% 1 0.4% Mt Vernon Corridor 1,957 5.1% 13 5.6% N Uptown Project 452 1.2% 20 8.6% Added Area C 44 0.1% 3 1.3% `m Added Area G 53 0.1% 1 0.4% 2 m Added Area 1 104 0.3% 1 0.4% m Total values for City of San Bernardino include Merged Area B to C 2 Represents the total of all Existing Project Areas and Added Areas within Merged Area B a 'Represents acreage as a percentage of the total acreage in the City of San Bernardino °Only the Existing Project Areas and Added Areas containing a greater percentage of hazardous waste sites E as compared to their acreage as a proportion of the total acreage of the City are shown Source:City of San Bemardino, Califomia Department of Toxic Substances Envirostor Database, California d State Water Resources Control Board, Geotracker database, and Environmental Protection Agency CERCLIS LL database. Q O QI F m Chart A-5 shows the percent of the total acreage of the City versus the percent of the total hazardous = waste sites for the three Existing Project Areas and Added Areas detailed in Table A-34. w a c m E r m © Q 167 PacketPg.963 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Pretiminary Report Hazardous Waste Sites vs Acreage Chart A-5 San Bernardino Merged Area B m m ry L ■%of City Hazardous Waste Sites %of City Acreage m rn L 40th St v Mt Vernon Corridor _ u, o io L aUptown Project a m u Added Area C D m o ' 0� IL Added Area G G c Added Area I a`o c L d 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% m c Percent m to c� Only the Existing Project Areas and Added Areas containing a greater percentage of hazardous waste sites as compared to their acreage as a M proportion of the total acreage of the City are shown. Source:City of San Bernardino, California Department of Toxic Substances Envirostor Database,California State Water Resources Control Board,Geotracker database,and Environmental Protection Agency CERCLIS database. 0 N L As shown on Table A-34, Merged Area B comprises 20.3% of the City's acreage, but accounts for 22.4% c of the hazardous waste sites, which indicates a disproportionately high number of hazardous waste sites within Merged Area B. It is also important to note that three of the six Existing Project Areas (or one half) 0- contains a disproportionately high number of hazardous waste sites. The Uptown Project Area in N particular has the greatest percentage of hazardous waste sites of the Existing Project Areas and Added v m Areas shown in Table A-34 and Chart A-5. It contains only 1.2% of the acreage in the City but has 8.6% d of the hazardous waste sites. m With regard to the Added Areas, Added Areas C, G, and 1 combined make up only 0.5% of the total y acreage of the City of San Bernardino. However, they contain 2.1% of the hazardous waste sites within c the City indicating a disproportionately high number of hazardous waste sites within these three Added m Areas. In addition, Added Areas C, G, and I comprise 31.9% of the total acreage of all the Added Areas tY combined, indicating that a large percentage of the Added Areas are plagued by hazardous waste E contamination. a Impaired Property Values a Typically cost-restrictive, the cleanup of brownfields can take years or decades before the sites are of suitable for development. Through the Polanco Act, redevelopment agencies have been granted 4 important leverage in remediating hazardous waste sites located within redevelopment project areas. First, the cleanup must be consistent with the Agency's schedule. Second, the Agency plays an important m role in determining important cleanup guidelines. Lastly, the Agency can determine whether the w responsible party's proposed cleanup plan is consistent with the guidelines set forth in the nationwide standards for cleanup of hazardous waste sites, the National Contingency Plan."Z 43 Although the Polanco E L U R [ 41"Polanco Redevelopment Act Overview", Foley Lardner,2009. 4 �r 168 PaeketPg.984 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Act entitles agencies the oversight to ensure brownfields within project areas are remediated properly, it is still a time-intensive process. Hazardous waste sites are required to be remediated prior to sale and m development, therefore the cost and length of time required to make a property development-ready can deter remediation and private investment. a v v rn L m U d O L Q i m m 0 c a L C L W C A y M m M r r O N L d 0 V U 0 C4 N d L d m m N 0 O Q K E L Q qLL QI H m 2 X W c a E r U R 43 The National Contingency Plan is a set of nationwide standards for the cleanup of Superfund sites. Q 169 Packet Pg.985 oulpieuiaa ueS E8E6) 4LOUagojo='Ja6JaW g 8S liodaa Wll8Jd-1dtlN4 b ui3lHX3 WOWLIDe44y n � x o IL m N i Y z U a o m ❑ i z � n E Q 41 m TS I V ry 4 cFQ G� Qy J W~ Q S a m V � W B.- ... Gr0 X l cc 0 Q cc co l fJ �U O CL w / W � I O it , z m ff - W a W W $a m s a ° o � a ❑ z m a a � � 1 - 2 'r J oulpieuieg ueS : ESE6) 66oZjagolOOLZ'Ja6JGW S SS laodoll wllaJd-.L:IVN0—V 1181HX3 :luawg3elitl a � o a� IL IL m H O U O O Z � N 'f7 ¢ E `t 05 76 r r cc cc W = K W w ' $4 !!1 Q � H Ir oc _ c Z a4D csx :9 cc d L C g n Z l Q< W a wwm ! _ Ng <<` f I 0 Vv eL O s m ui Z ; ui W W m 3 0 0 z g 0 8�'1 Q FUO n fn b m W � C 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report HAZARDOUS WASTE SITES -SOUTHERN PORTION EXHIBITA-53 m m FAN BERNARDINO MERGED AREA B Q NORTHWEST 4 •tarv— 7 I .j, s w PROJECTAREA a ADDED a AREA ADDED S A AREA d h W Auueu ADDED T ARPA AREA DI ED -7 N m M M PR IJ PROJECTAREA EA r r N H y N - 0 V 0 N CENTRAL CITY WEST - fA d PROJECTAREA °-- to Legend a umi Hazardous Waste Site 0 ADDED M ®San Bernardino City AN'A Uptown Project E E r 7 W.Vernon Corridor Project (L 40th Street Project MT,VERNON Q _.... CORRIDOR Northwest Project PROJECTAREA W State College Project a� Central City West Project op -Added Areas X w 4 U.'b U�. UG Ol: t C ufn Squrm':%BR 8e�nq:ynep C%!$L6.GHf7fA5,:°, F.^+d0?AJ7 GeC•FI.S.,,r CFRI Ve 3 N E L U a a 172 Packet Pg.988 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Until remediation of brownfield sites occurs, redevelopment efforts will be hindered. According to J.C. Norby m &Associates, a professional real estate appraisal company, those who have purchased, invested in, or made ° loans on real estate impaired by chemicals and toxic compounds faced devastating consequences. J.C. v Norby& Associates further notes that, in many cases, the cost of remediation exceeds the property's market a value. Short of a full property appraisal, it is difficult to fully assess how hazardous wastes may impair the property value of the affected site or the value of nearby properties. However, as reported by the National Association of Realtors, the presence of hazardous waste and its associated stigma can seriously impact the t value of the subject property as well as the surrounding properties and neighborhoods."' Furthermore, o authors Michael Greenberg and Justin Hollander argue that the time needed to remediate a site, proximity to a` a contaminated site, and the type of contamination present are major constraints that can negatively impact the value and/or marketability of the contaminated site and surrounding properties.4' According to William Kinnard06, the following criteria are commonly used for measuring the decreased market value of contaminated properties: o c 1. Cost to Correct m 2. Reduced Marketability F 3. Inability to Obtain Mortgage Financing m 4. Reduced Net Operating Income 5. Higher Capitalization Rate rn M Common causes of site contamination in Merged Area B are auto- and industrial-related. Uses such as gas stations, auto repair, and recycling are known to pollute sites with contaminants such as lead, gas, motor oil, as well as other volatile organic compounds and metals. These contaminants have also been known to affect groundwater and soil as well as aquifers and wells used for potable water. If contaminated, the health, safety, N and general welfare of the City's residents are at risk. 0 To demonstrate impaired values, RSG developed pro forma analyses for a former auto-related site in the OU Uptown Project Area. The site is registered on the SWRCB's Geotracker Database as having gasoline N contaminated soil. This property is zoned for industrial uses but is currently vacant. The site is a corner lot and has very good visibility and street frontage. It could remain an industrial site or could easily be used as a commercial property. Given these conditions and the costs associated with hazardous waste remediation, it would be an ideal site for redevelopment assistance. As shown in Tables A-36 and A-37, the pro formas m present the total cost to develop the site inclusive of remediation costs (Table A-36) and a similar site without m contamination (Table A-37). Assumptions mirror those of the prior industrial pro formas presented in the h substandard lot size analysis section, however, the lot square footage has been changed to reflect the actual a site (20,250 sqft), and the building square footage has been changed to reflect the maximum feasible sized building which could be constructed according to the zoning code and site configuration (13,000 sq ft). The Of land purchase price shown in Table A-36 reflects the actual 2010 assessed value of the property. In Table A- E 37, the purchase price has been elevated assuming the market value of a site without contamination would be a` higher than one with contamination. In order to reach the price per square foot per month lease rate ($1.25), LL lease rates of similarly sized properties with land uses such as new office buildings or research and a development buildings, in the City were obtained using Loopnet. In Table A-36, a line item for remediation o costs has been included ($250,000). The remediation cost is a generalized figure and assumes the site ai contains leaking underground storage tanks ("LUSTS") which have released petroleum-based contaminants into the soil and groundwater. Cleanup costs for LUSTS vary from site to site based on the degree of soil m x X w G v °0 Karen Swanson,"Field Guide to Effects of Hazardous Wastes of Property Values.'National Association of Realtors.March 2007. .c 45 M.Greenberg,and J.Hollander,"Neighborhood Stigma Twenty Years Later:Revisiting Superfund Sites in Suburban New Jersey," R © Appraisal Journal, 2006. Q °8 William N. Kinnard,"The Cutting Edge 1998;The Royal Institution of Chartered Surveyors, 1998. 173 Packet Pg. 989 SAN BERNARDINO MERGED AREA B MERGER&AMENDMENT Preliminary Report contamination, the number of tanks that must be removed, and the extent to which contamination of the groundwater has traveled. Based on these factors, cost guidelines published by the SWRCB for the m Underground Storage Tank Fund 47, and consultation with several brownfields consulting firms, a cost m estimate of$250,000 was used. a As shown in Table A-35, the cost of development as shown in Tables A-36 and A-37 is summarized. A site o, with hazardous waste will have an associated cost of$23.34 more per square foot to develop (approximately `m 16% more) than a site that does not contain hazardous waste, even though the cost to purchase the contaminated site is less . This value is significant, and can make development and/or remediation of hazardous waste sites prohibitive. d 0 o` d Hazardous Waste Site Cost Comparison Table A35 San Bernardino Merged Area B = Project Cost per bldg sf `m c v Site with Site w/out m c Haz Waste Haz Waste A m Industrial Site-(13,000 M sqft building) $168.92 $145.58 $23.34 r' Source:RSG 0 N d 0 O U O N N d m m N 0 O >1 d K E a` LL LL Q QI H _m 2 X W C rU E s U A State Water Resources Control Board,"Cost Guidelines: Underground Storage Tank Fund(Final Draft),2001. ¢ 174 Packet Pg.990 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report ® Industrial Site with Hazardous Waste Table A-36 San Bernardino Merged Area B rD Site Characteristics re d Lot Square Feet 20,250 Q Lot Coverage Maximum 0.75 'O Maximum Number of Stones 2.0 at T Minimum Open Lot Area 5,1163 d Parking Area 7,220 Spaces(@ 380 SF per space) 19 Building SF per Space 684 O b Industrial Building(S.F.) 13,000 'p L Protect Cost SF/UNITS/SP PER SF/SP TOTAL (L Acquisition Costs 20,250 $5.34 $108,135 > Total Acquisition Costa $108,135 m N CONSTRUCTION: 2 OBshe/Infiastructure/Utilities 20,250 $9.00 $182,250 O C Site Costs(including landscaping) 20,250 $2.00 $40,500 Parking(surface;per space) 19 $1,350 $25,650 L Industrial Building Costs(Finished) 13,000 $65.00 $845,000 C Hazardous Waste Remediation $250,000 0 Contractor Fee&General Conditions 8,0% $6.73 $87,472 m Contingency 5.0% $5.50 $71,544 m Total Construction $115.57 $7,502,418 � Total Land&Acquisition $1,610,551 M m M of $per Bldg. SOFT COSTS: construction So.Ft. A&E/Consultant Fees 5.0% $4.21 $54,670 Public Permits and Fees 2.0% $1.68 $21,868 N Insurance,Legal&Accounting 4.0% $3.36 $43,736 a`f Taxes 1.2% $1.11 $14,495 O Marketing 2.5% $2.10 $27,335 u U Developer Fee(GSA/Profit) 12.0% $13.87 $180,290 O Contingency 5.00/0 $1.32 $17,120 N Total Soft Costs 23.9% $27.65 $359,514 L FINANCING: N Construction Interest 118 months)60% 6.5% $7.06 $97,801 m Financing Fees 3.0% $3.76 $48,924 m Equity(18 months)40% 12.0% $6.55 $85,107 to Total Financing $17.37 $225,832 C O Total Project Cost $168.92 $2,195,896 d K Industrial Rental Income j_ Gross Annual Rental Income 13,000 s.f. $15.00 $195,000 N (Less):Vacancy&Collection 5.0%of Gross Income j$9,750) aL Gross Effective Income $185,250 F LL Operating Expenses 7.5%of Gross Effective Income ($13,894) < Property Management 3.0%of Gross Effective Income ($5,558) Reserves 5.0%of Gross Effective Income $9263 I Total Expenses ($28,714) Q H Net Operating Income $156,536 m Cap Rate g 00% 2 X Total Project Revenue $1,956,703 W (Less)Development Costs ($2,795,898) G d Profit/Feasibility Gap) 5239,193 E t Source:See Aoosndx 3-Pro Fame Sources and ASsumtons O ni Q 175 Packet Pg. 991 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Industrial Site without Hazardous Waste Table A-37 San Bernardino Merged Area 6 00 Site Characteristics m 4) a Lot Square Feet 20,250 Q Lot Coverage Maximum 0.75 Maximum Number of Stores 10 Minimum Open Lot Area 5,063 Parking Area 7,220 Spaces(@ 380 SF per space) 19 Building SF per Space 884 v Industrial Building(S.F.) 13,000 0 plgjeet Coat SF/UNITS/SP PER SF/SP TOTAL a Acquisition Costs 20,250 $6.50 $131,625 v Total Acquisition Costs $131,625 d CONSTRUCTION: O Olfsite/Infiastmcture/Utilities 20,250 $9.00 $182,250 c Site Costs(including landscaping) 20,250 $2.00 $40,500 20 Parking(surface;per space) 19 $1,350 $25,650 R Industrial Building Costs(Finished) C 13,000 $65.00 $845,000 Contractor Fee&General Conditions d 8.0% $6.73 $87,472 m Contingency 5.0% $4.54 $59,044 c Total Construction $95.38 $1,239,916 m N Total Land&Acquisition $1,371,541 k+f ro %of $per Bldg. M SOFT COSTS: construction So.Ft. Total A&E/Consultant Fees 5.00% $4.21 $54,670 Public Permits and Fees 2.0% $1.68 $21,868 N Insurance, Legal 8 Accounting 4.0No $3.36 $43,736 ` O Taxes 1.2% $0.95 $12,344 a O Marketing 2.5% $2.10 $27,335 U U Developer Fee(G&A/Profit) 12.09/6 $11.45 $148,790 O Contingency 5.0% $1.19 $15,437 N Total Soft Costs 26.1% $24.94 $324,180 m FINANCING: m Construction Interest(18 months)60% 6.5% $6.01 $78,178 m Financing Fees 3.0% $3.49 $45,339 m Equity(18 months)40% 12.0% $5.64 $73,255 to Total Financing $15.14 $196,772 p Total Project COSt $145.58 $1,892,492 CL Industrial Rental Income E Gross Annual Rental Income 13,000 91 $15.00 $195,000 d (Less):Vacancy&Collection 5.0%of Gross Income $9,750 a, Gross Effective Income $185,250 LL Operating Expenses 7.5%of Gross Effective Income ( $13,894) � Property Management 3.0%of Gross Effective Income ($5,558) OI Reserves 5.0%of Gross Effective Income $9,263 Q Total Expenses ($28,714) H m Net Operating Income $158,536 = Cap Rate 8.00% W Total Project Revenue $1,956,703 (Less)Development Costs , d , Profitl Feasibili Ga E 8 , t U ro Source:See 622MCUX 3-Pro Forma sources w7dAssumpUms r III Q 176 Packet Pg. 992 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Considering the concentration of brownfield sites in Merged Area B, mitigation of active hazardous waste sites is necessary to facilitate redevelopment in Merged Area B. If not remediated, contaminated properties m risk underutilization, impaired values, and continued blighting conditions. The exorbitant costs associated with remediation of an active hazardous waste site are a major deterrent to private investment. a d rn L Cd C M U d O L IL i m w z O C GoB L R C L d m C A N M M r r r O N L d O V U 0 r N W Oi L d m m y t= O a v E .E L IL Fi LL Q ¢I N m 2 X W :: c m E t U R Q 177 Packet Pg.993 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Abnormally Low Lease Rates or Abnormally High Vacancy Rates Pursuant to CRL Section 33O31(b) (3), abnormally high business vacancies or abnormally low lease rates are m economic conditions causing blight. Data obtained from commercial real estate brokerage firms indicates that business vacancies, particularly industrial vacancies, are abnormally high in the Existing Project Areas, and v the City as a whole. Many of the industrial buildings in Existing Project Areas were recently constructed, but m have been unable to lease space due to the most recent economic recession. Agency assistance is needed to fill these vacant industrial spaces and provide needed jobs within Merged Area B and the City as a whole. v Lease rate data was also gathered for Merged Area B using Loopnet, a property listing service, and local o listings for available properties. The data showed that lease rates in the Existing Project Areas for retail and li office space were abnormally low when compared to the rest of the Market Area 41. Specifically, retail lease d rates were on average 36% lower and office lease rates 33% lower than the rest of the Market Area. Lower lease rates in a geographic area ultimately serve to decrease vacancy rates, because it is less costly for o businesses to obtain space. However, other blighting conditions in these areas, such as high crime and 'v dilapidation and deterioration, tend to limit the profitability of businesses, leading to higher turn over rates, and R little incentive for property owners to conduct routine maintenance. The following sections detail analyses for d the Existing Project Areas; no lease rates or vacancy information could be obtained for the Added Areas, 00 because they are primarily residential. Lease Rates ro M r Leasing data in market reports by real estate brokerage firms Colliers International, CB Richard Ellis, as well as data obtained through listing website Loopnet and other local resources show that the Existing Project c Areas had abnormally lower lease rates than the Market Area in the fourth quarter of 2010, in the retail and office sectors. This data is shown in Charts A-6 and A-7, and detailed in Table A-38. 0 Y U 0 r N d QI L cd C m m V) L 0 Q d E a` LL LL Q lY C] QI F m 2 X W C <e For retail lease rates the Market Area is the East Inland Empire,as defined by CB Richard Ellis in its 4Q2010 Retail Market Report for N the Inland Empire. For office lease and vacancy rates the Market Area is the Inland Empire,as defined by Colliers International in its E 402010 Office Market Report for the Inland Empire. For industrial lease and vacancy rates the Market Area is the East Inland Empire,as U ® defined by Colliers International in its 4Q2010 Industrial Market Report for the Inland Empire. It is typical for market report to identify Q different Market Areas for different product types,based on the concentrations of those uses and the availability of data. 178 Packet Pg. 994 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Retail Lease Rates -4th Quarter 2010 Chart A-6 San Bernardino Merged Area B m m v L $2.50 a d L $1.50 w $1.00 ` $0.50 � m $o.00 _ S L tiO� o��¢� cad eaP L Lo JQ (, 0 9i9~a a� tae c is `o L ea c L Q Note: Central City West was not included in Chart A-6 because no retail vacancies m \Here observed and thus no retail lease rates could be obtained. e R Source:CB Richard Ellis 4Q2010 Retail Market Report for the East End Inland Empire Area, N Loop Net, San Bernardino Economic Development Agency. 00 r O Office Lease Rates -4th Quarter 2010 Chart A-7 d San Bernardino Merged Area B c U O $2.50 N L Q $2.00 � � d $1.50 m m $1.00 W 0 C $0.50 a m K $0.00 L Q`iz \co Saco J\�e c9a `aa `ca � 5� o� a Je` U. �� ya° Gr�c° oco rya pl Qac a t-- m Note:Ezistng Project Areas w igt no listings for avaiable office space are not shown in Chart A-7, _ including Stale College,40th Street,M Vernon Corridor,and Central City West. Lease rates are W unavailable for some locations,only locations within San Bernardino's NUrket Area were used. C Source:LoopNet, Colliers International 4Q2010 Office Market Report for the Inland Empire,San � Bernardino Economic Development Agency L U R ® a 179 Packet Pg.995 9.H.p SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Lease Rates -4th Quarter 2010 Table A-38 San Bernardino Merged Area B m R m Retail Office Industrial a v Location Lease Rate Lease Rate Lease Rate rn v Market Area* $2.22 $1.77 $0.29 2 v Sub Market w 0 Merged Area B $1.42 $1.18 $0.43 State College $1.36 n/a $0.37 Northwest $1.04 $1.34 $0.45 m tY Mt Vernon Corridor $1.72 n/a $0.66 0 c Uptown $1.27 $0.98 n/a m 40th Street $1.84 n/a n/a v m San Bernardino $1.32 $1.55 $0.29 M Perris n/a n/a $0.21 M Rancho Cucamonga n/a $1.62 n/a Ontario n/a $2.02 n/a c Chino/Chino Hills n/a $2.12 n/a d Riverside n/a $1.66 $0.32 0 Corona n/a $2.27 $0.37 p r Colton n/a n/a $0.38 a m `Market Reports were used to identify the lease rates for other cities in the general vacinity of Q San Bernardino. For retail,San Bernardino is w ithin the East Inland F7rpire Market Area,for office San Bernardino is w ithin the Inland Empire Market Area,and for industrial San Bernardino is within m the East Inland Brpire Market Area. m rn Note:Lease rates are unavailable for some locations,only locations w ithin San Bernardino's r Market Area were used. 0 a d Sources:CS Richard Ellis 402010 Retail Market Report for the East Inland Empire;Colliers International 4Q2010 Office Market Report for the Inland Empire and 4Q2010 Industrial Market E Report for the East Inland Empire;Loopnet March 2011;San Bernardino EDA. d a Table A-38 presents lease rate information for office, retail and industrial product types in Merged Area B, the a Market Area, San Bernardino, Riverside, Rancho Cucamonga, Perris, Ontario, Chino/Chino Hills, Colton, and W Corona.49 Retail lease rates are significantly lower in Merged Area B than the Market Area. Office lease QI rates are also significantly lower in Merged Area B than the Market Area, City and comparable sub-markets. F Specifically, Merged Area B retail lease rates are 36% lower than the Market Area and Merged Area B office m lease rates are 33% lower than the Market Area. Furthermore, Merged Area B office lease rates are K w c v E z v m °9 The market reports for the area do not provide detailed sub-market data for retail lease rates. However,they do provide detailed sub- Q market data for office lease rates. 180 Packet Pg.996 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report consistently lower than all comparable sub-markets, between 24% less than the City and 48% less than Corona. m Retail lease rates in Merged Area B are also lower than the Market Area. Merged Area B retail lease rates Q are on average $1.42, which is $0.80 less than the Market Area lease rate (36% lower). Lower lease rates m impact the assessed valuation of retail properties thereby affecting the amount of property tax revenue m generated that can be used to eliminate blight in Merged Area B. In contrast to retail and office, industrial lease rates are higher in Merged Area B than in the City and surrounding submarkets. The Market Area is experiencing record low lease rates, namely for industrial 0 warehouse space, making industrial lease rates in Merged Area B appear inflated.50 In addition, as leasing a` activity in the fourth quarter of 2010 represented the best quarter since 2005, lease rates will inevitably rise a) and stabilize throughout the Market Areas' However, many of the industrial buildings in Merged Area B were � recently constructed, and have been unable to lease space due to the most recent economic recession. 0 Agency assistance is needed to fill these vacant industrial spaces and provide needed jobs within Merged Area B and the City as a whole. As shown in the preceding "Vacancy Rate" section, the high asking lease rates for industrial property in Merged Area B, have likely led to abnormally high vacancy rates within the m industrial sector. y Surveys of local brokers were conducted via telephone to ascertain information not portrayed in market reports or lease listings. The brokers surveyed had properties listed within Merged Area B and have M experience in the greater San Bernardino region. In general, the brokers all indicated that there is little incentive for businesses to locate within Merged Area B due to low income levels, lack or major retail centers and anchors, as well as high crime. The brokers indicated that retailers choose to locate in higher income © areas and then draw from both the high and low income areas, since residents from high income areas will be unwilling to travel to areas with high crime and other blighting conditions. Specifically, one broker noted that ° there is a perception among potential leases that there is higher crime in San Bernardino, than in other cities o in the Market Area. As shown, there are several causes contributing to low lease rates in Merged Area B, N including high crime, lack of existing quality retail outlets to anchor new businesses, low income levels, and a negative perception of the area. Also, a majority of the retail buildings in Merged Area B are older and/or 0 smaller than retail centers in other areas of the City (such as retail adjacent to Interstate 10) and the rest of m the Market Area. These types of retail and office buildings will tend to have lower lease rates because they m are not desirable to the most well know and profitable businesses. m 0 0 CL Business Vacancies In general, the depressed real estate market in San Bernardino is related to an oversupply of commercial and industrial space and insufficient demand for any type of development in the City. This lack of demand has a caused financial institutions to be unwilling to lend money to potential developers (especially in light of the LL recent tightening of lending standards). There is a significant over supply of all property types in San 4 Bernardino, resulting in foreclosed residential properties and vacant commercial/industrial buildings, thus of negating any new development within the City. This phenomenon was recently documented by the Urban Q Land Institute in an article titled "Raising Capital During Tough Times."written by Shlomi Ronan, published on t= m January 3, 2011. In this article, the author states the following: _ X W C N E z U w ///11��A►►��� m Grubb and Ellis,"Industrial Trends Report—Fourth Quarter 2010,Inland Empire,CA" Q °t Cushman and Wakefield,"Inland Empire Industrial Report,402010" 181 PacketPg. 997 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report • "Banks have cautiously stepped back into the market with tightened underwriting standards and zero appetite for risk" m • "Today's market for bank debt remains quite challenging. The limited number of active bank lenders, conservative underwriting, and the seemingly zero tolerance for risk have elongated the approval and a closing process for virtually all banks." • 'Many banks are still not lending on commercial real estate." a • "Expect to use more equity. The days of 80%to 90% leverage from banks are over for the time being. According to Real Capital Analytics, though May 2010, the average loan-to-value ratio for loans originated by regional or national banks was just shy of 70%." u • This is important because more equity financing is require, which is more expensive. Bank financing v 0 is in the 6-8%range today and equity lending is in the 10-20%range. a` m a Business vacancies present several problems to communities. First, they give the community a distressed 0: appearance, particularly when located on primary streets or in highly visible locations. Secondly, vacant 0 businesses tend to attract vandals and vagrants because they are often unmonitored, which is a burden on `a the community since the building and other property can more easily be damaged or destroyed and become a c target for graffiti. Finally, vacant businesses can be a disincentive for potential business owners to invest in m the area, who may view such properties as evidence that it is difficult to make a living and remain in business @ in the community. N M Vacancy rates are calculated by dividing the amount of vacant space by the total space in a given market. For small markets, such as Merged Area B, vacancy rates are unavailable. The most relevant comparison of vacancy rates is the difference between the City, the Market Area and the comparable submarkets. Table A- 0 39 shows that vacancy rates vary between submarket areas and product types. N d n 0 v O r N i d U m n'7 N 0 O CL m K E a LL LL Q a� m x X W c m E Z U R r Q 182 Packet Pg. 998 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Vacancy Rates -4th Quarter 2010 Table A-39 _ San Bernardino Merged Area B to R d L Q Office Industrial -o v Location Vacancy Rate Vacancy Rate d Market Area * 23.7% 17.2% U San Bemardino 16.6% 17.8% 0 a` Perris n/a 16.2% Redlands/Loma Linda n/a 14.7% Moreno Valley n/a 5.5% 0 Rancho Cucamonga 25.6% n/a D Coachella Valley 17.9% n/a E m Ontario 28.3% n/a n Chino/Chino Hills 30.9% n/a rn Riverside 22.2% 12.4% M Corona 35.3% 11.8% M Colton n/a 14.1% 'Colliers International 042010 Market Report was used to identify the vacancy rates N for other cities in the general vacinity of San Bernardino. For Office,San Bernardino is y within the Inland Empire Market and for Industrial San Bernardino is within the East Inland Empire Market Area. U O Note:Vacancy rates are unavailable for some locations,only locations w thin San N Bernardino's Market Area w ere used. y rn Sources:Colliers International 442010 Office and Industrial Market Reports; y Loopnet March 2011 m ca Industrial vacancy rates in the City are higher than the Market Area average and most of the comparable 0) communities, including Perris, Redlands/Loma Linda, Colton, Riverside, Corona, and Moreno Valley. In o addition, the City's vacancy rate for the fourth quarter of 2010 was 17.8%, which is higher than the Market m Area average. The industrial vacancy rate is abnormally high, as it indicates that almost one fifth of the total inventory in the Market Area is vacant. Property vacancy is a key component to the profitability of any real E estate investment for property developers, investors, and owners. Most non-residential properties (as well as a` multi-family residential) are considered income properties or long term investments, because they produce LL annual income in the form of rent. The valuation of such properties or the underwriting of their development will include a calculation of the anticipated return on investment, based on rent to be received. This rent will of always include a factor for vacancy, which is typically 5% and no more than 10%. As shown previously, the industrial vacancy rate for Merged Area B and the City are significantly higher than the traditionally accepted ~ m vacancy rate for income properties. A significantly higher vacancy rate than anticipated by an investor or = property owner can lead to several problems for the community, including decreased property owner w investment, foreclosure, reduced rental rates, as well as the many community wide issues mentioned earlier in this section. v E s U R a 183 Packet Pg. 999 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report In contrast, office vacancy rates in the City are lower than the Market Area average and all of the comparable communities. However, office vacancy rates remain abnormally higher than the traditionally accepted pj vacancy rate for income properties, as discussed previously. a Discussions with brokers indicate that while the Market Area is an attractive market for industrial space due to the proximity to the Ports of Los Angeles and Long Beach, San Bernardino is further away in terms of m distance, than some comparable communities, including Rialto, Colton, Ontario, Rancho Cucamonga, Fontana, Riverside, and Corona. According to local brokers, the distance from the ports and the presence of comparable space in closer proximity can be difficult to overcome. In order to overcome these threats, v Agency assistance is needed to provide incentives to businesses that may be willing to locate in San a Bernardino. d m 0 c v Lm c L m m c y n rf oG M r O N L d 0 U O r N d L d m m N r O CL 0 E o. LL LL Q QI H m 2 X W C O E L U A Y Y Q 184 Packet Pg. 1000 9:H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report High Crime Rate m A high crime rate that constitutes a serious threat to public safety and welfare is an economic blighting condition pursuant to CRL Section 33031(b) (7). When an area suffers from high levels of crime, business owners and other investors are often unwilling to locate their businesses and/or invest private dollars into v these neighborhoods because of the increased level of risk. This can further perpetuate other blighting rn conditions, such as dilapidation and deterioration resulting from long-term neglect. A 2001 research article published by the Canada Mortgage and Housing Corporation states that the disinvestment and decline of a neighborhood can be attributed to a high level of crime and "disinvestment is therefore initially manifested in delayed home improvements and discretionary repairs.,52 0 L To analyze crime and its impact on Merged Area B, information regarding the incidence of violent and other a serious crimes was collected from the San Bernardino Police Department and the Federal Bureau of m Investigation's ("FBI"). FBI Part 1 crimes are considered serious and are divided between violent and m property crimes. Violent crimes include criminal homicide, forcible rape, robbery, and aggravated assault. Property crimes include burglary, larceny-theft, motor vehicle theft, and arson.53 Property crimes can also have a negative impact on the general welfare of persons in Merged Area B. Both types of crimes are ° particularly important because they can have a significant impact on the health, safety and welfare of c residents,workers, and patrons within Merged Area B. According to Douglas Campbell: n "Crime inflicts many costs on a city's residents, including feelings of a lack of security and safety, the R monetary value of property loss from criminal acts, lost earnings from injury or death, and the impact of crime N on property values.°54 00 M Data received from the San Bernardino Police Department as well as the FBI's Uniform Crime Reporting Database shows that Merged Area B has a higher crime rate per 1,000 persons than the Country, the State of California, as well as neighboring and nearby jurisdictions. The data compares N the rates of FBI Part 1 Crimes which are uniformly categorized so the FBI may be able to track crime rates consistently across jurisdictional and state boundaries. 0 Chart A-8 compares the rate of Part 1 crimes per 1,000 persons in 2009 for Merged Area B to the rates of O other jurisdictions55. The 2009 crime rate in Merged Area B. 70.3 crimes Per 1,000 persons, is 139% N L greater than the national rate and 162% higher than the State of California rate of crimes per 1,000 Persons.The crime rate in the neighboring jurisdictions of Redlands, Highland, Colton, and Rialto, were also analyzed. These cities were chosen for comparison because of their proximity to the City and because data to was available for them. As shown in Chart A-8, the crime rates in these cities, which have smaller m populations than the City, were all significantly lower than that of Merged Area B. The crime rates in the cities t of Riverside, Ontario, Rancho Cucamonga, and Fontana were also analyzed. Although not neighboring, °o these cities are similar in population to the City. However, as shown in Chart A-8, all four cities had a 0 of significantly lower crime rate than Merged Area B in 2009. E aL LL LL IX a al 'm x X w 5'Canada Mortgage and Housing Corporation,"Disinvestment and the Decline of Urban Neighborhoods,"Socio-Economic Series 90, November,2001. E FBI r u Douglas A.Campbell,"Crime and Property Values,"Entrepreneur Trade Journal,2007. °5 Data comparing jurisdictions is taken from the FBI Uniform Crime Reporting Database,which only reports full year data.The most Q recent year available is 2009. 185 Packet Pg. 1001 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Part 1 Crimes by Jurisdictions in 2009 Chart A-8 San Bernardino Merged Area B m ra d Q United States IIIIIIIIIIIIIIII d State of California u Redlands ar O a` Highland Colton O S Rialto ? R L Riverside N m C A Ontario n M Rancho Cucamonga M Fontana @4 //r��,, Merged Area B a Y u 0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 O N Is Part 1 Crimes Per 1,000 Persons ■Part 1 Crimes per 100 Acres 1 d 'For standard comparisons,populations reported are 2010 projected populations by ESRI Business Analyst Online. 2 'With exception of Merged Area B and San Bernardino City,acreages reported by Census.gov Quickfacts which uses 2000 Census data. m 'Merged Area B and San Bernardino City crimes statistics are from San Bernardino Police Department reports.Crime data for other jurisdictions are as m V1 reported by FBI Universal Crime Reporting database for Part 1 Crimes. t 4 Data comparing jurisdictions is taken from the FBI Uniform Crime Reporting Database,which only reports full year data.The most recent year available G is 2009. Sources:FBI UCR Database,San Bemardino Police Department,San Bernardino GIS Department,and ESRI Business Analyst E a 4- Table A-40 below gives a summary of Part 1 crimes in the individual project areas in Merged Area B as well a as the rest of the City for the period of January 1 through December 31st, 2010. Only the Existing Project Area o or Added Area in which the "% of Total Crimes" was higher than either the "% of Total San Bernardino 4 Population" or the"%of Total San Bernardino Land Area'were included in the analysis. I_ m_ x W w Y C d E t u m Y Y a If %W 186 PacketPg. 1002 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Summary of Part 1 Crimes in 2010 Table A-40 San Bernardino Merged Area B m td %of Total San %of Total San Pad I Crimes i Area Bernardino Area Bernardino Personal Property Total %of Total Per 1,000 Part 1 Crimes Q Population Population Acreage Land Area' Crimes Crimes Crimes Crimes Persons Per 100 Acres Merged Ares Br 36,692 17.7% 7,800 21.0% 222 2,109 2,331 21.9% 63.5 29.9 40th Street 1,527 0.7Y. 99 0.3% 16 188 204 1.9% 133.6 205.7 � Mt.Vernon Corridor 3,403 1.6% 1,957 S.J% 34 229 263 2.5% 77.3 13.4 Northwest 5,736 2.8% 1,502 4.0% 40 272 312 2.9% 54.4 20.8 Sure College 13,369 6.4% 3,157 8.5% 27 693 720 6.8% 53.9 22.8 U Uptown 3,231 1.6% 452 1.2% 63 471 534 5.0% 165.3 118.1 v Added Areas' 9,426 4.5% 629 1.7% 42 256 298 2.8% 31.6 47A 0 Added AmaC 895 0.4% 44 0.1% 3 35 38 0.4% 42.5 86.8 d Added AmaG 33 0.0% 53 0.1% 2 79 81 0.8% 2,454.5 153.9 j Added AmaJ 453 0.2% 9 0.02% 4 5 9 0.08% 19.9 98.7 4) Remainder of San Bemardino 170,901 82.3% 29,320 79.0% 715 7,597 8,312 78.1% 48.6 28.3 K Total Merged Area 8 and 207,593 100% 37,120 100% 937 9,706 10,643 100 Remainder of San Bernardino C G 'Ek&Ing Proµi Arcas aMAO]eEArase rM v lWMwftmmee1MrhWnocdmesmpdW,a gcpu4Um M 0,w NE ml eMlGlge dlgMing mnEMm. :� 'b,ewm public nyp-a+sara. '.Aurae Area-pure aaamm�ive a a Aopsp es induping the ores ml x on the rape. C Sourtea:San aemarMp Poll Oa,poprl San aemar fil GIS Deaenmw.eM ESFI auamv Analyst m The density of an area is an important factor in the analysis of crime statistics. Density can be calculated by dividing the population of an area by the acreage to get persons/acre. As shown in Table A-40, the Existing N Project Areas have a relatively low density rate as compared with the Added Areas. The 40th Street Project Area has the highest density of the Existing Project Areas at 15.4 persons/acre and the remaining four project areas have very low densities at between 1.7 and 7.2 persons/acre. All Existing Project Areas, with the exception of the Uptown and the 40th Street project areas, have a lower density ratio than that of the City N which is currently 6 persons/acre. Therefore, these project areas represent a greater proportion of the City's physical size, but house a relatively small population when compared to the acreage. In these cases, the o Project Area crime rates were compared to the population as opposed to the acreage of the area. o r N Conversely, the Added Areas are high density areas with populations that are very large when compared to their size. For example, Added Area J has a density ratio of 50 persons/acre, which is extremely dense when d compared to the City at 6 persons/acre. The density rates in the other Added Areas except Added Area G were also very high, ranging from 13 to 50 persons/acre with an average of 20 persons/acre. In this case, the m crime rate is compared to the acreage of the specific Added Area because the populations are y disproportionally high when compared to the remainder of the City (i.e., those areas of the City that are not o within a redevelopment project area), and therefore do not make for an accurate comparison. The results of this analysis that incorporates the density of the areas is provided below. E • 401h Street- 204 crimes were reported in 2010, representing 1.9% of all crimes in the City. However, the rStreet Project Area only makes up 0.7% of the City's population, indicating that the crime rate 1 in this Project Area is disproportionally high when compared to its population and size. a • Mt. Vernon Corridor- 263 crimes were reported in 2010, representing 2.5% of the total crimes in the City. The population of the Mt. Vernon Corridor Project Area is 1.6% of the total population of the City. The crime rate is disproportionally high when compared to the population. In addition, the crime rate ~ per 1000 persons in the Mt. Vernon Corridor Project Area is 77.3, which is much higher than the national crime rate per 1000 persons (shown in Chart A-8)of 34.2. Ix • Northwest- 312 crimes were reported in 2010, or 2.9% of the total crimes in the City. The population of the Northwest Project Area is 2.8% of the total population of the City. Although the crime rate is not E disproportionally high when compared to the population, the crime rate per 1,000 persons in Northwest is still 54.4, which is significantly high when compared to the national crime rate of 34.2 crimes per 1,000 people. a 187 Packet Pg. 1003 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report • State College - 720 crimes were reported in 2010, representing 6.8% of the crimes in the City. The Co Project Area only comprises 6.4% of the City's population. Similarly to the Northwest Project Area, the crime rate per 1,000 persons for the State College Project Area is 53.9, which is significantly Q higher when compared to the national rate of 34.2 crimes per 1,000 persons. o m rn • Uptown - 534 crimes were reported or 5.0% of the total crimes in the City, the Uptown Project Area d has a very high proportion of crimes when compared to its population, which is only 1.6% of the City population. v 'o L • Added Areas — 298 crimes were reported within the Added Areas in 2010 or 2.8% of the crimes a reported with the City. The combined Added Area represents 4.5% of the City population and 1.7% of the acreage. The Added Areas are very dense when compared to the existing project areas, therefore the crime rate is disproportionally high when compared to the acreage rather than the population. The o individual Added Areas that show significantly disproportionately higher crime rates are described in c further detail below. c L Q) • Added Area C- 38 crimes were reported in 2010 or 0.4% of the total crimes in the City. In terms of its m size, Added Area C contains 0.1% of the City's total acreage. The crime rate is disproportionally high when compared to the size of the area. M a1 • Added Area G - 81 crimes were reported in 2010 or 0.8% of the total crimes in the City. This is extremely high when compared to the size of the area, at only 53 acres or 0.1% of the total City. In addition, the crime rate per 1,000 persons in Added Area G is an astonishing 2,454.5, which is c enormously higher than the national rate of 34.2 crimes per 1,000 persons. Of the 81 crimes reported, 79 were property crimes, and more specifically, 76 were thefts. Added Area G is comprised mostly of s commercial uses including a discount grocery store, a Payless Shoe Source, some auto-related uses, ° U several smaller fast-food type restaurants, and larger manufacturing complexes. O N • Added Area J - 9 crimes were reported in 2010 or 0.08% of the total crimes in the City. Added Area J is only comprised of 9 acres, which is approximately only 0.02% of the total acreage of the City. The crime rate is disproportionally high when compared to the size of the area. m m rn 1= The disproportionately high crime rates that occur within Merged Area B demonstrate a serious threat to c public safety and welfare. To better assess the concentration of crime within Merged Area B, crime maps , for 2010 Part 1 crimes, have been provided on the following pages, Exhibits A-54 through A-56. E aL LL LL Q QI H m 2 W W C N E L U Q 188 PacketPg. 1004 e•_eu@ , O a+aqo _-jaB jawem a&w «@d-i#ma ImwG a_u m g : � / \ � z > a c a &\ � 3 co Ulf E . Ulf - , }\ � Sa- ~ a�- \ - - §� # - § ? —< c ® 2. r . § cc ! ±� �� : § } _ § _ \ ■ 2§ ) § J f ! / § ■ . .: ■ - k ; ) i ƒ ; , ) 2 ! f ! £ 0mTr B 9 % | | cc.0 : \ \ \ ! § 6 # m « ! ! / R » \ 0 oulpaeuia8 ueS E8E6) LLOZjsgojoo/Z'jaBjeW 8 8S liodem wll8Jd-1dVN0 V 1181HX3 luowyoew c a o L CL m f O w a °m d w p w 0 L, W 0 to m F � s cc m v z a K x _ u< Ll y W _ C w < p C rD C ffI � m•. f Z cc C Q #� c, a=te �a a z s C U Z 0 1 cC cc x I W4 m �- a 0 KC W� �^ W J Q u V W r 1 1 S< v G¢ Z�S U .0 EE r a J 1 Q Q-" 4m4 o C. Z W any W at CC W - W4 t I a w - O U �u a Asa L r� Y r a 's E v ° d W in G Z J a a N Q 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report ED 2010 PART I CRIMES - SOUTHERN PORTION EXHIBIT A-56 m SAN BERNARDINO MERGED AREA B a` NORTHWEST PROJECTAREA .Oarw.'.,. , ADD[o ARCh ° ADDED 'i d - AREA — O. I t > r, - _ m O s C .a 4 A; C ADUku '_ ADDED FRJA AREA R C R 1 m M m 00 M 1 !r UPTOWN ( % PROJECTAREA 0 y LR Y G u e u O n CENTRAL CITY WEST Legend PROJECTAREA .t d M Part I Crimes M M ■ Personal Crimes - r e Property Crimes a ADDED 0A a- N San Bernardino City Au Uptown Project E E W.Vernon Corridor Project a 40th Street Project MT.VERNON u. CORRIDOR Ka Northwest Project PRWECTAREA State College Project a Central City West Project D? -Added Areas w SHR P.PlOHOI.RI:£(jliyH 7Vlri AliTnRf, S9H r3^RiHl9 V!!J rJFq HrIFPnHf r n E s v m a tgi Packet Pg. 1007 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report SUMMARY OF MERGED AREA B BLIGHTING CONDITIONS Based on the observations and research contained in this Report, the Existing Project Areas and Added m Areas exhibit a significant and widespread extent of physical and economic blighting conditions, the effects of which are pervasive throughout Merged Area B. As shown in this section of the Report, Merged Area B a suffers from both physical and economic blighting conditions, detailed below, that place severe constraints on the viability of individual lots and structures and negatively impact the physical and economic vitality of rn Merged Area B, placing an undue burden on the community. Redevelopment assistance to address these conditions in Merged Area B continues to be critically needed in both the Existing Project Areas and Added Areas, primarily due to the significant costs to remediate these conditions. Without continued access to tax increment revenue, it is likely that many of these conditions will go unresolved and further decline will occur in o Merged Area B, particularly given the budgetary challenges of the City's General Fund. The proposed Merger a and Amendments would provide the Agency with additional financial capacity to remediate these blighting conditions throughout Merged Area B. 6 d Summary of Physical Blight °c Physical blighting conditions remaining in Merged Area B include the following: =o `m • Unsafe and unhealthy buildings due to: F_ • Dilapidation and deterioration; m c A • Serious code violations; rn • Faulty or inadequate sewer and water utilities; and M • Construction vulnerable to seismic or geologic hazards. • Conditions hindering the viable use or capacity of lots or buildings due to substandard lot sizes and c shapes. N v Q Instances of dilapidation and deterioration pose a significant health and safety threat to residents, workers, o and patrons. Unreinforced masonry buildings existing in Merged Area B pose a significant threat to persons o who occupy such structures and are costly to retrofit. Merged Area B demographics have proven that the N capacity of residents to reinvest in their properties is hindered by a high poverty rate, low educational attainment, and low median household income. There is also a high percentage of renter occupied units in T Merged Area B. Research indicates that property stakeholder or absentee landlords typically take minimal care of their rental properties, which leads to the dilapidation and deterioration of those structures. The op dilapidated and deteriorated state of properties within Merged Area B is further demonstrated by the high M number of serious code violations, such as "unsafe structure" and "hazardous electrical wiring." If not t addressed, deterioration will continue perpetuating dilapidation of additional properties. Redevelopment a provides tools and funding to provide incentives for property owners to invest in their properties, and creates avenues to hold those property owners accountable for the maintenance and upkeep of their properties. E Faulty or inadequate sewer and water utilities also exist in Merged Area B. Severely damaged pipes can cause back-ups, and overflows release harmful pathogens, bacteria, chemicals, and other toxic pollutants a adversely affecting the health and safety of Merged Area B residents and workers. The cost to repair the 4 severely damaged sewer pipes in Merged Area B total over $24 million alone. Inadequate water utility infrastructure puts the safety of persons in low water pressure zones at risk where there is inadequate OI pressure to provide fire protection. Improvements to remediate deficient fire flow issues total nearly $2.25 a million. The lack of infrastructure also deters developers because of costly improvements that detract from ~ project profitability and thus hinders development. Due to the high cost of infrastructure improvements, it is unlikely that developers and residents will be able to eliminate these deficiencies on their own without w redevelopment assistance. The Agency may utilize tax increment revenue generated in Merged Area B to fund needed infrastructure improvements. d Substandard sized parcels are a significant issue and hindrance in Merged Area B; approximately 36% of the commercial and industrial parcels and in the Existing Project Areas and approximately 17% of the commercial and industrial parcels in the Added Areas exhibit this condition. The economic viability of substandard C 192 Packet Pg. 1008 SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report industrially and commercially zoned parcels is significantly impaired due to lack of financial feasibility to develop and improve these properties as needed setbacks, sufficient building size and parking are not m feasible given their size. Redevelopment tools can be used to help business and property owners assemble properties that support new development that is economically feasible, while improving building conditions in a Merged Area B. v rn Summary of Economic Blight Economic blighting conditions in Merged Area B include the following: • Depreciated property values d a • Impaired property values due to hazardous waste sites o. • Abnormally low lease rates/abnormally high vacancy rates m • High crime rates 0 Both residential and commercial assessed property values in the Added Areas have depreciated significantly S over the past 5 years (up to 55%), while property values in the City and County as a whole have increased by Ea 7% and 8% over this same time period. The median sales price of residential properties have declined by 70% in Merged Area B over the past 5 years, while decreases City and County wide have been less dramatic. m Decreased property values not only affect a local jurisdiction's ability to provide services supported by property tax revenue, but indicate an economic decline of an area. Furthermore, decreased property values y discourage property owners from making improvements to their properties. Redevelopment can provide M economic assistance to rehabilitate or provide development subsidies as an incentive to invest or reinvest in W such properties. As economic conditions in an area improve, the related blighting conditions decrease. The presence of hazardous waste has caused significant impairment to property values, particularly in the c State College and Northwest project areas. Not only does Merged Area B as a whole contain 52 hazardous O waste sites, but it also is home to the Newmark site, a ground water plume extending 6,000 acres from the o source. Property values within a quarter-mile radius of the Newmark site are approximately 89% lower than 0 those values within a 2 mile radius of the site. Additionally, the contamination from this site is believed to be O spreading to other drinking water sources, potentially affecting approximately 200,000 residents, employees ry and visitors to the area. Not only do these types of hazardous waste sites cause significantly reduced property values, but these sites also pose a health and safety threat to Merged Area B residents and workers. The high cost and risk to remediate and redevelop contaminated properties can often prohibit investment without redevelopment assistance. The Agency is currently implementing a program to help address hazardous waste sites. Redevelopment funds may be used to further assist with the cost of cleaning up y hazardous waste sites. t 0 0. Retail and office lease rates in Merged Area B are between 33% and 36% lower than those found in the East Market Area. Industrial lease rates appear to be abnormally high, which has resulted in a high industrial E vacancy rate. A survey of local real estate brokers indicates that low income levels, lack of major retail — centers and anchors, and high crime are disincentives to businesses to locate within Merged Area B. Low a lease rates negatively impact property values by decreasing the amount of income a property can generate, LL FL thereby diluting the economic incentive to attract businesses to the area. High vacancy rates are indicative of 4 the economic decline of an area and reduced income generated by such property. Redevelopment provides o tools to market area businesses and provide incentives to attract and retain businesses. Qi In 2009, Merged Area B had a crime rate that was 55% higher than the City, 162% higher than the State and t= 139% higher than the national average. Crime negatively impacts an area by providing a disincentive for x investment. Redevelopment tools can be used to reduce crime in Merged Area B. w CONCLUSION d Although Merged Area B contains individual parcels that no longer exhibit evidence of physical blight, they are frequently in proximity to other parcels that are in disrepair. This checkerboard pattern of blighted and non- blighted parcels, as shown in Exhibit A-57, illustrates that blighted parcels are not only concentrated in one 193 PacketPg. 1009 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report particular neighborhood and that Merged Area B as a whole is negatively impacted by the scattered pattern of properties suffering from multiple blighting conditions. Furthermore, conditions of economic blight, including m depreciated property values, impaired property values due to hazardous wastes, low lease rates and high vacancies and crime, are not site specific and affect large portions of Merged Area B. a Photographs of the physical and economic blighting conditions described in this section of the Report are d documented in Appendix 1. ° v Based on the data and analysis presented in this section, it is clear that Merged Area B continues to suffer from various physical and economic blighting conditions. Although Agency efforts have resulted in some blight remediation and private investment, significant further improvements are needed to alleviate current o conditions in Merged Area B, the costs of which are beyond the breadth and scope of what the private sector a` can bear. The Merger and Amendments propose to increase current financial limitations, effectively increasing the Agency's ability to continue to eliminate blight from Merged Area B. By merging the Existing Project Areas, the Agency will have greater ability to leverage resources across them to eliminate blight o throughout and for the benefit of the entire Merged Area B. Receipt of additional tax increment revenue °c provides the Agency with additional capital to implement blight eliminating projects, thus alleviating current a conditions that are threatening the health and safety of persons who live and work in Merged Area B. These projects include facilitating economic and infill development, upgrading public facilities and infrastructure, implementing brownfields revitalization, increased public transit, and increasing, improving, and preserving m the supply of affordable housing, and other programs to eliminate blighting conditions. CRL Section 33333.11 requires that a map be created identifying portions of the State College Project Area that are no longer blighted, remaining blighted parcels, and those parcels that are necessary and essential for elimination of remaining blight, to identify locations where tax increment may be spent in this Project Area during the 10-year extension. Furthermore, CRL Section 33451.5 requires that the same map be prepared as part of the report to State Department of Finance and the Department of Housing and Community N Development. Exhibit A-57 is a map of Merged Area B illustrating the location of blighting conditions detailed `m in this Section, along with parcels necessary and essential for the elimination of blight, and the areas of o Merged Area B that are no longer blighted. Parcels necessary and essential for the elimination of remaining p blight include 1) vacant, Agency-owned parcels slated for redevelopment; 2) those parcels utilized for flood N control purposes; and 3) parcels located in areas necessary for capital improvement projects. Inclusion of vacant parcels is necessary and appropriate because they are negatively impacted by the economic blighting 0 conditions previously described in this Section, and are located adjacent to or in the vicinity of other blighted parcels. Due to the proximity of these vacant parcels to blighted parcels, it is unlikely that these properties ap will be improved and developed without redevelopment assistance given the economic condition of Merged M Area B as a whole (depreciated/impaired property values, low lease rates, high vacancy rates, crime, etc.). Furthermore, the elimination of blight on adjacent parcels may require the development or use of these vacant o lots, making them both necessary and essential for the elimination of remaining blight. Those properties located in areas slated for needed capital improvement projects are within both the Existing Project Areas and E Added Areas. As Exhibit A-57 shows, all parcels in the Added Area that do not exhibit blighting conditions are — included as necessary and essential due to the fact that these are new areas that have not had the benefit of a redevelopment powers and funding. In order to complete needed public improvements in these areas, the FL Agency requires the ability to expend revenues to fund these capital projects. a 0 a' m x X W c m E U U R ® a 194 Packet Pg. 1010 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report M BLIGHTED, NON-BLIGHTED, AND d NECESSARY & ESSENTIAL PARCELS EXHIBIT A-57 Q SAN BERNARDINO MERGED AREA B y m T d -y. $ ADDED STATE COLLEGE AREA c to - PROJECT AREA A U OFA A RE d i.5 G 40TH STREET p PROJECTAREA :2 NORTHWEST ADDED -t _ - �" m PROJECT AREA AREA "` c ADDFO 'SCI ADDE {. �'-1 CMO ARFA = U �� M r Armen 4 ARFA v r. ,"DROP:° a) -. f• � 1• N O f U v y MUFn Q -- 'i - °' RODEO Anncn d ARFA r2 ADDED !� AREA - ADDED i+ A - QZ 11RFA 'I _ •� C CENTRAL ],,,, ,. CITYWEST -'- `, �' `;J d LaEand PROJECTAREA 3 i'-o -- —k E M Blighted Parcels - , ~. --.-i ' • M Necessary A.Essential Parcels — + UPTOWN oSen Bernardino City _,• I_:', -' A' PROJECTAREA F =Added Areas 1 4, 'I-. LL V 40th Street Project Mt.Vernon CorridarProitet Mr.VERNON �f �' { ��"� I '�' I - 01 Northwest Project CORRIOOR Dv W .State College Project PROJECTAREA Uptown Project d m Central City West Project — x W G d C rs o t is SOuxe Fre Survey July201Q t SGa Srmgrttnr GiS Droar�.nGrri, araESF6' m Q 195 Packet Pg. 0011 9.H.b : Projects and Programs to Eliminate Blight m SECTION B: PROJECTS AND PROGRAMS TO ELIMINATE BLIGHT v OVERVIEW rn d As required by the CRL, Section B contains a description of the projects and programs proposed to improve 2 or eliminate blight in Merged Area B and the reason why these projects and programs cannot be completed without the Merger and Amendments. d 0 While the Agency has been effective in eliminating blight through public facilities and infrastructure a` improvements, site acquisition and clearance, and new construction and rehabilitation projects, significant 5 blight remains prevalent in the Existing Project Areas, as detailed in Section A of this report. The Agency will m continue to carry out blight elimination projects and programs in the Existing Project Areas with the tax IY increment revenues generated from these areas. As described in Section A of this report, significant blight c was also found to be present in the Added Areas. The Agency will need to use the tax increment revenues v generated in these areas for programs that will enhance property values, stimulate private investment, create jobs, supply affordable housing, and eliminate blighting conditions. m The Agency's goals intended to guide redevelopment and implementation programs in both the Existing Project Areas and Added Areas of Merged Area B include: rn 1. Develop Community Identity. Foster community identity by promoting an environment characterized by architectural and urban design principles, developed through the encouragement, guidance, and professional assistance to owner participants and redevelopers. 2. Improve Quality of Life. Increase the variety of recreational opportunities available to the residents. Encourage neighborhood beautification. 3. Create a Stronger Local Economy. Create local job opportunities by attracting retail and other non- u residential commercial and office uses, particularly along major thoroughfares. 0 N 4. Invest Promote and Respect. Promote economic development by providing an attractive, well- serviced, and well-protected environment. Encourage coordinated land use patterns consistent with the City's General Plan and land disposition and development through land assembly and improved g access to infrastructure and public services. Address incongruous land uses by developing m landscape buffers and greenbelts. Eliminate and prevent blighting conditions and restore and reuse ca historic structures. r 0 5. Emphasize Infrastructure Improvements. Facilitate efficient and safe improvements to public o m infrastructure and facilities that serve Merged Area B, including installation, construction, Y reconstruction, redesign, or reuse of streets, utilities, curbs, gutters, sidewalks, and other public E improvements. IL 6. Improve and Develop Efficient Circulation Systems. Develop a circulation system that improves LL vehicular movement. Provide and regulate the provision of parking to meet the needs of residents < and commercial businesses. o 7. Encourage Community Engagement. Economically revitalize Merged Area B by supporting the al cooperation and participation of residents, business owners, public agencies, and community m organizations. _ X w w C N E s v u Redevelopment Agency of the City of San Bernardino,"Amended Five Year Implementation Plan:FY 2009-10 Through 2013-14," Q December 7,2009,24-25. 196 PacketPg. 1012 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report 8. Housing Accessible to All Families. Increase, improve, and preserve the supply of housing, m especially housing affordable to very low, low, and moderate-income households. Increase home ownership in the residential portions of Merged Area B. Q d m PROJECTS AND PROGRAMS The Agency has identified a number of programs that will achieve its redevelopment and economic ; development goals and eliminate blight in Merged Area B. These programs include economic development o and infill development, public facilities and infrastructure, brownfields revitalization, public transit, and a` affordable housing projects and programs. They also reflect the required proposed capital improvements a' projects identified in the Merged Plan. These projects and programs are outlined below. d o: ECONOMIC DEVELOPMENT AND INFILL DEVELOPMENT °c v These projects and programs seek to complement the Agency's goals for urban revitalization by supporting development activities to expand, attract, and assist businesses in Merged Area B. `m m Redevelopment activities in Merged Area B include, but are not limited to: r M • Establish and administer business attraction programs such as improvement grant programs and the "? Grow San Bernardino Fund; M M • Assist with corridor improvements through business and commercial tenant relocation, building renovation, or difficult land assembly; • Produce economic, feasibility, and land use studies that establish economic development strategies, N outline market trends, and identify potential locations for targeted revitalization; and 0a 0 • Facilitate and enable new development through agreements with developers and promotion of U developable sites within Merged Area B and the City as a whole. N The Agency anticipates that it will spend approximately $44.8 million on economic development and infill development projects and programs in the Existing Project Areas and $11 million in the Added Areas through the life of the Merged Plan. m PUBLIC FACILITIES AND INFRASTRUCTURE N These projects and programs involve replacing and upgrading public facilities and infrastructure to support 0 existing and future development in Merged Area B. Tax increment revenues generated in Merged Area B can C be leveraged for public improvements and facilities that benefit Merged Area B and the community as a whole, not just individual development projects. By upgrading infrastructure to support existing and future E E development, the Agency will create an environment that stimulates private investment and is responsive to a market opportunities. LL Public facilities and infrastructure activities in Merged Area B include, but are not limited to: < • Capital improvements to traffic, sewer, utility and parking infrastructure; • Renovate and demolish existing public facilities and infrastructure; m • Assemble sites and investing in property for new public facilities and infrastructure; X • Produce feasibility studies and infrastructure plans; and w c • Repair and install new traffic infrastructure. The Agency estimates $78.8 million for public facilities and infrastructure project and program costs in the Existing Project Areas and $20.3 million in the Added Areas through the life of the Merged Plan. a 197 Packet Pg. 1013 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report BROWNFIELDS REVITALIZATION m These projects and programs seek to mitigate environmental threats to public health and safety, and m transform contaminated and underutilized properties, otherwise known as "brownfields," into productive assets of the community. The Agency possesses unique powers under the Polanco Act (CRL Sections v 33459-33459.8) to transfer and mitigate legal and financial liabilities that would otherwise deter a property owner or developer from seeking to better utilize brownfield sites. 2 Redevelopment activities in Merged Area B include, but are not limited to: v • Pursue grant funding to assemble citywide brownfields revitalization program; 0` a • Cleanup of brownfield sites located throughout Merged Area B; and • Develop and implement an outreach program for owners of brownfield sites. The Agency anticipates that it will spend approximately$1.3 million on brownfields revitalization projects and °c programs in the Existing Project Areas and $135,000 in the Added Areas through the life of the Merged Plan. `m c PUBLIC TRANSIT m These projects and programs seek to increase public transit systems in Merged Area B. Most notably, a key m priority for the Agency will be the ongoing collaboration with Omnitrans to implement the sbX Bus Rapid <n Transit Project. Redevelopment activities in Merged Area B include, but are not limited to, property acquisition, studies and plans, and public facilities and infrastructure improvements to support infill projects. The Agency anticipates that it will spend approximately $213,000 on public transit projects and programs in the Existing Project Areas and $163,000 in the Added Areas through the life of the Merged Plan. c N L AFFORDABLE HOUSING © s As described in Section A of this report, with the adoption of the Merger and Amendments, the Agency will 0 deposit 30% of the gross tax increment revenues it receives from the State College Project Area and 20% of N the gross tax increment revenues it receives from the remaining Existing Project Areas and the Added Areas into the Housing Fund. These funds are to be used to increase, improve, and preserve the supply of low and rn moderate income housing in the community. Housing activities in Merged Area B include, but are not limited to: m • Provide grants and loans to housing developers and eligible homebuyers; r 0 • Acquire, demolish, and sell land or housing units; d • Construct or rehabilitate housing units; E • Purchase affordability covenants; and IL • Subsidize utility costs for eligible households. LL The Agency anticipates that it will spend approximately $216.1 million on affordable housing projects and o programs in the Existing Project Areas and $41 million in the Added Areas through the life of the Merged Plan. a m PROGRAM BLIGHT ELIMINATION = X As outlined in Table B-1, the estimated costs of programs needed to address physical and economic blight is w approximately$413.8 million in Merged Area B ($341.2 million in the Existing Project Areas and $72.6 million the Added Areas, respectively) through the life of the Merged Plan. Table B-1 outlines the estimated amount E for each program and how each program will address the various conditions of physical and economic blight in the Existing Project Areas and Added Areas. 198 Packet Pg. 1014 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m Project and Program Costs and Targeted Blight Elimination Table B-1 m San Bernardino Merged Area B Q a m Physical Blight Economic Blight 33030[c] rn d O a1 0 Existing a c 0 3 'v a = d u Project Added m' d a w E m Ern •0 Areas Areas m `0 v .5 m w o° m w 'c > ° �^ c d o . U al N d Program Program 0 a Y Program Name Cost Cost p p = _ = c E D a) Economic Development $44800,000 $11,000,000 Q Q El 11 L1 ❑ C and Infll Development O Public Facilities and $78,800,000 $20,300,000 El El 17 121 17 El El C Infrastructure ea Brovmfields Revitalization $1,300,000 $135,000 ❑ ❑ 17 F±1 El ❑ El .�. m m Public Transit $213,000 $163,000 ❑ ❑ 17 ❑ ❑ ❑ ❑ N Affordable Housing $216,100,000 $41,000,000 171 ❑ 17 ❑' M Total $341,213,000 $72,598,000 ,..- $413,811,000 0 N L d By adopting the proposed Merger and Amendments, the Agency will collect tax increment revenue in Merged c Area B thereby providing necessary funding to implement blight eliminating programs in Merged Area B. Without this revenue, the Agency would not be able to assist the private sector with the revitalization of 0 Merged Area B. In addition, the proposed Merger and Amendments provides the Agency with the ability to work towards the removal of blight and provide for affordable housing opportunities in Merged Area B. As rn noted in Section A, the Merged Area B blighting conditions cannot reasonably be expected to be reversed or alleviated by private enterprise, governmental action, or both without redevelopment and tax increment m financing. Implementing the programs will signal to the private development community and the public at large N the Agency's commitment to Merged Area B, and provide a catalyst for new private investment and reinvestment. o CL of NECESSITY OF MERGER AND AMENDMENTS AND PROJECT COMPLETION w E While there are other means to raise public funds without tax increment revenue, these techniques would ultimately result in higher taxes or increased development costs. As described in detail in Section C of this C. Report, the City's budgetary struggles this year have created an increased City reliance on the Agency's tax UL increment revenues to offset costs for capital improvement projects that would otherwise be funded by the < City's General Fund. As the State's budgetary woes continue, the fiscal crisis for local governments is not oI expected to be cured for at least another two to three years. The continuing loss of property and sales tax revenues in the City will continue the City's reliance on tax m increment revenues in the near-term to support capital improvement projects in Merged Area B. This is the x primary reason for the addition of new capital projects to the Merged Plan. With the addition of those w projects, the Agency estimates $413.8 million in total cost for projects and programs through the life of the Merged Plan. It is important to note, however, that the Agency's tax increment revenue streams are also impacted by the reduction in assessed values. With little new construction being completed in Merged Area B r to generate additional tax increment revenues, certain Existing Project Areas that were already in fiscal Y despair would essentially become obsolete without the Agency's ability to leverage funds between the Q 199 PacketPg. 1015 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Existing Project Areas for the greater good of Merged Area B as a whole. The proposed increases in the m Agency's tax increment revenue and bonded indebtedness caps are equally important. The increased caps will allow the Agency to add capital projects to the Merged Plan, create financial stability across Merged Area a B, leverage additional future funds to implement projects and programs, and eliminate blight within Merged 'a w Area B. rn m U m 'o L (L m v m O C_ L t0 C L Md W C R U) Co M M r r r O N L d O U w U 0 r- C4 4) d O7 L d 2 m m CA t O O. d E L CL LL LL Q 0 Q h m 2 K W c d E L U R w r Q a zoo Packet Pg. 1016' Method of Financing m SECTION C: PRELIMINARY ASSESSMENT OF THE PROPOSED METHOD OF 2 FINANCING ¢ a v rn OVERVIEW The CRL requires a preliminary report to include information on the proposed method of financing, including information on the economic feasibility of the project. This description shall also identify sources and amounts of moneys other than tax increment revenues that are available to finance projects or programs. Additionally, o the description shall identify the reasons that the remaining blight cannot reasonably be expected to be ri reversed or alleviated by private enterprise or governmental action, or both, without the use of the tax increment revenues available to an agency because of the proposed Merger and Amendments. For the State College Project Area 10-year extension, the Report shall include a description of the amount of tax increment revenues that are projected to be generated during the period of the extension, including amounts projected °c to be deposited into the Housing Fund and amounts to be paid to affected taxing entities. The Merger and Amendments would address the financial capacity of the Agency by making the following F changes: c 1. Merge the Northwest, State College, 40`h Street, Central City West, Mt. Vernon Corridor, and Uptown Projects Areas, referred to as the Existing Project Areas within Merged Area B; M 2. Add approximately 629.2 acres57 in 14 non-contiguous sub-areas to Merged Area B for the purpose M of eliminating blighting conditions that exist in the proposed Added Areas, referred to as the Added Areas within Merged Area B; c 3. Extend the State College Project Area's term of effectiveness and the time limit to collect tax Cq,� increment revenue and repay debt by 10 years; o " 4. Establish a single cumulative tax increment revenue limit for Merged Area B, exclusive of the 40`" p Street Project Area and the Added Areas;5'and N 5. Establish a single cumulative bonded indebtedness limit for Merged Area B, inclusive of the 40th W Street Project Area and the Added Areas. As described in the Introduction of this Report, the Agency's financial resources are constrained and m insufficient to address remaining blight in the Existing Project Areas and blight within the Added Areas. co Section A of this Report details significant blight remaining within Existing Project Areas and conditions of C blight identified in the Added Areas requiring the Agency's assistance. Section B includes a list of projects d needed to address and correct conditions of blight in Merged Area B. The estimated financial resources, prior to financing costs, to fund blight eliminating projects and programs in Merged Area B total $413.8 million E (Existing Project Areas and Added Areas project costs total $341.2 million and $72.6 million, respectively). t The Merger and Amendments will provide the Agency greater financial flexibility to implement redevelopment Q. projects and programs. LL PROPOSED METHOD OF CONTINUING TO FINANCE REDEVELOPMENT of The Merger and Amendments do not propose any changes to the existing financing methods available to the ¢ Agency. The Agency intends to finance the redevelopment of Merged Area B with the following resources m (not in order of priority): _ X w r d E s'The acreage quoted here is approximately 2 acres greater than the acreage outlined in the Added Area Boundary Descriptions as the u latter uses approximations for each Added Area. m B0 The CRL no longer requires new redevelopment project areas to set a tax increment limit. As such,the Added Area is not included in Q the analysis setting the tax increment limit for Merged Area B and will not be subject to a tax increment limit. 1 201 PacketPg. 1017 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report 1. Property tax increment revenue; pj m 2. Bonded debt; 3. Proceeds from the lease or sale of Agency-owned property; rn 4. Participation in development; 5. Financial assistance from the City, County, State of California, and/or Federal Government; and U 6. Any other legally available source. v 0 The financing sources are described in more detail in the following discussion. a` PROPERTY TAX INCREMENT REVENUE The Agency currently receives tax increment revenue from the Existing Project Areas within Merged Area B. o The Agency will continue to use property tax increment revenue as provided for in Section 33670 of the CRL, E- and as authorized in the Merged Plan, to underwrite project costs in both the Existing Project Areas and the Added Areas. Tax increment revenue will fund ongoing redevelopment activities and pay indebtedness E incurred by the Agency. Indebtedness includes principal and interest on loans, monies advanced, or debts m (whether funded, refunded, assumed, or otherwise) incurred by the Agency to finance or refinance, in whole m or in part, redevelopment activities. Tax increment revenue currently generated in the Existing Project Areas vn is insufficient to address blight and create affordable housing. The Merger and Amendments will provide the Agency with sufficient revenue to fund redevelopment activities in Merged Area B. As described later in this M Section, without the Merger and Amendments, tax increment revenues net of pass-through payments, county administrative fees, operation and administrative costs, bond debt service, and other outstanding obligations will only amount to $373.6 million while project costs in the Existing Project Areas, excluding very costly N financing costs, will amount to approximately$341.2 million. Tax increment revenues generated in the Added Areas will be leveraged for similar redevelopment activities and obligations which will be focused on o rr+ eliminating the blighting conditions described in Section A of this Report. Net tax increment available in the U Added Areas totals$42.8 million and project costs total $72.6 million. The Merger and Amendments will allow N the Agency to effectively administer redevelopment projects throughout Merged Area B. rn Tax increment revenues will be allocated to address an array of Agency obligations. As required by Section `m 33334.2 of the CRL, 20% of tax increment revenue is deposited into the Agency's Housing Fund for the purposes of increasing, improving, and preserving the community's supply of low and moderate income 00 housing. However, Housing Fund deposits will increase to 30% in the State College Project Area upon omi adoption of the Merged Plan, if amended to extend the time limit on the effectiveness of its redevelopment o plan and the collection of tax increment revenues by 10 years. BONDED DEBT E Z Under the Merged Plan, the Agency would continue to have the capacity to issue bonds and/or notes for any a of its corporate purposes, payable in whole or in part from tax increment revenue. Any bonds issued by the LL Fi Agency are the responsibility of the Agency, and neither the City nor its taxpayers are liable for debt service on the bonds. Redevelopment bonds are typically issued based on current cash flows, without regard to 0 potential increase in revenue that may occur subsequent to the issuance. The Agency is proposing to amend a� the limit of outstanding bonded indebtedness at any given time to allow for greater bonding capacity to fund redevelopment projects. m x X LEASE OR SALE OF AGENCY-OWNED PROPERTY W The Agency may sell, lease, or otherwise encumber its property holdings to pay the costs of project d implementation. The proceeds from these activities can help pay the costs of project implementation. To the E extent possible, the Agency will employ these methods to generate necessary capital to fund improvements a 202 PacketPg. 1018 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report and programs. However, the Agency does not currently own any property in Merged Area B that could be sold m to implement redevelopment in the area. L a PARTICIPATION IN DEVELOPMENT The existing redevelopment plans authorize the Agency to enter into agreements with property owners, tenants, and/or developers. Such participation will typically involve negotiation of an owner participation 2 and/or disposition and development agreement between the Agency and property owners. If the Agency enters into agreements with property owners, tenants, and/or other developers that provide for revenues to be d paid or repaid to the Agency, such revenues may be used to pay project implementation costs. However, these funding sources are not a guaranteed source of revenue and the Agency does not anticipate that they a will be sufficient to complete the program of redevelopment. Furthermore, as discussed in Section A of this report, declining market conditions have led to stalled development across the State due to the fact that IX property owners and developers have increased exposure to risk and interest rates and required loan-to- C value ratios have increased financing costs of construction significantly. An article released by Urban Land S Institute describes that "many banks are still not lending on commercial real estate', further indicating the difficulty for the private sector to obtain loans to facilitate redevelopment projects in Merged Area B."' ` w m FINANCIAL ASSISTANCE FROM THE CITY, COUNTY, STATE, AND/OR FEDERAL GOVERNMENT m The Agency may obtain loans and advances from the City for planning, construction, and operating capital. M The City may also defer payments on Agency loans for land purchases, benefiting the Agency's cash flow. Such assistance may be employed to meet short-term cash flow needs. However, as described earlier in the Report, the City's General Fund budget is struggling to sufficiently fund necessary services and has S inadequate resources to provide assistance to the Agency at this time. d Q As available, other funds such as state-apportioned road funds, state housing and infrastructure bond funds, o state and federal transportation funds, and federal Community Development Block Grants will be 0 appropriately used in conjunction with Agency funds for costs of project implementation. As discussed in the N previous Section, Federal, State, and County budgets indicate that economy continues to limit their ability to m provide financing to local governments. The Federal government is facing a $14 trillion deficit and is looking ? for ways to reduce government spending. The State of California's budget crisis continues to worsen as repercussions from the nation's economic recession persists. As of June 2011, the 2011-12 Governor's m Budget is proposing major corrective budget actions to address a projected $25 billion budget gap.eo ca Although City, State, County, and Federal financial assistance are uncertain options for the Agency in the o near future due to current financial challenges, the Agency will continue to seek opportunities to obtain d assistance as the economy shows signs of recovery. m E OTHER AVAILABLE SOURCES a Any other loans, grants, or financial assistance from the federal government, or any other public or private LL source will continue to be utilized, as available and appropriate. The Agency will also consider use of the powers provided by the CRL to provide construction and other funds for appropriate projects. Where feasible ❑ and appropriate, the Agency may use assessment district and/or Mello-Roos bond financing to pay for the ai costs of public infrastructure,facilities, and operations. Fa FE X w c W E s U R © ss Ronen,Shlomi,"Raising Capital During Tough Times",Urban Land Institute,January 3,2011. Q w State of California,"Governor's Budget 2011-12—Proposed Budget Summary,"January 10,2011. 203 Packet Pg. 1019 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report MERGER AND AMENDMENTS m Tax increment revenue, and the other financing methods described above, are necessary to support blight m eliminating projects and programs in Merged Area B. Given current economic conditions and local and state 4 budgetary constraints, the Agency's ability to eliminate blight in Merged Area B, through the projects and w programs described in Section B, is heavily reliant on its financing and bonding capacity from tax increment revenues. The financial analysis contained in this Section of the Report concludes that, in the absence of the 2 Merger and Amendments, the Agency does not currently have sufficient financial capacity to adequately fund the necessary blight eliminating projects in Merged Area B. d 0 The following discussion describes the current constraints to tax increment revenue generated in Existing a` Project Areas that the proposed Merger and Amendments will alleviate. v m MERGED AREA B TIME AND FINANCIAL LIMITS W 0 c EXISTING PROJECT AREAS a Consistent with the CRL, the current Redevelopment Plans for the Existing Project Areas contain time and c financial limitations that affect the Agency's ability to use and collect tax increment revenue. Table C-1 `m presents the current Existing Project Areas limits. m C m N Existing Project Areas Time&Financial Limitations Table c-1 San Bernardino Merged Area B M as a o Last Date to Incur Receive Tax Financial Limit on Project Area Effectiveness of Plan Bonded Debt Limit Indebtedness r Increment Receiving Tax Increment x— 40th Street August 10,2030 $20,000,000 July 10,2020 August 10,2045 None N 175 X Annual Maximum 0 - Central City West February 17,2019 $5,000,000 Eliminated February 17,2029 Debt Service C ` 1.75 X Annual Maximum U �asr State College ApH127,2013 $60,000,000 Eliminated Apol27,2023 Debt Service O Northwest July 6,2025 $35,000,000 Eliminated July 6,2035 $4,500,000 Annually N 1.75 X Annual Maximum pj Uptown June 18,2027 $20,000,000 Eliminated June 18,2037 Debt Service `y Mt Vemon Corridor June 25,2031 $100,000,000 Eliminated June 25,2041 $950,000,000 m m V) Notes: 1.Limitations are as indicated for each constituent Project Area O 2.The limits to incur debt were eliminated pursuant to 33333.0(e)(2)(8)following the enactment of SB211(Chapter 741.Statutes of 2001).The limit corresponds to 0 the plan effectiveness limits of the Project Area d' Source'P ct Summa Charts Sen BemarM'no EDA E a Time Limit to Incur Debt: As shown in Table C-1, the Redevelopment Plans for the Northwest, State College, LL CCW, Mt. Vernon Corridor, and Uptown Projects Areas were amended in 2003 to eliminate the time limit to LL incur indebtedness pursuant to Senate Bill 211 (Chapter 741, Statutes of 2001). The time limit to incur debt in w the Existing Project Areas, except 40th Street, corresponds with the Redevelopment Plan effectiveness of a1 each Existing Project Area. The 40m Street Project Area's time limit to incur debt expires on July 10, 2020. F- The Merger and Amendments does not propose any changes to the time limit to incur debt in the Existing m Project Areas. x Time Limit to Collect Tax Increment Revenue: Table C-1 shows the current time limits to collect tax increment w and repay debt in the Existing Project Areas. The Merger and Amendments would extend the Agency's time limit to collect tax increment and repay debt in the State College Project Area by 10 years (as discussed later E in this Section) or until April 27, 2033. The time limit to collect tax increment for the Northwest, 401h Street, U CCW, Mt. Vernon Corridor, and Uptown project areas would remain unchanged. a 204 Pack et Pg. 1020 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Financial Limit on Tax Increment: The current limit on the amount of tax increment revenue that may be m collected in the CCW, State College, and Uptown project areas is equal to 1.75 times the Annual Maximum Debt Service. This limit is difficult to track and is independent of project costs or projected tax increment a receipt. The Northwest Project Area has reached its annual tax increment limitation of$4.5 million. The Mt. a Vernon Corridor Project Area has a cumulative tax increment limit of $950 million. The 40th Street Project a Area was adopted after the GIRL was amended to no longer require tax increment limitations on new or added project areas and is not included in the proposed tax increment limit discussed in detail later in this section. The Merger and Amendments would establish a transparent and measurable cumulative tax increment limit d for the Existing Project Areas, excluding the 40`" Street Project Area, to ensure that blight eliminating Q redevelopment projects can continue to be adequately financed. As described in more detail later in this g. Section, the proposed tax increment revenue limitation totals$2.8 billion. Financial Limit on the Amount of Bonded Indebtedness Outstanding at One Time: The bonded indebtedness limits for the Existing Project Areas are identified in Table C-1. Separate bonded indebtedness limits impede °c the Agency's ability to effectively issue and track future bonds in Merged Area B. Additionally, the cumulative bonded indebtedness limit, based on the current amounts established in each Existing Project Area, totals $240 million and impairs the Agency's ability to issue adequate bonds to fund future projects. As described `m later in this Section, the Merger and Amendments would establish a single increased cumulative bonded m indebtedness limit totaling $461.0 million for the entire Merged Area B, including the Added Areas, to ensure that the Agency has sufficient bonding capacity through the life of Merged Area B to finance the necessary blight eliminating projects. M ADDED AREAS `. The Added Areas time and financial limitations will be dependent on the date the Merged Plan is adopted. It c is anticipated that beginning in fiscal year 2013-14, the Agency will collect tax increment revenue from the �+ Added Areas until July 17, 2057 and can incur indebtedness until July 17, 2032. The bonded indebtedness a limitation for the Added Area will be combined with the Existing Project Areas and Merged Area B will have ° one cumulative bonded indebtedness limit. The Added Areas are not subject to a tax increment limitation and O one has not be set for these areas. The proposed time and financial limits after adoption of the Merger and Amendments is included in Table C-2. rn m m m ur r CL m E 7 a LL Q QI F m X W C d E t U 205 Packet Pg. 1021 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Proposed Merged Area B Time&Financial Limitations r Table C-2 m San Bernardino Merged Area B pmj Proposed Last Date to Proposed Limit on Q Effectiveness of Bonded Debt Last Date to Incur Eminent Domain Receive Tax Receiving Tax d Project Area Plan Limit Debt' Authority Increment Increment IT d Existing Project Areas State College x Apri127,2023 Eliminated July 17,2024 Apol27,2033 V Central City West February 17,2019 Eliminated Expired February 17,2029 d Northwest July 6,2025 Eliminated July 17,2024 July 8,2035 $2,800,000,000 0 Uptown June 18,2027 Eliminated July 17,2024 June 18,2037 C Mount Vernon Corridor June 25,2031 Eliminated July 17,2024 June 25,2041 m 40th Street August 10,2030 July 10,2020 July 17,2024 August 10,2045 N/A d K Proposed Added Areas p Added Area A July 17,2042 July 17,2032 July 17,2024 July 17,2057 G Added Area B July 17,2042 July 17,2032 July 17,2024 July 17,2057 Added Area C July 17,2042 July 17,2032 July 17,2024 July 17,2057 ra ,000,000 C Added Area D July $481 17,2042 July 17,2032 July 17,2024 July 17,2057 � Added Area E July 17,2042 July 17,2032 July 17,2024 July 17,2057 m Added Area F July 17,2042 July 17,2032 July 17,2024 July 17,2057 G R Added Area G July 17,2042 July 17,2032 July 17,2024 July 17,2057 N/A h Added Area H July 17,2042 July 17,2032 July 17,2024 July 17,2057 ry Added Area I July 17,2042 July 17,2032 July 17,2024 July 17,2057 00 Added Area J July 17,2042 July 17,2032 July 17,2024 July 17,2057 `- Added Area K July 17,2042 July 17,2032 July 17,2024 July 17,2057 Added Area L July 17,2042 July 17,2032 July 17,2024 July 17,2057 p Added Area M July 17,2042 July 17,2032 July 17,2024 July 17,2057 N Added Area N July 17,2042 1 1 July 17,2032 1 July 17,2024 1 July 17,2057 a 1 LII/rR9 eswmea July 1r,2012 ellectiverress date brfhe Merged Aurae Ran. r 2 Unilarions ere as irMxetsj/preach mns!@uant Project Area, U 3 jour limits b irmur daM were eliminafetl pursuant to 33333.6(e)(2)(9)iolbwing Me enactment of SB 211(Chapter 741,Sfefuhs 01 2001)in 2002. r 4Efl truerressofpfandsteandffi&Medetebreceimwb mWM fherrewproposeddetes,pmuantbl4 arextensian. N. Source:Prtyect SUmma Charts-San tkmanlirro EDA � 0) TAX INCREMENT REVENUE PROJECTIONS C3 m A financial analysis of the Merger and Amendments inclusive of tax increment revenue projections of Merged m Area B was completed using the fiscal year 2011-12 Equalized Assessment Roll. The analysis compares the amount of potential tax increment generated in Merged Area B with and without changes proposed by the o Merger and Amendments. Table C-4 presents a preliminary forecast of Merged Area B tax increment CL revenue generated under the existing time and financial limits. Table C-5 presents a preliminary forecast under the proposed new limits of the Merger and Amendments, inclusive of the Added Areas. E E Existing Project Areas a The tax increment projection forecast for the Existing Project Areas is based on several assumptions noted below: °I 1. Assessed Value Growth Rates: As a baseline, historical assessed valuation growth rates (since inception) of the Existing Project Areas were analyzed to forecast future growth rates. The tax m increment projections assume an 8.4% annual growth rate, based on the maximum average growth M rate since inception, through the term each Project Area may collect tax increment to repay debt. w This approach provides a realistic and customized approach to forecasting future tax increment revenue and bonded indebtedness limits for the portion of Merged Area B that comprised of the E Existing Project Areas. Table C-3 shows the historic assessed valuation growth rate and fiscal year = 2011-12 assessed values in each area. M 206 PacketPg. 1022 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report I Assessed Value Growth Rates by Project Area Table C-3 m San Bernardino Merged Area B Q n m rn 2011-12 Assessed Annual Growth d Project Area Values Rate 40th Street $95,071,175 1.6% u Central City West $2,131,797 8.7% o Mt Vernon Corridor $194,714,958 1.8% n`. State College $869,605,478 11.6% Northwest $493,480,545 9.7% a Uptown $197,608,966 0.6% Merged Area 61 $1,852,612,919 8.4% °c Notes: m c 1 Combined growth rate shows the weighted average of the growth rate used for each Project Area since adoption. to c Source:County of San Bernardino Auditor-Controller 'c N 2. Low and Moderate Income Housing Fund Set-Aside Revenues: As required by Section 33334.2 of M the CRL, the Agency deposits at least 20%of tax increment revenue generated in the Existing Project Areas in the Agency's Housing Fund for the purposes of increasing, improving, and preserving the community's supply of affordable housing. Upon adoption of 10-year extension, the State College c Project Area Housing Fund deposits will increase to 30%, beginning in fiscal year 2012-13.61 3. County Administrative Fees: The administrative fee assessed by the County is approximately .25% o °✓ of the annual tax increment received by the Agency. p n 4. Pass-through Payments: Pass-through payments to taxing entities amount to approximately 28% of ry projected gross tax increment revenue in the Existing Project Areas. The actual amount of pass- through payments vary based on the amount of tax increment revenue collected each year. The `m Agency shares tax increment revenue with affected taxing entities in three different ways negotiated payments, (2) inflationary payments, and (3)statutory payments. m rn Negotiated Agreements c The Northwest and Mt. Vernon Corridor project areas have existing negotiated tax-sharing m agreements with affected taxing entities. The Agency entered into one tax sharing agreements with 0: the County of San Bernardino in the Northwest Project Area. For the Mt. Vernon Corridor Project E Area, the Agency has negotiated tax sharing agreements with: San Bernardino County Flood District, m County of San Bernardino, and San Bernardino Municipal Water District. The Merger and c- Amendments would have no effect on these existing agreements and the taxing entities would LL continue to receive their agreed-upon shares. O Inflationary Payments Prior to January 1, 1994, Section 33676 of the CRL permitted taxing entities to adopt and transmit to m the County Auditor-Controller, a resolution requesting their share of the tax increment revenues = attributed to the annual inflationary adjustment in real property values within a project area, pursuant w to Proposition 13 ("Inflationary Payments"). Until Santa Ana Unified School District versus Orange .. c N E t U K Y B1 Assuming adoption of the Merged Plan including the 10-year extension is adopted in fiscal year 2011-12. Q 207 Pack etPg. 1023 SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report ...__..... County Development Agency(Santa Ana USD Case), it was thought that the election of receiving the m 2% payments for school districts was optional; however, Santa Ana USD required that redevelopment agencies make such payments for project areas adopted within a certain time window. The court a ruled that school districts are entitled to Inflationary Payments of inflationary tax increment revenues a from redevelopment project areas adopted or amended to add territory between January 1, 1985 and a December 31, 1993. The Mt. Vernon Corridor and Uptown Project Areas fall within these parameters. The projections provide for the allocation of the Inflationary Payments to Rialto School District, Colton School District, San Bernardino Unified School District, County Superintendent of t Schools, and the San Bernardino Community College District. o IL Statutory Payments > In accordance with statutory formulas set forth in Section 33607.7 of the CRL ("Statutory Payments"), the Agency remits payments to affecting taxing entities that do not have negotiated tax-sharing agreements. The statutory formula is based on a tiered system, which is reflected in the tax °c increment projections. Upon adoption of the Merger and Amendments, taxing entities with negotiated tax-sharing agreements for negotiated payments in the Northwest and Mt. Vernon Corridor Project Areas will continue to receive payments under the terms of those agreements and will not receive v Statutory Payments. m c 5. State Mandated Payments: On June 29, 2011, Governor Jerry Brown passed ABX1 26 and ABX1 N 27, which effectively dissolves redevelopment agencies, but allows agencies willing to comply with a "State Mandated Payment" to be exempted from elimination. The California Redevelopment 00 Association (CRA) and California League of Cities (League) have filed a lawsuit in the California Supreme Court. The fate of ABX1 26 and ABX1 27 lawsuits remains unknown at this time. In an effort to protect Agency resources, the Mayor and Common Council has adopted an "opt-in" N © Ordinance and the Agency is preparing to pay the State approximately$14 million in FY2011-12 and s $3.3 million each year thereafter for all 14 of the Agency's Existing Project Areas. The ABX1 27 payments comprise approximately 11% of the Agency's annual non-housing tax increment revenue O and will affect the Agency's ability to finance redevelopment projects and programs. The Existing ry Project Areas represent approximately 52% of the tax increment collected in all 14 of the Agency's a Existing Project Areas and will be responsible for their proportionate share of the State Mandated Payments. However, the Merger and Amendments will allow the Agency and the City more flexibility E in making the State Mandated Payments. The State Mandated Payment has been included in Table m C-4, Table C-5, and Table C-6. (n Based on the assumptions previously described, Agency tax increment revenue projections for the Existing Project Areas have been forecasted and attached to this Report as Appendix 4. After Housing Fund set-aside C deposits and pass-through payments to affected taxing entities are made, net tax increment revenue will be E available for existing and new debt service obligations, eligible redevelopment projects such as infrastructure — improvements, development incentives, and other non-housing uses. a Added Areas F- LL Q The tax increment revenues projection forecast for the Added Areas is based on several assumptions noted of below: Q h 1. Assessed Value Growth Rates: RSG conservatively applied a 4.0% annual growth rate to secured m assessed values and a 0% annual growth rate to unsecured assessed values to forecast tax x increment revenue in future years. The 4.0% annual growth rate for secured assessed values W account for any future development or property resales that may increase the value of properties in the Added Areas. E 2. New Development Value: The Added Areas are close to being built-out and therefore no new development projections were included in the tax increment projections. The annual growth rate for a 208 PacketPg. 1024 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report secured value was increased above the 2% annual inflationary adjustment to account for any m increase in value resulting from new development or rehabilitation. 3. Low and Moderate Income Housing Fund Set-Aside Revenues: As required by CRL Section Q 33334.2, the Agency would deposit no less than 20% of tax increment revenue generated in the Added Areas in the Agency's Housing Fund for the purposes of increasing, improving, and preserving the community's supply of affordable housing. 4. County Administrative Fees: The administrative fee assessed by the County is approximately .25% of the annual tax increment received by the Agency. o 5. Taxing Entity Statutory Payments: Consistent with CRL Section 33607.5, the Agency will remit a Statutory Payments to affecting taxing entities in the Added Areas. 6. State Mandated Payments: The Added Area will increase the Agency's State Mandated Payments and has been accounted for in Table C-5. c Based on the assumptions previously described, Agency tax increment revenue projections for the Added Areas have been forecasted and attached to this Report as Appendix 4. After Housing Fund set-aside E deposits and pass-through payments to affected taxing entities are made, net tax increment revenue will be m available for existing and new debt service obligations, eligible redevelopment projects such as infrastructure c improvements, development incentives, and other non-housing uses. in As depicted in Table C-5, the Added Areas are projected to generate approximately $143.2 million over the 45-year period the Agency is authorized to collect tax increment revenues. Approximately $357,927 will be paid to cover County administrative fees, $7.2 million for Agency administrative costs, $50.1 million will be paid to affected taxing entities in the Added Areas, $13.5 million for State Mandated Payments; thus, leaving c approximately$71.4 million to fund redevelopment activities in the Added Areas. Approximately, $28.6 million N will be deposited in the Housing Fund to fund housing projects and $42.8 million of tax increment revenue c remains to fund blight eliminating non-housing projects in the Added Areas. The anticipated amount of tax increment revenues for the Added Areas would be sufficient to invest in infrastructure, public facility, O residential rehabilitation, commercial rehabilitation, and economic development projects and programs N discussed in detail in Section B. As such, the Added Areas are economically feasible and would aid in the elimination of blight in the community. MERGED AREA B MERGER m m As previously discussed, the Agency's financial capacity is constrained and the merger of the six Existing r Project Areas and adding additional territory, proposed as Merged Area B, would allow the Agency to pay a current debt service obligations and fund blight eliminating projects. The merger would also allow the Agency to coordinate a more comprehensive approach to alleviating blight by implementing programs across the E entire area and reducing overhead costs. To establish that the proposed merger would be of substantial — benefit to the community and the elimination of blighted areas, summaries have been prepared for the a Existing Project Areas, including the Added Areas, comparing tax increment projections based upon current LL time and financial limitations, and tax increment projections based upon the Merger and Amendments. The a summaries depicted in Tables C-4 and C-5 include county administrative fees, Agency operation and o administration costs, bond debt service payments, pass-through payments, and other existing outstanding aI obligations. Table C-4 presents the tax increment revenues available to the Agency if the Merger and Amendments were not adopted and is reflective of the Agency's current financial capacity in the Existing Project Areas. As w shown in Table C-4, the Agency currently faces a deficit of approximately $7.8 million in the Northwest Project Area and $83,597 in the CCW Project Area and without the Merger and Amendments, the Agency will be unable to pay its current outstanding obligations due from these Project Areas. In addition, no funding would E be available for future projects and programs necessary to eliminate blighting conditions. Tax increment m revenues generated in the other areas is therefore necessary to eliminate blight and pay existing obligations a 209 Packet Pg. 1025 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report in the Northwest and CCW Project Areas. In addition, the net tax increment available to fund redevelopment m projects in the Existing Project Areas totals approximately $211.7 million, excluding financing costs, and the d anticipated project costs total is estimated is $341.2 million. Merging the Existing Project Areas will allow the Q Agency to allocate tax increment revenues generated in each individual Existing Project Area to the entire a Merged Area B and provide greater bonding capacity. a ID Projected Tax Increment Revenue by Project Area under Existing Redevelopment Plans Table C4 San Bernardino Merged Area B U Northwest state college 40th Street CCW Ml Vernon Up town Total nue 05 Total Gross Tax Increment Reve 108,592,8]0 186,559,537 156,719,500 819,288 204,206,717 152,738,744 809,646,656 Growth Rate Assumptions 8.4% 8.4% 84% 8,4% 8.4% 84% d Less: Housing Set Aside Obligations' 21,718,574 37,313,907 31,343,900 163,858 40,841,343 30,547,749 161,929,331 County Administrative Fees 271.482 466,424 9-1 99 ]„048 510,517 381.847 2,024,117 y Gross Non Housing Revenue 86,602,814 148,789,206 124,983,801 653,382 162,854,857 121,809,149 645,693,208 O Less: C Operation and Administration 5,429,643 9,328,477 7,835,975 40,964 10,210,336 7,636,937 40,482,333 Bond Debt Services 32,559,637 30,364,225 - - 5,147,195 6,503,362 74,574,418 A Pass-through Payments 39,748,682 4,578,930 60,089,797 150,477 54,712,450 69,189,212 228,469,507 C Other Outstanding Obligations 5,338,073 78,682 693 459,947 11,625 1,926 5,890,946 State Mandated Pa erne' 11,344,669 19,490,870 16,372,445 65,591 21,333,422 15,956,576 84,583,573 m Net Redevelo ment Funds 7.817,890 84,948,022 40,684,892 83.597 71,439,829 22,521,136 211,692,392 C A N Note: .. 1 Projections rePect the existing time and financial limits for each project area M 2 Gross Tex Increment Revenue and associated deductions basetl on ll Projections(June.2011) O M 3 20%of Gross TI revenues are deposited in mur Agency's HwWng Fund horn all Project Areas 4 Operation and Administration costs are estimated for planning purposes 5 Debt service based on Agencys bond debt service schedule st— r 8 Includes amount due to oter Prole&Areas within the Agency as well as the Housirl9 Fund as of Juno 2009 O 7 Estimated Payment pursagand W ASA 27 State Mandated P ment.Analysis does not include new schil pas through payment incurred from increased annual debt payment. N tg ® 0 Table C-5 presents tax increment revenue generated under the terms of the proposed Merger and ° Amendments. The proposed merger will enable the Agency to use resources from individual Existing Project p Areas for the benefit of the entire Merged Area B. As shown in Table C-5, the Agency will also be able to use N tax increment from other Existing Project Areas to cover deficits in the CCW Project Area and increasing the `m tax increment limitation in the Northwest Project Area will generate sufficient revenue to cover deficits. The ° w Agency will also be able to reduce its other outstanding obligations by $2.3 million. Merging the Existing 2 Project Areas, along with the Added Areas, increases the Agency's financial capacity and will benefit the m community by allowing sufficient revenue to address the blighting conditions described in Section A of this N Report. o Projected Tax Increment Revenue by Project Area under Proposed Merger B Amendment Table C-6 ll 4) San BemardWa Merged A.B W Northwest state college 4051 Street CCW h Veman U town Added Ame TeYI margesdArgal E_ Told Gmas Tax Increment Revenue 405,408,855 545.970,355 156,719,500 018,288 204,206,717 152,733)M 143.170 ON 1,BO9,W2,ne] 1,809,042.067 Groton Rate Assurgeon5 0.4% 84% 84% 84% 8.4% &4% 4.0% Hin a CourryAdet AsideaeeFews, a° 0L081]31 181,]22.938 31,343.900 183,855 10,811,513 30,517749 25,834,181 34335,571 374.335.571 h ceunly ndminiahar°Few 1013533 ]- aka@ ggLZ$$ $.L@ iSg.S!] 3e1� gSI.4IZ 9.ffi2.444 4922-645 LL Grove Non Heel Rewnw 323.313,403 382.890 581 124,983,001 653,382 162,854.857 121,809,149 114.98,]18 1,230,083,891 1,230,03.891 ens: Q e Admini9lnWi 20,270,433 37,391,918 ],835,9]5 1088/ 10,210,338 7,536.937 ],150,510 80,452,103 80,452,103 Borrst 0bb Se rvices' 33,558,617 30,384,230 - 5,10,10 8,503,362 0 ]4,5]1,421 ]1,5]4,121 Q Peas-through Payment 173,403,281 115,168,230 80.089.787 15.077 51,712,483 89,109,212 18,311,50 521,55.031 521.058.00 F GNmr Outstanding Psymentgom° 5,338,Ofl ]&682 Vona 459,07 11,525 4,920 0 5,080,918 3,582.103 Stt Mandated enb' 0330807 51832325 14830610 77479 19,311,512 1444420 13539511 15210810 15310610 m Net Redevelopment FUnOS 53,403,108 158.07.199 42,236,617 175,455 73181738 2400118 45.139,153 398.05777 39880821 X Na'".: W 1 Ftryad Area A protectionist assumes all amendments descdEed in this section arm admad 11 nal elimination of the H 5 Mutton annual tax Naem4nt Me for the Northwest Rednebgnent Plan,10-Yearextension athe eRMMro°a of the Slat 0.11sea RedenAmerenl Plan and whomn9 Pe gewhil a of .removal all Ama 81Added Areas). 2 Gross Tax Incremet Revenue and assocande dadutlpns reseed on MSG Protections(June,111) N 320%0 Gmn If revenues are depaslted In Me Agencys mat Fund M1Cm 40m Sir .CCW.MVsmm,$t Cdle9e,NMhrosl,OplownaMM.Md°d Prole&Arta.30%ofGmssTlmvnwundepds inbthe Houun9 E Fund from Slate College Protect..Waters,FY 201514 LC 4 Orval and Administnlhn comb are extreme W planning pumems 1..1 a Cal S.M.usage on Agency.hand deM seeme wmal Y s 6medical amaunla due ld other Feel Arl andin the Aral as well as Me HweM9 Fund a°of Jules 2839 7 E.U—.Armed eurswnl W Arai 37 Slate Weasel Palmeri Arelyda defend annual rove eNeel pe4 Mrougn permed...M1em Manganese...I data wermil. Q 210 PacketPg. 1026 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Pursuant to the CRL, mergers of project areas are desirable as a matter of public policy if they result in m substantial benefit to the public and if they contribute to the revitalization of blighted areas through increased economic vitality of those areas.82 The Merger and Amendments provide a comprehensive approach to a meeting the Agency's financial needs. Merging the Existing Project Areas into Merged Area B and including the Added Areas will address the potential challenges of the Agency to alleviate both near and long-term cash a flow constraints in struggling project areas in the Existing Project Areas by providing funding from economically healthy projects areas in the Existing Project Areas. U PROPOSED CUMULATIVE TAX INCREMENT LIMIT o The Existing Project Areas have separate limits on the amount of tax increment revenue that may be a. collected in each area. The Merger and Amendments are proposing to set a single cumulative tax increment revenue limit for the Existing Project Areas. The Added Areas are not required by the CRL to have a tax increment revenue limit and are not included in this analysis. The Merger and Amendments proposes a o single cumulative limit on the amount of tax increment revenue received by the Agency in the Existing Project E Areas to allow effective administration of the redevelopment program in Merged Area B. m c As depicted in Table C-1, the CCW, State College, and Uptown project areas are subject to an annual cap of 1.75 times the maximum annual debt service paid by each individual Project Area. This means that the 00 Agency's ability to collect tax increment revenue is directly proportional to its annual outstanding debt service obligations and varies from year to year. Tax increment revenue limits set in this manner are very difficult to track. A single cumulative tax increment revenue limit ensures taxing agencies are receiving a fair share of property tax revenue and improves Agency transparency. The Northwest Project Area currently has an annual tax increment revenue limitation of$4.5 million, of which the Agency reaches on an annual basis. The Mt. Vernon Corridor Project Area has a cumulative tax increment revenue limit of $950 million. The 40th o Street Project Area was adopted after the CRL was amended to no longer require tax increment revenue limitations on new or added project areas and is excluded from the tax increment revenue limitation. As o evidenced in Table C-4, without the amendment increasing and clarifying the tax increment revenue limits, the Agency's ability to pay existing obligations and finance blight eliminating project is significantly hindered. O N The proposed tax increment revenue limit is based on the tax increment revenue projections presented in Table C-5 and future project cost estimates. Estimated project costs are based upon the projects and programs, detailed in Section B of this Report, that are necessary to eliminate remaining blight in the Existing Project Areas. The proposed tax increment revenue limit assumes that 100% of the project cost will be m financed through bonds and assumes that the principal and interest payments are approximately three times M the project cost. Table C-6 shows the estimated financial need of the Agency for the Existing Project Areas, excluding the 40`" m Street Project Area, and the proposed tax increment limit. The Agency is proposing a single cumulative tax 0: increment limit of$2.8 billion that accounts for tax increment collected to date and projected costs for future E redevelopment activities in the Existing Project Areas, excluding the 40" Street Project Area. To date the Agency has collected an estimated $231.6 million of tax increment revenue within the Existing Project Areas, a excluding the 401" Street Project Area. An additional $2.4 billion, along with $234.6 million of contingency Q funds, are needed to implement future redevelopment activities in the Existing Project Areas, excluding the < 401°Street Project Area. a m_ s X w c m E r U N 63 CRL:Section 33485 211 PacketPg. 1027 SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Proposed Tax Increment Limit - Existing Project Areas Table C-6 in San Bernardino Merged Area B Q a d Tax Increment Received to Date' 231,630,357 d Projected Future Tax Increment Revenue 1,309,151,761 2 Total Tax Increment 1,540,782,118 v v Future Tax Increment Limit Calculation o` Housing Fund Deposits' 314,357,509 County Administrative Fees 3,272,879 m Pass-through Payments 412,624,653 of Existing Bond Debt Service 74,574,421 °c E Other Outstanding Obligations 5,890,254 Future Bond Debt Service 1,023,495,900 c State Mandated Payments 123,804,449 m Operations and Administration Costs 65,457,588 m Tax Increment Needed for Future Obligations: 2,023,477,653 m Funds Needed for Redevelopment Projects° 341,165,300 Needed for Projects and Obligations 2,364,642,953 Agency Reserve/Contingency(10%) 236,464,295 Future Total Tax Increment Needed 2,601,107,248 5 Tax Increment Collected to Date' 231,630,357 d Proposed Tax Increment Revenue Cap from Adoption 2,800,000,000 c v O Notes: r 1 Total gross tax increment revenue collected from CCW, Mt Vernon, Northwest, State College, Uptown y Projects from the adoption of each Project Area redevelopment plan. The Added Area is not subject to a tax increment limit and is not included in this analysis. g 2 Projected tax increment revenue received for FY 2010-11 including Merger and Amendment m m 3 Housing Fund deposits assume a 30% set-aside beginning in FY 2012-13 for the State College Project Area. a 4 Staff estimates $341 million will be needed to fund future non-housing redevelopment projects, these iY projects are currently anticipated to be one hundred percent funded through bonds E Source:Agency Tax Increment Receipts and RSG Projections 2011 y H U_ PROPOSED CUMULATIVE BONDED INDEBTEDNESS LIMIT As depicted in Table C-1, the Existing Project Areas have separate limitations on the amount of bonded �l indebtedness that may be outstanding at any one time. Separate limits on outstanding bonded indebtedness hinder the Agency's ability to administer and issue future bonds in Merged Area B. Furthermore, the Agency Ri is proposing to add 14 non-contiguous areas to Merged Area B and is therefore proposing to establish a K single cumulative limit on the amount of bonded indebtedness that may be outstanding in Merged Area B at w any given time. The existing cumulative bonded indebtedness limit for the Existing Project Areas totals $240 c million and the Agency estimates that future projects and programs will total $341.2 million. Therefore, m increasing the bonded indebtedness limit will ensure that the limit allows for maximum future bonding capacity E to support projects and programs. The Added Area future project costs is anticipated to total $72.5 million. R a 212 Packet Pg 1028 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Table C-7 presents the proposed bonded indebtedness limit that may be outstanding at any one time and m accounts for existing and future principal bond obligations. The outstanding principal debt shown includes d principal from the Agency's Housing Fund Bonds, and assumes that 64% of the principal payment is derived a from Merged Area B Project Areas. The proposed increased, cumulative Merged Area B bonded s indebtedness limit totals of$461.0 million. d Proposed Bonded Indebtedness Limit Table C- 7 v San Bernardino Merged Area B o a Existing Project Areas' Outstanding Principal Debt 46,428,572 Existing Project Areas' Future Principal Debt' 341,165,300 Added Areas' Future Principal Debt? 72,520,670 0 Total 460,114,542 D L Proposed Bonded Indebtedness Cap 461,000,000 v Notes: m c 1 Based on calculating maximum issuable bonds for financing projects 2 Based on calculating maximum issuable bonds for financing projects in the Added Areas'. The N Added Areas'are subject to a bonded indebtedness limit and have been included in this analysis. M r Source:Agency Debt Service Schedule o N TEN YEAR EXTENSIONS FOR THE STATE COLLEGE PROJECT AREA c The Merger and Amendments proposes to extend the Redevelopment Plan effectiveness and time limit to OU receive tax increment revenue from the State College Project Area by 10 years. CRL Section 33333.11 N requires a summary of the amount of tax increment revenue, including Housing Fund deposits and pass- through payments, which will be generated during the 10-year extension period. m Table C-8 shows the fiscal implication of increasing the time limit for the State College Project Area by 10 years. During the 10-year extension period, the Agency will receive additional tax increment revenue in the 0a amount of $393.0 million from the State College Project Area. Of this amount, approximately $118.9 million cq will be deposited into the Housing Fund, $982,569 will be paid for County administrative fees, and $96.6 0 million will be paid to affected taxing entities. E a` u_ a� F- m_ x X w c d E r U R Q 213 Packet Pg. 1029 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report State College: Summary of Additional Revenue from 10 Year Extension Table C-8 in San Bernardino Merged Area B a FY 2010-11 through FY 2021-22 through FY 2020-21 FY 2030-31 Total m d Gross Tax Increment Revenue 152,950,750 393,027,605 545,978,355 Housing Fund Deposits' (42,780,869) (118,941,959) (161,722,828) Administrative Fees (382,377) (982,569) (1,364,946) o Non Housing Revenue 109,787,504 273,103,077 382,890,581 a Q Pass-through Payments (19,438,536) (96,565,346) (116,003,882) a Bond Debt Service (34,089,742) 0 (30,364,228) Other Obligations (78,682) 0 (78,682) 'v Net Redevelopment Revenues 56,180,544 176,537,731 236,443,790 m m Notes: c 1 Deposits to the Housing Fund are 30%of gross tax increment beginning FY 2013-14 in co m M REASONS FOR THE PROVISION OF TAX INCREMENT AND WHY PRIVATE ENTERPRISE OR GOVERNMENTAL ACTION CANNOT REASONABLY ALLEVIATE BLIGHT r `m The following includes an explanation of why the elimination of blight in Merged Area B cannot be c accomplished by private enterprise alone, or by the use of governmental financing alternatives other than tax increment financing. 0 N WHY TAX INCREMENT IS NECESSARY TO ADDRESS BLIGHT IN MERGED AREA B Tax increment financing will continue to be an essential component of a successful redevelopment program in M the Merged Area B. As demonstrated in Section A of this Report, many blighting conditions are attributed to a m lack of financial incentives for new development and property rehabilitation. Lack of property maintenance N and reinvestment has resulted in physical decay within Merged Area B that cannot be remediated without Agency assistance. °n d While there are other means to raise public funds without tax increment financing, these techniques would ultimately result in higher taxes or increased development costs, both of which are counterproductive to E resolving the unique issues in Merged Area B. As earlier described, the recent economic environment and the a financial challenges of the City and State severely limit the potential for the Agency to receive assistance F funded from governmental sources. The Agency's main source of revenue for remediating blight in Merged a Area B is tax increment revenue. Upon adoption of the Merger and Amendments, an estimated $773.2 G million in net tax increment revenue will be available to the Agency to fund both housing and non-housing l blight eliminating programs and projects. The receipt of tax increment revenue from the Merged Area B is F essential to eliminating the remaining blight outlined in Section A of this Report. m The provision of tax increment revenue must be included in the Merged Plan because other sources are not K available or are insufficient to finance the costs of redeveloping Merged Area B. Although the Agency will w attempt to use other available financing programs, these may not be viable for the type and amount of improvements required. Tax increment financing provides a dedicated source of revenue for the Agency to £ invest in housing and other redevelopment programs, without burdening property owners or residents with additional costs that they cannot afford. Utilization of tax increment financing will provide the resources to develop a consistent and direct approach to activities and programs needed to eliminate blight, provide for the a 214 Packet,Pg. 1030 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report improvement of infrastructure, and aid in the expansion of Merged Area B's economic base. The Agency m does not currently have, nor expects to have, the available financial resources to fund the magnitude of improvements necessary to reverse the adverse conditions present in Merged Area B without the Merger and Amendments. a m rn WHY CITY FUNDING SOURCES ARE INADEQUATE TO ADDRESS BLIGHT Funding sources, other than tax increment, that are typically utilized to implement redevelopment include Community Development Block Grant ("CDBG") Funds; City capital improvement funds; assessment districts; v developer participation; and other private sources. Currently, the Agency and City have used funding sources other than tax increment when available, such as CDBG funds and grants, but these other funding sources °' have historically been inadequate and continue to be inadequate, especially in light of the State-wide general 'm economic downturn. m City resources are insufficient to fund the described breadth and scale of redevelopment efforts that would °c S reverse the blighting conditions enumerated in Section A of this report and lift the burden placed on the community. The Agency anticipates spending approximately $413.8 million on projects and programs to alleviate or eliminate blighting conditions described in Section A of this Report. It is financially infeasible for a the City to bear these excessive costs because of the lack of, or declining, revenues the City is already m experiencing. As described in the Introduction, the City's fiscal year 2010-11 General Fund budget rn experienced declines in major revenues to the City includes the following: M • Sales Tax—5%decline M • Utility User Tax—7%decline • Franchise Tax—10%decline N 4 • Transient Occupancy Tax—27%decline 0 Y The City does not have sufficient financial resources to fund the programs required to eliminate blight in p Merged Area B. Particularly in today's economic climate when all sources of City revenues are declining and N expected to further decline, tax increment revenue financing is one of the few options remaining. The nature of many of the projects proposed to be undertaken by the Agency is such that only the City/Agency would construct them. Street improvements, traffic signals, storm drains, flood control, and the like are unlikely to be constructed and fully funded by the private sector. If the City does not secure financing, these important m capital projects may be significantly delayed or never happen. m rn The City could also issue bonds to finance projects. However, the City would be required to repay debt c service from the General Fund and with limited City funding it will be difficult to secure bonds. Additionally, m the bond market was significantly impacted by the decline in the economy and competition for bond financing m has increased. The Federal government is looking for ways to improve the nationwide economy and E increase the bond rating for the United States. The City may sell, lease, or otherwise encumber its property 2 holdings as a means to spur redevelopment. The proceeds from these activities can help pay the costs of a project implementation. The City will continue to look for ways to leverage property holdings to facilitate development. a m a WHY OTHER GOVERNMENTAL SOURCES ARE INADEQUATE TO ELIMINATE BLIGHT a Financial assistance from the City, County of San Bernardino, State of California, and the U.S. Federal m government may be used by the Agency to fund redevelopment program expenses. However, the economic x blighting problems, of declining property values combined with high unemployment and a low median income, w do not have easy solutions. Many government entities, including the federal government, are struggling with this problem and other difficulties in the current economic climate, which will further hinder the City's ability to m adequately fund capital improvement and community development projects throughout Merged Area B. In February 2009, President Obama signed the American Recovery and Reinvestment Act of 2009. The $787 billion stimulus plan consists of tax cuts and spending, including funding a vast array of"shovel ready' public 215 Packet Pg. 1031 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report works projects to create jobs. However, this funding source cannot be relied upon to remediate blighting m conditions because funds are very competitive and difficult to get. The City and Agency will continue to seek and apply for any funding that may become available; however, these sources alone cannot be relied upon to a complete the projects and programs needed to address blighting conditions in Merged Area B. o m As of June 30, 2011, the State is projecting an annual structural deficit of $21.5 billion.63 Although the State O1 has made progress towards eliminating the deficit, it still continues to face long-term challenges to fully 2 address this problem. The California State Budget 2011-12 made over$15.0 billion in cuts to State programs including, but not limited to, Medi-Cal, Cal Grant, Transportation Debt Service, Developmental Services, and m other important programs. ti In 2006, voters in California passed Propositions 1C, tE, and 84 to help fund capital infrastructure improvements throughout the State, but these funds are largely earmarked for certain State programs and are focused on disaster preparedness, storm water, water, and park improvements. State Housing and IX Community Development bond and grant programs are largely focused on affordable housing needs, and °c communities throughout the State must compete for a limited pool of funds. The City and Agency will continue z to seek and apply for any funding that becomes available; however, these sources cannot be relied upon to complete the projects needed to address blighting conditions in Merged Area B. 'm m The County of San Bernardino is facing a $46.6 million deficit and the fiscal year 2011-12 calls for a 2.3% c reduction in County spending.84 The County continues to suffer from decreased property and sales tax rn revenue, while demand for services continues to increase. The County reduced spending from the General Fund by $24.4 million and eliminated 768 departmental positions to balance their budget. The Fiscal Year o, 2011-12 County Budget further reduces expenditure of General Fund revenue. Although limited, the City and Agency will continue to look for County funds to finance projects. r 0 As an entitlement community, the City receives CDBG funds. The purpose of these funds is to develop viable communities and expand economic opportunities primarily to low and moderate income persons. These o federal funds are limited and there are many competing programs and projects seeking funding. Additionally, the Federal Government is proposing to reduce funding for this program by $300 million in fiscal year 2011- O 12. Other federal grant programs are very limited in scope and frequently require matching funds from the N local jurisdiction. Given the restrictions placed on these funding sources, redevelopment of Merged Area B a would not be feasible if the City relied to any significant extent on such funding. Although the City will apply for such funding if it should become available, this funding source cannot be counted on to achieve the funding needs to address blighting conditions. Furthermore, the Federal Government is facing a $14 trillion dollar 00 deficit and is continuing to look for ways to reduce federal spending. The availability of future federal funding for projects in San Bernardino is uncertain. o CL WHY PRIVATE ENTERPRISE ALONE CANNOT ELIMINATE BLIGHT Because of the current economic market conditions across California, it is challenging to undertake £ construction at this time. Property owners and developers have increased exposure to risk. Interest rates and ti required loan-to-value ratios have increased financing costs of construction significantly. In the wake of the LL recent economic collapse, commercial lending is expected to remain at low levels for an extended time. Commercial lending for developments could take years to recover, leaving developers with private sources as o the primary source of capital for projects. It is anticipated that when banks do lend to developers, the ai formulas will be based on actual project costs rather than estimated project value at the conclusion of a F project. Furthermore, the percentage of a project cost that a bank will lend, the loan-to-value, will be at or m less than 50%, a substantial decline when compared to loan-to-value percentages of 65 to 75% prior to 2008. x Lenders require higher upfront equity to finance construction costs, which means the property owner may w c m E r U A California Department of Finance,"California State Budget 2011-12",June 30,2011. Q 60 County of San Bernardino,"2011-12 Recommended Budget",June 3,2011. 216 Packet Pg. 1032 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report tom, need to contribute 40% of the project costs to obtain financing. The upfront equity requirement is a result of m the current commercial real estate market in Southern California. Creditors also require much higher reserves to cover debt service and contingencies, which many property owners may simply lack. Stringent lending a makes it difficult for developers to secure project financing and look to other sources of financing. m The Agency has historically encouraged property owners to invest in improving their property through projects and programs that provide economic and other incentives. Although the City and the Agency will continue to 2 leverage private financing sources to fund projects, these have not been and likely never will be sufficient for the type and amount of improvements required for Merged Area B. If the private sector had the means to m improve the proper utilization of Merged Area B and reverse the blighting conditions alone, then it would have Q done so. a. Assessment districts and Mello-Roos Community Facilities Districts are examples of public/private partnership financing mechanisms where the actual cost of financing is borne by private interests; however, the mechanism must be facilitated by a governmental entity. Assessment districts are becoming more widespread °c in the State as a means to pay for improvements. Assessments are levied upon properties within a designated area to fund improvements directly benefitting that area, and are paid in association with property tax. The use of assessment districts is limited and regulated by state law, and are most commonly related to street improvements, landscape and lighting, and parks. However, given the low median income levels of m many residents in Merged Area B and high vacancy and low lease rates that limit rental income for industrial rn property owners, imposing assessments on property may in fact deter private investment by increasing costs paid by property owners. Therefore, it is unlikely that the two-thirds vote needed to establish an assessment district would be supported. As indicated by the continued presence of blighting conditions, which can be found throughout Merged Area B, some property owners do not have the resources to maintain their properties, much less rehabilitate them or pay for area-wide improvements such as those that may be funded c through assessment districts. Similar to assessment districts, the 1982 Mello-Roos Community Facilities Act authorized the formation of c community facilities districts ("CFD") to finance capital improvement projects and to pay for ongoing U operations and maintenance of certain facilities. Formation of a CFD requires extensive front-end investment and the affirmative vote of two-thirds of the affected property owners where the vote is weighted based on the quantity of acres awned. For this reason, CFDs are typically most successful where only one or a very limited rn number of property owners are involved, usually in vast undeveloped areas under a single ownership. The front-end investment and required affirmative two-thirds vote make successful CFDs very difficult to m accomplish within redevelopment project areas, including Merged Area B. m W Business improvement districts ("BIDs") and property and business improvement districts ("PBIDs") allow o establishment of an assessment that generates revenue to support enhanced services to a designated area. d BIDs are financed through an additional fee paid by businesses within the designated area, and the fee is W typically added to the annual business licensing charges. PBIDs provide for an assessment on commercial £ property and typically result in substantially more revenue generation. PBIDs are therefore more apt to have a 2 greater positive impact on the local commercial district; however, their creation requires petition support from a businesses that would pay more than 50% of the annual fee to be collected from the proposed area. They LL also have a cap on assessments and a five-year maximum life requiring a new petition process to renew the fee. However, the amount of capital that could be raised from the commercial enterprises in Merged Area B of might be very limited. The revenue may be helpful in funding promotion and management activities, but would not be adequate to fund the level of infrastructure and capital investment needed to address blighting conditions throughout Merged Area B as identified in Section A of this Report. in X X w c d s U R p a 217 Packet Pg. 1033 9.H.b Amended Implementation Plan m SECTION D: ADDENDUM TO THE AGENCY'S IMPLEMENTATION PLAN a a OVERVIEW R The CRL requires that the Agency prepare an amendment to the Agency's Implementation Plan pursuant to Section 33490 of the CRL to incorporate any changes resulting from the Merger and Amendments. The Agency adopted the 2009/10 through 2013/14 Implementation Plan and Housing Compliance Component ("Implementation Plan") on December 7, 2009 by Resolutions No. CDC/2009-65 and CDC/2009-66. The o Implementation Plan includes the Existing Project Areas and the proposed Merger and Amendments will not a` change existing programs and projects. d a The Merger and Amendments will impact the Agency's current Implementation Plan because the fiscal impact and inclusionary housing production requirements of the 10 year extension in the State College Project Area O and will include the Added Areas. An Addendum to the Implementation Plan detailing amended revenue and S program expenditures and inclusionary housing production requirements will be presented at the public M hearing for the Merger and Amendments. The Agency's Addendum to the Implementation Plan is included as Appendix 5. m c A N M m 77 N N L d 0 V O N d O1 L d m m N 0 O a m E L IL Fi LL a 0 a m s X W a c m E s U R Z+' Q 218 PacketPg. 1034 9.H.b Neighborhood Impact co SECTION E: NEIGHBORHOOD IMPACT a a OVERVIEW rn Pursuant to CRL Section 33352 (m), if a redevelopment project area contains low- or moderate-income housing, a neighborhood impact report must be drafted that addresses the impact of the project upon the residents of the project area and surrounding areas in terms of relocation, traffic circulation, environmental U quality, availability of community facilities and services, effect on school population and quality of education, o property assessments and taxes, and other matters affecting the physical and social quality of the a` neighborhood. This Section includes a discussion of all of the Existing Project Areas and Added Areas that d comprise Merged Area B. v z Additional issues that the neighborhood impact report must address include: the number of low or moderate- o income dwelling units to be removed or destroyed; the number of low or moderate income persons or families E a expected to be displaced; the general location of housing to be rehabilitated, developed or constructed; the number of dwelling units planned for construction or rehabilitation to house persons and families of low or moderate income (other than replacement housing); the projected means of financing the aforementioned m dwelling units; and the projected timetable for meeting the Merged Plan's relocation, rehabilitation, and R replacement housing objectives. N Environmental Impact Reports ("EIRs") generally serve as a basis for the information required by this M neighborhood impact report. The Agency must complete an EIR as a part of the Merger and Amendments process. Typically, the information contained in this section is prepared for the Report to the Mayor and Common Council , and is accompanied by the EIR for the Merged Plan. However, in this case, this section is o being prepared in advance of the EIR. Therefore, data resources include the Initial Stud Y65 and other research completed as the EIR is being prepared. A large portion of the environmental data has been o obtained from the EIR the City prepared in 2005 for its General Plan Update 66 As all proposed projects U within Merged Area B must conform to the City's General Plan, its EIR provides a reasonable basis for the r following discussion. Finally, information on affordable housing production, replacement, and related activities c' was obtained from the Agency's Ten Year Housing Compliance Plan, adopted in 2009. rn `m IMPACT ON RESIDENTS IN MERGED AREA B AND SURROUNDING AREA m The Merger and Amendments will add 14 new non-contiguous subareas into the Merged Area B. However, it N will not alter the boundaries of the Existing Project Areas. The proposed Merger and Amendment would r generally provide for additional funds to implement projects which have been or will be evaluated for purposes a of CEQA (California Environmental Quality Act, Public Resources Code Sections 21000 et se q.), within m Merged Area B. Any additional programs and projects will be evaluated through the necessary environmental E processes, including the EIR for the Merged Plan, and future project-specific evaluations as needed per '-E CEQA. LL LL RELOCATION Merged Area B contains approximately 10,825 residential households, with approximately 59% of the QI households occupied by low- or moderate-income persons or families. At this time, no foreseeable projects have been proposed for Merged Area B that would involve displacement of low- and moderate-income m residents. However, should displacement occur in the future, eligible displaced residents will be offered X W c d E 85 City of San Bernardino. Initial Study for the San Bernardino Redevelopment Proiect Area Merger—Area A.RBF Consulting,November u 11,2000. 10 ss City of San Bernardino.San Bernardino General Plan Update and Associated Specific Plans Environmental Impact Report.The Q Planning Center,September 30,2005. 219 PacketPg. 1035 i i 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report relocation benefits as required by law. Additionally, if future revitalization projects involve the displacement m and relocation of low- and moderate-income residents, the displacement will be mitigated by any applicable relocation assistance requirements (including financial payments and advisory assistance), and replacement a housing plan requirements of State law. In summary, residents will not be displaced due to an Agency assisted development unless and until there are suitable relocation facilities available for occupancy at rents or costs comparable to those paid at the time of 2 displacement, and/or affordable (pursuant to the CRL) to such residents. Prior to commencing projects that may displace low/moderate income persons and households, the Agency will prepare a replacement housing m plan that complies with Section 33413(a)of the CRL. The Agency will assist residents in finding housing that 0 is decent, safe and sanitary and within their financial means, in reasonably convenient locations and M. otherwise suitable to their needs. Any displacement which occurs as a result of Agency redevelopment m activities will be mitigated by relocation assistance including financial payments, advisory assistance, and 0 other assistance identified in the project-specific replacement housing plans as required by State Law relating 0 to Agency assisted developments. Additionally, the Agency will offer reentry opportunities where feasible to v existing business owners and tenants. ENVIRONMENTAL QUALITY m The primary goal of the Merged Plan is to continue to improve the overall environmental quality of Merged rn Area B by addressing existing deficiencies. The Merged Plan seeks to eliminate existing blighting conditions .. and cause improvements including new development, revitalization of commercial cores, infrastructure improvements, environmental conservation and remediation, and other public improvements. Future development will be reviewed by the City and Agency to insure that architectural, landscaping, and urban design principals are adhered to and that compatibility in land uses is maintained. Where required, more c specific environmental analysis will take place on a project by project basis per CEQA. m The EIR prepared for the City's General Plan, which includes Merged Area B, evaluated possible o environmental impacts on land use, public policy, transportation, air quality, noise, public services and 0 infrastructure, hazardous materials, hydrology and water quality, cultural resources, and visual and aesthetic N quality due to development up until 2030. The EIR concluded that some future development projects in the City would result in significant unavoidable impacts on the following issue areas even with implementation of ?+ mitigation measures: d • Reduced regional air quality, m rn • Increased noise levels, and r 0 • Increased traffic. ° d These impacts however, were evaluated on a citywide scale. Though activities in Merged Area B may E contribute to these impacts, the EIR and General Plan provide policies for most impacts which will mitigate the effects of projects exclusively attributed to Merged Area B. During implementation of any specific a redevelopment proposal in Merged Area B, an environmental analysis may be warranted as required by LL CEQA. It should be noted that a separate EIR is currently in process that analyzes environmental impacts a resulting from Merged Area B is in process and will be considered by the Mayor and Common Council prior to 0 the adoption of the Merged Plan for Merged Area B. 4i TRAFFIC CIRCULATION m x The Merged Plan proposes to include several projects related to circulation and traffic improvements, w including infrastructure construction and repair, pedestrian and bicyclist safety improvements, and expenditures to foster mass transit ridership which could reduce the number of vehicles on the roadways. These have been itemized and documented in the Capital Improvement Projects list included in this Report. £c Generally, the improvements proposed by the Merged Plan will address both current and future circulation m and traffic deficiencies, and will be of benefit to those residing and working in Merged Area B. a 220 PacketPg. 1036 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report The EIR completed for the General Plan considered levels of service at intersections, roadways, highways m and freeways; and further discusses transit options on Amtrak and the Southern California Regional Rail Authority (Metrolink) rail services, and Omnitrans bus routes. Metrolink's San Bernardino Line, which serves a the City through the historic Santa Fe Depot, is Metrolink's busiest line and connects the community with the a San Gabriel Valley and downtown Los Angeles seven days a week. Omnitrans bus service operates 21 fixed a routes Monday through Saturday, providing local transportation within and around the City. Omnitrans updates its routes on a five year planning cycle through their Short Range Transit Plan. This allows for adjustments to be made to better meet rider needs. Regional and national bus service is provided to the greater area by the Southern California Rapid Transit District and Greyhound respectively. o The General Plan EIR studied Levels of Service (LOS) at various intersections and road segments in the City, o. and RSG researched those that are within Merged Area B. Of the nineteen intersections within Merged Area d B, eighteen of the intersections levels of service were within the City's acceptable standard of LOS D or better IX (LOS range from "A", -being free flow-, to LOS "F", which is jammed conditions with excessive delays). One o Intersection currently operates at level F during both the morning and afternoon rush hours. 5 v The acceptable LOS on roadways is level C. None of the roadway segments within Merged Area B were operating at below acceptable levels. d m Finally, segments of Interstate 215 were also analyzed. There are two sections in Merged Area B that will c result in LOS E and LOS F during peak rush hours requiring that one, two, or three lanes be added to the in freeway to mitigate the General Plan impacts. Since 2007, the City has been working with the San Bernardino Association of Governments and Caltrans on the I-215 Freeway Widening Project. This project will add lanes to the freeway and result in improved LOS in the two sections of the 1-215 Freeway located in Merged Area B. All new development and redevelopment within Merged Area B will be consistent with the General Plan which o controls the land use designations and intensities within Merged Area B. As such, the Merger and L Amendments will not alter or intensify the General Plan's land uses, traffic generation, levels of service, or M intersection capacities. Therefore, no traffic or circulation impacts are anticipated that have not already been 0 considered by the General Plan EIR. The implementation of redevelopment activities and programs will, O however, stimulate growth in Merged Area B and encourage new development and investment from the r! private sector which will potentially result in increases in local traffic volumes. The Agency has identified a number of public improvement and transit projects that would improve access into and around Merged Area B, and reduce existing safety hazards for motorists and pedestrians. These m improvements will not only serve existing residents and businesses within Merged Area B, but will help to m attract new private investment by improving safety, convenient access, and aesthetics. The capital rn improvements proposed by the Merged Plan envision the expenditure of over $7,650,000 before 2014 on o public transit and circulation improvements to aid traffic flow in Merged Area B and provide a variety of viable transportation methods. The majority of the funding is dedicated to Traffic Infrastructure Improvements, E supporting transit stations and transit-oriented development, which provide convenient alternatives to — vehicular transportation, reducing traffic impacts as well as greenhouse gas emissions. Other possible CL improvements identified include construction of bike paths and removal of abandoned railway tracks. FL Additional funds may be allocated as needed and as they become available. Future projects would be subject a to their own independent environmental review to assess the potential for significant transportation impacts at o the time they are proposed. COMMUNITY FACILITIES AND SERVICES m_ x As outlined in this Report, implementation of the Merged Plan and its proposed projects is expected to w significantly improve the Citys existing community facilities and services. Moreover, the Merged Plan will provide a financial mechanism necessary to fund projects that will upgrade existing and construct new community facilities which are of benefit to Merged Area B, thereby benefiting all residents in the community. E The Merger and Amendments will increase the limit on the collection of tax increment revenues and bonded m ® indebtedness, potentially making more revenue available to improve community facilities. a 221 Packet Pg. 1037 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report The General Plan EIR that analyzed environmental issues within the City addressed citywide impacts on m police protection services, fire and emergency medical services, libraries, parks and recreational facilities, water supply, wastewater management, gas, electricity, telecommunications, drainage, and solid waste Q services. No significant impacts were found or stated for any of the community services or public facilities. a The Merger and Amendment alone would not cause impacts to community services and facilities. However, future impacts may occur as a result of implementing specific development within Merged Area B. These developments would be assessed on an individual basis prior to approval to evaluate specific impacts. The following is a summary of the current level of service provided by the above listed community service 5 v providers. o 1. Police Services a The San Bernardino Police Department employs over 300 sworn officers, and about 150 civilians. Police services provided include patrol, traffic enforcement, investigations, forensics, school resource officer, and community service offices. Uniformed officers and community service officers respond to °c approximately 1000 calls-for-service every 24 hours. Patrol of the city is divided into four districts; Merged Area B is within both the northwest and southwest districts. Districts are further divided into patrol beats. The Police Department began reorganizing the districts and patrol beats in 2008 to better balance staffing levels with incidents and calls for service. Patrol beats will continue to be m evaluated and reorganized as needed to continue to provide the most efficient levels of service. m Further, the Police Department developed a Strategic Plan to help anticipate change and guide the N future of the Department. The plan is divided into three parts: service to the community, service to the employees, and to ensure adequate resources. The Police Department prepares a report each year outlining the Department's performance in meeting the goals from the prior year. ` According to the General Plan EIR, additional facilities, equipment, and personnel will be added when N needed as growth occurs and revenue sources increase with new development. As discussed in this Report, crime incidents in Merged Area B are significantly higher than in other areas of the City and o are a blighting condition. Through this Merger and Amendments, the Agency will be able to dedicate p more resources to the eradication of blighting conditions, including crime. N 2. Fire Protection The San Bernardino City Fire Department ("SBCFD") provides fire protection in the City of San Bernardino, including Merged Area B. The SBCFD serves a resident population of approximately m 202,000 and covers a diverse service area of 59.3 miles. The service area includes 19 miles of wild m land interface area, an international airport, a major rail yard, the County Seat, a jail, two major mall complexes, and three major interstate freeways. Additionally, the SBCFD has mutual aid agreements °o with the surrounding Cities of Loma Linda, Rialto, and Colton for support in the event of a major IY incident. The total number of Emergency Operations Personnel is 161 divided among three platoons. The current "On-Duty" strength per shift (total number of personnel available to respond to E E emergencies including two battalion Chief Officers) is 53, spread among 14 companies. The average a personnel work week is 56 hours. The SBCFD performance goal is that 90% of all emergencies be F responded to within 5 minutes. Additional development could cause neighborhood fire stations to LL exceed response time goals. There are currently 12 fire stations throughout the City; but relocation of o two existing fire stations has been identified as a way to increase performance standards as funding ai becomes available. Further, the City will continually review development proposals to ensure that r projects will not adversely affect existing fire station services, and that new development could be m served within performance standards prior to the approval of any specific development projects. New x fire stations could be proposed in the future and would require CEQA review. w The Water Facilities Master Plan ("WFMP") prepared for the San Bernardino Municipal Water District m ("SBMWD") in 2007 identifies many specific locations where the existing infrastructure is deficient for E the purposes of providing emergency water in the event of a fire. Fourteen of these are located in the Merged Area B Existing and Added Areas. According to the SBMWD, one of these deficient areas has been remediated, leaving thirteen deficient areas remaining. Properties that are served by the a 222 Packet Pg. 1038 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report inadequate water facilities are at a significant risk of damage from fire. At least of 571 properties in m Merged Area B are at risk due to deficient fire flow from inadequate water facilities. Over 10% of all parcels within the 40th Street Project Area, as well as Added Areas B, E, I and K, have inadequate a water utilities causing deficient fire flow. w 3. Libraries ` m The San Bernardino City Public Library consists of one Central Library and 3 branch libraries. The Dorothy Inghram and Paul Villasenor branches are located within Merged Area B. The two branches offer a variety of programs and facilities for public use including computers with internet access, word o processing, research databases, and learning games, books and video collections, and a wide variety a` of community programs and events. The library services outside of San Bernardino are provided by the San Bernardino County Libraries. Residents of unincorporated areas of San Bernardino and from cities such as Highland, Rialto, o Fontana, and Lake Arrowhead have access to 29 County branches and over 1,167,000 volumes. c Services offered include Book Mobiles, Books by Mail, Interlibrary Loan, Library Literacy, and Youth Services. All libraries within the City provide patron access to catalog via home computer, automated c library circulation system, and automated catalog for accurate, efficient control of materials, and m handicap access to library facilities. Because the City libraries and the San Bernardino County library r system are part of the Inland Valley Library System, residents can use any of the City or County m libraries within the County boundaries. Finally, the California State University of San Bernardino's John M. Pfau Library also services the vicinity. The 49,205-square-foot facility includes more than o, 610,000 books, bound periodicals, and other print items. Community members not enrolled with the University can access library services through a membership fee. 0 Implementation of the Merged Plan could result in intensification of development that may create an N © increased demand for library services. The Division of Library Development Services of the State of a California identifies a standard for library inventory of 1.5 volumes per capita. The City's inventory in ° 2005 was 276,000 volumes, or enough to serve approximately 184,000 people —less than the City's O current population. The City therefore has identified the need for two new branches and the extension N of one existing branch. The General Plan contains policies directed towards increasing library services. d 4. Parks and Recreation m The City offers about 540 acres of parkland, five community centers, two senior centers, and two (2) N 18-hole public golf course. The City also provides some recreational services at local schools, under r joint resolutions adopted by the City Council and school district, which allows schoolyard facilities to m remain open in the daytime hours after school for recreational use of the community. The City offers a variety of recreational programs including fitness, aerobics, ballroom dance, golf classes, adult E reading, ceramics/pottery and scrap booking, as well as senior programs of bridge, billiards, crochet class, arts and crafts, watercolor, computers, exercise, dance, the senior companion program, senior a nutrition, and the retired senior volunteer program. LL The San Bernardino General Plan identifies the amount of open space that should be designated for o parks and recreation as 5 acres of mini, neighborhood, community, and regional recreation lands per a 1,000 persons. Based on this standard, there is an existing shortage of parkland in the City according r to the General Plan EIR. The General Plan contains a series of policies for meeting the desired m standard. Further, the City requires an impact fee as allowed by the Quimby Act to fund additional K parkland, so new development of residential units would generate funds to help offset the resulting w demand from new residents. c d 5.Gas. Electricity,and Telecommunications E s Southern California Edison ("SCE") provides electricity to the City. SCE owns, operates, and m maintains both the aboveground and underground facilities. Most of SCE's facilities are located in the a 223 Packet Pg. 1039 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report street right-of-way. There are no known deficiencies in the delivery system according to the General m Plan EIR. The Southern California Gas Company provides service of natural gas. The Gas Company owns, operates, and maintains underground gas lines in most of the public streets. There is no local a natural gas producing wells within the City; therefore, the supply of natural gas is imported. The a availability of natural gas is based upon present conditions of gas supply and regulatory policies. Verizon and AT&T provide telecommunications services to both residents and businesses in the City. New development would increase the net use of utilities in Merged Area B, but this would not result in an adverse impact to utilities. 6.Storm Drainage a Storm drains and flood control facilities in San Bernardino are administered by several agencies: the City, the San Bernardino County Flood Control District, the Army Corps of Engineers, and the San Bernardino International Airport and Trade Center. Comprehensive Storm Drain Plans were created 0: by the Flood Control District, and are utilized by the City as well for the design of drainage systems. °c In general, storm drain systems require regular maintenance, and the City has identified certain m improvements on its capital improvement projects ("CIP") list. However, based on the city-wide CIP list, storm drain deficiencies are not a priority concern in Merged Area B at this time, and it is unlikely m that any additional growth caused through implementation of the Merged Plan will create significant m adverse impacts. y 7.Solid Waste Disposal M The City s Refuse and Recycling Division of the Department of Public Services provides solid waste collection throughout much of the City; and it is the County of San Bernardino Solid Waste Management Division that is responsible for solid waste disposal through operation of six landfills. N State mandates require that local jurisdictions divert at least 50% of their waste through recycling, composting, or other means. According to the California Integrated Waste Management Board, o residential land uses in the City were responsible for disposing 58,454 tons of solid waste while U businesses in the City were responsible for 136,392 tons of solid waste resulting in a total of 194,846 N tons of solid waste deposited in local landfills. With diversion, the average amount contributed to landfills by each resident would be 2 pounds of solid waste per day or 730 pounds per year. rn Employees/businesses produced 13 pounds of solid waster per person per day or 4,745 tons per year after 45%waste diversion. m Regional planning for solid waste issues is conducted by the San Bernardino County Solid Waste N Advisory Committee, governed by the County Solid Waste Management Plan. The City has a o representative serving on the Solid Waste Advisory Committee. Any future solid waste facilities, such m as transfer stations and landfills, must be incorporated in the County Solid Waste Management Plan. 0: According to the General Plan EIR, solid waste collection is adequate and there is sufficient E remaining landfill capacity for some time if diversion goals are met or exceeded, with significant v capacity remaining at the San Timoteo Sanitary Landfill and the Mid-Valley Sanitary Landfill. It is a unlikely that future development facilitated by the Merged Plan would reduce the City's ability to LL maintain solid waste management services or that it would negatively impact the City's ability to meet its recycling goals. 8.Water a� The San Bernardino Valley Municipal Water District ("SBVMWD") and the East Valley Water District ("EVWD") provide water to the City. Groundwater from the Bunker Hill Sub-basin is the primary w source of water, though some other sources are utilized including water imported through the State Water Project. Both water districts maintain long-term planning initiatives to meet future demand. Additionally, in accordance with the State Water Code, the City must maintain an Urban Water E Management Plan to ensure adequate supply and delivery of water. The SBVMWD distribution m system delivers water to over 151,000 residents in the City. SBMWD facilities include 60 active wells, four treatment plans with capacity of 50 million gallons per day, 32 reservoirs with a total capacity of a 224 PacketPg. 1040 a, I 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report 1 more than 100 million gallons of domestic storage water capacity, 27 chlorination facilitates, and 66 m booster pump stations. The distribution system includes approximately 551 miles of water mains, 41,317 active water meters and over 4,000 fire hydrants. The EVWD system facilities consist of approximately 150 miles of pipeline, 13 wells, 14.2 MG of storage facilities, and 41 booster stations.67 d Any future development spurred by the Merged Plan will be consistent with the General Plan and the planning projections developed for the Urban Water Management Plan. Efforts to improve water supply are ongoing for all involved agencies. U d 9.Wastewater o The SBVMWD also provides wastewater service to the City through collection, processing, and a reclamation at the San Bernardino Water Reclamation Plant. Additional wastewater treatment is m performed at the Rapid Filtration and Extraction facility operated jointly by the City of San Bernardino and the City of Colton. As of 2005, both treatment facilities were operating below capacity. However, o the amount of citywide growth projected by the General Plan will increase demand, exceeding the capacity of the existing treatment facilities. According to the General Plan EIR, the wastewater conveyance system operates through approximately 45,000 connections and 751,000 linear feet of c pipeline, and in 2005, about 6% of the pipelines had capacity deficiencies. However, as identified m earlier in this Report, certain severe issues have been observed by City staff in Merged Area B, including cracks, restrictions in flow, and sagging sections. Maintenance of sewer conveyance and treatment systems must be a continual process in order to ensure adequate service. The City's General Plan identifies policies that address the need to maintain and increase wastewater treatment and conveyance capacity, including regular updating of Sewer Capacity Fees. New development in Merged Area B will be subject to Sewer Capacity Fees, which directly offset capital sewer costs associated with the growth. Additionally, the Agency's use of tax increment to ameliorate blighting N conditions can help to fund wastewater improvements through projects identified in the Merged Plan. In general, the Merger and Amendment will increase the Agency's financial capacity to more comprehensively u fulfill its goals under the Merged Plan, effectively implementing projects to ameliorate blight, including O measures that mitigate impacts on community facilities and services. N L d SCHOOL POPULATION AND QUALITY OF EDUCATION m The San Bernardino City Unified School District, Colton Joint Unified School District, and Redlands Unified M School District serve Merged Area B. According to the General Plan EIR, there is already a deficiency in the M San Bernardino City Unified School District ("SBUSD") facilities existing throughout the City, requiring that t' their funding is leveraged to meet both current and future demands. The SBCUSD had a 2004-2005 total a student enrollment of 59,279 students. The capacity of the SBUSD for the 2004-2005 year was 46,727 0 students resulting in facility shortage for 12,552 students. Using the SBCUSD student generation rates, build- E out of the General Plan would result in a total student population for the City and SOI areas of 51,067 — elementary school students, 12,285 middle school students, and 17,497 high school students, an overall a growth of 36.4%. Growth in the student population in the City and surrounding areas would necessitate the H need for additional school facilities and personnel within the SBCUSD, Colton Joint Unified School District, a and Redlands Unified School District.. 0 The impact of new development can be mitigated in part by the provisions of SB 50, which requires that ¢I development fees be paid upon approval of any residential or commercial project within the City. These fees m would be directed toward maintaining adequate service levels, which include incremental increases in school = capacities which would reduce impacts to a less than significant level. Nevertheless, Merger and w d E L U 67 City of San Bernardino Municipal Water Department Water Facilities Master Plan,prepared by CDM,dated August 2007. Q `v 225 Packet Pg. 1041 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report Amendments does propose increasing the tax increment revenue limit and bonded indebtedness limit which m will provide the Agency with additional capital to implement blight eliminating projects, including increasing Merged Area B's supply of affordable housing. As a result of project implementation, it is reasonable to a expect gradual growth and an increase in the number of school age children within the Merged Area B. It v should be noted however, that all new development and redevelopment projects within Merged Area B, whether implemented by the Agency or the private sector, are required to be consistent with the General Plan which controls the land use designations and intensities. Accordingly, the General Plan contains relevant policies and implementation measures pertaining to schools in order to mitigate the effects of new development on schools and ensure the provision of adequate school facilities. Furthermore, during o implementation of the Merged Plan, specific redevelopment proposals may warrant project specific a environmental analysis as required by CEQA, which requires an analysis of the project's impact on schools. a'; v PROPERTY ASSESSMENTS AND TAXES 0 Each of the Existing Project Areas currently collects tax increment revenue. Property owners pay the same '_ amount of property taxes whether they are in a redevelopment project area or not. However, in general, ° taxable valuations of property within and adjoining Merged Area B should increase as development and reinvestment occurs. New development within Merged Area B will be assessed at market value, as m determined by the assessor. Regardless of whether property is in Merged Area B or not, the assessor may w increase property valuations for existing properties at the maximum rate of 2% per year allowed under an Proposition 13. The assessor will reassess the added value to property and improvements due to any new development or rehabilitation that occurs. In cases where property changes ownership, the property will be O0 reassessed at the value established by the sales price. Additional levies resulting from the formation of special assessment districts would increase property taxes within the assessment district, regardless of whether or not it is in Merged Area B. However, such districts will require voter approval from those that live L within the boundary of such district. s The Merger and Amendments will not add or delete territory from the Existing Project Areas, though it will u merge them into a single project area for financial purposes. The Merger and Amendments would establish a O transparent and measurable cumulative tax increment revenue limit of $2.8 billion for the Existing Project N Areas, excluding the 40th Street Project Area. The Merger and Amendments would establish a single rn increased cumulative bonded indebtedness limit totaling $461.0 million for the entire Merged Area B, v including the Added Areas. Further, it will extend the effectiveness and term to receive tax increment revenues for the State College Project Area. The amendment of these financial limits does not affect the tax rate, but instead allows the Agency to increase its financial capacity to issue bonded indebtedness and to N receive tax increment revenue generated by increased value of Merged Area B property over the frozen base. o This funding is used to pay for projects that eliminate blight, and to repay Agency debts. A portion of the tax v increment revenue collected by the Agency will be paid to the County and other affected taxing entities W pursuant to CRL and all previously negotiated agreements. E RELOCATION OF LOW- AND MODERATE-INCOME HOUSING a LL The Agency has proactively created, preserved, and rehabilitated affordable housing in the Existing Project 4 Areas. During the life of all Agency Redevelopment Plans, a total of 1,029 new affordable units are projected o to have been created. The Agency has also satisfied all replacement obligations to date. The Agency has ¢I aggregated its housing obligations pursuant to the CRL, therefore any required new or replacement units may be located in any Project Area. While low- and moderate-income housing units ("affordable housing units") m are located throughout Merged Area B, the majority of those created by the Agency are within the Northwest M Project Area. w Pursuant to CRL Section 33413(d)(1), project areas adopted before 1976 are exempt from the production v requirements previously described for very low, low, and moderate income housing. This exemption is E removed if a 10-year extension of the project area's effectiveness is adopted under CRL Section 33333.10. @ The State College Project Area was adopted in 1970, and will be amended by this Merger and Amendments a 226 PacketPg. 1042 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report i under CRL Section 33333.10. Therefore, housing units built in the State College Project Area will now m generate inclusionary housing obligations. Additionally, since the Agency has aggregated its housing production obligations across all redevelopment project areas, affordable units produced in the State College a Project Area may be used to satisfy obligations generated in other redevelopment project areas in the City. 'a d AFFORDABLE HOUSING UNITS TO BE DESTROYED OR REMOVED The Agency is not proposing any projects at this time that will cause the destruction of affordable units in Merged Area B. As such, a precise number of affordable units that may be destroyed cannot be identified. However, it should be noted that with the passage of Proposition 99, the Agency may no longer acquire 0 through condemnation any owner-occupied residential properties and transfer them to private owners. a Should the Agency acquire residential property through voluntary acquisition or eminent domain resulting in the removal of affordable housing units, the Agency will be required to construct, develop or rehabilitate, or v CD cause the construction, development or rehabilitation of, affordable housing units equal in number to those destroyed or removed. These "replacement housing units" must be constructed within four years of their °c destruction or removal, and must remain available at affordable housing costs to persons and families of very 'a low, low-, and moderate-income throughout the period of land use controls established in the Merged Plan. Prior to commencement of any project that would result in destruction of affordable housing units, the Agency v would prepare a replacement housing plan as required by State law. The replacement housing plan would m identify how the Agency would meet the replacement housing requirements. The Agency has complied with all replacement housing requirements to date. M PROJECTED DISPLACEMENT OF LOW-AND MODERATE-INCOME PERSONS AND FAMILIES M As discussed above, the Agency is not able to identify specific projects that may result in future displacement of low- and moderate-income persons and families over the remaining duration of the Merged Plan. 0 Regardless, in compliance with State law, prior to any displacement of low- and moderate-income persons and families, the Agency would prepare a relocation plan that would identify how all potentially displaced n persons could be relocated. O NUMBER AND LOCATION OF REPLACEMENT HOUSING N Should housing units be destroyed or removed from the low- and moderate-income housing market by the `m Agency, suitable replacement housing locations will be available within Merged Area B, other redevelopment project areas, or other areas of the City. The Mayor and Common Council and the Agency would take action 2 as may be necessary to provide such replacement housing.When the Agency acquires property, enters into a m disposition and development agreement, owner participation agreement or other agreement, or undertakes any other activities requiring or causing the destruction or removal of housing units from the low- and r moderate- income housing market, the Agency will provide replacement housing required pursuant to Section a 33413 of the CRL and replacement housing plan pursuant to Section 33413.5. Through the Capital Improvements Projects list included in the Merged Plan, Agency is proposing funding for transit-oriented a development where feasible. Further, underutilized sites throughout Merged Area B may be considered for infill housing where such development would be compatible with surrounding uses. Both transit-oriented a` developments and infill housing could provide ideal replacement housing opportunities if the need arises. LL Q NUMBER AND LOCATION OF LOW-AND MODERATE-INCOME HOUSING PLANNED OTHER THAN X O REPLACEMENT HOUSING Q� As of 2009, the Agency has aggregated its inclusionary housing obligations to better facilitate development tz and rehabilitation in the best possible locations. As of June 30, 2009, Agency had exceeded its inclusionary housing obligation (pursuant to 33413(b)of the CRL),with approximately 636 units in total, of which 537 units w are for very-low income, and the remaining 89 units are for low and moderate income. Despite the existing surplus, the Agency has identified a number of potential opportunities to increase the affordable housing supply in its current Housing Compliance Plan, adopted in 2009. These other opportunities are directed at a increasing the affordable housing supply through private entities and include the notice of funding availability program, homebuyer assistance, and tax credit procurement assistance. As these programs will be made w Q 227 PacketPg. 1043 I 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report available to private entities or individuals, the amount of units generated through these programs is not m quantifiable. m FINANCING METHOD FOR PROPOSED LOW-AND MODERATE-INCOME DWELLING UNITS PLANNED FOR Q CONSTRUCTION OR REHABILITATION m Not less than 20% of all taxes which are allocated to the Agency pursuant to Section 33670 of Article 6 of the CRL for existing redevelopment project areas that do collect tax increment within the Uptown Project Area the 40`" Street Project Area, the Central City West Project Area, the Mt. Vernon Corridor Project Area, the Northwest Project Area, and all the Added Areas will be used for purposes of increasing, improving, and o preserving the supply of low- and moderate-income housing available at affordable housing cost to persons li and families of low- or moderate-income and very low-income households. Not less than 30% of all taxes collected by the Agency in the State College Project Area will be used for these same purposes. This source of funding will be utilized for assisting in the financing of construction or rehabilitation of affordable housing W units. These funds are typically used to leverage other funding sources including private equity and debt, °c State and Federal affordable housing tax credits, HUD and State HCD loans and grants, Prop 1C and HOME funds. v TIMETABLE FOR PROVISION OF RELOCATION, REHABILITATION, REPLACEMENT AND INCLUSIONARY m c HOUSING If replacement housing is required, the units will be provided within four years as required by Section 33413 (a) of the CRL. All inclusionary housing requirements will be met within the time frames required by Section 33413, 33490, and 33334.4 of the CRL. The timing for any housing rehabilitation will be linked to the availability of the funds and the level of participation by qualified owners. The relocation plan(s) prepared by the Agency for a particular development activity shall contain schedules to insure comparable replacement o housing is available in accordance with the requirements of the CRL and the State Relocation Guidelines. m OTHER MATTERS AFFECTING THE PHYSICAL AND SOCIAL QUALITY OF THE ENVIRONMENT U The Merged Plan is intended to preserve and revitalize the existing residential neighborhoods in the City and O provide for infill housing where appropriate. These actions are more thoroughly discussed as a part of the ry Agency's Ten Year Affordable Housing Compliance Plan, which identifies the Agency's primary goals of investing in, promoting, and producing affordable units; engaging the community; and providing housing accessible to all families. m m `o CL N K E a LL Q Q H _m S X W C U E s U N r w Q 228 PacketPg. 1044 9.H.b Description of Merged Area B Bonds iF SECTION F: DESCRIPTION OF MERGED AREA B BONDS Q d rn OVERVIEW Due to the 10-year extension of the State College Project Area, CRL Section 33333.11(e) requires a description of each bond sold by the agency to finance or refinance the redevelopment project prior to six months before the date of adoption of the proposed amendment, and listing for each bond the amount of o remaining principal, the annual payments, and the date that the bond will be paid in full. This Section lists a` five bonds sold by the Agency supported by tax increment revenue generated in Merged Area B. a m 2002 SERIES A TAX ALLOCATION BONDS 0: 0 In January 2002, the San Bernardino Joint Powers Financing Authority issued $3,635,000 in Tax Allocation Bonds to finance redevelopment activities in the Mt. Vernon Corridor Project Area, fund a reserve fund, and pay costs of issuance of the bonds. y The 2002 bond consists of: term bonds totaling $285,000 due in 2006, term bonds totaling $405,000 due in m 2012, term bonds totaling $920,000 due in 2021, and term bonds totaling $2,025,000 due in 2031. Interest is to payable semi-annually on June 1 and December 1, commencing on June 1, 2002, ranging from 4.70% to M 6.20%. °D M The debt service principal and interest payments are pledged from the Agency's tax increment revenue from the Mt. Vernon Corridor Project Area. Table F-1 shows the amount of remaining principal, annual payments, and the date that the 2002 Series A Tax Allocation Bonds will be paid in full. N w a 0 Y U O r N d 01 d m m N 0 O Q d G' E z a LL LL Q m_ X K w Y d E L U A Q 229 Packet Pg<1045 t 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report 2002 Series A Tax Allocation Bonds: Table F-1 m Amounts due from the Project Area a Redevelopment Agency of the City of San Bernardino d rn L Fiscal Year Mt Vernon Corridor Total Principal Interest Principal Interest Y 2010111 70,000 190,463 70,000 190,463 y 2011/12 75,000 186,656 75,000 186,656 0 2012/13 75,000 182,719 75,000 182,719 a 2013/14 80,000 178,350 80,000 178,350 (a 2014/15 85,000 173,400 85,000 173,400 2015/16 90,000 168,150 90,000 168,150 0 2016117 95,000 162,600 95,000 162,600 v 2017/18 100,000 156,750 100,000 156,750 c L 2018/19 105,000 150,600 105,000 150,600 m 2019120 115,000 144,000 115,000 144,000 m 2020/21 120,000 136,950 120,000 136,950 0 2021/22 130,000 129,450 130,000 129,450 co 2022/23 135,000 121,365 135,000 121,365 2023/24 145,000 112,685 145,000 112,685 2024/25 155,000 103,385 155,000 103,385 b 2025/26 165,000 93,465 165,000 93,465 y 2026/27 175,000 82,925 175,000 82,925 Y 2027/28 185,000 71,765 185,000 71,765 2028/29 195,000 59,985 195,000 59,985 N 2029/30 205,000 47,585 205,000 47,585 2030/31 220,000 34,410 220,000 34,410 y Total 2,720,000 2,687,658 2,720,000 2,687,658 m Soume:Redevelopment Agency of the City of San Bemardino Debt Service Schedule m M 0 O Q d K E L CL IL LL 0 m_ x X W ;.c c m E L U R Q 230 "Packet Pg.1046 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m R d 2002 SERIES A TAX ALLOCATION REFUNDING BONDS ¢` In January 2002, the San Bernardino Joint Powers Financing Authority issued $30,330,000 in tax allocation refunding bonds to refund the 1995 Tax Allocation Bonds, finance redevelopment activities in the State College, Northwest, and Uptown project areas, fund a reserve fund for the bonds, fund the interest account, and pay costs of issuance of the bonds. u The 2002 bonds consist of both serial and term bonds. The serial bonds total $9,125,000 and mature between 2003 and 2012 in annual installments varying between $775,000 and $1,125,000. The term bonds ao` totaling $8,290,000 are due in 2018, term bonds totaling $3,475,000 are due in 2020, and term bonds of >; $9,440,000 in 2026. Interest is payable semi-annually on October 1 and April 1, commencing on October 1, 2002, at rates ranging from 3.25% to 5.625%. The debt service principal and interest payments are made from the Agency's tax increment revenues c generated in the Central City North, State College, Southeast Industrial Park, Northwest, South Valle, Uptown =c and Tri-City project areas. Table F-2 shows the amount of remaining principal, annual payments, and the date that the 2002 Series A Tax Allocation Refunding Bonds will be paid in full. to c A 2002 Series A Tax Allocation Revenue Refunding Bonds: Table F-2 Amounts due from the Project Area ,00y Redevelopment Agency of the City of San Bernardino 77 Fiscal Year State College Northwest Uptown Total 0 Principal Interest Principal Interest Principal Interest Principal Interest N 2010/11 387,407 534,688 162,551 224,349 30,107 41,552 580,065 800,589 d Q 2011112 411,140 510,930 173,417 215,508 33,568 41,716 618,125 768,154 O 2012/13 436,012 489,058 183,915 206,291 34,688 38,908 654,616 734,256 O 2013114 461,617 462,853 194,892 195,414 35,850 35,946 692,358 694,214 r 2014/15 490,586 436,484 206,277 183,529 39,686 35,310 736,549 655,323 N 2015/16 520,285 407,285 218,030 170,676 40,888 32,008 779,204 609,968 s 2016117 550,566 375,404 230,107 156,899 45,067 30,729 825,740 563,032 2017118 584,419 342,851 245,615 144,091 46,258 27,138 876,293 514,079 2 2018/19 618,701 307,469 258,194 128,312 50,767 25,229 927,662 461,010 rp 2019/20 657,228 269,717 274,731 112,745 51,937 21,314 983,896 403,776 m 2020121 1,443,963 326,012 332,468 75,063 61,599 13,907 1,838,029 414,983 to 2021122 0 0 261,004 102,977 51,769 20,425 312,773 123,402 t O 2022123 0 0 273,068 84,020 56,497 17,384 329,565 101,404 aai 2023/24 0 0 341,090 73,441 61,908 13,330 402,999 86,770 0� 2024/25 0 0 307,304 49,702 61,342 9,921 368,646 59,623 E 2025/26 0 0 480,000 31,800 110,000 7,288 590,000 39,088 .O Total $6,561,924 $4,462,751 $4,142,663 $2,154,817 $811,932 $412,104 $11,516,519 $7,029,672 ll Spume:Redevelopment Agenc oidre City or San Be mein Debt Service Schedule ~ LL Q lY 0 Q H m X W C d E z U t0 w Q 231 Packet Pg. 1047 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report 2005 SERIES A TAX ALLOCATION REVENUE REFUNDING BONDS n In September 2005, the San Bernardino Joint Powers Financing Authority issued $55,800,000 in tax allocation refunding bonds to refund $55,800,000 of the outstanding 1995A Tax Allocation Refunding Bonds. Q The remaining portion of the 1995A Bonds was refunded with the proceeds of the Authority's Tax Allocation Refunding Bonds, Series 20056 (described below). The Series 2005A bonds consist of serial bonds with varying interest rates from 5.15% to 5.75%. Interest is payable semi-annually on April 1 and October 1, commencing on April 1, 2006. Serial bonds mature annually on October 1, 2006 through October 1, 2025. 0 The bond debt service principal and interest payments is secured by the Agency's tax increment revenues a generated in the Central City North, State College, Southeast Industrial Park, Northwest, South Valle, Uptown and Tri-City project areas. Table F-3 shows the amount of remaining principal, annual payments, and the date a that the 2005 Series A Tax Allocation Revenue Refunding Bonds will be paid in full. 0 C_ 2005 Series A Tax Allocation Revenue Refunding Bonds: Amounts Table F-3 r due from the Project Area m Redevelopment Agency of the City of San Bernardino C M Fiscal Year State College Northwest Uptown Total 1n Principal Interest principal Interest Principal Interest Principal Interest M 2010/11 920,203 1,032,400 96,340 108,087 56,683 63,594 1,073,226 1,204,081 M 2011/12 970,652 979,238 101,622 102,521 59,791 60,319 1,132,065 1,142,079 `- 2012/13 1,025,146 921,931 107,328 96,521 63,147 56,789 1,195,621 1,075,242 2013114 1,085,355 861,154 113,631 90,158 66,856 53,046 1,265,841 1,004,358 2014115 1,147,187 796,829 120,104 83,424 70,665 49,083 1,337,956 929,336 N 2015/18 1,213,084 728,969 127,003 76,319 74,724 44,903 1,414,811 850,191 � 2016/17 1,283,066 657,309 134,330 68,817 79,035 40,489 1,496,431 766,615 0 2017118 1,357,156 581,391 142,087 60,869 83,598 35,813 1,582,842 678,072 0 .w 2018119 1,434,358 501,179 150,170 52,471 88,354 30,872 1,672,882 584,521 O 2019120 1,516,741 416,362 158,795 43,591 93,428 25,647 1,768,964 485,600 N 2020121 1,605,183 186,326 168,054 43,506 98,877 25,597 1,872,114 255,428 2021/22 0 0 158,836 43,447 93,453 25,563 252,289 69,009 d aT 2022123 0 0 167,956 34,069 98,819 20,045 266,774 54,114 m 2023124 0 0 177,603 25,558 104,494 15,037 282,097 40,596 2024/25 0 0 185,064 16,565 108,885 9,746 293,948 26,311 m 2025126 0 0 195,716 5,627 115,152 3,311 310,868 8,937 m Total $13,558,132 $7,663,088 $2,304,639 $951,549 $1,355,960 $559,854 $17,218,731 $9,174,491 Source Redembpnrenf Agency or Me City of San Bemardino Dahl Service Schedule 0 a 4) IY E or LL LL Q 0 a' I- m_ x X w d E s U IE Q 232 Packet Pg. 1048 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report m R d 2005 SERIES B TAX ALLOCATION REVENUE REFUNDING BONDS a` a In September 2005, the San Bernardino Joint Powers Financing Authority issued $21,105,000 in tax allocation refunding bonds to refund $21,105,000 of the outstanding 1995A Tax Allocation refunding Bonds. `m The remaining portion of the 1995A Bonds was refunded with the proceeds of the Authority's Tax Allocation Refunding Bonds, Series 2005A. d The 2005 Series B Tax Allocation Revenue Refunding Bonds consist of serial bonds with varying interest o ` rates from 5.15% to 5.75%. Interest is payable semi-annually on April 1 and October 1, commencing on April a 1, 2006. Serial bonds mature annually on October 1, 2006 through October 1, 2025. m Bond debt service principal and interest payments is secured by Agency's tax increment revenues generated in the Central City North, State College, Southeast Industrial Park, Northwest, South Valle, Uptown and Tri o City project areas. Table F-4 shows the amount of remaining principal, annual payments, and the date that S v the 2005 Series B Tax Allocation Revenue Refunding Bonds will be paid in full. m c L to r_ 2005 Series B Tax Allocation Revenue Refunding Bonds: Table F-4 in Amounts due from the Project Area M Redevelopment Agency of the City of San Bernardino co Fiscal Year State Colle a Northwest Uptown Total Principal Interest Principal Interest Princi al Interest Principal Interest 2010/11 403,309 452,483 165,247 185,395 101,680 114,077 670,236 751,956 2011112 425,421 429,184 174,307 175,849 107,254 108,203 706,981 713,235 c` 2012113 449,304 404,067 184,093 165,557 113,276 101,871 746,672 671,495 0 2013114 475,693 377,430 194,905 154,643 119,928 95,155 790,526 627,228 .-,- 2014115 502,793 349,237 206,008 143,092 126,761 88,047 835,562 580,376 u r_ 2015116 531,674 319,495 217,842 130,906 134,042 80,549 883,558 530,950 r 2016/17 562,346 288,088 230,409 118,038 141,775 72,631 934,530 478,756 f`! 2017118 594,819 254,814 243,714 104,404 149,962 64,242 988,494 423,460 of 2018119 628,655 219,658 257,578 90,000 158,492 55,379 1,044,725 365,037 2019120 664,762 182,484 272,372 74,769 167,595 46,007 1,104,729 303,260 d 2020/21 703,525 81,664 288,254 74,623 177,368 45,917 1,169,146 202,203 lo 2021/22 0 0 272,442 74,522 167,639 45,855 440,081 120,377 m 2022123 0 0 288,085 58,437 177,264 35,957 465,349 94,394 m N 2023124 0 0 304,631 43,838 187,445 26,975 492,077 70,813 2024/25 0 0 317,428 28,413 195,320 17,483 512,748 45,895 LO 2025/26 0 0 335,700 9,651 206,563 5,939 542,263 15,590 C Total 5,942,300 3,358,602 3,953,013 1,632,137 2,432,364 1,004,285 12,327,678 5,995,024 Source:Redevelopment Agency of the Cify of San BemardiW Debt Service Schedule E L a LL Q IY 0 al m x X w c m E U U R Q 233 Pack etPg. 1049 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report 2010 SERIES A TAX ALLOCATION BONDS m In February 2011, the San Bernardino Joint Powers Financing Authority issued $3,220,000 in tax allocation Iwo bonds to fund infrastructure improvements in the Northwest Project Area. a v The 2010A bonds consist of term bonds of $1,085,000 due April 1, 2020 and term bonds of$1,820,000 due rn April 1, 2028. Interest is payable semi-annually on April 1 and October 1, commencing on October 1, 2011, at rates ranging from 3.5%to 9.25%. V Bond debt service is secured by principal and interest payments solely from Northwest Project Area. Table F- U 5 shows the amount of remaining principal, annual payments, and the date that the 2010 Series B Tax Q a Allocation Bonds will be paid in full. m m 2010 Series A Tax Allocation Bonds: Table F-5 0 Amounts due from the Project Area v Redevelopment Agency of the City of San Bernardino m c m Fiscal Year Northwest Principal Interest 2010/11 530,000 150,910 2011/12 165,000 515,938 2012/13 180,000 503,975 r 2013/14 190,000 490,925 0 2014/15 205,000 477,150 0 2015/16 220,000 462,288 N 2016/17 235,000 446,338 2017/18 255,000 429,300 2018/19 270,000 410,813 2019/20 290,000 391,238 m M 2020121 310,000 370,213 rn 1= 2021/22 335,000 347,738 a 2022/23 360,000 320,100 W 2023/24 390,000 290,400 E 2024/25 425,000 258,225 m IL 2025/26 460,000 223,163 LL 2026/27 495,000 185,213 2027/28 540,000 144,375 0� 2028/29 580,000 99,825 a r 2029/30 1 630,000 51,975 ap Total 7,065,000 6,570,097 = X w Y C d E L U N w r a 234 PacketPg. 1050 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report 2010 SERIES B TAX ALLOCATION BONDS m' In December 2010, the San Bernardino Joint Powers Financing Authority issued $7,065,000 in tax allocation bonds to fund capital improvements such as streetscape, road widening, and lighting in the Theater District. Q The 2010B bonds consist of term bonds of$740,000 due April 1, 2015, term bonds of$1,515,000 due April 1, 2021, and term bonds of $4,250,000 due April 1, 2030. Interest is payable semi-annually on April 1 and October 1, commencing on October 1, 2011, at rates ranging from 3% to 7%. Bond debt service is secured by principal and interest payments solely from Northwest Project Area. Table F- w 6 shows the amount of remaining principal, annual payments, and the date that the 2010 Series B Tax a Allocation Bonds will be paid in full. i Q 2010 Series B Tax Allocation Bonds: Table F-6 d Amounts due from the Project Area c •v Redevelopment Agency of the City of San Bernardino m m C R N Fiscal Year Northwest M Principal Interest co 2010/11 145,000 29,539 2011/12 170,000 200,150 0 2012/13 160,000 192,500 y © 2013/14 155,000 182,900 0 2014115 150,000 173,600 p 2015/16 145,000 164,600 rr`i 2016/17 135,000 155,900 rn 2017/18 125,000 147,800 2018/19 115,000 140,300 op 2019120 100,000 133,400 m fA 2020/21 65,000 127,400 c 2021/22 90,000 122,850 m 2022/23 75,000 116,550 K E 2023/24 0 111,300 '@ 2024/25 25,000 111,300 a 2025/26 195,000 109,550 a 2026/27 690,000 95,900 0 2027/28 680,000 47,600 Q Total 3,220,000 2,363,139 m_ s X w Y d E r v A a 235 Packet Pg. 1051 9.H.b SAN BERNARDINO MERGED AREA B MERGER&AMENDMENTS Preliminary Report 2006 HOUSING SET ASIDE TAX ALLOCATION BONDS In m In April 2006, the San Bernardino Joint Powers Financing Authority issued $28,665,000 in tax allocation m Q bonds to fund the acquisition, demolition and relocation of certain occupants of the Central City North Merged a Area and provide for other redevelopment activities within the City of San Bernardino. m d The 2006 bonds consist of serial bonds of$5,630,000 maturing from 2007 to 2011, term bonds of$7,370,000, E due May 1, 2016, and term bonds of$15,665,000 due May 1, 2027. Interest is payable semi-annually on May 1 and November 1, commencing on November 1, 2006, at rates ranging from 5.20% to 6.15%. d iS Bond debt service is secured by principal and interest payments solely from the Agency's Housing Set Aside o Revenues from the Central City North, Central City Projects, Central City West, Mt. Vernon Corridor, State College, Southeast Industrial Park, Northwest, South Valle, Uptown, 40th Street and Tri City project areas. m Table F-7 shows the amount of remaining principal, annual payments, and the date that the 2006 Housing Set 0: Aside Tax Allocation Bonds will be paid in full. o c L 2006 Housing Set Aside Tax Allocation Bonds: Table F-7 Amounts due from the Project Area m" r Redevelopment Agency of the City of San Bernardino in Fiscal Year Total M Principal Interest 2010/11 1,250,000 1,445,460 2011/12 1,315,000 1,377,960 N 2012/13 1,390,000 1,303,991 0 2013/14 1,470,000 1,225,804 U 2014/15 1,555,000 1,143,116 0 0 2015/16 1,640,000 1,055,648 `m 2016/17 1,730,000 963,398 rn 2017/18 1,840,000 857,003 g 2018/19 1,850,000 743,843 m 2019/20 1,790,000 630,068 N 2020/21 1,835,000 519,983 0 2021/22 1,015,000 407,130 CL 2022/23 1,075,000 344,708 E 2023/24 1,145,000 278,595 -6 2024/25 1,110,000 208,178 a 2025/26 1,160,000 139,913 ~ LL 2026/27 1,115,000 68,573 0 Total 24,285,000 12,713,366 Qi Notes: m Shows Amount from entire Housing Fund for the Agency X Source:Redevelopment Agency of the City of San Bernardino Debt Service Schedule X r C N >_ z U R Q 236 Packet Pg. 1052 i 9.H.b • - List of Appendices m L a APPENDIX - LIST OF APPENDICES m 1 - PHOTOGRAPHS OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS 2 - COMPLETE LIST OF CODE VIOLATION CLASSIFICATIONS v 0 L 3 - PRO FORMA SOURCES AND ASSUMPTIONS a m 4 - TAX INCREMENT REVENUES m z 5 - ADDENDUM TO IMPLEMENTATION PLAN a R c L co C R M M r O N L d O w U O N d L d m m r O a m E aL LL Q a� m 2 x w c m E L U IE Q 237 PacketPg. 1053 9.H.c m R d v v rn `m Y () d_ .O L APPENDIX 1 O Photographs of Physical and m Economic Blighting Conditions M M N U U r C d C. Q Q d d 6l m N O CL N w E a` LL LL Q O a m_ x x w c O E L U A Q Packet Pg. 1054 9.H.c m m w a` a w L cd C U w 40t" Street Project Area w 0 L m C L w It] C m N M m M r N w U_ G w O. CL Q L Q O) w m m N O O_ w K E CL LL Q D a' m x w w r w E r U m r Q Packet Pg. 1055 9_H.c r ® Y Y Y Y ' m A N L Q d L cd C M u d o L a v d 0 c I a L m C L N ro C A U) M OD CL M N d U 'a c v • a Q d rn PROJECT AREA: 401h Street APN: 0154242380000 m ADDRESS: 4095 N Sierra Way M This commercial retail store, located on Sierra Way, is boarded up and vacant. The roofing m material is deteriorated, with broken and missing materials in the upper right of the roof. The IX building has faulty weather protection with deteriorated exterior building materials. The E inadequate weather protection and building materials will further damage the building's exterior a and interior. LL Q Q F m K W :: C 07 E r U A w M a PacketPg. 1056 9.H.c U d_ 0 L a i d v m 0 c V R c L d m c R N M M r N d U C Y / / C C Q L d PROJECT AREA: 40TH Street d APN: 0271062250000 ca m ADDRESS: Mt View Ave m w C This residential building on Mt. View is vacant with boarded and broken windows. m m E L a LL LL Q D Q H m 2 K W Y C d E L U N Y a Packet,Pg.1057 k i Q 4 -- .AND ` r. d FOR LEASE goy 83 Bbd ; c n M N d U - t m rn PROJECT AREA: 40th Street APN: 0154263020000 m m This vacant, boarded-up, and deteriorated structure, located in the 40th Street Project Area, r exhibits signs of faulty weather protection including a lack of adequate paint and plaster. As v shown painted on the side of this structure, the land is available for lease. The observed m conditions of this structure may hinder interest from prospective leases. E IL 1 LL D Q H m 2 K W c d t U R 71 Q Packet Pg. 1058 m A d a m rn v U d Mt. Vernon Corridor Project Area 0 C m C d m C A N M W M r N d U_ '6 G N CL a Q v d m m O a m E a` LL LL 0 a' m x x w c m E L U N Q Packet Pg. 1059 9.H.c i J lb d L Q 1 � d L cd L V V y .O L a d v w m 0 c v L R c L d m C R r #M � C G a Q d rn L m m m y 0 a d m E }- h co x - LL D PROJECT AREA: Mt. Vernon Corridor APN: 0139312200000 m ADDRESS' 724 N I St x w Conditions observed at this residential building include faulty weather protection, exposed wiring, broken and deteriorated roofing materials, deteriorated eaves, damaged and E deteriorated exterior building materials. Furthermore, this structure has what appears to be a @ poorly constructed addition and converted living space. a Packet Pg. 1060 9.H.c m d d O) L d Y V d W L a i m CD CD *, m 0 c v L m c L v m U) M m PROJECT AREA: Mt. Vernon Corridor APN: 0139311100000 ADDRESS: 999 W 8th St °- a c d 0. CL This deteriorated structure, located on W 8" Street, exhibits signs of deteriorated exterior a L building materials. As shown in the picture, large cracks spans the entire height of the building, indicating that the structural integrity could be compromised. This structure exhibits faulty weather protection, including a lack of paint and plaster. Additional conditions observed on this m structure include broken windows and door, broken and deteriorated roofing materials, m w deteriorated eaves and overhangs, and a buckled roof. r 0 CL m K E L a Fi LL 0 m_ x X w Y c d E r v A Packet Pg. 1061.. 9.H.c m m Q .. rn m U d O a m a m 0 C A C d C m PROJECT AREA: Mt. Vernon Corridor APN: 0274031180000 ADDRESS: Walnut St C d This residential structure on Walnut Street is vacant and uninhabited. Conditions observed at a this structure included deteriorated eaves and damaged/deteriorated exterior building materials. d a� d m m y 0 O a d m E a LL LL ga 0 Q� r m_ X K W c d E r U A w Q PacketPg. 1062 9.H.c Om m Q d rn m 1 g v m I� 'o d � m 0 c A c d m c m N M ro PROJECT AREA: Mt. Vernon Corridor APN: 0142041150000 ADDRESS: 2226 Foothill Blvd 'v c m This dilapidated structure is boarded up and uninhabited. C v rn d m m 0 o. z E a F LL D Q F m K W c d E L V A Q Packet Pg. 1063 9.H.c m m m a d m m U d O a w a m — o C a A C d m C A N ro PROJECT AREA: Mt. Vernon Corridor APN: 0137052390000 ADDRESS: 254 S Mount Vernon Ave n c m This deteriorated commercial building, located on Mt. Vernon Ave, exhibits a buckled roof with a deteriorated and broken roofing materials. d Z. m m 0 0 a m W E a LL LL Q Ce Q F m 2 K W r c N E L U PacketPg. 1064 9.H.0 m m d L a m a L d U W 0 L a d a m m 0 c �c L A C L d m C A N M 00 PROJECT AREA: Mt. Vernon Corridor APN: 0139312020000 ADDRESS: 733 Harris St °- a c m This residential building exhibits cracks in the building material and siding that is separated from a the structure. As shown in the picture, this structure is lacking paint and plaster to protect the a exterior building materials from the environmental elements, exposing the building materials to L the elements and further damage. d 5: m m m 0 0 CL m E L IL r LL Q 0 a F m 2 K W c m E s u m a Packet Pg. 1065 9.H.c m R m Q m rn State College Project Area U d O a d v m K 0 c R c d m C R N M M N d U 'v © c d a Q m d m m N r 0 CL m E 4) a 4 LL a 0 Qi r m_ x K w c d E z U t0 Packet Pg. 1066 9.H.c t., m y R 1, v d I` o a IL . m d CL CL a d PROJECT AREA: State College APN: 0266222070000 m ADDRESS: 842 Kendall Dr r As shown above, this commercial building, located on Kendall Drive, exhibits building materials m are severely damaged and deteriorated. The exterior wood panels are cracked and warped, IX exposing the building to the environmental elements. Additionally, this building has what E 2 appears to be a poorly constructed addition. a 4 LL ¢ D Q N m X W Y r d I_ M U m Q Packet Pg. 1067 i I WARNING NO TRESPASSIN ANYONE,VANDALIZING,TRkiSPASSING OR DEFACING Q PROPERTY WILL BF;PROSECUTED TO THE FULL E 'O OF THE LAW. ACCESS IS PROHIBITED UNLE. N ACCOMPANIED BY OUR At AG, d THIS PROPERTY 1S MANAGED BY , REPUBLIC REALTY ofCALIFORN U OFFICE(909)599-9966 y CELL(951)529-4024 _ 'p PLEASE CAI.I.OFFICE FOR ANY COMPI,A R(iNGYl- d d R' O C N 41 Due to California crate law,hazer 1l5 ma et3 ' r� C removal must be handled hV a Irtenscd >*uaeror A Asa result,these fol"IdOUS ltemi must e'rp y'I` U) the property until Fannie Mae approves a b�di M a;icensed contractor. M removal ty _M Please contact us atP�^�-'rm n-°�fieltlassets. you Would like xM ho rd;removed&we N O With Fanne Mae(mp C d a Thank Your CL Flew Asset Serv�c=_s"-=' Q ':000)4(0-1"143 - d d m m .....-.., , t' O 6 d C E a PROJECT AREA: State College u APN: 0154532850000 ADDRESS: 5545 Cypress Dr °1 a This vacant and boarded residential home with a notice posted warning of hazardous waste m onsite. As noted on the sign, the property is currently waiting for approval from Fannie Mae to x remove the hazardous waste from the property through the use of a licensed contractor. w I c d E r R cc Q Packet Pga;1068 m d Q a d rn m U d O a i m m m 0 c a m c W Go m c m m M M N d U a c d 0. CL a IM PROJECT AREA: State College APN: 0154532480000 m ADDRESS: 5514 Westwind Dr N r This residential home on Westwind Drive is uninhabited and boarded. The property with a notice v posted warning of eviction for the property. E IL U. U. O a m F x w Y C d E M U m ® Q PacketPg. 1069 m R m L Q a d m L d U d .a L IL m - a d 0 c ;c L r C L Md co W C M M N _r.. W _ U a C N 6 CL Q m rn PROJECT AREA: State College APN: 0266171320000 m ADDRESS: 1458 Sheridan Rd w 1= The roofing material and eaves are severely damaged on this single family residence located on 0 Sheridan Road. The eaves appears to be broken in half and hanging from the roof. This structure's roofing material are deteriorated and broken off from the roof. . E L a Fi LL Q O Q� H m x w c m E r U R Q PacketPg. 1070 -- �y m IL m rn � v IL d d C � m ti i f i arm 'qa H-nt ��'� 1 11 'fi 1r reI ti �'!' , .yam_ _ A ! / p •i C N M - M r N d 2 C N Q Q d 01 PROJECT AREA: State College APN: 0266291010000 m ADDRESS: 1586 Ranch Rd 1= This single family residence located on Ranch Road is vacant and boarded. As shown in the v picture, the property shows signs of neglect with overgrown and dead grass, along with much 0: needed maintenance on the building. This residence also exhibited deteriorated eaves and E overhangs. a` r LL Q In In a' m x X w Y C E Z V A Y Q PacketPg. 1071 9.H.c -L d U d _ r vunuc.wpee 'o I v O C V cc R L x Md W t n I� L ' - L S c � c CL d O7 PROJECT AREA: State College APN: 0266141280000 m ADDRESS: 1618 Sheridan Rd r This single family residence is boarded and uninhabited. Multiple For-Sale signs are posted on v the front window. W E .@ IL Um a z 0 a' m s x W G d E r U a� r a Packet Pg. 1077 9.H.c m A m a d 7A d d O tt IL !I R — I c m m ' e aa)i 2 .� .. Q rx L a) 737 PROJECT AREA: State College APN: 0266431360000 M ADDRESS: 1548 Windsor St r This picture depicted a single family residence that is boarded and vacant with multiple notices m posted on the property. A notice posted on the window states"No Trespassing". W E a LL LL a 0 a m x x w c d E L V R a PacketPg. 1073 r i m d L a d v Y U d Northwest Project Area d O C_ L C L d m C M m M r_ N d _U C C © N O. CL Q L d Ol L d m m fA 0 O Q d R' E L a f- m_ x x w c d E r U © Q PacketPg. 1074 9.H.c " m m a rn d U d ` o`. w m 0 E v m c L m m c m h M ro Cl) N d U V C 0i G C Q d PROJECT AREA: Northwest d APN: 0269321100000 m ADDRESS: 1992 Lincoln Dr m y r This picture depicts a single-family residence that is boarded-up, vacant, and uninhabited. °o d W E a LL D Q' F m S K W c d E r v m a Packet Pg. 1075 f I I © m d L Q d L cd C U d O L IL i m m m 0 c a L m C L d M c 10 U7 M M r N d U M c a Q m PROJECT AREA: Northwest 81 d APN: 0269321280000 ADDRESS: 1804 Colorado Ave m M m r This single-family residence has a pasted notice stating PEMCO management and FHA case 0 number, meaning the house is owned by US Department of Housing and Urban Development (HUD) as a result of foreclosure and defaults on a FHA-insured loan. HUD sells the property in E its current state as quickly as possible through the management company, with the property's a0` market value based on the most recent appraisal. This structure is also boarded-up, LL uninhabited, and vacant. 0 m_ x x W Y C d E U R Y Q Packet Pg. 1076 Q u 13 d O C L R C L d m C R fA M ro M N d u 'v C G1 Q Q Q L N PROJECT AREA: Northwest APN: 0269142140000 m ADDRESS: 2015 W 17th St m m t: Another example of a boarded-up, vacant, and uninhabited residential structure located in the °o Northwest Project Area. Boards have been loosely placed over windows and doors. M E L Q LL 0 m_ x W W c v E t u A Q PacketPg. 1077 9.H.c m m m Q m m d U d O a i v m m 0 C C m C A N M m M r N N U C 0i C 6 Q d PROJECT AREA: Northwest IF APN: 0269071310000 m ADDRESS: 2040 W 19th St m fA r This picture depicts a sagging and splitting roof on a single-family residential building within the m Northwest project area. The roof is clearly splitting, (right-hand corner of this picture), exposing W the interior of the structure to damage from environmental elements. E a LL LL Q 0 m_ M X W c v E r U A w r Q PacketPg. 1078 �I m d a a d m d d 'o a i v d 0 C A C d [D C t0 y M 0 M N d U C d 6 CL Q d PROJECT AREA: Northwest E, m APN: 0269061440000 ADDRESS: 2160 Brandt St m to r This picture depicts a multi-family residential building, located on Brandt Street, that is a boarded-up, vacant, and uninhabited. W E IL LL LL a D a F m S x W a C d E M U R Q Packet Pg. 1078 9H.c m m m L .o m rn L C x v m 'o L a d a d a 0 c 'v L m c L d m C A M M N d U_ C N O. CL v PROJECT AREA: Northwest m APN: 0143191380000 ADDRESS: 2196 Medical Center Dr m m U) r This picture depicts a vacant, boarded up and fenced service garage and gas station. °o d E L IL r LL Q Q F m 2 W W C d E L U t7 Y Y Q Packet Pg. 1080 i m d a d m d y U D 0 - a d 0 c V a P 4) m L WWI ® j C w, Q. d PROJECT AREA: Northwest APN: 0144061390000 ADDRESS: 1916 Garner Ave m m y This single-family residential building, located on Garner Ave, exhibited several conditions 0 including faulty weather protection, broken and deteriorated roofing materials, deteriorated eaves and overhangs, and damaged and deteriorated exterior building materials. This property E exhibited excessive outdoor storage of vehicles and other materials, as shown in the above a0` picture. LL Q a 0 m_ x X w c d i E r U R x Q 1 Packet Pg. 1081 m m d m 0 c m c d m c m U) M co M N d _U C N CL CL Q m PROJECT AREA: Northwest m APN: 0143023210000 2 ADDRESS: `no Site Address' m m U) V This picture shows damaged and deteriorated exterior building materials and faulty weather a protection, with missing and broken siding. The roofing materials and eaves are damaged and W deteriorated, with missing materials throughout the roof. E a LL a al F m S X W c d E L U aR- a Packet Pg. 1082 1 it Q d w Y U d O a m m 0 c m c m m c m L M d U V c � 1 y r -. . ' CL � Q m PROJECT AREA: Northwest °1 d APN: 0144142010000 ADDRESS: 1445 N Mount Vernon Ave m m N r This boarded-up and uninhabited single-family residential home exhibits multiple observed °o blight conditions including exposed wiring, deteriorated eaves and overhangs, damaged and z deteriorated exterior building materials. IL LL LL W. Q Q F m 2 X W C d E L U Y Q Packet Pg. 1083 1 � 1111 9.H.c rx ; y m d L Q d cd C s v d m C A M 00 M N d U C N C CL Q m PROJCT AREA: Northwest d APN: 0139053080000 m ADDRESS: 1180 Western Ave m m C This deteriorated single-family residential building exhibits broken and deteriorated roofing a materials as a tarp has been placed over a majority of the roof to prevent water intrusion. E L a LL a 0 a m_ x X w c v E r U A Q Packet Pg.1085 9.H.c s gq� m R d L d d V V d 0 OKA IL m a m 0 E v A c m m c R fA M m M N d V it C N CL CL d PROJECT AREA: Northwest d APN: 0139061090000 ADDRESS: 1429 W Base Line St m y 1= This single-family residential building is boarded-up and vacant, exhibiting numerous conditions, a including deteriorated eaves and damaged and deteriorated exterior building materials. The property has a notice warning trespassers. Furthermore, the building exhibits a large hole in the E exterior wall by the front door, exposing the building materials. a LL m 0 m s X w c m E t v m PacketPg. 1086 m d L d rn L d Y U d_ .O L IL i m v m re � 0 c e A �^ c M M r H Q 6 Q L d PROJECT AREA: Northwest d APN: 0139062140000 ADDRESS: 1371 W Base Line St in to m N r This single-family residence is boarded-up and uninhabited, with warning notices for 0 0. trespassers. Other observed conditions included broken and deteriorated roofing materials, deteriorated eaves, damaged and deteriorated exterior building materials. E L a U_ 0 a' m x X W c d E L U 10 Y_ a Packet Pg. 1087 m L Q d rn L dd 3 • C 1 •� d d O L IL cc f d d 4 '=�- 3 m OD e- r _ _ N d Q L CL d PROJECT AREA: Northwest APN: 0139062150000 2 m ADDRESS: 1147 N Pico Ave m N t This single family residential home, located on North Pico Ave, is boarded-up, vacant, and °o uninhabited. As shown in the picture, the roof, eaves and overhangs are deteriorated. E L IL LL LL Q a' m x x w a c d E t d N Y Y Q PacketPg. 1088 © m d a d m d AD AD 0 a i d m 0 c 'v a c d GO c R N M M H d U C I 1 a Q m PROJECT AREA: Northwest m APN: 0139062010000 m ADDRESS: 1155 N Pico Ave m y r This boarded-up, vacant, and partially demolished single-family residential structure exhibited 0 broken and deteriorated roofing materials. As shown in the picture, the property exhibited excessive debris and combustible materials on-site resulting from the demolition causing safety E and fire hazards. a LL LL a a' 'm x X w a c d E s U w Q PacketPg. 1089 9.H.c d rn d v d .a a d v IC m 0 c A c L m m c R N M m c� T v C Q 6 a d PROJECT AREA: Northwest APN: 0139033240000 ADDRESS: 1124 Medical Center Dr 00 m y r This vacant and boarded-up single-family residential property, located on Medical Center Drive, °o exhibits numerous conditions including damaged and deteriorated exterior building materials, deteriorated roofing materials, and deteriorated eaves. As shown in the picture, the roof is E peeling up by the deteriorated eaves. a LL O Q F m 2 X W :-i C d E r v m x Q Packet Pg. 1090 9.H.c m m L Q a d rn L m Y U d O L IL m ` , c 4 c Vi s 20 L { d y m d l / �§ M M i F G v ¢♦ J A. L d PROJECT AREA: Northwest R d APN: 0139032300000 ADDRESS: 1115 Wilson St m m This multi-family residence exhibits deteriorated and damaged exterior building materials, a a large exposed hole is located near the front window. Furthermore, the building exhibited deteriorated eaves and overhangs. E L IL U. LL a In 0 a' m x X w a C m E r U R x PacketPg. 1091 9.H.c m A L d U d O d 4 c L d m C R �ti M C L CL d PROJECT AREA: Northwest m APN: 0266041690000 ADDRESS: 5985 Palm Ave 00 m m 1= This picture depicts a vacant, fenced, boarded-up and uninhabited convenience store with a °o. gas station located on Palm Avenue. E iL IL Fi LL Q a' 'm x x w Y d C s v R x Q Packet Pg. 1092 m A d a d d U d 0 a i d v d 0: 0 n m c d m c R U) M w M N d U a c d 0. CL Q m PROJECT AREA: Northwest m APN: 0268142220000 ADDRESS: 3030 Cajon Blvd m m U) It This light industrial property located on Cajon Boulevard is uninhabited, boarded-up, and 0 CL vacant. The structure exhibits deteriorated and damaged roofing materials, a sagging and buckled roof, damaged and deteriorated exterior building materials, and substandard exterior E building materials. d a FL LL a 0 a' m x X w c d E L U R Q Packet Pg. 1093 � QI A d L 3 'O i d i d 1 m I d 0 c a L A C L Md W C A rn M m M H d U C d a a Q m PROJECT AREA: Northwest °1 d APN: 0268111220000 ADDRESS: Cajon Blvd m N C This warehouse, located on Cajon Blvd, appears vacant and exhibits multiple blight conditions a including damaged exterior building material. Furthermore, the roof and supports are sagging and buckled. E L a FL LL O QI H m 2 X W Y d E L U R © Q Packet.Pg. 1094 9.H.c r m � R a v m d E d 'o f a` ` T > m m o: 0 'v c R c m m c m m M OD M aY .. U G v Q r d PROJECT AREA: Northwest °1 d APN: 0269041020000 ADDRESS: 2185 W Highland Ave m t: This deteriorated, boarded-up, and vacant residential property along West Highland Ave also 0 CL exhibits excessive garbage and combustible materials causing safety and fire hazards. E a F LL a 0 a m X X W Y C 0 E r U R a PacketPg. 1095 ® m Q .o a m m 0 C CD cc R C d m C R N M M N d U V C N CL CL Q a+ PROJECT AREA: Northwest °' d APN: 0269061030000 ADDRESS: 2093 W Highland Ave m y r This multi-family apartment complex, located on West Highland Ave, is boarded-up and c uninhabited, with observed broken windows and exposed wiring. E a LL LL Q Q H fG 2 K W C N E s u M a PacketPg. 1096 m A m a d m v U d Uptown Project Area cc CO d 0 d m M Cl) N d U "6 C N O. a Q Q rn d m m U) v 0 M m W E IL U. LL 9 D Q F m 2 X W C d E r U it Q PacketPg. 1097 9.H.c i m d a d v U 2 O Q` IV d a Wrr C A N M M N d U C d Q Q a d PROJECT AREA: Uptown APN: 0146023130000 ADDRESS: 183 E Highland Ave m U) This single family residence is uninhabited with numerous conditions of dilapidation and o deterioration, such as missing interior walls, lack of insulation, missing windows, and lack of doors, faulty weather protection, deteriorated roofing materials and eaves, damaged exterior E building materials, deteriorating foundation, and a sagging roof. Q U. U. a z 0 m_ x X w c m E r U R a Packet Pg. 1098. ® m m d a m rn m 1 O : a a m a 0 E a R C d m C R N M M H d U_ a C N Q 6 Q d PROJECT AREA: Uptown v APN: 0138312140000 m ADDRESS: 963 W 2nd St m y This multi-family building is located on W 2nd Street showed numerous conditions of °o deterioration. As shown in the picture, the building exhibits faulty weather protection with the lack of paint, damaged exterior building materials, and damaged roofing materials. The upper E right of the roof has severely damaged roofing materials. °' LLa LL m 0 a' Ri x X w C d E L U r a Packet Pg 1099 � � � ' � � NITE CL ^ PROJECT AREA: Uptown � /\PN� �14�24318�0�� 2� co ADDRESS: 127UN Waterman Ave M This commercial shopping center located on Waterman Ave is boarded and vacant with a red- CL tagged notice posted that it is "unsafe and/or unfit for human occupancy."The commercial X building clearly health and safety risks to potential occupant. The building also exhibits multiple deficient building conditions, such as deteriorated exterior building materials and a sagging roof. U. Lu | 9.Hc m m 4 d_ O a` d m o c s m c d q N M m M N d V 9 c. a d PROJECT AREA: Uptown APN: 0145181120000 m ADDRESS: 1501 N E St m ui r This multi-family residence is vacant and poorly boarded. As shown in the picture, boards have c been removed and the building has broken windows. Additionally, the building exhibits signs of W poor building conditions such as faulty weather protection and damaged overhangs. The faulty E weather protection exposes the building materials to environmental elements further weakening a the structural support of the building. U. a m 0 a' m x X w c d E M v R z a Packet Pg:1101 m At, Q a ! tl I • d �d s # s!#a c a C x 4v i '.. i t N 2 _ G Q L d PROJECT AREA: Uptown APN: 0145202210000 m ADDRESS: 1394 N E St m U) r This picture depicts a poorly constructed addition to a commercial building located on North E o Street. This structure also exhibits faulty weather protection with damaged and missing exterior W building materials. The exterior building materials on this structure are not sufficient to protect E the building from weather and other elements. a U. LL Q D Q F- m X W C d E L V A Q Packet Pg. 1102 9.H.c m m m L m a� L d U V d_ O L a i m a m 0 c v L o c L m m c R N M m M r N d U L C d a CL d PROJECT AREA: Uptown d APN: 0140042280000 m ADDRESS: 1058 N E St m m t Conditions observed at this commercial building located on North E Street included faulty °o weather protection and damaged exterior building materials. As depicted in the picture, this M building posses large holes and cracks in the exterior, with a lack of paint on the walls. E Additionally, the building exhibits signs of a missing staircase as shown in the picture. a FL LL O Q� F m 2 X W i+ c d E r v m z Q PacketPg. 1103 m m w L Q a m v m 'o L a d a m 0 c 'v L C L d m C m M t W , d U C N Q Q Q L d PROJECT AREA: Uptown v APN: 0146243180000 m ADDRESS: 1248 N Waterman Ave m U) r This office building with a red-tagged notice posted, warning of the dangers present within the a w building. M E L IL Fi LL Q m 0 m_ x x w Z; W E r U A Q Packet Pg. 7104 9.H.c � F m W. -N-so I WIM y. u w - ry' ..v u.n s. r.• . L d L d U s Q a r c L � C d IL m M N d U a c m a a Q d rn PROJECT AREA: Uptown APN: 0146233150000 m ADDRESS: 208 E Base Line St m w t= This commercial building, located on East Baseline Street, is boarded-up, vacant, and °o uninhabited. The structure also exhibit severely deteriorated and rotting eaves and overhangs, W as shown in the above picture. E L a LL LL Q O Q H m X W c d E L U t0 r Q Packet Pg. 1105 9.H.c m m `m V O r O A C d m A N .nc...... µ - V Q d PROJECT AREA: Uptown d APN: 0138302250000 m ADDRESS: 1170 W King St y r This residential structure is boarded-up, vacant and uninhabited. ° Q m E a h LL W 0 m_ x x w C N E r U R Packet Pg.1106 E 9.H.c v � m _ L Q d L Cd G V V AD_ 0 L IL i m v m 0 c 'v L R c L d m c m N M M M CL r 4. s L m rn PROJECT AREA: Uptown APN: 0138271120000 co m ADDRESS: 224 Kendall Ave m w 1= This single-family residential structure exhibits damaged and deteriorated exterior building 0 CL materials. The above picture depicts missing siding on the corner of the structure and by W windows, as well as damaged siding throughout the structure. E L o. F LL Q R' Q F_ m X W c d E L V R Q PacketPg. 1107 9.H.c m m v v rn m IL .11911.111i, 1 m -o 0 c 'v R c d m h M `xr . .._. ,a.,,N r...... d i U C N v4 G t" Qi d PROJECT AREA: Uptown APN: 0140051410000 m ADDRESS: 1095 N E St m U) V An example of a deteriorated, vacant, and boarded-up commercial structure located in the c W Uptown Project Area. W E i IL r LL a O Q H m X W t d E t v m V V a PacketPg. 1108 9.H.c y m R m Q a w i rn a a c V 4 d U a c m a a a w rn PROJECT AREA: Uptown APN: 0145203510000 ca m ADDRESS: 1314 N E St to rn r This picture depicts a boarded-up multi-family structure, located on North E Street observed to °o. m be occupied in its current condition. E a LL Q K D a' m x x w c m E r U x Packet Pg. 1109. m R m r d d v E• Qi I �� U t LL` K o S :a R E m m c R N M d Q Q 4) d PROJECT AREA: Uptown d APN: 0145123230000 ADDRESS: 513 W 17th St m to V) C A vacant and boarded-up single-family residence building located along West 17`h Street. a Q W E IL LL LL Q D a� r m_ x x W C d E L U R Q Packet,Pg. 1110 9.H.c u"II m m d v d . m f c `o _ - c N d V a c w CL CL Q m PROJECT AREA: Uptown APN: 0145032020000 ADDRESS: 416 W 20th St m m m r This picture exhibits deteriorated, craebed and waffling roofing material on a single-family a residential building. 0: E a LL 4LL O Q F m 2 X w a c m E z v w a Packet Pg. 1111 m R d L a d L v d .o L a i m v m 0 c L R C L d m C R fA M M N d U C N Q a a m PROJECT AREA: Uptown °1 d APN: 0146011260000 m ADDRESS: 265 W Highland Ave m y r This commerial building on West Highland Ave exhibits damaged and deteriorated exterior a building materials. An excessively large crack runs along the foundation of this structure. Ir E L CL LL LL Q 0 a F m 2 X W C M E U U R Q Packet Pg.1112 m m d L _ a a n. d L Cd C V V Q .O L IL i Q s m 0 c L M C L m _ m c nreinforced masonry ., ;n M M buildings during an earthquake. N V 01 G 6 Q L > d L d m m y Letter rade Card , 0 �L 0 facie t t .$.1�t4 °- x nR E L a PROJECT AREA: Uptown APN: 0145033260000 a ADDRESS: 357 W Highland Ave of Q This commercial building on West Highland Ave with a notice posted that the structure is an m unreinforced masonry building. The notice further says that the building "may not be safe inside X or near"the building during an earthquake. w Y C d E r m a Packet Pg. 1113 9.H.c m m d L a d L v U d Added Area E IL O C L r C L Md W C m co M co M N d U V C d Q Q a L d L d 2 m m 0 O Q : E L Q U. LL 9 al H Fn S K W :7 C N E U A a PacketPg. 1114 a m R m L a d m L d Y V d � O LL m v m 0 c a L R C L d m G R fA M M M N d _U C c. 0. Q L d PROJECT AREA: Added Area E d APN: 0268131120000 m ADDRESS: 3079 N California St m y t= This residential structure located on North California Street exhibits significantly broken and c deteriorated roofing materials. Additionally, the structure depicts converted living spaces with plywood used as exterior materials for both the garage and the front wall. The unpainted, E untreated plywood lacks any weather protection from the natural elements. a Fi LL Q 0 Q F m 2 K W .. C d E M U R Y M Q Packet Pg. 1115 9.H.c 4A ANI IV, t m " a 0 cc c m tl1 M M r N d _U C N G Q d PROJECT AREA: Added Area E APN: 0268134150000 m ADDRESS: 1875 Darby St m U) r The roof on this residence located on Darby Street is severely deteriorated with broken °o materials throughout the structure. As shown in the picture, the roofing materials are missing � near the building exposing the structure to further decay and deterioration. Additional conditions E observed included faulty weather protection and exposed wiring. 2 IL LL Q o! 0 a' m x K w c d E L U !6 w w a Packet Pg. 1116 9.H.c to m m L Q d rn L m Y U dW L a d a m o: 0 C G L 61 ED CL C A y M m M r N c = r y L m PROJECT AREA: Added Area E v APN: 0268281120000 m ADDRESS: 2828 N California St m N C This building located on North California Street exhibits windows out of alignment and °o deteriorated eaves. As shown in the above picture, the frame of a window has been replaced W and covered by siding and bricks. E .E L IL Fi LL Q W O Q� F m 2 X W Y C d E r U R Y Y a PacketPg. 1117 9.H.c m R d Q d rn U v v 0 a - d b v m m 0 c m c v m r � r pp Do r a C d PROJECT AREA: Added Area E d APN: 0268301170000 m ADDRESS: 1729 W 28th St m N 1= The above picture of a single-family residence located on West 28th Street depicts a door out of °o alignment with sagging roof support. Additional observed conditions included a converted living W space. E a F LL Q Q F- m 2 X W C d E L U R j: Q Packet Pg. 1118 � gv ,70r 1 L d stir . Ol 0 U IL e N 77 �� > d p „ C i E 4 a r0 N 00 M N d _U C G d Q a Q d PROJECT AREA: Added Area E d APN: 0268314080000 m ADDRESS: 1659 W 28th St M U) r This boarded-up single-family residence appears to be vacant and exhibits deteriorated eaves c and a converted living space. The picture depicts the converted garage as a living space with W inadequate building materials such as plywood. E 6 L CL LL LL Q 0 Q� m_ x X w Y C d E t U R Q Packet`Pg1119 9.H.c m m m L m m m U d O L a m d 0 c a L A C L d m A CL CL M 3� { ♦1M1M1 lE �Y �1 ( f l//Y /f � �( N x l ( r L d PROJECT AREA: Added Area E APN: 0268315400000 m ADDRESS: 1674 W 27th St m w t= The above picture depicts a converted living space on a residence located at West 27`" Street. a The converted living space is constructed with plywood and other inadequate building materials. a: These inadequate building materials lack protection for the interior of the structure. In addition, E this residence exhibits deteriorated eaves and exposed wiring. p g' a UM UM 0 r m_ x X w c m E v w a Packet.Pg,1120 9.H.c m R d d m a) d 'o L a d V d z 0 c L R c L d m C A y M M d U C N CL CL Q L v PROJECT AREA: Added Area E w APN: 0268392010000 m ADDRESS: 2304 Madison St m This structure, located on Madison Street, exhibits deteriorated eaves and substandard building °o materials. As shown in the above picture, the exterior building materials is substandard allowing for little protection for the building. In addition, this structure exhibited exposed wiring and E deteriorated roofing materials. a0` LL LL Q D QI F _m 2 W W C d E L U R 7r Q PacketPg. 1121 9.H.c 'A�II 1p d L a • •Q L d U y O a m m 0 c 'v L c L c R y M M M W U _U r C N Q Q a L d PROJECT AREA: Added Area E m APN: 0268402010000 2 m ADDRESS: 2994 Glenview Ave m t= The above picture depicts a structure located on Glenview Avenue with several observed a conditions, including substandard exterior building materials and a broken window. The exterior building materials for this residential structure is corrugated metal. Additional observed E conditions include exposed wiring, broken and deteriorated roofing materials, and deteriorated a eaves. LL 0 m_ x X w c m E t v m a Packet Pg. 1122 9.H.c m m a L cd G d <. ... • t • • - .� x Iz L IL m m o! 0 c L A C L d m C M M r N d U_ C d d Q ¢ L d Q7 PROJECT AREA: Added Area E APN: 0268402150000 m ADDRESS: 2844 Glenview Ave m U) t This vacant residence located on Glenview Ave within the Added Area E is boarded with c plywood to keep intruders out. A converted living space was observed at this property. W E L IL FL U. a 0 a' m s x w c m E t v m Q PacketPg. 1123 � m R d L a d m L d U W O L a 0 toC L R C L d m C R N M M N d U r c d CL CL Q m rn PROJECT AREA: Added Area E APN: 0268402200000 to ADDRESS: 2803 N California St m U) r This property located on North California Street exhibits several observed conditions such as a 0 tarp covering deteriorated and broken eaves and roofing materials, faulty weather protection, 0: with a lack of paint and plaster along the exterior. E L a LL LL Q W 0 a' m x X w c d E L U R _ Q Packet Pg. 1124 m m m Q m rn v t u d 'o IL i v m 0 c 'v R c d m c m U) M M M r N W u r C d a CL Q m rn PROJECT AREA: Added Area E `m APN: 0268412210000 m ADDRESS: 1782 W 28th St m N 1= The above picture depicted broken and deteriorated roofing materials and eaves on a residence 00. located on West 28'" Street. The roofing materials is severely damaged and peeling away from 0: the structure, exposing the roof. The eaves are deteriorated, pulling away from the structure and E hanging over the doorway. Additionally, exposed wiring was an observed condition at this a property. LL Q 0 m_ x X w c v E t u m Q PacketPg. 1125 9.H.c d Q a d rn v U d O a m m 0 c R c d m C A y M m M H d U a c d a CL Q d PROJECT AREA: Added Area E d APN: 0268427110000 m ADDRESS: 2550 N Gardena St m m t= This residence located in Added Area E on North Gardena Street depicts several observed 0 CL conditions. As shown in the above picture, the eaves are deteriorated with separating and W peeling building materials. The exterior of the structure exhibits faulty weather protection and E substandard exterior building materials, including a lack of paint and exposed building materials. 2 IL Further conditions included a broken window, and exposed wiring. LL 9 c a' m x X w c m E t U A ® Q Packet Pg. 1126+ m R m L v d rn L cd C V V d_ tir IL d C 1� r •� }�JS ` R fA CL M M j�iYti.. t 1. & li3ai:�'r J A 3 1h: Q L d a PROJECT AREA: Added Area E d APN: 0268433010000 m ADDRESS: 2821 N Gardena St m N C This residence located on North Gardena Street exhibits several observed conditions, including °e. exposed wiring and a door/window out of alignment. As depicted in the picture, this structure W has deteriorated roofing materials and an untreated plywood addition. E T L a Fi LL Q F m X W C d E t V wa Q Packet Pg. 1127 9.H.c U- s m cc Q d m L v U d O IL i d v m o d m R y M M r N d U 'O C d a CL m rn PROJECT AREA: Added Area E `m APN: 0268453080000 m ADDRESS: 2590 Medical Center Dr m N 3= The above picture exhibits a large hole with damaged exterior materials near the foundation of a CL structure located on Medical Center Drive. The structure also exhibited faulty weather protection W and deteriorated eaves. E IL Fi LL Q m 0 a' m_ x X w c d E t v m Q PacketPg. 1128 9.H.c m m v v v rn m U d Added Area F d d O L to W C 10 M M N d U O C Gl O. Q Q d d m m N r O O. d E a LL a' m x x w c m E L U R r r PacketPg. 1129 Y IL MUM v O C L M Go M H) U U C C N 6 a d rn PROJECT AREA: Added Area F v APN: 0143032210000 m ADDRESS: 1588 W 20th St C This structure located on West 201h Street exhibits deteriorated materials on the roof, as well as m exposed wiring. E 2 L a F LL Q O Q� F m 2 X W r G d E r U aR- a PacketPg. 1130 m A d a d d U d O IL IL d 0 d W 0 c 7E L m c Q m c A rn M m M 0 W U_ C C N C a Q m rn PROJECT AREA: Added Area F d APN: 0143032360000 m ADDRESS: 1549 W 21st St M t_ The above picture depicts a residence with deteriorated exterior building materials and broken 0 windows. The structure exhibits a lack of siding to the exterior. In addition, deteriorated eaves m were observed on this structure. E 2 IL LL LL Q Q H m 2 X W c d >_ s U R w a+ Q Packet Pg.1131 9.H.c m A d ¢ a d a w U d O � _ a _ — m .o e. m i tCp N M m M { N N U a C N G o. Q a PROJECT AREA: Added Area F m APN: 0143041040000 co m ADDRESS: 2043 Western Ave m U) t This structure located on Western Avenue exhibits deteriorated and broken roofing materials. m As depicted in the above picture, the structure has damaged eaves with materials separating from the roof. E a LL LL a 0 a' m x X w c d E L U R r Q Packet Pg. 1132 i m m m L Q a d rn m v d 0 L a m v d m 0 c "v L a c L w m c M N M t 00 M Y7_ d U_ C d a CL Q m rn PROJECT AREA: Added Area F Lm APN: 0143042040000 m ADDRESS: 2037 N Pico Ave M r This residence located on North Pico Avenue exhibits deteriorated eaves and damaged to the 0 structure near the make-shift carport. m E L a LL LL Q O Q� N m X W i+ C d E L U R a PacketPg1133 I © m d d L Q d L cd C M V d Added Area K d d 0 L d L d m d N M M N d V a © c d CL CL Q d s L cd C co m N 0 a d E L a LL Q C D Q F m_ 2 x W C d E L V d r r ® a Packet Pg. 1134 �.a m R d L Q V d L d Y V d .O L a m m 0 c L - R c L v m c R N M M r N d U 'O C 0/ Q Q Q L d PROJECT AREA: Added Area K d APN: 0138011080000 m ADDRESS: 664 Flores St m m r This picture depicts a structure located in the Added Area K on Flores Street. This structure was m identified as needed for effected redevelopment within the Added Area K. W E L a LL LL Q 0 a' m x x w a c m E r Q R a Packet Pg. 1135 9.H.c _ m d CL 08 O a G r_ d m C W N s, M ,. M CL r d U_ C d a L d rn PROJECT AREA: Added Area K APN: 0138011180000 m ADDRESS: 608 Flores St h 0 This structure located on Flores Street exhibits severely deteriorated and damaged building materials. As shown in the picture, the roofing materials and eaves are severely deteriorated W providing poor protection for the structure which can cause further deterioration and damage the E structure. Additional observed conditions included exposed wiring, and a converted living space. a LL LL Q O Q F- fG 2 X w c m E r v R r M a PacketPg. 1136 I �I © m A d V Q d 01 d V d O a d 4) d W 0 c 'v m C d m C R N M M M N N V O C © N CL CL d W PROJECT AREA: Added Area K APN: 0138011180000 m ADDRESS: 608 Flores St N It This is an additional view of the residential building located on Flores Street. This picture depicts 0 a large crack originating from the roof and eaves and deteriorated roofing materials. W E IL LL LL Q O Q r m_ x K W C d E r v A i PacketPg. 1137 I I i ® m R d L a d L d R 0 L a 'm M w 0 c v L R C L Md W C R N M M r C © N C CL *% Q d PROJECT AREA: Added Area K APN: 0138032230000 m ADDRESS: 616 Cabrera Ave N t= This structure is located on Cabrera Ave within the Added Area K exhibits faulty weather 0 protection with a lack of adequate paint and plaster. The front porch is deteriorated with missing W concrete and unfinished sections of the porch. The building's windows are broken with multiple E layers of plywood covering the glass. Additional observed conditions included a converted living a. space. LL a Cr0 a' m_ x X W Y C d E .a U R Q 1 PacketPg. 1138 9.H.c m R d L a Y% v y. L v � c C P Y U d O L a m d 0 c 'v L �a c L Md W C R M M Vi d _U '6 C N C. CL Q L d PROJECT AREA: Added Area K APN: 0138082190000 m ADDRESS: 532 N Gardena St m r This picture depicts a converted living space on a residential structure. Plywood is used to cover m the structure's windows. x E 2 L a r LL a x 0 a m_ x x w Y C d E r U R Y Y a Packet..Pg. 1139 9.H.c .fix- ,•..�` °• m' R Q u d 0 r a` (D m 0 } a m � c , m co M N d U c d a CL Q Q m PROJECT AREA: Added Area K d APN: 0138082220000 m ADDRESS: 1798 W 5th St N r This structure located on West 5`h Street exhibited multiple observed conditions including faulty m weather protection, broken windows, deteriorated and broken roofing materials, deteriorated 0: eaves, and sagging roof supports. The above picture depicts a large crack running along the E connection between the main structure and a soft-story structure. It appears that this portion of a the building is breaking off from the remainder of the structure. In addition, the picture depicts LL the damaged roofing materials and eaves above the soft-story structure. 0 m_ x X w c d E t v m Q Packet Pg. 1140 9.Hc m m m Q a d rn m v 'o Will P ram � \ O AIiM�I/.�l'MIWIIN'. IFI".A.�R >, V c N d Q Q d 07 PROJECT AREA: Added Area K w APN: 0138102080000 m ADDRESS: 550 Cabrera Ave ca r This residential structure located on Cabrera Ave exhibits a converted living space within the structure. The picture also depicts boarded windows. E a LL LL O Q H m 2 X W C d E L V R j: Q Packet Pg. 1141 9.H.c ® m R d Q d L5/ d Y 0 v Added Area M CD d 0 C d m C R N M m M N 0 U 'a © c c CL a d v m m m v 0 0. d m e a w a x m_ x x w c d E s U R © Q PacketPg. 1142 9.H.c m m m L d rn L cd C U d .Q L a d v v m 0 c 'v L m c L d m c R m M m M N d V 'O C N G CL Q v rn PROJECT AREA: Added Area M APN: 0137132090000 m ADDRESS: 1257 Poplar St r This residential building located on Poplar Street, exhibits exposed wiring, excessive coverage, N and inadequate setbacks. As depicted in the above picture, the structure has a deteriorated W and damaged roof with a warped roof on the overhang of the structure. E L a LL LL Q K O Q F m 2 W W w C d E M V A Q PacketPg, 1743 I� m � m m U O a i m s m m 0 C R C m m C R fA M M W m U Im 9 C m a o. Q m PROJECT AREA: Added Area M ` APN: 0137134010000 ca m ADDRESS: 395 Pear St co r This residential structure located on Pear Street exhibits poor and faulty weather protection and m exposed wiring. W E .6 a LL LL W. Q O Q F m m X W Y C E U YR .1+ Q PacketPg. 1144 9.H.c m R d L Q L d L d V yy V i� Q1 E O L # IL m a r m m � c R !� N M W 'v c m a a Q d a PROJECT AREA: Added Area M d APN: 0137161250000 ca m ADDRESS: 460 S Eureka Ave N t= Te above picture depicts a single-family residence with deteriorated roofing material. The d overhang is slanted and in need repair. m E L IL Fi LL a fY Q� F m S X W w C d E r cc R a Packet Pg. 1145 9.H.c CO R m Q a m rn d U d 'o APPENDIX 2 0 Complete List of Code Violations m Classifications M M r N d U_ U C d Q Q Q d OI d m m y r O Q d E Q LL LL Q O a' m x w w c d E L U !0 r+ Q PacketPg. 1146 g.H.c Summary of Code Enforcement Violations that Affect Health and Safety Appendix 2 / San Bernardino Merged Area B r/ CO m m Violation Violation Q m m 72-Hour Hazardous Condition Lack of Adequate Garbage Storage/Removal 72-Hour Hot&Cold Running Water Lack of Heat 72-Hour Lack of Heat Lack of Hot&Cold Water-Home d 72-Hour Sewage Lack of Minimum Light&Ventilation o 72-Hour Unsafe Structure Lack of Required Electrical Lighting a` 72-Hour Vegetation/Fire Hazard Lack of/Improper Bathroom Fixture(S)-Home d Abandoned Building Lack of/Improper Kitchen Sink in a Dwelling Attractive Nuisance Lack of/Improper Required Ventilating Equipment 0 Boxes and Debris Maintenance of Structures c Broken Windows Nonconforming Use Building Maintenance—In Violation of Codes Nuisance Collapsing/Detaching Structure Potential Collapse Hazard In Condition of Structures Prohibited Fence Materials Damaged Exterior Wall/Roof Coverings Prohibited Home Occupation Uses to Dampness of Habitable Room Property Maintenance Defective or Deteriorated Flooring or Floor Supports Public Nuisance 00 M Defective or Deteriorated Roof Rodent and Vermin Control Defective or Lack of Weather Protection Sewage N d Defective/Deteriorated Supporting Members Structural Damage i © Deteriorated or Ineffective Waterproofing Trash, Debris and Improper Storage Deteriorated, Crumbling or Loose Plaster Unfit for Human Occupancy 0 a Egress Windows Minimum Dimensions Unsafe for Intended Use Q Faulty Materials of Construction Unsafe Structure Fire Hazard-Per Fire Marshal Unsafe Walking Surface rn General Dilapidation or Improper Maintenance Vegetation Overgrowth—Fire Hazard Hazardous Electrical Wiring Wall Members-LisULean/Buckle m Hazardous Mechanical Equipment N Hazardous or Insanitary Premises Hazardous Plumbing a Illegal Use/Occupancy Improper Occupancy E Inadequate Exits Inadequate Fire Protection a Incomplete Demo/Abandoned Structure LL Infestations of Insects,Vermin or Rodents Insufficient Exits O Insufficient Roof/Ceiling or Their Supports Q Insufficient Strength/Stability Insufficient Structural Material m x X W C d E t U A © a PacketPg. 1147 9.H:c m m m Q d rn v V u v 'o APPENDIX 3 d O Pro Forma Sources and Assumptions m N M m M W d u C d C 6 Q d d m m N O a m 4: E CL f LL Q Q H m x W :: c d E r u R PacketPg. 1148 9.H.c Appendix 3 - Pro Forma Assumptions San Bernardino Merged Area B m m Site Characteristics Lot Size The pro forma for the lot which does not meet size requirements used the median Q lot size for those lots which did not meet size requirements within the specific zoning category. The pro forma for the lot which does meet size requirements d used the minimum allowable lot size, as found in the Development Code U Parking Ratio Parking ratios were taken from the Development Code and are based on the size o of the building. a` Building Size Building size was calculated based the maximum building which could be m constructed on the lot while still meeting parking requirements. The lot coverage maximum was also looked at to verify the buildings were within the requirements. 0 C Costs M Acquisition Acquisition costs are based on recent sales within the City for similar land uses, v zoning categories, and property types. Recent sales were accessed using First m American Title MetroScan Information Service. r m m Construction Costs Marshall and Swift Valuations were used to estimate building shell costs for both the industrial and commercial uses. On-site,off-site,financing and other indirect costs were generated from current market rates or RSG's database for like expenses. N 0 U Income 0 Lease Rate Lease rates were based on information obtained through CBRE,Colliers n International, and LoopNet for comparable properties in the City. 0 Vacancy Percent Vacancy rates was estimated using current market reports from CBRE, Colliers International,and Grubb&Ellis and adjusted to reflect increasingly stable market conditions over the next several years. Operating Expenses/ Operating expenses were based on current market rates and RSG's experience m Management/Reserves with projects of the proposed scope and scale. m Capitalization Rate Capitalization rates was based on information from Urban Land Institute's o Emerging Trends in Real Estate 2010. These rates were adjusted to account for v market area specifics and increasingly stable market conditions over the next W several years. 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IMPLEMENTATION PLAN L L v REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO 00 M r N d FY 2009 - 10 THROUGH 2013 - 14 C d ADOPTED_BY CDC RESOLUTION NOS._ a m ai L m m m U) C 0 0. m n � E Q RTC Lu m r C _ d E L U � R PacketPg. 7178 9.H.c Redevelopment Addendum to the Five Year Implementation Plan: FY 2009-10 through 2013-14 TABLE OF CONTENTS m d L INTRODUCTION................................................................................................................................................1 Q About This Addendum...............................................................................................................................1 w rn L Objectivesof the Addendum.......................................................................................................................................2 Organizationof the Document....................................................................................................................................2 SECTION I: OVERVIEW & BACKGROUND...................................................................................................3 w SECTION II: REDEVELOPMENT STRATEGIC PLAN....................................................................................6 a REDEVELOPMENTPLAN GOALS..................................................................................................................7 Community Reinvestment and Revitalization.......................................................................................7 STRATEGICPLANNING...................................................................................................................................8 Strategic Objectives and Regional Strategies......................................................................................8 a StrategicObjectives........................................................................................................................................................8 � Plansand Policies......................................................................................................................................8 Public Infrastructure and Facilities.............................................................................................................9 m CatalyticProjects........................................................................................................................................9 Regional Strategies and Work Programs..............................................................................................................10 N FUNDINGSOURCES.......................................................................................................................................................10 M ABxl26 and ABxl 27.......................................................................................................................................................11 REDEVELOPMENTWORK PROGRAM .........................................................................................................12 y Five Year Work Program for Reinvestment& Revitalization of Merged Area B ............................12 MergedAREA B Work Program................................................................................................................................12 0 SECTION III: HOUSING COMPLIANCE PLAN............................................................................................24 a INTRODUCTION.............................................................................................................................................25 L Overview of the Housing Compliance Plan Amendment ..................................................................25 a� AGENCY'S FIVE YEAR AFFORDABLE HOUSING GOALS........................................................................26 Community Affordable Housing Focus................................................................................................26 m AGENCY AFFORDABLE HOUSING FIVE YEAR STRATEGY.....................................................................27 m N Affordable Housing Strategic Programs..............................................................................................27 r 0 Affordable Housing Work Program........................................................................................................................27 m AFFORDABLE HOUSING COMPLIANCE.....................................................................................................30 E BLUEPRINT FOR AGENCY HOUSING ACTIVITIES..............................................................................30 Z HOUSINGPRODUCTION............................................................................................................................................30 a REPLACEMENTHOUSING...........................................................................................................................................31 LLLLQ HOUSINGPROGRAM CASH FLOW ANALYSIS..................................................................................................31 Q ABx126 and ABx1 27............................................................................................................................. 32 Q Expendituresby Household Types.........................................................................................................................32 F m_ x X W i+ C d E L V R Q PacketPg. 1179 9.H.c Redevelopment Agency of the City of San Bernardino Addendum to the Five Year Implementation Plan: FY 2009-10 through 2013-14 S�eBernar uo m R m Q v v m m U U M O r a d v d SAN BERNARDINO - GROWING LOCALLY AND GLOBALLY z O c "The City of San Bernardino Economic Development Agency is a c focused, diversified organization whose mission is to enhance the In quality of life for the citizens of San Bernardino by creating jobs, c m w eliminating physical and social blight, supporting culture and the M arts, developing a balanced mix of quality housing, along with M attracting and assisting businesses both independent and U through public-private partnerships." n c Q a San Bernardino Economic Development Agency a 201 North "E" Street, Suite 301 San Bernardino , CA 92401-1501 (909) 663-1044 Q www.sbrda.org m m N t O O. d E a r LL a z 0 al m x X w c m E r U R x Q II Packet Pg�7780 9.H.c Redevelopment Agency of the City of Addendum to the Five Year Implementation Plan: FY 2009-10 thrOUgh 2013-14 San Bernardino SxE ix INTRODUCTION About This Addendum m Every five years, redevelopment agencies are required to adopt implementation plans that establish rn five-year operational and financial work programs for carrying out the redevelopment and affordable housing responsibilities of the agencies. This addendum to the Five Year Implementation Plan ("Addendum") amends the Five Year Implementation Plan which was adopted on December 7, 2009 d ("2009 Implementation Plan") by Community Development Commission of the City of San Bernardino ° a ("Commission") Resolutions 2009-65 and 2009-66 for the Redevelopment Agency of the City of San ; Bernardino ("Agency") and covered the five-year planning period for fiscal years 2009-10 through 2013- 14 ("Planning Period"). 0 This Addendum has been prepared pursuant to the requirements of Section 33333.11(e)(7), 33451.5 5 (c)(7), and 33352(c) of the California Community Redevelopment Law, Health and Safety Code Section 33000, et. seq. ("CRL"). The CRL requires the preparation and amendment to an existing implementation plan if an agency proposes to amend an existing redevelopment project area. The m Agency is proposing various amendments to six of its existing project areas ("Merger and m Amendments'). The Merger and Amendments would address the needs of the Agency by making the following changes: co M 1. Merge the Northwest, State College, 40th Street, CCW, Mt. Vernon Corridor, and Uptown Projects Areas, referred to as the "Existing Project Areas" within Merged Area B; d v 2. Add approximately 629.2 acres in 14 non-contiguous sub-areas to Merged Area B for the purpose of eliminating blighting conditions that exist in the proposed Added Areas, referred to a as the "Added Areas"within Merged Area B; C 3. Extend the State College Project Area's term of effectiveness and the time limit to collect tax m increment revenue and repay debt by 10 years; 4. Establish a single cumulative tax increment revenue limit for Merged Area B, exclusive of the m Added Area and the 40`" Street Project Area; N 5. Establish a single cumulative bonded indebtedness limit for Merged Area B, inclusive of the c Added Area; 0. d 6. Extend or re-instate the power of eminent domain within the State College, Northwest, Uptown, E Mt. Vernon Corridor and 40th Street Projects (five of the six areas) and the proposed Added Areas for 12 years from the effective date of the adopting ordinance excluding all owner a occupied single family homes from such authority; LL 7. Provide a single Merged, Amended and Restated Redevelopment Plan ("Amended Plan") of document to cover Merged Area B inclusive of the proposed Added Areas; and a m 8. Create a comprehensive "Projects List" as part of the Amended Plan that would update (and is x some cases create) a public improvement projects list for the entirety of Merged Area B w inclusive of the Added Areas. c The six project areas under consideration include the State College, Central City West, Northwest, E Uptown, Mt. Vernon Corridor, and the 40th Street Redevelopment Project Areas ("Existing Project R Areas"). The Agency is also proposing to add approximately 629 acres in 14 non-contiguous sub-areas a to the Existing Project Areas ("Added Areas"). The Existing Project Areas and Added Areas are collectively referred to as "Merged Area B" and individually referred to as "Project Area' or "Added 1 Packet_Pg. 1181 Redevelopment Agency of the City of San Bernardino Addendum to the Five Year Implementation Plan: FY 2009-10 through 2013-14 Sa iw Area." The Added Areas are scheduled to be adopted as part of the Merged Plan on July 27, 2012; In however, the Added Areas will be on the same implementation plan cycle as the Agency's other 14 redevelopment project areas and the same as the Existing Project Areas in Merged Area B. a` v v OBJECTIVES OF THE ADDENDUM d The Agency's objective for this Addendum is to incorporate changes resulting from the Merger and Amendments: v 0 • Update the time and financial limits for the Existing Project Areas. a` • Include all pertinent information related to the Added Areas in the Addendum. w a m • Update the Agency's affordable housing requirements to include the Added Areas and the 10-year z extension to the State College Project Area. °c S m ORGANIZATION OF THE DOCUMENT m The contents of this Addendum are organized in the same three distinct sections as the 2009 Implementation Plan: in Section I: Overview and Background. This section provides a map of Merged Area B (Existing o Project Areas and the Added Areas) and outlines their respective time and financial limits. Section II: Redevelopment Strategic Plan. This section amends the Agency's redevelopment strategic plan for the next five years, including a comprehensive work program of projects and programs in Merged Area B (Existing Project Areas and the Added Areas). The projects and programs o contained in the work program represent the strategic priorities of the Agency. The future CL implementation of each project or program is subject to funding availability and approval by the Commission.' d rn Section III: Housing Compliance Plan Amendment. This section contains an amendment to the 2009 Housing Compliance Plan for the current 10-year compliance period (FY 2004-05 to 2013-14), m including the additional production, replacement, and expenditure of funds for affordable housing in y Merged Area B (Existing Project Areas and the Added Areas). This section fulfills the requirements of r CRL Sections 33413(b)(4) and 33490(a). d m E a U. U. 0 a' h In x x W C d E L U r a 'CRL Section 33490(a)(1)(8)provides that the adoption of an implementation plan shall not constitute an approval of any specific program, project,or expenditure and shall not change the need to obtain any required approval of a specific program,project, or expenditure from the agency or community. 2 Packet Pg. 1182 I 9.H.c SanBewar iw m R Q rn m U d Redevelopment Agency of the City of San Bernardino Addendum to the Five Year Implementation Plan: FY 2009-10 through 2013-14 O a m v d x 0 c m c `m m SECTION I: OVERVIEW & BACKGROUND M M r N d U a c y CL CL Q 0 rn m m m N C O O_ d K E a h LL Q Q r M x x w C v E L U R ® Q 3 Packet Pg. 1183 Ei.• ..• •- • . - e ••• • a • m The Redevelopment Plans for the Existing Project Areas set forth limitations with regard to collecting tax increment revenue, incurring bonded indebtedness, Redevelopment Plan effectiveness, and the E use of eminent domain. The time and financial limits for the Added Areas are contingent upon adoption of the proposed Merged Plan. Table 1-1 below outlines all of the proposed time and financial limitations w of each of the project areas, existing and added, of Merged Area B as set forth in the proposed Merged Plan. (U 'o (L Proposed Merged Area B Time&Financial Limitations &2 Table 1-1 San Bernardino Merged Area B d' Proposed Last Date to Proposed Limit O Effectiveness of Bonded Debt Last Date to Incur Eminent Domain Receive Tax on Receiving Tax = Project Area Plan Limit Dehta Authority Increment Increment 10 a Existing Protect Areas ` d State College 4 April 27,2023 Eliminated July 17,2024 April 27,2033 m Central City West February 17,2019 Eliminated Expired February 17,2029 tCg Northwest July 6,2025 Eliminated July 17,2024 July 6,2035 $2,800,000,000 Uptown June 18,2027 Eliminated July 17,2024 June 18,2037 1"t Mount Vernon Corridor June 25,2031 Eliminated July 17,2024 June 25,2041 1"> 40th Street August 10,2030 July 10,2020 July 17,2024 August 10,2045 N/A Proposed Added Areas U Added Area A July 17,2042 July 17,2032 July 17,2024 July 17,2057 2 Added Area B July 17,2042 July 17,2032 July 17,2024 July 17,2057 a 4) Added Area C July 17,2042 July 17,2032 July 17,2024 July 17,2057 CL CL Added Area D July 17,2042 $461,000,000 July 17,2032 July 17,2024 July 17,2057 Q Added Area E July 17,2042 July 17,2032 July 17,2024 July 17,2057 Added Area F July 17,2042 July 17,2032 July 17,2024 July 17,2057 a) Added Area G July 17,2042 July 17,2032 July 17,2024 July 17,2057 WA d Added Area H July 17,2042 July 17,2032 July 17,2024 July 17,2057 2 Added Area I July 17,2042 July 17,2032 July 17,2024 July 17,2057 m Added Area J July 17,2042 July 17,2032 July 17,2024 July 17,2057 m V) Added Area K July 17,2042 July 17,2032 July 17,2024 July 17,2057 r Added Area L July 17,2042 July 17,2032 July 17,2024 July 17,2057 O CL Added Area M July 17,2042 July 17,2032 July 17,2024 July 17,2057 Added Area I July 17,2042 1 1 July 17,2032 1 July 17,2024 July 17,2057 E 1 Lim is assume a July 17 2012 effectiveness date for Me Merged Area a Plan. - 2 Limitations are as indicated for each ronsritimm Project Area. � 3 Time limits to incur deaf were eliminated pursuant to 33333 6(e)(2)(8)/olbwing Me enactment of SB 211(Chapter 741,Slatutes of 2001)in 2002 d 4 Effectiveness Of plan data and the last data to recam tax increment are the newpmposed dales Masuant to f0-earextension. LL Source:Pro ect Summary Charts-San Bamardino EDA Q IX 0 al A map of Merged Area B, including both the Existing Project Areas and the Added Areas, is located on t: the following page. m x LU W C d E t O tg Q 4 Packet Pg:1184 9.H.c Redevelopment Agency of the City of San Bernardino Addendum to the Five Year Implementation Plan: FY 2009-10 through 2013-14 Sao Ceraar iw m MERGED AREA B AND ADDED AREAS 0 m REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO a a d rn ADDED ADOF17 Ly AREA AREA M A B Y U d STATE COLLEGE 0 PROJECTAREA 6. d 01 ?ym C GOTH STREET ;a PROJECTAREA L Al C L Ol NORTHWEST m PROJECTAREA ADDED N AREA cc C M ADDED °p M AREA E ADDED 21 AREA N D ADDLED - U ADDED AREA C AREA ti..° . N O. F CL ., ADDED Q, ADDED AREA L AREA H al I y ADDED ADDED ..y.,+- AREA m AREA G U) fD K t ADDED G �" ARE4 y ADDED I L AREA E � uProwx —y Q PROJECTAREA d F CENTRAL CITY WEST LL PROJECTAREA �I Q F ADDED m AREA = Legend . M X 40th Street Project(Existing) W Mt Vernon Cwidor Project(Existing) tdT.VERNON � N Northwest Project(Existing) ooRRiooR E PROJECTAREA �� L State College Project(Existing) N II D Uptown Ro/ect(Existing) Central City West Project(Existing) 0 0.250.5 1 1.5 2 Q Added Areas(New) Miles Prepared June 20,2011 5 Packet Pg. 1185 Redevelopment m m d a v rn d U d 0 D- 0 c v m G N m C SECTION II: REDEVELOPMENT STRATEGIC PLAN y M M r N d U C d Q C. a d m m 0 a m E a` LL a 0 a' m_ x x w w c d E U U R w ® Q 6 Packet Pg. 11 66 9.H.c Redevelopment Be iN m REDEVELOPMENT PLAN GOALS Community Reinvestment and Revitalization a d rn This Addendum builds upon the 2009 Implementation Plan's programmatic work plan for implementing and achieving the goals of the Agency during the Planning Period. Those strategic goals are set forth in the Agency's proposed Merged Plan. 'o a Develop Community Identity. Foster community identity by promoting an environment m is characterized by architectural and urban design principles, developed through the encouragement, guidance, and professional assistance to owner participants and redevelopers. O LIVE C s R C Improve Quality of Life. Increase the variety of recreational opportunities available to the m residents within the Project Areas. Encourage neighborhood beautification. C m PLAY U) M ao iii 0 Create a Stronger Local Economy. Create local job opportunities by attracting retail and other non-residential commercial and office uses, particularly along major thoroughfares. WORK O a c Invest, Promote, and Respect. Promote economic development in the Project Areas) by o providing an attractive, well-serviced, and well-protected environment. Encourage coordinated a 0 land use patterns consistent with the City's General Plan and land disposition and development through land assembly and improved access to infrastructure and public services. Address rn INVEST incongruous land uses by developing landscape buffers and greenbelts. Eliminate and prevent blighting conditions and restore and reuse historic structures. m Emphasize Infrastructure Improvements. Facilitate efficient and safe improvements to N public infrastructure and facilities that serve the Project Areas, including installation, construction, c reconstruction, redesign, or reuse of streets, utilities, curbs, gutters, sidewalks, and other public O ACCESS improvements. x E .` Improve and Develop Efficient Circulation Systems. Develop a circulation system that Q. improves vehicular movement. Provide and regulate the provision of parking to meet the needs LL of residents and commercial businesses. GO C Q Encourage Community Engagement. Economically revitalize the Project Areas by 0 supporting the cooperation and participation of residents, business owners, public agencies, and Ri community organizations.Tw COLLABORATE i+ Housing Accessible to All Families. Increase, improve, and preserve the supply of E housing, especially housing affordable to very low, low, and moderate-income households. u PRESERVE Increase home ownership in the residential portions of the Project Areas. C 7 PacketPg. 1187 9.H.c Redevelopment Agency of the City of San Bernardino Addendum to the Five Year Implementation Plan: FY 2009-10 through 2013-14 Sto 6 iw STRATEGIC PLANNING 00 Strategic Objectives and Regional Strategies The following is a recap of the strategic approach outlined in the 2009 Implementation Plan. To rn implement the redevelopment goals of the Agency, the 2009 Implementation Plan establishes strategic objectives, regionally-focused strategies, and a five year action plan of projects and programs. v v 0 "PPOREDEVELOPMENT ¢ GOALS > STRATEGIC d d z OBJECTIVES 0 c REGIONAL�� FIVE YEAR QI C OR N PROGRAM M M The work programs share a common sequence of strategic objectives designed to create a logical and strategic plan for successful redevelopment. a Q. c m STRATEGIC OBJECTIVES a Much of the Agency's success depends on its ability to time projects to market opportunities, anticipate and respond quickly to the needs of investors, and build bonding capacity to support new development and public improvements. The Agency's five year work programs are structured around three 2 consistent strategic objectives intended to maximize the Agency's responsiveness to market m opportunities, manage public and private risk, and facilitate the creation of public improvements and vmi affordable housing. o 0. m Plans and Policies I, WIPa II IIyIIII Redevelopment is a catalyst and tool to pursuing a vision III ii that is cast by City leaders through land use plans and a policies. Long-range plans that support redevelopment LL activities provide policy direction to derive the greatest public benefit from redevelopment activities and projects, of and discourage inefficient piecemeal development. By a establishing land use objectives and policies, m development standards, and design guidelines, the City s x sets the policy stage for redevelopment and helps create w a reduced-risk environment that more readily attracts private investment. Land use plans and policies also E provide the framework for planning and financing infrastructure that will support new development. During the next five years, the development and adoption of a updated land use plans and policies will be critical in the Downtown area where the City and Agency 8 Packet Pg. 1188 9.H.c Redevelopment Agency of the City of San Bernardino Addendum to the Five Year implementation Plan: FY 2009-10 through 2013-14 Bx Ben ix recently completed a long-range Downtown Core Vision/Action Plan. Updated General Plan and m zoning regulations will provide tools for guiding redevelopment of the Downtown. Q Public Infrastructure and Facilities d IM As land use plans and policies are crafted and updated to support the revitalization goals of the City, the City a and Agency must determine how to proactively finance d and build public infrastructure and facilities needed to o support new development. Tax increment revenue a generated from new development can be leveraged d toward public improvements and facilities that benefit the entire project area and neighborhood, and not just / c individual development projects. By upgrading -u 5 infrastructure to create capacity that supports additional i future development, the Agency will greatly advance the revitalization goals of the City while creating an '' m environment that attracts capital and is more readily � ' y responsive to market opportunities. The City's main commercial corridors will be an important focus of this Implementation Plan. M Catalytic Projects Redevelopment acts as a "sparkplug" in city revitalization efforts, creating just enough energy and momentum in a city's economic engine to let it rev up a and run on its own. By strategically focusing and ¢ , leveraging resources on key "catalyst projects," redevelopment can spark enough market confidence to attract private investment to a city's revitalization vision and plans. In the current economic downturn and 00 depressed real estate market, distressed opportunity v00i areas around the City have emerged containing vacant c buildings and development-ready sites in key strategic d locations along major corridors of the City. This Implementation Plan identifies strategies and projects targeting those distressed opportunity areas. E a 1i LL 9 G Q F m 2 W W C d E t V A Q 9 PacketPg. 1189 9.H.c Redevelopment Addendum to the Five Year implementation Plan: FY 2009-10 through 2013-14 Sw Iw m REGIONAL STRATEGIES AND WORK PROGRAMS A series of regional strategies were identified during the Agency's strategic planning process for the Q a 2009 Implementation Plan. This Addendum outlines strategies as they apply to Merged Area B. Under rn each strategy, specific projects and programs that implement the strategy are presented. The projects and programs contained in the work program represent the strategic priorities of the Agency. The future implementation of each project or program is subject to funding availability and approval by the m Commission as described below.z o a FUNDING SOURCES d The Agency's redevelopment powers and resources provide the Agency a unique ability to collaborate c with other stakeholder agencies (e.g., City, IVDA, Omnitrans, federal agencies) to leverage multiple S funding sources toward projects and programs that achieve common strategic objectives. The following strategic work programs contain potential projects and programs and identify cost estimates and their funding sources. These cost estimates are general and non-specific estimates and are not m yet approved or budgeted expenditures of the Agency. Cost estimates are based on one or more funding sources as defined below. M M ® N C d TIF Tax Increment Financing a Q CIP City Capital Improvement Program/Plan d rn DIF City Development Impact Fees y Property-based Business Improvement District(as listed in the work m PBID programs,"PBID"may also include assessment districts, landscape and N lic htina districts.communitv facilities districts.etc.) c CDBG/108 Community Development Block Grant and Section 108 Loans(administered by the U.S. Department of Housing and Urban Development) E NSP Neighborhood Stabilization Program(grant administered by the U.S. E Department of Housing and Urban Development) a H LL EPA Federal Environmental Protection Agency grants Qa, D SIB County of San Bernardino Q F IVDA Inland Valley Development Authority m 2 Omnitrans Regional bus transit agency W ji AFBA As Funding Becomes Available a E t U w Q 'CRL Section 33490(a)(1)(B)provides that the adoption of an implementation plan shall not constitute an approval of any specific program, project,or expenditure and shall not change the need to obtain any required approval of a specific program, project,or expenditure from the agency or community. 10 Packet Pg. 1190 9.H.c Redevelopment Agency of the City of San Bernardino Addendum to the Five Year Implementation Plan: FY 2009-10 through 2013-14 SnnRernnr ina ABXI 26 AND ABX1 27 m' On June 29, 2011, Governor Jerry Brown signed legislative bills ABX1 26 and ABX1 27, which a effectively dissolves redevelopment agencies, but allows agencies willing to comply with a "State v Mandated Payment" to be exempted from elimination. The California Redevelopment Association rn (CRA) and California League of Cities (League) have filed lawsuits with California State Supreme Court. The fate of ABX1 26 and ABX1 27 remains unknown at this time. In an effort to protect Agency resources, the Mayor and Common Council of the City of San Bernardino v ("Mayor and Common Council") adopted an "opt-in" Ordinance and is preparing to pay the State ° a approximately $14 million in FY2011-12 and $3.3 million each year thereafter for all 14 of the Agency's >; exiting project areas with tax increment revenue. The ABX1 27 payments comprise approximately 11% Q of the Agency's annual non-housing tax increment revenue and will affect the Agency's ability to W finance redevelopment projects and programs. The Existing Project Areas represent approximately °c 52% of the tax increment collected in all 14 of the Agency's existing project areas and will be 7E responsible for their proportionate share of the State Mandated Payments. 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' • O O O _. _._. •napaa oulpjeuja8 ueS : £8£L) saalpueddy-joBje y 8 SS jjodeM WIIOJd-1-Avma v 1I IHX3 auawyoelitl c, w o = N � _ r � a m d � N U Z6 a N CO `O-, L O` O C d C O > N"O O O J C N U O N L J O LL N F LL m LL � aQ LU i L o } r LL LL C3 �ya OJ • N • • U • N • ?> • Z d N • J N U U M 12 J - fo c .2 J U CL N LL • C °a O O L V C • 2 , o W2 ._ C J OZ O J w 6 R- E d p 6. omo °� � � c wE E d m c n c� o � m dJn Eo - o \ v .. W 0 > c C N Y b o > v E • Y � > mo. �-oo� EcmU 0 .E CL � Z 9 O. w > •76-0 O 9.H.c Redevelopment Addendum to the Five Year Implementation Plan: FY 2009-10 through 2013-14 �aaUerwr iw m R d Q v v rn L v U d O L a a v m 0 c a L r C L SECTION III: HOUSING COMPLIANCE PLAN M r N d U C a) 6 o. Q L CD L d m m N 0 O 6 d E L a Fi LL Q O QI F m 2 X W Y C d E t U R Y Q Q 24 Packet Pg.,1 004 9.H.c Redevelopment Addendum . - •• • through 2013-14 Su ur m INTRODUCTION Overview of the Housing Compliance Plan Amendment Q w rn The CRL requires agencies to adopt an affordable housing compliance plan that identifies how the Agency will achieve the affordable housing production requirements for each Project Area. The compliance plan must be consistent with the jurisdiction's housing element and must also be reviewed and amended, if necessary, at least every five years in conjunction with the cyclical preparation of the •g housing element or the agency's five year implementation plan. This section of the Addendum a` addresses specific requirements in the CRL with respect to prior affordable housing activities and the anticipated housing program for the current ten-year planning period (fiscal years 2004-05 through 2013-14) ("Compliance Period"). This Addendum amends 2009 Housing Compliance Plan adopted on o December 7, 2009. Additionally, the Addendum details the Agency's Housing Goals and proposed 0 work program during the Compliance Period and evaluates the Agency's affordable housing requirements between FY 2009-10 to 2018-19 and the life of the Redevelopment Plans. F d The Agency is required to allocate at least 20% of the tax increment revenue it receives from all its m project areas (collectively defined as "Project Areas') to increase and improve housing affordable to rn very low, low, and moderate income households. The Housing Fund has been established for this revenue. With the proposed amendment to the State College Project Area's time limit to collect tax co increment, the Agency will be required to allocate at least 30% of the tax increment it receives from the State College Project Area to the Housing Fund. v Redevelopment agencies use implementation plans to establish ten-year objectives to achieve c compliance with the CRL in its affordable housing programs. These generally fall into three categories: o. a • Housing Production — Based on the number of housing units constructed or substantially a rehabilitated over a ten-year period, a redevelopment agency must ensure that a percentage of d these units are affordable to low and moderate income households. • Replacement Housing — Another legal obligation of redevelopment agencies is to ensure that m any housing units destroyed or removed as a result of an agency redevelopment project are m replaced within four years. N 0 0 • Expenditures by Household Types — Redevelopment agencies must meet specific requirements m on the amount of Housing Funds spent over a ten-year period on housing affordable to very low z income households, low income households, and housing for residents under the age of 65. E 6 a U. LL Q Q F F3 S K W C d >_ t U A Q 25 Packet Pg. 1205 9.H.c Redevelopment Addendum to the Five Year Implementation Plan: FY 2009-10 through 2013-14 San Bern ib AGENCY'S FIVE YEAR AFFORDABLE HOUSING GOALS m d Community Affordable Housing Focus Q` v d In conjunction with the Mayor and Common Council, the Agency completed an Integrated Housing Strategy ("IHS") on October 20, 2008 to help focus implementation activities to meet the City's current 2 and future housing needs. As a result of the IHS and the goals identified in the Redevelopment Plans, the following details the Agency's housing goals over the remainder of the Compliance Period: v a 19 Notice of Funding Availability. Create a more objective and consistent system for awarding funds for housing projects. HELP c m C Invest, Promote, and Produce. Promote affordable housing development in the Project m Area(s) by providing housing resources for greater community sustainability. Efficiently and c creatively expend scarce housing resources. W INVEST OD M M r Encourage Community Engagement. Encourage private sector investment and development of affordable housing by supporting the cooperation and participation of 2 T�Z -- M residents, business owners, public agencies, and community organizations. a COLLABORATE G O. Q Housing Accessible to All Families. Increase, improve, and preserve the supply of oa housing, especially housing affordable to very low, low, and moderate income households. Increase home ownership in the residential portions of the Project Areas. m PRESERVE m rn C O 6 d E .3 IL LL D Q F- m X W i+ c d E L U A r r a 26 Packet Pg. 1206 9.H.c Redevelopment Addendum to the Five Year Implementation Plan: FY 2009-10 through 2013-14 Sx6 ix AGENCY AFFORDABLE HOUSING FIVE YEAR STRATEGY R Affordable Housing Strategic Programs d Consistent with the 2009 Implementation Plan, the following describes the Strategic Programs the rn Agency will undertake to achieve its affordable housing goals in Merged Area B. Affordable Housing Project Solicitation: The Agency will allocate funds on an annual basis that will be used to review development proposals, provide project gap funding, improve housing stock, and m ensure adequate affordable housing management. The purpose of this is to provide funding to address S. housing needs throughout the City as they arise while meeting affordable housing production targets. ; d Single-Family Homeownership and Neighborhood Revitalization: The Agency seeks to facilitate programs designed to enhance residential neighborhoods and promote responsible homeownership. 0 This will create healthy and sustainable communities throughout the City. a Strategic Site Specific Development: The Agency will explore opportunities to acquire specific strategically located sites for affordable multi-family and single family housing development. Sites will m generally be chosen based on presence of blight or the potential of being a catalytic project spurring A private investment. r!? Grant and Loan Procurement: The Agency will seek grant and loan opportunities that can be co immediately inserted into existing programs and projects in order to extend the Agency's delivery of housing production. By applying for specific grant and loan opportunities that integrate smoothly into existing Agency activities, the speed of new development will increase without additional cost to the Agency. a CL AFFORDABLE HOUSING WORK PROGRAM a The Affordable Housing Work Program, which was outlined in the 2009 Housing Compliance Plan, is rn not affected by the Merger and Amendments. The programs identified in the Affordable Housing Work Program will also apply to the Added Areas. The Agency will evaluate specific project and programs m during the mid-term review of the 2009 Implementation Plan. The Affordable Housing Work Programs w is included below. t: 0 0. Project/Description _- Hou Goals VIII �Achieved •- - •- ar STRATEGIC PROGRAM H-1: AFFORDABLE HOUSING PROJECT SOLICITATION. A total of$17,450,000 from the a Housing Fund has been allocated towards this program over the remainder of the Compliance Period. . LL ❑ Notice of Funding Availability: Program that provides for A Q Ongoing 0: affordable housing development by informing potential developers of the availability of housing funds from the HELP iR„EET COLLABORATE QI Agency's various housing fund resources. m 2 PRESERVE W STRATEGIC PROGRAM H-2: SINGLE-FAMILY HOMEOWNERSHIP AND NEIGHBORHOOD REVITALIZATION. A total of $15,760,000 from the Housing Fund has been allocated towards this program over the remainder of the Compliance E Period. t ❑ Residential Revitalization Opportunities: Funds allocated FY 12-13 thru x ® to neighborhood housing projects to lessen blight and Q - FY 13-14 ¢ promote high quality affordable housing. ,RVEE1 COLLABORATE 27 PacketPg. 1207 9.H.c Redevelopment Addendum . Implementation• •t• • through 2013-14 Sae Ben uo ProjectlDescription ❑ Homebuyer Assistance Program: Citywide housing Q © Ongoing y program that promotes home ownership through a deferred Im payment second trust deed loan targeted to income eligible INVEST COLLABORATE PRESERVE home buyers. v d • Code Compliance Receivership Program: Program that Q Ongoingo utilizes Section 17980.7 of the California Health and Safety a Code to target blighted residences for rehabilitation and overall neighborhood revitalization. m • Single Family Rehabilitation Program: Program provides Q © Ongoing 0 grants of$10,000 to income eligible homeowners for exterior -a rehabilitation within designated target areas. Grant may be 10 INVEST COLUHORATF IRE SEmT C used for exterior painting, landscaping, sprinklers, fencing, y driveway,security lighting or roofing. m c w ❑ Old Timers Grant Program: The Old TTimers Foundation, a Q © Ongoing local non-profit corporation, performs minor and emergency 00 repairs to low-income homeowners (80% and below median NOES. coLLABORA�E PRESERVE income). The repairs generally do not exceed $1,600 per house. Eligibility requirements require that the applicant be a m senior age 60, disabled, handicapped, or a recipient of Social u Security Income. m CL a STRATEGIC PROGRAM H-3: STRATEGIC SITE SPECIFIC DEVELOPMENT. A total of$16,800,000 from the Housing Q Fund has been allocated towards this program over the remainder of the Compliance Period. y ❑ Land Acquisition, Relocation, and Demolition Program: Ongoing Q Program that promotes ancillary development and site P g preparation activities for future development of Agency INVEST m properties. ti ❑ 51" and Meridian Project: Project located along he 2600 FY 09-10 thru c block of W. 51" Street that is targeted for acquisition, tenant FY 11-12 m relocation, and a RFP soliciting an affordable housing INVEST COLLABORATE PRESERVE E developer. FY 09-10 thru o_ ❑ 49`N Street Housing: Further acquisition and FY 11-12 LL demolition it n of blighted properties be t for future housing replaced by up acquisition to INVEST COLLABORATE PRESERVE pl seven new affordable and market rate single family Q homes. m_ FY 09-10 thru = ❑ 19'" and Sunrise Project: Acquisition, relocation, FY 12-13 w rehabilitation and/or demolition of a series of blighted four-plexes to be followed by affordable rental housing INVEST COLLABORATE PRESERVE y and newly built for-sale single family homes. E r U M Y Q 28 PacketPg. 1208 9.H.c Redevelopment Addendum to the Five Year Implementation Plan: FY 2009-10 through 2013 1 Sae Bern iu Project/Description Housing G!' Achieved M FY 09-10 thru Q ❑ Magnolia-Highland Senior Housing: New construction of Q /� FY10-11 rn 80 units of affordable senior housing to be built on a F�I'1 0 previously blighted commercial site. This represents the first c0) HELP i YES7 COLLABORATE C project from the Agency's NOFA program. u v PRESERVE •2 STRATEGIC PROGRAM H-4: GRANT AND LOAN PROCUREMENT. A total of$250,000 from the Housing Fund has IS been allocated towards this program over the remainder of the Compliance Period. > ❑ Tax Credit Procurement: Technical assistance funds Q © Ongoing K allocated to develop and submit competitive low-income o housing tax credit applications. INVE:. PRESERVE c v L R C ❑ Action Programs and Applications: Technical assistance Ongoing y funds allocated to secure federal, state and other affordable Q m housing grants and related resources. INVERT COLLABORATE PRESERVE N STRATEGIC PROGRAM H-5: OTHER STRATEGIC HOUSING DEVELOPMENT ACTIVITIES. A total of$3,337,670 from M the Housing Fund has been allocated towards this program over the remainder of the Compliance Period. ❑ Casa Ramona I Highland Stand by: Funds allocated on a © FY 09-10 thru a stand-by basis to assist developer financing of an affordable FY 13-14 v senior housing project previously assisted with Agency INVEST PRESERVE c housing set-aside funds. o. a _ Q ❑ Utility Rebate Program: Program provides sewer,water, and Q Ongoing refuse rebates to eligible owner-occupied households. wvesr d 2 ❑ Mobile Home Inspection Program: Funds used to pay a Q Ongoing m portion of the salary of a city building inspector whose job it is N to identify health and safety violations in the city's network of INVEST t' mobile home parks and to cite those violators. o. v ❑ Emergency Relocation/ Rent Assistance: Funds used by Ongoing E the City Attorney's Office to pay for emergency relocation of low-income tenants of residential rental properties cited for INVEST a severe health and safety code violations. LL __._.... _..... Q ❑ Casa Ramona Grant: Grant funds made available to an Q FY 09-10 thru GI affordable senior housing project previously assisted with FY 13-14 Q Agency housing set-aside funds. INVEST PRESERVE m X W C N E L V A r Q 29 PacketPg. 1209 L..Addendum to the Five Year Implementation Plan: FY 2009-10 through 2013-14 M AFFORDABLE HOUSING COMPLIANCE m' R BLUEPRINT FOR AGENCY HOUSING ACTIVITIES v The 2009 Housing Compliance Plan serves as a blueprint for current and future Agency activities and outlines how it will meet its low and moderate income housing responsibilities and eliminate blight. This W Addendum presents a summary of the Agency's inclusionary and replacement housing programs within the Merged Area B as mandated by Sections 33413(b)(4) and 33490(a)(2) and (3) of CRL Sections 33000 et seq. Specifically, it presents a forecast of the number of affordable housing units that may be o required over the ten-year Compliance Period that are in addition to those described in the 2009 a` Housing Compliance Plan, and assesses the Agency's plans to facilitate the creation of the required a number of affordable housing units within this timeframe. d Adoption of a housing compliance plan does not constitute approval of any specific project, program, or °c expenditure, and it does not change the need to obtain any required approval of a specific program, project, or expenditure from the Agency or community. The housing compliance plan is a general c statement of direction rather than an unalterable course of action. As such, in order to effectuate its m purposes due to unknown circumstances or new opportunities that arise from time to time, the Agency may amend the 2009 Housing Compliance Plan or the Addendum during the five-year term of the 2009 w Implementation Plan at any point, including but not limited to the mid-term opportunity as required by CRL. N d HOUSING PRODUCTION =a Since 1976, redevelopment agencies have been required to assure that, for all units developed in a o project area by entities other than an agency, at least 15% of these new or substantially rehabilitated C dwelling units be made available at affordable costs to very low, low, or moderate income households. Of these affordable units, not less than 40% are required to be available at affordable costs to very low income households. These requirements, herein referred to as Inclusionary Housing Obligations, are applicable to housing units as aggregated, and not on a project-by-project basis to each dwelling unit created or substantially rehabilitated unless so required by an agency. m N These affordable housing production requirements differ for Agency-developed housing versus r privately-developed housing. The CRL requires that at least 30% of all new or substantially °o rehabilitated units directly developed by an agency (within a project area) be available at affordable 0 costs to households of very low, low, or moderate income. Of this 30%, not less than 50% are required E to be available at affordable costs to very low income households. It is the practice of this Agency to 2 enter into agreements with third party developers to build all affordable housing units in the Project h Areas, and not directly develop housing. The Agency intends to continue this practice through the a remaining life of the Redevelopment Plans. 0 According to the 2009 Housing Compliance Plan, the Inclusionary Housing Obligations generated by ¢ the Existing Project Areas were projected to be: ~ m • 17 very low and 17 low and moderate units from 2009-10 through 2013-14; K W • 13 very low and 16 low and moderate units from 2014-15 through 2018-19; and c • 19 very low and 21 low and moderate units from 2019-20 through the end of the life of the E Redevelopment Plans. m The adoption of the Added Areas and the amendment to the State College Project time limits are a projected to incur the following additional inclusionary housing obligations: 30 Packet Pg. 1210 •. 9:H.c.. Redevelopment Addendum to the Five Year Implementation Plan: FY 2009-10 through 2013-14 • 8 very low and 7 low and moderate units from 2009-10 through 2013-14; m a • 13 very low and 15 low and moderate units from 2013-14 through 2018-19; and C • 19 very low and 21 low and moderate units from 2019-20 through the end of the life of the m Redevelopment Plans. w The 2009 Housing Compliance Plan stated that 403 affordable units were anticipated to be produced in the Project Areas through the remaining life of the Redevelopment Plans. Neither the addition of the v Added Areas or the merging of the six Existing Project Areas into Merged Area B will change the o amount of affordable units that are anticipated to be produced during this time. Nonetheless, the a additional Inclusionary Housing Obligations outlined above will still be fulfilled by the anticipated affordable units, resulting in a surplus of 508 very low income and 106 low and moderate income units. Pursuant to CRL Section 33333.10(f)(1), a project area whose time limit to collect tax increment (and °c incur inclusionary housing obligations) is extended by 10 years, such as the State College Project, v triggers an additional Inclusionary Housing Obligation where the number of housing units affordable to c moderate income persons shall not exceed the number of housing units affordable to extremely low m persons during the 10 year extension period. As low and moderate income obligations were combined r_ in the 2009 Housing Compliance Plan, the above Inclusionary Housing Obligation projections assume in that only low and very low income affordable units will be produced in the State College Project Area from 2013-14 through 2022-23. The number of affordable units required is based on statutory 00 thresholds prescribed by the CRL, and the Agency is responsible for ensuring that the appropriate number of affordable units is created during the Compliance Period. Those affordable units already produced have documented covenants appropriate to the time in which they were produced and have been counted towards the inclusionary requirements triggered by a development in the Project Areas pursuant to CRL Section 33413(c)(1). These affordable units which a have been counted towards inclusionary requirements cannot also be used to replace affordable units destroyed within the Project Areas. At this time, no affordable units produced outside the Project Area rn are expected to be counted towards inclusionary housing requirements. However, in the future, housing units restricted to lower income households produced outside the project Areas may be used towards m satisfying inclusionary housing requirements on a 2-for-1 basis according to Section 33413(b)(2)(ii) of m U) the CRL. c CL d REPLACEMENT HOUSING e Neither the addition of the Added Areas or the merging of the six Existing Project Areas into Merged .S Area B will affect the number of affordable units destroyed or replaced as outlined in the 2009 Housing a Compliance Plan. 0 HOUSING PROGRAM CASH FLOW ANALYSIS a The Agency's rims source of funding for housing projects and programs is the annual deposit of tax ~ primary 9 9P 1 P 9 P m increment revenue into a special housing set-aside fund. The Existing Project Areas that have not X undergone an amendment to extend their time limits to collect tax increment are required to deposit w 20% of the tax increment revenue they receive into the housing set-aside fund; the State College Project, which is expected to have its time limit to collect tax increment extended by 10 years in 2012- 13, will be required to deposit 30% of the tax increment revenue it receives into the housing set-aside fund. The CRL requires that these funds be used to increase, improve, and preserve the community's =° supply of housing available, at affordable housing cost, to persons and families of very low, low, and a 31 Packet...Pg. 1211 Redevelopment Agency of of . . ar Addendum to the Five Year Implementation •• • through 2013-14 SaA Bdn Ir moderate incomes. Other sources of Housing Fund revenues include interest earnings, bond m proceeds, IVDA housing revenue, loan repayments, and other miscellaneous revenue. R The 2009 Housing Compliance Plan outlined the Housing Fund revenues to be a total of $33,097,798 for the period 2009-10 through 2013-14 and $31,211,075 for the subsequent five years representing rn the beginning of the next compliance period (FY 2014-15 through 2023-24). With the increased Housing Fund set-aside requirements of the State College Project and the additional revenues from the Added Areas, $1,491,593 of additional revenues will be deposited into the Housing Fund in 2013-14 and $7,896,067 of additional revenues will be deposited during the first five years of the next o compliance period. a i m ABx1 26 and ABx1 27 The Agency has the option to pay the 2011-12 ABx1 27 payment by deferring the 2011-12 set aside °c deposit to the Housing Fund. At this time, the Agency does not anticipate using Housing fund monies to 2 make the 2011-12 payment. c m m EXPENDITURES BY HOUSEHOLD TYPES N Effective January 2002, expenditure of housing set-aside revenues is subject to certain legal requirements. At a minimum, the Agency's Housing Fund revenue is to be expended in proportion to M the community's need for very low and low income housing, as well as the proportion of the low income population under the age of 65. New legal requirements took effect in 2006 that modified the previous limitation on spending Housing Fund monies on households under the age of 655. Prior to 2006, Section 33334.4(b) of CRL required that an agency spend its Housing Fund monies "in at least the d same proportion as the population under age 65 bears to the total population based on the most recent a census." The 2006 changes provide a higher level of specificity to spend "in at least the same ¢ proportion as the number of low-income households with a member under age 65 bears to the total number of low-income households of the community as reported in the most recent census." d A community's proportionate need is based on statistics from the local regional planning agency, in this m case the Southern California Association of Governments, to meet the requirement for affordable y housing by category, and the US Department of Housing and Urban Development Comprehensive Housing Affordability Strategy ("CHAS") allocation numbers. However, as data relating to low income a persons under the age of 65 is not readily available from the US Census, the metric that closest approximates it is from the CHAS database which represents data of low income persons below the E age of 62. 2 0` The 2009 Housing Compliance Plan outlined the minimum Housing Fund expenditure thresholds for LL very low and low income households and the maximum housing expenditure thresholds for households ¢ 62 years of age over the term of the Compliance Period. The moderate income category represents a o maximum figure for expenditures for moderate income households, although such funds (within this a category) can be spent on very low or low income households. m According to the 2009 Housing Compliance Plan, the Agency was projected to spend $54.4 million of x the Housing Fund on projects and programs to be implemented over the remainder of the Compliance w Period (the second five years from FY 2009-10 through 2013-14). Of this, at least $24.9 million was to c be expended on very low income projects and programs and $15.7 million on low income projects and E programs. A threshold of $13.8 million was the most that could be expended on moderate income M M 5 The intent of the legislation was to ensure that Housing Funds were not exclusively or extensively used by a community senior housing projects and programs. 32 Packet ft. 1212 9.H:c Redevelopment Addendum to the Five Year Implementation Plan: FY 2009-10 through 2013-14 Sub ua projects and programs. Additionally, the Agency was limited to spend a maximum $13 million of the m $54.4 million on the population above 65 years of age. With the adoption of the amendment to the State College Project Area extending its time limit to collect tax increment by 10 years, the Agency will be required to change the Housing Fund for the State College Project Area in the following ways: • The Agency must deposit 30% of all tax increment received from the State College Project Area into the Housing Fund; 'o • The Agency may only spend up to the same amount of Housing set-aside funds on moderate a income projects or programs as it does on extremely low income projects and programs in the State College Project over a five year period; and • The Agency may only spend up to 15% of Housing set-aside funds collected in the State °c College Project Area over a five year period on moderate income projects or programs. v R The State College Project Area amendment and the adoption of the Added Areas will result in the Agency receiving an additional $1.49 million (projected) in Housing Fund revenues in 2013-14, which m falls at the end of the current Compliance Period. Compared to the amounts outlined in the 2009 Housing Compliance Plan, the Agency will be required expend at least $491,000 on extremely low rn income projects and programs, at least $582,000 more on very low income projects and programs, and at least $516,000 more on low income projects and programs. However, the State College amendment will also result in the Agency being able to spend $97,000 less on moderate income projects and programs compared to the 2009 Housing Compliance Plan. Additionally, the Agency will be able to v spend approximately $300,000 more on the population over 65 years in age. c Future Housing Fund expenditures will be spent in the amounts detailed above to ensure that Housing C Fund Proportional Allocation targets are met by the end of the Compliance Period. Although the Agency has a surplus of affordable housing units, the Housing Fund must be expended in a timely CD manner to avoid penalties due to the Agency incurring an excess surplus in the Housing Fund pursuant calculations defined in CRL Section 33334.10.6 CO m N 0 O CL d K E a` LL Q D al m x X IM zi c m E L U R r Q 6 An excess surplus is any unencumbered or unexpended amount in the Agency's Housing Fund that exceeds$1.0 million or the aggregate amount of housing tax increment deposited into the Housing Fund for the four preceding fiscal years. 33 Packet Pg.,1213 9.H.c Redevelopment Addendum to the Five Year Implementation Plan: FY 2009-10 through 2013-14 JanBernar i®o m m m L a d rn L Cd C U d O L a m v d m 0 R F L v m C lE !n M W M r N d U_ C CL O. Q L QI O1 d ma m m O O. d E a FL LL Q Cr a' Prepared By: m_ 2 X RSG W San Bernar ino INT9LUGENT CONNONITY 09VELOMENT 0 E San Bernardino Economic Development Agency Felise Acosta, Principal 201 North "E" Street, Suite 301 Tara Howard, Associate/Project Manager San Bernardino, CA 92401 Hitta Mosesman, Senior Associate Q (909) 663-1044 www.sbrda.orgg Adopted XXXXXXXX PacketPg. 1214 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO 201 NORTH "E" STREET, SUITE 301, SAN BERNARDINO, CA m m m a d m v U d O IL IL m m 0 G_ r C d m C N M M MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR THE 0 R • RC SAN BERNARDINO MERGED REDEVELOPMENT a- RS PROJECT AREA B � m Redevelopment Agency of the City of San Bernardino 06 September 28, 2011 d E w m m rn m m m N ml H Adopted: 0° x Effective: x w Ordinance No: c m E s U R a ROSENOW SPEVACEK GROUP, INC. www.webrsg.com PacketPg. 1215 s.H.a REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN TABLE OF CONTENTS m A d SECTION I. (100) INTRODUCTION ............................................................................1 ¢ SECTION II. (200) GENERAL DEFINITIONS .............................................................4 SECTION III. (300) MERGED AREA B BOUNDARIES ...............................................6 g SECTION IV. (400) REDEVELOPMENT PLAN GOALS ..............................................6 SECTION V. (500) REDEVELOPMENT ACTIONS.......................................................7 0 SECTION VI. (600) USES PERMITTED IN THE MERGED AREA B...........................21 SECTION VII. (700) METHODS FOR FINANCING THE PROJECT.............................25 SECTION VIII. (800) ACTIONS BY THE CITY............................................................28 °c v SECTION IX. (900) ADMINISTRATION AND ENFORCEMENT ................................29 SECTION X. (1000) PLAN LIMITATIONS ................................................................30 m SECTION XI. (1100) PROCEDURE FOR AMENDMENT ..........................................32 in EXHIBIT A- 00 MAP OF THE SAN BERNARDINO MERGED REDEVELOPMENT PROJECT AREA B....33 EXHIBIT B- _A MERGED AREA B BOUNDARY DESCRIPTIONS .........................................................34 a m EXHIBIT C- .° H PROJECTLIST.........................................................................................................102 � otS EXHIBIT D- a m MAP OF REMAINING BLIGHT IN MERGED B PROJECT AREA .................................102 r m E A 0 `m rn v m m m m m_ x x w c m E r m m PSG Packet Pg. 1216. REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B SECTION I. (100) INTRODUCTION m m This is the Merged, Amended, and Restated Redevelopment Plan for the San Bernardino Merged a Redevelopment Project Area B ("Merged Plan") and represents the following amendments to the a following Redevelopment Plans: a, m • Amendment No 8 to the Redevelopment Plan for the State College Project Area • Amendment No. 7 to the Redevelopment Plan for the Central City West Project Area d • Amendment No. 5 to the Redevelopment Plan for the Northwest Project Area a • Amendment No. 5 to the Redevelopment Plan for the Uptown Project Area a • Amendment No. 5 to the Redevelopment Plan for the Mt. Vernon Corridor Project Area • Amendment No. 1 to the Redevelopment Plan for the 40th Street Project Area �o The table on the following page delineates the adoption and amendment history for all of the above- mentioned redevelopment plans. m Redevelopment Plan for the State College Redevelopment Project Area m ordinance Enective Description No. Date .. Redevelopment Plan for State College is adopted 3067 5/28/1970_ aMo Amendment No T:Establish lime and financial limits,inc uding 1)eminent domain or 12 yr.period;2)time -- M limit to establish indebtedness;3)bonded debt limit;and 4)tax increment limit _ I MC-560 1/9/1987 Amendment No.2:Amend tax increment limit calculation MC-725 5/2/1990 m © Amendment No.3:Establish plan effectiveness,tax increment collection,repayment of indebtedness limits MC-925 1118/1995 C Amendment No.4: Extend time limit on eminent domain authority MC-1146 7117/2003 y Amendment No.5: Eliminate time limit to incur indebtedness MC-1153 11112004 Amendment No.6:Extend planeffectiveness,tax increment collection,and repayment of indebtedness time limits by one year per CRL MC-1198 712012005 Amendment No.7: Extend plan effectiveness,tax increment collection,and repayment of indebtedness time MC-1293 512112009 06 limits by two years per CRL l y Redevelopment Plan for the Central City West 1 r rnance ec rve y Description No. Date E Redevelopment Plan for the Central City West Project Area is adopted 3553 3/1911976 Q Amendment No.1: slab is time and fnancial limits,including 1)eminent domain for 12 yr.period;2)time 1/9/1987 limit to establish indebtedness;3)bonded debt limit;and 4)tax increment limit MC-562 C Amendment No.2:Amend tax increment limit calculation MC-720 5/2/1990 _ Amendment No.3: Establish plan effectiveness,tax increment collection,repayment of indebtedness limits MC-921 1/1811995 pr Amendment No.4:Eliminate time limit to incur indebtedness MC-1115 1/112004 d Amendment No.5:Exten plan effectiveness,taz increment wllection,and repayment o in a tedness bme M limits by one year per CRL MC-1200 7/2012005 m Amendment No.6: Extend plan effectiveness,tax increment collection,and repayment of indebtedness time MC-1295 5/21/2009 N limits by two years per CRL to I Redevelopment Plan for the Northwest Redevelopment Project Area F Undinance LtleclVe m Description No. Date = Redevelopment Plan for Northwest Project Area is adopted MC-189 816/1982 K W Amendment No.1:Establish plan effectiveness,tax increment collection,repayment of indebtedness limits MC-922 1/1811995 Amendment No.2:Eliminate time limit to incur indebtedness MC-1157 1/1/2004 d Amendment No.3: Extend plan effectiveness,tax increment collection,and repayment of indebtedness time MC-1202 7/20/2005 E t limits by one year per CRL U Amendment No.4: Extend plan effectiveness,tax increment collection,and repayment of indebtedness time MC-1297 5/21/2009 Q limits by two years per CRL PSG 1 'Packet Pg. 1217 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B Redevelopment Plan for the Uptown Redevelopment Project Area m r N mance D ecrve o. ate Description Q Redevelopment Plan for Uptown Redevelopment Project Area MC-527 7117/1986 d Amendment No. 1:Establish time and financial limits,including 1)time limit to establish indebtedness;2)time MC-927 1/18/1995 cr limit to pay indebtedness/collect tax increment Amendment No.2:Eliminate time limit to incur indebtedness MC-1161 111/2004 _ Amendment No.3: Extend time limit on eminent domain authority ( MC-1183 10/8/2004 u mendment No 4: Extendplan a ectrveness,taiincrement col ect—I ion,and repaymen o ndebtedness hme d limits by one year per CRL MC-1205 7/2012005 CL Redevelopment Plan for the Mt.Vernon Corridor Project Area mance Lnective Description No. Date v d Redevelopment Plan for Mt.Vernon Corridor Project Area is adopted i MC 733 7726/1990 IX Amendment No.1:Establish plan effectiveness,tax increment collection,repayment of indebtedness limits MC-9 28 1/18/1995 C Amendment No.2: 2001 Eminent Domain Amendment MC-1105 11/1/2001 =p Amendment No.3:Eliminate time limit to incur indebtedness MC 1160 1/1/2004 Amendment No.4:Extend plan effectiveness,tax increment collection,and repayment of indebtedness time MC-1206 7/20/2005 limits by one year per CRL m Redevelopment Plan for the 40th Street Redevelopment Project Area a mance :.... ec rve W Description j No. Date Redevelopment Plan for 40th Street Project Area is adopted MC-1077 '.. 8/1012000 ao M r This Merged Plan also incorporates all previous amendments listed in the above table. The San Bernardino Merged Redevelopment Project Area B ("Merged Area B") is located in the City of San R a Bernardino, County of San Bernardino, State of California. This Merged Plan consists of the text (Sections 100 through 1100), the Map of Merged Area B (Exhibit A), the boundary description of the Merged Area B boundaries (Exhibit B), a list of the proposed projects, programs, public facilities, and infrastructure improvement projects that may be undertaken by the Agency in Merged Area B 0� (Exhibit C), and the map of remaining blight in Merged Area B (Exhibit D). 06 The Community Development Commission of the City of San Bernardino ("Commission"), acting on c behalf of the Redevelopment Agency of the City of San Bernardino ("Agency"), is proposing the an E Bernardino Redevelopment Project B Merger and Amendments ("Merger and Amendments") which a would merge and amend the Redevelopment Plans for the State College, Central City West, Northwest, Uptown, Mt. Vernon Corridor and 40th Street Redevelopment Project Areas that are o summarized in the table below and detailed in the list on the following page. m MdRiVfliffid Amendments Table i-1 I San Bernardino Merged Area B Plan m Tax Increment Effectiveness m to &Bonded [Tax Merge Single-Merged, ml Indebtedness Increment Eminent Add Capital Project Amended& r PROJECT AREA Cap Collection Domain Territory Projects Areas Restated Plan 0] State College Central City West W Northwest Uptown E Mt.Vernon Corridor v ti v v C 40th Street Added Area Q O RSG 2 Packet Pg. 1218 s.H.a REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B As shown in the table above, the Merger and Amendments propose to accomplish the following: • Merge the Existing Project Areas identified above herein referred to as "Merged Area B" for m financial and administrative purposes; a • Extend State College Project's term of effectiveness and the time limit to collect tax increment revenue and repay debt by 10 years; • Add approximately 629.2 acres in 14 non contiguous sub-areas to Merged Area B for the purpose of eliminating blighting conditions that exist in the areas proposed to be added (proposed "Added Areas"); o • Establish a single cumulative tax increment revenue limit for Merged Area B, exclusive of a the 40`h Street Project Area and the Added Areas; m • Establish a single cumulative bonded indebtedness limit for Merged Area B, inclusive of the m 40`h Street Project Area and the Added Areas; c c a • Extend or re-instate the power of eminent domain within the State College, Northwest, Uptown, Mt. Vernon Corridor and 401h Street Projects (five of the six areas) and the proposed Added Areas for 12 years from the effective date of the adopting ordinance m excluding all owner occupied single family homes from such authority; in • Provide a single Merged, Amended and Restated Redevelopment Plan ("Amended Plan")to cover the Merged Area B and the proposed Added Areas; and M • Create a comprehensive "Projects List" as part of the Amended Plan that would update (and is some cases create) a public improvement projects list for the entirety of Merged Area B a inclusive of the Added Areas. v This Merged Plan has been prepared by the Agency pursuant to Redevelopment Law, the y California Constitution and all applicable laws and ordinances. It does not present a specific plan for the redevelopment, rehabilitation and revitalization of any area within Merged Area B; instead, it 03 establishes a process and framework for implementation. c Q E a x 0 d rn d m m m m� m_ x X W Y C d E t V A Q RSG 3 Packet Pg. 1219 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B SECTION II. (200) GENERAL DEFINITIONS m m The following definitions will be used generally in the context of this Merged Plan unless otherwise specified herein: A. "40`h Street" means the 40`h Street Redevelopment Project Area which is the portion of Merged Area B originally adopted by the Mayor and Common Council on July 10, 2000, by Ordinance No. MC-1077. m B. "Added Area" means the 14 non-contigious sub-areas (approximately 629 acres) added o to the 40`h Street, Central City West, Mt. Vernon Corridor, Northwest, State College and a` Uptown Project Areas in connection with Merger B and as depicted in Exhibit A and described in Exhibit B to this Merged Plan. C. "Adopting Ordinance' means Ordinance No. adopted by the Mayor and Common °c Council of the City of San Bernardino, California, on , 2012, adopting this a Merged Plan. c D. "Agency" means the Redevelopment Agency of the City of San Bernardino, California. m c E. "Agency Board" means the Community Development Commission if the City of San y Bernardino acting as the governing body of the Agency. F. "CCW" means the Central City West Redevelopment Project Area which is the portion of M Merged Area B originally adopted by the Mayor and Common Council on February 17, 1976, by Ordinance No. 3553, and subsequently amended on December 9, 1986, by 2 Ordinance No. MC-562, April 2, 1990, by Ordinance No. MC-720, December 19, 1994, v by Ordinance No. MC-921, December 1, 2003, by Ordinance No. MC-1155, June 20, T 2005, by Ordinance No. MC-1200, and April 20, 2009, by Ordinance No. MC-1295. w v G. "Mt. Vernon Corridor' means the Mt. Vernon Corridor Redevelopment Project Area which is the portion of Merged Area B originally adopted by the Mayor and Common "o Council on June 25, 1990, by Ordinance No. MC-733, and subsequently amended on a December 19, 1994, by Ordinance No. MC-928, October 1, 2001, by Ordinance No. MC- m 1105, December 1, 2003, by Ordinance No. MC-1160, June 20, 2005, by Ordinance No. a MC-1206. x 2 L H. "City" means the City of San Bernardino, California. o I. "Mayor and Common Council" means the legislative body of the City. L J. "County" means the County of San Bernardino, California. K. "Disposition and Development Agreement" means an agreement between a developer m and the Agency that sets forth terms and conditions for sale, improvement and U) redevelopment of property in the Merged Area B. m L. "General Plan" means the City's General Plan, a comprehensive and long-term General m Plan for the physical development of the City as provided for in Section 65300 of the X California Government Code. "' Y M. "Map' means the Map of the Merged Area B attached hereto as Exhibit A. E N. "Merged Area B" means the San Bernardino Merged Redevelopment Project Area B which includes the 401h Street, CCW, Mt. Vernon Corridor, Northwest, State College and a p PSG 4 Packet Pg. 1220 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B Uptown Project Areas, as well as the Added Areas, which is the territory this Merged Plan applies to, as shown on Exhibit A, and described in Exhibit B. m O. "Merged Plan" means the Merged, Amended, and Restated Redevelopment Plan for the San Bernardino Merged Redevelopment Project Area B as adopted by the Adopting a Ordinance. d m P. "Method of Relocation" means the methods or plans adopted by the Agency pursuant to Sections 33352(f), 33411, and 33411.1 of the Redevelopment Law for the relocation of families, persons, businesses, and nonprofit local community institutions to be d temporarily or permanently displaced by actions of the Agency. a Q. "Northwest' means the Northwest Redevelopment Project Area which is the portion of Merged Area B originally adopted by the Mayor and Common Council on July 6, 1982, by Ordinance No. MC-189, and subsequently amended on December 19, 1994, by Ordinance No. MC-922, December 1, 2003, by Ordinance No. MC-1157, June 20, 20051 °c by Ordinance No. MC-1202, and April 20, 2009, by Ordinance No. MC-1297. m R. "Owner Participation Agreement" means an agreement entered into between the Agency and a property owner, persons engaged in business, or a tenant doing business within m Merged Area B in accordance with the provisions of this Merged Plan and any rules that may be adopted and which contains the specific responsibilities and obligations of each N party regarding specific implementation of the property improvements and land uses. M S. 'Person" means an individual(s), or any public or private entities. -- c T. 'Project' means any undertaking of the Agency pursuant to this Merged Plan. m CL U. "Redevelopment Law" means the California Community Redevelopment Law (Health and Safety Code, Sections 33000, et seq.). r N V. 'Rules' means the "Rules Governing Participation and Reentry Preferences by Property Owners, Operator of Businesses, and Business Tenants" or such similar documents as Oil may be adopted by the Agency to implement policies identified in Redevelopment Law and Section V of this Merged Plan. W. "State' means the State of California. a X. "State College" means the State College Redevelopment Project Area which is the R portion of Merged Area B originally adopted by the Mayor and Common Council on April c 27, 1970, by Ordinance No. 3067, and subsequently amended on December 9, 1986, by Ordinance No. MC-560, April 2, 1990, by Ordinance No. MC-725, December 19, 1994, by Ordinance No. MC-925, June 16, 2003, by Ordinance No. MC-1146, December 1, g 2003, by Ordinance No. MC-1153, June 20, 2005, by Ordinance No. MC-1198, and April m 20, 2009, by Ordinance No. MC-1293. M i Y. "Uptown" means the Uptown Redevelopment Project Area which is the portion of m Merged Area B originally adopted by the Mayor and Common Council on June 16, 198,6 ~ M by Ordinance No. MC-527, and subsequently amended on December 19, 1994, by = Ordinance No. MC-927, December 1, 2003, by Ordinance No. MC-1161, September 7, w 2004, by Ordinance No. MC-1183, and June 20, 2005, by Ordinance No. MC-1205. c d E L U N Q RSG 5 Packet Pg. 1221 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B SECTION III. (300) MERGED AREA B BOUNDARIES m The boundaries of Merged Area B are illustrated on the map attached hereto and incorporated herein as Exhibit A. The description of the boundaries of Merged Area B is as described in Exhibit ¢` B attached hereto and incorporated herein. The description of land is not a legal property a description as defined by the Subdivision Map Act and may not be used as a basis for an offer for rn sale of the land described but meets the California State Board of Equalization's requirements for a legal description for the purposes of adopting a redevelopment plan and is intended for assessment purposes only. d 'o L a m SECTION IV. (400) REDEVELOPMENT PLAN GOALS z 0 Implementation of this Merged Plan is intended to achieve the following goals: 5 'v L • Eliminate and prevent the spread of conditions of blight, including but not limited to: underutilized properties and deteriorating buildings, incompatible and uneconomic land uses, m deficient infrastructure and facilities, obsolete structures, parking deficiencies and other c economic deficiencies, in order to create a more favorable environment for commercial, m industrial, office, residential, and recreational development. • M Encourage the cooperation and participation of residents, businesses, public agencies, and M community organizations in the economic revitalization of Merged Area B. • c Promote the economic development of Merged Area B by providing an attractive, well-serviced, a well protected environment for residents and visitors. v • Develop property within a coordinated land use pattern of residential, commercial, industrial, N recreational and public facilities in Merged Area B consistent with the goals, policies, objectives, Q standards, guidelines and requirements, as set forth in the City's adopted General Plan and 03 Zoning Code. a • Implement design and use standards to assure high aesthetic and environmental quality, and provide unity and integrity to development within Merged Area B. a • Eliminate environmental deficiencies and inadequate public improvements including but not limited to inadequate street improvements and off-site parking, inadequate utility systems, and o inadequate public services and facilities. Lm Develop efficient and safe circulation improvements for vehicles and pedestrians. d • Implement beautification activities to improve the visual image of the City as well as reinforce m existing assets and expand the potential of Merged Area B to encourage private investment. m • Encourage, promote and assist in the development and expansion of local commerce and m needed commercial and industrial facilities, including providing assistance to finance facilities or m capital improvements on property used for industrial or manufacturing purposes to increase = local employment and improve the economic climate within Merged Area B. w • Remove impediments to land disposition and development through improved infrastructure and public facilities, and the acquisition and assemblage of property into usable sites for E commercial, industrial, recreational, and public facility development. a RSG 6 Packet Pg. 1222 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B • Increase, improve, and preserve housing affordable to very low, low and moderate income households, as well as promote homeownership, consistent with the goals and objectives of the m community. • Encourage the restoration and reuse of older, historic structures which add to the City's a character and sense of community identity. rn d M U SECTION V. (500) REDEVELOPMENT ACTIONS c a A. (501) General The Agency proposes to eliminate and prevent the recurrence of blight, and improve the °c economic base of Merged Area B by: m c 1. Rehabilitating, altering, remodeling, improving, modernizing, clearing, or m reconstructing buildings, structures and improvements. _ m 2. Rehabilitating, preserving, developing or constructing affordable housing in �? compliance with State law. M 3. Providing the opportunity for owners and tenants presently located in Merged Area B to participate in redevelopment projects and programs, and extending preferences to occupants to remain or relocate within the redeveloped Merged Area B. a 4. Providing relocation assistance to displaced residential and nonresidential occupants, if necessary. 5. Facilitating the development or redevelopment of land for purposes and uses consistent with this Merged Plan. d 6. Providing incentives for property owners, tenants, businesses, and residents to participate in improving conditions throughout Merged Area B. 7. Acquiring real property by purchase, lease, gift, grant, request, devise or any other 4 lawful means, including by eminent domain, unless specifically exempted, after the o conduct of appropriate hearings. 8. Combining parcels and properties where and when necessary. d 9. Preparing building sites and constructing necessary off-site improvements. m 10. Acquiring, installing, developing, constructing, reconstructing, redesigning, planning, m replanning, or reusing streets, curbs, gutters, sidewalks, traffic control devices, m utilities, flood control facilities and other public improvements and public facilities. F 11. Providing additional parking throughout the Merged Area B. X 12. Providing for open space. w 13. Managing property owned or acquired by the Agency. 14. Assisting in procuring financing for the construction of residential, commercial, and office buildings to increase the commercial base and enhance the residential Q RSG 7 Packet Pg. 1223 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B neighborhoods of Merged Area B, and increase the number of temporary and permanent jobs in the City. m 15. Disposing of property including, without limitation, the lease or sale of land at a value d determined by the Agency for reuse in accordance with this Merged Plan. a 4) 16. Establishing controls, restrictions or covenants running with the land, so that property will continue to be used in accordance with this Merged Plan. 17. Vacating or abandoning streets, alleys, and other thoroughfares, as necessary, and dedicating other areas for public purposes consistent with the objectives of this o Merged Plan. a` 18. Providing replacement housing, if any is required. 19. Applying for and utilizing grants, loans and any other assistance from federal or State W governments, or other sources. °c 20. Taking actions the Agency determines are necessary and consistent with State, federal and local laws to make structural repairs to buildings and structures, including historical buildings, to meet building code standards related to seismic safety. m C 21. Taking actions the Agency determines are necessary and consistent with State, m federal and local laws to remedy or remove a release of hazardous substances on, under or from property within Merged Area B or to remove hazardous waste from M property. 22. Preparing and carrying out plans from time to time for the improvement, 2 rehabilitation, and redevelopment of blighted areas and creating a variety of a economic development programs which will help build a stronger economic base 2 within Merged Area B. 23. Assisting businesses in Merged Area B with sign and facade improvements and W general rehabilitation by providing loans and grants. a w 24. Adopting specific design guidelines for projects to ensure a consistent design theme which will guide rehabilitation, new development, developers, architects, and builders. a x 25. Developing programs to assist owners in Merged Area B with the preservation and R 0 rehabilitation of historically significant buildings and sites. m rn To accomplish these actions and to implement this Merged Plan, the Agency is authorized to use the powers provided in this Merged Plan, and the powers now or hereafter permitted m by the Redevelopment Law and any other State law. y m B. (502) Property Acquisition m 1. (503) Acquisition of Real Property x W The Agency may acquire real property, any interest in property, and any improvements on it by any means authorized by law including, without limitation, by E gift, grant, exchange, purchase, cooperative negotiations, lease, option, bequest, devise or, unless specifically exempted, by eminent domain. As provided by Section 19, Article 1 of the California Constitution (Proposition 99), eminent domain may not a 9 RSG 8 Packet Pg. 1224 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B be used to acquire owner occupied single family homes for the purposes of conveying the property to a private party. m' m m Eminent domain may be used to acquire any property within State College, a` Northwest, Uptown, Mt. Vernon Corridor and 401h Street Project Areas now or a hereafter permitted by this Merged Plan, Redevelopment Law, and any other State law. Eminent domain shall not be used to acquire any property within Central City West d Project Area unless this provision is subsequently amended. a a. (503.1) Eminent Domain Time Limitations d X Except as otherwise provided herein, or otherwise provided by law, no eminent 0 domain proceedings shall be commenced in the following portions of Merged Area B v after the following time limitations: d m Merged Area B- Project Areas Time Limit State College July 17, 2024 y Northwest July 17, 2024 ; Uptown July 17, 2024 00, Mt. Vernon Corridor July 17, 2024 40`h Street July 17, 2024 Central City West Expired 'a 2 Y Such time limitations may be extended only by amendment of this Merged Plan, N unless otherwise provided by law. d z ca The Agency is authorized to acquire real property devoted to public use through a eminent domain, but property of a public body shall not be acquired without its c consent unless permitted by Law. E w A 2. (504) Acquisition of Personal Property In Where necessary in the implementation of this Merged Plan, the Agency is o, authorized to acquire personal property in Merged Area B by any lawful means, including, without limitation, any means authorized by this Merged Plan or by law for m the acquisition of real property. w m C. (505) Participation by Owners and Persons Engaged in Business � m 1. (506) Owner Participation = X W The Agency encourages all property owners, tenants, and businesses in Merged Area B to be actively involved in improvement and community development within Merged Area B. A a LJ 9 Packet Pg,7225 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B In addition to opportunities for participation by individual persons and firms, participation, to the extent it is feasible, shall be available for two or more persons, m firms or institutions, to join together in partnerships, corporations, or other joint entities. ¢` v Opportunities to participate in the redevelopment of property in Merged Area B may include without limitation the rehabilitation of property or structures; the retention of improvements; the development of all or a portion of the participant's property; the acquisition of adjacent or other properties from the Agency; purchasing or leasing d properties in Merged Area B; participating with developers in the improvement of all f or a portion of a participant's properties; or other suitable means consistent with a objectives and proposals of this Merged Plan and with the Agency's rules governing owner participation and re-entry. 0 The Agency desires participation in redevelopment activities by as many owners and business tenants as possible. However, participation opportunities shall necessarily be subject to and limited by such minimum factors as the expansion of public or public utilities facilities; elimination and changing of land uses; realignment of streets; m the ability of the Agency and/or owners and business tenants to finance acquisition m and development activities in accordance with this Merged Plan; and whether the proposed activities conform to and further the goals and objectives of this Merged o Plan. C If conflicts develop between proposals of participants, this Merged Plan authorizes a the Agency to, in its discretion, decline any offer of owner participation or resolve v conflicting proposals between owners interested in redeveloping property by establishing reasonable priorities and preferences among participants based upon v the above identified factors. W a0 v 2. (507) Reentry Preferences for Persons Engaged in Business in Merged Area B c m Consistent with Redevelopment Law, the Agency shall extend preference to such E property owners, tenants and businesses to continue in or, if the Agency acquires the land of an owner or the land on which a person engaged in business is located, 2 to reenter Merged Area B if any such owner or such person otherwise meets the requirements prescribed in this Merged Plan and in such Rules as the Agency may enact. The ability to participate may be limited by market conditions. Owners of real property in Merged Area B shall be given the opportunity to 00 participate in the redevelopment of Owner's property in Merged Area B, if such umii Owner agrees to participate in the redevelopment consistent with this Merged Plan in and such Rules as the Agency may enact, provided such Owner is qualified to m undertake and complete the proposed redevelopment activity as determined by the = Agency. w Y In appropriate circumstances, as determined by the Agency, where such action would foster the goals and objectives of this Merged Plan, an owner may participate E in substantially the same location either by retaining all or portions of his/her property w and purchasing adjacent property if needed and available for development; a rehabilitating or demolishing all or part of his/her existing buildings or structures; RSG 10 Packet Pg. 1226' s.H.a. REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B initiating new development; and selling property or improvements to the Agency. When necessary to accomplish the objectives of this Merged Plan as determined by m the Agency, the Agency may buy land and improvements at fair market value from existing owners and offer real property for purchase to prospective owner- a participants within Merged Area B. a d rn Non-property owners who are tenants engaged in business in Merged Area B will be � given opportunities to remain or to obtain reasonable preferences to reenter in business within Merged Area B if they otherwise meet the requirements prescribed d by this Merged Plan and these Rules. a 3. (508) Owner Participation d a d a. Owner Participation Agreements o c 'v The Agency is authorized to enter into an Owner Participation Agreement with c owners desiring to develop or improve their properties within Merged Area B. The F Agency may, through the Owner Participation Agreement, impose any of the m standards, restrictions, and controls of this Merged Plan or any design guidelines in adopted by the Agency pursuant to this Merged Plan. All conditions imposed shall be reasonably related to the goals and objectives of this Merged Plan, rules and regulations and/or the impacts of the proposed development. c b. Statement of Interest A a © v Consistent with Redevelopment Law, the Rules and any other guidelines it may enact, the Agency shall solicit a Statement of Interest of owner participation from the ; Owner of Property that is the subject of the redevelopment proposals (i.e. the a: property that may be acquired, developed or rehabilitated). a m c. Property Owner/Tenant Proposals d E If a Statement of Interest meets Agency requirements and proposes participation that a is feasible, the Agency shall invite the Owner to submit to the Agency a proposal for T the project identified in the Statement of Interest. m The Agency retains and shall exercise the discretion vested in it by law to consider and determine whether a proposal for redevelopment submitted by an Owner for 2 participation conforms to, and meets the goals and objectives of, this Merged Plan 00 and the Rules. The Agency shall exercise said discretion reasonably, in good faith, yi and without discrimination. m Ri F D. (509) Implementing Rules X The provisions of Sections 505-508 of this Merged Plan shall be implemented according to W the Rules adopted by the Agency prior to the adoption of the Adopting Ordinance, which may be amended from time to time by the Agency. Such Rules allow for Owner E Participation Agreements with the Agency. a � �Ir {� RSG 11 Packet Pg.7227 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B E. (510) Cooperation with Public Bodies m Certain public bodies are authorized by State law to aid and cooperate, with or without consideration, in the planning and implementation of activities authorized by this Merged a` Plan. The Agency shall seek the aid and cooperation of such public bodies and shall v attempt to coordinate the implementation of this Merged Plan with the activities of such rn public bodies in order to accomplish the purposes of redevelopment and to achieve the highest public good. U N The Agency shall seek the cooperation of all public bodies which own or intend to acquire o property in Merged Area B. Any public body which owns or leases property in Merged Area A B will be afforded all the privileges of owner and business tenant participation if such public 'da body is willing to enter into an Owner Participation Agreement with the Agency. All plans for development of property in Merged Area B by a public body shall be subject to Agency C approval. ` a m The Agency may impose on all public bodies the planning and design controls contained in v and authorized by this Merged Plan to ensure that present uses and any future development m by public bodies will conform to the requirements of this Merged Plan. The Agency is U)authorized, to the extent permissible by law, to financially (and otherwise) assist public .. bodies in the cost of public land, buildings, facilities, structures or other improvements OD (within or outside Merged Area B) where such land, buildings, facilities, structures, or other r improvements are of benefit to Merged Area B. m F. (511) Property Management Q R During such time as property, if any, in Merged Area B is owned by the Agency, such property shall be under the management and control of the Agency. Such properties may 0: be rented or leased by the Agency pending their disposition. 06 v m G. (512) Payments to Taxing Agencies c m E The Agency may pay, but is not required to pay, in any year during which it owns property in a x Merged Area B that is tax exempt, directly to any City, County or district, including, but not 2 limited to, a school district, or other public corporation for whose benefit a tax would have been levied upon such property had it not been tax exempt, an amount of money in lieu of d taxes that may not exceed the amount of money the public entity would have received if the property had not been tax exempt. m To the extent required by Redevelopment Law, the Agency will make statutory pass-through N payments to affected taxing entities. The Agency will also make pass-through payments m pursuant to its existing tax-sharing agreements with the following taxing entities: m Northwest: County of San Bernardino w Mt. Vernon Corridor: County of San Bernardino Flood District, County of San Bernardino and San Bernardino Municipal Water District. d E r U A M a ., PSG 12 Packet Pg. 1228 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B H. (513) Relocation of Persons Displaced by a Project m 1. (514) Relocation Program d In accordance with the provisions of the California Relocation Assistance Law a (Government Code Section 7260, et seq.), the guidelines adopted and promulgated by the California Department of Housing and Community Development (the "Relocation Guidelines") and the Method of Relocation adopted by the Agency, the Agency shall provide relocation benefits and assistance to all persons (including d families, business concerns and others) displaced by the Agency's acquisition of property in Merged Area B or as otherwise required by law. Such relocation (L assistance shall be provided in the manner required by the Method of Relocation. In order to carry out a redevelopment project with a minimum of hardship, the Agency 4) will assist displaced households in finding decent, safe and sanitary housing within C their financial means and otherwise suitable to their needs. The Agency shall make a reasonable effort to relocate displaced individuals, families, and commercial and `m professional establishments within Merged Area B. The Agency is also authorized to provide relocation for displaced persons outside Merged Area B. m c m 2. (515) Relocation Benefits and Assistance M W The Agency shall provide all relocation benefits required by law and in conformance with the Method of Relocation, Relocation Guidelines, State Relocation Law (Government Code 7260 through 7277), Redevelopment Law, and any other A applicable rules and regulations. In addition, the Agency may make any additional 'a relocation payments which, in the Agency's opinion, may be reasonably necessary to =' carry out the purposes of this Merged Plan. These additional payments shall be subject to the availability of funds for such purpose. W as I. (516) Demolition Clearance Public Improvements Site Preparation and Removal of Hazardous Waste r W E 1. (517) Demolition and Clearance ¢ w A L The Agency is authorized, for property acquired by the Agency or pursuant to an agreement with the owner of property, to demolish, clear or move buildings, structures, or other improvements from any real property as necessary to carry out the purposes of this Merged Plan. m 2. (518) Public Improvements umii M To the extent permitted by law, the Agency is authorized to install and construct or to cause to be installed and constructed the public improvements and public utilities (within or outside Merged Area B) necessary to carry out the purposes of this w Merged Plan. Such public improvements include, but are not limited to: over or underpasses; bridges; streets; curbs; gutters; sidewalks; street lights; sewers; storm drains; traffic signals; electrical distribution systems, natural gas distribution systems; EE cable TV systems; fiber optics; water distribution systems; parks; plazas; playgrounds; public parking facilities; landscaped areas; schools; libraries; civic; a cultural; and recreational facilities; and pedestrian improvements. A list of proposed R S G 13 Packet Pg, 1229 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B public facilities and infrastructure improvement projects is included in the projects list set forth in Exhibit C and incorporated herein by reference. m m The Agency, as it deems necessary to carry out this Merged Plan and subject to the a consent of the Mayor and Common Council, may pay all or part of the value of the d land for and the cost of the installation and construction of any building, facility, 0 structure or other improvement which is publicly owned either within or outside g Merged Area B, upon both the Agency Board and the Mayor and Common Council y making the applicable determinations required pursuant to the Redevelopment Law. 'o When the value of such land or the cost of the installation and construction of such a. building, facility, structure or other improvement, or both, has been, or will be, paid or provided for initially by the City or other public corporation, the Agency may enter into a contract with the City or other public corporation under which it agrees to reimburse C the City or other public corporation for all or part of the value of such land or all or c part of the cost of such building, facility, structure or other improvements, or both, by R periodic payments over a period of years. Any obligation of the Agency under such contract shall constitute an indebtedness of the Agency for the purposes of carrying m out this Merged Plan. 3. (519) Preparation of Building Sites cMo M r The Agency may develop as a building site any real property owned or acquired by it. In connection with such development it may cause, provide, or undertake or make a provisions with other agencies for the installation, or construction of streets, utilities, parks, playgrounds and other public improvements necessary for carrying out this Merged Plan in Merged Area B. 4. (520) Removal of Hazardous Waste a d To the extent legally allowable, the Agency may take any actions which the Agency determines are necessary and which are consistent with other State and federal E laws, to remedy or remove a release of hazardous substances on, under, or from property within Merged Area B. 0 J. (521) Rehabilitation Moving of Structures by the Agency and Seismic Repairs rn L d 1. (522) Rehabilitation and Conservation m The Agency is authorized to rehabilitate and conserve, or to cause to be rehabilitated umii and conserved, any property, building or structure in Merged Area B owned by the m Agency. The Agency is also authorized to advise, encourage, and assist (through a I= loan program or otherwise) in the rehabilitation and conservation of property, i buildings or structures in Merged Area B not owned by the Agency to the extent w permitted by the Redevelopment Law. The Agency is authorized to acquire, restore, u rehabilitate, move and conserve buildings of historic or architectural significance. E r It shall be the purpose of this Merged Plan to allow for the retention of as many m existing businesses as practicable and to enhance the economic life of these a businesses by a program of voluntary participation in their conservation and �RSG 14 Packet Pg. 1230 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B rehabilitation. The Agency is authorized to conduct a program of assistance and enforcement to encourage owners of property within Merged Area B to upgrade and m maintain their property consistent with this Merged Plan and such standards as may be developed for Merged Area B. a` v The extent of rehabilitation in Merged Area B shall be subject to the discretion of the rn Agency based upon such objective factors as: Y a. Compatibility of rehabilitation with land uses as provided for in this d Merged Plan. a b. Economic feasibility of proposed rehabilitation and conservation activity. m C. Structural feasibility of proposed rehabilitation and conservational c activity. d. The undertaking of rehabilitation and conservation activities in an expeditious manner and in conformance with the requirements of this m Merged Plan and such property rehabilitation standards as may be adopted by the Agency. in e. The need for expansion of public improvements, facilities and utilities. M f. The assembly and development of properties in accordance with this Merged Plan. A The Agency may adopt property rehabilitation standards for the rehabilitation of a properties in Merged Area B. A H d 2. (523) Moving of Structures a m As necessary in carrying out this Merged Plan, the Agency is authorized to move, or w to cause to be moved, any building structures or other improvements from any real E property acquired which can be rehabilitated to a location within or outside Merged w Area B. a 3. (524) Seismic Retrofit rn For any project undertaken by the Agency within Merged Area B for building g rehabilitation or alteration in construction, the Agency may, by following all applicable M procedures which are consistent with local, State, and federal law, take those actions N which the Agency determines are necessary to provide for seismic retrofits. ro K. (525) Property Disposition and Development x X 1. (526) Real Property Disposition and Development W, c m a. (527) General E r v m For the purposes of this Merged Plan, the Agency is authorized to sell, lease, a exchange, subdivide, transfer, assign, pledge, encumber by mortgage or O RSG 15 Packet Pg. 1231 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B deed of trust, or otherwise dispose of any interest in real property. To the extent permitted by law, the Agency is authorized to dispose of real property m by negotiated lease or sale without public bidding. Except as otherwise permitted by law, before any interest in property of the Agency acquired in a whole or in part, directly or indirectly, with tax increment moneys is sold or d leased for development pursuant to this Merged Plan, such sale or lease rn shall be first approved by the Mayor and Common Council after public hearing. W Except as otherwise permitted by law, no real property acquired by the Q Agency, in whole or in part with tax increment, or any interest therein, shall be a. sold or leased for development pursuant to this Merged Plan for an amount less than its fair market value, or the fair reuse value at the use and with the covenants, conditions and development costs authorized by the sale or lease. G c Unless otherwise permitted by law, the real property acquired by the Agency in Merged Area B, except property conveyed to it by the City, shall be sold or leased to public or private persons or entities for improvement and use of the m property in conformance with this Merged Plan. To the extent permitted by rn law, real property may be conveyed by the Agency to the City, and where beneficial to Merged Area B, to any other public body without charge or for an amount less than fair market value. C All purchasers or lessees of property from the Agency shall be obligated to .5 use the property for the purposes designated in this Merged Plan, to begin and complete improvement of such property within a period of time which the Agency fixes as reasonable, and to comply with other conditions which the Agency deems necessary to carry out the purposes of this Merged Plan. During the period of redevelopment in Merged Area B, the Agency shall ensure that all provisions of this Merged Plan, and other documents formulated pursuant to this Merged Plan, are being observed, and that E development of Merged Area B is proceeding in accordance with applicable development documents and time schedules. o All development, whether public or private, must conform to this Merged Plan and all applicable federal, State, and local laws, including without limitation the City's planning and zoning ordinances, building, environmental and other E land use development standards. Such development must receive the m approval of all appropriate public agencies. m F- b. (528) Purchase and Development Documents X To provide adequate safeguards to ensure that the provisions of this Merged w Plan will be carried out and to prevent the recurrence of blight, all real d property sold, leased, or conveyed by the Agency, as well as all property E subject to Owner Participation Agreements, shall be made subject to the provisions of this Merged Plan by leases, deeds, contracts, agreements, a declarations of restrictions, provisions of the planning and zoning ordinances O RSG 16 °Packet Pg. 7232 s.l .a REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B of the City, conditional use permits, or other means. Where appropriate, as determined by the Agency, such documents or portions thereof shall be m recorded in the office of the Recorder of the County. a Leases, subleases, deeds, contracts, agreements, and declarations of a restrictions of the Agency may contain restrictions, covenants, covenants running with the land, rights of reverter, conditions subsequent, equitable servitudes, or any other provisions necessary to carry out this Merged Plan. U 0 The Agency shall reserve such powers and controls in Disposition and 0 Development Agreements or similar agreements as may be necessary to a. prevent transfer, retention, or use of property for speculative purposes and to ensure that redevelopment is carried out pursuant to this Merged Plan. 0 The Agency shall obligate lessees and purchasers of real property acquired S in redevelopment projects and owners of property improved as part of a redevelopment project to refrain from discrimination or segregation based F upon race, color, creed, religion, national origin, ancestry, sex, marital status, m sexual orientation, physical condition, pregnancy or pregnancy-related in condition, political affiliation or opinion, age, or medical condition in the sale, lease, sublease, transfer, use occupancy, tenure or enjoyment of property in Merged Area B. All property sold, leased, conveyed, or subject to Disposition and Development Agreements shall be expressly subject by appropriate documents to the restriction that all deeds, leases, subleases, or contracts for m the sale, lease, sublease or other transfer of land in Merged Area B shall contain such nondiscrimination and non-segregation clauses as are required A by law. 2. (529) Personal Property Disposition n m For the purposes of this Merged Plan, the Agency is authorized to sell, lease, exchange, subdivide, transfer, assign, pledge, encumber, or otherwise dispose of E personal property. m L. (530) Provision for Low and Moderate Income Housing d 1. (531) Definition of Terms m Unless otherwise permitted or required by law, the terms "affordable housing cost", 0° "replacement dwelling unit", "persons and families of low or moderate income", umii "substantially rehabilitated dwelling units" and "very low income households' as used M herein shall have the meanings as now defined by the Redevelopment Law and t= other State and local laws and regulations pertaining thereto. x X w 2. (532) Authority Generally 11 c m The Agency may, inside or outside Merged Area B: acquire real property, buildings E sites, buildings or structures, donate real property, improve real property or building sites, construct or rehabilitate buildings or structures, and take any other such a O RSG 17 Packet Pg.1233'.: 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B actions as may be permitted by the Redevelopment Law, in order to provide housing for persons and families of low or moderate income. m m d 3. (533) Replacement Housing a v Whenever dwelling units housing persons and families of low or moderate income rn are destroyed or removed from the low and moderate income housing market as part g of a redevelopment project subject to a written agreement, the Agency shall, within four years of such destruction or removal, rehabilitate, develop or construct, or cause to be rehabilitated, developed or constructed, for rental or sale to persons and Q families of low or moderate income, an equal number of replacement dwelling units o. which have an equal or greater number of bedrooms as those destroyed or removed units at affordable housing costs within the territorial jurisdiction of the Agency consistent with Redevelopment Law. o c B The Agency shall comply with all provisions of Redevelopment Law pertaining to replacement housing. L m 4. (534) New or Rehabilitated Dwelling Units Developed Within the Project Area M W Unless otherwise permitted by law, at least thirty percent (30%) of all new and substantially rehabilitated dwelling units developed by the Agency shall be available = at affordable housing cost to persons and families of low or moderate income and of a such thirty percent (30%), not less than fifty percent (50%) shall be available to and occupied by very low income households. Unless otherwise permitted by law, at least fifteen percent (15%) of all new and substantially rehabilitated dwelling units developed within Merged Area B by public or private entities or persons other than X the Agency shall be available at affordable housing cost to persons and families of low or moderate income and of such fifteen percent (15%), not less than forty percent (40%) shall be available at affordable housing cost to very low income households. The percentage requirements set forth in this Section 534 shall apply aE independently of the requirements of Section 533 of this Merged Plan and in the aggregate to the supply of housing to be made available pursuant to this Section 534 c and not to each individual case of rehabilitation, development or construction of dwelling units. m Pursuant to Section 33413(b) (4) of the Redevelopment Law, as may be amended from time to time, the Agency shall prepare and adopt a Housing Compliance Plan to 00 comply with the requirements set forth above, for Merged Area B. The Housing wi Compliance Plan shall be consistent with, and may be included within the Housing m Element of the City's General Plan. Unless otherwise permitted by law, the Housing Compliance Plan shall be reviewed and, if necessary, amended at least every five (5) years in conjunction with the Housing Element or Implementation Plan cycle. w Unless otherwise permitted by law, the Housing Compliance Plan shall ensure that the requirements of this section are met every ten (10) years. E s Except as otherwise permitted or required by law, the Agency shall require, by w contract or other appropriate means, that whenever any low and moderate income a housing units are developed within Merged Area B, such units shall be made O RSG 1e Packet Pg. 1234 9,H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B available on a priority basis for rent or purchase, whichever the case may be, to persons and families of low or moderate income displaced by the Project; failure to m give such priority shall not affect the validity of title to the real property upon which such housing units have been developed. a` m 5. (535) Duration of Dwelling Unit Availability Unless otherwise permitted by law, the Agency shall require the aggregate number Y of dwelling units rehabilitated, developed or constructed pursuant to Sections 533 d and 534 of this Merged Plan to remain available at affordable housing cost to very low income, low income, and moderate income households for the longest feasible a time, as determined by the Agency, but for not less than the period of the residential land use controls established in Section X of this Merged Plan. rr 0 6. (536) Relocation Housing c- m If insufficient suitable housing units are available in the City for use by persons and E d families of low or moderate income displaced by a Project, the Agency may, to the m extent of that deficiency, direct or cause the development, rehabilitation or construction of housing units within the City, both inside and outside Merged Area B. M W 7. (537) Increased and Improved Supply c Except as otherwise permitted by law, not less than twenty percent (20%) of all taxes a from CCW, Northwest, Uptown, Mt. Vernon Corridor, and 40`" Street, and not less than thirty percent (30%) of all taxes from State College, which are allocated to the Agency pursuant to subdivision (b) of Section 33670 of the Redevelopment Law and Section 702(2) and (3) of this Merged Plan shall be used by the Agency for the 0: purposes of increasing, improving and preserving the City's supply of low and 06 moderate income housing available at affordable housing cost as defined by Section 50052.5 of the California Health and Safety Code, to persons and families of low or moderate income, as defined in Section 50093 of the California Health and Safety E Code, and very low income households, as defined in Section 50105 of the California Health and Safety Code, unless one or more applicable findings are made pursuant 2 to the Redevelopment Law. `m The funds for this purpose shall be held in a separate Low and Moderate Income Housing Fund until used. Any interest earned by such Low and Moderate Income M Housing Fund shall accrue to the Housing Fund. 0° m m In implementing this Section 537 of this Merged Plan, the Agency may exercise any m or all of its powers including, but not limited to, the following: m_ X 1. Acquire real property or building sites. w 2. Improve real property or building sites with on-site or off-site improvements. E t 3. Donate real property to private or public persons or entities. A 4. Finance insurance premiums. a O RSG 19 Packet,Pg. 1235 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B 5. Construct buildings or structures. 6. Acquire buildings or structures. 00 R w 7. Rehabilitate buildings or structures. a` 8. Provide subsidies to, or for the benefit of, very low income households, as defined by Section 50105 of the California Health and Safety Code, lower income households, as defined by Section 50079.5 of the California Health and Safety Code, or persons and families of low or moderate income, as defined by Section 50093 of the California Health and Safety Code, to the extent those households a cannot obtain housing at affordable costs on the open market. Housing units available on the open market are those units developed without direct government subsidies. 0 9. Develop plans, pay principal and interest on bonds, loans, advances, or other indebtedness or pay financing or carrying charges. A c 10. Maintain the community's supply of mobile homes. m 11. Preserve the availability to lower income households of affordable housing units in housing developments which are assisted or �!? subsidized by public entities and which are threatened with imminent conversion to market rates. The Agency may use these funds to meet, in whole or in part, the replacement housing m provisions in Section 533 of this Merged Plan. These funds may be used inside or outside a ® Merged Area B; however, these funds may be used outside Merged Area B only if findings of benefit to Merged Area B are made pursuant to the Redevelopment Law. N d 8. (538) Duration of Affordability a Except as provided in Section 33334.3 of the Redevelopment Law, or as otherwise permitted by law, all new or substantially rehabilitated housing units developed or otherwise E assisted with moneys from the Low and Moderate Income Housing Fund pursuant to an a agreement approved by the Agency shall be required to remain available at affordable housing cost to persons and families of low or moderate income and very low income rj households for the longest feasible time, but for not less than the following periods of time: m rn a. Fifty-five years for rental units. However, the Agency may replace rental units with equally affordable and comparable rental units in another location within the m City if (i) the replacement units are available for occupancy prior to the m displacement of any persons and families of low or moderate income residing in Hi the units to be replaced, and (ii) the comparable replacement units are not 00 developed with moneys from the Low and Moderate Income Housing Fund. m x b. Forty-five years for owner-occupied units. However, the Agency may permit w sales of owner-occupied units prior to the expiration of the 45-year period for a price in excess of that otherwise permitted under Redevelopment Law Section d 33334.3 pursuant to an adopted program which protects the Agency's investment of moneys from the Low and Moderate Income Housing Fund. O PSG 20 Packet Pg. 1236. REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B c. Fifteen years for mutual self-help housing units which are occupied by and affordable to very low and low-income households. However, the Agency may m permit sales of mutual self-help housing units prior to expiration of the 15-year period for a price in excess of that otherwise permitted under Redevelopment ¢` Law Section 33334.3 pursuant to an adopted program that (i) protects the Agency's investment of moneys from the Low and Moderate Income Housing Fund, and (ii) ensures through a recorded regulatory agreement, deed of trust, or similar recorded instrument that if a mutual self-help housing unit is sold at any time after expiration of the 15-year period and prior to 45 years after the date of recording of the covenants or restrictions required pursuant to Law, the Agency 0 recovers, at a minimum, its original principal from the Low and Moderate Income a Housing Fund from the proceeds of the sales and deposits those funds into the Low and moderate Income Housing Fund. � 0 c 'v SECTION VI. (600) USES PERMITTED IN THE MERGED AREA B d A. (601) Maps and Uses Permitted m c R N The Map attached hereto as Exhibit A and incorporated herein illustrates the location of Merged Area B boundaries, the immediately adjacent streets, and existing public Go rights-of-way and public easements. The land uses permitted by this Merged Plan shall be those permitted by the General Plan and City zoning ordinances as they now exist or may hereafter be amended. a a d B. (602) Maior Land Uses (as now provided in the General Plan) N d Major land uses permitted within Merged Area B shall include: Commercial, Industrial, W Residential, Office Industrial Park, Public /Commercial Recreation, University Business Park, Public Facilities, Publicly-Owned Flood Control, Public Parks and special uses such as specific plan uses. The areas shown on the plan maps may be used for any of the various d kinds of uses specified for or permitted within such areas by the General Plan and Zoning E Ordinance as they exist or are hereafter amended in the future. 0 C. (603) Public Uses d rn 1. (604) Public Street Layout. Rights-of-Way and Easements m The public street system for Merged Area B is illustrated on the Map identified as m Exhibit A. The street system in Merged Area B shall be developed in accordance mi with the Circulation Element of the General Plan. m m Certain streets and rights-of-way may be widened, altered, abandoned, vacated, or x closed by the City as necessary for proper development of Merged Area B. w Additional easements may be created by the Agency and City in Merged Area B as needed for proper development and circulation. E r The public rights-of-way shall be used for vehicular, bicycle and/or pedestrian traffic as well as for public improvements, public and private utilities, and activities typically a O RSG 21 Packet Pg. 1237 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B found in public rights-of-way. In addition, all necessary easements for public uses, public facilities, and public utilities may be retained or created. m m m 2. (605) Other Public and Open Space Uses a` a Both within and, where appropriate, outside of Merged Area B, the Agency is authorized to permit, establish, or enlarge public, institutional, or non-profit uses, including, but not limited to, schools, community centers, auditorium and civic center facilities, criminal justice facilities, park and recreational facilities, parking facilities, m transit facilities, libraries, hospitals, educational, fraternal, philanthropic and Q charitable institutions or other similar associations or organizations. All such uses a shall be deemed to conform to the provisions of this Merged Plan provided that such a) uses are in conformance with all other applicable laws and ordinances and that such � uses are approved by the City. The Agency may impose such other reasonable C restrictions as are necessary to protect development and uses in Merged Area B. c a R D. (606) Conforming Properties/Certificates of Conformance d m The Agency may, in its sole and absolute discretion, determine that certain real properties in within Merged Area B meet the requirements of this Merged Plan, and the owners of such n properties may be permitted to remain as owners of conforming properties without a Owner Participation Agreement with the Agency, provided such owners continue to operate, use, and maintain the real properties within the requirements of this Merged Plan. If such a determination is made by the Agency, the Agency may issue a Certificate of Conformance m a to qualifying properties and these properties will not be subject to acquisition by eminent domain under this Merged Plan so long as the property continues to conform to this Merged m Plan and to other terms and conditions required by the Agency. If a property owner makes • written request for a Certificate of Conformance, the Agency shall, within 120 days, issue W • Certificate of Conformance, or notify the property owner in writing what specific action the owner must take in order to receive a Certificate of Conformance. If a Certificate of Conformance is issued, the Agency may not institute an eminent domain action to acquire the property covered by the Certificate of Conformance as long as the property is E maintained in good condition. A An owner of a conforming property may be required by the Agency to enter into a Owner ° Participation Agreement with the Agency in the event that such owner desires to (1) construct any additional improvements or substantially alter or modify existing structures on any of the real property described above as conforming; or (2) acquire additional property 2 within Merged Area B. 00 m m E. (607) Nonconforming Uses m The Agency is authorized but not required to permit an existing use to remain in an existing building in good condition if the use does not conform to the provisions of this Merged Plan, w provided that such use is generally compatible with existing and proposed developments and uses in Merged Area B. E E The Agency may, but is not required to, authorize additions, alterations, repairs or other improvements in Merged Area B for uses which do not conform to the provisions of this a O RSG 22 PacketPgr1238 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B Merged Plan where, in the determination of the Agency, such improvements would be compatible with surrounding Merged Area B uses and proposed development. m m m F. (608) Interim Uses a` V Pending the ultimate development of land by developers and participants, the Agency is authorized to use or permit the use of any land in Merged Area B for interim uses not in g conformity with the uses permitted in this Merged Plan. Such interim use, however, shall conform to all applicable sections of the City codes other than permitted uses. ,�, 0 L G. (609) General Controls and Limitations a m All real property in Merged Area B is hereby made subject to the controls and requirements z of this Merged Plan. No real property shall be developed, redeveloped, rehabilitated, or G otherwise changed after the date of the adoption of this Merged Plan except in conformance ` with the goals and provisions of this Merged Plan and all applicable City codes and ordinances. The land use controls of this Merged Plan shall apply for the periods set forth in Section X below. The type, size, height, number and use of buildings within Merged Area B m will be controlled by the applicable City planning and zoning ordinances as they now exist or w may hereafter be amended from time to time. M W 1. (610) New Construction c All construction in Merged Area B shall comply with all applicable State and local a laws in effect from time to time. In addition to applicable City codes, ordinances, or other requirements governing development in the Merged Area B, additional specific m performance and development standards may be adopted by the Agency to control ; and direct improvement activities in Merged Area B. 2. (611) Rehabilitation m a c m Any existing structure within Merged Area B which the Agency shall approve for E retention and rehabilitation shall be repaired, altered, reconstructed, or rehabilitated w in such a manner that it will meet the following requirements: be safe and sound in 2 all physical respects, be attractive in appearance and not detrimental to the surrounding uses. ar L d 3. (612) Number of Dwelling Units m The total number of dwelling units in Merged Area B shall be regulated by the umii General Plan. As of the date of adoption of the Adopting Ordinance, there are m approximately 11,398 dwelling units in Merged Area B according to 2000 United t= States Census Data. x X w 4. (613) Open Space and Landscaping c m The approximate amount of open space to be provided in Merged Area B is the total r of all areas so designated and diagrammed in the Land Use Element of the General Plan and those areas in the public rights-of-way or provided through site coverage a limitations on new development as established by the City and this Merged Plan. Q RSG 23 Packet Pg. 1239 sH,a REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B Landscaping shall be developed in Merged Area B to ensure optimum use of living plant material in conformance with the standards of the City. m m m 5. (614) Limitations on Type, Size and Height of Buildings ¢` v The limits on building intensity, type, size and height, shall be established in �+ accordance with the provisions and diagrams of the General Plan and the zoning g ordinances, as they now exist or are hereafter amended. v m 6. (615) Signs a All signs shall conform to the City's requirements. Design of all proposed new signs shall be submitted prior to installation to the appropriate governing bodies of the City and/or the Agency for review and approval pursuant to the Municipal Code of the o City and procedures permitted by this Merged Plan. New signs must contribute to a 'v reduction in sign blight. `m C d 7. (616) Utilities m c R The Agency shall require that all utilities be placed underground whenever physically possible and economically feasible. 8. (617) Incompatible Use r m a No use or structure which is by reason of appearance, traffic, parking, smoke, glare, a noise, odor, or similar factors incompatible with the surrounding areas, structures, or m uses shall be permitted in any part of Merged Area B, except as otherwise permitted by the City. 9. (618) Subdivision of Parcels c d No parcels in Merged Area B, including any parcel retained by a participant, shall be a consolidated, subdivided or re-subdivided without the approval of the City, and, if w necessary for purposes of this Merged Plan, by the Agency. 0 10. (619) Minor Variations `m m w The Agency is authorized to permit minor variations from the limits, restrictions and 2 controls established by this Merged Plan. In order to permit any such variation, the 0° Agency must determine all of the following: umii m a. The application of certain provisions of this Merged Plan would result in practical difficulties or unnecessary hardships inconsistent with the general purposes and intent of this Merged Plan. w b. There are exceptional circumstances or conditions applicable to the property or to the intended development of the property which do not E apply generally to other properties having the same standards, restrictions, and controls. a O RSG 24 Packet Pg. 1240 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B c. Permitting a variation will not be materially detrimental to the public welfare or injurious to property or improvements in the area. m d. Permitting a variation will not be contrary to the objectives of this Merged Plan. a v No such variation shall be granted which permits other than a minor departure from rn the provisions of this Merged Plan. In permitting any such variation, the Agency shall impose such conditions as are necessary to protect the public health, safety, or welfare, and to assure compliance with the purposes of this Merged Plan. d H. (620) Design for Development n. d Within the limits, restrictions, and controls established in this Merged Plan, and subject to the provisions of Sections 601 and 609 herein, the Agency is authorized to establish heights C of buildings, land coverage, setback requirements, parking requirements, design criteria, traffic circulation, traffic access, and other development and design controls necessary for m proper development of both private and public areas within Merged Area B. E d m No new improvement shall be constructed, and no existing improvement shall be substantially modified, altered, repaired, or rehabilitated except in accordance with this Merged Plan and any such controls approved by the Agency. In the case of property which is the subject of a Disposition and Development Agreement or an Owner Participation Agreement with the Agency, such property shall be developed in accordance with the provisions of such Agreement. One of the objectives of this Merged Plan is to create an .2 attractive and pleasant environment in Merged Area B. Therefore, such plans shall give consideration to good design, open space and other amenities to enhance the aesthetic quality of Merged Area B. The Agency shall not approve any plans that do not comply with this Merged Plan except as permitted by Section 619 of this Merged Plan. z I. (621) Building Permits C Any building permit that is issued for the rehabilitation or construction of any new building or E any addition, construction, moving, conversion or alteration to an existing building in Merged a Area B from the date of adoption of this Merged Plan must be in conformance with the provisions of this Merged Plan, any design for development adopted by the Agency, any restrictions or controls established by resolution of the Agency, and any applicable participation or other agreements. v m The Agency is authorized to establish permit procedures and approvals required for purposes of m this Merged Plan. A building permit shall be issued only after the applicant for same has been mi granted all approvals required by the City and the Agency at the time of application. m m SECTION VII. (700) METHODS FOR FINANCING THE PROJECT X w A. (701) General Description of the Proposed Financing Methods E Upon adoption of this Merged Plan by the Mayor and Common Council, the Agency is m authorized to finance implementation of this Merged Plan with assistance from local a sources, the State and/or the federal government, property tax increment, interest income, (Sy)RSG 25�-�' Packet Pg. 1241 s.H.a REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B Agency bonds, donations, loans from private financial institutions or from any other available sources of financing which are legally available and do not conflict with the objectives of this m Merged Plan. a The Agency is also authorized to obtain advances, borrow funds, issue bonds or other d obligations, and create indebtedness in carrying out this Merged Plan. The principal and 0 interest on such indebtedness may be paid from tax increment revenue or any other funds available to the Agency. Advances and loans for survey and planning and for the operating capital for administration of this Merged Plan may be provided by the City until adequate tax d increment revenue or other funds are available to repay the advances and loans. The City o or other public agency, as it is able, may also supply additional assistance through issuance o. of bonds, loans and grants and in-kind assistance. Any assistance shall be subject to terms a established by an agreement between the Agency, City and/or other public agency providing � such assistance. G c As available, gas tax funds from the State and sales tax funds from the County may be used A for the street system. F m The Agency may issue bonds or other obligations and expend their proceeds to carry out in this Merged Plan. The Agency is authorized to issue bonds or other obligations as appropriate and feasible in an amount sufficient to finance all or any part of Merged Plan implementation activities. The Agency shall pay the principal and interest on bonds or other obligations of the Agency as they become due and payable. c m a. B. (702) Tax Increment Revenue v m Y All taxes levied upon taxable property within Merged Area B each year by or for the benefit of the State, County, City or other public corporation (hereinafter called 'Taxing Agency" or m "Taxing Agencies") after the effective date of the Adopting Ordinance, shall be divided as �+ follows: m c d 1. That portion of the taxes which would be produced by the rate upon which the a tax is levied each year by or for each of the Taxing Agencies upon the total sum of the assessed value of the taxable property in Merged Area B as 2 shown upon the assessment roll used in connection with the taxation of such ° property by such Taxing Agency, last equalized prior to the effective date of such Adopting Ordinance, shall be allocated to and when collected shall be paid to the respective Taxing Agencies as taxes by or for the Taxing Agencies on all other property are paid (for the purpose of allocating taxes m levied by or for any Taxing Agency or Agencies which did not include the territory in Merged Area B on the effective date of the Adopting Ordinance but m� to which such territory has been annexed or otherwise included after such effective date, the assessment roll of the County last equalized on the effective date of the Adopting Ordinance shall be used in determining the w assessed valuation of the taxable property in Merged Area B on the effective date). d E s 2. That portion of the levied taxes each year in excess of such amount shall be allocated to, and when collected shall be paid into, a special fund of the a Agency to pay the principal of and interest on loans, monies advanced to, or PSG 26 Packet Pg, 1242 s.Ha REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED,AMENDED,AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B indebtedness (whether funded, refunded, assumed, or otherwise) incurred by the Agency to finance or refinance in whole or in part, the redevelopment m project. Unless and until the total assessed valuation of the taxable property in Merged Area B exceeds the total assessed value of the taxable property in a Merged Area B as shown by the last equalized assessment roll referred to in paragraph (1.) hereof, all of the taxes levied and collected upon the taxable property in Merged Area B shall be paid to the respective Taxing Agencies. g When the loans, advances, and indebtedness, if any, and interest thereon, have been paid, all monies thereafter received from taxes upon the taxable m property in Merged Area B shall be paid to the respective Taxing Agencies as 0 taxes on all other property are paid. a. Q 3. That portion of the taxes in excess of the amount identified in paragraph (1.) above which is attributable to a tax rate levied by a Taxing Agency for the G purpose of producing revenues in an amount sufficient to make annual repayments of the principal of and interest on any bonded indebtedness for the acquisition or improvement of real property shall be allocated to, and when collected shall be paid into, the fund of that Taxing Agency. This m paragraph (3.) shall only apply to taxes levied to repay bonded indebtedness in approved by the voters on or after January 1, 1989. M The Agency is authorized to make pledges as to specific advances, loans and indebtedness Cn as appropriate in carrying out the Project. The portion of taxes allocated and paid to the Agency pursuant to subparagraph (2.) above is irrevocably pledged to pay the principal of m a and interest on loans, monies advanced to, or indebtedness (whether funded, refunded, assumed, or otherwise) incurred by the Agency to finance or refinance, in whole or in part, A the redevelopment program for Merged Area B. w a Pursuant to Section 33333.10(e) of the Redevelopment Law, after the time limitation on the payment of indebtedness and receipt of tax increment revenue that would have taken effect, if not for the amendment to extend this time limitation, the Agency shall spend tax increment funds (except for monies deposited into the Low and Moderate Income Housing Fund) E collected from State College on those portions of the Merged Area B identified on Exhibit D as blighted or necessary and essential. 0 C. (703) Agency Bonds m The Agency is authorized to issue bonds and other obligations from time to time, if it deems 2 it appropriate to do so, in order to finance all or any part of this Merged Plan implementation m m activities. yi m Neither the members of the Agency nor any persons executing the bonds are liable personally on the bonds or other obligations by reason of their issuance. X The bonds and other obligations of the Agency are not a debt of the City or the State; nor w are any of its political subdivisions liable for them; nor in any event shall the bonds or d obligations be payable out of any funds or properties other than those of the Agency; and E such bonds and other obligations shall so state on their face. The bonds and other obligations do not constitute indebtedness within the meaning of any constitutional or a statutory debt limitation or restriction. RSG 27 Packet Pg. 1243 - REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B Pursuant to Sections 33471 and 33475 of the Redevelopment Law, taxes attributable to m each constituent Project Area of Merged Area B adopted on or prior to January 1, 1978, pursuant to Section 33670 of the Redevelopment Law, shall be first used to comply with the ¢` terms of any bond resolution or other agreement pledging such taxes from the constituent d Project Area until a refunding has occurred which satisfies the terms of such bond or agreement. V The amount of bonded indebtedness, to be repaid in whole or in part from the allocation of d taxes pursuant to Section 33670 of the Redevelopment Law, which can be outstanding at 0 one time, shall not exceed the limit as stated in Section 1004 of this Merged Plan, except by IL amendment to this Merged Plan. m o: D. (704) Other Loans and Grants o c 'v Any other loans, grants, guarantees or financial assistance from the federal government, the R State, or any other public or private source will be utilized, if available, as appropriate in F carrying out this Merged Plan. In addition, the Agency may make loans as permitted by law m to public or private entities for any of its redevelopment purposes. E. (705) Rehabilitation Loans, Grants, and Rebates M r The Agency and the City may commit funds from any source to rehabilitation programs for the purposes of loans, grants, or rebate payments for self-financed rehabilitation work. The a rules and regulations for such programs shall be those which may already exist or which may be developed in the future. The Agency and the City shall seek to acquire grant funds m and direct loan allocations from State and federal sources, as they may be available from time to time, for the carrying out of such programs. a'f a SECTION VIII. (800)ACTIONS BY THE CITY m E 4 The City shall aid and cooperate with the Agency in carrying out this Merged Plan and shall take all reasonable actions necessary to ensure the continued fulfillment of the purposes of this Merged 2 Plan and to prevent the recurrence or spread of blighting conditions in Merged Area B. Actions by the City may include, but shall not be limited to, the following: rn L d 1. Institution and completion of proceedings for opening, closing, vacating, widening, or changing the grades of streets, alleys, and other public rights-of- m way, and for other necessary modifications of the streets, the street layout, and other public rights-of-way in Merged Area B. Such action by the City 0° shall include the requirement of abandonment and relocation by the public m utility companies of their operations in public rights-of-way as appropriate to x carry out this Merged Plan, provided that nothing in this Merged Plan shall be w deemed to require the cost of such abandonment, removal, and relocation to be borne by others than those legally required to bear such costs. E 2. Institution and completion of proceedings necessary for changes and improvements to publicly-owned parcels and utilities in Merged Area B. a O PSG 28 Packet Pg. 1244 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B 3. Performance of the above, and of all other functions and services relating to public health, safety, and physical development normally rendered in m accordance with a schedule which will permit the redevelopment of Merged Area B to be commenced and carried to completion without unnecessary ¢` delays. d rn 4. Imposition, whenever necessary, of appropriate design controls within the limits of this Merged Plan in Merged Area B to ensure proper development and use of land. v 0 5. Provisions for administration/enforcement of this Merged Plan by the City o after completion of development. a. 6. The undertaking and completion of any other proceedings necessary to carry out the Project. 0: 0 7. The expenditure of any City funds in connection with redevelopment of the E 'v Project Area pursuant to this Merged Plan. R c 8. Revision of the City zoning ordinance, adoption of specific plans or execution m of statutory development agreements to permit the land uses and facilitate the development authorized by this Merged Plan. rn M m SECTION IX. (900) ADMINISTRATION AND ENFORCEMENT Upon adoption, the administration and enforcement of this Merged Plan or other documents m implementing this Merged Plan shall be performed by the City and/or the Agency, as appropriate. a n The provisions of this Merged Plan or other documents entered into pursuant to this Merged Plan o may also be enforced by litigation or similar proceedings by either the Agency or the City. Such ,�, remedies may include, but are not limited to, specific performance, damages, re-entry onto W property, power of termination, or injunctions. In addition, any recorded provisions which are expressly for the benefit of owners of property in Merged Area B may be enforced by such owners. c All provisions in Redevelopment Law as may be required to be included in a redevelopment plan are hereby incorporated as if fully set forth herein. ¢ A 0 d rn v m M m m mFE X w c m E r v R z RSG 2s Packet Pg. 1245 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B SECTION X. (1000) PLAN LIMITATIONS m A. (1001) Effectiveness of this Merged Plan a Except for the non-discrimination and non-segregation provisions which shall run in W perpetuity, and except as otherwise provided herein, the provisions of this Merged Plan shall be effective, and the provisions of other documents formulated pursuant to this Merged Plan may be made effective as follows: d Merged Area B- Project Areas Time Limit a Central City West February 17, 2019 ; State College April 27, 2023 Northwest July 6, 2025 z Uptown June 18, 2027 °c 401h Street August 10, 2030 a Mt. Vernon Corridor June 25, 2031 Added Area July 17, 2042 m c After the time limit on the effectiveness of this Merged Plan has expired, the Agency shall in have no authority to act pursuant to this Merged Plan except to pay previously incurred M indebtedness and to enforce existing covenants or contracts. However, if the Agency has not completed its housing obligations pursuant to Section 33413 of the Redevelopment Law, -- the Agency shall retain its authority to implement requirements under Section 33413, R including the ability to incur and pay indebtedness for this purpose, and shall use this a authority to complete these housing obligations as soon as is reasonably possible. m Y R V N d B. (1002) Limitation on Incurring Debt 06 The time limits on the establishing of loans, advances, and indebtedness to be paid with the d proceeds of property taxes received pursuant to Section 33670 of the Redevelopment Law to c finance in whole or in part the redevelopment project are as follows: E ¢ x Merged Area B- Project Areas Time Limit 0 Central City West Eliminated State College Eliminated rn Northwest Eliminated d Uptown Eliminated 401h Street July 10, 2020 m Mt. Vernon Corridor Eliminated wi Added Area July 17, 2032 m m This limit, however, shall not prevent the Agency from incurring debt to be paid from the Low z and Moderate Income Housing Fund or establishing more debt in order to fulfill the Agency's w housing obligations under Section 33413 of the Redevelopment Law. The loans, advances, or indebtedness may be repaid over a period of time longer than this time limit as provided E herein. No loans, advances or indebtedness to be repaid from the allocation of taxes shall be established or incurred by the Agency beyond this time limitation. This limit shall not prevent the Agency from refinancing, refunding, or restructuring indebtedness after the time ¢ `fir► PSG 30 Packet Pg. 1246 i REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B limit if the indebtedness is not increased and the time during which the indebtedness is to be repaid is not extended beyond the time limit to repay indebtedness required by this section. m m d Pursuant to Sections 33471 and 33475 of the Redevelopment Law, taxes attributable to a each constituent Project Area of Merged Area B adopted on or prior to January 1, 1978, d pursuant to Section 33670 of the Redevelopment Law, shall be first used to comply with the rn terms of any bond resolution or other agreement pledging such taxes from the constituent Project Area until a refunding has occurred which satisfies the terms of such bond or agreement. d 0 The time limits established in this Section 1002 may be extended in the manner provided by °- law. 4) m C. (1003) Limitation on Receipt of Tax Increment and Payment of Indebtedness 0 0 c a Except as otherwise provided herein, the limitations on the receipt of tax increment and the payment of indebtedness with the proceeds of property taxes received pursuant to Section 33670 of the Redevelopment Law are as follows: 00 c m Merged Area B- Project Areas Time Limit Central City West February 17, 2029 0 State College April 27, 2033 Northwest July 6, 2035 Uptown June 18, 2037 a 40th Street August 10, 2045 a Mt. Vernon Corridor June 25, 2041 Added Area July 17, 2057 D. (1004) Limitation on the Amount of Bonded Indebtedness a v v This Merged Plan authorizes the issuance of bonds to be repaid in whole or in part from the allocation of taxes pursuant to Redevelopment Law Section 33670. Except by amendment E of this Merged Plan, the amount of bonded indebtedness which can be outstanding at one time and payable in whole or in part from tax allocations attributable to Merged Area B shall 2 not exceed four hundred and sixty one million dollars ($461,000,000). If other sources of payment are lawfully combined with tax allocations, there shall be no limit as to the amount ;, of bonded indebtedness serviceable from such other source of funds. m E. (1005) Limitation on the Collection of Tax Increment 00 m Taxes, as defined in Section 33670 of the Redevelopment Law, collected from Merged Area m B shall not be divided and shall not be allocated to the Agency in excess of three billion dollars ($2,800,000,000)except by further amendment of this Merged Plan. X W Y C d E s U A Q RSG 31 Packet Pg 1247 ' 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B SECTION XI. (1100) PROCEDURE FOR AMENDMENT 0° m m This Merged Plan may be amended by means of the procedure established in Sections 33450- Q 33458 of the Redevelopment Law or by any other procedure hereafter established by law. d This Merged Plan is to be liberally construed and not interpreted as a limitation on the powers of the Agency. Notwithstanding any provision in this Merged Plan to the contrary, the Agency may hereby utilize all powers of a redevelopment agency pursuant to the Redevelopment Law and all other c applicable laws, as the same now exists or may hereafter be amended or adopted. a` d a d 0 c a m C d m C 10 N M W M a A a a m m w N d ca d L C d E Q R d d m m N m F m 2 W W C d E t u A M Y Q Q RSG 32 Packet Pg.,1248 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B EXHIBIT A—MAP OF MERGED AREA B REDEVELOPMENT PROJECT AREA m iD v L a v m MAP OF PROJECT AREAS EXHIBIT A rn SAN BERNARDINO MERGED AREA B l t u A'iNCT�Y Q�� __ ADDED O bTATE COLLEGE AREA 0 f&E- PROJECTAREA 1 IL ADDED AREA Y- pP 5gTN B �, ry O y c TH ,r4 40TH STREET PROJECTAREA C L - 4DTH - d 39T -9TH m ADDED RI ADDED (2 ❑ 36TH >ati AREA NORTHWEST AREA ''� "' c .. PROJECTAREA. E rr "" s .*' DO to . A1AR ADDED .�.. ADDED { rA-Y!3fST AREA -L AREA F D C O 28TH. 287H 2 ADDED .. AREA CL N 24TH 2 I _ 3k MGH R ADDED +' ` - !.18TH AREA d . 76TH - � 9b YfftGlAYA C. 14TH 3 ADDED v N AREA x - "BASELIN G V OTH 0) C ADDED _ ADDED — E AREA BTH k 8 ARIEA 4 671- R ADDED 1, L.. `I d ADDED AREA J 2 '� AREA vs - L RIALTO 0) LQ CD CENTRAL CITY WEaT I ' PROJECT AREA y -� V �A ❑ - ' d LQSan Bernardino City ? : UFF PROJEC AREA yl Added Areas T. _ ��-, m 40th Street Project rvowleAN ~ Mt.Vernon Corridor Project MT VERNON N m Northwest Project CORRIDOR COOL I X State College Project PROJECTAREA ^/ - HARD- W .__., ❑ .. Uptown Project -- _ Central City West Project RT1,} _,~ E L U 0 025 0s 1 15 2 r rune: Source:San Bernardino GIS Department and ESRI 4 Q PSG 33 Packet Pg.1249' 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN EXHIBIT 13- MERGED AREA B BOUNDARY DESCRIPTIONS m m d The boundary description of the Added Area is as follows: a a This boundary description is to be used in conjunction with the boundary map of the Added Areas to the San Bernardino Redevelopment Project Merged Area B, for the City of San Bernardino. The course numbers shown on this description correspond with the course numbers of the boundary map. The description is for that portion of real property of the City of San Bernardino, County of San Bernardino, State of California described as follows: o L CL i m Merge Area B Added Area A m m P.O.B. °c L Beginning at a point at the intersection of the centerline of Fourth Avenue, variable wide, and the Easterly prolongation of the Northerly line of Parcel 10, as shown on Book 0265, Page 21, Block m 211, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009, said intersection w also being along the City boundary of San Bernardino, as existed on February 11, 2010; thence M M r A Course 1. Southerly along the said last described centerline of Fourth Street, a distance of 718 a feet, more or less, to the intersection with the Southeasterly prolongation of the Northerly line of Parcel 18, as shown on Book 0265, Page 21, Block 211, of County of San Bernardino Tax ;g Assessor's Maps, last revised June 9, 2009, said intersection also being along the Existing State z College Project Area, as existed on April 27, 1970; thence 06 m M Course 2. Northwesterly along the said last described Southeasterly prolongation and Northerly E line of said last described Parcel 18, a distance of 752 feet, more or less, to the intersection with the a Westerly line of Parcel 22, as shown on Book 0265, Page 21, Block 211, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009; thence o` d m Course 3. Northerly along the said last described Westerly line of Parcel 22 and Westerly line of Parcels 12, and 10, as shown on Book 0265, Page 21, Block 211, of County of San Bernardino m Tax Assessor's Maps, last revised June 9, 2009, a distance of 339 feet, more or less, to the m intersection with the Northerly line of said last described Parcel 10; thence yi m m Course 4. Easterly along the said last described Northerly line and its Easterly prolongation, a = distance of 660 feet, more or less, to the point of beginning. w Y C E s u Total Approximate Acres in Added Area A = 8 Acres a RcjG 34 PacketPg. 1250 9.H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Merge Area B Added Area B m R m P.O.B. a v rn d Beginning at a point at the intersection of the Easterly right of way line of Johnson Street, variable wide, and the Northwest corner of Parcel 06, as shown on Book 0271, Page 2, Block 021, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009, said intersection also 0 being along the City boundary of San Bernardino, as existed on February 11, 2010; thence a` d v d z 0 Course 1. Easterly along the said last described City Boundary and its various courses, a distance of 1192 feet, more or less, to the intersection with the centerline of Lorraine Drive, variable R c width; thence m c m Course 2. Southerly along the said last described centerline, a distance of 37 feet, more or less, to the intersection with the Westerly prolongation of the Northerly line of Parcel 8, as shown on Book 0154, Page 64, Block 641, of County of San Bernardino Tax Assessor's Maps, last revised February 8, 2008; thence a Course 3. Easterly along the said last described Westerly prolongation and Northerly line of said last described Parcel 8 and Northerly line of Parcel 2, as shown on Book 0154, Page 64, Block 641, of County of San Bernardino Tax Assessor's Maps, last revised February 8, 2008, and the a Easterly prolongation of the Northerly line of said Parcel 2, a distance of 310 feet, more or less, to ca the intersection with the centerline of Electric Drive, variable width; thence c d E Course 4. Southeasterly along the said last described centerline, a distance of 235 feet, more or less, to the intersection with the centerline of 40th Street, variable width; thence 0 m Course 5. Westerly along the said last described centerline, a distance of 1530 feet, more or less, to the intersection with the Easterly right of way line of Johnson Street, variable width; thence m m fA Course 6. Northerly along the said last described Easterly right of way line, a distance of 276 m feet, more or less, to the point of beginning. m_ x X w c m E Total Approximate Acres in Added Area B = 9 Acres a Q RSG 35 Packet Pg.'1251 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN m m m L Q V d Merge Area B Added Area C Y V P.O.B. L a Beginning at a point at the intersection of the centerline of Acacia Avenue, 50 feet wide, and the centerline of 36th Street, 82 feet wide; thence 0 c 'v L A c Course 1. Easterly along the said last described centerline of 36th Street, a distance of 540 m feet, more or less, to the intersection with the Northerly prolongation of the Easterly line of Parcel 1, c as shown on Book 0152, Page 06, Block 061, of County of San Bernardino Tax Assessor's Maps, in last revised June 7, 2007; thence m Course 2. Southerly along the said last described Northerly prolongation and Easterly line of Parcel 1, and the Easterly lines of Parcel 21, 19, and 20, as shown on Book 0152, Page 06, Block a ( 061, of County of San Bernardino Tax Assessor's Maps, last revised June 7, 2007, a distance of d �r 315 feet, more or less, to the intersection with the Northerly line of Parcel 13, as shown on Book is 0152, Page 06, Block 061, of County of San Bernardino Tax Assessor's Maps, last revised June 7, 2007; thence ,5 s m r Course 3. Easterly along the said last described Northerly line, a distance of 6 feet, more or E less, to the intersection with the Easterly line of said last described Parcel 13; thence a R L Course 4. Southerly along the said last described Easterly line, a distance of 65 feet, more or L less, to the intersection with the Southerly line of said last described Parcel 13; thence L d Course 5. Westerly along the said last described Southerly line, a distance of 5 feet, more or m less, to the intersection with the Easterly line of Parcel 12, as shown on Book 0152, Page 06, Block 0 061, of County of San Bernardino Tax Assessor's Maps, last revised June 7, 2007; thence m m_ x Course 6. Southerly along the said last described Easterly line, a distance of 67 feet, more or w less, to the intersection with the Southerly line of said last described Parcel 12; thence c d E r Course 7. Westerly along the said last described Southerly line, a distance of 31 feet, more or less, to the intersection with the Easterly line of Parcel 23, as shown on Book 0152, Page 06, Block a 061, of County of San Bernardino Tax Assessor's Maps, last revised June 7, 2007; thence (q RSG 36 Packia Pg.1252 9.H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 8. Southerly along the said last described Easterly line and Easterly line of Parcel 24 and its Southerly prolongation, as shown on Book 0152, Page 06, Block 061, of County of San ° Bernardino Tax Assessor's Maps, last revised June 7, 2007, a distance of 157 feet, more or less, to a the intersection with the centerline of 35th Street, 82 feet wide; thence v d rn d Course 9. Easterly along the said last described centerline of 36th Street, a distance of 3 feet, more or less, to the intersection with the Northerly prolongation of the Easterly line of Parcel 1, as shown on Book 0152, Page 08, Block 081, of County of San Bernardino Tax Assessor's Maps, last o revised October 6, 2004; thence a m a m Course 10. Southerly along the said last described Northerly prolongation and Easterly line of m Parcel 1 and the Easterly line of Parcel 12, as shown on Book 0152, Page 08, Block 081, of County °c of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, a distance of 158 feet, more or less, to the intersection with the Northerly line of Parcel 18, as shown on Book 0152, Page 08, E Block 081, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence m c R N Course 11. Easterly along the said last described Northerly line, a distance of 24 feet, more or less, to the intersection with the Easterly line of said last described Parcel 18; thence M c m Course 12. Southerly along the said last described Easterly line, a distance of 66 feet, more or a less, to the intersection with the Northerly line of Parcel 4, as shown on Book 0152, Page 08, Block d 081, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence; y m W ad Course 13. Easterly along the said last described Northerly line, a distance of 126 feet, more or v less, to the intersection with the Easterly line of said last described Parcel 4; thence m E Course 14. Southerly along the said last described Easterly line, a distance of 66 feet, more or less, to the intersection with the Southerly line of said last described Parcel 4; thence; o d rn Course 15. Westerly along the said last described Southerly line, a distance of 125 feet, more or less, to the intersection with the Easterly line of Parcel 23, as shown on Book 0152, Page 08, Block m 081, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence; m m Course 16. Southerly along the said last described Easterly line, a distance of 66 feet, more or m less, to the intersection with the Northerly line of Parcel 6, as shown on Book 0152, Page 08, Block x 081, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence; w Y d Course 17. Easterly along the said last described Northerly line, a distance of 125 feet, more or E less, to the intersection with the Easterly line of said last described Parcel 6; thence • R'SG 37 Packet Pg. 1253 9.H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 18. Southerly along the said last described Easterly line, a distance of 66 feet, more or less, to the intersection with the Southerly line of said last described Parcel 6; thence; m m d Course 19. Westerly along the said last described Southerly line, a distance of 140 feet, more or a less, to the intersection with the Easterly line of Parcel 11, as shown on Book 0152, Page 08, Block d 081, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence; Course 20. Southerly along the said last described Easterly line and the Easterly line of Parcels d 29 and 27, as shown on Book 0152, Page 08, Block 081, of County of San Bernardino Tax a Assessor's Maps, last revised October 6, 2004, and the Southerly prolongation of the Easterly line of said last described Parcel 27, and the Easterly line of Parcels 30, 25, 17, and 16, as shown on Book 0152, Page 10, Block 103, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, a distance of 491 feet, more or less, to the intersection with the Northerly line of Parcel 35, as shown on Book 0152, Page 10, Block 103, of County of San Bernardino Tax v Assessor's Maps, last revised October 6, 2004; thence; v m Course 21. Easterly along the said last described Northerly line, a distance of 12 feet, more or rn less, to the intersection with the Easterly line of said last described Parcel 35; thence Go M M r Course 22. Southerly along the said last described Easterly line, a distance of 50 feet, more or r less, to the intersection with the Northerly line of Parcel 31, as shown on Book 0152, Page 10, a Block 103, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence A Y N Course 23. Westerly along the said last described Northerly line, a distance of 12 feet, more or W less, to the intersection with the Westerly line of said last described Parcel 31; thence d V c Course 24. Southerly along the said last described Westerly line, a distance of 50 feet, more or E less, to the intersection with the Northerly line of Parcel 23, as shown on Book 0152, Page 10, a Block 103, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence R 0 d Course 25. Easterly along the said last described Northerly line, a distance of 140 feet, more or less, to the intersection with the Easterly line of said last described Parcel 23; thence m m Course 26. Southerly along the said last described Easterly line and the Easterly line of Parcel ro 22, as shown on Book 0152, Page 10, Block 103, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, a distance of 100 feet, more or less, to the intersection with the m Southerly line of the said last described Parcel 22; thence w c m Course 27. Westerly along the said last described Southerly line, a distance of 140 feet, more or E less, to the intersection with the Easterly line of Parcel 15, as shown on Book 0152, Page 10, Block 103, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence V 0 RSG 38 Packet Pg. 1254 s.H.a CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 28. Southerly along the said last described Easterly line and the Easterly line of Parcels 14 and 19, as shown on Book 0152, Page 10, Block 103, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, and the Southerly prolongation of the Easterly line m of said last described Parcel 19, and the Easterly line of Parcel 24, as shown on Book 0152, Page 00, 13, Block 133, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, a a distance of 250 feet, more or less, to the intersection with the Northerly line of Parcel 2, as shown d on Book 0152, Page 13, Block 133, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence Y U d Course 29. Easterly along the said last described Northerly line, a distance of 142 feet, more or a less, to the intersection with the Easterly line of said last described Parcel 2; thence d v m Course 30. Southerly along the said last described Easterly line, a distance of 50 feet, more or less, to the intersection with the Southerly line of the said last described Parcel 2; thence v m c d Course 31. Westerly along the said last described Southerly line, a distance of 142 feet, more or m less, to the intersection with the Easterly line of Parcel 22, as shown on Book 0152, Page 13, Block in 133, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence M co M r Course 32. Southerly along the said last described Easterly line, a distance of 50 feet, more or r less, to the intersection with the Southerly line of the said last described Parcel 22; thence a a Y A Course 33. Westerly along the said last described Southerly line, a distance of 6 feet, more or v less, to the intersection with the Easterly line of Parcel 29, as shown on Book 0152, Page 13, Block z 133, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence �+ d v c Course 34. Southerly along the said last described Easterly line, a distance of 100 feet, more or E less, to the intersection with the Northerly line of Parcel 19, as shown on Book 0152, Page 13, a Block 133, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence 0 e Course 35. Easterly along the said last described Northerly line, a distance of 6 feet, more or less, to the intersection with the Easterly line of said last described Parcel 19; thence g m m N m Course 36. Southerly along the said last described Easterly line and Easterly line of Parcels 18, m 17, and 16, as shown on Book 0152, Page 13, Block 133, of County of San Bernardino Tax x Assessor's Maps, last revised October 6, 2004, a distance of 200 feet, more or less, to the w intersection with the Northerly line of Parcel 15, as shown on Book 0152, Page 13, Block 133, of c County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence d E r U A Course 37. Easterly along the said last described Northerly line and Northerly line of Parcel 30, as shown on Book 0152, Page 13, Block 133, of County of San Bernardino Tax Assessor's Maps, (q RSG 39 Packet Pg. 1255 s.H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN last revised October 6, 2004, and the Easterly prolongation of the Easterly line of the said last described Parcel 30, a distance of 168 feet, more or less, to the intersection with the centerline of Stoddard Avenue, 50 feet wide; thence m m m a Course 38. Southerly along the said last described centerline, a distance of 192 feet, more or d less, to the intersection with the centerline of Marshall Boulevard, 82 feet wide; thence Y Course 39. Easterly along the said last described centerline, a distance of 162 feet, more or less, d to the intersection with the Northerly prolongation of the Easterly line of Parcel 01, as shown on a Book 0152, Page 17, Block 171, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence m 0 Course 40. Southerly along the said last described Northerly prolongation and the Easterly line of Parcels 1, 22, and 21, as shown on Book 0152, Page 17, Block 171, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, a distance of 190 feet, more or less, to the intersection with the Southerly line of the said last described Parcel 21; thence m C m Course 41. Westerly along the said last described Southerly line and its Westerly prolongation and along the Southerly line of Parcel 3, as shown on Book 0152, Page 16, Block 163, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009, a distance of 332 feet, more or less, to the intersection with the Easterly line of Parcel 19, as shown on Book 0152, Page a 16, Block 163, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009; thence; a N d Course 42. Southerly along the said last described Easterly line and Easterly line of Parcels 18, 0a 17, 16, 15, 14, 13, 12, and the Southerly prolongation of the Easterly line of said last described Parcel 12, as shown on Book 0152, Page 16, Block 163, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009, a distance of 424 feet, more or less, to the a intersection with the centerline of 31 st Street, 50 feet wide; thence w m 0 Course 43. Westerly along the said last described centerline, a distance of 5 feet, more or less, to the intersection with the Northerly prolongation of the Easterly line of Parcel 01, as shown on Book 0152, Page 19, Block 193, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence 0° m M Course 44. Southerly along the said last described Northerly prolongation and the Easterly line of Parcels 28, 22, 21, 20, 27, 18, and 29, as shown on Book 0152, Page 19, Block 193, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, and the Southerly w prolongation of the Easterly line of the said last described Parcel 29, a distance of 596 feet, more or less, to the intersection with the centerline of State Highway 30, variable width; thence d E r m Course 45. Westerly along the said last described centerline, a distance of 375 feet, more or Q less, to the intersection with the Southerly prolongation of the Westerly line of Parcel 43, as shown • ?{jG 40 Packet Pg. 1256 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN on Book 0152, Page 19, Block 192, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence m m m Course 46. Northerly along the said last described Southerly prolongation and the Westerly line a of said last described Parcel 43, a distance of 180 feet, more or less, to the intersection with the d Southerly line of Parcel 8, as shown on Book 0152, Page 19, Block 192, of County of San d Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence v d Course 47. Westerly along the said last described Southerly line, a distance of 60 feet, more or a less, to the intersection with the Westerly line of the said last described Parcel 8, as shown on Book 0152, Page 19, Block 192, of County of San Bernardino Tax Assessor's Maps, last revised October 'd0 6, 2004; thence 0 C Course 48. Northerly along the said last described Westerly line, a distance of 50 feet, more or less, to the intersection with the Northerly line of the said last described Parcel 8; thence m c R Course 49. Easterly along the said last described Northerly line, a distance of 13 feet, more or less, to the intersection with the Westerly line of Parcel 7, as shown on Book 0152, Page 19, Block 192, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence c R Course 50. Northerly along the said last described Westerly line and Westerly line of Parcel 42, as shown on Book 0152, Page 19, Block 192, of County of San Bernardino Tax Assessor's Maps, =' last revised October 6, 2004, a distance of 100 feet, more or less, to the intersection with the Southerly line of Parcel 5, as shown on Book 0152, Page 19, Block 192, of County of San a Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence "e V v r c Course 51. Easterly along the said last described Southerly line, a distance of 8 feet, more or E less, to the intersection with the Westerly line of the said last described Parcel 5; thence w R 0 Course 52. Northerly along the said last described Westerly line and the Westerly line of Parcel m 4, as shown on Book 0152, Page 19, Block 193, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, a distance of 50 feet, more or less, to the intersection with the 2 Northerly line of the said last described Parcel 4; thence m m w m� Course 53. Easterly along the said last described Northerly line, a distance of 7 feet, more or less, to the intersection with the Easterly line of Parcel 22, as shown on Book 0152, Page 19, Block m 192, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence w c m Course 54. Northerly along the said last described Easterly line, a distance of 50 feet, more or E less, to the intersection with the Northerly line of said last described Parcel 22; thence Q t • PSG G 41 �' Packet Pg. 1257` 9H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 55. Westerly along the said last described Northerly line, a distance of 50 feet, more or less, to the intersection with the most Westerly line of Parcel 28, as shown on Book 0152, Page 19, Block 192, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence m R d L a Course 56. Northerly along the said last described Westerly line and its Northerly prolongation, a distance of 125 feet, more or less, to the intersection with the centerline of 31 st Street, 50 feet wide; 2 thence v d Course 57. Westerly along the said last described centerline, a distance of 147 feet, more or a less, to the intersection with the Southerly prolongation of the Westerly line of Parcel 30, as shown on Book 0152, Page 16, Block 162, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009; thence 0 c a Course 58. Northerly along the said last described Southerly prolongation and the Westerly line of said last described Parcel 30, a distance of 125 feet, more or less, to the intersection with the F Northerly line of said last described Parcel 30; thence m c R N Course 59. Easterly along the said last described Northerly line, a distance of 197 feet, more or less, to the intersection with the Westerly line of Parcel 14, as shown on Book 0152, Page 16, Block 162, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009; thence c m IL 'o Course 60. Northerly along the said last described Westerly line and Westerly line of Parcel 13, 9 as shown on Book 0152, Page 16, Block 162, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009, a distance of 100 feet, more or less, to the intersection with the a Southerly line of Parcel 12, as shown on Book 0152, Page 16, Block 162, of County of San 06 Bernardino Tax Assessor's Maps, last revised September 10, 2009; thence c m E Course 61. Westerly along the said last described Southerly line, a distance of 57 feet, more or a less, to the intersection with the Westerly line of said last described Parcel 12; thence 0 d Course 62. Northerly along the said last described Westerly line, a distance of 50 feet, more or less, to the intersection with the Northerly line of said last described Parcel 12; thence 2 CD m U) Course 63. Easterly along the said last described Northerly line, a distance of 17 feet, more or m less, to the intersection with the Westerly line of Parcel 28, as shown on Book 0152, Page 16, Block 162, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009; thence m x X w Course 64. Northerly along the said last described Westerly line, a distance of 167 feet, more or d less, to the intersection with the Southerly line of Parcel 27, as shown on Book 0152, Page 16, E Block 162, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009; thence z a Q. RSG 42 Packet Pg. 1258` 9.H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 65. Westerly along the said last described Southerly line and its Westerly prolongation, a distance of 186 feet, more or less, to the intersection with the centerline of Acacia Avenue, 60 feet wide; thence m m d Course 66. Northerly along the said last described centerline, a distance of 13 feet, more or less, d to the intersection with the Easterly prolongation of the Southerly line of Parcel 16, as shown on 0 Book 0152, Page 16, Block 162, of County of San Bernardino Tax Assessor's Maps, last revised 2 September 10, 2009; thence d 'o Course 67. Westerly along the said last described Easterly prolongation and the Southerly line of said last described Parcel 16, a distance of 130 feet, more or less, to the intersection with the d Westerly line of the said last described Parcel 16; thence 0 c a Course 68. Northerly along the said last described Westerly line, a distance of 60 feet, more or less, to the intersection with the Southerly line of Parcel 3, as shown on Book 0152, Page 16, Block F 161, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009; thence m c A U) Course 69. Westerly along the said last described Southerly line, a distance of 17 feet, more or less, to the intersection with the Westerly line of said last described Parcel 3; thence c M Course 70. Northerly along the said last described Westerly line and its Northerly prolongation, a distance of 103 feet, more or less, to the intersection with the centerline of Marshall Boulevard, 82 feet wide; thence m z Course 71. Easterly along the said last described centerline, a distance of 148 feet, more or less, v to the intersection with the centerline of Acacia Avenue, 60 feet wide; thence E Course 72. Northerly along the said last described centerline, a distance of 241 feet, more or 2 less, to the intersection with the Westerly prolongation of the Northerly line of Parcel 38, as shown on Book 0152, Page 13, Block 132, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence 2: m Course 73. Easterly along the said last described Westerly prolongation and Northerly line Of y said last described Parcel 38, a distance of 209 feet, more or less, to the intersection with the ro Westerly line of Parcel 25, as shown on Book 0152, Page 13, Block 132, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence x X W Course 74. Northerly along the said last described Westerly line, a distance of 50 feet, more or m less, to the intersection with the Southerly line of Parcel 23, as shown on Book 0152, Page 13, E Block 132, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence 0 Y a O RSG 43 Packet.Pg. 1259 9.H.d .. CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 75. Westerly along the said last described Southerly line, a distance of 40 feet, more or less, to the intersection with the Westerly line said last described Parcel 23; thence m R m Course 76. Northerly along the said last described Westerly line, a distance of 100 feet, more or 4` less, to the intersection with the Northerly line said last described Parcel 23; thence d rn L d Course 77. Easterly along the said last described Northerly line, a distance of 57 feet, more or less, to the intersection with the Westerly line of Parcel 8, as shown on Book 0152, Page 13, Block d 132, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence a d Course 78. Northerly along the said last described Westerly line and Westerly line of Parcel 32, as shown on Book 0152, Page 13, Block 132, of County of San Bernardino Tax Assessor's Maps, o last revised October 6, 2004, a distance of 150 feet, more or less, to the intersection with the c �o Northerly line said last described Parcel 32; thence c L m m Course 79. Easterly along the said last described Northerly line, a distance of 63 feet, more or in less, to the intersection with the Westerly line of Parcel 34, as shown on Book 0152, Page 13, Block . 132, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence C Course 80. Northerly along the said last described Westerly line and its Northerly prolongation, a m a. distance of 125 feet, more or less, to the intersection with the centerline of 33rd Street, 50 feet wide; thence R N d Course 81. Easterly along the said last described centerline, a distance of 33 feet, more or less, to the intersection with the Southerly prolongation of the Westerly line of Parcel 28, as shown on v Book 0152, Page 10, Block 102, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence QE A L Course 82. Northerly along the said last described Southerly prolongation and the Westerly line of said last described Parcel 28, a distance of 175 feet, more or less, to the intersection with the `m Southerly line of Parcel 10, as shown on Book 0152, Page 10, Block 102, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence m m N Course 83. Westerly along the said last described Southerly line, a distance of 100 feet, more or m less, to the intersection with the Westerly line of said last described Parcel 10; thence m_ x X Course 84. Northerly along the said last described Westerly line and Westerly line of Parcels 25, W 8, and 7, as shown on Book 0152, Page 10, Block 102, of County of San Bernardino Tax w Assessor's Maps, last revised October 6, 2004, a distance of 200 feet, more or less, to the E intersection with the Southerly line of Parcel 34, as shown on Book 0152, Page 10, Block 102, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence a U. RSG 44 Packet Pg. 1260 9.H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 85. Westerly along the said last described Southerly line, a distance of 94 feet, more or less, to the intersection with the Westerly line of said last described Parcel 34; thence m m d Course 86. Northerly along the said last described Westerly line and Westerly line of Parcel 29, 4 as shown on Book 0152, Page 10, Block 102, of County of San Bernardino Tax Assessor's Maps, d last revised October 6, 2004, a distance of 150 feet, more or less, to the intersection with the v Northerly line of said last described Parcel 29; thence Y d Course 87. Easterly along the said last described Northerly line, a distance of 100 feet, more or a less, to the intersection with the Westerly line of Parcel 24, as shown on Book 0152, Page 10, Block 102, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence m z 0 Course 88. Northerly along the said last described Westerly line and its Northerly prolongation, a .5 distance of 100 feet, more or less, to the intersection with the centerline of 34th Street, 82 feet wide; thence d m c M Course 89. Easterly along the said last described centerline line, a distance of 32 feet, more or N less, to the intersection with the Southerly prolongation of the Westerly line of Parcel 10, as shown on Book 0152, Page 05, Block 053, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence a Course 90. Northerly along the said last described Southerly prolongation and the Westerly line of said last described Parcel 10, a distance of 107 feet, more or less, to the intersection with the Northerly line of said last described Parcel 10; thence z v d Course 91. Easterly along the said last described Northerly line, a distance of 5 feet, more or less, to the intersection with the Westerly line of Parcel 14, as shown on Book 0152, Page 05, Block C 053, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence m 0 Course 92. Northerly along the said last described Westerly line and Westerly line of Parcel 24, a distance of 140 feet, more or less, to the intersection with the Southerly line of Parcel 22, as El shown on Book 0152, Page 05, Block 053, of County of San Bernardino Tax Assessor's Maps, last 2 revised October 6, 2004; thence m m N m Course 93. Westerly along the said last described Southerly line, a distance of 5 feet, more of less, to the intersection with the Westerly line of said last described Parcel 22; thence x X W Course 94. Northerly along the said last described Westerly line, a distance of 132 feet, more or less, to the intersection with the Northerly line of said last described Parcel 22; thence E U W a ., R S G 45 Packet Pgf1261 s,H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 95. Easterly along the said last described Northerly line, a distance of 22 feet, more or less, to the intersection with the Westerly line of Parcel 5, as shown on Book 0152, Page 05, Block 053, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence m R d a Course 96. Northerly along the said last described Westerly line and Westerly line of Parcels 4, a and 17, a distance of 200 feet, more or less, to the intersection with the Southerly line of Parcel 2, as shown on Book 0152, Page 05, Block 053, of County of San Bernardino Tax Assessor's Maps, g last revised October 6, 2004; thence m 0 Course 97. Westerly along the said last described Southerly line, a distance of 6 feet, more or a less, to the intersection with the Westerly line of said last described Parcel 2; thence a m m 0 Course 98. Northerly along the said last described Westerly line and its Northerly prolongation, a c-0 distance of 91 feet, more or less, to the intersection with the centerline of 35th Street, 50 feet wide; thence d m c A Course 99. Westerly along the said last described centerline, a distance of 160 feet, more or N less, to the intersection with the centerline of Acacia Avenue, 50 feet wide; thence M T C Course 100. Northerly along the said last described centerline of Acacia Avenue, a distance of a 598 feet, more or less, to the point of beginning. N d d Total Approximate Acres in Added Area C = 43 Acres E Merge Area B Added Area D o` (D P.O.B. 2) `m m Beginning at a point at the intersection of the centerline of Garner Avenue, 50 feet wide, and the w centerline of Oakwood Drive, 50 feet wide; thence m� m_ x K W Course 1. Westerly along the said last described centerline of Oakwood Drive, a distance of • 270 feet, more or less, to the intersection with the centerline of Colima Road (also shown as Turrill E Avenue), 50 feet wide; thence C m V V ¢ PSG 46 PacketPg. 1262 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 2. Southerly along the said last described centerline of Colima Road, a distance of 320 feet, more or less, to the intersection with the centerline of Mirada Road, 50 feet wide; thence m R d Course 3. Westerly along the said last described centerline of Mirada Road, a distance of 490 a feet, more or less, to the intersection with the Easterly right of way line of Miramonte Drive (also shown as Mt. Vernon Avenue), 82 feet wide, said Easterly right of way line also being along the Existing State College Project Area, as existed on April 27, 1970; thence v d Course 4. Northerly, Westerly, Northerly along the said last described Existing Project 0 boundary, a distance of 1392 feet, more or less, to the intersection with the centerline of Colima Road (also shown as 29th Street), variable width; thence o m m 0 Course 5. Easterly along the said last described centerline of Colima Road, and its various courses, a distance of 1070 feet, more or less, to the intersection with the centerline of Garner Street, variable width; thence m c R Course 6. Southerly along the said last described centerline of Garner Street (becomes Garner y Avenue), a distance of 489 feet, more or less, to the intersection with the point of beginning. co M r C N a Total Approximate Acres in Added Area D = 22 Acres d m Y N d d Merge Area B Added Area E E a x P.O.B. R c` m rn Beginning at a point at the intersection of the centerline of California Avenue, 60 feet wide, and the d Westerly prolongation of the Northerly line of a Parcel 4, as shown on Book 0268, Page 11, Block 111, of County of San Bernardino Tax Assessor's Maps, last revised August 6, 2007, said Westerly m prolongation also being the Southerly right of way line of Unnamed Alley, 20 feet wide, said intersection also being along the Existing Northwest Project Area, as existed on July 6, 1982; m thence ~ m_ x X w c Course 1. Easterly, Southeasterly, Northeasterly, Southeasterly, Southwesterly, Southeasterly, E Southerly, Easterly, Southerly, Westerly, Southeasterly, Southerly, Easterly, and Southerly along the said last described Existing Project boundary, and its various courses, a distance of 4350 feet, a RSG 47 Packet Pg. 1263 9.H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN more or less, to the intersection with the Westerly right of way line of State Highway 30, variable width; thence m m m Course 2. Southwesterly along the said last described Westerly right of way line, a distance of a` 1790 feet, more or less, to the intersection with the Westerly prolongation of the Northerly line of a Parcel 8, as shown on Book 0268, Page 45, Block 453, of County of San Bernardino Tax Assessor's Maps, last revised February 4, 2005; thence U V d Course 3. Easterly along the said last described Westerly prolongation and Northerly line of a Parcel 8 and Northerly line of Parcel 2, as shown on Book 0268, Page 45, Block 453, of County of San Bernardino Tax Assessor's Maps, last revised February 4, 2005, a distance of 879 feet, more a or less, to the intersection with the Westerly right of way line of Medical Center Drive, 82 feet wide, said intersection also being along the said last described Existing Project boundary; thence S L Course 4. Southerly, Westerly, Northerly, Westerly along the said last described Existing d Project boundary, and its various courses, a distance of 2669 feet, more or less, to the intersection m with the Southerly prolongation of the Westerly line of Parcel 14, as shown on Book 0268, Page 48, m Block 482, of County of San Bernardino Tax Assessor's Maps, last revised February 11, 2009; thence M c Course 5. Northerly along the said last described Southerly prolongation and the Westerly line A a of said last described Parcel 14 and Westerly line of Parcels 4, 3, 2, 1, as shown on Book 0268, o Page 48, Block 482, of County of San Bernardino Tax Assessor's Maps, last revised February 11, 2009 and Westerly line of Parcels 26, 25, 24, 23, 22, 21, 20, 19, 18, 17, 16, 15, and 14, and the CD Northerly prolongation of the Westerly line of said Parcel 14, as shown on Book 0268, Page 42, 0: Block 422, of County of San Bernardino Tax Assessor's Maps, last revised October 12, 2005, a 06 distance of 1298 feet, more or less, to the intersection with the centerline of 27th Street, 60 feet wide; thence m E a x Course 6. Westerly along the said last described centerline of 27th Street, a distance of 853 2 feet, more or less, to the intersection with the centerline of California Avenue, 60 feet wide, said intersection also being along the City boundary of San Bernardino, as existed on February 11, 2010; thence m m Course 7. Northerly, Westerly, Northerly, Easterly, Northerly, Westerly, Northerly, Easterly, and y Northerly along the said last described City boundary, and its various courses, a distance of 4750 m feet, more or less, to the point of beginning. m_ x K w c Total Approximate Acres in Added Area E = 195 Acres E U U N M a O. RSG 48 Packet Pg 1264 '9H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Merge Area B Added Area F m m d L P.O.B. 'a m rn L d Beginning at a point at the intersection of the Easterly right of way line of Western Avenue, 60 feet wide, and the Southerly right of way line of Highland Avenue, 60 feet wide; thence 'o L a m Course 1. Easterly along the said last described Southerly right of way line, a distance of 500 feet, more or less, to the intersection with the Northerly prolongation of the Easterly line of Parcel 1, G as shown on Book 0143, Page 2, Block 022, of County of San Bernardino Tax Assessor's Maps, last revised June 7, 2005, said prolongation also being along the Existing Northwest Project Area, as existed on July 6, 1982; thence m c R Course 2. Southerly, Easterly, and Southerly along the said last described Existing Project boundary, and its various courses, a distance of 655 feet, more or less, to the intersection with the Northerly right of way line of 21st Street, 80 feet wide; thence (Course 2 follows Existing Northwest Project Area boundary from 1982, which includes the boundary running through Parcel 30, as shown on Book 0143, Page 2, Block 022, of County of San a Bernardino Tax Assessor's Maps, last revised June 7, 2005) d m W d Course 3. Continuing Southerly along the Easterly right of way line of Herrington Avenue, 80 m feet wide, a distance of 700 feet, more or less, to its intersection with the Southerly right of way line of Goodlet Street, 80 feet wide; thence d E a Course 4. Westerly along the said last described Southerly right of way line, a distance of 2080 feet, more or less, to the intersection with the Easterly line of Medical Center Drive, 82 feet wide; 2 thence Lm rn L d Course 5. Northerly along the said last described Easterly right of way line, a distance of 398 m feet, more or less, to the intersection the Existing Northwest Project Area, as existed on July 6, m 1982; thence w m m_ x X Course 6. Continuing Northerly, Easterly, Northerly, Easterly, Northerly, Easterly, Northerly, W Westerly, and Northerly along the said last described Existing Project boundary, and its various c courses, a distance of 2305 feet, more or less, to the point of beginning. E v R RSG 49 Packet Pg. 1265 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Total Approximate Acres in Added Area F = 42 Acres m R d L a d Merge Area B Added Area G d Y P.O.B. d 2 L A Beginning at a point at the intersection of the Easterly right of way line in State Highway 15, variable 'Q '0 width, and the Southerly right of way line of Highland Avenue, 60 feet wide; thence d 0 C L R C Course 1. Easterly along the said last described Southerly right of way line, a distance of 1360 m feet, more or less, to the intersection with the centerline of I Street, variable width; thence c R <y Course 2. Southerly along the said last described centerline, a distance of 1993 feet, more or M less, to the intersection with the Easterly prolongation of the most Southerly line of Parcel 6, as shown on Book 0144, Page 10, Block 101, of County of San Bernardino Tax Assessor's Maps, last @ revised June 9, 2009; thence a LD d m Course 3. Westerly along the said last described Easterly prolongation and Southerly line of said last described Parcel 6, a distance of 310 feet, more or less, to the intersection with the Easterly right of way line of State Highway 15; thence v c d Course 4. Northwesterly and Northerly along the said last described Easterly right of way line, a E distance of 2450 feet, more or less, to the point of beginning. L 0 d rn L Cd G Total Approximate Acres in Added Area G = 51 Acres m N m F Ei X X W c Merge Area B Added Area H E r U R Z.' P.O.B. ¢ (q RSG 50 Packet Pg.--1266 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN Beginning at a point at the intersection of the Easterly right of way line in State Highway 215, variable width, and the Northerly right of way line of 21st Street, 60 feet wide, said intersection also °0 being along the Existing Uptown Project Area, as existed on June 16, 1986; thence a v v rn L d M Course 1. Easterly, Northerly, Easterly, Southerly, Easterly, and Southerly along the said last described Existing Project boundary, a distance of 2643 feet, more or less, to the intersection with v the Northerly right of way of 21 st Street, 50 feet wide; thence a m Course 2. Westerly along the said last described Northerly right of way of 21st Street, a m m distance of 1190 feet, more or less, to the intersection with the Westerly right of way of G Street, 60 C feet wide; thence L R c L d Course 3. Southerly along the said last described Westerly right of way of G Street, a distance m of 538 feet, more or less, to the intersection with the Northerly right of way of Campus Way, 60 feet rn wide; thence M M r Course 4. Westerly along the said last described Northerly right of way of Campus Way, a distance of 1120 feet, more or less, to the intersection with the Easterly right of way line of State a Highway 215, variable width; thence A Ml Course 5. Northerly along the said last described Easterly right of way line, a distance of 709 W feet, more or less, to the point of beginning. a m M c W E a w w A L Total Approximate Acres in Added Area H = 25 Acres ° m rn L d m m N Merge Area B Added Area I m Fa P.O.B. x W c Beginning at a point at the intersection of the Southerly prolongation of the Easterly line of Parcel 21 E as shown on Book 0144, Page 09, Block 091, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009, and the centerline of 17th Street, 30 feet wide; thence a O RSG 51 . PacketPg1267 s:H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 1. Easterly along the said last described centerline of 17th Street, a distance of 460 feet, more or less, to the intersection with the Westerly right of way of J Street, 50 feet wide; thence d L Q Course 2. Southerly along the said last described Westerly right of way of J Street, a distance Of 650 feet, more or less, to the intersection with the centerline of 16th Street, 60 feet wide; thence Y (� Course 3. Westerly along the said last described centerline of 16th Street, a distance of 902 0 feet, more or less, to the intersection with the Westerly right of way line of Massachusetts Avenue, aL 50 feet wide; thence ,�, a m m Course 4. Southerly along the said last described Westerly right of way line of Massachusetts °c Avenue, a distance of 995 feet, more or less, to the intersection with the centerline of Magnolia TO Avenue, 60 feet wide; thence d m c Course 5. Westerly along the said last described centerline of Magnolia Avenue, a distance of m 590 feet, more or less, to the intersection with the Northerly prolongation of the Easterly line of ; Parcel 4, as shown on Book 0144, Page 17, Block 172, of County of San Bernardino Tax cO°> Assessor's Maps, last revised April 28, 2009; thence c m a Course 6. Southerly along the said last described Northerly prolongation and the Easterly line m of said Parcel 3 and Easterly line of Parcel 28, as shown on Book 0144, Page 17, Block 172, of w County of San Bernardino Tax Assessor's Maps, last revised April 28, 2009, a distance of 300 feet, at more or less, to the intersection with the Northerly right of way of 14th Street, 60 feet wide; thence a m s Course 7. Westerly along the said last described Northerly right of way of 14th Street, a v distance of 463 feet, more or less, to the intersection with the Westerly right of way of Garner a Avenue, 70 feet wide; thence M L 0 Course 8. Southerly along the said last described Westerly right of way of Garner Avenue, a distance of 600 feet, more or less, to the intersection with the Northerly line of Parcel 10, as shown on Book 0144, Page 19, Block 191, of County of San Bernardino Tax Assessor's Maps, last revised m April 28, 2009; thence m m Course 9. Westerly along the said last described Northerly line of said Parcel 10 and Northerly m line of Parcels 41, as shown on Book 0144, Page 19, Block 191, of County of San Bernardino Tax z Assessor's Maps, last revised April 28, 2009, and its Westerly prolongation, a distance of 465 feet, w more or less, to the intersection with the Westerly right of way of Turrill Avenue, 60 feet wide; c thence d E r v a RSG 52 Packet Pg 1288 s.Ha CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 10. Southerly along the said last described Westerly right of way of Turrill Avenue, a distance of 475 feet, more or less, to the intersection with the centerline of Reece Street, 50 feet _ wide; thence m m m L a Course 11. Easterly along the said last described centerline of Reece Street, a distance of 500 d feet, more or less, to the intersection with the Northerly line of Parcel 34, as shown on Book 0144, Page 20, Block 201, of County of San Bernardino Tax Assessor's Maps, last revised September 2, 2010; thence d 'o L Course 12. Continuing Easterly along the said last described Northerly line of said Parcel 34 and a Northerly line of Parcels 22, as shown on Book 0144, Page 20, Block 201, of County of San Bernardino Tax Assessor's Maps, last revised September 2, 2010, a distance of 361 feet, more or less, to the intersection with the Westerly right of way line of Davidson Street, 50 feet wide; thence 0 a L m Course 13. Southerly along the said last described Westerly right of way line of Davidson Street, a distance of 100 feet, more or less, to the intersection with the Southerly line of Parcel 23, as m shown on Book 0144, Page 20, Block 201, of County of San Bernardino Tax Assessor's Maps, last rn revised June 9, 2009, said intersection also being along the Existing Northwest Project Area, as existed on July 6, 1982; thence o c Course 14. Westerly, Southerly, Westerly, Northerly, Easterly, Northerly, Westerly, Northerly, -° a Westerly, Northerly, Easterly, Northerly, Easterly, Northerly, Westerly, Northerly, Easterly, Northerly, Westerly, Northerly, Easterly, Northerly, Easterly, and Northeasterly, along the said last described Existing Northwest Project Area, a distance of 6920 feet, more or less, to the intersection with the v Northwesterly prolongation of the Northerly line of Parcel 36, as shown on Book 0144, Page 06, W Block 061, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009; thence s m C d Course 15. Southeasterly along the said last described Northwesterly prolongation and Northerly a line of said last described Parcel 36, a distance of 125 feet, more or less, to the intersection with the most Westerly line of Parcel 10, as shown on Book 0144, Page 09, Block 091, of County of San 2 Bernardino Tax Assessor's Maps, last revised June 9, 2009; thence `m a L Course 16. Southerly along the said last described Westerly line of said last described Parcel 10, 2 a distance of 323 feet, more or less, to the intersection with the Northerly line of Parcel 9, as shown M on Book 0144, Page 09, Block 091, of County of San Bernardino Tax Assessor's Maps, last revised M Cn June 9, 2009; thence m m Course 17. Easterly along the said last described Northerly line of said last described Parcel 9, a w distance of 150 feet, more or less, to the intersection with the Easterly line of said last described Parcel 9; thence d E r v Course 18. Southerly along the said last described Easterly line of said last described Parcel 9 a and Easterly line of Parcels 8 and 6, as shown on Book 0144, Page 09, Block 091, of County of (q RSG 53 Packet Pg. 1269 9.H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN San Bernardino Tax Assessor's Maps, last revised June 9, 2009, a distance of 150 feet, more or less, to the intersection with the Northerly line of Parcel 5, as shown on Book 0144, Page 09, Block 091, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009; thence m m m ¢ Course 19. Easterly along the said last described Northerly line of said last described Parcel 5, a distance of 250 feet, more or less, to the intersection with the Easterly line of said last described Parcel 5; thence Y V d Course 20. Southerly along the said last described Easterly line of said last described Parcel 5 a and Easterly line of Parcels 11 and 2, as shown on Book 0144, Page 09, Block 091, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009, and the Southerly prolongation of d the Easterly line of said last described Parcel 2, a distance of 265 feet, more or less, to the point of beginning. 'v R c d 00 Total Approximate Acres in Added Area 1 = 103 Acres m y 00 m M C A Merge Area B Added Area J a m R P.O.B. Beginning at a point at the Northeast corner of the Parcel 26, as shown on Book 0142, Page 52, Block 522, of County of San Bernardino Tax Assessor's Maps, last revised October 12, 2005, E said intersection also being along the Existing Mt. Vernon Project Area, as existed on June 25, 1990; thence `m rn Course 1. Southerly, Westerly, Northerly, Westerly, and Northerly along the said last described Q Existing Project boundary, a distance of 1891 feet, more or less, to the intersection the Northwest m corner of Parcel 9, as shown on Book 0142, Page 49, Block 491, of County of San Bernardino Tax w Assessor's Maps, last revised September 13, 2004; thence m� m Course 2. Easterly along the Northerly line of said last described Parcel 9 and Northerly line of x Parcels 8, 7, 6, 5, 4, 3, 2, and 1, as shown on Book 0142, Page 49, Block 491, of County of San w Bernardino Tax Assessor's Maps, last revised September 13, 2004, and Easterly prolongation of said last described Northerly line of Parcel 1, a distance of 693 feet, more or less, to the intersection E the Northwest corner of Parcel 17, as shown on Book 0142, Page 52, Block 522, of County of San Bernardino Tax Assessor's Maps, last revised October 12, 2005; thence r a RSG 54 Packet Pg..1270 9.H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 3. Continuing Easterly along the Northerly line of said last described Parcel 17 and Northerly line of Parcels 16, 15, 14, 13, 41, 42, 25, and 26, as shown on Book 0142, Page 52, Block 522, of County of San Bernardino Tax Assessor's Maps, last revised October 12, 2005, a distance m of 498 feet, more or less, to the point of beginning. d V v m d Total Approximate Acres in Added Area J = 9 Acres d 0 a i v v m 0 Merge Area B Added Area K E A c m P.O.B. m c R m Beginning at a point at the intersection of the centerline of 7th Street, 82 feet wide, and the Easterly Go right of way of Cabrera Avenue, 40 feet wide; thence c M a. a v Course 1. Southerly along the said last described Easterly right of way of Cabrera Avenue, a distance of 708 feet, more or less, to the intersection with the Southerly right of way of 6th Street, 60 feet wide; thence ,ty a m v Course 2. Easterly along the said last described Southerly right of way of 6th Street, a distance d of 198 feet, more or less, to the intersection with the centerline of Cabrera Avenue, 40 feet wide; E thence 0 Course 3. Southerly along the said last described centerline of Cabrera Avenue, a distance of 613 feet, more or less, to the intersection with the Northerly right of way line of 5th Street, 82 feet m wide; thence m m w Course 4. Westerly along the said last described Northerly right of way line of 5th Street, a m� distance of 669 feet, more or less, to the intersection with the Easterly right of way line of Tiajuna ~ M Avenue, 40 feet wide, said intersection also being along the Existing Mt. Vernon Project Area, as = existed on June 25, 1990; thence x W c d Course 5. Continuing Westerly along the said last described Existing Project boundary, a E distance of 329 feet, more or less, to the intersection with the centerline of Medical Center Drive, 82 0 feet wide; thence a Q RSG 55 Packetpg. 1271 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 6. Northerly along the said last described centerline of Medical Center Drive, a distance of 610 feet, more or less, to the intersection with the centerline of 6th Street, 60 feet wide; thence m R m L a Course 7. Westerly along the said last described centerline of 6th Street, and its various courses, a distance of 930 feet, more or less, to the intersection with the centerline of Gardena Street, 50 feet wide; thence Y U Q_ .O Course 8. Southerly along the said last described centerline of Gardena Street, a distance of a 636 feet, more or less, to the intersection with the Northerly right of way line of 5th Street, 82 feet wide, said intersection also being along the Existing Mt. Vernon Project Area, as existed on June 25, 1990; thence m 0 c a L Course 9. Westerly, Northerly, Westerly, Northerly, along the said last described Existing c Project boundary, a distance of 1242 feet, more or less, to the intersection with the Southerly right m of way line of 6th Street, said intersection also being at the Northwest corner of the Parcel 17, as shown on Book 0138, Page 08, Block 081, of County of San Bernardino Tax Assessor's Maps, last m revised December 7, 2004; thence M r Course 10. Easterly along the said last described Southerly right of way line of 6th Street, a A distance of 10 feet, more or less, to the intersection with the Easterly right of way line of Garcia a Street, 40 feet wide; thence d A Y N d Course 11. Northerly along the said last described Easterly right of way line of Garcia Street, a m distance of 708 feet, more or less, to the intersection with the centerline of 7th Street, 82 feet wide; v thence c m E Q Course 12. Easterly along the said last described centerline of 7th Street, a distance of 1613 feet, more or less, to the intersection with the Easterly right of way line of Medical Center Drive, 82 0 feet wide; thence m rn L d Course 13. Southerly along the said last described Easterly right of way line of Medical Center Drive, a distance of 678 feet, more or less, to the intersection with the Northerly right of way line of m 6th Street, variable width; thence mi m Fn Course 14. Easterly along the said last described Northerly right of way line of 6th Street, a X distance of 628 feet, more or less, to the intersection with the Westerly line of Parcel 25, as shown w on Book 0138, Page 03, Block 032, of County of San Bernardino Tax Assessor's Maps, last revised December 7, 2004; thence E U W Course 15. Northerly along the said last described Westerly line of said last described Parcel 25 a and Westerly line of Parcels 23, 22, 21, 20, 19, 18, 17, 16, 27, and 28, as shown on Book 0138, RSG 56 Packet Pg. 1272 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN Page 03, Block 032, of County of San Bernardino Tax Assessor's Maps, last revised December 7, 2004, and Northerly prolongation of said last described Westerly line of Parcel 28, a distance of 644 feet, more or less, to the intersection with the centerline of 7th Street, 82 feet wide; thence m m d L a Course 16. Easterly along the said last described centerline of 7th Street, a distance of 123 feet, more or less, to the point of beginning. d v m 'o Except there from the Merge Area B Added Area K a` m d P.O.B. (Exception) 0 C L Beginning at a point at the intersection of the Westerly right of way line of Ramona Avenue, 40 feet wide, and the Northerly right of way line of 6th Street, 60 feet wide; thence m c R co M Course A. Easterly along the said last described Northerly right of way line of 6th Street, a distance of 200 feet, more or less, to the intersection with the Easterly right of way of line of c Cabrera, 40 feet wide; thence m a v Course B. Southerly along the said last described Easterly right of way of line of Cabrera, a distance of 60 feet, more or less, to the intersection with the Southerly right of way line of 6th Street, W 60 feet wide; thence a° d v c Course C. Westerly along the said last described Southerly right of way line of 6th Street, a E distance of 160 feet, more or less, to the intersection with the Easterly right of way line of Ramona a Avenue, 40 feet wide; thence m 0 d Course D. Southerly along the said last described Easterly right of way line of Ramona Avenue, o, a distance of 608 feet, more or less, to the intersection with the Northerly right of way line of 5th Street, 82 feet wide; thence m m N M Course E. Westerly along the said last described Northerly right of way line of 5th Street, a distance of 40 feet, more or less, to the intersection with the Westerly right of way line of Ramona m Avenue, 40 feet wide; thence w c Course F. Northerly along the said last described the Westerly right of way line of Ramona E Avenue, a distance of 668 feet, more or less, to the point of beginning. w a Q RSG 57 Packet Pg.;1273 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Approximate Acres in Exception to the Merge Area B Added Area K = .83 Acres i m m Total Approximate Acres in Added Area K = 49 Acres (Exception Acres Removed) a a d rn v U d 0 a Merge Area B Added Area L m 0 P.O.B. 'v 9 R F Beginning at a point at the intersection of the Northerly prolongation of the Westerly line of Parcel 2, m as shown on Book 0140, Page 15, Block 152, of County of San Bernardino Tax Assessor's Maps, A last revised April 16, 2009, and the centerline of 10th Street, 82 feet wide; thence M W M r C A Course 1. Easterly along the said last described centerline of 10th Street, a distance of 1186 a feet, more or less, to the intersection with the centerline of Mountain View Avenue, 82 feet wide; d thence °. N d Course 2. Southerly along the said last described centerline of Mountain View Avenue, a distance of 1018 feet, more or less, to the intersection with the Easterly prolongation of the Southerly line of Parcel 14, as shown on Book 0140, Page 22, Block 221, of County of San Bernardino Tax Assessor's Maps, last revised April 16, 2009; thence a w A Course 3. Westerly along the said last described Easterly prolongation of the Southerly line of Parcel 14 and Southerly line of Parcels 7, and 39, as shown on Book 0140, Page 22, Block 221, of County of San Bernardino Tax Assessor's Maps, last revised April 16, 2009, a distance of 354 feet, `m more or less, to its intersection with the Southwest corner of said last described Parcel 39, said m intersection also being along the Existing Uptown Project Area, as existed on June 16, 1986; m thence Ni m Course 4. Northerly, Westerly, Northerly, Westerly, and Northerly along the said last described Existing Uptown Project Area, a distance of 1853 feet, more or less, to the point of beginning. w Y C d Total Approximate Acres in Added Area L = 21 Acres r cc c> a RSG 58 Packet Pg. 1274 9.H.d... CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Merge Area B Added Area M m m d L P.O.B. a d a L d Beginning at a point at the intersection of the Southerly right of way of Poplar Street, 60 feet wide, and the Easterly line of Parcel 4, as shown on Book 0137, Page 13, Block 134, of County of San Bernardino Tax Assessor's Maps, last revised February 4, 2005; thence o L a i Course 1. Southerly along the said last described Easterly line of said last described Parcel 4 and Easterly line of Parcels 8, 9, and 1, as shown on Book 0137, Page 13, Block 134, of County of m San Bernardino Tax Assessor's Maps, last revised February 4, 2005, a distance of 257 feet, more °c or less, to the intersection with the Northerly line of Parcel 61, as shown on Book 0137, Page 16, Block 161, of County of San Bernardino Tax Assessor's Maps, last revised January 14, 2009; thence m c U) N Course 2. Easterly along the said last described Northerly line of said last described Parcel 61 and Northerly line of Parcels 60, 59, and 58, as shown on Book 0137, Page 16, Block 161, of M County of San Bernardino Tax Assessor's Maps, last revised January 14, 2009, and the Easterly = prolongation of the Northerly line of said last described Parcel 58, a distance of 250 feet, more or m less, to the intersection with the Westerly right of way of Eureka Avenue, variable width; thence o. v m Y A Course 3. Southerly along the said last described Westerly right of way of Eureka Street, and its various courses, a distance of 725 feet, more or less, to the intersection with the Southerly right ,ty of way of Mill Street, 82 feet wide; thence d v c d Course 4. Westerly along the said last described Southerly right of way of Mill Street, a E distance of 685 feet, more or less, to the intersection with the Southerly prolongation of the Westerly line of Parcel 11, as shown on Book 0137, Page 16, Block 161, of County of San o` Bernardino Tax Assessor's Maps, last revised January 14, 2009, said intersection also being along the Existing Mt. Vernon Project Area, as existed on June 25, 1990; thence L cd G Course 5. Northerly, Easterly, Northerly, Easterly, Northerly, Westerly, Northerly, Easterly, and m Northerly along the said last described Existing Mt. Vernon Project Area, a distance of 1495 feet, mi more or less, to the intersection with the centerline of Polar Street, 60 feet wide; thence 0° m_ x Course 6. Easterly along the said last described centerline, a distance of 460 feet, more or less, w to the point of beginning. v E r U A Total Approximate Acres in Added Area M = 9 Acres a RSG 59 Packet Pg.1275 9H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN m m m L Merge Area B Added Area N d rn L d P.O.B. U d 0 Beginning at a point at the intersection of the centerline of 28th Street, 50 feet wide, and the a` centerline of Davidson Street, 60 feet wide; thence a d m 0 c Course 1. Southerly along the said last described centerline of Davidson Street, and its various courses, a distance of 1542 feet, more or less, to the intersection with the centerline of 24th Street, 50 feet wide; thence m c R y Course 2. Westerly along the said last described centerline of 24th Street, a distance of 513 feet, more or less, to the intersection with the Northerly prolongation of the Easterly line of Parcel r 29, as shown on Book 0148, Page 20, Block 202, of County of San Bernardino Tax Assessor's c Maps, last revised June 7, 2005; thence m a a m Course 3. Southerly along the said last described Northerly prolongation and Easterly line of � Parcel 29 and Easterly line of Parcel 10, as shown on Book 0148, Page 20, Block 202, of County of San Bernardino Tax Assessor's Maps, last revised June 7, 2005, and the Southerly prolongation of as the Easterly line of said Parcel 10, a distance of 330 feet, more or less, to the intersection with the centerline of 23rd Street, 50 feet wide; thence E a Course 4. Westerly along the said last described centerline of 23rd Street, and its various courses along a concave curve, a distance of 544 feet, more or less, to the intersection with the o Easterly right of way line of Miramonte Drive (also shown as Mt. Vernon Avenue), 82 feet wide, said Easterly right of way line also being along the Existing State College Project Area, as existed on 2 April 27, 1970; thence m m N Course 5. Northerly along the said last described Existing Project boundary, a distance of 1761 m feet, more or less, to the intersection with the centerline of 28th Street, 50 feet wide; thence r m_ x X Course 6. Easterly along the said last described centerline of 28th Street, a distance of 1036 w feet, more or less, to the point of beginning. d E r U W Q Total Approximate Acres in Added Area N = 41 Acres (q PSG 60 PacketPg.1276 9.H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN m m m L Total Approximate Acres in Project Area = 627 Acres m L d For assessment purposes only. The description of land may not be used as a basis for an offer for sale of the land described. Bearing and distances derived from assessor's pages and GIS base map without the benefit of survey and are considered approximations. •o L a m d 0 C L t0 C L d m C A y M m M C A a v Y V N Q 06 d C d E Q w R L d 21 L d m m N m F m 2 X w c m E L U A Q O RSG 6, Packet Pg.:1277 9.H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN The boundary description of the State College Project Area is as follows: m m m a SECTION A. DESCRIRTIONS. IIF .PROJECT AREA Q) T. Boundartes;of Project Area U N PARCEL 1 : a CL All that real property in the City of San Bernardino, County of San ' "Bernardino, State,. of California, described as: a m Those portions of Sections 18, 19,20 and 29, Township 1 North, Range o 4 West and Section-131' Township 1 North, Range 5 West as the lines 5 of the Government Survey, may be extended across the Rancho Muscup'iabe. P per plat recorded in Book 7, page 23 of Maps in the Office of the Re E corder of said;County and those portions of the various subdivisions lying within said Sections, described as follows: o R Beginning at the intersection of the Southwesterly line of Cajon, .. U). Boulevird,Vith the Southwesterly prolongation of the Northwesterly , _ line of.''that certain property conveyed ta..the San Bernardino County r Food Control District,by.deed recorded July 27, 1948 in Book.2268,- page 146, Official Records of said County;,thence Northeasterly along c said prolongation and along said Northwesterly line to the Westerly a prolongation oftahat certain line on the Easterly boundary of said a property recited in 'said deed as ;'North 6500252" West, 64.83 feet'. thence Southeasterly ai.ong said prolongation and:al.ong said line:to. N the Northwesterly line of -that certain property described as "Parcel No, 3 in deed to said `F'iood Control District recorded Jul y.127'. 1948 ' in Book 2268, page '142,.Official_Records. of said County; thence North, easterly along said Northwesterly line to the Northeasterly line. of ) Interstate Highway No. 15• (M.No 395); thence Southeasterly along r said Northeasterly line to the Westerly line of State Street;_thence E Southwesterly to the intersection of said Westerly lire of State Street with''the Southwesterly line of said Interstate highway No. 15 -thence Southeasterly along said Southwesterly line and along the future o` Westerly line of said Highway pertinent to the proposed Interstate Highway No. IS and Route No. 30 Interchange to said."Southwesterly line v of.Cajon Boulevard; thence Northwesterly along said Southwesterly line ' to the'Point of Beginning. m PARCEL 2: Co m All that real property in the City of San Bernardino', County of San m Bernardino, State of'Ca.lifornia, described as: F3 Those, portions of Sections 7, 8, 9, 16, 17, 18, 19, 20 and 2g, X Township 1 North; Range'.4 West as the lines of the Covernment Survey, w may be extended across the Rancho Musctipiabe per plat recorded in Book m E m a RSG 62 PacketPg. 1278 9.H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN m A Q v v 7,_oage 23 of Maps in the Office of the Recorder of said County and 'those portions of the various subdivisions lying within said Sections, and that portion of Block 83 of the Rancho San Bernardino per'plat recorded in Book 7, page 2 of loans in the Office of the Recorder:of , said County, described as follows: v 0 Beginning at the intersection of the East line.`bf Western a Avenue, 30.00 feet wide, with the North .line of Highland Avenue; d thence Northerly along said East line and. its Northerly prolongation m to the Southwesterly line of Cajon Boulevard;. thence Northwesterly, of along said Southwesterly line to the future Westerly line of Interstate °c Highway No, 15 (U.S. No. 395) pertinent to the proposed' Interstate n Highway No. -15 and Route No. 30:Interchange; thence Northwesterly along � said Westerly line.and along.the Southwesterly line of said Interstate. Highway.No. 15 to the Westerly line of State Street :thence Northeasterly m to the intersection of said Westerly line with the Northeasterly line o of said Snterstate Highway No. 15; thence Northerly along said Westerly line of State Street to the Southwesterly line of Northpark Boulevard; thence.,Northwesterly along the Southwesterly line of said Northpark, M Boulevard to the intersection of the Southwesterly line of tlorthpark,Boule- M vard and the Westerly prolongation:;:of the, So4therly line of the property' conveyed:to the.San Bernardino County Flood Control District by deed m recorded in Book 4671 , page 364, Official.Records of said County; " .2 thence Easterl y along said -orolongation and along said Southerly line .a to the Northerly line of :the property conveyed to the State of California P by deed'recorded in July g3, 1964, in Book 6195; page 945, Official :? Records of said County; thence Easterly along;said Northerly Line to d the Easterly,terminus of That certain course shown as "Nd.rth`-89050'20" East`381:32' feet"on Record of Survey recorded` in Book 21, pages 98 and 99 of Records of Surveys in the.Office of the Recorder of said County; _ m thence leaving said Northerly line of the State property, Easterly, in a straight line, to Station M-29 in the Northerly boundary of said Rancho ' Muscupiabe; thence Southeasterly along. said Northerly'boundary' to the ' , E Easterly line of that certain property conveyed to said Flood Control District as "Parcel No. 4" by deed recorded April 23, 1940-in Book 1415, o page. 37, Official',Records of said County; .thence Southerly along said o Easterly line to; the South line of said Flood Control District''Property; thence Westerly along said South line to a line parallel with and dis- tant 44.00 feet Easterly, measured at right angles, from the 'Northerly prolongation of the centerline of Mountain Avenue: thence Southerly along m m to H m 2 X W r d E L U A r Q RSG 63 PacketPg. 1279 9.H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN m d said parallel line to the South line of Hill Drive;,thence Westerly a along said South fine to the East line of Western Avenue as shown on d map of Tract No. 1748 recorded in Book:25, page 59 of Maps in. the ° Office of the: Recorder'of said County; thence Southerly along said. East line to the centerline of Forty-second Street; :thence West along; said centerline 20.00 feet to. the East .line of sa 4.Section'17; thence Southerly along,said East line to the Southwesterly;:koundary .of Tract. o No. 3177 per map recorded in Book 95; pages 59 and 60 of Maus in the Q. Office of the Recorder of said County; thence NortWesterly along said Southwesterly boundary to the Easterly line of Morgan Road 'thence Southerly along said Easterly.line and along the Easterly line of m Little Mountain Drive. ( Mt. Vernon Extension ) to' the.future Northerly_, o: line 'of Route No. 30; thence Easterly along said Northerly line to °c the Northerly prolongation of the. West ,line of Lot 20, Tract No. 6446, v per map recorded in Book 8..1 pages 56 and 57, of Maps in the-Office of the Recorder of said County;'thence Southerly along said Northerly prolongation, along said West Iinei.and along its Southerly prolonga- m tion to the Centerline of:.Turrill Street; thence Westerly along said centerline to the Northerly prolongation of the West,line,of ;a North- w South Alley shown- on said Map of Tract No. 6446; thence Southerly along said Northerly prolongation,'along said West line, and along the M Easterly:boundary.of Lot 1 , Tract No. 7394 per map recorded 'in Book . 92, paged of Maps in the Office ,of`the >4ecorder of.`said County to, � the South line of an East-:West Alley shown on said Hap of Tract No.. � 6446; thence Easterly-along said South line to the East line of iAt. : .' a Vernon Avenue; thence Southerly along said`.East line..to thd 'South fine m of Highland, Avenue, thence Westerly along the South line of said High- ° land Avenue to the Southerly prolongation of said East 1ine.0:.We6tern N Avenue, 30.00 feet wide thence Northerly to the Point of Beginning. 06 PARCEL 3c v All, that real property in the City,of San Bernardino, County of San r Bernardino, State of California, .described as: E Those portions of Sections 16, 17, 20, 21 , 28 and 29, Township 1 North, R Range 4. West, as the lines'of. the Government Survey may be extended ❑ across the Rancho Muscupiabe per plat recorded in 'Book 7, page 23 of Maps in the Office of the Recorder of said County and those portions Im of the various subdivision lying within said Sections, described as follows Co Beginning at the intersection of the centerline,of Marshall m Boulevard with the Easterly line of Lit tle.Mountaiq°Drive (Mt. Vernon U)i m F- m X W ; d E t U f0 a V RSG 64 Packet Pg. 1280 9.H.d CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN m R m Q Extension); thence Northerly along said Easterly line and along the Easterly line of Morgan Road to the Southwesterly boundary of Tract 0 No'. 3177 per map recorded in Book 45,, pages 59 and 60, of Flaps in d the Office of the Recorder of said County: thence.Southeasterly along said Southwesterly boundary to the East line of said Section 17; thence Northerly along said .East line to the Northerly line of that d certain property conveyed. to the San B,=.rnardino County Flood Control . o District by deed recorded April. 23, 1940 in Book 1415,. page 37, a Official Records of said County; .thence' Southeasterly along said > Northerly line to a line parallel with and distant 150.00 feet East- v erly, measured at right angles from the East line of North. "E" Street (2nd Avenue); thence Southerly along said parallel-.line to the Northerly 0 line of Kendall Drive; thence Southeasterly along said Northerly line to the ,Northerly, prolongation of the. centerline of "F" Street;. thence Southerly along; said Northerly prolongation to the North line of Tract 1733 as per. map recorded in Book 26, pages 7 through 12 of Raps in the d Office of the Recorder of said -County; thence !rlest along the said, North line and its Westerly prolongation to the West line of Cresent ' w Avenue; thence Southerly along said West line and its Southerly pro l.ongation to the Southeasterly line of Circle Road;' thence Southwesterly along said Southeasterly'Iine of, said Circle Road to its intersection with the Northeasterly prolongation 'of the North line of Tract, No. 2320 as per map recorded in Book.33, page. 46 of Maps in the Office of the" Recorder of said,County; thence Southwesterly and IJesterly. a]Ong a said prolongation and along the North line of said-Tract'No:: 2320`to. the Northwest. corner of Lot. 65 of said Tract No• 2320; thence 'Southerly n along the West line of said tot 65 to the North line of Tract No; 2318 as per Map recorded in Book 33, page 81 of Maps in the Office of the o: Recorder of.said County;;thence Westerly along the North line of said ,a Tract No. 2318..to the East line of Lot 4 of said Tract No. 2318; thence Northerly along the East line of said Lot 4 to the Northeast corner of said Lot 4; :.thence Westerly along the North line of said Tract No. . m 2318 and its Westerly prolongation to a line which,is 1883.36 feet E West of and parallel with the.West line of the Arrowhead Tract, per Q map.,recorded in Book ll; page'37 of Maps In the Office;of the Recorder of said County; thence.South along said parallel line 909..86 feet; o thence West .114.14 feet; thence South 000U West 141.46. feet, thence' - South 66445' .West 230.00 feet; thence South 16045' West 55.00 feet; thence Northwesterly at right angles a distance of 150:000 feet; thence Southwesterly at right anales,:a distance of 50.00 feet to' a point in a line'.,parallel with and 200:00 feet Northerly measured at right angles m from the Northerly line of said Marshall Boulevard; thence.!rlesterly Co along said parallel line 802.00 feet; thence South at right. ahgies 5.00 feet t& a line parallel with and 195,00 feet Northerly, measured Co at right aingles, from Laid Northerly line of Marshall Boulevard; thence ~ Westerly along said parallel line to its intersection with the Southerly x X w E U U Q RSG 65 PacketPg. 1281 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN The boundary description of the Northwest Redevelopment Project Area is as follows: m m d a 11. DESCRIPTION OF PROJECT AREA d rn A. Regional Orientation _ y The City of Son Bernardino Incorporates an area of about 55 square - miles In the Inland Empire 60 miles east of downtown Los Anqeles. The m .e City is approximately TO and 20 miles respectively, from the Los Anceles 'a and Ontario InternstlonaI airports. Regional access to the City is EL provided directly via the Interstate 10 and interstate 1Sf Freeways. a) m The City is served by two major regional shoppinn centers, Central City c Mall and Inland Center Mall. There are four universities within a 10- 1 `o mile radius of the Northwest Redevelopment Area: California State Col- W c lege at San Bernardino (located two miles north of the project): Loma pp con Linda University, University of Redlands, and the University of Califor- nia at Riverside. The City is also served by several major medical r rn M fecilities, which include San Bernardino Community Hospital, St. Rernar- ro dine's Hospital, Lana Linda University Medical Center, and the regional `- Veterans Administration Hospital. m 8. Project Area Orientation d The Northwest Redevelopment Project encompasses an area of •gproximately m 1,500 acres, generally bounded by the Interstate 15F Freeway on the east, m the City limits and Lytle Creek Wash on the west, Palm Avenue on the IX north, and Seventh Street on the south. The Northwest Redevelopment Project is primarily concerned with the redevelopment of parcels alono c major thoroughfares in the northwest area of the City. which Include m E Highland Avenue, Base Line Street, Muscott Street, and Mt. Vernon Avenue. Q w The Project is divided into two survey areas: Area A: Generally south of Cajon Boulevard, north of Seventh Street. west of Interstate 15E Freeway. d Area B: Containinq approximately 560 acres, north of the Devils m Creek Diversion Channel, south of Palm Avenue, east and m west of Cajon Roulevard. This area is pendino annexation m W to the City of San Bernardino. to C. Legal Description i= m The areas are more particularly described as follows: _ X AREA A: w Those portions of those certain Townships and Ranoes, Ranchos, various Subdivisions and Tracts lying within the Corporate Limits of the City m of San Pernardino and being that portion thereof lying generally West E E U m r Q PSG 66 PacketPg. 1282 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Northwest Redevelopment Project Area Continued of the West line of U.S. interstate 15 East and Southerly of the State College Redevelopment Project Area, and being more particularly described CO as follows: ami L a PARCEL N0. 1 -p v Beginning at a point In the Present Corporate Limit Line of the City of San Bernardino, said point being the intersection of the 0 ientertine of California Avenue and the Southwesterly line of Cajon Boulevard; thence leaveino said City Limit line and South- easterly along said Southwesterly line of Cajon Boulevard and being m •Southerly line of said State College Redevelopment Project Area, o • distance of 6420 feet, more or less to an angle point in said a State College Redevelopment Project Area boundary; thence South- erly along the Easterly line of Western Avenue, and along a Wester- ly line of said State College Redevelopment Project Area, a distance m of 1310 feet, more or less, to the Northwest corner of Lot 4, K Block 3, Tract 1732 as per plat thereof recorded in gook 25 of 0 Naps, page 42, records of the County Recorder of San Bernardino E v County, State of California; thence East along said North line of Lot 4, a distance of 164.5 feet to the Northeast corner thereof; L thence South along the East lines of Lots 4, 5, and 6 of said m Block 3 and being along the West line of 2n foot alley, a distance of 150 feet to the Southeast corner of the North one-half of said c R Lot 6; thence West along the South line of said North one-half of N Lot 6 and the Westerly prolongation thereof a distance of 224,5 feet to the West line of Western Avenue; thence South along said West og line, a distance of 40 feet, to a point In a line which is parallel M with and 120 feet North of and measured at right anales to the North line of 21st Street; thence West along said parallel line, a dis- tance of 840.14 feet to the East line of Lot 1, Tract 2852 as per a plat thereof recorded in Book 40 of Maps, pages 29 and 30, records .a of said County; thence South along said rest line, a distance of 0 120 feet to the North line of 21st Street; thence 'west along said North line, a distance of 402.46 feet to the East line of Muscott Street; thence South along said East line, a distance of 225 feet, more or less, to the Easterly prolongation of the North line of Tract ; od 4265 as per plat thereof recorded In Book 55 of Maps, pages 76 and 77, records of said County; thence West along said Easterly pro- G.11 longation and said North line, a distance of 688.66 feet to the LZ c Northwest corner thereof; thence South along the West line of said Tract 4265, a distance of 97,68 feet to an angle point therein,. - a thence West along a North line of said Tract 4265 and @Iona the North w line of Tract 4975, as per plat thereof recorded in Book 65 of Maps. A page 83, records of said County , a distance of 646.10 feet to an p angle point therein; thence South along a West line of Lot S of ' said Tract 4975, a distance of 45.14 feet; thence West &Iona a North m line of said Tract 4975 and along the North line of Lot 14, Tract 1711, as per plat thereof recorded in Rook 25 of Maps, page 27, records of said County, a distance of 380 feet to the Northwest car- 0] ner of said Lot 14; thence South alone the West line thereof, a CO distance of 528 feet to the North line of 19th Street; thence East along said North line, a distance of 920 feet, more or less to a CO point which Is 718.81 feet West of the West line of Muscott Street H and being the Northerly orolongation of the West line of the San m Bernardino City Unified School District property (Muscott rlenen- 2 X W C N E r U m a Q PSG 67 Packet Pg. 1283 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Northwest Redevelopment Project Area Continued tort' School); thence South elonq said prolongation and the West line of said School District property, a distance of 360 feet, m more or less, to the Southwest corner thereof; thence East along the South line thereof, a distance of 715 feet, more or less, to Q the West tine of Muscott Street; thence North alonq said West line, m a distance of $43.32 feet, "ore or less, to the Westerly prolonea- rn tion of the South line of Goodlett Street; thence East alonq said prolongation and the South line of said Goodlett Street, a distance of 1325.08 feet, to the West line of Western Avenue; thence South along said West line, a distance of 850 feet, more or less, to the m North line of 17th Street; thence Hest •Iona said North line and ° Its Westerly prolongation, a distance of 1325 feet, more or less, a to the West line of Muscott Street; thence South along said nest line, a distance of 730 feet, more or less, to the Soutl line of t7' 16th Street; thence West along said South line, a distance of 285 feet, more or less, to the West line of Parcel Map No. 2432 as per 0 plat recorded in book 20 of Parcel Maps, pane 98, records of said C.�. County; thence South along said West tine, s distance of 4t;D.82 �, m feet to the Southwest corner of Parcel No. 1 of said Parcel Man No. G� E 2432; thence East along the South line thereof, a distance of ( m 285.70 feet to the West line of said Muscott Street; thence eouth along said west line, a distance of 162.58 feet to the North line rn of Tract 4862, as per plat thereof recorded in nook 65 of Maps, page 53, records of said County; thence Vest &Iona the North line M of said Tract 4862 and the Westerly prolongation thereof, a dis- tance of 2379.09 feet to the East line of Colifnrnis Avenue; thence North along said East line, a distance of 652 feet, more or less, R to the Easterly prolongation of the South line of Tract 4023, as a per plat thereof recorded in Rook 118 of Maps. pages 70 and 71, 'o m records of said County; thence West &Iona said prolonnation and «° the South line of said Tract 4023 and the Westerly prolonnation a thereof , a distance of 1401 feet, more or less, to the West line W of State Street; thence North along said West line, a distance of M 190 feet, more or less, to the North line of Tract 5724, as per plat m thereof recorded in Book 74 of Maps, panes 90 and 91, records of said County; thence West alonq said North line, a distance of E 1030.77 feet to the Northwest corner of said Tract 5724; thence Q Southwesterly alonq a line drawn from said Northwest corner and at w right angles to the Southwesterly line of Pope, Talbot and Pierce R Addition, as per plat thereof recorded in Book it of Maps, pane 38, records of said County, a distance of 3DD feet, more or less to said Southwesterly along said Southwesterly line. a distance of 3775 M feet, more or less, to the South line of Highland Avenue 82.50 feet wide; thence East along said South line, a distance of 2660 feet, more or less, to the East line of Macy Street; thence North alonn m said East line a distance of 677 feet, more or less, to the South N line of Adams Street; thence East &Iona said South line, a dis- tance of 159.5 feet to the most Westerly corner of Lot 12, Tract 2243, as per plat thereof recorded in gook 32 of Maps, psoes 21 m and 22, records of said County; thence southeasterly •Iona the X Southwesterly line of said Lot 12 and its Southeasterly prolonoa- w tion, a distance of 433.35 feet to the most Westerly corner of Lot 11 of said Tract 2243; thence East alono the North lines of Lots c m 11, 10, 9 and 8 of said Tract 2243 a distance of 800.10 feet to the E West line of State Street; thence South along said West line and s U R Q O 68 Packet Pg. 1284 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Northwest Redevelopment Project Area Continued 82.50 feet wide and the Northeasterly tine of the Atchison, To- _ peka and Santa Fe Railroad Company's right of toy; thence East m along said South line of Highland Avenue, a distance of 1725 feet, more or less, to the centerline of Muscuplabe Drive; thence South and Southwesterly along the Southerly prolongation of said center- line as realigned to cross over Interstate 15E, a distance of 144() rn feet, more or less, to the Easterly prolongation of the South line of 19th Street; thence West along said prolongation and South line of 19th Street, a distance of 485 feet more or less, to the East line of Turrill Avenue; thence South alonn said East line a dis- tance of 232 feet, more or less, to the North line of Tract 3760 o as per plat thereof recorded in Book 49 of Maps, page 7, records o of the County Recorder of San Bernardino County. State of California; v thence West along said North line of Tract 3769, a distance of 1R5 —,- ) feet, more or less, to the Northwest corner thereof; thence South n o along the West line of said Tract 3769, and its 4wtherly prolnnna- c tion a distance of 268 feet, more or less, to the South line of 1?th iw� v Street; thence East alonq said South line of 17th Street, a distance Cz of 135 feet, more or less, to the West line of Tract 3585, as oer r:-v 0 plat thereof recorded in Book 49 of Maps, pace 12 and 13, records f1 m of said County: thence South along the 'fast line of said Tract 355 X m and the West line of Tract 3414 as per plat thereof recorded in Rook '!? 47 of Maps, pages 8 and 9, records of said County, and its Southerly prolongation a distance of 830 feet, more or less, to the South line n of 16th Street; thence West &Iona said South line of 16th Street , a distance of 200 feet, more or less, to the centerline of that certain vacated North/South alley in Block 24 of St. Elmo Subdivi- a Sion, as per plmt thereof recorded in Book 4 of Maps, pace 15, re- o cords of said County; thence South &Iona said centerline and the Southerly prolongation thereof, a distance of 1261 feet, more or a less, to the North line of 14th Street; thence West alonc said North line, a distance of 160 feet, more or less, to the East line cd of Mt. Vernon Avenue; thence South along said East line, a dis- tance of 330 feet, more or less to the North line of W.H. Roner's -o Re-Subdivision, as per plat thereof recorded in Book 19 of Maos, v pace 70, records of said County; thence East alono said North line. C a distance of 150 feet to the Northeast corner of lot 1, 91ock 'Y" w of said W.H. Rocer's Re-Subdivision; thence South along the East lines of Lots 1 throuoh 5 of said Block "C" and the Southerly pro- longation thereof, a distance of 650 feet,. more or less, to the South line of Reece Street; thence East alone said South line, a distance rn of 30 feet, more or less, to the North east corner of lot 15 Block 0 "A" of said Re-Subdivision; thence South along the Fast line of to said Lot 15, a distance of 152.71 feet to the loutherst corner there- m of; thence East along the South lines of Lots 16 through 24 or said (n Block "A", a distance of 550 feet, more or less, to the '(est Iine m of Garner Avenue; thence North aeon said West line of Garner Ave- nue, a distance of 75 feet, more or less, to the Westerly prolonna- m tion of the South line of Lot 10 of Assessor's Map No. 2 being a x Subdivision of a portion of Lot 5, Block 53, Rancho San Bernardino w as per plat thereof recorded in Rook 7 of Maps, pane 2, records of c said County; thence East along sairl prolongation and the South line of said Lot 10, a distanco of 432 feet, more or less, to the E E West line of Davidson Street; thence South alonq said West line of Davidson Street, a distance of 307 feet, more or less, to the Q • 69 Packet Pg. 1285 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Northwest Redevelopment Project Area Continued South line of Baseline Street; thence lest along said South line, m a distance of 1244 feet, more or less, to the West line of Mt. Vernon m Avenue; thence South along said West line, a distance of 566.50 feet, to the North line of 11th Street; thence West along said North 4 line, a distance of 3455 feet, more or less, to the lest line of Madison Street; thence South along said West line, and its South- erly prolongation a distance of 1398 feet, more or less, to the Worth Tine of 9th Street; thence West alarm pid North line, a dis- tance of 356 feet, more or less, to the Northerly prolongation of u the West line of Lot 15 Tract 4006, as per plat thereof recorded in 'o Book 51 of Maps, page 4 and 5, records of said County; thence South ri along said prolongation and the West line of Lot 15, a distance of 719 feet, more or less, to the Southwest corner thereof; thence d West alarm the North line of Tract 4451 as per plat thereof recorded In Book 55 of Maps, ages 85 and 86, records of said County, a dis- o Lance of 675 feet, more or less, to the Northwest corner of said c Tract 4451; thence Southerly along the Westerly line of said Tract 4451, and its Southerly prolongstion, a distance of 686 feet, more or less to the centerline of 7th Street; thence Hest slonn said centerline and its Westerly prolongation, a distance of 1050 feet, 00 more or less, to the West line of Block 94, of said Rancho San per- nardino; thence Northerly along said West line, a distance of 1391 t!? feet, more or less, to the North line of 9th Street, 60.00 feet M wide; thence West along said North line, a distance of 3DO feet; M thence North a distance of 2050 feet, more or less, to the Ncrth lire of Baseline Street; thence East along srid Northline a dis- tance of 430 feet, more or less, to the Easterly line of California a t0 Street; thence North along the Easterly tine of California Street, -a a distance of 1300 feet, more or less, to the South line of 14th °= Street'as vacated by the City of San Bernardino by Resolution No. N 11816 recorded July 21 , 1974 in Book 8457, paqe 1164, Official Re- cords of said County; thence East along the South line of said od vacated 14th Street, a distance of 509 feet, more or less, to the -o West line of Pennsylvania Avenue; thence South alona said west CX line, a distance of 40 feet, wore or less, to its intersection with the Northwesterly prolongation of the Southerly tine of Virninia aE Street; thence Southeasterly along said prolongation and Easterly along said Southerly line of Virninia Street, a distance of 710 feet, �% m more or less, to the West line of Tract 6637, as per plat thereof recorded in Book 83 of Maps, pages 53 and 54, records of said County: thence South along said West line of Tract 6637, a distance of 375 a feet, more or less, to the Southwest corner of Lot 47 of said Tract 6637; thence East along the South line of said Tract 6637, a dis- tance of 275 feet, more or less, to its intersection with the West m line of the City of San Bernardino Unified School nistrict property m (Franklin Junior High School): thence South slono the West line mi of said School District property, a distance of 655 feet, more or less, to a point in a line which is parallel with and 150 feet North of and measured at right angles to the North line of Baseline Street; x ..,.thence East along said parallel line, a distance of 1000 feet more w or less, to the West tine of Muscott Street; thence North slonq said West line, a distance of 485 feet, more or less, to the blest- m erly prolongation of the South line of Tract 3538, as per plat there- E mf recorded in Book 46 of Maps, page 56, records of said County; L U thence East along said prolongation and said South line of Tract M Q ORS`7 70 PacketPg. 1286 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Northwest Redevelopment Project Area Continued 3538, a distance of 1364 feet, more or less, to the West line of _ Tract 2934, as per plat thereof recorded in Book 45 of Maos, paoe 90, records of said County; thence South along said West line of m Tract 2934, a distance of 521 feet to the Southwest corner of Lot ¢ 78 of said Tract 2934; thence East along the South line of said v Lot 78, its Easterly prolongation, the South lines of Lots 39 and rn 33 of said Tract 2934 and their Easterly prolongation,_& distance d of 511 feet, more or less, to the East line of Pico Avenue; thence North along said East line, a distance of 23n feet, more or less, to its intersection with the Westerly prolongation of the North S line of Reece Street; thence Easterly &Iona said Westerly prolon- a gation, a distance of 130 feet, more or less, to the Southwest corner of Lot 27, Tract 1952, as per plat thereof recorded in Book a' 28 of Maps, page 23, records of said County; thence South alone a the Southerly prolongation of the Nest line of said Lot 27, a dis- - lY tance of 181 feet, more or less, to the westerly prolongation of o the South line of Lot 28 of said Tract 1952; thence East along C'. c said prolongation and the South lines of Lots 28 through 33 of said ►� Tract 1952, a distance of 504 feet, more or less, to the Southeast corner of said Lot 33; thence North along the East line of said ►ice m Lot 33 and the Northerly prolongation thereof, a distance of 156,1 �r'1 feet to the centerline of Reece Street; thence East along said cen- terline. a distance of 10.27 feet to the Southerly prolongation of the East line of Lot 17 of said Tract 1952; thence Worth along said M Southerly prolongation, the East lines of Lots 17 and 11 of said Tract 1952, and the Northerly prolongation thereof, a distance of c 317.50 feet to the North line, of 13th Street; thence West along f0 said North line, a distance of 214,69 feet, to the East line of v Tract 8374 as per plat thereof recorded in Rook 114 of Maps, paqes 0 7 and 8, records of said County; thence North alone said East line N of Tract 8374 and its Northerly prolongation, a distance of 6°9.8 feet to the North line of 14th Street; thence Fast along said North line, a distance of 64.69 feet to the west line of the East o one-half of Lot 3, Tract 2331 as per plat thereof recorded in Rook -o 34 of Maps, page 43, records of said County; thence North alono m said West line, a distance of 144.6 feet to the South line of Lot E 43 of Grand View Manor Subdivision as per plat recorded to Rook 23 ¢ of Maps, page 79, records of said County; thence East along the South lines of Lots 43 and 44, of said Grand View Manor Subdivision, p a distance of 75 feet to the Southeast corner of said Lot 44; thence North along the East line of said lot 44, a distance of 137.5 feet to the South line of Magnolia Avenue; thence East along said South line, a distance of 50 feet to the Southerly prolongation of the East line of Lot 4 of said Grand View Manor Subdivision; thence m North along said Southerly prolongation, the East line of said lot 00 4 and its Northerly prolongation, a distance of 489.72 feet to the U)I Northeast corner of Lot 3. Tract 1738, as per plat thereof recorded m in Book 25 of Maps, Deqe 43, records of said County; thence west m along the North line of said Tract 1738, a distance of 30 feet to _ the Southerly prolongation of the East line of that certain vacated w North/South alley lying East of and adjacent to Lot 76, Tract 2891 , as per plat recorded in Book 40 of Maps, page 1 , records of the County Recorder of said County; thence North along said Southerly E prolongation and the East line of said vacated alley, a distance cz of 230.5 feet to the South line of Evans Street; thence West a dis- r Q Q RSG 71 Packet Pg. 1287 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Northwest Redevelopment Project Area Continued tance of 20 feet to the Northeast corner of said Lot 76; thence North along a line which is parallel with and 200 feet Vest of and ' m measured at right angles to the Vest line of Nt. Vernon Avenue, a distance of 966.22 feet to the Northeast corner of Lot 112 of Q said Tract 2891; thence Vest along the North line of said Lot 112, .0 a distance of 50 feet to the East line of Tract 4163, as per plat 0 thereof recorded In look 53 of Naps, pace 15, records of said County; thence North along said East tine and along the East line g of Tract 2972 as per plat thereof recorded to Book 40 of Maos, pang 26, records of said County, a distance of 518.7 feet to the south m line of Block 13, Tract 1732, as per plat thereof recorded in Rook .o 25 of Maps, page 42, records of said County; thence fast along ti said South line, a distance of 40 feet to the Southeast corner of Lot 6 of said Block 13; thence North alona the East line of said Lot 6 and its Northerly prolongation and heino along the West line v of a 20 foot alley, a distance of 1038 feet to the North line or 21st Street; thence West along said Northline, a distance of 190 0 c . .feet, more or less, to the East line of Nerrinaton Avenue; thence North along said East line, a distance of 120 feet to the Easterly G prolongation of the North line of Lot 10, Block 2, of said Tract 1732; thence West along said Easterly prolongation, the North line m of said Lot 10 and the Westerly prolongation thereof, a distance of 264.50 feet to the Southeast corner of Lot 6, of said Block 2; R to thence North along the East line of said Lot 6 and the East lines of Lots 5, 4 and 3 of said Block 2, a distance of 315 feet, more ro or less, to the south line of Highland Avenue, 82.50 feet wide; thence East along said South line to the Point of Beginning. m a AREA B: m R Beginning at a point of the Present Corporate Limit Line of the City of San Bernardino, said point being the intersection of the centerlines of Palm Avenue and U.S. Interstate 15E, thence leaving said City Limit line, «y Southwesterly along said centerline of Palm Avenue, 1750 feet more or less to the Northeasterly line of Cajon Boulevard; thence Northwesterly alone v said Northeasterly line of Cajon Boulevard a distance of 1180 feet, more 0 m or less to the Northeasterly prolongation of the Northwesterly line of E that certain parcel conveyed to Lois Wilson Stanke et.al ., by deed re- L corded December 26, 1977 in Book 9332, Page 89, Official Records of said County; thence Southwesterly along said Northeasterly crolonnation and QT, o said Northwesterly line a distance of 1450 feet more or less to its point of intersection with the centerline of the Southern Pacific Railroad rinht `m of way; thence Southeasterly and Southerly along said centerline a dis- tance of 5200 feet more or less to its intersection with the Northerly line of certain parcel conveyed to Farm Homes Corporation by deed recorded m October 13, 1934 in Book 1011, Page 14, Official Records of said County; thence Easterly along said last mentioned Northerly line a distance 340^ w feet more or less to an angle point therein; thence Northeasterly alone m said last mentioned Northerly line and the Northeasterly prolonnation there- of a distance of 450 feet more or less to the Northeasterly line of the m Atchison. Topeka and Santa Fe Railroad Company's right of way; thence X Southeasterly along said Northeasterly line, 525 feet more or less to an w angle point on said City Limit Line; thence Northerly &Iona said City c Limit Line 700 feet more or less to an angle point; thence Easterly slonn m E t m N Y Q • 72 Packet Pg. 1288 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN Northwest Redevelopment Project Area Continued said City Limit Line 200 feet more or less to an angle point; thence c^p Northeasterly alone sold City limit Line a distance of 1310 feet more or m less to an angle point: thence continuing along said City Unit Line Q Northwesterly 6680 feet more or less to the point of beginnlno,. . Contain- ing approximately 560 acres. m 0 d 0 a d o m 0 S � C V _ o /`� m M�- M W ^' M M C R a R N : d a c m E a x A 0 d d m m m m m FE x w a c v E r U R w Q RSG 73 Packet Pg. 128g 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN The boundary description of the Uptown Redevelopment Project Area is as follows: m g7-400893 II . DESCRIPTION OF PROJECT AREA d A. REGIONAL ORIENTATION The incorporated area of the City of San Bernardino is approxi- v mately 55 square miles in the Inland Empire region 60 miles east of downtown Los Angeles. Regional access to the City and the o_ Project subareas is provided directly via the Interstate 10 and ' m Interstate 215 Freeways. B. PROJECT AREA ORIENTATION °c 'v The Uptown Redevelopment Project encompasses approximately 433 acres divided into two subareas (Exhibit "A") . The largest, Subarea "A", comprises 348 acres generally involving those pro- m perties along Highland Avenue and Baseline Street between Inter- state 215 and Waterman Avenue; and along "E" Street between 8th Street and Highland Avenue. Subarea "B" involves roughly 84 M acres comprising an area between Interstate 215 and Mt. Vernon Avenue, north of Rialto to the Santa Fe Railroad yards. c C. LEGAL DESCRIPTION a The two subareas are more particularly described as follows: m Subarea "A" - Those portions of Blocks 1, 2, 3, 32, 33, 34, 35, rr 36, 37, 38, 39, 84, 85 and Blocks 73, 74, 75, 76 of the 80 acre ,a survey, all of the Rancho San Bernardino as per plat thereof recorded in Book 7 of Maps, page 2, records of the County Recorder of San Bernardino County, State of California; those portions of Blocks 59, 60, 61, 62, 63, 67, 68 and 69 of the City QE of San Bernardino as per plat thereof recorded in Book 7 of w Maps, page 1, records of said County and those portions of all m those various subdivisions lying within said Rancho Blocks and 0 City Blocks together with those portions of the adjoining streets, described as follows: w m Beginning at the intersection of the centerlines of Highland Avenue and "E" Street; thence North along said centerline of "E" Co Street, a distance of 206.25 feet to the Westerly prolongation Co of the North line of that certain East/West alley in Block "B", m Polytechnic Square, as per plat thereof recorded in Book 20 of Maps, page 5, records of said County; thence East along said m prolongation and said North line and continuing East along the X North line of said alley in Block "A" of said Polytechnic Square w to the Southeast corner of Lot 7 of said Block "A"; thence North along the East line of said Lot 7 and its Northerly prolonga- tion, to the centerline of 23rd Street; thence East along said E centerline of 23rd Street to the centerline of Arrowhead Avenue; m thence South along said Centerline of Arrowhead Avenue, a a distance of 27.73 feet, more or less, to the centerline of 23rd Street as said street is delineated on the map of Highland O RSG 74 PacketPg. 1290 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued Heights T act Re-Subdivision, as per plat thereof recorded in Book 19 of Maps, page 98, records of said County; thence East along said centerline of 23rd Street to its intersection with m the Northerly prolongation of the West line of Lot 14, Block "A" m of said Highland Heights Tract; thence South along said pro- longation and West line to the Southwest corner of said Lot 14; thence East along the South line of Lots 14 and 13 of said Block "A" and the Easterly prolongation thereof to the Northwest corner of Lot 3, Tract No. 1946 as per plat thereof recorded in Book 28 of Maps, page 32, records of said County; thence North along the West lines of Lots 14, 13, 12, 11, 10, 9, 8 and 7 of m said Tract No. 1946, to the Northwest corner of said Lot 7; 2 thence East along the North line of said Lot 7 and its Easterly a prolongation to the centerline of Sierra Way; thence North along 'm said centerline to its intersection with the South line of the m North 629 feet of Lot 2 of said Block 85, Rancho San Bernardino; thence East along said South line a distance of 226.10 feet, °c more or less, to the Northeast corner of that certain easement a for street and highway purposes as granted to the City of San Bernardino by document No. 326, recorded October 17, 1957 in Book 4348, page 531, Official Records of said County; thence m South along the East line of said easement and along the East line of those easements as granted to the City of San Bernardino by document No. 359, recorded March 24, 1954 in Book 3351, page M 459 and document No. 327, recorded May 25, 1956 in Book 3948, M page 40, both of official records of said County, to the South line of the North 1229 feet of said Lot 2, Block 85, Rancho San m Bernardino; thence East along said South line, to the centerline a of Lugo Avenue; thence South along said centerline of Lugo Avenue, to the North line of the South 250 feet of said Lot 2, R Block 85; thence East along said North line, to the West line of w the East 220 feet of said Lot 2, Block 85; thence North along d said West line, a distance of 50 feet to the North line of the South 300 feet of said Lot 2, Block 85; thence East along said North line a distance of 220 feet to the East line of said Lot a 2, said point being the centerline of Sepulveda Avenue; thence m South along said centerline, to its intersection with the E Westerly prolongation of the South line of the North 50 feet of Lot 39, Arrowhead Heights Tract, as per plat thereof recorded in , Book 19 of Maps, page 5, records of said County; thence East 0 along said prolongation and South line, to the West line of Lot 22 of said Arrowhead Heights Tract; thence North along said West line, to the Northwest corner of said Lot 22; thence East along the North line of said Lot 22 and its Easterly prolongation, to the centerline of LeRoy Street; thence North along said cen- Co terline, to the centerline of improvement of 23rd Street, 50 to feet wide; thence East along said centerline of improvement, to mi the centerline of Waterman Avenue; thence South along said cen- terline of Waterman Avenue to the centerline of said Highland Co Avenue; thence continuing South along said centerline of x FE Waterman Avenue, to its intersection with the Easterly prolonga- w tion of the South line of the North 200 feet of Lot 1 of said Block 39, Rancho San Bernardino; thence West along said pro- r v longation and South line, a distance of 595.15 feet, more or E less, to the Northerly prolongation of the West line of Lot 14, m Propst Subdivision as per plat thereof recorded in Book 24 of a V R S G 75 Packet Pg. 1291 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued m Maps, page 69, records of said County; thence South along said prolongation and West line, to the Southwest corner of said Lot rn 14; thence West along the Westerly prolongation of the South line of said Lot 14, to the centerline of Wall Avenue; thence North along said centerline, to South line of the North 200 feet of said Lot 1, Block 39, Rancho San Bernardino; thence West d along said South line, to the East line of Lot 8 of said Block o 39; thence South along said East line, to the South line of the Q. North 400 feet of said Lot 8; thence West along said South line, to the East line of Block "G", Highland Avenue, Tract No. 2, as v per plat thereof recorded in Book 24 of Maps, page 63, records of said County; thence North along said East line, to the o Northeast corner of Lot 4 of said Block "G"; thence West along S the North line of said Lot 4 and its Westerly prolongation, to the centerline of Sepulveda Avenue; thence South along said cen- terline, to its intersection with the Easterly prolongation of d the South line of Lot 20, Block "F" of said Highland Avenue m Tract No. 2; thence West along said prolongation and South line @ and along the South line of Lot 10 of said Block "F" and its N Westerly prolongation, to the centerline of Lugo Avenue; thence M North along said centerline, to its intersection with the M Easterly prolongation of the South line of Lot 5, Block "E" of said Highland Avenue Tract No. 2; thence West along said pro- longation and South line, to the East line of Lot 5, Jonathan a Park, as per plat thereof recorded in Book 23 of Maps, page 39, records of said County; thence South along said East line, to the Southeast corner of Lot 7 of said Jonathan Park; thence West y along the South line of said Lot 7, to the East line of Sierra Way; thence South along said East line, to its intersection with at3 the Easterly prolongation of the South line of Lot 4, Block "A", v Frank C. Platt Highland Avenue Tract, as per plat thereof recorded in Book 23 of Maps, page 8, records of said County; thence West along said prolongation and South line, to the E Southwest corner of said Lot 4; thence North along the West line a thereof and of Lot 3 of said Block "A", to the Southeast corner of Lot 13 of said Block "A"; thence West along the South line of p` said Lot 13 and the Westerly prolongation thereof, to the cen- terline of Genevieve Street; thence North along said centerline, `m to its intersection with the Easterly prolongation of the South 6 line of Lot 23, Block "B" of said Platt Highland Avenue Tract; thence West along said prolongation and South line and along the Co South line of Lots 22 and 21 of said Block "B", to the Northeast m corner of Lot 18 of said Block "B"; thence South along the East Ni line of said Lot 18 and of Lot 17 of said Block "B", to the m Southeast corner of Said Lot 17; thence West along the South F- line of said Lot 17 and its Westerly prolongation, to the cen- terline of Mt. View Avenue; thence North along said centerline, X to its intersection with the Easterly prolongation of the South w line of Lot 45, Deodar Place, as per plat thereof recorded in Book 21 of Maps, page 28, records of said County; thence West v along said prolongation and South line, to the Southwest corner E of said Lot 45; thence North along the West line thereof, to the Northwest corner thereof; thence West along the South line of a Lot 27 of said Deodar Place, the Westerly prolongation thereof and along the South line of Lot 22 of said Deodar Place, to the Northeast corner of Lot 4 of said Deodar Place; thence South V R S G 76 Packet Pg. 1292 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued along the East lines of Lots 4, 5 and 6 of said Deodar Place, to the Southeast corner of said Lot 6; thence West along the South m line thereof and its Westerly prolongation, to the centerline of Arrowhead Avenue; thence South along said centerline to the cen- terline of 20th Street as said Street is adjacent to Block "A" v of the Frazer Subdivision as per plat thereof recorded in Book Maps, page 74, records of said County; thence West along said centerline, to the centerline of "D" Street; thence South along said centerline, to a point in a line which is parallel with and 150 feet South of and measured at right angles to the South line d of 20th Street as said Street adjoins Adair & Meyer, Subdivision o as per Lot 34, to its intersection with the Northerly prolonga- a` tion of the West line of the East 18.75 feet of Lot 39 of said > Subdivision; thence South along said prolongation and West line a and the Southerly prolongation thereof, to the centerline of said 20th Street; thence East along said centerline, to its 0 intersection with the East line of the West 235.33 feet of Lot 7 E of said Block 38, Rancho San Bernardino; thence South along said East line, to the South line of said 20th Street; thence con- tinuing South along said East line, a distance of 150 feet; thence East to a point which is 298.92 feet East of the West Co line of said Lot -7, Block 38; thence South, a distance of 75 w feet; thence West, a distance of 98.92 feet to a point which is 200 feet East of the West line of said Lot 7; thence South and w parallel with said West line of Lot 7 and its Southerly pro- longation, to the North line of Lot 9, Block "D", The Palms, as per plat thereof recorded in Book 14 of Maps, page 41, records R of said County; thence West along said North line and the North a Q line of Lot 10 of said Block "D", to the Northwest corner of d said Lot 10; thence South along the West line thereof and the Southerly prolongation thereof, to the Southwest corner of Lot 10, Block "E" of said Palm Sub.; thence East along the South x line of said Lot 10, to the Southeast corner thereof; thence °a South along the Northerly prolongation of the East line of Lot m 15 of said Block "E", said East line and the Southerly prolonga- tion thereof, to the centerline of 16th Street; thence East along said centerline, to the centerline of Stoddard Avenue; E thence South along said centerline of Stoddard Avenue, to the w centerline of 15th Street, 20 feet wide; thence West along said centerline, to its intersection with the Northerly prolongation of the East line of Lot 10, Revised Map of Magnolia Park v Subdivision as per plat thereof recorded in Book 17 of Maps, page 81, records of said County; thence South along said Northerly prolongation, the East line of said Lot 10 and its m Southerly prolongation, to the Southwest corner of Lot 40 of Co said Magnolia Park Subdivision; thence East along the South line Ni thereof and the South lines of Lots 41 and 42 of said Magnolia Co Park Subdivision, to the southeast corner of said Lot 42; thence South and parallel with the East line of "E" Street, to the Co North line of the Ramona Tract as per plat thereof recorded in x Book 20 of Maps, page 8, records of said County; thence West w along said North line, to the Northwest corner of Lot 4 of said Ramona Tract; thence South along a West line of said Ramona Tract, to an angle point therein; thence West to the West line of Lot 6 of said Ramona Tract; thence South along said West line m and the Southerly prolongation thereof, to the North line of O PSG 77 Packet Pg. 1293 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued 13th Street; thence East along said North line, to its intersec- tion with the Northerly prolongation of the West line of Lot 15, Block 2, Fussels Subdivision, as per plat thereof recorded in Co Book 6 of Maps, page 39, records of said County. thence South along said Northerly prolongation, said west line of Lot 15 and C the Southerly prolongation thereof, to the South line of Lot 23 v of said Fussels Subdivision; thence East along said South line and the Easterly prolongation thereof, to the East line of Lot d 6, Block 1 of said Fussels Subdivision; thence North along said East line and the Northerly prolongation thereof, to the cen- terline of said 13th Street; thence East along the centerline of ,� said 13th Street and following all its various courses and o distances, to the centerline of Mountain View Avenue; thence 0. South along said centerline, to its intersection with the Westerly prolongation of the North line of Lot 5, Platt-Burton v Subdivision as per plat thereof recorded in Book 18 of Maps, page 53, records of said County; thence East along said pro- o longation, the North line of said Lot 5 and the Easterly pro- S longation thereof, to the centerline of Genevieve Street; thence m North along said centerline to its intersection with the c Westerly prolongation of the North line of Lot 5, Long's m Subdivision as per plat thereof recorded in Book 21 of Maps, page 27, records of said County; thence East along said pro- N longation and North line, to the Northeast corner of said Lot 5; . thence South along the East line thereof, to the North line of the South 212.75 feet of Lot 7, Block 33 of said Rancho San M Bernardino; thence East along said North line, to the centerline of Sierra Way; thence North along said centerline, to its inter- c section with the Westerly prolongation of the North line of Lot a 11 , Block 4, Baseline Addition (Amend) as per plat thereof o recorded in Book 4 of Maps, page 35, records of said County; thence East along said prolongation and North line, to the N Northeast corner of said Lot 11 ; thence South along the East N line of said Lot 11 and its Southerly prolongation, to the o: Northwest corner of Lot 20 of said Block 4; thence East along 'a the North line of said Lot 20 and its Easterly prolongation, to a' the Northeast corner of Lot 19, Block 5 of said Baseline Addition; thence South along the East line thereof, to the North E line of the South 49 feet of Lot 20 of said Block 5; thence East Q along said North line and its Easterly prolongation, to the cen- terline of Sepulveda Avenue; thence North along said centerline o to its intersection with the Westerly prolongation of the North line of Lot 10, Block 6 of said Baseline Addition; thence East d along said prolongation, the North line of said Lot 10 and its o Easterly prolongation, to the East line of Lot 1, Block C, Dunn g° & Black Subdivision, as per plat thereof recorded in Book 15 of Co Maps, page 67, records of said County; thence North along said Co East line, to the Northwest corner thereof; thence East along U) the North line of said Lot 1 and its Easterly prolongation, to m the centerline of Wall Avenue; thence South along said cen- terline, to the Westerly prolongation of the South line of Lot 20, Block "B", of said Dunn & Black Subdivision; thence East X along said prolongation, the South line of said Lot 20 and its w Easterly prolongation, to the cen-terline of Belle Street; thence North along said centerline, to its intersection with the m Westerly prolongation of the North line of Lot 18, Block "A" of E U R Q RSG 78 Packet Pg. 1294 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued 13th Street; thence East along said North line, to its intersec- tion with the Northerly prolongation of the West line of Lot 15, Block 2, Fussels Subdivision, as per plat thereof recorded in m Book 6 of Maps, page 39, records of said County; thence South along said Northerly prolongation, said west line of Lot 15 and a the Southerly prolongation thereof, to the South line of Lot 23 0 of said Fussels Subdivision; thence East along said South line m and the Easterly prolongation thereof, to the East line of Lot 6, Block 1 of said Fussels Subdivision; thence North along said East line and the Northerly prolongation thereof, to the cen- terline of said 13th Street; thence East along the centerline of said 13th Street and following all its various courses and o distances, to the centerline of Mountain View Avenue; thence Q. South along said centerline, to its intersection with the Westerly prolongation of the North line of Lot 5, Platt-Burton Subdivision as per plat thereof recorded in Book 18 of Maps, page 53, records of said County; thence East along said pro- 0 longation, the North line of said Lot 5 and the Easterly pro- S longation thereof, to the centerline of Genevieve Street; thence 20 North along said centerline to its intersection with the Westerly prolongation of the North line of Lot 5, Long's ; Subdivision as per plat thereof recorded in Book 21 of Maps, co page 27, records of said County; thence East along said pro- longation and North line, to the Northeast corner of said Lot 5; N thence South along the East line thereof, to the North line of the South 212.75 feet of Lot 7, Block 33 of said Rancho San M Bernardino; thence East along said North line, to the centerline of Sierra Way; thence North along said centerline, to its inter- c section with the Westerly prolongation of the North line of Lot 10 11, Block 4, Baseline Addition (Amend) as per plat thereof o recorded in Book 4 of Maps, page 35, records of said County; m a. thence East along said prolongation and North line, to the m Northeast corner of said Lot 11 ; thence South along the East d line of said Lot 11 and its Southerly prolongation, to the Northwest corner of Lot 20 of said Block 4; thence East along °a the North line of said Lot 20 and its Easterly prolongation, to m the Northeast corner of Lot 19, Block 5 of said Baseline Addition; thence South along the East line thereof, to the North m line of the South 49 feet of Lot 20 of said Block 5; thence East E along said North line and its Easterly prolongation, to the cen- terline of Sepulveda Avenue; thence North along said centerline m to its intersection with the Westerly prolongation of the North ° line of Lot 10, Block 6 of said Baseline Addition; thence East along said prolongation, the North line of said Lot 10 and its rn Easterly prolongation, to the East line of Lot 1, Block C, Dunn & Black Subdivision, as per plat thereof recorded in Book 15 of Maps, page 67, records of said County; thence North along said m East line, to the Northwest corner thereof; thence East along Co the North line of said Lot 1 and its Easterly prolongation, to m the centerline of Wall Avenue; thence South along said cen- terline, to the Westerly prolongation of the South line of Lot m 20, Block "B", of said Dunn & Black Subdivision; thence East i along said prolongation, the South line of said Lot 20 and its x w Easterly prolongation, to the cen-terline of Belle Street; thence North along said centerline, to its intersection with the v Westerly prolongation of the North line of Lot 18, Block "A" of E r U m Q O RSG 79 PacketPg. 1295 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued said Dunn & Black Subdivision; thence East along said prolonga- tion and North line, to the Southeast corner of Lot 17 of said Block "A"; thence North along the East line of said Lot 17 and its Northerly prolongation, to the centerline of 13th Street; m thence East along said centerline, to the centerline of Waterman Q Avenue; thence South along said centerline of Waterman Avenue, a to the centerline of Orange Street; thence West along said cen- terline, to its intersection with the Southerly prolongation of the West line of the East 60 feet of Lot 28, Daimwood Subdivision, as per plat thereof recorded in Book 23 of Maps, page 72, records of said County; thence North along said pro- longation and said West line, to the South line of Lot 14 of o said Daimwood Subdivision; thence West along said South line and a its Westerly prolongation, to the centerline of Wall Avenue; thence South along said centerline, to its intersection with the d Easterly prolongation of the North line of Lot 2, Block "B" m Wilsey's Baseline Addition, as per plat thereof recorded in Book o 5 of Maps, page 27, records of said County; thence West along c said prolongation, the North line of said Lot 2 and its Westerly a prolongation, to the East line of Sepulveda Avenue; thence Westerly in a straight line to the Northeast corner of Lot 6, Block "B", Fairbanks Addition as per plat thereof recorded in m Book 4 of Maps, page 17, records of said County; thence West along the North line of said Lot 6 and its Westerly prolonga- tion, to the centerline of Lugo Avenue; thence South along said centerline, to the South line of the North 185 feet of Lot 1, o0 Block 1 of said Rancho San Bernardino; thence West and parallel with the South line of Baseline Street, to the centerline of Sierra Way; thence South along said centerline, to the cen- terline of Orange Street; thence West along said centerline to a ® its intersection with the Southerly prolongation of West line of z Lot 20, Block 1, Hart & Marshall Subdivision, as per plat thereof recorded in Book 7 of Maps, page 48, records of said N County; thence North along said prolongation, the West line of a said Lot 20 and its Northerly prolongation, to the Southeast corner of Lot 3 of said Block 1; thence West along the South line of said Lot 3 and its Westerly prolongation, to the East m line of Mt. view Avenue; thence Westerly in a straight line to c the Southeast corner of Lot 11 , Neff, Ham and Neff Subdivision, m as per plat thereof recorded in Book 16 of Maps, pa a 25, E records of said County; thence West along the South line of said a Lot 11 and its Westerly prolongation, to the Northeast corner of Lot 20 of said Neff, Ham and Neff Subdivision; thence South along the East line of said Lot 20, to the North line of the South 2.62 feet thereof; thence West along said North line and rn its Westerly prolongation, to the centerline of Arrowhead Avenue; thence North along said centerline, to a point which is 153.26 feet South of the South line of Baseline Street; thence co West and parallel with said South line, a distance of 216.25 m feet; thence South, a distance of 6.74 feet; thence West and mi parallel to said South line of Baseline Street to the centerline on of Mayfield Avenue; thence North along said centerline, to a m point which is 137.5 feet South of the South line of said = Baseline Street; thence West and parallel with said South line, X a distance of 164.11 feet; thence South, a distance of 5.64 w feet; thence West and parallel with said South line of Baseline c d E z V A Y Q PSG 80 PacketPg. 1296 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued Tract No. 1784, as per plat thereof recorded in Book 26 of Maps, page 35, records of said County; thence West along said pro- longation and North line, to a point which is 300 feet West of m the West line of "F" Street; thence North, a distance of 95 feet; thence West, a distance of 341.25 feet, to the centerline of "G" Street; thence North along said centerline, to its inter- d section with the Easterly prolongation of the South line of Lot 0) 8, Miller and McKenney Subdivision, as per plat thereof recorded 0) in Book 76 of Maps, page 100, records of said County; thence West along said prolongation, said South line and the Westerly v prolongation thereof, to the East line of Lot 28 of said Miller 0 and McKenney Subdivision; thence North along said East line, to a` the Northeast corner of said Lot 28; thence West along the North line thereof and the Westerly prolongation thereof, to the cen- m terline of "H" Street; thence South along said centerline, to the centerline of Orange Street; thence West along said cen- terline, to the East line of Interstate Highway 215; thence °c North along said East line, to the South line of 16th Street o (Realligned); thence Northeasterly along said South line and its m c Easterly prolongation, to the intersection of the centerlines of 16th Street, 60 feet wide and "H" Street, thence South along m said centerline of "H" Street, to the centerline of 13th Street; R thence East along said centerline of 13th Street, to the cen- terline of "G" Street, thence South along said centerline to its intersection with the Westerly prolongation of the North line of M Lot 51, Allen Bros. Subdivision, as per plat thereof recorded in Book 21 of Maps, page 45, records of said County; thence East along said prolongation and North line and its Easterly pro- R longation, to the centerline of "F" Street; thence North along a © said centerline, to its intersection with the Westerly prolonga- tion of the North line of Lot 24, Block 2, Acacia Addition, as ;? per plat thereof recorded in Book 17 of Maps, page 12, records d of said County; thence East along said prolongation and North line, to the Northeast corner of said Lot 24; thence North along °a the East lines of Lots 23, 22, 21, 20, 19 and 18 of said Block m 2, to the intersection with the Westerly prolongation of the North line of Lot 9 of said Block 2; thence East along said pro- N lon ation and said North line and its Easterly E 9 y prolongation, to Q the centerline of Acacia Avenue, thence North along said cen- terline, to the centerline of 13th Street; thence East along A said centerline of 13th Street, to its intersection with the Southerly prolongation of the East line of Lot 12, Sunset Heights Subdivision, as per plat thereof recorded in Book 17 of rn Maps, page 32, records of said County; thence North along said prolongation, said East line and the Northerly prolongation m thereof, to the Northeast corner of Lot 9 of said Sunset Heights Co Subdivision; thence Northwesterly in a straight line, to a point V) in the North line of that certain East/West alley as delineated m on the Map of said Sunset Heights Subdivision, said point being co West thereon, a distance of 150 feet from the West line of "E" m Street; thence North and parallel with said West line, a = distance of 159 feet; thence West at right angles, a distance of w 150 feet; thence North at right angles, a distance of 75 feet to the South line of Mastins Court Subdivision, as per plat thereof m recorded in Book 21 of Maps, page 29, records of said County; E thence East along said South line, to the Southeast corner of U m 1 PSG 81 ~-/ Packet Pg. 1297 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued Street, to the centerline of "D" Street; thence South along said center-line to its intersection with the Easterly prolongation of the South line of 11th Street, 25 feet wide; thence West o'p along said prolongation and South line and the Westerly pro- m longation thereof, to the centerline of Stoddard Avenue, 50 feet a wide; thence South along said centerline, to the centerline of 10th Street; thence east along said centerline, to its intersec- tion with the Northerly y prolongation of the East line of Lot 14, d Anderson, Drew and Burt Subdivision as per plat thereof recorded g in Book 3 of Maps, page 80, records of said County; thence South along said prolongation, the East line of said Lot 14 and the U Southerly prolongation thereof, to the North line of Lot 25 of S said Anderson, Drew and Burt Subdivision; thence East along said 0 a North line, to the Northeast corner of said Lot 25; thence South . along the East line thereof and its Southerly prolongation, to the centerline of 9th Street; thence East along said centerline, m to its intersection with the Northerly prolongation of the West o: line of the East 12 feet of Lot 6, Block 63 of said City of San °c Bernardino; thence South along said prolongation and West line, v to the South line of said Lot 6, thence West along said South Tine and the Westerly prolongation thereof, to the centerline of Arrowhead Avenue; thence North along said centerline, to its m intersection with the Easterly prolongation of the South line of the North 100 feet of Lot 6, Block 62 of said City of San rn Bernardino; thence West along said prolongation and South line, M a distance of 191 .25 feet; thence South, to the South line of M said Lot 6; thence West along said South line and the South line of Lot 5 of said Block 62, to a point which is 150 feet East of the West line of said Lot 5; thence South and parallel with the West line of said Block 62, to the North line of 8th Street; a thence West along said North line to the Southerly prolongation d of the West line of the East 85 feet of Lot 3, Block 59 of said City of San Bernardino; thence North along said prolongation and N West line to a point which is 60 feet South of the North line of o: said Lot 3; thence West, to the West line of said Lot 3; thence "a North along said West line and the West line of Lot 6 of said a Block 59, to a point which is 120 feet South of the North line of said Lot 6; thence West, to the centerline of "G" Street; m thence North along said centerline, to the centerline of 9th E Street; thence East along said centerline of 9th Street, to its intersection with the centerline of Acacia Avenue, 27.7 feet A wide; thence North along said centerline, to the South line of o Lot 6, Block 69 of said City of San Bernardino; thence East along said South line, to the Southeast corner of said Lot 6; rn thence North along the East line thereof and its Northerly pro- v longation, to the centerline of 10th Street; thence West along said centerline, to the centerline of Acacia Street; thence m North along said centerline of Acacia Street, to the South line m of the North 297 feet of Lot 4, Block 74 of said Rancho San Bernardino; thence West along said South line a distance of 105 00 feet; thence South, a distance of 25 feet; thence West, a ~ distance of 22.65 feet; thence South, a distance of 125 feet; m thence West, to a point which is 100 feet East of the East line x of "F" Street; thence South, a distance of 80 feet; thence West, w to the centerline of said "F" Street; thence North along said c centerline, to the Easterly prolongation of the North line of E z u m a O RSG 82 Packet Pg. 1298 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued along the East line thereof, to the North line of 21st Street; thence West along said North line and following all its various m courses and distances, to the East line of Interstate Highway 215; thence North along said East line, to the South line of Lot a 87, Tract No. 3587, as per plat thereof recorded in Book 47 of v Maps, page 91, records of said County; thence East along said South line and its Easterly prolongation, to the centerline of "H" Street; thence South along said centerline, to its intersec- tion with the Westerly prolongation of the North line of Lot 11, Block 1, Tract No. 1704, as per plat thereof recorded in Book 25 of Maps, page 44, records of said County; thence East along said .o prolongation, the North line of said Lot 11 and its Easterly o prolongation, to the Southwest corner of Lot 3, Block 1 of said Tract No. 1704; thence North along the West line thereof and its a Northerly prolongation, to the centerline of 23rd Street; thence m East along said centerline, to the centerline of "G" Street, o thence South along said centerline of "G" Street, to the ten- c terline of Highland Avenue; thence East along said centerline of o Highland Avenue, to the Point of Beginning. R c Subarea "B" - Those portions of Blocks 15 and 16, Rancho San m Bernardino as per'plat thereof recorded in Book 7 of Maps, Page m 2, records of the County Recorder of San Bernardino County, u> State of California those portions of Caters Subdivision as per plat thereof recorded in Book 3 of Maps, Page 79; records of M said County those portions of Wrights Subdivision as per plat thereof recorded in Book 18 of Maps, Page 36; records of said c County those portions of Insurance Loan and Land Subdivision as per plat thereof recorded in Book 16 of Maps, Page 37; records FL of said County those portions of the Wallace Subdivision as per ° m plat thereof recorded in Book 3 of Maps, page 38; records of m said County those portions of the Waters Subdivision as per plat thereof recorded in Book 6 of Maps, Page 47 records of said a County and those portions of Block 24, City of San Bernardino, oa as per plat thereof recorded in Book 7 of Maps, Page 1 records of said County and those portions of Goodlets Subdivision as per plat recorded in Book 8 of Maps, Page 5, records of said County m and the adjoining streets, described as a whole as follows: E a Y Beginning at the intersection of the centerline of Rialto Avenue `m and the West right-of-way line of Interstate Highway 215; thence o West along said Centerline of Rialto Avenue a distance of 1680 feet more or less, to its intersection with the centerline of rn "K" Street as it intersects said Rialto Avenue from the North; thence North along said centerline of "K" Street to its inter- sections with the centerline of King Street; thence West along m said centerline of King Street; thence West along said cen- N terline of King Street to its intersection with the centerline mi of Mt. Vernon Avenue; thence North along said centerline of Mt. F Vernon Avenue to its intersection with the centerline of 2nd m Street as same intersects said Mt. Vernon Avenue from the East; _ thence East along said centerline of 2nd Street to its intersec- ix tion with the centerline of Viaduct Boulevard as conveyed to the City of San Bernardino by document recorded June 29, 1933 in Book 720, page 306, Offical Records of said County; thence E r v m Q PSG 83 PacketPg. 1299 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN �+ Uptown Redevelopment Project Area Continued ( j Northeasterly along said centerline of Viaduct Boulevard to the i/ centerline of 3rd Street as it now exists; thence Easterly, Northeasterly and Easterly along said centerline of existing 3rd m Street to the Southerly prolongation of the West line of Lot 1 v of said Block 16 of the City of San Bernardino; thence North 4 along said Southerly prolongation and West line to the o Southeasterly right-of-way line of the Southern California a Railway Company (now Atchison, Topeka and Santa Fe Railway `m Company); thence Northeasterly along said Southeasterly line of said right-of-way to its intersection with the West line of "I" Street; thence Northeasterly in a straight line to the intersec- v tion of the East line of said "I" Street with the Westerly o right-of-way line of said Interstate Highway 215; thence a Easterly and Southerly along said Westerly right-of-way line to the Point of Beginning. 0 v o: 0 c a `m c m 00 c m N M ao M r R a m is N d Qa "6 d V 0 N E Q M W R d cd G m m m m X W C d E r U N Q lt.•JI RSG sa �--� Packet Pg. 1300 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN The boundary description of the Mt. Vernon Corridor Redevelopment Project Area is as follows: m m d LEGAL DESCRIPTION (Revised - 12/05/89) Q (Revised - 12/11/89) -o (Revised - 01/18/90) Those portions of Township 1 South, Range 4 West, Rancho San a Bernardino, Muscupiabe Rancho, various Subdivisions and Tracts lying within the Corporate Limits of the City of San Bernardino and d being that portion thereof lying generally South and West of o Interstate Highway 215 being more particularly described as a follows: m sub Area "All m D: Beginning at a point in the Present Corporate Limit Line of the 0 City of San Bernardino where said line intersects the Southerly =o line of Highland Avenue, 100 feet wide; THENCE Easterly along said `m Southerly line to a point of intersection with the Southwesterly E line of the Pope, Talbot and Pierce Addition, as per plat recorded p°ip in Book 11 of Maps, page 38, records of San Bernardino County, said c line also being the Southwesterly Line of Parcel 1 of the Northwest m Redevelopment District; THENCE Southeasterly along said • Southwesterly line 3775 feet, more or less, to an angle point in m said Parcel 1; THENCE Northeasterly along the boundary line of said Parcel 1, 300 feet, more or less, to the Northwest corner of Tract 5724, as per plat recorded in Book 74 of Maps, pages 90 and 91, c records of said County; THENCE Southeasterly along the 2 Southwesterly line of said Tract 5724 to a point of intersection -o a with the before mentioned Southwesterly line of the Pope, Talbot and Pierce Addition; THENCE Southeasterly along said Southwesterly line of the Pope, Talbot and Pierce Addition to a point of v intersection with the North line of Baseline Street, 60 feet wide, said point also being on the Boundary line of Parcel 2 of the °6 Northwest Redevelopment District; THENCE Westerly, Southerly and a Easterly along said Boundary to an angle point therein, said point being the intersection of the West Line of Block 94 of Rancho San d Bernardino as per plat recorded in Book 7 of Maps, page 2, records E of said County and the Northerly line of 9th Street, 60 feet wide; THENCE continuing along said Boundary Southerly and Easterly to a v point of intersection with the Northerly prolongation of the o Westerly line of Block 23 of said Rancho San Bernardino, said point also being the Westerly terminus of the center line of 7th Street, 82.5 feet wide; THENCE Southerly along the Westerly line of said Block 23 to the Southwest corner of Lot 16 of said Block 23; THENCE g Easterly along the Southerly line of Lots 16, 17 and 18 of said m Block 23 to a point of intersection with the Westerly line of op Garcia Street, 40 feet wide, said point being the Southerly terminus of said Westerly line; THENCE Southeasterly in a direct pp line to the Westerly terminus of the Southerly line of 6th Street, H 60 feet wide; THENCE Southerly 150 feet, more or less; THENCE M Easterly 150 feet, more or less, to a point on the Westerly line 2 of Tract No. 2291 as per plat recorded in Book 33 of Maps, page 11, w records of said County; THENCE Southerly along said Westerly line c N E r U m Q O RSG 85 Packet Pg. 1301 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued to the Southwesterly corner of said Tract 2291, said point also m being on the Northerly line of 5th Street, 82.5 feet wide; THENCE m Easterly along said Northerly line to a point of intersection with a the Northerly prolongation of the Easterly line of Tijuana Street, a 30 feet wide; THENCE Southerly along said Easterly line, and 0 Northerly prolongation thereof, to the North line of Kingman m Street, 40 feet wide; THENCE Easterly along said Northerly line, 461 feet, more of less, to a point of intersection with the Northerly prolongation of a line parallel with and 195 feet West m of the Westerly line of Cabrera Avenue, 30 feet wide; THENCE o n`. Southerly along said line to a point of intersection with a line parallel with and 140 feet South of the Southerly line of Kingman Street, 40 feet wide; THENCE Easterly 225 Feet, more or less, along said line to a point of intersection with the Easterly line of said D Cabrera Avenue; THENCE Northerly 29 feet, more or less, along said o Easterly line; THENCE Easterly 469.95 feet, more or less; THENCE 9 Southerly 8.00 feet, more or less; THENCE Easterly 147 feet, more ° or less; THENCE Southerly 31 feet, more or less; THENCE Easterly c 49 feet, more or less; Thence Northerly 9.75 feet, more or less; `m THENCE Easterly 174.15 feet, more or less; THENCE Northerly 11.5 m feet, more or less; THENCE Easterly 50 feet, more or less; THENCE m Northerly 130.00 feet, more or less, to a point on the Southerly N line of Kingman Street; THENCE Easterly 25.00 feet, more or less, M along said Southerly line; THENCE Southerly 140.00 feet, more or M less; THENCE Easterly 50 feet, more or less; THENCE Northerly 11.5 `. feet, more or less; THENCE Easterly 50 feet, more or less, said c point being the Southwesterly corner of Lot 40 of Santa Fe Tract 2 per plat recorded in Book 15 of Maps, pages 49 and 50, records of n. ® said. County; THENCE Easterly along the Southerly Line of Lots 30 m through 40, inclusive, of said Santa Fe Tract to the Southeast ;9 corner of said Lot 30; THENCE Northerly along the Easterly line of Lots 30, 28 and 7 of said Santa Fe Tract to the Southerly line of W 5th Street, 82.5 feet wide; THENCE Westerly along said Southerly 'e line to a point of intersection with the Southerly prolongation of a the Westerly line of Herrington Avenue, 50 feet wide; THENCE c Northerly along said Westerly line to the Northerly line of 6th m Street, 60 feet wide; THENCE Easterly along said Northerly line to E the Easterly line of an Alley as shown on plat of Security a Investment Companies Gilbert Subdivision recorded in Book 19 of Maps, page 45, records of said County; THENCE Northerly along the ❑ Easterly line of said Alley whose width varies from 15.00 feet to 20.00 feet to a point on the Southerly line of 8th street, 60 feet d rn wide; THENCE Northerly in a direct line to the Southeast corner of Lot 105 per plat of Vernon Homes Subdivision recorded in Book 23 of Maps, page 29, records of said County; THENCE Northerly along m the Easterly line of Lots 105, 58, 57 and 10 of said Vernon Homes ro Subdivision to the Southerly line of 9th Street, 82.50 feet wide; N THENCE Westerly along said. Southerly line to the Southerly m prolongation of the Westerly line of Herrington Avenue, 50.00 feet F- wide; THENCE Northerly along said Westerly line and prolongation m thereof to the Northerly line of 10th Street, 60.00 feet wide; _ THENCE Easterly along said .Northerly line to the Southeast corner W c m E i s U N z a PSG 86 PacketPg. 1302 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued 25 through 30, inclusive, Block A of said Central Home Tract and its easterly prolongation to a point of intersection with the 00 Easterly Line of the Atchison, Topeka and Santa Fe Railway; THENCE m Southerly along said Easterly line through its various courses to Q a point of intersection with the centerline of 3rd Street, 82.50 -o feet wide; THENCE Westerly along said centerline line through it a various courses to a point of intersection with the Northeasterly `m prolongation of the centerline of Viaduct Boulevard; THENCE Southwesterly along said centerline to a point of intersection with the centerline of 2nd Street, 60.00 feet wide; THENCE Westerly m along said centerline to a point of intersection with the o centerline line of Mt. Vernon Avenue, 82.50 feet wide; THENCE a Southerly along said centerline to a point of intersection with the > centerline of King Street, 60.00 feet wide; THENCE Easterly along said centerline to a point of intersection with the East line of an Alley n Block per y 6 p plat of Insurance i Land Subdivision recorded in Book 16 of Maps, page 37, records of said County, said E alley being 12.00 feet wide; THENCE Southerly along said East line to the Southwest Corner of Lot 20, Block 6 of said plat, said c corner also being on the northerly line of an Alley in said Block 6, 12.00 feet wide; THENCE Easterly along said Northerly line to m a point of intersection with the Northerly prolongation of the m Easterly line of Lot 9, of said Block 6; THENCE Southerly along m said Easterly line and its southerly prolongation to a point of intersection with the Southerly line of Rialto Avenue, 82.50 feet a0 M wide; THENCE Westerly along said Southerly line to a point of ., intersection with a line parallel with and 150.00 feet East of the Easterly line of Mt. Vernon Avenue; THENCE Southerly along said m parallel line to a point of intersection with a line parallel with a. and 150.00 North of the Northerly line of Francisco Street m (formerly known as Belleview Street) ; THENCE Easterly along said ° parallel line 10.00 feet more or less to a point of intersection with a line parallel with and 160.00 feet East of the Easterly line of Mt. Vernon Avenue; THENCE Southerly along said parallel line to 06 a point of intersection with the Northerly line of Francisco 'o Street, 50.00 feet wide; THENCE in a direct line to a point on the c Southerly line of Francisco Street said point also being on the o Easterly line of an Alley, 12.00 feet wide, between Block 1 and E Block 4 per plat of Corbett Tract recorded in Book 8 of Maps, page 21, records of said County; THENCE Southerly along said Easterly a line to a point of intersection with the Northerly line of Congress (Central) Street, 50.00 feet wide, THENCE Easterly along said Northerly line to a point of intersection with the Northerly prolongation of the Easterly line of Lenore Avenue, 50.00 feet rn wide; THENCE Southerly along said Easterly line its various courses and distances to a point of intersection with the Northerly line m of Lytle Creek Channel; THENCE Westerly along said Northerly line m to a point of intersection with the Easterly line of Mt. Vernon m Avenue, 82.50 feet wide; THENCE Southerly along said Easterly line m _ to the Northwest corner of Lot 8, Block H per plat of Boren's W. A. Subdivision recorded in Book 2 of Maps, page 9, records of said m County; THENCE Easterly along the Northerly line of said Lot 8 to = x w c N E s U A C a Q RSG 87 Packet Pg. 1303 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED. AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued of Lot 8, Block 2 per plat of Tract No. 1705 recorded in Book 25 of Maps, page 28, records of said County, said point being 158.85 m feet West of the Westerly line of Mt. Vernon Avenue, 82.5 feet m d wide; THENCE Northerly along a line parallel with and 158.85 West Q of said Westerly line to the Northeasterly corner of Lot 8, Block o 1 of said Tract 1705; THENCE Westerly along the Northerly line of rn said Lot 8 to the Northwesterly corner thereof; THENCE Northerly `m along the Westerly line of Lot 27 of said Block 1 and its Northerly prolongation thereof to a point of intersection with the Northerly line of 11th Street, 82.5 feet wide; THENCE Easterly along said m Northerly line to a point of intersection with the Westerly line o of Mt. Vernon Avenue, 82.5 feet wide; THENCE Northerly along said a Westerly line to a point of intersection with the Southerly line > of Baseline Street, 82.5 feet wide; THENCE Easterly along said Southerly line to a point of intersection with the Southerly prolongation of the Westerly line of Davidson Street, 50.00 feet 0 0 wide; THENCE Northerly along said Westerly line and the S prolongation thereof to a point of intersection with a line v parallel with and 251.00 feet North of Northerly Line of Baseline R Street; THENCE Easterly along said parallel line to a c point of d intersection with the Westerly line of Massachusetts Avenue, 50.00 m feet wide; THENCE Southerly along said Westerly line to a point of w intersection with a line parallel with and 150.76 feet North of N Northerly line of Baseline Street; THENCE Easterly along said parallel line to a point of intersection with the Westerly line of M "K" Street, 50.00 feet wide; THENCE Easterly on a direct line to the Northwest corner of Lot 6 per plat of Eastwood subdivision c recorded in Book 21 of Maps, page 62, records of said County, said m point also being on a line parallel to and 150.81 feet North of o. Northerly line of Baseline Street, THENCE Easterly along said a parallel line to the Northeast Corner of Lot 1 of said Eastwood Subdivision; THENCE Northerly along the Easterly Boundary of said Eastwood subdivision to a point of intersection with a line parallel with and 126.23 feet, more or less, South of the Southerly xl line of 13th Street; THENCE Easterly along said parallel line 98.59 'o feet more or less to a point on the Easterly line of Lot 9 per 'o plat of Leonard Acres as recorded in Book 21 of Maps, page 69, m records of said County; THENCE Southerly along said Easterly line E 41.80 feet, more or less; THENCE Easterly 95.00 feet, more or less, Q to the Easterly line of Lot 10 of said Leonard Acres; THENCE a Northerly along said Easterly line and the Northerly prolongation o thereof to a point on the Northerly line of 13th Street, 60.00 feet wide; THENCE Easterly along. said Northerly line to the Southeast d corner of Lot 6, Block B per plat of Central Home Tract recorded m in Book 25 of Maps, page 4, records of said County; THENCE Northerly along the East line of said Lot 6 to the Southerly line m of Home Avenue, 53.00 feet wide; THENCE Westerly along said rn Southerly line 50.00 feet, more or less to the Southerly U) prolongation of the Westerly line of Lot 25, Block A per said plat m of Central Home Tract; THENCE Northerly along said Westerly Lot line and the Southerly prolongation thereof to the Northwest corner m of said Lot 25; THENCE Easterly along the Northerly line of Lots = X W r N E U U Q RSG 88 Packet Pg. 1304 I 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued the Northeast corner thereof; THENCE Southerly along the Easterly line of said Lot 8 to a point on the Northerly line of Walnut m Street, 60.00 feet wide; THENCE Easterly along said Northerly line d to a paint of intersection with the Northerly prolongation of the a centerline of an Alley, 14.00 feet wide, in Blocks E, F, and G of a said Boren's W. A. Subdivision, said centerline being parallel with and 143.00 feet more or less East of Easterly line of Mt. Vernon `m Avenue; THENCE Southerly along said centerline and it's Southerly prolongation to the Southerly Boundary of said Boren's W. A. Subdivision; THENCE Easterly along said Southerly line to a point d of intersection with the Easterly line of Pear Street, 60.00 feet ii wide; THENCE Southerly along said Easterly line, following its a` various courses, to the Southerly terminus of said Pear Street, > said point also being the Northeasterly corner of Assessors Parcel No. 137-161-21; THENCE Southerly 40 feet, more or less; THENCE Westerly 135.36 feet, more or less; THENCE Southerly 117 feet, more o or less; THENCE Westerly 100.00 feet, more or less; THENCE Southerly 218.50 feet, more or less, to a point on the Southerly6 line of Mill Street, 82.5 feet wide; THENCE Westerly along said Southerly line to a point of intersection with a line parallel with d and 110..00 feet East of the Easterly line of Mt. Vernon Avenue; m THENCE Southerly along said parallel line to a point of intersection with the Southerly line of Huff Street, 50.00 feet m wide; THENCE Easterly along said Southerly line 6.00 feet, more or less to a point of intersection with a line parallel with and 116.00 feet East of the Easterly line of Mt. Vernon Avenue, THENCE Southerly along said parallel line to a point of intersection with C the Southerly line of Esperanza Street, 50.00 feet wide; THENCE 2 Westerly along said Southerly line to a point of intersection with 0. the Easterly line of Mt. Vernon Avenue, 82.50 feet wide; THENCE m Southerly along said Easterly line to a point of intersection with the Easterly prolongation of the Present Corporate Limit Line of the City of San Bernardino; THENCE along said Present Corporate 0: Limit line through its various courses to an angle point therein 06 which lies 180.00 feet more or less West of the centerline o intersection of Mill Street and Bordwell Avenue, also being the 'a Westerly line of the Santa Fe Railroad right of way; THENCE v continuing along said Present Corporate Limit Line, Northerly E 1140.00 feet, more or less; THENCE Westerly 120,00 feet, more or a less to a point of intersection with the Southwesterly line of the m Lytle Creek Flood Control Channel; THENCE Northerly along said o Southwesterly line through its various courses to a point which lies Southerly 650.00 feet, more or less, and Easterly 414.28 feet, more or less, from the centerline intersection of Rialto Avenue and Pennsylvania Avenue, said point also being the Northeast corner of g Assessors Parcel No. 142-222-2; THENCE Westerly 394.28 feet, more m or less, to the Easterly line of Pennsylvania Avenue, 50.00 feet m wide; THENCE Southerly along said Easterly line to a point of w intersection with the Easterly prolongation of the Southerly line m of Parcel 1 per plat of Parcel Map No. 4833 in Book 45, page 31 and �- 32, record of said County; THENCE Westerly along said Southerly m line and the Easterly prolongation to the Southwest corner of said = X w 0 E L U N Q Q PSG 89 Packet Pg. 1305 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued Parcel 1, also being a point of intersection with the westerly line of Rancho Avenue, 88.00 feet wide; THENCE Southerly along said m Westerly line to a point 553.65 feet Southerly of the intersection m of said Westerly line and the Southerly line of Rialto Avenue; Q THENCE Westerly 34.00 feet, more or less; THENCE Northwesterly 'o 168.70 feet, more or less to an angle point; THENCE Northwesterly rn 120.00 feet, more or less, to an angle point; THENCE Northerly 298.00 feet, more or less, to the Southerly line of Rialto Avenue, 40.00 feet wide; THENCE Westerly along said Southerly line 160.00 feet, more or less; THENCE Northerly 610.60 feet, more or less, to 0 the Southerly Right of Way line of the Southern Pacific Railroad; THENCE Westerly along said Right of Way to a point of intersection a with the Northwesterly Right of Way line of the Atchison, Topeka > and Santa Fe; THENCE Northeasterly along said Northwesterly Right o of Way to the East corner of Tract No. 3939 per plat recorded in o Book 52 of Maps, pages 19 through 21, inclusive, records of said °c County; THENCE Northwesterly along the various courses of the a boundary of said Tract No. 3939 to a point of intersection with the R Southerly line of Foothill Boulevard, width varies from 100.00 feet to 120.00 feet; THENCE Westerly along said Southerly line to a m point of intersection with the Southerly prolongation of the c Westerly line of Parcel Map 7668 as per plat recorded in Book 80, pages 95 and 96, records of said County; THENCE Northerly along •• said Westerly line and prolongation thereof to a point of intersection with the Westerly prolongation of the Northerly line of Tract No. 3984 as per plat recorded in Book 51 of Maps, page 27, records of said County; THENCE Easterly along said Northerly line and prolongation thereof, to the Northwest corner of Lot 9 of said a Tract No. 3984; THENCE Southerly along the Westerly line of said Tract no. 3984 to the Southwest corner thereof; THENCE Easterly along the Southerly line of said Tract No. 3984 to a point on the y Easterly line of Meridian Avenue, 62.00 feet wide; THENCE Southerly along said Easterly line to the Southwest corner of Tract No. 7050 ay per plat recorded in Book 90 of Maps, page 44, records of said v County; THENCE Easterly along the Southerly boundary of said Tract a No. 7050 to the Southeast corner thereof; THENCE Easterly along the � Southerly line of Parcel Map 3525 per plat recorded in Book 32 of E Maps, page 19, records of said County to Southeast corner thereof; a THENCE Northerly along the Easterly boundary of said Parcel Map 3525 to the Northeast corner thereof also being a point on the p Southerly line of Tract No. 4755 per plat recorded in Book 61 of Maps, page 50, records of said County; THENCE Easterly along said Southerly line to the Southeast corner of said Tract No. 4755 said point also being the Southwest corner of Tract 10364 er p plat g recorded in Book 143 of Maps, page 57 through 59, inclusive, m records of said County; THENCE Easterly along said Southerly line m to a point of intersection with the Easterly line of Macy Street, (n 60 feet wide; THENCE Northerly along said Easterly line through its m various courses to a point on the Southerly line of Tract No. 4858 per plat recorded in Book 59 of Maps, pages 78 and 79, records of m said County; THENCE Easterly along said Southerly line 305 feet, _ more or less, to the Southeasterly corner of said Tract No. 4858; w c 0 E L U N w a RSG 90 Packet Pg. 1306 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued THENCE Northerly along the Easterly line of said Tract No. 4858 to ro a point of intersection with the Southerly line of Sixth street, 50 feet wide; THENCE Easterly along said Southerly line to a point of intersection with the Southwesterly line of Terrace Road; THENCE a Northwesterly along the said Southwesterly line through its various v courses to the Northerly line of Tract No. 10043 per plat recorded ° in Book 157 of Maps, pages 47 and 48, records of said County; THENCE Easterly along said Northerly line to the Northeast Corner of said Tract No. 10043 said corner also being a point on the Present Corporate Limit Line of the City of San Bernardino; THENCE o along said Present Corporate Limit in a Westerly and Northerly a` direction through its various courses to the POINT OF BEGINNING. Containing approximately 1983 acres. m d Excepting: W 0 c Beginning at the Northwest corner of Lot 21, per plat of Tract No. 2349, recorded in Book 33 of Maps, page 82, records of San Bernardino County; THENCE Easterly along the Northerly line of Lots `m 13 through 21, inclusive, of said Tract No. 2349, to a point of m intersection with the Westerly line of Garner Street; THENCE m Southerly along said Westerly line 8.41 feet, more or less; THENCE Easterly 385.30 feet, more or less, along a line parallel with and ; 124.00 feet North of the Northerly line of Orange Street; THENCE Southerly 144.00 feet, more or less, to a point of intersection :. with the centerline of Orange Street; THENCE Easterly along the c Easterly prolongation of said centerline to the Southwest corner of Lot 5, per plat of Tract No. 1752, recorded in Book 26 of Maps, °' page 1, records of said County; THENCE Northerly along the Westerly Boundary line of said tract to the Northwesterly corner of Lot 3, said corner being 134.75 feet South of the Southerly line of Baseline Street; THENCE Easterly along a line parallel with the Southerly line of Baseline Street to a point on a line parallel with and 94.00 feet East of the Easterly line of "L" Street, THENCE v Southerly along said parallel line 150.54 feet, more or less; THENCE Easterly 182.00 feet, more or less; THENCE Southerly 367.50 feet, more or less to a point of intersection with the South line E a of 11th Street, 82.5 feet wide; THENCE Easterly along said Southerly line of 11th Street to the point of intersection with the L° Westerly line of "J" Street, 20 feet wide; THENCE Southerly along said Westerly line, width varies from 20 feet to 60 feet, to a point of intersection with a line parallel with and 135 feet north rn of the Northerly line of 5th Street; THENCE Westerly along said d parallel line to a point an the Easterly line of Lot 21 per plat of McFarlane Subdivision in Book 3 of Maps, page 45, records of m said County; THENCE Northerly along said Easterly line to the y Northeast corner of said Lot 21; THENCE Westerly 547.00 feet, more m� or less, along a line parallel with and 140.00 feet Northerly of the Northerly line of 5th Street; THENCE Northerly 188.5 feet, more m or less, to the Northerly line of Spruce Street, 48.5 feet wide; _ THENCE Westerly along said Northerly line to a point of W intersection with the Westerly line of "L" Street, 60 feet wide; c m E s U R C a PSG g, PacketPg. 9307 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued THENCE Southerly along said Westerly line to the Northerly line of the Alley, in Block 8 per plat of Garner Subdivision recorded in m Book 3 of Maps, page 77, records of said County; THENCE Westerly along said Northerly line to a point of intersection with the centerline of Garner Street, 60 feet wide, also being a point on a the Easterly boundary of Central City West Redevelopment area; v THENCE Southerly along said Easterly boundary of said Redevelopment v area to the Southeasterly corner of said Redevelopment area; THENCE Westerly along Southerly boundary of said Redevelopment area to the Southwesterly corner of said Redevelopment area; THENCE Northerly U along the Westerly boundary of said Redevelopment area to the o Northwest corner of said Redevelopment area, said corner also being a` on the centerline of Spruce Street; THENCE Easterly along said > centerline to a point of intersection with a line parallel with and 155.75 feet Easterly of the Easterly line of Mt. Vernon Avenue; THENCE Northerly along said parallel line to a point on a line o which is 135 feet Northerly and parallel to the Northerly line of Spruce Street; THENCE Easterly along said line to a point, which ° is 205.75 feet Easterly and parallel to the Easterly line of Mt. E Vernon Avenue; THENCE Northerly along said parallel line to the m Northerly line of Victoria Street, 27.2 feet wide; THENCE Easterly c along said Northerly line 88.85 feet, more or less; THENCE Northerly 383.80 feet, more or less, to the Northerly line of 7th Street; THENCE Westerly along said Northerly line to a point on a line 140 feet Easterly and parallel to the Easterly Right of Way M co line of Mt. Vernon Avenue; THENCE Northerly along said parallel line to the Northerly line of Vine Street, 50 feet wide; THENCE c Easterly along said Northerly line 88.00 feet, more or less; m a THENCE Northerly along a line parallel with the Easterly line of 'a Mt. Vernon Avenue 140.00 feet, more or less; THENCE Westerly 44.00 feet, more or less; THENCE Northerly 1.62 feet, more or less; N THENCE Westerly 44.00 feet, more or less, to a point of intersection with a line 135 feet Easterly and parallel to the Easterly line of Mt. Vernon Avenue; THENCE Northerly along said parallel line to the Southerly line of 8th Street, 60 feet wide; v THENCE Easterly along said Southerly line to the Southerly c prolongation of the Westerly line of Garner Street, 60 feet wide; N THENCE Northerly along said Westerly line to the Southerly line of Q 9th Street, 82.5 feet wide; THENCE Easterly along said Southerly m line to a point of intersection with a parallel line 319.00 feet Westerly of the Westerly line of "L" Street; THENCE Northerly along said parallel line to the Northerly line of 10th Street, 82.5 feet wide; THENCE Westerly along said Northerly line to a point on a Q line 147.5 feet Easterly and parallel to the Easterly line of Mt. Vernon Avenue; THENCE Northerly along said parallel line to a point of intersection with a line 196.50 feet Northerly and parallel to m the Northerly line of 10th Street; THENCE Easterly along said vmi parallel line to a point on. a line 245.5 feet Easterly and parallel op to the Easterly line of Mt. Vernon Avenue; THENCE Northerly along F said parallel line to a point on the Southerly line of Tract 1798 m per plat recorded in Book 26 of Maps, page 14, records of said = County; THENCE Northerly along the Westerly line of Lot 8 of said w c 0 E s U R Q R S G 92 Packet Pg. 1308 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued Tract 1798 and the Northerly prolongation thereof to the Northerly line of 11th Street, 82.5 feet wide; THENCE Westerly along said m Northerly line to a point on a line 110 feet Easterly of and m parallel to the Easterly line of Mt. Vernon; THENCE Northerly along a said parallel line to a point on a line 132 feet Northerly and a parallel to the Northerly line of lith Street; THENCE Easterly 50 rn feet along said parallel line to a point on a line 160 feet East m of and parallel to the Easterly line of Mt. Vernon Avenue; THENCE Northerly along said parallel line to the Northerly line of Orange Street, 40 feet wide; THENCE Easterly along said Northerly line to m a point on a line 210 feet Easterly of and parallel to the Easterly Q line of Mt. Vernon Avenue; THENCE Northerly along said parallel o. line to the POINT OF BEGINNING. Containing approximately 191 acres. -c v Also Excepting: 0 c Beginning at the Northwest corner of Lot 8, per plat of Knights -6 Subdivision, recorded in Book 2 of Maps, page 65, records of San Bernardino County, said point also being on the Westerly m prolongation of the Southerly line of 3rd Street, 60 feet wide; c THENCE Easterly along the said Southerly line to the Westerly line rn of the Alley of Block 2 per plat of Insurance Loan & Land Subdivision, recorded in Book 16 of Maps, page 37, records of said M County; THENCE Southerly along said Westerly line to the Northerly M line of King Street, 60.00 feet wide; THENCE Westerly along said Northerly line to a point of intersection with the Westerly line of Pico Avenue, 60.00 feet wide; THENCE Southerly along said a Westerly line of Pico Avenue to a point of intersection with a line z parallel with and 134.00 feet Southerly of the Southerly line of King Street, said line also being the Northerly line of the Alley in Block 4 per said Insurance Loan and Land Subdivision; THENCE Westerly along said parallel line to the Southwest corner of Lot 13, in said Block 4; THENCE Northerly along the Westerly line of Blocks 3 and 4 of said Insurance Loan and Land Subdivision to the m Southerly line of 2nd Street, 38.50 feet wide; THENCE Easterly along said Southerly line to a point of intersection with the Southerly prolongation of the Westerly line of said Lot 8, per Q aforementioned plat of Knights Subdivision; THENCE Northerly along w said Westerly line to the POINT OF BEGINNING. Containing approximately 10 acres. `m Also Excepting: w m Beginning at a southwest corner of Lot 14, Block D, per plat of Murray and Payne Subdivision, recorded in Book 4 of Maps, page 27, m Records of San Bernardino County, said corner also being on the Northerly line of the Alley, of said block; THENCE Easterly along m said Northerly line to a point of intersection with the Westerly line of the Alley of said block, also being the Southeast corner m of Lot 7 of said Block; THENCE Southerly along said Westerly line = to a point of intersection with the Northerly line of Lytle Creek X w c m E L U t0 Q O PSG 93 Packet Pg. 1309� 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued Channel; THENCE Northwesterly along said Northerly line to a point of intersection with the Southeasterly line of the Atchison, Topeka M and Santa Fe Railway Company per plat of Murray and Payne Subdivision as recorded in Book 4 of Maps, page 27, records of said Q County; THENCE Northwesterly along the said Southeasterly line to 0 the POINT OF BEGINNING. Containing approximately 7 acres. rn L d Also Excepting: 2 Beginning at the intersection of the Easterly line of Muscott Street, 50 Peet wide, and a line parallel with and 130 feet North o of the Northerly line of Francisco Street (formerly known as a` Belleview Street) , 50 feet wide; THENCE Easterly 416.24 feet, more or less, along said parallel line; THENCE Southeasterly 159.56 m feet, more or less, to a point on the Northerly line of Francisco Street; THENCE Easterly along said Northerly line 126.44 feet, more or less; THENCE Northerly 130.00 feet, more or less to a point of °c intersection with the Southwesterly Right of Way of the East Branch •v of Lytle Creek; THENCE Southeasterly along said Right of Way, along its various courses, to a point of intersection with the Easterly r line of Artesian Avenue, 41.25 feet wide; THENCE Southerly along d! said Easterly line to a point of intersection with the centerline c of Oregon Street, vacated; THENCE Easterly 50 feet, more or less, along said centerline to a point of intersection with the Northerly prolongation of the Easterly line of Lot 7 of Block H of the Murray co and Payne Subdivision as per plat recorded in Book 4 of Maps, page 27, records of said County; THENCE Southerly 198.75 feet, more or less, along said Easterly line and Northerly prolongation thereof m to a point of intersection with the centerline of a certain alley a in said Block H; THENCE Easterly along said centerline and Easterly v prolongation thereof to a point of intersection with the Southeasterly Right of Way of the Atchison, Topeka and Santa Fe w Railroad; THENCE Northeasterly along said Southeasterly Right of Way to a point of intersection with the Southwesterly Right of Way � of the East Branch of Lytle Creek; THENCE Southeasterly along said Right of Way, through its various courses, to a point of d intersection with a line parallel with and 150 feet West of the c Westerly line of Mt. Vernon Avenue, 82.5 feet wide; THENCE Southerly along said parallel line to the Southwest corner of Lot E a 3 of Block 5 of the Martin Tract as per plat recorded in Book 3 of _ Maps, page 27, records of said County; THENCE Easterly 50 feet to 2 the Southeasterly corner of said Lot 3, said point also being on a line parallel with and 100 feet west of the Westerly line of said Mt. Vernon Avenue; THENCE Southerly along said parallel line to a s point of intersection with the Northerly line of Chestnut Street, m 60 feet wide; THENCE Westerly 50 feet along said Northerly line to a point of intersection with a line parallel with and 150 feet West m of the Westerly line of said Mt. Vernon Avenue; THENCE Southerly m along said parallel line to a point of intersection with the Northerly line of Mill street, 82. 5 feet wide; THENCE Westerly m along said Northerly line to the Southwesterly corner of Lot 12 of ~ Block 10 of said Martin Tract; THENCE Northerly 125 feet to the m 2 X w c m E U U R ® a PSG 94 Packet Pg. 1310 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued Northwesterly corner of said Lot 12; THENCE Easterly 50 feet to the Northeasterly corner of said Lot 12, said point also being on a line parallel with and 150 feet West of the Westerly line of Grape 00 Street, 60 feet wide; THENCE Northerly 310 feet, more or less, 0 along said parallel line to the Southwesterly corner of Lot 3 of Block 8 of said Martin Tract; THENCE Westerly 150 feet, more or m less, to the Southwesterly corner of Lot 6 of said Block 8, said � point also being on a line parallel with and 300 feet West of the Westerly line of said Grape Street; THENCE Northerly along said parallel line to a point of intersection with the Northerly line of Birch Street, 60 feet wide; THENCE Westerly 100 feet along said v Northerly line to the Westerly terminus of said Birch Street, said point also being on the Westerly line of said Martin Tract; THENCE o Northerly along said Westerly line to a point of intersection with the Easterly prolongation of the Northerly line of Walnut Street, d width varies 34 feet to 71.25 feet; THENCE Westerly along said Northerly line and Easterly prolongation thereof to a point 190.00 °c feet, more or less, Westerly of the Westerly line of San Marcos Street; THENCE Northerly 425.12 feet, more or less; THENCE Easterly 50 feet, more or less to a point of intersection with a line 140.00 v feet Westerly of and parallel to the Westerly line of San Marcos m Street; THENCE Northerly 318.50 feet, more or less, along said r parallel line; THENCE Westerly 396 feet, more or less; THENCE Cn Southerly 350 feet, more or less; THENCE Westerly 215.47 feet, more or less, to the Easterly line of Muscott Street, 50 feet wide; 00, THENCE northerly along said Easterly line through its various courses to the POINT OF BEGINNING. Containing approximately 53 acres. a Also Excepting: d m Those portions designated as Well Sites No. 8, 13 and 16 located in the Northeasterly corner of Lot 6, Block 66 per plat of Rancho San Bernardino in Book 7 of Maps, page 2, records of said County. a 0 Also Excepting: c 0 Those portions designated as Well Sites No. 4, 5, 6, 7 and 14 Q located within Lot 1, Block 66 of said Rancho San Bernardino. Also Excepting: d Lot 20, Block 25 per said plat of Rancho San Bernardino except the °. South 200.00 feet and that portion lying within Atchison Topeka and Santa Fe Railroad Right of Way. m m Also Excepting: cn m Beginning at a point 53.08 feet, more or less, Easterly of the Easterly line of Mt. Vernon Avenue and 150.00 feet, more or less, m Northerly of the Northerly line of Mill Street; THENCE Northerly x parallel with said Easterly line 100.00 feet, more or less; THENCE w m E U U N c a RSG 95 Packet Pg. 1311 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued `0 Easterly parallel with said Northerly line 75.00 feet, more or less; THENCE Southerly parallel with said Easterly line 100.00 m feet, more or less; THENCE Westerly parallel with said Northerly m line 75.00 feet, more or less, to the POINT OF BEGINNING. Q a Net area of Sub Area "A" is approximately 1722 acres. rn v U d O a m m o: 0 c a m c `m m c m n ro M c m a R N QI 06 a d v c v E Q w R O d rn m m m N m H m 2 X W G d E L U N r Q RSG gg Packet Pg. 1312 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued Sub Area °CI! Beginning at the Southwest corner of Lot 22 per plat of Rancho San m Bernardino recorded in Book 7 of Maps, page 2, records of San m Bernardino County, said beginning being an angle point in the a Westerly Boundary of the Southeast Industrial Park Redevelopment v District; THENCE Easterly along said Southerly line of said Lot 22 and said Boundary line to a point of intersection with the Easterly line of (Orange Show Road) Auto Plaza Drive; THENCE Southerly along said Easterly line to a point 260.00 feet, more or less, Southerly v of the centerline of Show Case Drive South; THENCE Westerly along N a course in the Present Corporate Limit Line of the City of San Bernardino and the Easterly prolongation thereof to an angle point a therein; THENCE Northerly along said Present Corporate Limit Line m and its Northerly prolongation 1220.00 feet, more or less, to a m point on the Southwesterly line of San Bernardino Flood Control District Boundary; THENCE Northwesterly along said Boundary to its 0 intersection with the Present Corporate Limit Line; THENCE Northeasterly along said line 420.00 feet, more or less, to an `m angle point therein; THENCE continuing Northeasterly along the E Northwesterly line of San Bernardino Flood Control Boundary to its m intersection with the Present Corporate Limit Line; THENCE c Northwesterly and Northeasterly along said Present Corporate Limit m Line to its intersection with the Northeasterly boundary of said Flood Control District; THENCE Southeasterly and Northeasterly along the various courses of said Flood Control District Boundary " to its intersection with a line parallel with and 648.00 feet, more or less, Northerly of the Southerly line of Lot 29, Block 54 per plat of Rancho San Bernardino recorded in Book 7 of Maps, page 2, a records of said County; THENCE Easterly along said parallel line to a point on the Southwesterly Right of Way line of the San @ Bernardino Freeway, Interstate 15; THENCE Southerly along said Southwesterly Right of Way line through its various courses to a point which is 100.00 feet Northwesterly of the Northwesterly line of (Orange Show Road) Auto Plaza Drive, said point also being on v the Westerly boundary of the Southeast Industrial Park Redevelopment District; THENCE Southwesterly along said line to the r POINT OF BEGINNING. Containing approximately 101 acres. E a w 0 d v m m m' m x X w c m E s U A w ® a QRSG 97 Packet P4. F 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN The boundary description of the 40`h Street Redevelopment Project Area is as follows: m m d BEING THAT CERTAIN REAL PROPERTY SITUATED IN THE CITY OF SAN < BERNARDINO, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AND d BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: d SUB—AREA 1 U BEGINNING AT A POINT AT THE INTERSECTION OF THE CENTERLINE OF 44TH STREET AND SEPULVEDA AVENUE, FORMERLY ARROWHEAD BOULEVARD, AS SHOWN a ON TRACT NO. 1834, AS RECORDED IN BOOK 261 PAGE 52, OF MAPS, RECORDS OF SAN BERNARDINO COUNTY1 m a m (1) THENCE SOUTHERLY ALONG SAID CENTERLINE OF SEPULVEDA BOULEVARD, o SOUTH, A DISTANCE OF 798.00 FEET, TO A POINT ON THE WESTERLY c PROLONGATION OF THE NORTHERLY LINE OF LOT 3 OF BLOCK 4 OF SAID TRACT NO. 18341 c d (2) THENCE EASTERLY ALONG SAID WESTERLY PROLONGATION AND NORTHERLY m LINE of LOT 3, N89'43100"E, A DISTANCE OF 170.00 FEET, TO THE N NORTHEASTERLY CORNER OF SAID LOT 31 M W (3) THENCE SOUTHERLY ALONG THE EASTERLY LINE OF SAID LOT 3, SOUTH, M A DISTANCE OF 27.00 FEET, TO A POINT ON THE WESTERLY PROLONGATION OF THE NORTHERLY LINE OF LOTS 14 THROUGH 21 OF SAID BLOCK 4 OF TRACT 1834; o a (4) THENCE EASTERLY ALONG SAID WESTERLY PROLONGATION, NORTHERLY m LINE AND ITS EASTERLY PROLONGATION, N89'43100"E, A DISTANCE OF 1,067.12 FEET TO A POINT ON THE CENTERLINE OF WATERMAN AVENUE x AS SHOWN ON SAID TRACT NO. 1834 ; 06 a (5) THENCE SOUTHERLY AIANG SAID CENTERLINE OF WATERMAN AVENUE, S00419100 11E A DISTANCE OF 897.33 FEET, TO A POINT ON THE EASTERLY PROLONGATION OF THE NORTHERLY LINE OF LOT 52 OF TRACT E NO. 4506, AS RECORDED IN BOOK 59, PAGES 33 AND 34, OF MAPS, RECORDS OF SAID COUNTYI i (6) THENCE WESTERLY ALONG SAID EASTERLY PROLONGATION AND NORTHERLY d LINE AND ITS WESTERLY PROLONGATION, S89651120"W, A DISTANCE OF 266.58 FEET, TO THE MOST NORTHWESTERLY CORNER OF LOT 53 OF SAID TRACT NO. 45061 m m (7) THENCE SOUTHWESTERLY ALONG THE NORTHWESTERLY LINE OF SAID LOT (n 53 AND ITS SOUTHWESTERLY PROLONGATION, S38'12125"W, A DISTANCE m OF 130.78 FEET TO A POINT ON THE CENTERLINE OF SONORA DRIVE AS SHOWN ON SAID TRACT NO. 45061 m x x THENCE NORTHWESTERLY, WESTERLY AND SOUTHWESTERLY ALONG SAID W CENTERLINE OF SONORA DRIVE ALONG THE FOLLOWING VARIOUS COURSES: E L (8) N51'47435"N, A DISTANCE OF 200.00 FEET; ,m O RSG 98 Packet Pg. 1314 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN 40" Street Redevelopment Project Area Continued (9) 90.00100", R - 150.00 FEET, L - 235.62 FEET; m (10) S38'12125"W, A DISTANCE OF 100.00 FEET; M Q (11) + = 05'43110" , R 3,397.39 FEET, L o 339.14 FEET; � rn (12) 943'55'35"W, A DISTANCE OF 45.00 FEET( d TO THE INTERSECTION OF THE CENTERLINE OF RALSTON AVENUE, AS SHOWN ON SAID TRACT NO. 4506; m (13) THENCE NORTHWESTERLY ALONG SAID CENTERLINE OF RALSTON AVENUE 0 , a N46'04'25"W, A DISTANCE OF 45.06 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE SOUTHERLY AND HAVING A RADIUS OF 460.64 FEET; a m D: (14) THENCE CONTINUING NORTHWESTERLY ALONG SAID CENTERLINE OF RALSTON AVENUE AND CURVE THROUGH A CENTRAL ANGLE OF 43'3515011, :a AN ARC DISTANCE OF 35.0.51 FEET; ' R G (15) THENCE WESTERLY CONTINUING ALONG SAID CENTERLINE OF RALSTON d AVENUE N89.40115 11W, A DISTANCE OF 1,206.50 FEET, TO THE 03 INTERSECTION OF THE CENTERLINE OF MOUNTAIN VIEW AVENUE, AS m SHOWN ON TRACT NO. 2058, RECORDED IN BOOK 30, PAGE 65 OF MAPS, RECORDS OF SAID COUNTY; M ro (16) THENCE SOUTHERLY ALONG THE CENTERLINE OF SAID MOUNTAIN VIEW AVENUE, 900'30100"W, A DISTANCE OF 1,175.00 FEET TO THE POINT ON THE EASTERLY RIGHT OF WAY LINE OF ELECTRIC AVENUEi m a (17) THENCE NORTHERLY ALONG SAID EASTERLY RIGHT OF WAY LINE OFO ELECTRIC AVENUE, FOLLOWING ALL OF ITS VARIOUS COURSES TO THE INTERSECTION OF THE CENTERLINE OF 40TH STREET; in m (18) THENCE EASTERLY AL 0 ONG SAID CENTERLINE OF 40TH STREET FOLLOWING 06 ALL OF ITS VARIOUS COURSES TO THE INTERSECTION OF THE -O CENTERLINE OF MOUNTAIN VIEW AVENUE, AS SHOWN ON A PARCEL MAP v 9521, AS RECORDED IN BOOK 106, PAGES 65^67 OF PARCEL MAPS, RECORDS OF SAID COUNTY; I �' E Q (19) THENCE NORTHERLY ALONG SAID CENTERLINE OF MOUNTAIN VIEW r- AVENUE, NORTH, A DISTANCE OF 164.82 FEET, TO A POINT ON THE m WESTERLY PROLONGATION OF THE NORTHERLY LINE OF PARCEL 1 OF 0 SAID PARCEL MAP 9521; `m rn (20) THENCE EASTERLY ALONG SAID WESTERLY PROLONGATION AND NORTHERLY y LINE, 589'53'57"E, A DISTANCE OF 150.20 FEET TO A POINT ON THE WESTERLY LINE OF SAID PARCEL MAP 9521t m m (21) THENCE NORTHERLY ALONG SAID WESTERLY LINE, N00'12'31 11W, A - N� DISTANCE OF 60.08 FEET TO AN ANGLE POINTi m H (22) THENCE EASTERLY ALONG THE WESTERLY LINE OF SAID PARCEL MAP m 9521, N89155'40"E, A DISTANCE OF 15.00 FEET TO AN ANGLE POINT; 2 X W d E L U Q PSG 99 Packet Pg. 1315 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN 40" Street Redevelopment Project Area Continued (23) THENCE NORTHERLY ALONG THE WESTERLY LINE OF SAID PARCEL MAP I m 9521 AND ITS NORTHERLY PROLONGATION, N00.00'14 11E, A DISTANCE OF 1,123.88 FEET TO THE NORTHEASTERLY CORNER OF LOT 1 OF TRACT Q NO. 3541, AS RECORDED IN BOOK 47, PAGE 4 OF MAPS, RECORDS OF a SAID COUNTY; 0 v (24) THENCE EASTERLY ALONG THE EASTERLY PROLONGATION OF SAID LOTI1 AND THE CENTERLINE OF SAID 44TH STREET, 589.46100"E, jA v DISTANCE OF 1,186.25 FEET, TO THE POINT OF BEGINNING. 0 SUB-AREA 2 a m BEGINNING AT A POINT AT THE INTERSECTION OF THE CENTERLINE OF LEROY 0 STREET AND 49TH STREET, AS SHOWN ON TRACT NO, 10940, AS RECORDED IN a BOOK 163, PAGES 42 THROUGH 44 OF MAPS, RECORDS OF SAID COUNTY; C ''0 (1) THENCE NORTHEASTERLY ALONG SAID CENTERLINE OF SIERRA WAY, N49.09100"E, A DISTANCE OF 252.55 FEET, TO A POINT ON THE d WESTERLY PROLONGATIONq OF THE NORTHERLY LINE OF LOTS 1 THROUGH m 8 OF BLOCK 20 OF TRACT No. 1834, AS RECORDED IN BOOK 26, PAGE R 52 OF MAPS, RECORDS OF SAID COUNTY; n M (2) THENCE EASTERLY ALONG SAID WESTERLY PROLONGATION AND NORTHERLY n LINE AND ITS EASTERLY PROLONGATION, N89.43100 11E, A DISTANCE OF 406.00 FEET TO A POINT ON THE CENTERLINE OF WATERMAN LANE, AS SHOWN ON SAID TRACT NO. 18341 T i (3) THENCE SOUTHERLY ALONG SAID CENTERLINE OF WATERMAN LANE SOO'19100"E, A DISTANCE OF 230.00 FEET TO A POINT ON TkE EASTERLY PROLONGATION OF THE SOUTHERLY LINE OF LOTS 1 THROUGH CU it OF BLOCK 19 OF SAID TRACT NO. 1834; w 06 (4) THENCE WESTERLY ALONG SAID EASTERLY PROLONGATION, SOUTHE Y LINE AND ITS WESTERLY PROLONGATION, S89'431OO"W, A DISTANCE OF m 604.48 FEET, TO A POINT ON THE CENTERLINE OF SAID , LEROY E STREET; Q (5) THENCE NORTHERLY ALONG SAID CENTERLINE OF LEROY STREET, NOR , o A DISTANCE OF 161.65 FEET, TO THE POINT OF BEGINNING. `m NOTE: IT IS THE SOLE PURPOSE OF THIS LEGAL DESCRIPTION TO DEFINE d THE BOUNDARIES OF THE PROPOSED 40TH STREET REDEVELOPMENT PROJECT AREA. THREFORE, THIS LEGAL DESCRIPTION MUST NOT BE MISCONSTRUED AS - m A FIELD AND/OR OFFICE SURVEY OR ANALYSIS. M t� 1 Dot: 99024RSG.LEG m m x X w c m E L U A Q • RSG 100 Packet Pg. 1316 ,d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED,AMENDED, AND RESTATED REDEVELOPMENT PLAN The boundary description of the Central City West Redevelopment Project Area is as follows: m A d That portion of Block 7, Garner Subdivision, in the City of San Bernardino, a County of San Bernardino, State of California, as per plat recorded in Book 3 of d Maps, Page 77, records of said County, described as follows: rn d BEGINNING at the intersection of the center line of Mt. Vernon Avenue, 82.50 ... feetwide, with the center line of Fifth Street, 82.50 feet wide; thence North 345.48 feet along the center line of said Mt. Vernon Avenue to the center line ofSpruce Street, 48.50 feet wide; thence South 89 degrees 58' 45" East 197.04 feet along the . n. center line of said Spruce Street to a point on the Northerly prolongation of the East y line of Lot 11, said Block 7; thence South 00 degrees 00' 48" West 164.31 feet along y said Northerly prolongation, along the East line of said Lot 11 and the Southerly pro- longation thereof, to a point on the center line of that certain alley, 10.00 feet wide, c as said alley was vacated by Resolution No. 2897 of the Mayor and Common Council of the City of San Bernardino, a certified copy being recorded November 20, 1953, in m c Book 3281 of Official Records,Page 215, records of said County; thence South 89 degrees `m 57' 321' East 450.03 feet along the center line of said alley to a point on the Southerly m prolongation of the West line of Lot 1, said Block 7; thence North 00 degrees 03' 39" e r East 164.46 feet along said Southerly prolongation, along the West line of said Lot 1 N and the Northerly prolongation thereof, to a point on the center line of said Spruce Street; thence South 89 degrees 58' 45" East 85.76 feet along the center line of said Spruce Street to the center line of Garner Street, 60.00 feet wide; thence South 00 degrees 03' 57" West 345.99 feet along the center line of said Garner Street to the e center line of said Fifth Street; thence North 89 degrees 56' 20" West 732.57 feet along a the center line of said Fifth Street to the POINT OF BEGINNING, y R Contains 4.117 Acres, more or less. y lY W d r c v E a 0 d m d m m N Ml F m 2 x W C d E s U A a PSG 101 Packet Pg. 1317 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN EXHIBIT C- PROJECT LIST m The following list of proposed projects and programs may be undertaken by the Agency along key corridors and at prime opportunity sites within Merged Area B. These projects and programs are < not listed in order of priority and may change from time to time. rn m ECONOMIC DEVELOPMENT AND INFILL DEVELOPMENT ACTIVITIES These projects and programs seek to complement the Agency's goals for urban revitalization by v supporting economic development activities to expand and attract businesses to Merged Area B, o and provide small business assistance and development. Redevelopment activities include: a` • Fagade improvement programs m • Business expansion and attraction programs c • Enterprise Zone administration c S • Small Business Administration 7(a) Loan Program v • Assist with corridor improvements, including site assembly, renovation, relocation, and new m development rn • Prepare economic, feasibility, and land use studies ., m Provide incentives to facilitate new development c m PUBLIC FACILITIES AND INFRASTRUCTURE IMPROVEMENTS a. These projects and programs involve the replacement and upgrading of infrastructure to support R existing uses and new development and include: d Ix • Circulation upgrades and street improvements •a • Street beautification, landscaping, medians, and banners • Bridge construction, reconstruction, and repair E • Parks and recreation/community centers Q m • Public safety improvements o` • Infrastructure assessments/plans rn • Utility improvements (e.g., sewer main replacement/relocation, high groundwater table/liquefaction mitigation) M • Seismic improvements to traffic infrastructure y • Parking lot improvements m� • Building renovation and demolition, site assembly, to facilitate new development m x • Provide development incentives w • Retrofit and expand the City's geothermal resources c d • Flood control projects E v • Bikeways and trails • Sound walls a �} RSG tpp Packet Pg 71318 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN • Railroad track removal • Easements m m BROWNFIELDS REVITALIZATION These projects and programs seek to mitigate environmental threats to public health and safety, and transform contaminated, underutilized properties, otherwise known as "brownfields," into productive assets of the community. Redevelopment activities include: • Community outreach d • Grant funding a • sbX Bus Rapid Transit Project v • Environmental testing and remediation 0 c PUBLIC TRANSIT a m These projects and programs seek to increase public transit systems through Merged Area B and include: m c • Right-of-way improvements y • Bus and rail transit stations m M • Transit-oriented development projects C AFFORDABLE HOUSING o. m These projects and programs involve the procurement grants and loans for affordable housing, site 4 acquisition, the development of new affordable housing, and the revitalization of single family homes, as well as neighborhoods. Redevelopment activities include: • Procurement of federal, state, and other affordable housing grants, loans, and tax credits d a • Issuance of notice of funding availability • Assist with neighborhood revitalization a w • Provide grants for single family home rehabilitation 0 • Assist with code compliance m rn • Assist with emergency relocation � • Property acquisition, demolition, and redevelopment m • Site preparation (including on and off-site public facility and infrastructure improvements) umii • Developer assistance Construction of new affordable housing units X W c d E L v m Q ORSG 103 Packet Pg. 1318' 9.H.d REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN EXHIBIT D - MAP OF REMAINING BLIGHT IN MERGED B PROJECT AREA M Rs m a BLIGHTED AND NECESSARY 8 ESSENTIAL PARCELS EXHIBIT D � SAN BERNARDINO MERGED AREA B y v �rticTM Q;�' ADDED N STATE COLLEGE AREA -18- .4 PROJECT AREA A Q ADDED tjON DP 59Th AREA d \NStit� uYyF ilC e d u � wNO 0: F m al 0 TH...... rc C 40TH STREET PROJECTAREA 40TH C _¢ 9T 39TH m NORTHWEST ADDED O \ ADDED IC i LL 30TH w AREA R3 PROJECTAREA A E� �� — = C W m �V O 93RD MARS Go ADDED \ 3/B DED T AD AREA ,,,\ 30TH AREA L r 28TH - ADDED C AREA ID N �l di 24TH _ d 23R HIGHL a ADDED 16TH AREA 16TH •� A� N N •t5TH - VIRGINIA 4TH ! 14TH ¢ ADDED .. 3 AREA BASELIN G a ADDED "6T1� :III 0TH� O � a AREA NI I ,, Y ADDED E 6TH K 8TH 6TH 7T 2 VINE ■y AREA I �+1 Q ADDED '►' T _:1.- FI AREA 4T cc m J 2 AREA h G rn. '2ND RIALTO CENTRAL Legend PROJECT AREA 2 O a �Blighted Parcels a e I O) Necessary&Essential Parcels JILL ryUFF Q J San Bernardino C Y UPTOWN m D City c e PROJE CTA Rea m Added Areas DO 40th Street Project Mt.Vernon Corridor Project 3 MT. RNON NORMAN N m CORRIDOR Northwest Project CORRIDOR \ ounngs m State College Project PROJECTAREA II X Uptown Project a Central City West Project ouLD W AIRPORT C d E t L) 0 Dn 05 1 1,6 2 Source:Field Survey July 2010, M NCI°° San Bernardino GIS Department,and ESRI Q RSG 104 Packet Pg. 1320