HomeMy WebLinkAboutR37-Economic Development Agency CITY OF SAN BERNAR.DINO
ECONOMIC DEVELOPMENT AGENCY
FROM: Emil A. Marzullo SUBJECT: San Bernardino Redevelopment Project Area
Interim Executive Director Merger: Area A—Preliminary Report and Draft
Amended and Restated Redevelopment Plan
(Central City North, Southeast Industrial Park,
DATE: April 12,2010 Tri-City, South Valle, Meadowbrook/Central
City, Central City South and Central City East
Redevelopment Project Areas)
Synopsis of Previous Commission/Council/Committee Action(s):
On March 4, 2010, Redevelopment Committee Members Johnson, Brinker and alternate Shorett unanimously voted to
recommend that the Community Development Commission consider this action for approval.
-------------------------------------------------------------------------- --- —
Recommended Motion(s):
(Community Development Commission)
Resolution of the Community Development Commission of the City of San Bernardino: 1) approving the Preliminary
Report for the Amended and Restated Redevelopment Plan and authorize its transmission to each affected taxing
entity; and 2)refer the Draft Amended and Restated Redevelopment Plan to the Planning Commission of the City of
San Bernardino for its report and recommendation (Central City North, Southeast Industrial Park, Tri-City, South
Valle,Meadowbrook/Central City, Central City South and Central City East Redevelopment Project Areas)
Contact Person(s): Mike Trout Phone: (909)663-1044
CCN, SEIP TRI, SV,M/CC,CCS and
Project Area(s): CCE Ward(s): I"and 3rd
Supporting Data Attached: 0 Staff Report 0 Resolution(s)❑Agreement(s)/Contract(s) ❑ Map(s) ❑ Letter(s)
FUNDING REQUIREMENTS: Amount: $ 375,000 Source: Tax Increment
Budget Authority: Fiscal Year 2009-2010 Budget
Signature: Fiscal Review:
Emil A. arzullo, Interim Executive Director Lori Pa 'no- ry,J ri Administrative Services
Director
Commission/Council Notes:
O
P.UgendasTomm Dev CommiuionlCDC 1010\04-19-10 Project Area Merger-Area A,Prelim Repon @Draft PUn SRdec COMMISSION MEETING AGENDA
Meeting Date: 04/19/2010
Agenda Item Number: —A
ECONOMIC DEVELOPMENT AGENCY
STAFF REPORT
SAN BERNARDINO REDEVELOPMENT PROJECT AREA MERGER:
AREA A—PRELIMINARY REPORT AND DRAFT AMENDED AND RESTATED
REDEVELOPMENT PLAN (CENTRAL CITY NORTH, SOUTHEAST INDUSTRIAL PARK,
TRI-CITY, SOUTH VALLE, MEADOWBROOK/CENTRAL CITY, CENTRAL CITY SOUTH
AND CENTRAL CITY EAST REDEVELOPMENT PROJECT AREAS)
BACKGROUND:
Central City North Redevelopment Project Area was adopted in 1973. Southeast Industrial Park was
adopted in 1976. Tri-City was adopted in 1983. South Valle was adopted in 1984. Meadowbrook was
adopted in 1958. Central City was adopted in 1965. Central City South and Central City East were
adopted in 1976. Each of these project areas have/had 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 that can he received and debt that can be accumulated.
Collectively, the above mentioned redevelopment project areas shall be referred to as the Merged Area
A (the "Merged Area A").
As a result, some project areas: (1) do not have sufficient tax increment to assist in financing projects;
(2) 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 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 areas, projects and
programs most in need. Sections 33485 — 33489 of the California Community Redevelopment Law
(the "CRL") deal with the financial merger of project areas.
On August 3, 2009, the Community Development Commission of the City of San Bernardino (the
"Commission") adopted Resolution No. CDC/2009-4 approving an agreement between the Agency
and Rosenow Spevacek Group ("RSG") for the preparation of merger and amendment documents.
On August 3, 2009, the Commission adopted Resolution No. CDC/2009-42 approving an agreement
with RBF Consulting ("RBF") for the preparation of a Program Environmental Impact Report
("Program EIR"). A Program EIR is required in order for the Agency to merge Merged Area A.
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 A. Those documents that RSG has been working
P Commission\CDC 3010\00.19-10 Pmjw MO Merger Area A.Prelim Repott @Draft P1.SRdx COMMISSION MEETING AGENDA
Meeting Date: 04/19/2010
Agenda Item Number:
Economic Development Agency Staff Report
Project Area Merger—Area A
Preliminary Report and Draft Redevelopment Plan
Page 2
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 A.
Preliminary Report
The Preliminary Report has been prepared in accordance with the prescribed requirements of the
CRL, and includes the following sections: (1) the reasons for the selection of the Project Areas
and actions/amendments that are to take place; (2) a description of the physical and economic
conditions which exist in the proposed Merged Area A; (3) a description of projects and
programs to help eliminate blight within Merged Area A; (4) a preliminary assessment of the
proposed method of financing the redevelopment of Merged Area A; (5) amendment to the
Agency's implementation plan; and (6) the impact to the neighborhoods of the Merged Area A
and surrounding areas.
The purpose of the Preliminary Report is to provide information to taxing agencies such as
School Districts, County Flood Control, Community College District, etc., as to why the
Commission proposes to adopt the Merged Plan for the Merged Area A, thus, giving the taxing
agencies the opportunity to review the proposed project, raise questions and make comments, if
desired.
Merged,Amended & Restated Redevelopment Plan
The Merged Plan proposes to accomplish the following: (1) merge and increase both the total
amount of tax increment revenue the Agency may collect and the total amount of bonded
indebtedness which can be outstanding at one time within Merged Area A; (2) update and expand
the capital improvements project list for Merged Area A; (3) extend by ten years the
effectiveness of the redevelopment plan and the time to collect tax increment revenue from the
Meadowbrook/Central City and Central City North Project Areas; (4) amend the existing
redevelopment plan to merge the Central City North, Southeast Industrial Park, Tri-City, South
Valle, Meadowbrook/Central City, Central City East and Central City South Redevelopment
Project Areas for financial reasons and as allowed by Section 33000, et seq., of the CRL; and(5)
adopt a single Merged, Amended and Restated Redevelopment Plan for the proposed Merged
Area A.
The Merged Plan has been prepared pursuant to the CRL, the 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 A; instead, it establishes a
process and framework for implementation.
Pursuant to Section 33344.5 of the CRL, the Agency is required to submit to each affected taxing
entity a copy of the Preliminary Report for their review and comment. "Affecting taxing entity" means
any governmental taxing agency that levies a property tax on all or any portion of the property located
in Merged Area A in the fiscal year prior to the fiscal year in which the report is prepared.
P.�gadasTomm Dev Commission\CDC 1010\04-19-10P jen Ara MergerA A.prelim Repon&DoR Plan SR.dm COMMISSION MEETING AGENDA
Meeting Date: 04/19/2010
Agenda Item Number:
Economic Development Agency Staff Report
Project Area Merger–Area A
Preliminary Report and Draft Redevelopment Plan
Page 3
Additionally, pursuant to Section 33346 of the CRL, before the Merged Plan can be considered for
adoption, it shall be submitted to the Planning Commission for its report and recommendation
concerning the Merged Plan and its conformity to the general plan of the City of San Bernardino.
ENVIRONMENTAL IMPACT:
Pursuant to the California Environmental Quality Act ("CEQA"), the Program EIR for Merged Area A
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 redevelopment project. All alternatives shall be evaluated
with the same level of detail.
FISCAL IMPACT:
Account Budgeted Amount: $611.152. Balance as of: April 9, 2010
Balance after approval of this item: $0_00
Without an Amendment and Restated Redevelopment Plan and other amendments to the various Project
Areas the Agency's ability to consummate new business deals and redevelop blighted properties will be
greatly impacted.
RECOMMENDATION:
That the Community Development Commission adopt the attached Resolution.
<E —
Emil A. Marcullo, Interim Executive Director
P4Wgendaa\Comm De CammwiOMCDC 3010100-19-10 Projm Area Merger q Pmlim R"on&Draft Pbn SR.dm COMMISSION MEETING AGENDA
Meeting Date: 04/19/2010
Agenda Item Number:
1 RESOLUTION NO.
2
3 RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION OF
THE CITY OF SAN BERNARDINO: 1) APPROVING THE PRELIMINARY
4 REPORT FOR THE AMENDED AND RESTATED REDEVELOPMENT
PLAN AND AUTHORIZE ITS TRANSMISSION TO EACH AFFECTED
5 TAXING ENTITY; AND 2) REFER THE DRAFT AMENDED AND
6 RESTATED REDEVELOPMENT PLAN TO THE PLANNING
COMMISSION OF THE CITY OF SAN BERNARDINO FOR ITS REPORT
7 AND RECOMMENDATION (CENTRAL CITY NORTH, SOUTHEAST
INDUSTRIAL PARK, TRI-CITY, SOUTH VALLE,
8 MEADOWBROOK/CENTRAL CITY, CENTRAL CITY SOUTH AND
9 CENTRAL CITY EAST REDEVELOPMENT PROJECT AREAS)
10 WHEREAS. the Redevelopment Agency of the City of San Bernardino (the "Agency") is a
11 community redevelopment agency duly created, established and authorized to transact business and
12 exercise its powers, all under and pursuant to the California Community Redevelopment Law (the
13 "CRL"), codified under Division 24, Part 1 of the California Health and Safety Code Section 33000;
14 and
15 WHEREAS, the Community Development Commission of the City of San Bernardino (the
16 "Commission") is the governing body for the Agency; and
17 WHEREAS, the merger of project areas are desirable as a matter of public policy if they
18 result in substantial benefit to the public and if they contribute to the revitalization of blighted areas
19 through increased economic vitality of those areas and through increased and improved housing
20 opportunities in or near such areas; and
21 WHEREAS, CRL Sections 33485 through, and including 33489 deals with the merger of
22 project areas; and
23 WHEREAS. CRL Sections 33450 through, and including 33458 deals with amending
24 redevelopment project area plans; and
25 WHEREAS, the Central City North Redevelopment Project Area was adopted in 1973;
26 Southeast Industrial Park was adopted in 1976; Tri-City was adopted in 1983; South Valle was
C27 adopted in 1984; Meadowbrook was adopted in 1958; Central City was adopted in 1965; and
28 Central City South and Central City East were adopted in 1976; collectively these redevelopment
R-�y I�
P:V genEasV lutionsVewlutiotu\2010\0419-lo Proiear Meree -M A P..Iim a.....k�«of,.r.,, e_,._ SiCm(c37
1 projects areas are referred to as Merged Area A (the"Merged Area A"); and
2 WHEREAS, each of the project areas in Merged Area A either currently have or previously
3 had different dates for project area expiration, incurring debt, eminent domain, receiving tax
4 increment and paying debt; and
5 WHEREAS, each of the project areas in Merged Area A has different limits on the amount
6 of tax increment that can be received and debt that can be accumulated; and
7 WHEREAS, some project areas in Merged Area A: 1) do not have sufficient tax increment
8 revenue to assist in financing projects; 2) can no longer incur debt resulting in the Agency's
9 inability to partner with developers that need Agency financial assistance; and 3) are approaching or
10 have approached the cap on tax increment revenues that can be received to assist in needed projects:
11 and
12 WHEREAS, on March 4, 2010, the Redevelopment Committee of the City of San
13 Bernardino (the "Redevelopment Committee") recommended to the Commission: 1) approval of
14 the Preliminary Report for the Amended and Restated Redevelopment Plan for Merged Area A and
15 authorize its transmission to affected taxing agencies; and 2) referring the Draft Redevelopment
16 Plan for Merged Area A to the Planning Commission of the City of San Bernardino.
17 NOW, THEREFORE, THE COMMUNITY DEVELOPMENT COMMISSION OF
18 THE CITY OF SAN BERNARDINO DOES HEREBY RESOLVE, DETERMINE AND ORDER,
19 AS FOLLOWS:
20 Section 1. The Commission hereby approves the Preliminary Report (the "Report") to
21 the Amended and Restated Redevelopment Plan for the Merged Area A (the "Plan") and hereby
22 authorizes the Interim Executive Director of the Agency to transmit the Report to each affected
23 taxing entity.
24 Section 2. The Commission hereby refers the Plan to the Planning Commission of the
25 City of San Bernardino for its report and recommendation on the Plan.
26 Section 3. This Resolution shall take effect from and after its date of adoption by this
C27 Commission.
28
2
P'Veenda[V1e Minna\RewhA,,nf12d10100-19.10P—Area M-a—AbuA RAm R.—M�ft Dl.n rl e....A...
I RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION OF
THE CITY OF SAN BERNARDINO: 1) APPROVING THE PRELIMINARY
2 REPORT FOR THE AMENDED AND RESTATED REDEVELOPMENT
3 PLAN AND AUTHORIZE ITS TRANSMISSION TO EACH AFFECTED
TAXING ENTITY; AND 2) REFER THE DRAFT AMENDED AND
4 RESTATED REDEVELOPMENT PLAN TO THE PLANNING
COMMISSION OF THE CITY OF SAN BERNARDINO FOR ITS REPORT
5 AND RECOMMENDATION (CENTRAL CITY NORTH, SOUTHEAST
INDUSTRIAL PARK, TRI-CITY, SOUTH VALLE,
6 MEADOWBROOK/CENTRAL CITY, CENTRAL CITY SOUTH AND
7 CENTRAL CITY EAST REDEVELOPMENT PROJECT AREAS)
i
8 1 HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Community
i
9 Development Commission of the City of San Bernardino at a meeting
10 thereof. held on the day of , 2010, by the following vote to wit:
I1 Commission Members: Ayes Nays Abstain Absent
12 MARQUEZ
13 DESJARDINS —
C14 BRINKER —
15 SHORETT —
16 KELLEY —
17 JOHNSON —
18
MC CAMMACK
—
19
20 Secretary
21 The foregoing Resolution is hereby approved this day of 2010.
22
23
Patrick J. Morris, Chairperson
24 Community Development Commission
25
of the City of San Bernardino
26 Approved as to Form:
27
By:
28 Agcn o,Fsel
,- . .- .._ .. 3
TO:
Mayor and Common Council Members
FROM:
Emil Marzullo, Interim Executive Director
BY:
Don Gee, Deputy Directo1l~
Documents for April 19, 20 I 0 Mayor and Common Council & Community
Development Commission Meeting
SUBJECT:
San Bernardino Merged Area A, Merger and Amendments
DATE:
April 10, 2010
COPIES:
City Manager (2), Development Services Director (2), Finance Director (2), City
Attorney (2), Council Office, and City C::lerk
The Redevelopment Agency of the City of San Bernardino ("Agency") currently has fourteen (14)
redevelopment project areas that were adopted/created between 1958 (Meadowbrook) and 2000 (401h Street).
The redevelopment project areas are in various stages of redevelopment and plan implementation with most
project areas continuing to have blighting conditions and influences.
Certain project areas have financial resources to address their blighting conditions and other project areas have
exhausted their resources and have borrowed from other project areas. When this situation exist, California
Redevelopment Law ("CRL") has provided a procedure and process for agencies to financially merge their
project areas and amend their redevelopment plans to update their plan language, time periods, bonded debt
limits, include additional capital improvements, and to combine several plan documents to one modern
encompassing document.
At this time, the Agency proposes to merge seven (7) project areas and proposes to merge the remaining seven
(7) project areas at a later date. The attached letter with map to property owners, business owners, tenants, and
residents dated April 9, 20 I 0 identifies the 7 project areas and provides further information regarding the
redevelopment project merger process and proposed actions.
The action before you on April 191h is to authorize the transmittal of the Preliminary Report to affected taxing
agencies for their review and comment and to transmit the Draft Redevelopment Plan to the City's Planning
Commission for their determination of its conformity to the City's General Plan in accordance with the CRL.
The Mayor and Common Council's consideration of the adoption of the Merger and Amendments is scheduled
for a joint public hearing with the Community Development Commission in early December 20 I O.
201 North E Street, Suite 301. San Bernardino, California 92401-1507. (909) 663-1044. Fax (909) 888-9413
Email: info@sbrda.org . www.sbrda.org
FIRST-CLASS MAIL
April 9, 2010
Dear Property Owners, Business Owners and Tenants, Residents, and Interested Persons:
The Redevelopment Agency of the City of San Bernardino ("Agency") is proposing various redevelopment plan
amendments and the merger of seven (7) of the Agency's redevelopment project areas ("Merger and
Amendments"). The seven (7) Project Areas under consideration include Central City North, Southeast
Industrial Park, Tri-City, South Valle, Meadowbrook/Central City, Central City East, and Central City South,
collectively referred to as "Merge Area A" and individually referred to as "Project Area." As part of the Merger
and Amendments, the Agency is proposing to adopt a single Merged, Amended, and Restated Redevelopment
Plan for Merge Area A ("Merged Plan"). Our records indicate that you either: own property, reside, own a
business, or operate a community organization within the boundaries of Merge Area A (please see the
attached map).
The Merger and Amendments propose to:
. Merge the Central City North, Southeast Industrial Park, Tri-City, South Valle, Meadowbrook/Central
City, Central City East, and Central City South Project Areas (merged as Merge Area A); to increase
efficiency and provide better use of the Agency's financial resources to improve the areas;
. Increase and set a single cumulative limit on the amount of tax increment revenues that may be
received from Merge Area A; this would allow the Agency to continue to receive such revenues to
invest in the Project Area;
. Amend the capital projects lists for the individual Project Areas into one merged list, and add new
capital projects for Merge Area A; this would ensure that public improvement needs could be addressed
and funded without raising taxes;
. Set a single cumulative bonded indebtedness limit for the Merge Area A; to clarify the Agency's ability
to issue bonded debt in conformance with the Law; and
. Extend the effectiveness and period to receive tax increment revenue for the Central City North and
Meadowbrook/Central City Project Areas by an additional ten (10) years; again to ensure that the
Agency has the ability to address the problems and adverse conditions, including remaining blight,
currently within these two Areas.
The Agency has no power to levy tax or raise property taxes. Therefore, the implementation of the proposed
Merged Plan will not increase the property tax rate. In addition, the Merged Plan does not propose to change
existing land use designations. Land use designations are, and will continue to be, controlled by the City's
General Plan and Development Code.
As a stakeholder within Merge Area A, you have the opportunity to participate in the redevelopment process.
'. The purpose of this letter is to advise you that the Agency will be holding an informal community information
1
201 North E Street, Suite 301- San Bernardino, California 92401-1507. (909) 663-1044. Fax (909) 888-9413
Email: info@sbrda.org.www.sbrda.org
April 9, 2010
PROJECT AREAS
SAN BERNARDINO MERGED AREA A
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REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
201 NORTH 'E" STREET, SUITE 301, SAN BERNARDINO, CA
ROSENOW SPEVACEK GROUP, INC.
www.webrsg.com
MERGED, AMENDED, AND RESTATED
REDEVELOPMENT PLAN FOR THE
SAN BERNARDINO MERGED REDEVELOPMENT
PROJECT AREA A
Redevelopment Agency of the City of San Bernardino
February 26. 2010
Adopted:
Effective:
Ordinance No:
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
TABLE OF CONTENTS
SECTION I.
SECTION II.
SECTION III.
SECTION IV.
SECTION V.
SECTION VI.
SECTION VII.
SECTION VIII.
SECTION IX.
SECTION X.
SECTION XI.
EXHIBIT A-
MAP OF THE SAN BERNARDINO MERGED REDEVELOPMENT PROJECT AREA A....32
EXHIBIT B-
MERGED AREA A LEGAL DESCRIPTIONS .................................................................33
EXHIBIT C-
PROJECT LIST........................................................................................................... 59
EXHIBIT D-
MAP OF REMAINING BLIGHT IN THE 10-YEAR EXTENSION AREAS ..........................61
(100) INTRODUCTION ............................................................................1
(200) GENERAL DEFINITIONS .............................................................4
(300) MERGED AREA A BOUNDARIES ...............................................6
(400) REDEVELOPMENT PLAN GOALS ..............................................6
(500) REDEVELOPMENT ACTIONS .......................................................7
(600) USES PERMITTED IN THE MERGED AREA A...........................21
(700) METHODS FOR FINANCING THE PROJECT.............................25
(800) ACTIONS BY THE CITY............................................................28
(900) ADMINISTRATION AND ENFORCEMENT ................................29
(1000) PLAN LIMITATIONS ................................................................29
(1100) PROCEDURE FOR AMENDMENT ..........................................31
~I,'
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
SECTION I.
(100) INTRODUCTION
This is the Merged, Amended, and Restated Redevelopment Plan for the San Bernardino Merged
Redevelopment Project Area A ("Merged Plan") and represents the following amendments to the
following Redevelopment Plans:
. Amendment No 7 to the Meadowbrook/Central City Project Area
. Amendment No.8 to the Redevelopment Plan for the Central City North Project Area
. Amendment No.7 to the Redevelopment Plan for the Central City South Project Area
. Amendment No.7 to the Redevelopment Plan for the Central City East Project Area
. Amendment No.7 to the Redevelopment Plan for the Southeast Industrial Park Project Area
. Amendment No.5 to the Redevelopment Plan for the Tri-City Project Area
. Amendment No.5 to the Redevelopment Plan for the South Valle Project Area
The following table delineates the adoption and amendment history for all of the above-mentioned
redevelopment plans:
Redevelopment Plan for the Meadowbrook/Central City Redevelopment Project Area
Ordinance Adoption
Description No. Date
Rede-.elopment Plan for the Meadowbrook Rede-.elopment Project Area No.1 is adopted. 2233 7/21/1958
Rede-.elopment Plan for the Central City Rede-.elopment Project Area No.1 is adopted. 2649 212311965
Rede..elopment Plan for Meadowbrook Rede-.elopmenl Project Area No. 1 is amended to amend Section 4 of Ordinance
2233 appro'.lng and adopting reltisions, dated 9/311968 to the Rede-.elopment Plan for the Meadowbrook Project Area
No.1. 2953 10/2211968
Rede-.elopment Plan for Central City Rede-.elopmenl Project Area is amended 10 amend Section 4 of Ordinance No. I
2649 appro\tng and adopting a re-.1sion to the Rede-.elopment Plan for Ihe Central City Project Area No.1. I 3059 3116/1970
Rede-.elopment Plans for Meadowbrook and Central City Rede-.elopment Project Areas merged for financial 3663 11/9/1977
purposes (now known as Rede-.elopment Plan for the Central City Rede-.elopment Project Area)
Amendment No.1: Establish lime and financial limits, including 1)eminent domain for 12 yr. period; 2) time MC-558 1219/1986
limit to establish indebtedness: 3) bonded debt limit; and 4) tax increment limit. MC-559
Amendment NO.2: Amend tax increment limit calculation. MC-723 412/1990
Amendment No.3: Establish plan effecti-.eness, tax increment collection, repayment of indebtedness limits. +- MC-917 12119/1994
Amendment No.4: 2001 Eminent Domain Amendment; re-instate eminent domain authority MC-1113 12117/2001
Amendment NO.5: Extend plan effecti-.eness, lax increment collection, and repayment of indebtedness time MC-12Q7 6/20/2005
limits by one year per CRL , ,
- -- -+
Amendment No.6: Extend plan effecti-.eness and repayment of indebtedness time limits by 2 years per CRL MC-1300 4/20/2009
((S)r,' \
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Redevelopment Plan for the Central City North Redevelopment Project Area
Ordinance Adoption
Description No. Date
Rede\elopment Plan for Central City North is adopted 3366 81611973
Amendment No.1: Establish time and financial limits, including 1) eminent domain for 12 yr. period: 2) time MC561 12/911986
limit to establish indebtedness; 3) bonded debt limit; and 4) tax increment limit.
Amendment No.2: Amend tax incremenllimit calculation. MC-719 4/2/1990
-. ,
Amendment No. 3, Establish plan effecth.eness, tax increment collection, repayment of indebtedness limits. MC-920 12119/1994
Amendment No. 4, Eliminate time limit to incur indebtedness. MC.1154 12/112003
Amendment No. S, Adopt Amended & Restated Plan with modem language and reinstate eminent domain MC-1182 9/7/2004
authority.
Amendment No. 6, Extend plan effecti'veness, tax increment collection, and repayment of indebtedness time MC-1199 6/20/2005
limits by one year per CRL I
Amendment No.7: Extend plan effecti'veness and repayment of indebtedness time limits by 2 yeaffi per CRL MC-1294 4/20/2009
Redevelopment Plan for the Central City South Redevelopment Prolect Area
Ordinance I Adoption
Description No Date
Rede'velopment Plan for Central City South is adopted 3572 SI3I1976
Amendment No.1: Establish time and financial limits. including 1) eminent domain for 12 yr. period: 2) lime MC-564 1219/1986
limit to establish indebtedness; 3) bonded debt limit; and 4) tax increment limit.
Amendment No.2: Amend tax increment limit calculation. MC-724 1- 4/2/1990
Amendment No.3: Establish plan effecti'veness, tax increment collection, repayment of indebtedness limits. MC-919 j 12119/1994
Amendment No.4: 2001 Eminent Domain Amendment. MC.1104 9/17/2001
- -
Amendment No.5: Extend plan effecti'veness, tax increment collection, and repayment of indebtedness time MC-1208 6120/200S
limits by one year per CRL.
Amendment No.6: Extend plan effecti'veness and repayment of indebtedness time limits by 2 yeaffi per CRL. MC.13Q1 ..L 4/20/2009
Redevelopment Plan for the Central City East Redevelopment Project Area
Ordinance Adoption
Description No. Date
Rede'velopment Plan for Central City East is adopted J 3571 S/3I1976
I
Amendment No.1: Establish time and financial limits, including 1) eminent domain for 12 yr. period: 2) time MC-S63 12/911986
limit to establish indebtedness: 3) bonded debt limit; and 4) tax increment limit. I
Amendment No.2: Amend tax increment limit calculation. i MC-721 j 412/1990
Amendment No.3; Establish plan effecli\€ness, tax increment collection, repayment of indebtedness limits. MC-918 12119/1994
Amendment No.4: 2001 Eminent Domain Amendment. MC-1112 t 12/312001
Amendment No.5: Extend plan effectiwness, tax increment collection, and repayment of indebtedness time MC-1209 I 61201200S
limits by one year per CRl. ,
Amendment No.6; Extend plan effecti>veness and repayment of indebtedness time limits by 2 yeaffi per CRL MC-1302 412012009
Redevelopment Plan for the Southeast Industrial Park Redevelopment Project Area
Ordinance Adoption
Description I No. Date
Rede'velopment Plan for Southeast Industrial Park is adopted i 3583 6/21/1976
,
Amendment No.1: Establish time and financial limits, including 1) eminent domain for 12 yr. period; 2) time MG-56S 12/9/1986
limit to establish indebtedness; 3) bonded debt limit; and 4) tax increment limit.
Amendment No.2: Amend tax increment limit calculation. MC-722 4/211990
Amendment No.3: Establish plan effectiwness, tax increment collection, repayment of indebtedness limits. j MC-924 12/19/1994
Amendment No.4: Eliminate debt establishment time limit. MC-l156 I 12/112003
Amendment No.5: Extend plan effecth.eness, tax increment collection, and repayment of indebtedness time MC-1201 61201200S
limits by one year per CRL. j
Amendment No.6: Extend plan effectiwness and repayment of indebtednes~ time limits bv 2 V;';ffi per CRL MC-1296 4120/2009
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2
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Redevelopment Plan for the Tn-City Redevelopment Project Area
Ordinance Adoption
Descnption No. Date
Rede..elopment Plan for Tri-Cily is adopted. .... MC-283 J 6/20/1983
Amendment No.1: Establish time and financial limits. including 1) time limit to establish indebtedness: I MC-926 12119/1994
2) time limit 10 pay indebtedness/collect tax increment. I
Amendment No.2: Eliminate debt establishment time limit. MC.1158 12/1/2003
Amendment No.3: Extend plan effecti\eness, lax increment collection. and repayment of indebtedness time MC-1203 6/20/2005
limits by one year per CRL.
Amendment No.4: Extend plan effecti\Eness and repayment of indebtedness time limits by 2 years per CRL. j MC-1298 4/20/2009
Redevelopment Plan for the South Valle Redevelopment Proiect Area
Ordinance Adoption
Description No. Date
Rede-.elopment Plan for South Valle is adopted. I MC-387 7/9/1984
.
Amendment NO.1: Establish time and financial limits, including 1) time limit to establish indebtedness; MC-923 12/19/1994
2) time limit to pay indebtedness/collect tax increment.
Amendment NO.2: Eliminate debt establishmenllime limit. MC-1159 12/1/2003
Amendment No.3: Extend plan effecti-.eness, tax increment collection, and repayment of indebtedness time MC.1204 6/20/2005
limits by one year per CRL. 1
Amendment NO.4: Extend plan effecti-..eness and repayment of indebtedne~ ti;-e limits bv 2 ye;rs per CRL. MC-1299 4/20/2009
This Merged Plan also incorporates all previous amendments listed in the above table. The San
Bernardino Merged Redevelopment Project Area A ("Merged Area A") is located in the City of San
Bernardino, County of San Bernardino, State of California. The Merged Plan consists of the text
(Sections 100 through 1100), the Map of Merged Area A (Exhibit A), the legal description of the
Merged Area A 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 A
(Exhibit C), and the map of remaining blight in the Meadowbrook/Central City and Central City
North Redevelopment Project Areas (Exhibit D).
The Redevelopment Agency of the City of San Bernardino ("Agency") is proposing the San
Bernardino Redevelopment Project A Merger and Amendment ("Merger and Amendments") which
would merge and amend the Redevelopment Plans for the Meadowbrook/Central City, Central City
North, Central City South, Central City East, Southeast Industrial Park, Tri-City and South Valle
Redevelopment Project Areas that are summarized in the table below and detailed in the list that
follows.
Tax Increment
& Bonded Merge Single - Merged,
Indebtedness Capital 10-year Project Amended &
Merged Area A Cap Projects Extension Areas Restated Plan
Meadowbrook/Central City .,j .,j .,j .,j .,j
Central City North .,j .,j .,j .,j .,j
Central City South .,j .,j .,j .,j
Central City East .,j .,j .,j .,j
Southeast Ind. Park .,j .,j .,j .,j
Tn-City .,j .,j .,j .,j
South Valle .,j .,j .,j .,j
As shown in the table- above, the Merger and Amendments propose to accomplish the following:
nJr.,
3
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
. Merge and increase both the total amount of tax increment revenue the Agency may collect and
the total amount of bonded indebtedness which can be outstanding at one time within Merged
Area A;
. Update and expand the capital improvement projects list for Merged Area A;
. Extend by ten years the effectiveness of the Redevelopment Plans and the time to collect tax
increment revenue from the Meadowbrook/Central City and Central City North Project Areas;
. Amend the existing Redevelopment Plans to merge the Meadowbrook/Central City, Central City
North, Central City South, Central City East, Southeast Industrial Park, Tri-City, and South Valle
Project Areas for financial reasons and as allowed by the California Community Redevelopment
Law, Health and Safety Code Section 33000, et. seq. ("Redevelopment Law");
. Adopt a single Merged, Amended, and Restated Redevelopment Plan for the proposed Merged
Area A.
This Merged Plan has been prepared by the Agency pursuant to Redevelopment Law, the
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 A; instead, it
establishes a process and framework for implementation.
SECTION II.
(200) GENERAL DEFINITIONS
The following definitions will be used generally in the context of this Merged Plan unless otherwise
specified herein:
A. "Adopting Ordinance" means Ordinance No. _ adopted by the San Bernardino
Common Council on ,2010, adopting this Merged Plan.
B. "Agency" means the Redevelopment Agency of the City of San Bernardino, California.
C. "Agency Board" means the Community Development Commission acting as the
governing body of the Agency.
D. "CCE" means the Central City East Redevelopment Project Area which is the portion of
Merged Area A originally adopted by the Common Council on May 3, 1976, by
Ordinance No. 3571, and subsequently amended on December 9, 1986 by Ordinance
No. MC-563, April 2, 1990 by Ordinance No. MC-721 , December 19,1994 by Ordinance
No. MC-918, December 3, 2001 by Ordinance No. MC-1112, June 20, 2005 by
Ordinance No. MC-1209, and April 20, 2009 By Ordinance No. MC-1302.
E. "CCN" means the Central City North Redevelopment Project Area which is the portion of
Merged Area A originally adopted by the Common Council on AU9ust 6, 1973, by
Ordinance No. 3366, and subsequently amended on December 9, 1986 by Ordinance
No. MC-561, Apri12, 1990 by Ordinance No. MC-719, December 19, 1994 by Ordinance
No. MC-920, December 1, 2003 by Ordinance No. MC-1154, September 7, 2004 by
Ordinance No. MC-1182, June 20, 2005 by Ordinance No. MC-1199, and Apri120, 2009
by Ordinance No. MC-1294.
F. "CCS" means the Central City South Redevelopment Project Area which is the portion of
Merged Area A originally adopted by the Common Council on May 3,1976 by Ordinance
No. 3572, and subsequently amended on December 9, 1986 by Ordinance No. MC-564,
April 2, 1990 by Ordinance No. MC-724, December 19, 1994 by Ordinance No. MC-919,
September 17, 2001 by Ordinance No. MC-11 04, June 20, 2005 by Ordinance No. MC-
1208, and April 20, 2009 by Ordinance No. MC-1301.
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4
~P(
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
G.
H.
I.
J.
"City" means the City of San Bernardino, California.
"Common Council" means the legislative body of the City.
"County" means the County of San Bernardino, California.
"Disposition and Development Agreement" means an agreement between a developer
and the Agency that sets forth terms and conditions for sale, improvement and
redevelopment of property in the Merged Area A.
"General Plan" means the City's General Plan, a comprehensive and long-term General
Plan for the physical development of the City as provided for in Section 65300 of the
California Government Code.
"M/CC" means the Meadowbrook/Central City Redevelopment Project Area which is the
portion of Merged Area A originally adopted by the Common Council on July 21, 1958 by
Ordinance No. 2233, and subsequently amended on February 24, 1965 by Ordinance
No. 2649, October 22, 1968 by Ordinance No. 2953, March 16, 1970 by Ordinance No.
3059, November 9,1977 by Ordinance No. 3683, December 9, 1986 by Ordinance No.
MC-558, April 2, 1990 by Ordinance No. MC-723, December 19, 1994 by Ordinance No.
MC-917, December 17, 2001 by Ordinance No. MC-1113, June 20, 2005 by Ordinance
No. MC-1207, and April 20, 2009 by Ordinance No. MC-1300.
"Map" means the Map of the Merged Area A attached hereto as Exhibit A.
"Merged Area A" means the San Bernardino Merged Redevelopment Project Area A
which includes the CCN, SEIP, Tri-City, South Valle, MICC, CCE, and CCS Project
Areas which is the territory this Merged Plan applies to, as shown on Exhibit A, and
described in Exhibit B.
"Merged Plan" means the Merged, Amended, and Restated Redevelopment Plan for the
San Bernardino Merged Redevelopment Project Area A as adopted by the Adopting
Ordinance.
"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
temporarily or permanently displaced by actions of the Agency.
"Participation Agreement" means an agreement entered into between the Agency and
an Owner, persons engaged in business, or a tenant doing business within Merged Area
A in accordance with the provisions of the Merged Plan and any rules that may be
adopted and which contains the specific responsibilities and obligations of each party
regarding specifiC implementation of the property improvements and land uses.
"Person" means an individual(s), or any public or private entities.
"Project" means any undertaking of the Agency pursuant to this Merged Plan.
"Redevelopment Law" means the California Community Redevelopment Law (Health
and Safety Code, Sections 33000, et seq.).
"Rules" means the "Rules Governing Participation and Reentry Preferences by Property
Owners, Operator of Businesses, and Business Tenants" or such similar documents as
may be adopted by the Agency to implement policies identified in Redevelopment Law
and Section V of this Merged Plan.
"South Valle" means the South Valle Redevelopment Project Area which is the portion of
Merged Area A originally adopted by the Common Council on July 11, 1984 by
K.
L.
M.
N.
O.
P.
a.
R.
S.
T.
u.
V.
5
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Ordinance No. MC-387, and subsequently amended on December 19, 1994 by
Ordinance No. MC-923, December 1, 2003 by Ordinance No. MC-1159, June 20, 2005
by Ordinance No. MC-1204, and April 20, 2009 by Ordinance No. MC-1299.
W. "SEIP" means the Southeast Industrial Park Redevelopment Project Area which is the
portion of Merged Area A originally adopted by the Common Council on June 21 1976
by Ordinance No. MC-3583, and subsequently amended on December 9, 1986 by
Ordinance No. MC-565, April 2, 1990 by Ordinance No. MC-722, December19, 1994 by
Ordinance No. MC-924, December 1, 2003 by Ordinance No. MC-1156, June 20, 2005
by Ordinance No. MC-1201, and April 20, 2009 by Ordinance No. MC-1296.
X. "State" means the State of California.
Y. "Tri-City" means the Tri-City Redevelopment Project Area which is the portion of Merged
Area A originally adopted by the Common Council on June 20, 1983 by Ordinance No.
MC-283, and subsequently amended on December 19, 1994 by Ordinance No. MC-926,
December 1, 2003 by Ordinance No. MC-1158, June 20, 2005 by Ordinance No. MC-
1203, and April 20, 2009 by Ordinance No. MC-1298.
SECTION III,
(300) MERGED AREA A BOUNDARIES
The boundaries of Merged Area A are illustrated on the map attached hereto and incorporated
herein as Exhibit A. The legal description of the boundaries of Merged Area A is as described in
Exhibit B attached hereto and incorporated herein.
SECTION IV,
(400) REDEVELOPMENT PLAN GOALS
Implementation of this Merged Plan is intended to achieve the following goals:
. Eliminate and prevent the spread of conditions of blight, including but not limited to:
underutilized properties and deteriorating buildings, incompatible and uneconomic land uses,
deficient infrastructure and facilities, obsolete structures, parking deficiencies and other
economic deficiencies, in order to create a more favorable environment for commercial,
industrial, office, residential, and recreational development.
. Encourage the cooperation and participation of residents, businesses, public agencies, and
community organizations in the economic revitalization of Merged Area A.
. Promote the economic development of Merged Area A by providing an attractive, well-serviced,
well protected environment for residents and visitors.
. Develop property within a coordinated land use pattern of residential, commercial, industrial,
recreational and public facilities in Merged Area A consistent with the goals, policies, objectives,
standards, guidelines and requirements, as set forth in the City's adopted General Plan and
Zoning Code.
. Implement design and use standards to assure high aesthetic and environmental quality, anG
provide unity and integrity to development within Merged Area A
. Eliminate environmental deficiencies and inadequate public improvements including but not
limited to inadequate street improvements and off-site parking, inadequate utility systems, and
inadequate public services and facilities.
. Develop efficient and safe circulation improvements for vehicles and pedestria ,~.
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6
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
. Implement beautification activities to improve the visual image of the City as well as reinforce
existing assets and expand the potential of Merged Area A to encourage private investment.
. Encourage, promote and assist in the development and expansion of local commerce and
needed commercial and industrial facilities, including providing assistance to finance facilities or
capital improvements on property used for industrial or manufacturing purposes to increase
local employment and improve the economic climate within Merged Area A.
. Remove impediments to land disposition and development through improved infrastructure and
public facilities. and the acquisition and assemblage of property into usable sites for
commercial. industrial. recreational. and public facility development.
. 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
community.
. Encourage the restoration and reuse of older, historic structures which add to the City's
character and sense of community identity.
SECTION V.
(500) REDEVELOPMENT ACTIONS
A. (501) General
O)I~
The Agency proposes to eliminate and prevent the recurrence of'blight. and improve the
economic base of Merged Area A by:
1.
Rehabilitating. altering, remodeling. improving. modernizing. clearing, or
reconstructing buildings. structures and improvements.
Rehabilitating, preserving. developing or constructing affordable housing in
compliance with State law,
Providing the opportunity for owners and tenants presently located in Merged Area A
to participate in redevelopment projects and programs. and extending preferences to
occupants to remain or relocate within the redeveloped Merged Project Area,
Providing relocation assistance to displaced residential and nonresidential
occupants, if necessary,
Facilitating the development or redevelopment of land for purposes and uses
consistent with this Merged Plan.
Providing incentives for property owners. tenants, businesses, and residents to
participate in improving conditions throughout Merged Area A.
Acquiring real property by purchase, lease, gift, grant, request. devise or any other
lawful means, including by eminent domain, unless specifically exempted. after the
conduct of appropriate hearings.
Combining parcels and properties where and when necessary.
Preparing building sites and constructing necessary off-site improvements.
2.
3.
4.
5.
6.
7,
8.
9.
7
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REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
10. Acquiring, installing, developing, constructing, reconstructing, redesigning, planning,
replanning, or reusing streets, curbs, gutters, sidewalks, traffic control devices,
utilities, flood control facilities and other public improvements and public facilities.
11. Providing additional parking throughout the Merged Area A.
12. Providing for open space.
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
neighborhoods of Merged Area A, and increase the number of temporary and
permanent jobs in the City.
15. Disposing of property including, without limitation, the lease or sale of land at a value
determined by the Agency for reuse in accordance with this Merged Plan.
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
Merged Plan.
18. Providing replacement housing, if any is required.
19. Applying for and utilizing grants, loans and any other assistance from federal or State
governments, or other sources.
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.
21. Taking actions the Agency determines are necessary and consistent with State,
federal and local laws to remedy or remove a release of hazardous substances on,
under or from property within Merged Area A or to remove hazardous waste from
property.
22. Preparing and carrying out plans from time to time for the improvement,
rehabilitation, and redevelopment of blighted areas and creating a variety of
economic development programs which will help build a stronger economic base
within Merged Area A.
23. Assisting businesses in Merged Area A with sign and facade improvements and
general rehabilitation by providing loans and grants.
24. Adopting specific design guidelines for projects to ensure a consistent design theme
which will guide rehabilitation, new development, developers, architects, and
builders.
25. Developing programs to assist owners in Merged Area A with the preservation and
rehabilitation of historically significant buildings and sites.
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
by the Redevelopment Law and any other State law.
8
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
B. (502) Propertv Acquisition
1. (503) Acquisition of Real Propertv
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
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
be used to acquire owner occupied single family homes for the purposes of
conveying the property to a private party.
Eminent domain may be used to acquire any property within CCN, MICC, CCE, or
CCS Project Areas now or hereafter permitted by this Merged Plan, Redevelopment
Law, and any other State law.
Eminent domain shall not be used to acquire any property within SEIP, Tri-City, or
South Valle Project Areas unless this provision is subsequently amended.
a. (503.1) Eminent Domain Time Limitations
Except as otherwise provided herein, or otherwise provided by law, no eminent
domain proceedings shall be commenced in the following portions of Merged Area A
after the following time limitations:
Merqed Area A- Proiect Areas
Meadowbrook/Central City
Central City North
Central City South
Central City East
Southeast Industrial Park
Tri-City
South Valle
Time Limit
January 17, 2014
August 6, 2013
September 17, 2013
January 3, 2014
Expired
Expired
No Authority
Such time limitations may be extended only by amendment of this Merged Plan,
unless otherwise provided by law.
The Agency is authorized to acquire real property devoted to public use through
eminent domain, but property of a public body shall not be acquired without its
consent unless permitted by Law.
2. (504) Acquisition of Porsonal Propertv
Where necessary in the implementation of this Merged Plan, the Agency is
authorized to acquire personal property in Merged Area A by any lawful means,
including, without limitation, , ~v means authorized by this Merged Plan or by law for
the acquisition of real proper! {
C. (505) Partie;l! llion bv Owners and P'i sons Enqaqed in Business
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REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
1. (506) Owner Participation
The Agency encourages all property owners, tenants, and businesses in Merged
Area A to be actively involved in improvement and community development within
Merged Area A.
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,
firms or institutions, to join together in partnerships, corporations, or other joint
entities.
Opportunities to participate in the redevelopment of property in Merged Area A 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
properties in Merged Area A; participating with developers in the improvement of all
or a portion of a participant's properties; or other suitable means consistent with
objectives and proposals of this Merged Plan and with the Agency's rules governing
owner participation and re-entry.
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;
the ability of the Agency and/or owners and business tenants to finance acquisition
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
Plan.
If conflicts develop between proposals of participants, this Merged Plan authorizes
the Agency to, in its discretion, decline any offer of owner participation or resolve
conflicting proposals between owners interested in redeveloping property by
establishing reasonable priorities and preferences among participants based upon
the above identified factors.
2. (507) Reentrv Preferences for Persons EnGaGed in Business in MerGed Area A
Consistent with Redevelopment Law, the Agency shall extend preference to such
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,
to reenter Merged Area A if any such owner or such person otherwise meets the
requirements prescribed in the 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 A shall be given the opportunity to
participate in the redevelopment of Owner's property in Merged Area A, if such
Owner agrees to participate in the redevelopment consistent with the Merged Plan -
and such Rules as the Agency may enact, provided f 'ch Owner is qualified to
undertake and complete the propobed redevelopment at..1 ity as determined by the
Agency.
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REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
In appropriate circumstances, as determined by the Agency, where such action
would foster the goals and objectives of the Merged Plan, an owner may participate
in substantially the same location either by retaining all or portions of his/her property
and purchasing adjacent property if needed and available for development;
rehabilitating or demolishing all or part of his/her existing buildings or structures;
initiating new development; and selling property or improvements to the Agency.
When necessary to accomplish the objectives of the Merged Plan as determined by
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-
participants within Merged Area A.
Non-property owners who are tenants engaged in business in Merged Area A will be
given opportunities to remain or to obtain reasonable preferences to reenter in
business within Merged Area A if they otherwise meet the requirements prescribed
by the Merged Plan and these Rules.
3. (508) Owner Participation
a. Owner Participation Aqreements
The Agency is authorized to enter into a Participation Agreement with Owners
desiring to develop or improve their properties within Merged Area A. The Agency
may, through the Participation Agreement, impose any of the standards, restrictions,
and controls of the Merged Plan or any design guidelines adopted by the Agency
pursuant to the Merged Plan. All conditions imposed shall be reasonably related to
the goals and objectives of the Merged Plan, rules and regulations and/or the
impacts of the proposed development.
b. Statement of Interest
Consistent with Redevelopment Law, the Rules and any other guidelines it may
enact, the Agency shall solicit a Statement of Interest in owner participation from the
Owner of Property that is the subject of the redevelopment proposals (i.e. the
property that may be acquired, developed or rehabilitated).
c. Propertv OwnerlTenant Proposals
If a Statement of Interest meets Agency requirements and proposes participation that
is feasible, the Agency shall invite the Owner to submit to the Agency a proposal for
the project identified in the Statement of Interest.
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
participation conforms to, and meets the goals and objectives of, the Merged Plan
and the Rules. The Agency shall exercise said discretion reasonably, in good faith,
and without discrimination.
D. (509) Implementinq Rules
(})r,C
The provisions of Sections 505-508 of this Merged Plan shall be implemented according to
the Rules adopted by the Agency prior to the adoption of the Adopting Ordinance, which
11
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
may be amended from time to time by the Agency. Such Rules allow for Participation
Agreements with the Agency.
E. (510) Cooperation with Public Bodies
Certain public bodies are authorized bl' State law to aid and cooperate, with or without
consideration, in the planning and implementation of activities authorized by this Merged
Plan. The Agency shall seek the aid and cooperation of such public bodies and shall
attempt to coordinate the implementation of this Merged Plan with the activities of such
public bodies in order to accomplish the purposes of redevelopment and to achieve the
highest public good.
The Agency shall seek the cooperation of all public bodies which own or intend to acquire
property in Merged Area A. Any public body which owns or leases property in Merged Area
A will be afforded all the privileges of owner and business tenant participation if such public
body is willing to enter into a Participation Agreement with the Agency. All plans for
development of property in Merged Area A by a public body shall be subject to Agency
approval.
The Agency may impose on all public bodies the planning and design controls contained in
and authorized by this Merged Plan to ensure that present uses and any future development
by pUblic bodies will conform to the requirements of this Merged Plan. The Agency is
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
(within or outside Merged Area A) where such land, buildings, facilities, structures, or other
improvements are of benefit to Merged Area A.
F. (511) PropertvManaqement
During such time as property, if any, in Merged Area A is owned by the Agency, such
property shall be under the management and control of the Agency. Such properties may
be rented or leased by the Agency pending their disposition.
G. (512) Pavments to Taxinq Aqencies
The Agency may pay, but is not required to pay, in any year during which it owns property in
Merged Area A that is tax exempt, directly to any City, County or district, including, but not
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
taxes that may not exceed the amount of money the public entity would have received if the
property had not been tax exempt.
To the extent required by Redevelopment Law, the Agency will make statutory pass-through
payments to affected taxing entities. The Agency will also make pass-through payments
pursuant to its existing tax-sharing agreements with the Colton School District and Redlands
Unified School District for the Tri-City Project Area, and San Bernardino Municipal Water
District for the Tri-City and South-Valle Project Areas.
H. (513) Relocation of Persons Displaced bv a Proiect
~r,(,
12
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
1. (514) Relocation Proqram
In accordance with the provisions of the California Relocation Assistance Law
(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
families, business concerns and others) displaced by the Agency's acquisition of
property in Merged Area A or as otherwise required by law. Such relocation
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
will assist displaced households in finding decent, safe and sanitary housing within
their financial means and otherwise suitable to their needs. The Agency shall make
a reasonable effort to relocate displaced individuals, families, and commercial and
professional establishments within Merged Area A. The Agency is also authorized to
provide relocation for displaced persons outside Merged Area A.
2. (515) Relocation Benefits and Assistance
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
applicable rules and regulations. In addition, the Agency may make any additional
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.
I. (516) Demolition. Clearance, Public Improvements. Site Preparation and Removal
of Hazardous Waste
\O)r.
1. (517) Demolition and Clearance
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.
2. (518) Public Improvements
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 A) necessary to carry out the purposes of this
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;
cable TV systems; fiber optics; water distribution systems; parks; plazas;
playgrounds; public parking facilities; landscaped areas; schools; libraries; civic;
cultural; and recreational facilities; and pedestrian improvements. A list of proposed
public facilities and infrastructure improvement projects is included in the projects list
set forth in Exhibit C and incorporated herein by reference.
13
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
The Agency, as it deems necessary to carry out the Merged Plan and subject to the
consent of the Common Council, may pay all or part of the value of the land for and
the cost of the installation and construction of any building, facility, structure or other
improvement which is publicly owned either within or outside Merged Area A, upon
both the Agency Board and the Common Council making the applicable
determinations required pursuant to the Redevelopment Law.
When the value of such land or the cost of the installation and construction of such
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
the City or other public corporation for all or part of the value of such land or all or
part of the cost of such building, facility, structure or other improvements, or both, by
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
out this Merged Plan.
3. (519) Preoaration of BuildinQ Sites
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
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 A.
4. (520) Removal of Hazardous Waste
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
laws, to remedy or remove a release of hazardous substances on, under, or from
property within Merged Area A.
J. (521) Rehabilitation. MovinQ of Structures by the AQency and Seismic Reoairs
~r
1. (522) Rehabilitation and Conservation
The Agency is authorized to rehabilitate and conserve, or to cause to be rehabilitated
and conserved, any property, building or structure in Merged Area A owned by the
Agency. The Agency is also authorized to advise, encourage, and assist (through a
loan program or otherwise) in the rehabilitation and conservation of property,
buildings or structures in Merged Area A not owned by the Agency to the extent
permitted by the Redevelopment Law. The Agency is authorized to acquire, restore,
rehabilitate, move and conserve buildings of historic or architectural significance.
It shall be the purpose of this Merged Plan to allow for the retention of as many
existing businesses as practicable and to enhance the economic life of these
businesses by a program of voluntary participation in their conservation and
rehabilitation. The Agency is authorized to conduct a program of assistance and
enforcement to encourage owners of property within Merged Area A to upgrade and
maintain their property consistent with this Merged Plan and such standards as may
be developed for Merged Area A.
14
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
The extent of rehabilitation in Merged Area A shall be subject to the discretion of the
Agency based upon such objective factors as:
a. Compatibility of rehabilitation with land uses as provided for in this
Merged Plan.
b. Economic feasibility of proposed rehabilitation and conservation
activity.
c. Structural feasibility of proposed rehabilitation and conservational
activity.
d. The undertaking of rehabilitation and conservation activities in an
expeditious manner and in conformance with the requirements of this
Merged Plan and such property rehabilitation standards as may be
adopted by the Agency.
e. The need for expansion of public improvements, facilities and utilities.
f. The assembly and development of properties in accordance with this
Merged Plan.
The Agency may adopt property rehabilitation standards for the rehabilitation of
properties in Merged Area A.
2. (523) Movinq of Structures
As necessary in carrying out this Merged Plan, the Agency is authorized to move, or
to cause to be moved, any building structures or other improvements from any real
property acquired which can be rehabilitated to a location within or outside Merged
Area A.
3. (524) Seismic Retrofit
For any project undertaken by the Agency within Merged Area A for building
rehabilitation or alteration in construction, the Agency may, by following all applicable
procedures which are consistent with local, State, and federal law, take those actions
which the Agency determines are necessary to provide for seismic retrofits.
K. (525) Propertv Disposition and Development
~r
1. (526) Real Propertv Disposition and Development
a. (52?) General
For the purposes of this Merged Plan, the Agency is authorized to sell, lease,
exchange, subdivide, transfer, assign, pledge, encumber by mortgage or
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
by negotiated lease or sale without public bidding. Except as otherwise
permitted by law, before any interest in property of the Agency acquired in
whole or in part, directly or indirectly, with tax increment moneys is sold or
15
(;)) f:(c (
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
leased for development pursuant to this Merged Plan, such sale or lease
shall be first approved by the Common Council after public hearing.
Except as otherwise permitted by law, no real property acquired by the
Agency, in whole or in part with tax increment, or any interest therein, shall be
sold or leased for development pursuant to the 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.
Unless otherwise permitted by law, the real property acquired by the Agency
in Merged Area A, 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
property in conformance with this Merged Plan. To the extent permitted by
law, real property may be conveyed by the Agency to the City, and where
beneficial to Merged Area A, to any other public body without charge or for an
amount less than fair market value.
All purchasers or lessees of property from the Agency shall be obligated to
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 A, 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
development of Merged Area A is proceeding in accordance with applicable
development documents and time schedules.
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
land use development standards. Such development must receive the
approval of all appropriate public agencies.
b. (528) Purchase and Develooment Documents
To provide adequate safeguards to ensure that the provisions of this Merged
Plan will be carried out and to prevent the recurrence of blight, all real
property sold, leased, or conveyed by the Agency, as well as all property
subject to Participation Agreements, shall be made subject to the provisions
of this Merged Plan by leases, deeds, contracts, agreements, declarations of
restrictions, provisions of the planning and zoning ordinances of the City,
conditional use permits, or other means. Where appropriate, as determined
by the Agency, such documents or portions thereof shall be recorded in the
office of the Recorder of the County.
Leases, subleases, deeds, contracts, agreern ,..nts, and declarations of
restrictions of the Agency may contain restr;cti. '1S, covenants, covena ts
16
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
running with the land, rights of reverter, conditions subsequent, equitable
servitudes, or any other provisions necessary to carry out this Merged Plan.
The Agency shall reserve such powers and controls in Disposition and
Development Agreements or similar agreements as may be necessary to
prevent transfer, retention, or use of property for speculative purposes and to
ensure that redevelopment is carried out pursuant to this Merged Plan.
The Agency shall obligate lessees and purchasers of real property acquired
in redevelopment projects and owners of property improved as part of a
redevelopment project to refrain from discrimination or segregation based
upon race, color, creed, religion, national origin, ancestry, sex, marital status,
sexual orientation, physical condition, pregnancy or pregnancy-related
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 A. 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
the sale, lease, sublease or other transfer of land in Merged Area A shall
contain such nondiscrimination and non-segregation clauses as are required
by law.
2. (529) Personal Propertv Disposition
For the purposes of this Merged Plan, the Agency is authorized to sell, lease,
exchange, subdivide, transfer, assign, pledge, encumber, or otherwise dispose of
personal property.
L. (530) Provision for Low and Moderate Income Housinq
1. (531) Definition ofTerms
Unless otherwise permitted or required by law, the terms "affordable housing cost",
"replacement dwelling unit", "persons and families of low or moderate income",
"substantially rehabilitated dwelling units" and "very low income households" as used
herein shall have the meanings as now defined by the Redevelopment Law and
other State and local laws and regulations pertaining thereto.
2. (532) Authoritv Generallv
The Agency may, inside or outside Merged Area A: acquire real property, buildings
sites, buildings or structures, donate real property, improve real property or building
sites, construct or rehabilitate buildings or structures, and take any other such
actions as may be permitted by the Redevelopment Law, in order to provide housing
for persons and families of low or moderate income.
3. (533) Replacement HousinQ
Whenever dwelling units housing persons and families of low or moderate income
are destroyed or removed from the low and moderate income housing market as part
of a redevelopment project subject to a written agreement, the Agency shall, within
~I'I
17
~I
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
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
families of low or moderate income, an equal number of replacement dwelling units
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.
The Agency shall comply with all provisions of Redevelopment Law pertaining to
replacement housing.
4. (534) New or Rehabilitated Dwellinq Units Developed Within the Proiect
Area
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
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 A by public or private entities or persons other than
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
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
and not to each individual case of rehabilitation, development or construction of
dwelling units.
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
comply with the requirements set forth above, for Merged Area A. The Housing
Compliance Plan shall be consistent with, and may be included within the Housing
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.
Unless otherwise permitted by law, the Housing Compliance Plan shall ensure that
the requirements of this section are met every ten (10) years.
Except as otherwise permitted or required by law, the Agency shall require, by
contract or other appropriate means, that whenever any low and moderate income
housing units are developed within Merged Area A, such units shall be made
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
give such priority shall not affect the validity of title to the real property upon which
such housing units have been developed.
5. (535) Duration of Dwellinq Unit Availabilitv
Unless otherwise permitted by law, the Agency shall require the aggregate number
of dwelling units rehabilitated, developed or constructed pursuant to Sections 533
18
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED. AMENDED, AND RESTATED REDEVELOPMENT PLAN
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
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.
6. (536) Relocation HousinQ
If insufficient suitable housing units are available in the City for use by persons and
families of low or moderate income displaced by a Project, the Agency may. to the
extent of that deficiency, direct or cause the development, rehabilitation or
construction of housing units within the City, both inside and outside Merged Area A.
7. (537) Increased and Improved Supplv
~h)""(-
Except as otherwise permitted by law. not less than twenty percent (20%) of all taxes
from CCE. CCS, South Valle, SEIP, and Tri-City, and not less than thirty percent
(30%) of all taxes from CCN and MICC, 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 purposes of
increasing. improving and preserving the City's supply of low and 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 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 to the
Redevelopment Law.
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
Housing Fund shall accrue to the Housing Fund.
In implementing this Section 537 of the Merged Plan, the Agency may exercise any
or all of its powers including. but not limited to. the following:
1.
2.
Acquire real property or building sites.
Improve real property or building sites with on-site or off-site
improvements.
Donate real property to private or public persons or entities.
Finance insurance premiums.
Construct buildings or structures.
Acquir"! buildings or structures.
Rehabilitate buildings or structures.
Provide subsidies to. or for the benefit of, very low income
households,'s defined by Section 50105 of the California Health and
Safety Cod." lower income households. as defined by Section
50079.5 of I~ , California Health and Safety Code. or persons and
families of 10\ or moderate income. as defined by Section 50093 of
3.
4.
5.
6.
7.
8.
19
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
the California Health and Safety Code, to the extent those households
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.
9. Develop plans, pay principal and interest on bonds, loans, advances,
or other indebtedness or pay financing or carrying charges.
10. Maintain the community's supply of mobile homes.
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
provisions in Section 533 of this Merged Plan. These funds may be used inside or outside
Merged Area A; however, these funds may be used outside Merged Area A only if findings
of benefit to Project Area A are made pursuant to the Redevelopment Law.
8. (538) Duration of Affordabilitv
~Pl
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
assisted with moneys from the Low and Moderate Income Housing Fund pursuant to an
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
households for the longest feasible time, but for not less than the following periods of time:
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
City if (i) the replacement units are available for occupancy prior to the
displacement of any persons and families of low or moderate income residing in
the units to be replaced, and (ii) the comparable replacement units are not
developed with moneys from the Low and Moderate Income Housing Fund.
b. Forty-five years for owner-occupied units. However, the Agency may permit
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
33334.3 pursuant to an adopted program which protects the Agency's investment
of moneys from the Low and Moderate Income Housing Fund.
c. Fifteen years for mutual self-help housing units that are occupied by and
affordable to very low and low-income households. However, the Agency may
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 a~ny
time after expiration of the 15-year period and pc:or to 45 years after the date- ot
recording of the covenants' or restrictions requir,." pursuant to Law, the Agency'
recovers, at a minimum, its original principal frorq 'le Low and Moderate Income
20
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Housing Fund from the proceeds of the sales and deposits those funds into the
Low and moderate Income Housing Fund.
SECTION VI.
(600) USES PERMITTED IN THE MERGED AREA A
A. (601) MaDs and Uses Permitted
The Map attached hereto as Exhibit A and incorporated herein illustrate the location of
Merged Area A boundaries, the immediately adjacent streets, and existing public
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.
B. (602) Maior Land Uses (as now Drovided in the General Plan)
Major land uses permitted within Merged Area A shall include: Commercial, Industrial,
Residential, Public Institutional, and special uses such as specific plan uses. The areas
shown on the plan maps may be used for any of the various kinds of uses specified for or
permitted within such areas by the General Plan and Zoning Ordinance as they exist or are
hereafter amended in the future.
C. (603) Public Uses
1. (604) Public Street Lavout. RiQhts-of-Wav and Easements
The public street system for Merged Area A is illustrated on the Map identified as
Exhibit A. The street system in Merged Area A shall be developed in accordance
with the Circulation Element of the General Plan.
Certain streets and rights-of-way may be widened, altered, abandoned, vacated, or
closed by the City as necessary for proper development of Merged Area A.
Additional easements may be created by the Agency and City in Merged Area A as
needed for proper development and circulation.
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
found in public rights-of-way. In addition, all necessary easements for public uses,
public facilities, and public utilities may be retained or created.
2. (605) Other Public and ODen SDace Uses
Both within and, where appropriate, outside of Merged Area A, 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,
transit facilities, libraries, hospitals, educational, fraternal, philanthropic and
charitable institutions or other similar associations or organizations. All such uses
shall be deemed to conform to the provisions of this Merged Plan provided that such
uses conform with all other applicable laws and ordinances and that such uses are
OJr';L
21
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
approved by the City. The Agency may impose such other reasonable restrictions as
are necessary to protect development and uses in Merged Area A.
D. (606) Conforminq Properties/Certificates of Conformance
The Agency may, in its sole and absolute discretion, determine that certain real properties
within Merged Area A meet the requirements of this Merged Plan, and the owners of such
properties may be permitted to remain as owners of conforming properties without a
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
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
Plan and to other terms and conditions required by the Agency. If a property owner makes
a written request for a Certificate of Conformance, the Agency shall, within 120 days, issue
a 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
maintained in good condition.
An owner of a conforming property may be required by the Agency to enter into a
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
within Merged Area A.
E. (607) Nonconforminq Uses
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,
provided that such use is generally compatible with existing and proposed developments
and uses in Merged Area A.
The Agency may, but is not required to, authorize additions, alterations, repairs or other
improvements in Merged Area A for uses which do not conform to the provisions of this
Merged Plan where, in the determination of the Agency, such improvements would be
compatible with surrounding Merged Area A uses and proposed development.
F. (608) Interim Uses
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 A for interim uses not in
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.
G. (609) General Controls and Limitations
All real property in Merged Area A is hereby made subject to the controls and requirements
of this Merged Plan. No real property shall be developed, redeveloped, rehabilitated, or
otherwise changed after the date of the adoption of this Merged Plan except in conformance
@~
22
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REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
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 A
will be controlled by the applicable City planning and zoning ordinances as they now exist or
may hereafter be amended from time to time.
1. (610) New Construction
All construction in Merged Area A shall comply with all applicable State and local
laws in effect from time to time. In addition to applicable City codes, ordinances, or
other requirements governing development in the Merged Area A, additional specific
performance and development standards may be adopted by the Agency to control
and direct improvement activities in Merged Area A.
2. (611) Rehabilitation
Any existing structure within Merged Area A which the Agency shall approve for
retention and rehabilitation shall be repaired, altered, reconstructed, or rehabilitated
in such a manner that it will meet the following requirements: be safe and sound in
all physical respects, be attractive in appearance and not detrimental to the
surrounding uses.
3. (612) Number of DwellinQ Units
The total number of dwelling units in Merged Area A shall be regulated by the
General Plan. As of the date of adoption of the Adopting Ordinance, there are
approximately 3,018 dwelling units in Merged Area A.
4. (613) Open Space and LandscapinQ
The approximate amount of open space to be provided in Merged Area A is the total
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
limitations on new development as established by the City and this Merged Plan.
Landscaping shall be developed in Merged Area A to ensure optimum use of living
plant material in conformance with the standards of the City.
5. (614) Limitations on Tvpe. Size and HeiQht of BuildinQs
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
ordinances, as they now exist or are hereafter amended.
6. (615) SiQns
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
City and procedures permitted by this Merged Plan. New signs must contribute to a
reduction in sign blight.
23
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
7. (616) Utilities
The Agency shall require that all utilities be placed underground whenever physically
possible and economically feasible.
8. (617) Incompatible Uses
No use or structure which is by reason of appearance, traffic, parking, smoke, glare,
noise, odor, or similar factors incompatible with the surrounding areas, structures, or
uses shall be permitted in any part of Merged Area A, except as otherwise permitted
by the City.
9. (618) Subdivision of Parcels
No parcels in Merged Area A, including any parcel retained by a participant, shall be
consolidated, subdivided or re-subdivided without the approval of the City, and, if
necessary for purposes of this Merged Plan, by the Agency.
10. (619) Minor Variations
The Agency is authorized to permit minor variations from the limits, restrictions and
controls established by this Merged Plan. In order to penmit any such variation, the
Agency must determine all of the following:
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.
b. There are exceptional circumstances or conditions applicable to the
property or to the intended development of the property which do not
apply generally to other properties having the same standards,
restrictions, and controls.
c. Permitting a variation will not be materially detrimental to the public
welfare or injurious to property or improvements in the area.
d. Permitting a variation will not be contrary to the objectives of this
Merged Plan.
No such variation shall be granted which permits other than a minor departure from
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.
H. (620) Desiqn for Development
~."
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
of buildings, land coverage, setback requirements, parking requirements, design criteria,
traffic circulation, traffic access, and other development and design controls necessary for
proper development of both private and public areas within Merged Area A.
24
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
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 a 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 attractive and
pleasant environment in Merged Area A. Therefore, such plans shall give consideration to
good design, open space and other amenities to enhance the aesthetic quality of Merged
Area A. 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.
I. (621) BuildinQ Permits
Any building permit that is issued for the rehabilitation or construction of any new building or
any addition, construction, moving, conversion or alteration to an existing building in Merged
Area A 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.
The Agency is authorized to establish permit procedures and approvals required for
purposes of this Merged Plan. A building permit shall be issued only after the applicant for
same has been granted all approvals required by the City and the Agency at the time of
application.
SECTION VII.
(700) METHODS FOR FINANCING THE PROJECT
A. (701) General Description of the Proposed FinancinQ Methods
Upon adoption of this Merged Plan by the Common Council, the Agency is authorized to
finance implementation of this Merged Plan with assistance from local sources, the State
and/or the federal government, property tax increment, interest income, 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 Merged
Plan.
The Agency is also authorized to obtain advances, borrow funds, issue bonds or other
obligations, and create indebtedness in carrying out this Merged Plan. The principal and
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
increment revenue or other funds are available to repay the advances and loans. The City
or other public agency, as it is able, may also supply additional assistance through issuance
of bonds, loans and grants and in-kind assistance. Any assistance shall be subject to terms
established by an agreement between the Agency, City and/or other public agency providing
such assistance.
As available, gas tax funds from the State and sales tax funds from the County may be used
for the street system.
~"
25
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
The Agency may issue bonds or other obligations and expend their proceeds to carry out
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.
B. (702) Tax Increment Revenue
@r
All taxes levied upon taxable property within Merged Area A each year by or for the benefit
of the State, County, City or other public corporation (hereinafter called "Taxing Agency" or
"Taxing Agencies") after the effective date of the Adopting Ordinance, shall be divided as
follows:
1.
That portion of the taxes which would be produced by the rate upon which the
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 A as
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
levied by or for any Taxing Agency or Agencies which did not include the
territory in Merged Area A on the effective date of the Adopting Ordinance but
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
assessed valuation of the taxable property in Merged Area A on the effective
date).
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
Agency to pay the principal of 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, the redevelopment
project. Unless and until the total assessed valuation of the taxable property
in Merged Area A exceeds the total assessed value of the taxable property in
Merged Area A 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 A shall be paid to the respective Taxing Agencies.
When the loans, advances, and indebtedness, if any, and interest thereon,
have been paid, all monies thereafter received from taxes upon the taxable
property in Merged Area A shall be paid to the respective Taxing Agencies as
taxes on all other property are paid.
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
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
26
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
paragraph (3.) shall only apply to taxes levied to repay bonded indebtedness
approved by the voters on or after January 1, 1989.
The Agency is authorized to make pledges as to specific advances, loans and indebtedness
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
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,
the redevelopment program for Merged Area 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)
collected from M/CC and CCN on those portions of MlCC and CCN identified on Exhibit D
as blighted or necessary and essential.
C. (703) Aqencv Bonds
The Agency is authorized to issue bonds and other obligations from time to time, if it deems
it appropriate to do so, in order to finance all or any part of Merged Plan implementation
activities.
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.
The bonds and other obligations of the Agency are not a debt of the City or the State; nor
are any of its political subdivisions liable for them; nor in any event shall the bonds or
obligations be payable out of any funds or properties other than those of the Agency; and
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
statutory debt limitation or restriction.
Pursuant to Sections 33471 and 33475 of the Redevelopment Law, taxes attributable to
each constituent Project Area of Merged Area A 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
Project Area until a refunding has occurred which satisfies the terms of such bond or
agreement.
The amount of bonded indebtedness, to be repaid in whole or in part from the allocation of
taxes pursuant to Section 33670 of the Redevelopment Law, which can be outstanding at
one time, shall not exceed the limit as stated in Section 1004 of this Merged Plan, except by
amendment to this Merged Plan.
D. (704) Other Loans and Grants
Any other loans, grants, guarantees or financial assistance from the federal government, the
State, or any other publiC or private source will be utilized, if available, as appropriate in
carrying out this Merged Plan. In addition, the Agency may make loans as permille<J by law
to public or private entities for any of its redevelopment purposes.
@r'(
27
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
E. (705) Rehabilitation Loans, Grants. and Rebates
SECTION VIII.
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
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
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.
(800) ACTIONS BY THE CITY
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
Plan and to prevent the recurrence or spread of blighting conditions in Merged Area A. Actions by
the City may include, but shall not be limited to, the following:
~f
1.
Institution and completion of proceedings for opening, closing, vacating,
widening, or changing the grades of streets, alleys, and other public rights-of-
way, and for other necessary modifications of the streets, the street layout,
and other public rights-of-way in Merged Area A. Such action by the City
shall include the requirement of abandonment and relocation by the public
utility companies of their operations in public rights-of-way as appropriate to
carry out this Merged Plan, provided that nothing in this Merged Plan shall be
deemed to require the cost of such abandonment, removal, and relocation to
be borne by others than those legally required to bear such costs.
Institution and completion of proceedings necessary for changes and
improvements to publicly-owned parcels and utilities in Merged Area A.
Performance of the above, and of all other functions and services relating to
public health, safety, and physical development normally rendered in
accordance with a schedule which will permit the redevelopment of Merged
Area A to be commenced and carried to completion without unnecessary
delays.
Imposition, whenever necessary, of appropriate design controls within the
limits of this Merged Plan in Merged Area A to ensure proper development
and use of land.
Provisions for administration/enforcement of this Merged Plan by the City
after completion of development.
The undertaking and completion of any other proceedings necessary to carry
out the Project.
The expenditure of any City funds in connection with redevelopment of the
Project Area pursuant to this Merged Plan.
Revision of the City zoning ordinance, adoption 0' 'pecific plans or execution
of statutory development ag'reements to permit :1' , land uses and facilitate
the development authorize.j by this Merged Plan. I
2.
3.
4.
5.
6.
7.
8.
28
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
SECTION IX.
(900) ADMINISTRATION AND ENFORCEMENT
Upon adoption, the administration and enforcement of this Merged Plan or other documents
implementing this Merged Plan shall be performed by the City and/or the Agency, as appropriate.
The provisions of this Merged Plan or other documents entered into pursuant to this Merged Plan
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
property, power of termination, or injunctions. In addition, any recorded provisions which are
expressly for the benefit of owners of property in Merged Area A may be enforced by such owners.
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.
SECTION X.
(1000) PLAN LIMITATIONS
A. (1001) Effectiveness of the MerQed Plan
Except for the non-discrimination and non-segregation provIsions which shall run in
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:
MerQed Area A- Proiect Area
Meadowbrook/Central City
Central City North
Central City South
Central City East
Southeast Industrial Park
Tri-City
South Valle
Time Limit
May 3, 2029
August 6, 2026
May 3, 2019
May 3, 2019
June 21, 2019
June 20, 2026
July 9, 2026
After the time limit on the effectiveness of the Merged Plan has expired, the Agency shall
have no authority to act pursuant to the Merged Plan except to pay previously incurred
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,
including the ability to incur and pay indebtedness for this purpose, and shall use this
authority to complete these housing obligations as soon as is reasonably possible.
B. (1002) Limitation on IncurrinQ.Debt
The time limits on the establishing of loans, advances, and indebtedness to be paid with the
proceeds of property taxes received pursuant to Section 33670 of the Redevelopment Law
to finance in whole or in part the redevelopment project are as follows:
@r,'-\
29
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Meraed Area A- Proiect Area
Meadowbrook/Central City
Central City North
Central City South
Central City East
Southeast Industrial Park
Tri-City
South Valle
Time Limit'
Eliminated'
Eliminated
Eliminated'
Eliminated'
Eliminated
Eliminated
Eliminated
This limit, however, shall not prevent the Agency from incurring debt to be paid from the Low
and Moderate Income Housing Fund or establishing more debt in order to fulfill the Agency's
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
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
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.
Pursuant to Sections 33471 and 33475 of the Redevelopment Law, taxes attributable to
each constituent Project Area of Merged Area A 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
Project Area until a refunding has occurred which satisfies the terms of such bond or
agreement.
The time limits established in this Section 1002 may be extended in the manner provided by
law.
C. (1003) Limitation on Receipt of Tax Increment and Pavment of Indebtedness
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:
Meraed Area A- Project Area
Meadowbrook/Central City
Central City North
Central City South
Central City East
Southeast Industrial Park
Tri-City
South Valle
Time Limit
May 3, 2039
August 6, 2036
May 3, 2029
May 3, 2029
June 21, 2029
June 20, 2036
July 9, 2036
, Time limits to incur debt were eliminated pursuant to Redevelopment Law Section 33333.6(e)(2)(B)
following the enactment of SB 211 (Chapter 741, Statutes 01 2001) in 2002. Accordingly, the time limit 10
incur debt corresponds to the effectiveness date of the Me. >d Plan for each project area.
2 Time limit to incur debt is eliminBled pending adoption of T amendment pursuant to SB 211.
@I
30
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
D. (1004) Limitation on the Amount of Bonded Indebtedness
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
of the 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 A shall
not exceed three hundred and twenty seven million dollars ($327,OOO,OOO). 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.
E. (1005) Limitation on the Collection of Tax Increment
Taxes, as defined in Section 33670 of the Redevelopment Law, collected from Merged Area
A shall not be divided and shall not be allocated to the Agency in excess of two billion five
hundred million dollars ($2,500,000,000) except by further amendment of the Merged Plan.
SECTION XI.
(1100) PROCEDURE FOR AMENDMENT
This Merged Plan may be amended by means of the procedure established in Sections 33450-
33458 of the Redevelopment Law or by any other procedure hereafter established by law.
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
applicable laws, as the same now exists or may hereafter be amended or adopted.
(Q}
31
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
EXHIBIT A-
MAP OF THE SAN BERNARDINO MERGED REDEVELOPMENT PROJECT AREA A
SAN BERNARDINO MERGED REDEVELOPMENT PROJECT AREA A (MERGED AREA A)
EXHIBIT A
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32
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
EXHIBIT B-
MERGED AREA A LEGAL DESCRIPTIONS
The legal description of the boundaries of the Meadowbrook Project Area No.1 is as follows:
PART. A .- LEGAL DESCRIPTioN OF MEADOWBROOK PROJECT AREA
NUMBER ONE -CALIF; .R-10
Beginning at the intersection of the Westerly.prolongation of
the.South line ot:Athol Street with the West line of "E"
Street; thence Northerly dong said \'fest line of JlE" Street'
to.a point 196.75.fee:t South of the center line of. Second.
o .' '. .'. .
Street;. thence Easterly. and ps,1.'allel to the center line of.
SedoM Street to ..the vlest line of Stoddard Avenue; thence..
Nottherly along the \VeSt. line. of Stoddard Avenue and. the.
Northerly prolongation of the West line.of Stoddard Avenue to
the.~orth line of Second Street; thence Easterly along the. .
North l1ne6fSecond Street to. the West line of Lot 1, Block
i~ elf the city of San :Bernardino,. .as per. pla t recorded in
Book t of Maps at Page 1., Records of the County Recorder 01' .
Sa.ri..Ilernardino. CoUnty;. thence Northerly along the West line
or :said Lot 1,.8. distanoe. of 253..15 feet; thence Easterly
and parallel to the North line of Second Street, a distanoe
of 150.:t'eetto the West line of .jD" .Street j thence Northerly
e10ngthe Westline.of "D" Street to the Westerly prolonga-
.tion. of the North line of Lots7:and 8 of the Keir's Subdivi-
Sion as per Plat recorded inB60k 13 of Maps. at page 14, .
Reoords of the. County.Re~order dr. San Bernardino .County; .
thence Eas terlj a,loIig the VIes terly prolonga tion ot.. the North
line of s.aid Lots 7 and 8~ the ~orthline of said Lots 7 and
8, and .the Easterly prolongation cif the North line of said
Lots 7. an.d 8, to the East line of Keir Place. or Common Al1e~
Way.as shown <m.the.mapof.safd Keir's Subdivision; thence.
Northerly along the East line of said Keir Place or.Common
Alley.Way to a. point 6. feet Sciuth of the North line.of.said
leir's SubdiVision; .thence. Easterly and :p~'Q.U.el to 'the North
~ine. cif said Keiris :Subdivision. 21 feet, to apciint cif.43.0~
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33
CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Meadowbrook Project Area No, 1 continued
te~tWest ofth,eEast line of Lot 4, Blo~k 19 of said ci~~- of ,
San, Bernardino; thence Northerly and parallel to the'East line
'cf said,Lot 4 to'a point 66.10 feet South of,the center line
0.1' ,Court Street; thence.. Easterly and. parallel to' the center
line of Cour~,Street 43.02",feet to the East line of said
Let,~; thence Southerly aleng the East line' of said Lot 4 to
a ,po:l.nt 55 'feet South of,the South line of Court Street,. ' ,
thence 'Easterly and parallel to the South line of Court' Street
to. a point 71.33 feet West of the Ea.st line of Lot;, cf.-s'ai.d
Bleck 19;thence Southerly and parallel to the East line 0.1' '
said Lot ;,to a point 130 feet North of the North line of
Third Street; thence Easterly and parallel to the North line
of 'Third Street, a distance of 39.66 feet; thence Northerly,
and,parailel"to theEa~t line of said Lot'; to a point 115 '
feet North of the North line of Third ,Street; thenoe EasterJ,.y
and parallel to the North line of Third Street to ,the West'
iLine 'of Lot 2 'of ,said Block 19; tbellce Southerly along the
West ,line of said Lot 2 to a point,l;O feet North of the,
N.orth line of Third S:treet;, thence Easterly and parallel to
'the:North,line of Third Street: to a point 27 feet East e~ t~e
West:11ne'of Lot,l of said Block 19; thence southerly~and'"
pairaliel to the West line, of said, Lo't i. to a point i5o. teet
South'of the South,line 0'1' Court Street; thEince Easterly and
'parallel to, the South Hha of Court Street to, the East line, "
, of Arro~hEiad: AventierthenoeSouth'erly along the East line' of
,'Arrowhea'dAV:enue totlie South line', .'01' Third: Street;, thenoe
Weaterlyaiong the South line of Third Street toa point
101.25 feet East of the Northwest corner of Lot 5, Block 14
,efthe sai~CiiyofSanBeJ:nardino; thenoe Southerly and '
"parallel to the East line of "D" :,Street to a point 7 inches
, .
~r'l
34
CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
, " ' , Meadowbrook Project Area No, 1 continued
South of theSbtith line of said Lot 5; 'thence Easterly ana
para:lleltcthe 'South'line' o,t said Lot 5 to a point 117.71'
feet West of the "East line of Lot 4 of said Blook 14; thence
South to a point 1. e feet 'South of the South line of said Lot, '
5; thence Easterly and parallel to 'the South line'of said Lot
5to a point8i feet;West'ot: the 'East line of said Lot 4;
thllDceN'Orth 1.8 feet to 'the South line of said Lot 5; thence'
'&tfterly along the South line of said Lot, 5, to the Sout'heast '
'corner ,of ,said Lot '5; thenc$ Southerly along the West line of.
Lot 7 ofsBidBlock 14 ,to ap~1'nt,25 feet North of the South-
west corner or said Lot'7, said point being on the'North line
of 'tb;~Pac:i.fie' Electric Ra.il way COJllpany,' 8 Right';of' -Way; thenoe
Easterly along,the N,orth' ~ine of, the Pacifio Ele~tr~c, Ra~lway
OOillpant'sRight-of..Way toth$East line of Arrowhead,Avenue;
thence 'Soutberly &.long '1;he 'East line of Arrowhea.d Avenue to. '
,-' . . .".. '. .
. tJu~ North:' line o,f Seoond' Street;, thenoe Eas terly along the ,. "
North line' of' ,SeoondStreet, a distance 'of300reet; therice',
Southerly 'to a point on the South 'line of Second Street ~OO
fe/ilt 'East of the Northwes't, corner ,of, Lot '5, Block 4 of the'
sa~d,City of San Bernardino;, thenoeSouthwesterly 'to'a point
lying 50 feet South of the South Hne of Second Street' and' ,
184 feet, East" of the E8s,t line of Arrowhead Avenue ; thence ,
Southw,est'erly to apo,int on the East line ,of Arrowhead Avenue
225 'feet South or theNorthwestco:rner of ' said Lot 5; thence
Southerly along the East lineo! Arrowhea.d Avenue' to the North
line,of KingStreet;the~ce E!,!.sterly along the North line of
King, Street to the 'West,line ofMoun~ain View Avenue; ,thence
Northei.'ly along, the West line of Mountain View Avenue, to the
North line Of Second Street; thence Easterly along'the:North
lin,s of Second. Street, to the cen terlineof' Sierra \1ay; :thence
Southerly.. along, the center line of Sierra Way, to the North' ,
'line;of The Atchison, ,Topeka and 'Santa Fe ,Railway Company's'
,Right..of-Way;thence Westerly along the North line ,of said
Right':'of-Wa.y to the West line" of Mountain View Avenu'e (olosed
'l!i City ()f San Bernardirio , Resolution No. 1099) ; , thence ,
Northe:Hy a1ong, the West line of said, Mourttli.inView AV,enua "
~o tl1e, South lin~ of Ria.Ho Avenue;,' thence Wes terlyalong the
South, line of Ria.l to' ~venue to the Eas t 'line' of Arrowhead,
Avenue; thenoeSdutherly along the East ',line of, Arrowhea.d" ,
'~ve~ue to the Easterly prolongation of the South line'of Athol
Street; thence Westerly along, the Easterly prolol'll~l\tion of '
,the South, line, ~he SOllth, line' arid the,Westerly prolonga.tion:
oftheSouth'l:i.ne of Athol Street ,to the ,point of beginning. '
.. . .' .
@I~ (
35
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
The legal description of the boundaries of the Central City Redevelopment Project Area No.1 is as
follows:
CENTRAL CITY NO. 1
CALIF. R-79
Legal Description
.....,.
Those portions of Blqcks 4, -9, 10, 11, 12, 13, 19, 20, 21, 22, 23
and 24- of-the _~ITY OF .SAN BERNARDINO, County of San Bernardino, -
S.tate of California, per map recorded in Book 7 of Maps, Page_ 1;
-and WATER'S SUBDIVISION per map recorded in Book 6 of Maps, Page-
47; and J.M. HURLEY SUBDIVISION per maprecor4ed in Book 13 of Maps,
page 10; and KEIR'S SUBDIVISION_ per map recorded in Book 13 of Maps,
Page 14; and HARRIS SUBDIVISION per map recorded in Book 16 of Maps,
" . "
Page8; and J.B. GOODLETTS SUBDIVISION of Block 2'4 per map recorded
.. . .' ~
in Book 80f Maps, Page 5; and FARNSWORTH'S SUBDIVISION of Lots 1 arid
8, Block 20 per map recorded in Book 7 of Maps, Page 16 records of said
County described as follows:
@r
36
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Central City Redevelopment Proje~t Area No.1 Continued
Beginning at a point in the West line of E Street. 196.75
. .
.. .
feet South of the center line of 2nd Street 82.5 feet wide, said point
. .
. . . . :
"." ..-'
lying.on the boundary of the Meadowbrook Project Area No.1, Calif..
R-10; thence Northerly ai~~g the sai4 West.line of.E Street 82.5 feet.
wide to the South line of.2nd Street; thence Westerly along said.
Sbutli.1ine .of 2nd Street to the West line of H Street 82.5 feet wide;
thence Northerly in a direct line to the Southeasterly corner of
Lot 15 in Block 9 of said WATER'S SUBDIVISION, said corner. being the
Northwest cornet of said .2nd an~ H Streets; thence along the Southerly
@r-(
37
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Central City Redevelopment Project Area No. 1 Continued
line of said Lot 15 and the North.line.of said 2nd Street South 890.
32" 25" West 35.00 feet to the Easterly right-of-way line of State.....
RouteVIII-43 (Freeway- U.S. 395)ithence along said State right-of-
way first North 340 55' 35" West, 51.26 feet; the~ce North 150 17' 45"
. . .
.'e~t67.~lfeet; thence North 80 54' 57" West 187.47 feet; thence
North 130 39' 56" West 312.40 feet to a point in the Northerly line
of Lot 3 in Block 9 of said WATER'S. SUBDIVISION, distant
thereon South 890 38' .17" West 32.66 feet from the Northeasterly.
corner of said. Lot 3~ thence Northerly in.a direct line to a point
in the North line of 3rd Street 82.5 feet.wide,said point being
. '., . .. . '.
distant South 890 38' 17" West 194.86 feet from the intersection
of the North line of said:3rd Street with the West line of H .
. .
Street; thence North 80 48' 51" West 282.72 feet; thence North
nO 45' Oli'West 292.84 feet; thence North 740 14' 53" East 12L17
. .
feet to a point in the South iine of 4th Street 82,5 feet wide,
said point being distant .180 feet WesterlY from the intersection of .
..' .
said South line to said West line of H Street; thence Easterly.
along said South line to said.l~est. line; thence Northerly al~ng
the said West line of H Street to the North line of said 4th
Street, whi chrepresents the .Easterly boundary of Freeway U. S.
@r
38
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Central City Redevelopment Project Area No, 1 Continued
395 between 2nd Street .and 4th Street; the rice leaving said State
right-of-way Easterly along said North Hne of 4th Street to
the East line of said E Street; thence South along said East line
of E Street to the North line of Court Street 56.16 feet wide;
thimte East along said North .11ne of Court Street to the- West.
line of D Street.~2.5 feet wide; thence directly to the Northeast
corner of D Street and Court Street 82.5 feet wide; thence.
Easterly along the North line of Court Street to the East line of
v.
Arrowhead Avenue 82.5 feet wide;.thence South along said East
11 ne of ,Arrowhead Avenue to sai d boundary of the Meadowbrook
Project Area No. .1; thence along said boundary first 14est along
Ii 11 ne pa ra 11 e 1 to and 150 feet South of the South 11 ne of sa i d
court. Street. 82.5 feet wide a distance of 204.9 feet to a pOlnt on
a line 27 feet East of the West line of Lot 1, Block 19, of s.aid .
CITY OF SAN BERNARDINO; thence North along said 27 foot line a
distance.of 23 .feet more or less toa point on a line 130 feet
North ot" the North lineof3rd Street; thence West along said
130 foot line a distance of 176 feet more or less to the West
line of Lot 2 of sa1d Block 19; thence North along said West
line of Lot 2 a distance of 45 feet toa .line 175 feet North of.
the.North line of 3rd Street; .thence West along ~aid 175 foot .
line a distance of 37;66 feet; thence South 45 feet to a line
@K
39
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Central City Redevelopment Project Area No. 1 Continued
l30feet North of said North line of 3rd Street; thence West"
" " .
along said 130 foot line a distance of 39.66 feettoa poil)ton
a line 70.5.8 feet East of the West line.of Lot 3 of said Block
"19; thence North along said 70.58" foot line a distance of 72
feet "more or less to a 1ine'55 feet South of the South line
of Court Street; thence West a10rig said 55 foot line a distance"
of 70.58 feet to "the W~stline of said Lot'3; thence North along
said.West line of Lot 3 a distance of 30 feet more or less to a "
line 66..10 feet South of the center line of Court Street; th~nce'
West a10n9 said 66.10 foot line a distance of"44 feet more or less;
thence South'a distance" of 28'feet more or less to a line' 200 feet.
North of said North line of 3rdStreet; thence West along-said
200 foot line a distance of 21 feet more" or less to the East
line of Keir Place orCommcm Alley as shown on saidKEIR'S SUB-.
DIVISION; thence South along said East Alley lirie a distance
of.82.8 feet more or less to the Easterly prolongation of the
North line of Lots 7 and 8 of said KEIR'S SUBDIVISION; thence
West alongs.aid Easterly prolongation, said North line of Lots ""
7' and 8, and the Westerly prolongation thereof. a distance of 167.5
feet to the West line of D Street; thence South along the West line
of 0 Street to a lin~ 44 feet South of the. North'line of Lot 1,"
Block 13, of said'CITYOF SAN BERNARDINO; thence West along said
- .
44 foot line a distance of 150 feet to the West line of said Lot
~R
40
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
. Central City Redevelopment Project Area No.1 Continued
;1; thence South along .said Westline.of Lot to the North line of
2nd. Street; thence West along said North line of .2nd Street to
the Northerly prolongation of the West line of.Stoddard .Avenue
34 feet wide; thence South along said Northerly prolongation and. .
the Westerly. line of Stoddard Avenue to a.point 196.75 feet South.
of the center .line of 2nd Street; thence West along said 196.75
foot line to a point of beginning, sai~ line being the northerly
and westerly boundari.es of said .Meadowbrook Project Area No.1,
Calif. R-10.
:: <. ".. " ..
.........
- ,.~
~I~l(
41
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
The legal description of the boundaries of the Central City North Redevelopment Project Area is as
follows:
Those portions of Blocks 19. 20. 25.26.27.28.29.30.35.
36. 37. 38~ 39. 40. 41. 42, 43. 44. 45. 46. 51. 52. 53. 54 and 55
of the City of San Bernardino. County of San Bernardino. State of
California, as per map Tecorded in Book 7 of Maps. Page 1; and.
Norton and Hay Subd1 vi s i on as per IIIllp recorded in Book 16" of J.1aps,
Page 7i and Sub of Block 55. City of San Bemardino.asJe~IIIllD
recorded in Book 3 of . Haps. Page 30; and Porter's Subdiv1sion.as
per map recorded in Book 2 of J.~ps, Page 26i and J. S. Bright Sub-
division as. per map recorded in Book 4 of Haps, Palle 4;.and,
Bennetts Subdivision as per Map r~corded in Book 3 of Maps. Page.
15i and Ward and. Courtney Subdivis10n as per map recorded in Book 3
of. Haps, Page 25i.and Kingman - Hampson Subdivision as per map
recorded in" Book 3 of Maps. Page 81. records of said County des~
cribed as follows:
. Beginning at the intersection of the Easterly prolongation of
the North line of Court Street, 82.50 feet wide and the East line
of Arrowhead Avenue e2.50 feet wide; thence West along said East-
erly prolongation and the North line of said Court Street to the
East line of MDM Street. 82.50 feet wide; thence Westerly in a
straight line. to the Northwest corner of "D" Street and Court
Street. 56.16 feet wide; thence West along the North line of
Court street to the East line of MEM Street 82.50 feet wide; thence.
North along the.East line of said "EN Street to the Northeast
tomer of said NE" Street and Fourth Street. 82.50 feet widei
thence West along t~~_NQ.J:.tftJi_n~.~f_~ajd.Eo~tth...~ttMt.tl' tb"~lIc
West line of .HM~Street; thence North along the Vest line of sail
"H" Street a distance of 48.00 feet to the Right of Way line of
State Route .VIII - 43.(Freeway U.S. 395)i thence .10ng said Right
ofoWay line the following "courses and distances; thence Sooth
89 34'17:' West a distance of 251.15 feet; thence Northerly along
the arc. of a curve concave Northeasterly with a radius of 150.00
feet a distance of 83.37 feet; thence North 17015'04" West I
1ir$'t-ante 01' m.1I'3 feet to the South line of Kingman Streeti ther
North 07028'03" West a distance of 40.30 feet to the North line
. of said Kingman Street; thence North 0027'47" West a diStance of
130.00 feet; thence Northerly in a direct line to a point on the
North line of Lot 41 of the Ward and Courtney Subdivision as per
plat recorded in Book 3 Df r-laps. page 25. records oft~eCounty
Recorder of said County. said point being 370.00 feet West of the
East line C?(~~f~ NH" Street; thence North 0027'54" W~!:t a
@r,cr
42
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Central City North Redevelopment Project Area Continued
__. -0- _ _. _. .._..........
distance of 143.71 feet to the South line of Spruce 'Street. 50.0C
feet wide. thence North OS, 43'35" East a distance of 173.52 feet
to the beginning of'a tangent curve concave Southeasterly and
having, a radius of 160.00 feet; thence Uortheaster1y along said
curve thru a central angle of 79024'47" a distance of 221.77
feet; thence North 85008'02" East a distance of 99.66 feet to
the'South line of Sixth Street 82.50 feet wide; thence'East' along
the South line of said Sixth Street to the West line of said "H"
Street; thence l~aving said Right.of.Way line of Freewa.v U.S. 395
North along the West line ,of said nH" Street to the North line of
said Si~th Street; 'thence West along the ~orth line Of said Sixth
Street to the Easterly Right-of.Way line of said u.S. 395; thence
North along said Easterly Right-of-Way line of U.S. 395 Freeway
and following all its various courses and distances to the North
line of Eighth 'Street 82.50 feet wide; thence East along the Nort
line of Eighth Street td tbe Northeast corner of said Eighth
Street and Arrowhead Avenue; thence South along the East line of
said Arrowhead ~venue to the poiQt of beginning.
~I"
43
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
The legal description of the boundaries of the Central City South Redevelopment Project Area is as
follows:
"All-that certain real property situated in the City of San Bernardino, County of San Bernardino,
State of California, and being more particularly described as follows:
Those portions of Blocks 5, 6, 7 and 8, City of San Bernardino, as per plat recorded in Book 7 of
Maps, Page 1; and Blocks 9,10,11,12,28,29,30,31 and 54, Rancho San Bernardino, as per plat
recorded in Book 7 of Maps, Page 2; and Waters Subdivision, as per plat recorded in Book 6 of
Maps, Page 47; and Walkinshaw Subdivision, as per plat recorded in Book 24 of Maps, Page 40;
and Walkinshaw Subdivision No.2, Tract No. 1728, as per plat recorded in Book 24 of Maps, Page
3; and Liberty Subdivision, Tract No. 1765, as per plat recorded in Book 27 of Maps, Page 45; and
the Pepper' s Subdivision, as per plat recorded in Book 17 of Maps, Page 8; and F. J. Hall's
Subdivision, as per plat recorded in Book 6 of Maps, Page 45; and JW. Wiater's Subdivision, as
per plat recorded in Book 7 of Maps, Page 38; and Brown and Waterman Subdivision, as per plat
recorded in Book 16 of Maps, Page 31; and Sunnyside Addition, as per plat recorded in Book I of
Maps, Page 35; and White's Subdivision, as per plat recorded in Book 5 of Maps, Page 67; and
White's Subdivision No.2, as per plat recorded in Book 23 of Maps, Page 31; and Urbita, as per
plat recorded in Book 3 of Maps, Page 54; and Tract No. 5907, as per plat recorded in Book 79 of
Maps, Pages 51 and 52, all being records of the county of San Bernardino, State of California,
described as follows:
BEGINNING at the intersection of the West line of "E" Street, 82.50 feet wide, with the South
line of Second Street, 82.50 feet wide; thence South along the West line of said "E" Street to the
Westerly prolongation of the South line of Athol Street, 60.00 feet wide; thence East along said
Westerly prolongation, the South line of said Athol'Street, and the Easterly prolongation thereof, to
the East line of Arrowhead Avenue, 82.50 feet wide; thence North along the East line of said
Arrowhead Avenue to the South line of Rialto Avenue, 82.50 feet wide; thence East along the South
line of said Rialto Avenue to the West line of Mountain View Avenue (closed by City of San
Bernardino, Resolution No. 1099); thence South along the West line of said Mountain View Avenue
to the North line of the Atchison, Topeka and Santa Fe Railway Company's right-of-way, 50.00 feet
wide; thence Southeasterly along the North line of said Atchison, Topeka and Santa Fe Railway
Company's right-of-way to the East line of Sierra Way, 82.50 feet wide; thence South along the East
line of said Sierra Way to the Easterly prolongation of the South line of Cluster Street, 60.00 feet
wide; thence West along said Easterly prolongation and the South line of said Cluster Street to the
East line of Arrowhead Avenue, 82.50 feet wide; thence South along the East line of said
Arrowhead Avenue to the South line of Esperanza Street, 40.00 feet wide; thence East along the
South line of said Esperanza Street to the Southwest corner of Lot 7, Block "A", Case's Acres, Tract
no. 1878, as per plat recorded in Book 27 of Maps, Page 23, records of said County; thence East
along the South line of said Lot 7 and the Easterly prolongation thereof to the East line of Lot 4,
Block 31, said Rancho San Bernardino, to the Northwesterly right-of-way line of the Twin and Warm
Creek Flood Control Channel; thence Southwesterly and South along the Northwesterly and West
right-of-way line of said Twin and Warm Creek Flood Control Channel to the South line of Lot 45,
Block 54, said Rancho San Bernardino, which is 400.00 feet West of the Southeast corner of said
Lot 45; thence West along the South line of said Lot 45 to a point which is North 890 54' 30" East
1,170.42 feet from an intersection of the South line of said Lot 45 with the East line of said "E"
Street; thence North 000 10' 30" East to a point which is South 000 10' 30" West 580.80 feet from
the centerline of Orange Show Road; thence North 890 16' 30" East 300.04 feet; thence North 000
10/30" East 539.55 feet to the South line of Orange Show Road; thence West along the South line
@r 44
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Central City South Redevelopment Project Area Continued
of said Orange Show Road to the Southerly prolongation of the West line of said Arrowhead
Avenue; thence North 000 08' 50" East along said Southerly prolongation and the West line of said
Arrowhead Avenue to appoint which is North 000 08' 50" East 684.71 feet from the centerline of
said Orange Show Road; thence South 890 16' 55" West to the East line of said "E" Street; thence
North along the East line of said "E" Street to the North right-of-way line of said Warm Creek Flood
Control Channel with the West line of said "E" Street; thence Southwesterly along the Northwesterly
right-of-way line of said Warm Creek Flood Control Channel to the East right-of-way line of the Ly1le
Creek Flood Control Channel; thence Northeasterly, Northerly and Northwesterly along the East
right-of-way line of said Ly1le Creek Flood Control Channel to the Southeasterly line of Inland
Center Drive, 60.00 feet wide, formerly known as Colton Avenue; thence Southwesterly along the
Southeasterly line of said Inland Center Drive and the Southwesterly prolongation thereof to the
Southeasterly prolongation of the Northeasterly line of the San Bernardino Freeway, Interstate 15;
thence North 210 10' 22" West along said Southeasterly prolongation and Northerly along the East
line of said Interstate 15, following its various courses, to a point 95.00 feet right of Engineer's
Station 320+64.00; thence leaving said East line Northerly to a point 99.00 feet right of Engineer's
Station 326+75.55; thence Northerly along the East line of said Interstate 15 to the South line of Mill
Street, 82.50 feet wide; thence Northwesterly to the intersection of the North line of said Mill Street
with the East line of said interstate 15; thence Northerly along said East line, following its various
courses to a point 95.00 feet right of Engineer's Station 334+12.00; thence leaving said East line
Northerly to appoint 99.00 feet right of Engineer's Station 337+70.00; thence Northerly along the
East line of said Interstate 15, following its various courses, to the South line of said Second Street,
82.50 feet wide; thence East along the South line of said Second Street to the POINT OF
BEGINNING.
@I'
45
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
The legal description of the boundaries of the Central City East Redevelopment Project Area is as
follows:
"All that certain real praperty situated in
the city of San Bernardino; Caunty .of San Bernardina,
State .of Califarnia, and being mare particularly described
as fallaws:
Thase partians .of Blacks 2, 14, 15, 16, 11, 18,
31,32,33,34,47 and 48 .of the City .of San Bernardina,
as per plat recerded in Beek 7 of Maps, Page 1; and Blecks
3, 4, 5 and 6, .of the Ranche San Bernardine, as per plat '
recarded in Beak 7 .of Maps, Page 2; and Fifth Street Place
Subdivisien,Tract No. 2030, as per plat'recarded in Baek
29 .of Maps, Page 49; and Fifth Street Place Unit Na. 2,
Tract Na. 2275, as per plat recarded in Beak 32 .of Maps,
Page 67; and Paine Subdivision, Tract Na. 2063, as per
plat recerded in Boak 29 .of' Maps~ Page 70; and Amended
Baldridge Subdivisian, as per plat recarded in Baak 17
.of Maps; Page 38; and Cypress Tract, as per plat recarded
ihBeak 3 .of Maps, Page 85; and Meadawbreak park Subdivi-
sian, as per plat recarded in Baak' 17 .of Maps, Page 14;
and Wazencraft Place, as per plat recarded in Baek 5 .of
Maps, Page 47; and Bedfard, Brethers Subdivisian, as per
plat recorded in !look 3 of Maps, Page 84, 'all being rec-
ards .of the Caunty of San Bernardino, State of Califarnia,
described as fallows:
BEGINNING at the intersection .of the East line
.of Arrawhead Avenue, 82.50 feet wide, with the South line
of Third 'Street, 82.50 feet wide; thence Westerly along
the south line of Third Street ta a point 101.25' feet East
.of the Northwest carner .of Lot 5" Black 14 .of the said
Ci ty of San Bernardina; thence Sautherly and parallel ta
the East line '.of, "nil street ta a point 7 inches sauth of
the South 'line .of said Lat 5; thence Easterly and parallel
ta the Sauth line .of said Lat 5 ta a paint 117.71 feet
West .of the East line .of Lat 4 .of said Black 14; thence
Sauth ta a ,point 1~8 feet Sauth .of the Sauth line .of
said Lat 5; thence Easterly and parallel ta the Sauth,line
.of said Lat5 ta a' point 81.00 feet West of the' East line
.of said Lot 4; thence North 1. 8 feet to the Sauth' line .of
said Lot 5; thence Easterly along 'the Sauth line of s'aid '
Lot 5 ta the Sautheast cerner of said Lot 5; thence Sauth-
erly alang the West line of Lot 7'of said Block, 14 ta a
point 25.00 feet North .of theSauthwest corner of sa~~.
@,,"\
46
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Central City East Redevelopment Project Area Continued
Lot 7, said point being 'on the North'line .of the Pacific
Electric Railway Campany's right-af-way; thence Easterly
alang the North line .of the Pacific Electric Railway Cam-
pany's right-af-way ta the East l~ne .of Arrawhead Avenue;
,thence Sautherly alang the East l1ne .of Arrowhead Avenue
ta the Narth line .of Secand street; thence Easterly alang
the Narth line af'Secand Street, a distance .of 300.00 feet;
thence Sautherly ta a paint an the Sauth line,of Secand
street 300.00 feet East .of the Narthwest carner .of Lat 5,
Block 2 .of the said city .of San Bernardina; thence Sauth~
westerly taa point lying 50.00 feet Sauth .of the Sauth
line .of Secand street and 184.00 feet East .of the East
line .of Arrowhead Avenue; thence Sauthwesterly ta a,paint
an the East line .of Arrawhead Avenue 225.00 feet Sauth .of,
the,Narthwest carn~r .of said Lat 5; thence Sautherly alang
the East line .of Arrawhead Avenue ta, the Narth line .of King
Street; thence Easterly alang the ,Narth line .of King Street
ta the West line .of Mauntain View Avenue;: thence Nartherly
alang the West line .of Mauntain View Avenue ta the Narth,
line .of Secand Street; thence Easterly alang the Narth line
.of Secand street ta,the East line .of Luga Avenue, 50.00,
feet wide; thence Narth alang the East line .of' said Luga
Avenue ta the sauth line .of said Third' Streeti "thence' East
alang the Sauth line .of said Third Street ta the center-
line .of Waterman Avenue, 82.50 feet wide;' thence Narth
alang the centerline .of said Waterman Avenue ta th'e, Narth
line .of Seventh Street, 82,.50 feet wide; thence West a'lang
the Narth line .of said Seventh Street ta a point 22.00 '
feet East .of the Sauthwest carner .of Lot 6, Black 3, said
Rancha San Bernardina; thence Narth parallel with the West
line .of saidLat 6 ta the Narth line ,.of said Lat 6; thence
West aleng the Narth line .of said Let 6 ta the Sautheast
carner .of Lat 4, Black 3, said Rancha San Berna~di~~;-thence
Nerthwesterly ta a paint en the Sauth line .of Ninth Street,
82.50 feet wide, which is 167.19 feet West .of the Nerth-
east carner .of saidLat 4; thence West alang the Sauth
line .of said Ninth Street ta the East line .of the West 2
acres .of said Lat 4; thence Sauth alang the 'East line .of
the West 2 acres .of said Lat 4 ta the Sauth line .of said
Lat 4; thence West alang the Sauth line of said Lot 4 ta
the Narthwest carner .of Lat 7, Black 3, said Rancha San
Bernardina; thence Sauth alang the West line .of said Lot
7 ta'the North line .of said Seventh Street; thence West
alang ,the Narth line .of said Seventh Street ta the West
line .of Sierra Way, 82.50 feet wide; thence Sauth alanq
@i
47
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Central City East Redevelopment Project Area Co~tinued
the West line of said Sierra Way to the North line of
Victoria street 35.00 feet wide~ thence West along the
North line of said Victoria Street, and the Westerly pro-
longation thereof, to the West line of Mountain. VieW Ave-
nue, 82.50 feet wide~ thence South along the West line
of said Mountain View Avenue to the North line of Lot 1,
Block 47, said City of San Bernardino; thence West along
the North line of said Lot 1, and :!:he North .line of Lots
2, 3 and.4, Block 47, said City of San Bernardino, to the
East line of said Arrowhead Avenue; thence South along the
East line of said Arrowhead Avenue to the POINT OF BEGIN-
NING.
@hl(,
48
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
The legal description of the boundaries of the Southeast Industrial Park Project Area is as follows:
"All that certain real property situate in the
City of San Bernardino, County of San Bernardino, State of
California, and being more particularly described as follows:
Those portions of Blocks 54, 55, 69 and 72, of
the Rancho San Bernardino, as per plat recorded in Book 7
of Maps, Page 2; and Victoria Subdivision, Tract No. 2948,
as per plat recorded in Book 40 of Maps, Page 94; and
Victoria Farms Unit No. 2, Tr~ct No. 2038~ as per plat re-
corded ih Book 29 of Maps, Pages 51 and 52; and Tract No.
2424, as ,per plat' recorded in Book' 34 of Maps, Page 60;
and Parcel Map No. 1455, as per plat recorded in Book 11
of Parcel MapS,' Page 90; all being records of the County
of San Bernardino, State of California, described asfol-,
lows: '
PARCEL' NO. 1
BEGINNING at the intersection of the South line
of Lot 45, Block 54, said. Rancho San Bernardino, with the
West, right-of-way line of the Twin and Warm Creek Flood
Control Channel, bein9 a point '400.00 feet West of the
Southeast corner of said Lot 45; then South along the West
right-of-way line of said Twin and Warm Creek Flood'Con-
trol Channel to the South line of the North 594.00 feet
,of Lot 24, Block 54, said Rancho San Bernardino; thence
East along the South'line of the North 594.00 feet of Said
Lot 24 to the East line of said Lot 24; thence North 99.00
feet along the East line of said Lot 24 to the South line
of the North 495.00' feet of Lot 25, Block 54, said Rancho
San Bernardino; thence East along the South line of the, '
North 495,.,00 feet 'of said Lot 25 to the centerline of
Waterman Avenue; thence South along the centerline of said
Waterman Avenue to the North line of the Redlands Freeway,
Interstate ,10; thence West along the North line of said'
Interstate 10, following its va~ious courses, to the most
Southwesterly corner of Parcel No.4, said Parcel Map No.
1455; thence Northwesterly along the Southwesterly line
of said Parcel No.4 and the Southerly line, of Parcel No.
5, said Parcel Map ,NO. 1455 to the East Line of Hunts
(Q)<
49
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Southeast Industrial Park Project Area Continued
Lane~ thence Southerly alo~g the Easterly line of said
Hunts Lane to.the Easterly:prolongation.of the Southerly
line of "E" Street.Extension~ thence Westerly and Northerly
. along the said Easterly prolongation, the said Southerly.
line and the Westerly line of said "E" Street Extension .
artd."E" Street, following its various. courses, to the North
lipe of Fairway Drive, formerly known as C~lton Avenue~
thence West along the said North line of said Fairway
Drive .to the West line of the San Bernardino Freeway, In-
terstate l5~ thence North along the West line of said In-
terstate 15 to .the South line of Lot 15, Block 54, said
Rancho San Bernardino; thence West along the South line
of said Lot 15, Block 54, to the West line of Parcel No.
2 t Parcel Map No. 1972 , as per plat recorded in Book 16
of Parcel Maps, Page 47, records of said County; thence
North along the West line of said Parcel No. 2 and North
along the West line of Parcel No.1, said: Parcei. Map No.
1972, to the Northwest corner of said Parcel No.. l~ thence
North .along the West line of the East one-half of the
Northeast one-quarter'of said Lot 15; Block' 54; to the
North line. of said Lot IS; thence we~t along the .North
line.of said Lot 15 to the Southwest corner of. Lot 22~.
Block 54, said Rancho San Bernardino~thence Northeasterly
to a point in the Southwesterly line. of the San B.ernardino
Freeway, Interstate 15, which point is 100.00 feet North~
westerly along said Southwesterly line from the Northwest-
erly line of Orange Show Road, 100.00 feet wide; thence
Southeasterly along said Southwesterly line to the North-
westerly line. of said Orange Show .R6ad~ thence Southwest-
.erly, Southeasterly and Northeasterly along the ~orthwest-
erly, Southwesterly and Southeasterly lines of said Orange
Shaw Road, following its various courses, to the Southerly
line of "F" Street~ thence Easterly along the said South.-
erly line to the Westerly line of the said San Bernardino
.Freeway ~ thence Southerly along the said westerly line to
the Westerly prolongation of the North line of ParceI.No.
2, Parcel Map No. 773, as per plat recorded in. Book 7 of.
Parcel Maps;-page 65, "recoi:dsof said County; thence East
along.said Westerly prolongation and along the North line.
of said parcel No.2, to the West line of "E"Street;
thence North along the West line .of said "E" Street to
the Westerly prolongation of the South line of Century .
Avenue, 60~00 feet.wide~ thence East along said Westerly
@
50
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Southeast Industrial Park Project Area Continued
prolongation and along the South line of said Century Ave-
nue to a point on a line which is parallel with and 800.00
feet East of "the East line of said "E" Street~ 82.50 feet
wide;the'nce North parallel with said East line of "E" ' ,
street to the South line of said 'Lot 45,' Block 54, Rancho
San Bernardinoithence' East along 'the South line of said,
Lot 45 ,B1.ock 54, to the POINT or BEGINNING.
PARCEL NO. 2
BEGINNING at, the' .intersection, of the centerline
of watermcin Avenue with the ,South line of the Santa Ana
River Flood Control,Channel" 'right-of-way; thence East
along the Easterly prolongation of said South line and
continuing Northeasterly along the Southeasterly line of
said Santa Ana River Flood Control Channel right-of';"way,
following its various courses, being along a line 400.00
feet Southeasterly of the centerline' of said right~of-
way to the East line of the West 840.00 feet of Lot 8", .
said Block 72; thence North to the North line of said
Lot 8; thence East along the North line of said Lot 8,
and Lot 7, said, Block' 72, to the ,said southeasterly line
of said Santa Ana River Flood Control Channel right-of-
way; thence Northeasterly along said southeas_~rly line,
following its various courses, to its intersection with
a line wh,i.ch bears North 1-5031' East and passes through
a point ,in the South line of Lot 10, said Block 72" said
point being 829.67 feet' West 'from the Southeast corner
of said Lot 10; thence North l503li-East along said line
to the Southwesterly line of the Mission Channel FloOd
Controlright-of~way~ thence Southeasterly along the
said , Southwesterly line of the said Mission Channel Flood
Control" right-cf-way to the West line of Lot 11, Block 72,
said Rancho San Bernardino~ thence South along the West
line of ,sa,id Lot 11 to the South line of said Lot 11;
thence' East along the South line of said Lot 11 and the"
South, line of Lot 12, Block 72, said Ran'cho San Bernardino,
and the Easterly prolongation of the South line of said '
Lot 12 to the East line of Tippecanoe Avenue i thence South
along the East line of said, Tippecanoe AVenue to the East-
erly prolongation 'of the North line of Lorna Linda Gardens,
Tract No. 2743,' as per plat recorded'in Book 313 Of 'Maps,
Page 47, records' of said County ~ thence West along said
Easterly prolongation and West along the North line of
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51
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Southeast Industrial Park Project Area Continued
said Tract No. 2743 to the West. line ~f said Tract No.
2743~ thence South along said West line to the South
line of said Tract No. 2743~ thence East along ,said South
line to the West line of said Tippecanoe Avenue~ thence
South along the West line of said Tippecanoe Avenue to
the North line of the Redlands Freeway, Interstate io~
thence West along the North line of said Interstate 10,
folLowing its. various courses, and the Northwesterly ._pro-
longation thereof, bearing North 76050'12" West, to :the
centerline of said Waterman Avenue~ thence Southwesterly
to a point on the North line of said Interstate 10, being
237.83 _feet left of Engineer's station 173+69.75; thence
Northeasterly along the North line of said Interstate 10
to the centerline. of said Waterman Avenue~ _ thence North.
along the centerline of said Waterman Avenue to the POINT
OF BEGINNING.
PARCEL NO. 3
BEGINNING at the Southwest. corner of Lot It,
said Block-72, said Rancho San Bernardino; thence North
along the West line of said Lot 11 to the Southwesterly
line of the- Mission Channel Flood Control right-of~way;
thence-Northwest along the said Southwesterly line of
Mission Channel Flood Control right-of-way to its inter-
section with a line which bears North 15031' East and
passes through a point in the South line of Lot 10, said
Block 72, said point being 829.67 feet West from the .
Southeast corner of said Lot 10; thence North 15031' East
along said line to a point which is 1,302.00 feet meas-
ured along said line from the said South line of Lot 10;
thence North 50042' East to a line which bears South
82049' West and passes through a point in the East_ line
of. said Lot 11, said point being 1,891-95 feet North from
the Southeast corner of said Lot.ll; thence North- 82049'
East to the said Southeasterly line of the Santa Ana River
Flood Control Channel right-of-way; thence Northeasterly
along said Southeasterly right-of-way line, following its
various courses, to its intexsection with.aline which
bears North 32026'00" East and passes through a point
which is North 00038'30" East 488.01 feet and South .
89021'30" East 185.00 feet from the intersection of the
cent~rlines of Tippecanoe and .San Bernardino.Avenues; .
thence Southerly to the Southwesterly corner of the most
Northerly .25.00 feet. of Parcel No.1, said Tract No. .
2038; thence East along the South line of the said most
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52
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Southeast Industrial Park Project Area Continued
. -
Northerly 25.00 feet of Parcel No.1 to the Northeasterly
line of said Parcel No.. l~ thence Southeasterly along the
Northeasterly line of said Parcel No. 1 to the Northwest-
erly line. of Riverside Street, 50.00 feet wide, being the'
Northwesterly line of said Tract No. 2948~ thence North~
easterly along the Northwesterly. ~ine of ~aidRiverside
Street~ and Northeasterly along the Northwesterly line of
said .Tract No. 29'18, following its various courses, to.
th~ West line of. Mountain View Avenue; thence South along
the West line of said Mountain View Avenue to the North.
line of Lot 148, Tract No. 1892, Victoria Farms Ul1it No.
l,as per plat recorded in Book 27 of Maps, Page 27, rec-
ords of saidCounty~ thence West along the North line of
said Lot 148 to the-East line of Lot 92, said Tract No.
~948; .thence South along the East line of said Lot 92 and
Lot 125, said Tract NO. 2948, to the North line 'of Wallace
Court, 50.00 feet wide~ 'thence West along said North ',line
to the East line of Lot 121, said Tract No. 2948; thence.
North along the East line 'of said Lot 121 to the South
line of Lot 96, said Tract No. 2948; thence West along
the South line of said Lot 96 and West along the. South
line of Lots 97 to'l08, inclusive, said Tract 'No. 2948,
and the Westerly prolongation thereof to, the t'1'est' line
of .Shedden Drive, 50.00 feet wide~ thence North 10.00
feet along the West line of said Shedden' Drive to the, .
South line of Lot l6B, said Tract No. 2948; thence West
along the South line' of said Lot 168 to the West line of. .
said Lot 168; thence North 20.00 feet along the West line
of said Lot 168 to the South iine of Lot 172, said Tract
No. 2948~ thence West along the South line of said Lot
172 and West along the South line of Lots 173 to 1B3,
inclusive; said Tract No. 2948, to the East line of
Richardson Street~ '80.00 feet wide~ thence South along the
East line of said Richardson Street to the North line of
Victoria Avenue, 80.00 feet wide~ thence continuing South
along the East line of Richardson Street, '50.00 feet wide,
to the Easterly prolongation of the South line of Lot A,
said Tract No. 203B~ thence West along said Easterly pro-
longation, the said South line of Lot A and the South line
of Parcel No. 5 and Parcel No. 6, both said Tract No. 2038,
following their various courses, to the East line of said .
Tippecanoe Avenue~ thence South along the East'line of said
Tippecanoe Avenue, fo110wing'its various courses, to the' ,
Easterly prolongation of the South line of Lot 12, Block
72, said Rancho San Bernardino; thence West 'along said
~r,
53
Easterly
s aid Lot
72, said
~}
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Southeast Industrial Park Project Area Continued
prolongation and West along the South line of
12; Block 72, and. the South line of Lot 11, Block
Rancho San Bernardino, to the POINT OF BEGINNING.
54
@r
REDEVLEOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
The legal description of the boundaries of the Tri-City Project Area is as follows:
SUBAREA I
That portion of Block 51 of the RarichoSiin Bernardino as per plat
thereof recorded in Book 7 .of Maps, Page 2,records. of the
County 'Recorder, San Bernardi no County. State' of Call forni a,
more,particularly described as follows:
'Begi nni ng at an angl epoi nt in the Pre~ent Corpor~te tHy. Limi t
Line of the City of San Bernardino, saldpoint belng the lnter-
secti on of th e center li ne of Sixth Street and th e centerline of
Elmwood Road; thence Northerly along the 'Present. Corporate City
Limit Line to the centerline of Ninth Street; thence West along
the centerline of. Ninth Street to the East line of lot 9 of said
Block 51; thence North along said East line a dista"nce of 1655
feet, more or less, to the Southeast corner of Parcel Map
No. 3236, as per plat thereof recor~ed in Book 30 of Parcel
Maps, page 39, records of sai d County; thence Southwesterly
along the Southerly line of said Parcel Map to the Southeast
corner of Parcel Map 4147, as per p)at.thereof recorded in Book
42 of Parcel Maps, page 97,. records of said County; thence
Southwesterly along the Southerly line of said Parcel Map and
,its Southwesterly prolongation to the East line of: the West
470.25, feet of lot 8 of said Block 51; thence South along said
East 1i ne to the, centerli ne of, Ninth Street; thence West along
the centerline, of Ninth Street a distance of 20 feet, more or
les,s, to an angle point of the Present Corporate City Limits
Line; thence South along said City limit~ line to its intersec-
tion with a line parallel with and 894.36 feet North of and
measured at right angles to the South lines of lots 3 through 6
of said Block 51; thence East along said parallel. line to its
i !'Itersecti on wi th ,the West li ne of that certai n 'unnamed access
road conveyed to the Couflty of San . Bernardino by Grant of
Easement recorded June 16, 1965, in Book 6412, page 627,
Official Records of said County; thence, South along said West
line and its Southerly prolongation to the centerline of Sixth
Street; ,thence East along said Centerline to. the Point of
Beginning.
t,
Q}
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
Tri-City Project Area Continued
SUBAREA II
That portion of. Block 72 of the Rancho San Bernard;no as per
plat thereof recorded ;n Book 7. of Maps, page 2, records of the
County Recorder, San Bernardi no County, State of Cali forni a,
more particularly described as follows:
. ~
. " - ,
Beginning at the intersection of the North line of the
Interstate 10 Freeway and the centerli ne of Waterman Avenue;
thence North along said centerline a distance of 1800 feet, more
. or less, to an angle point of the Present. Corporate City Limits
Line; thence Easterly and Northeasterly along said City Limits
line to its intersection with the East line of Lot 10 of said
Block 72; thence South along said East line to the centerline
of Gould. Street; thence East llong the ce~terlineof Gould Street
to -Hsintersectionwith the centerline of Tippecanoe Avenue;
.thence South along the centerl1i1e of ljppeccanoeAven\Je to its
intersection with the Easterly prolongation of .t~e North line of
Tract No. 2743 as per plat thereof recorded in Book 38 of Maps,
page 47, records of said County; thence West along. said pro-
longati on and North li ne to the Northwest corner thereof; thence
South along. the West line of said Tract No.. 2743 and its
. Southerly prolongati on to the North li ne of sa; d Interstate 10
. Freeway; thence West. along said North line to the Point of
Beginning. .
56
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
The legal description of the boundaries of the South Valle Project Area is as follows:
Those portions of lot 1, Block 5~; lot 4. Block 65;
lots 7 and 8. Block 72; and lots 7. 8, 9 and 10, Block 75, all
of the Rancho San Bernardino as per plat thereof recorded .in
Book 7 of Haps; Page 2. Records of the County Recorder of San
Bernardino County, State of California, and those portions of
all those various subdiVisions tying within said Rancho Blocks
and togethe~ with those portions of the adjoinlng streets,
described as follOws:
Beginning at the Intersection of the centerline of
\laterman Avenue and the south 1 ine prolongation of Carol ine
Street (60 feet wide); thence south along said centerline of
Waterman Avenue to its intersection wl.th the westerly prolon-
gation of the south line of lot 8, Tract No. 65~9, as per plat
thereof recorded. in Book 87 of Haps, Pages 6 and 7, Records of
said County, said south line of lot 8 being also the northwesterly
line of Gage Canal as shown per Record of Survey in Book 16,
pages 50 through 56 inclusive; thence. northeasterly along said
northwesterly line of Gage Canal following all Its various
courses and distances to the southerly line of San Timoteo
Creek, (San Bernardino County Flood Control District Channel)
per County Surveyors Hap No. .2125 and per document in Book
5520, Page 327, Official .Records of said County; thence westerly
along said southerly line of San Timoteo Creek to the south
line of Redlands Boulevard (82.50 feet \'/ide); thence north
to the intersection. of the north line of said Redlands Boulevard
and said southerly line of San Tlmoteo Creek; thence continuing
westerly along said southerly line of San Timoteo Creek to the
southerly line of Interstate Highway Route 10 per State Rlght-
Of-Way Hap No. 98~092; thence westerly along said southerly
line of Interstate Highway Route 10, and its prolongatIons.
followIng all its various courses and distances to the centerline
of Hunts Lane (88 feet wide) as shown on said State RIght-Of-Way
Hap No. 98~092, and on State Right-Of-Way Haps'No.ls 910511
through 910513 inclusive: thence south along said centerline
of Hunts lane to the northerly line prolongatIon of the
Southern'Pacific RaIlroad saId lIne beIng also the south
"ne of Parcel ], of Parcel Hap No. 2803 recorded I~ Book
3~ of Parcel Haps, Pages 83 and. 8~t Records of said County:
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57
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
South Valle Project Area Continued
. ----,,,
thence easterly along saId south line of Parcel 7. to the
southeast corner of said Parcel 7: thence north along the
east line of saId Parcel 7 to the northeast corner of said
Parcel 7; thence east along the-south lines of Parcels 3 and
6 of said Parcel Hap 2803. and the south line of said Caroline
Street and Its prOlongation to the Point of Beginning.
@f'~i
58
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
EXHIBIT C-
PROJECT LIST
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 A. These projects and programs are
not listed in order of priority and may change from time to time.
PUBLIC FACILITIES AND INFRASTRUCTURE IMPROVEMENTS
These projects and programs involve the replacement and upgrading of public facilities and
infrastructure to support existing uses and new development and include:
. Circulation upgrades and street improvements
. Street beautification, landscaping, medians, and banners
. Bridge construction, reconstruction, and repair
. Parks and recreation/community centers
. Public safety improvements
. I nfrastructure assessments/plans
. Utility improvements (e.g., sewer main replacemenVrelocation, high groundwater
table/liquefaction mitigation)
. Flood control projects
. Bikeways and trails
. Sound walls
. Railroad track removal
. Easements
ENVIRONMENTAL CONSERVATION
These projects and programs involve increasing the long-term viability, relevance, and cost-
effectiveness of existing and future buildings in Merged Area A. Redevelopment activities include:
. Solar and geothermal building retrofits
. Research and development
. Studies and plans
ENVIRON~ENTAL REMEDIATION AND BROWN FIELDS 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
. Grant funding
. sbX Bus Rapid Transit Project
. Environmental remediation
@i 59
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN
LAND USE PLANNING TO GUIDE REDEVELOPMENT
These projects and programs involve updates to land use goals, plans, and policies needed to
effectively implement the Agency's redevelopment activities. Examples include, but are not limited
to:
. General Plan and zoning updates
. Preparation of a Downtown Core Specific Plan or Overlay
. Specific plans
PUBLIC TRANSIT
These projects and programs seek to increase public transit systems through Merged Area A and
include:
. sbX line right-of-way improvements
. sbX stops
. Bus and rail transit stations
. Transit-oriented development projects
IN FILL DEVELOPMENT PROJECTS AND AFFORDABLE HOUSING
These projects and programs involve site clearance, land assembly, and development of infill
projects, including affordable housing. Redevelopment activities include
. Studies and plans
. Property acquisition
. Site preparation (including on and off-site public facility and infrastructure improvements)
. Developer assistance
. Housing, commercial, and industrial rehabilitation and development
. Affordable housing programs
ECONOMIC DEVELOPMENT ACTIVITIES
These projects and programs seek to complement the Agency's goals for urban revitalization by
supporting economic development activities to expand and attract businesses to Merged Area A,
and provide small business assistance and development. Redevelopment activities include:
. Fac;ade improvement programs
. Business expansion and attraction programs
. Enterprise Zone administration
. Small Business Administration 7(a) Loan Program
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SAN BERNARDINO MERGED AREA A
MERGER & AMENDMENTS
April 5, 2010
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
~_________ }'rl:!liminary Report
TABLE OF CONTENTS
Introduction................................................................ .................. .......................................................................1
Overview......................................................................................................................................................... .1
Amendment to Increase the Tax Increment & Bonded Debt Limitation.....................................................1
Amendment to Add Public Improvement Projects to Merged Plan ............................................................2
Amendment to Extend the Effectiveness and Term to Receive Tax Increment by 10 Years.......................2
Project Area Me rger.....................................................................................................................................3
Prelim i na ry Report Contents ...........................................................................................................................4
Merger And Amend ment Process....................................................................................................................4
Background................................................................................................................................................ ......5
About The City..............................................................................................................................................5
About The Agency........................................................................................................................................ 7
Merged Area A ................................ ........................................................................... ..................................7
City and Agency Financial capacity ........................................................................................................... 10
Section A: Description of Remaining blight ...................................................................................................... 11
Overview........................................................................................................................................... ............ 11
Merged Area A Demogra phics...................................................................................................................... 11
Population, Households, and Household Median Income ....................................................................... 11
Poverty Levels and Unemployment Rates ................................................................................................ 12
Education .................................................................................................................................................. 13
Defi n ition of Blight........................................................................................................................................ 14
Urban izatio n.................................................................................................................................................. 15
physical Blight and Economic Blight ............................................................................................................. 20
blight study approach and methodology ........................................................... ........................................... 21
Other Physical and Economic Research.................................................................................................... 22
Merged Area A physical and economic blight Conditions ............................................................................ 22
Physical Blight in Merged Area A ..............................................................................................................27
Location......... ............................................................................................................................................ 54
Description................................................................ .............................................................................. 54
Economic Blight in Mtrged'Area A .......................... ............................................................................ 87
Summary of Merged Area A Blighting Conditions .... ...........................................................................116
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__.._,___.....__.~_.,_~_.._____. ____ .____...____...________ ....._.__,...______.___ .. n_"_ ,_._._
Conclusion.. ........................................................ ................................................................. ............................ 117
Section B: Projects and Programs to Eliminate Blight ................................................................................... 120
Downtown Core Vision/Action Plan ...........................................................................................................121
Projects and Progra ms ................................. ............................................................................................... 122
Public Facilities and Infrastructure Improvements................................................................................. 122
Envi ron mental Conservation ............................................................................................................ ...... 122
Environmental Remediation and Brownfields Revitalization .................................................................123
Land Use Planning to Guide Redevelopment ......................................................................................... 123
Pu bl ic T ra nsit................ ........................................................................................................................... 123
Infill Development Projects and Affordable Housing ............................................................................. 123
Econom Ie Development Activities.............................................. .............. ............. ....................... .......... 123
Necessity of Merger and Amendments ......................................................................................................123
Continuing Economic and Real Estate Challenges .................................................................................. 124
Downtown Core Vision/Action Plan ....... ......................... ................................................................ ....... 124
Fisca I Stabi Iity................................................. ......................................................................................... 12S
Section C: PRELIMINARY ASSESSMENT OF THE PROPOSED METHOD OF FINANCING .................................. 126
Proposed Method of Continuing to Finance Redevelopment ........................................................................ 126
Financial Assistance from the City, County, State, and/or Federal Government ....................................... 127
Lease or Sale of Agency-owned Property ................................................................................................... 127
Pa rticipation in Development..................................................................................................................... 127
Property Tax Increment.............................................................................................................................. 127
Bonded Debt.......................... ......... .......................................... .................................................................. 127
Other Availa ble Sou rces.. .................................................................................... ........................................ 128
Merger and Amend ments............................................................................................................................... 128
Tax Increment Reve nue Projections.......................... ...................................................... .:......................... 130
Merged Area A Merger ............................................................................................................................... 131
Proposed Cu mulative Tax I ncrement Limit................................................................................................. 133
proposed Cumulative Bonded Indebtedness Limit..................................................................................... 134
Ten Year Extensions for Central City North and Meadowbrook/ Central City Project Areas......................... 135
Reasons for the Provisions of Tax Increment ................................................................................................. 137
Section D: Amended Implementation Plan.................................................................................................... 138
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Section E: Neighborhood 1m pact................................................................................................................... 139
Overview......................................................................................................................................................... 139
Impact on Residents in Merged Area A and Surrounding Area ...................................................................... 139
Relocation................................................................................................................................................... 139
Environmental Quality................................................................................................................................ 140
Traffic Circulation........................................................................................................................................ 140
Comm un ity Facilities and Services.............................................................................................................. 141
1. Police Services......................................................................................................................................... 142
2. Fire Protection ........................................................................................................................................ 142
3. Libra ries................................................................................................................................................... 142
4. Pa rks and Recreation.............................................................................................................................. 143
5. Gas, Electricity, and Telecommunications .............................................................................................. 143
6. Storm D ra inage ....................................................................................................................................... 144
7. Solid Waste Disposal. .................... ........................................................................... ..................... .......... 144
8. Wate r .................................................................................................................................................... .. 144
9. Wastewater................................................................................................................................... .......... 145
School Population and Quality of Education .............................................................................................. 145
Property Assessments a nd Taxes................................................................................................................ 146
Relocation and Low- and Moderate-Income Housing................................................................................ 146
Affordable Housing Units to be Destroyed or Removed ........................................................................ 146
Projected Displacement of Low- and Moderate-Income Persons and Families..................................... 147
Number and Location of Replacement Housing..................................................................................... 147
Number and Location of Low- and Moderate-Income Housing Planned Other than Replacement
Housi ng ................................................................................................................................................... 147
Financing Method for Proposed Low- and Moderate-Income Dwelling Units Planned for Construction or
Reha bil itation.......................................................................................................................................... 147
Timetable for Provision of Relocation, Rehabilitation, Replacement and Inclusionary Housing ........... 148
Other Matters Affecting the Physical and Social Quality of the Environment ....................................... 148
Section E:Description of Merged Area A Bonds ......................................................................................................150
1998 Series A Refunding Bonds ...................................................................................................................... 149
1998 Series B Subordinate Refunding Bonds.................................................................................................. 150
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2005 Series A Refunding Bonds ......................................................................................................................152
2005 Series B Refunding Bonds ...................................................................................................................... 153
2006 Housing Set Aside Tax Allocation Bonds ................................................................................................ 154
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D Introduction
INTRODUCTION
OVERVIEW
In accordance with the California Community Redevelopment Law ("CRL") (Health and Safety Code Section
33000 et seq.), the Redevelopment Agency of the City of San Bernardino ("Agency") is proposing various
redevelopment plan amendments and the merger of seven of the Agency's redevelopment project areas
("Project Areas").' The seven Project Areas under consideration include Central City North, Southeast
Industrial Park, Tn-City, South Valle, Meadowbrook/Central City, Central City East, and Central City South,
collectively referred to as "Merged Area A" and individually referred to as "Project Area." Table i-1
summarizes the proposed merger and redevelopment plan amendments ("Merger and Amendments") under
consideration by the Agency and the Common Council of the City of San Bernardino ("Common Council"). As
part of the Merger and Amendments, the Agency is proposing to adopt a single Merged, Amended, and
Restated Redevelopment Plan for Merged Area A ("Merged Plan").
Merger and Amendments Table i-1
San Bernardino Merged Area A
Tax Increment
& Bonded Merge Single - Merged,
Indebtedness Capital 10-year Project Amended &
PROJECT AREA Cap Projects Extension Areas Restated Plan
Central City East -J -J -J V
Central City North ,j ,j ,j ,j ,j
Central City South ,j ,j ,j ,j
Meadowbrook/Central City ,j ,j ,j ,j -J
South Valle ,j ,j ,j -J
Southeast Ind. Park ,j ,j ,j ,j
Tri-City ,j ,j ,j ,j
AMENDMENT TO INCREASE THE TAX INCREMENT & BONDED DEBT LIMITATION
Section 33354.6(a) of the CRL sets forth that when a redevelopment agency proposes a redevelopment plan
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 anyone time, the agency shall follow the same procedure,
and the legislative body Is subject to the same restrictions, as when adopting a new redevelopment plan.
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;
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
amendment must contain findings that both (1) significant blight remains within the project area and (2) the
1 In total, the Agency man,
Central City North, Central
40th Street.
es the following 14 Project Areas: Meadowbrook/Central City (2), Central City East, Central City South,
. West. State College. Southeast Industrial Park, Northwest, Tri-City, South Valle, Uptown, Mt. Vernon, and
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
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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 limitation and the bonded
indebtedness limitation for Merged Area A. Table i-2 illustrates the current tax increment and bonded
indebtedness limitations and the proposed limitations that will be included in the Merged Plan if adopted by
the Common Council at the public hearing.
Current and Pr osed Tax Increment CaD and Bonded Debt Limit Table 1-2
San Bernardino Merged Area A
Current Limits for Individual Pro:Iect Areas
Project Area Bonded Debt Limit on Receiving Tax Increment
Limit
Central City North $40,000,000 ',75 x Annual Maximum Debt SeNee ..
Southeast Industrial Park $60,000,000 '.75 x Annual Maximum Debt SeNee Propo.d Cumulative LImItS
Tri City $18,000,000 $60,000,000 i Project Area Bonded Debt Limit Limit on Receiving Tax
Increment
SoulhVaUe $14,000,000 1,75 x Annual Maximum Debt SeNee ~ lo Merged Area A $327,OOO,0CXl $2.500,000,000
"
.
Meadov.tlrooklCentral City $50,000,000 1.75 x Annual Maximum Debt SeNee ~
~
Central CitySoulh $30,000,000 1.75xAnnual Maximum DebtSer.;ce
Central City East $25.000,000 1.75)( Annual Maximum Debt SaNce 111
Source: Project Summ.y Charts - San Bflrn.dino EDA
AMENDMENT TO ADD PUBLIC IMPROVEMENT PROJECTS TO MERGED PLAN
Under Section 33354.6 of the CRL, the legislative body may amend a redevelopment plan to add significant
capital improvement projects as determined by the redevelopment agency. To add such capital improvement
projects, an agency must follow the same procedures as adopting a new redevelopment plan. The Agency is
both amending the capital project lists for the individual Project Areas into one merged list, as well as adding
new capital projects for Merged Area A.
AMENDMENT TO EXTEND THE EFFECTIVENESS AND TERM TO RECEIVE TAX INCREMENT BY 10 YEARS
The Agency wishes to pursue the extension of the effectiveness of the Central City North and
Meadowbrook/Central City Project Areas. These Project Areas will reach their effectiveness time limit in the
near future. Once the effectiveness limit is reached, implementation activities (except for inclusionary
housing) within the Project Areas must cease and funds can only be spent on administering debt associated
with the Project Areas. Therefore, the Agency wishes to pursue the 10-year amendment to extend the
effectiveness and time period to receive tax increment for these two Project Areas. This amendment will
further the Agency's ability to financially support needed redevelopment projects and programs in Merged
Area A. Table i-3 depicts the current and proposed effectiveness and tax increment time limitations in the
Central City North and Meadowbrook/Central City Project Areas.
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
Plan Effectiveness and Tax Increment Time Limits Table i-3
San Bernardino Merged Area A
Effectiveness of Plan Last Date to Receive Tax Increment
Project Area Current Proposed Current Proposed
Central City North August6,2016 August 6, 2026 August 6, 2026 August 6, 2036
Meadowbrook/Central City May 3, 2019 May 3, 2029 May 3, 2029 May 3, 2039
Source: Project Summary Charts - San Bernardino EDA
Pursuant to CRL Section 33333,10, the Common Council must make findings that significant blight remains in
the two Project Areas that cannot be eliminated without extending the effectiveness 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 additional
requirements prescribed by the CRL to complete this particular type of amendment. Significant blight does
not have to be prevalent throughout the two Project Areas, though tax increment may only be spent in areas
where blighting conditions are identified or where non-blighted parcels are deemed necessary and 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.
An important outcome of the 10-year amendment is the requirement that commencing the first fiscal year after
the amendment is adopted, the Project Areas must deposit a total of 30% (a 10% increase) of the tax
increment revenue received (from the Project Areas) into the Agency's Low and Moderate Income Housing
Fund ("Housing Fund"). The requirement limiting where funds may be spent after the 10-year amendment
does not include expenditures from the Housing Fund.
Additionally, the CRL contains a list of other requirements that must be met for the Agency to extend the
effectiveness and tax increment time limitations for the Central City North and Meadowbrook/Central City
Project Areas. The Common Council must not only make the required findings of blight noted above, but prior
to the Common Council's consideration of the amendment ordinance, the Agency must adopt a resolution that
makes the following findings:
. 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
. 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 Fund.
PROJECT AREA MERGER
Section 33485 of the CRL states that "Mergers of project areas are desirable as a matter of public policy if
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
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
plan, the Common Council must find, based on substantial evidence, that both of the fOllowing conditions
exist:
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
PreliminarYR.epor~
1. Significant blight remains within one of the Project Areas being merged.
2. This blight cannot be eliminated without merging the Project Areas and the receipt of property taxes.
PRELIMINARY REPORT CONTENTS
The Agency is required to prepare a preliminary report pursuant to CRL Sections 33344.5 and 33333.11 to
inform affected taxing entities of the proposed Merger and Amendments. This Preliminary Report ("Report")
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 1 a-year extension of the
redevelopment plan effectiveness and tax increment collection dates for Central City North and
Meadowbrook/Central City Project Areas, and requires additional information be included in the Report.
Additionally, Section 33333.11 requires the Agency to send a copy of this Report to each affected taxing
entity, the State of California Department of Finance, and the Department of Housing and Community
Development no later than 120 days prior to holding a public hearing on the Merger and Amendments. As
required by the CRL, this Report includes the following sections and contents:
Section A: A description of the remaining blight in Merged Area A. A map of Merged Area A that
identifies the portion, if any, that is no longer blighted, the portion that is blighted, and the portion that
contains necessary and essential parcels for the elimination of the remaining blight. A determination
whether Merged Area A is predominantly urbanized.
Section B: A description of the projects or programs proposed to eliminate the remaining blight and
how they will improve the conditions of blight. The reasons why the projects or programs cannot be
completed without the Merger and Amendments.
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 the
extension, including amounts projected to be deposited into the Low and Moderate Income Housing
Fund and amounts to be paid to affected taxing entities. This description shall also include sources
and amounts of moneys other than tax increment revenues that are available to finance these
projects or programs. This description shall also include the reasons that the remaining blight 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.
Section D: An amendment to the Agency's implementation plan that includes, but is not limited to,
the agency's housing responsibilities pursuant to Section 33490. However, the Agency shall not be
required to hold a separate public hearing on the implementation plan pursuant to subdivision (d) of
CRL Section 33490 in addition to the public hearing on the Merger and Amendments.
Section E: A neighborhood impact report if required by subdivision (m) of CRL Section 33352.
Section F: A description of each bond sold by the Agency to finance or refinance Agency activities in
any of the 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 annual payments, and
the date that the bond will be paid in full.
MERGER AND AMENDMENT PROCESS
This Report is one of several documents the CRL requires the Agency prepare during the amendment
process, and is intended to aid the general understanding of the Merger and Amendments. Over the next
several months, the Common Council, Agency Board, Planning Commission, affected taxing agencies, and
the community-at-Iarge will have an opportunity to study and 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 Agency regarding the Merger and Amendments, and
the Agency will incorporate comments from these consultations into the Agency's Report to the Common
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14
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
___ n' ___n____ _____..._._._._____. Preliminary Report
Council - a document written subsequent to this Report pursuant to CLR Section 33352 and considered at a
joint public hearing of the Agency and Common Council, along with the associated final environmental
determination and the final text of the proposed Merger and Amendments. All Merged Area A property
owners, residents, business owners, and affected taxing entities will receive notice of this joint public hearing
by mail and through the 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
indebtedness limits, change 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 public hearing instead of 45 days prior to the public hearing as required by CRL Section
33451.5.
BACKGROUND
ABOUT THE CITY
The City of San Bernardino ("City") was incorporated as a Charter City in 1854 and is home to over 208,000
residents. The City is located in the Inland Empire (Riverside and San Bemardino Counties), approximately
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 ;-1 identifies the location
of the City. The City provides a fuli range of services including police and fire service; construction and
maintenance of streets and other public infrastructure; community development; recreational activities; and
other community service activities.
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___ _____ _______ __ _ _PrE!limin,,:ry Report
ABOUT THE AGENCY
The Common Council created the Agency in 1 958 with the responsibility of initiating and managing
redevelopment projects and activities within the Project Areas in the City. The Common Council also
established a Community Development Commission ("CDC"), composed of the Common Council Members,
to act as the Board of Directors of the Agency. The City Economic Development Agency ("EDA") oversees
redevelopment activities in the Agency's Project Areas. The EDA is a "classified organization whose mission
is to enhance the quality of life for the citizens of San Bernardino by creating jobs, eliminating physical and
social blight, supporting culture and the arts, and developing a balanced mix of quality housing, along with
attracting and assisting businesses both independent and through public-private partnerships.'"
MERGED AREA A
Merged Area A is comprised of the following seven Project Areas: Central City North, Southeast Industrial
Park, Tri-City, South Valle, Meadowbrook/Central City, Central City East, and Central City South. Merged
Area A is generally located east of 1-215 Freeway including downtown San Bernardino. Merged Area A
encompasses approximately 2,390 acres and is depicted in Exhibit i-2' The following narrative provides a
detailed description of the Project Areas that comprise Merged Area A.
Merged Central City Projects
Central City Projects is the combination of three Project Areas encompassing 703 acres, which were merged
in 1983. The three Project Areas are the Meadowbrook/Central City ("M/CC"), Central City East ("CCE"), and
Central City South ("CCS") Project Areas. Consolidation occurred to allow for more efficient management of
Agency resources.
Developments in the merged Central City Projects include various administrative offices for federal, state,
county, and city departments. The 55-acre Seccombe Lake Urban Park and the 136-acre National Orange
Show Fairgrounds are both located in the Project Area. Court
is also home to the newly constructed Central Police Facility, which joins police staff, communications, and jail
facilities all under one roof. Within the area commonly known as the Superblock, an eleven-story
consolidated office tower and parking garage for the State Department of Transportation, CalTrans, was
recently completed.
Central City North
The Central City North Project Area ("CCN") was adopted on August 6, 1973 and spans 278 acres. Located
east of the 1-215 Freeway near the City's Civic Center, CCN is a mixture of retail, commercial, restaurant,
professional service, and single family residential uses. Since Adoption, senior housing facilities, the City's
main library, a 20-screen multi-plex theater, and the Stater Bros Central City Plaza have been developed.
The California Theater, a qualified national historic building which is home to the Civic Light Opera and the
Inland Empire Symphony, has been renovated through the Agency as well.
Alongside the development of the commercial, arts, and residential uses in CCN, the Project Area now
includes the administrative offices for the City Unified School District, the County Superintendant of Schools,
and the Community College District. The Project Area is also home to the Central Police Facility, which joins
police staff, communications, and jail facilities all under one roof. The Project Area's Superblock also holds
an eleven story consolidated office tower and parking garage for the State Department of Transportation,
CalTrans.
Southeast Industrial Parle
The Southeast Industrial Park ("SEIP") was adopted on June 21, 1976 with a total acreage of 834 acres. The
Project Area is located in the southeast quadrant of the City and is divided into a western section and an
2 San Bernardino Economic Development Agency, ~Economic Development Agency", http://www.sbrda.org/
3 Acreage does not include public right~of-way and may vary from acreage (inclusive of public right -of -way) reported in the Agency's
Five Year Implementation Plan.
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
________________________________..._u_n____ . ___0.., __no.
eastern section. The western end is devoted primarily to commercial complexes and professional offices,
while the eastern area is zoned for light industrial.
The western section is adjacent to the 1-10 and 1-215 Freeways interchange and offers a restaurant row, a mix
of professional office complexes, a hotel with convention facilities and various motels, retail, commercial, and
light industrial groups. West of the 1-215 Freeway is the San Bernardino Auto Plaza.
The eastern section has both 1-10 Freeway and rail access and is in close proximity to the San Bernardino
International Airport, making it ideal for distribution and manufacturing facilities. Vacant land is available for
development.
Tri-City
The Tri-City Project Area was adopted June 20, 1983 and contains 421 acres. Located in the southeast
section of San Bernardino, the Tri-City Project Area is divided into two areas: Sub-area 1 and Sub-area 2.
Sub-area 1 is located west of Del Rosa Avenue and north of Sixth Street to Baseline. This sub-area is zoned
for residential and is occupied by apartment units on a 12-acre site. The remainder of the land is owned and
marketed by the Agency.
Sub-area 2 is located east of Waterman Avenue, west of Tippecanoe Avenue, and north of the 1-10 Freeway.
This sub-area is highlighted by the Tri-City Corporate Center which is a mix of office, light industrial, retail,
and commercial uses, including a variety of restaurants.
South Valle
The South Valle Project Area was adopted on July 9, 1984 and spans 292 acres. The Project Area is located
south of the 1-10 Freeway within the southern portion of the city limits. South Valle is adjacent to the
commerce center of the Southeast Industrial Park and Sub-area 2 of the Tri-City Project Area.
South Valle is ideal for commercial and light industrial and is within the sphere of two commercial and
industrial centers. The Project Area has rail service through the center with a transcontinental truck terminal
located adjacent to the project at the southwest corner of Hunts Lane and Redlands Boulevard.
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18
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
PROJECT AREAS
EXHIBITI-2
SAN BERNARDINO MERGEO AREA A
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
.-.-------------- _.--_._._._.._-~-_..,.__. -..---------.----.- -..-..--...- . --
CITY AND AGENCY FINANCIAL CAPACITY
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 expenses that cannot be
paid from the City's General Fund. The EDA oversees the use of tax increment revenue generated from the
Agency's Project Areas. The Common Council elected to borrow $1.3 million from the Agency to offset the
$2.7 million General Fund deficit at the August 17, 2009 meeting. As of December 8, 2009, the City is
predicting a General Fund Budget shortfall to be greater than prior estimate of $2.7 million and anticipates a
shortfall of $4.9 million' The Director of the EDA, Emil Marzullo believes 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 the city to pay its own
cost without borrowing from the agency."' The Agency typically covers more than $5.0 million annually in
General Fund costs.
The General Fund shortfall is due to many factors including the downturned economy. The City predicted a
6% decrease in city-wide assessed valuation between FY 2008-09 and 2009-10, that in reality decreased by
17%.6 This significant drop in assessed valuation has strained the City's capacity to fund projects relying on
the General Fund. The City has also experienced increased losses in both sales tax revenue and business
registration fees. In addition, the State Department of Finance determined a $1.0 million overpayment to the
City in FY 2008-09 that will be adjusted for in FY 2009-10. The City is looking for ways to balance the
General Fund without relying on tax increment revenue generated in the Project Areas to support capital
improvement projects.
Tax increment generated in the Project Areas is also yielding lower amounts than predicted by the Agency
due to decreased assessed valuations. Five of the 14 Project Areas in the City are experiencing budget
shortfalls and limit the financial capacity of both Agency and City capital projects funded by tax increment
revenue. Two of the Project Areas suffering from budget shortfalls include the CCN and Tri-City Project
Areas and are part of the area included in Merged Area A.
The Central City Projects were established over 30 years ago as part of the City's effort to eliminate blight in
the oldest area of the City. The Central City Projects encompass the core of the City's downtown urban area.
Declining building quality has exacerbated decay and economic disparity in the area. Properties that were
once financially viable have become vacant or have been demolished leaving behind vacant properties. In an
effort to mitigate the rapid decline of the area, special legislation codified in Article 14 of the CRL was enacted
in the 1970's to provide a mechanism to address the financial constraints to redeveloping the Central City
Projects. Although the special legislation helped alleviate some of the financial constraints at the time, blight
still persist in the area and additional financial investment to eliminate remaining economic and physical blight
in the area is necessary. Due to extraordinarily high land cost, demolition and remediation cost,
redevelopment of the Central City Projects has been impaired. As a result, development opportunities have
shifted from the downtown area to the SEIP and Tri-City Project Areas, further exacerbating decline in the
downtown area. The Merger and Amendments are needed to provide financial stability and to eliminate
remaining blight throughout Merged Area A.
4 Heather Gray, City of San Bernardino Office of the City Manager, ~Cjty of San Bernardino combats higher than expected Budget
Shortfall, December 8, 2009.
5 Chris Richard, "Financial subsidies spell trouble in San Bernardino's government", The Press Enterprise, August 24, 2009.
6 Heather Gray, City of San Bernardino Office of the City Manager, "City of San Bernardino Experiences Budget Shortfall, November 18.
2009.
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Description of Remaining Blight
SECTION A: DESCRIPTION OF REMAINING BLIGHT
OVERVIEW
Pursuant to CRL Sections 33354.6, 33333.10, and 33486, findings of significant remaining blight in
Merged Area A must be made to complete the Merger and Amendments. This Section of the Report
details the remaining blight in Merged Area A, including a map of Merged Area A that identifies the
portion, if any, that is no longer blighted, the portion that is blighted, and the portion that contains
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 A is predominantly urbanized.
MERGED AREA A DEMOGRAPHICS
The demographic profile of Merged Area A 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
community. As this Section documents, a significantly higher poverty rate, lower household median
income, and lower educational attainment in Merged Area A indicate that the financial capacity of
residents in the Project Areas is significantly limited, particularly when compared to the entire City and
County. Thus, the ability to maintain and invest in property improvement is impacted. In addition to the
restricted financial capabilities of residents, demographic data shows that only 14.3% of homes located in
Merged Area A are owner occupied, compared to 45% for the City and 55.6% for the County.? Owner
occupied units are typically better maintained than rental units. According to the California Building
Industry Association, "Homeowners work to maintain the value of their investment, which translates into a
greater concern for neighborhoods and surrounding communities. When citizens become homeowners,
they become stakeholders as well. By increasing the number of stakeholders, communities not only
enjoy increased stability, but aiso benefit from a new spirit of revitalization.". Furthermore, absentee
landlords often evaluate the success of their investment based on annual net operating income which
results in less focus on and investment in the long-term maintenance and future livability of their
properties. In an area where residents earn significantly less than the rest of the City and where the
majority of residents live in renter occupied homes, the cost of maintenance and repairs is difficult to
overcome. Limited financial resources and a low percentage of owner occupied units reflect the need for
continued financial assistance to successfully redevelop Merged Area A.
POPULATION, HOUSEHOLDS, AND HOUSEHOLD MEDIAN INCOME
Table A-1 depicts the 2009 population, number of households, and the household median income for
Merged Area A, each of the Project Areas, the City, and the County. The median household income in
Merged Area A of $19,962 is only 52% of the City's and 37% of the County's median household income.
7 Based on demographic data provided by ESRI Business Analyst, 2009
8 Alan Nevin,' -neownership in California,. California Building Industry Association, September 9,2008,
http://www.cbi ( ']/go/cbia/publicationsl.
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
_________ _M...___ _..__..________ _.__" _. -___,
Population and Household Demographics Table A-1
San Bernardino Merged Area A
2009 Total 2009 T olal 2009 Median Area
Area Acres Population Households Household Income
County 12,833,600 2,059,757 613,854 $53,848
City 37,120 208,335 60,536 $38,445
Merged Area A 2,390 7,204 2,459 $19,962
CCE 173 1,594 445 $18,276
MlCC 93 560 292 $9,898
CCN 141 2,025 702 $16,339
CCS 437 248 85 $33,126
SEIP 834 402 105 $46,651
South Valle 292 1,741 650 $24,067
Tri-City 421 634 180 $27,541
Source: ESRI Business Analyst Online and U. S. Census Bureau
POVERTY LEVELS AND UNEMPLOYMENT RATES
Table A-2 presents the poverty levels and unemployment rates in Merged Area A, the City, and the
County. Merged Area A has a poverty rate that is 63% higher that of the City, and 184% higher than that
of the County. Over 38% of the households in Merged Area A live at or below the poverty level,
compared to 23.5% in the City and 13.5% in the County. Unemployment rates in Merged Area A are also
much higher than in the City or the County; 22.5% of Merged Area A residents are unemployed,
compared to 19.4% in the City, and 15.7% in the County. Though data for Merged Area A is not
available, 38.3% of City residents receive some form of financial public assistance, including food stamps,
CaIWORKS, and MediCal. This assistance is valued at more than $450 million per year.
Unemployment and Poverty Rates Table A-2
San Bernardino Merged Area A
2009 Civilian Percent Below
Area Unemployed Poverty Level
County 15.7% 13.5%
City 19.4% 23.5%
Merged Area A 22.5% 38.4%
CCE 20.9% 48.4%
MlCC 34.0% 67.3%
CCN 30.1% 31.7%
CCS 16.9% 27.4%
SEIP 13.2% 19.8%
South Valle 14.3% 35.3%
Tri-City 27.8% 37.0%
Source: ESRI Business Analyst Online
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
u_______ ________.._ .. _______Pr~lilllinary ~ep()rt
EDUCATION
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 A 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 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,
"researchers in the field of economics are beginning to identify child development investments as the
most cost effective strategies for long-term economic development."9 By providing children with a strong
educational foundation through investment in early childhood development, there is greater long-term
return on earning potential.
Table A-3 shows the level of educational attainment for persons 25 years of age or over in Merged Area
A, the City, and the County. The percent of persons over the age of 25 without a high school diploma is
44.1% in Merged Area A, compared to 35.1% in the City and 25.8% in the County. The percentage of
persons over the age of 25 with at least a college degree is also lower in Merged Area A (9.4%) than the
City (11.6%) and the County (15.9%). These statistics relate directly to higher unemployment rates and
lower household income levels in Merged Area A as previously discussed. These conditions combine to
create an environment where investment in building maintenance is difficult to achieve.
Educational Attainment (25 years of age and over) Table A-3
San Bernardino Merged Area A
No High School Bachelor's Degree
Area Degree High School Degree or HIgher
City 35.1% 53.3% 11.6%
County 25.8% 58.3% 15.9%
Merged Area A 44.1% 46.5% 9.4%
CCE 57.4% 40.9% 1.7%
MlCC 62.1% 36.7% 1.2%
CCN 50.5% 46.0% 3.5%
CCS 61.1% 36.2% 2.7%
SEIP 46.0% 48.9% 5.1%
South Valle 19.2% 51.7% 29.1%
7ft-City 57.1% 37.3% 5.6%
Source: ESRI Business Analyst Online
S "Making Cities Stronger: Public Library Contributions to Local Economic DeveloPrMnt," lJrtlan Libraries Council, 9 Sap:I'l llef
2008, http://www.urbanlibraries.org! fileslmaking_cities_stronger .pdf.
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"11"3
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
______. __ __ __._____ __.._.Pr:~ir11in~1)' _R~p~J!
DEFINITION OF BLIGHT
CRL Sections 33030 through 33039 describe the conditions that constitute blight in a redevelopment
project area. A blighted area is one that necessitates the creation of a redevelopment project area
because the 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 contain findings that both (1) significant blight remains within Merged Area A and (2)
the blight cannot be eliminated without the adoption of the Merged Plan. For the purpose of this Section,
the definition of "significant" is assumed to be "of a noticeably or measurably large amount"'. and/or
"important and of a magnitude to warrant Agency assistance:"
CRL Section 33030 defines a blighted area as one that contains both of the following:
1. An area that is predominantly urbanized and is an area in which the combination of
physical and economic blighting conditions is so prevalent and so substantial that it
causes a reduction of, or lack of, proper utilization of the area to such an extent that it
constitutes a serious physical and economic burden on the community that cannot
reasonably be expected to be reversed or alleviated by private enterprise or
governmental action, or both, without redevelopment.
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.
A blighted area that meets the conditions above can also be characterized by the existence of inadequate
public improvements. CRL Sections 33035 and 33036 contain legislative findings and declarations that
explain the effect that blighted areas have on project area inhabitants and property owners. Blighted
areas create physical and economic liabilities to the community that require redevelopment in order to
protect the 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 conditions in a community using redevelopment tools benefits not only a project area
but the entire community.
10 "Significant~ Merriam-Webster's Collegiate Dictionary. 10th ed. 1998.
11 Definition per CRL Section 33333.10(c)(2)
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
___ _ _ __ ____ ___ .__w_______.__ _.. _ ___ ~relimi"-"ry Report
URBANIZATION
The City was established in 1857 and is one of the oldest communities in the State of California. As of
2006, the City was the 18th largest city in California, and the 1 01 stlargest city in the United States." The
City is largely urbanized and is part of the greater Inland Empire Metropolitan Area.
Pursuant to CRL Section 33320.1 (d), the requirement for Merged Area A to be predominantly urbanized
applies to redevelopment plans adopted (or amendments adding territory) after January 1, 1984. Out of
the seven Project Areas, six were adopted prior to January 1, 1984. The South Valle Project Area was
adopted after January 1, 1984 and satisfied urbanization requirements at the time of adoption. The
Merger and Amendments do not propose to add new territory so there is no requirement to make
additional urbanization findings.
To qualify for inclusion in a project area, the area must be "predominantly urbanized" as defined by CRL
Section 33320.1(b). The "predominantly urbanized" requirement is met if no less than 80 percent of the
iand within the project area:
. Has been or is developed for urban uses; or
. Is an integral part of one or more areas developed for urban uses, which are surrounded or
substantially surrounded by parcels, which have been or are developed for urban uses.
While the CRL specifies the percentage of an area that must be urbanized to qualify for redevelopment, it
does not define "urbanized." Several California courts" 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 characteristics of the surrounding uses. Characteristics to be considered include
density, surrounding development, existence of public facilities, parcel size, and availability of public
transit, among other things. Second, because land is vacant does not mean it is not urbanized. Likewise,
because land has improvements does not mean it is urbanized. Again, it is important to look to the
characteristics of the area. 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 are included.
CRL Section 33344.5(c) requires the Report include a description of Merged Area A sufficient to
determine that the area is predominantly urbanized. Although no area is being added by the Merger and
Amendments, the following responds to the requirements of CRL Section 33344.5(c)(1 )-(6):
. Merged Area A includes 2,390 acres.
. Merged Area A does not include any acres characterized by the conditions described in
paragraph (4) of subdivision (a) of CRL Section 33031 for the purpose of determining
urbanization.
. Merged Area A does not include any land in agricultural use (as defined by Government Code
Section 51201(b)).
. Merged Area A includes 462 acres of vacant land. However, these vacant parcels are spread
throughout Merged Area A, are surrounded by parcels developed with urban uses, and are
therefore are an integral part of an area developed for urban uses.
12 Table 1: Annual Estimates of the Population for Incorporated Places Over 100,000, Ranked by July 1, 2006 Population: April 1 ,
2000 to July 1, 2006" (CSV). 2005 Population Estimates. United States Census Bureau, Population Division. 2007..Q6-28.
http;//www.census.gov/popestlcities/tabteslSUB-EST2006-01.csv. Retrieved 2007-06.28. See also: List of United States cities by
population
13 CounlyofRiverside v. City of Mu"ieta (Cal. App. 4th Dist.1998); Friends of Mammoth v. Town of Mammoth (Cal. App. 3rd Dist.
2000); Graber v_ Gity of Upland (Gal. App. 4th Dist. 2002).
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
.. _._______ ___.__~___.__.. Prelim~n.ary Rep()rt
. Approximately 80.6% of the area in Merged Area A is developed with urban uses, and the vacant
parcels (comprising 19.4% of the total area of the Merged Area A) are an integral part of an area
developed for urban uses.
Table A-4 provides a summary, by the seven Project Areas, of the land that is currently developed with
urban uses and the vacant land in Merged Area A. It indicates that 1,928 acres, or 80.6%, of the total
2,390 acres that constitute Merged Area A have been or are developed for urban uses; the vacant areas
are an integral part of an urbanized area. Merged Area A meets the current "predominantly urbanized"
requirement of the CRL.
Project Area A Urbanization Analysis Table A-4
City of San Bernardino Redevelopment Agency
Developed
Project Area Total Acreage Vacant land Land
CCE 173 22 150
M/CC 93 7 86
CCN 141 15 126
CCS 437 120 317
SEIP 834 185 649
South Valle 292 31 261
Tri-City 421 81 340
Merged Area A 2,390 462 1,928
Source: Metroscan
Maps of Merged Area A, presented in Exhibits A-1, A-2, and A-3, illustrate the portions of Merged Area A
that are developed and the portions that remain vacant. They also illustrate that the vacant parcels are
surrounded by urban uses.
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
URBANIZED PARCELS
EXHIBIT A-1
SAN BERNARDINO MERGED AREA A
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
URBANIZED PARCELS - NORTHERN PORTION
SAN BERNARDINO MERGED AREA A
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
. _.___ .______ ._____ ____m___PrelirninaryRep~rt
PHYSICAL BLIGHT AND ECONOMIC BLIGHT
Section 33031(a) of the CRL describes the conditions that cause blight as follows:
Physical Blight Defined ...
Section 33031 (a) of the CRL describes
physical conditions that cause blight as
follows:
1. Buildings in which it is unsafe or
unhealthy for persons to live or work.
These conditions may be caused by:
a. Serious Building Code violations
b. Serious dilapidation and
deterioration caused by long-term
neglect
c. Construction that is vulnerable to
serious damage from seismic or
geologic hazards
d. Buildings suffering from faulty or
inadequate water or sewer utilities
2. Conditions that prevent or substantially
hinder the viable use or capacity of
buildings or lots. These conditions may
be caused by:
a. Buildings of substandard, defective,
or obsoiete design, or construction
given the present general plan,
zoning, or other development
standards
3. Adjacent or nearby incompatible land
uses that prevent the development of
those parcels or other portions of the
project area.
4. The existence of subdivided lots that are
in multiple ownership and whose
physical development has been
impaired by their irregular shapes and
inadequate sizes, given present general
plan and zoning standards and present
market conditions.
@RSG
Economic Blight Defined ...
Section 33031(b) of the CRL describes
economic conditions that cause blight in the
following manner:
1. Depreciated or stagnant property
values.
2. Impaired property values, due in
significant part, to hazardous wastes on
property where the agency may be
eligible to use its authority as specified
in Article 12.5 (commencing with Section
33459).
3. Abnormally
a. High business vacancies
b. Low lease rates
c. High number of abandoned
buildings
4. A serious lack of necessary commercial
facilities that are normally found in
neighborhoods, including grocery stores,
drug stores, and banks and other
lending institutions.
5. Serious residential overcrowding that
has resulted in significant public health
or safety problems. As used in this
paragraph "overcrowding" means
exceeding the standard referenced in
Article 5 (commencing with Section 32)
of Chapter 1 of Title 25 of the California
Code of Regulations.
6. An excess of bars, liquor stores, or
adult-oriented businesses that has
resulted in significant public health,
safety, or welfare problems.
7. A high crime rate that constitutes a
serious threat to the public safety and
welfare.
120
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
---- ----_.._..-..-------~-_. -'-- '._-, '.- --~--_._-_. -----.-.. .-.-- ---~----_. ----.-.
BLIGHT STUDY APPROACH AND METHODOLOGY
RSG team members conducted a parcel-by-parcel survey from the public right-of-way ("Field Survey") on
September 29 - 30, 2009.14 RSG prepared a survey instrument that provides an electronic survey sheet for
each parcel within Merged Area A. 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 A
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 (6) Photos. Each section allows the surveyor to record the existence of a particular condition,
and to make field notes.
The Deterioration and Dilapidation section is designed to note such conditions as: faulty weather protection;
broken windows or doors; broken or deteriorated roofing materials, eaves, overhangs, or exterior building
materials: damaged or missing foundations; doors or windows that are out of alignment; sagging, split or
buckled roof support structure; split, leaning or buckled wall supports or columns; broken or deteriorated
chimneys; and substandard exterior plumbing.
The Defective Design section is designed to note such conditions as: inadequate pedestrian access,
inadequate vehicular access; substandard exterior building materials; poorly constructed building additions;
and a lack of natural light and ventilation.
The Substandard Design section is designed to note such conditions as: inadequate loading facilities;
excessive lot coverage or inadequate setbacks; garbage, debris, stagnant water, or combustible materials;
outdoor storage or production; inadequate or lack of parking.
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
uninhabited.
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 one Associate (5+ years of experience in redevelopment and
planning), two Senior Analysts (3+ years of experience), and three Analysts (2+ years of experience). Each
team member had prior experience in conducting field surveys and all team members received training before
commencing the survey. The purpose of the training was to review the 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 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 slowly drove through Merged Area A to adequately
assess parcel conditions and stopped at parcels that needed closer examination or to photograph conditions.
The teams also drove down alleys, when accessible, to survey the rear of buildings. During the survey, each
team member was assigned a particular task. One member drove the vehicle and called out specific
conditions they observed while another team 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. Thus, three members per team jointly made the
determination of what conditions existed and to what extent. Additionally, RSG staff was accompanied by
Agency staff familiar with Merged Area A.
During the Field Survey, each parcel was evaluated to determine the presence of serious dilapidation or
deterioration by examining building components (roof, chimney, eaves and overhangs, plumbing, exterior
14 The consulting firm retained for the Merger and Amendrftle'nts it; Rosenow Spevacek Group, In .
consulting firm that has been in business for over 30 years,.,nd t!a$ worked with the Agency for tt
@RSG
RSG'). RSG ill a ;ulllvelopmenl
!y 20 years.
121
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
-----_._---_.__...._----------~-----_.. _.,.._...._~-_._,_._. -.--
building materials, walls, foundation, windows, doors, weather protection, and wiring). Survey forms were
noted if one of these components was present and appeared to cause the structure or lot to be significantly
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
in stucco, deteriorated external building materials, exposed wiring, inadequate weather protection, roofing
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.
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
buildings was noted to assist in examining Merged Area A market conditions. Names and contact information
for properties with "for lease" or "for sale" signs were noted as references to gain insight from market area
brokers and real estate professionals.
OTHER PHYSICAL AND ECONOMIC RESEARCH
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
dates, etc.); code enforcement records; DataQuick information (home values and sales); environmental
databases of the Department of Toxic Control Substance, State Water Resources Control Board, and US
Environmental Protection Agency; CoStar Market Reports (lease rates and vacancy rates); ESRI Business
Analyst Reports (demographic and market data); FBI and City crime data; and US Census data.
MERGED AREA A PHYSICAL AND ECONOMIC BLIGHT CONDITIONS
The Field Survey was undertaken to evaluate the condition of structures and parcels, document the
occurrence of vacant buildings, and locate inadequately sized lots in Merged Area A. The focus was to
identify conditions that pose a health and safety threat to occupants or visitors. The Field Survey generated
parcel information (2,624 parcels) in Merged Area A, covering the entire 2,390 acres of Merged Area A.
RSG used the Field Survey to obtain a broad-spectrum understanding of the blighting conditions present in
Merged Area A. Additional research and investigation beyond the Field Survey were also undertaken and a
detailed description of both physical and economic blighting conditions found from all 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. The location of
physical and economic blighting conditions in Merged Area A is presented in Exhibits A-4, A-5, and A-6.
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.
@RSG
122
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
BUGHTED PARCELS
SAN BERNARDINO MERGED AREA A
EXHIBIT A-4
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@RSG
123
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
BLIGHTED PARCELS - NORTHERN PORTION
EXHIBIT A-5
SAN BERNARDINO MERGED AREA A
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@RSG
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
"_~__.__ '.__"'~ _______________ ___~.,__._ ____~__.__._._._...__ ....___.._.....___,..__._._._._.__.__....__.__n _""0__'_'_'____ ___._.__._.._____ __ _ _ '. 0' __n' .._._._
This remainder of this Section of the Report provides a detailed analysis and discussion of the physical
and economic conditions of blight remaining in Merged Area A. Below is a summary of the physical and
economic blighting conditions that affect Merged Area A:
. A total of 296 serious code violation occurred in Merged Area A since July 1, 2008. The most
prevalent types of serious code violation in Merged Area A are trash, debris, and storage (35%)
and condition of structures (27%).
. As of January 9, 2010, 53% of serious code violations occurring since July 1, 2008 remain open
in Merged Area. This is much higher when compared to the rest of the city of which only 38% of
violations remain open.
@RSG
.
There are 15% more unmitigated serious violations per parcel in Merged Area A than in the rest
of the city.
The Field Survey identified 148 parcels, or 8% of developed parcels, that were seriously
dilapidated and deteriorated in Merged Area A. The South Valle Project Area is the most
severely impacted by dilapidated and deteriorated structures (23% of the parcels).
Approximately 24% of all structures in Merged Area A are 40 or more years old. Of those 19%,
were found to be seriously dilapidated and deteriorated.
The number of sewer line complaints has been increasing since 2005.
There are six locations in Merged Area A that are in low pressure zones, where existing
infrastructure is deficient for the purpose of providing emergency water in the event of a fire.
By 2020, water capacity demand in Merged Area A will be 45% more than the current
infrastructure capacity.
There are 22 buildings in Merged Area A that are unreinforced masonry buildings that are
susceptible to earthquakes.
At least 33 buildings in Merged Area A require liquefaction reports and mitigation measures.
Currently in Merged Area A, 22% of residential parcels, 18% of commercial parcels, and 34% of
residential parcels do not meet minimum lot size requirements. In total, 479 lots (22%) in Merged
Area A parcels do not meet minimum lot size requirements.
Out of the 479 lots that do not meet minimum lot size requirements, 231 (48%) are in multiple
ownership. Of the 269 inadequately sized commercially zoned parcels in Merged Area A, 107
(40%) are in multiple ownership. Similarly, 58 (44%) of the 131 inadequately sized industrially
zoned parcels, and 66 (68%) of the 97 inadequately sized residentially zoned parcels are in
multiple ownership.
The northeast portion of the Tri-City Project Area is not currently served by sewer utilities.
Commercial retail sale prices have decreased by 28% since 2005 and are sold for $27.44 per
square foot less than the City's average sale price. The CCS Project Area has been the hardest
hit by declining sale prices and experienced a 16% decrease between 2007 and 2008.
Commercial office sale prices have remained stagnant from 2005 sale prices decreasing in value
by 1%.
Industrial property sales dropped by 13% between 2007 and 2008 and dropped an additional
48% in 2009.
Merged Area A has suffered a 62% decline in median home sale price from 2005 to 2009.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
126
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
._______ __ .___ ______________ "reliminary _Report
. Merged Area A office lease rates are 36% less than surrounding areas. Office vacancy rates for
the City, inclusive of Merged Area A, are 35.6% higher than surrounding areas.
. Merged Area A industrial lease rates are greater than surrounding areas, but industrial buildings
have a 36.1 % vacancy rate as a result.
. Merged Area A retail lease rates are $.21 to $.4g less than surrounding areas.
. Merged Area A contains 66.91 % of all active and 49.43% of all inactive hazardous waste sites in
the City. Merged Area A also contains two of the City's eleven superfund sites.
. Within Merged Area A, there are a total of 35 active liquor licenses, or 4.9 liquor licenses per
1,000 residents, compared to a total of 346 liquor licenses, 1.72 per 1,000 residents, in the rest of
the City. Merged Area A also received a greater number of Alcoholic Beverage Control violations
per persons in 2009 than the City.
. Merged Area A has a crime rate that is 309% greater than the rest of the City. Of the 9,267 Part
1 Crimes15 committed in the City, 12.9% of them occurred in Merged Area A.
PHYSICAL BLIGHT IN MERGED AREA A
CRt. 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 development in the area. In order to assess physical blight in Merged Area A, 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 be adversely affecting the health and safety of persons in Merged Area A,
as well as the adverse economic 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. The location of physical blighting conditions present
in Merged Area A is presented in Exhibits A-7 and A-B.
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.
Physical blighting conditions propagate further decline of an area and deter economic development
activities by private investors. CRt. Section 33036(a) declares that conditions of blight further perpetuate
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.
15 Part 1 Crimes include aggravated assault, burglary, criminal homicide, forcible rape, robbery, theft, and vehicle theft.
@RSG
127
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
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SAN BERNARDINO MERGED AREA A
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C)
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
---,- -..----.-.-. ',-- -.-. ,.--- ..---. "-'~"-'-' ---.'.---.--. .. -- -"....-..- . ~_.,- - '-'--- -- - -.-
Unsafe and Unhealthy Buildings
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 andlor
inadequate water and sewer utilities.
Code Violations
Pursuant to CRL Section 33031 (a), serious violations of local or state codes are a cause of unsafe and
unhealthy buildings for persons to live or work. Buildings and structures that do not meet current uniform
building requirements, or other locally mandated codes ensuring human health and safety, pose a threat to
the workers, patrons, and residents of an area, 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 indicative of
physical blight in an area,
The City of San Bernardino Code Enforcement Department ("Code Department") 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,
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
compliance complaints rather than proactively seeking code violations, While regular patrols are not
scheduled, officers will initiate new cases for obvious offending properties as they travel to other inspections.
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
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. Additionally, the Code Department's Rental Inspection Program requires that every
single-family home, duplex, or triplex rental property in the city be inspected at least once a year to ensure
tenants and landlords of residential rental properties comply and maintain with applicable city codes and laws.
The Code Department estimated that thirty percent (30%) of single family homes in the city are rental
properties and account for a disproportionately high percentage of neighborhood code violations diverting
staff time and negatively impacting surrounding properties.
The Code Department provided RSG with a list of code violations observed by code enforcement officers
throughout the city from July 1, 2008 through January 9, 2010. The Code Department has defined over 120
classifications of violations, ranging from improper placement of trash receptacles to structures that are unfit
for human occupancy. Of these, 60 classifications of violations pose a threat to the safety and welfare to the
community and are considered serious violations pursuant to the CRL definition of blight. Violations that
merely caused an eyesore or inconvenience (e.g. animals, construction hours, nuisance, shopping carts, tree
cutting) were not included as serious violations posing a threat to safety and welfare. A complete listing of all
Code Department violation classifications can be found in Appendix 2. Merged Area A contains 32 serious
violation classifications which are described in Table A-5.
16 San Bernardino Municipal Code Section 15.04.015 (2009)
@RSG
~
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
" ..~-,._.-._---._-------_.-.._-_.. -- -- ._.__._---_._..__..~-------------_._-- -- -- --- ------ ..,. - - ---,.- .~
Descriptions of Code Violations That Affect Health and Safety Table A-S
San Bernardino Merged Area A
Violation Types Descriotion
Abandoned Building Buildings which are abandoned, partially destroyed, or penm itted to
remain unreasonably in a state of partial construction.
Whenever the building or structure has been so damaged by fire, wind,
earthquake or flood, or has become so dilapidated or deteriorated as to
become (i) an attractive nuisance to children; (ii) a harbor for vagrants,
criminals or immoral persons; or as to (iii) enable persons to resort
Attractive Nuisance thereto for the purpose of committing unlawful or immoral acts. -
Immediately board all openings leading into the property according to
Federal Housing Administration Board-Up Standards. The property
owner shall immediately secure the property to prevent injury, obtain
permits to rehabilitate or demolish the structure(s) and make all
necessary corrections.
All improvements on the property, including, but not limited to buildings,
garages, carports, porches, gates, fences, doors, windows, roofs,
Condition of Structures gutters, signs, permanent or temporary structures, stairs, handrails,
retaining walls and trash enclosures shall be painted I preserved and
maintained in good repair and condition. Paint or preservatives shall not
be wom, peeling or cracking.
Dampness of Habitable Room Dampness of habitable rooms.
Defective or Lack of Weather Defective or lack of weather protection for exterior wall coverings,
Protection including lack of paint, or weathering due to lack of paint or other
approved protective covering.
Deteriorated, Crumbling, or Deteriorated, crumbling or loose plaster.
Loose Plaster
The minimum net clear opening height dimension shall be 24 inches
Egress Windows Minimum (610 mm). The minimum net clear opening width dimension shall be 20
Dimensions inches (508 mm). The net clear opening dimensions shall be the result of
normal operation of the opening.
General Dilapidation or General dilapidation or improper maintenance.
Imorooer Maintenance
Electrical wiring which was installed in violation of code requirements in
effect at the time of installation, or electrical wiring not installed in
Hazardous Electrical Wiring accordance with generally accepted construction practices in areas
where no codes were in effect or which has not been maintained in good
condition, or which is not being used in a safe manner shall be
considered substandard.
@RSG
131
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
_____________ ____ . .________ ~~eli~inary ~eport
Mechanical equipment which was installed in violation of code
requirements in effect at the time of installation, or mechanical
Hazardous Mechanical equipment not installed in accordance with generally accepted
Equipment construction practices in areas where no codes were in effect, or which
has not been maintained in good and safe condition, shall be considered
substandard. - The property owner shall take immediate action to correct
the substandard condition.
The accumulation of weeds, vegetation, junk, dead organic matter,
Hazardous or Insanitary debris, garbage, offal, rat harborages, stagnant water, combustible
Premises materials and similar materials or conditions on a premises constitutes
fire, health or safety hazards which shall be abated in accordance with
the procedures specified in Chapter 11 of this code.
Plumbing which was installed in violation of code requirements in effect
at the time of installation or plumbing not installed in accordance with
generally accepted construction practices in areas where no codes were
in effect, or which has not been maintained in good condition, or which is
Hazardous Plumbing not free of cross-connections or siphonage between fixtures shall be
considered 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.
No building or structure shall be used or occupied, and no change in the
existing occupancy classification of a building or structure or portion
Illegal Use I Occupancy thereof shall be made until the building official has issued a certificate of
occupancy 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.
Whenever any portion of a building or structure remains on a site after
Incomplete Demo I the demolition or destruction of the building or structure, or whenever
Abandoned Structure any building or structure is abandoned for a period in excess of six
months so as to constitute such building or portion thereof an attractive
nuisance or hazard to the public.
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132
SAN BERNARDIND MERGED AREA A MERGER & AMENDMENTS
.. _.__ ._._..______ ____ _____.. _..._...___. ~elirninary .Report
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 requirements in effect at the time of their construction or
whose exit facilities have not been increased in number or width in
relation to any increase in occupant load due to alterations, additions or
Insufficient Exits 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 their construction, buildings or
portions thereof shall be considered substandard when the building
official finds that an unsafe condition exists through an improper location
of exits, a lack of an adequate number or width of exits, or when other
conditions exist that are dangerous to human life.
Insufficient Roof I Ceiling or Members of ceilings, roofs, ceilings and roof supports, or other horizontal
Their Supports members that are of insufficient size to carry imposed loads with safety.
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
lack of Heat must 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 correct the substandard condition.
lack of hot and cold running water to plumbing fixtures in a dwelling unit
lack of Hot & Cold Water- or lodging house. - Water service is required in all occupied units for
Home dwelling/residential purposes. Failure to restore water service within 72
hours from the date of this notice may result in the removal of the
occupants.
lack of Minimum Ventilation lack of minimum amount of natural light and ventilation required by this
code.
lack of Required Electrical lack of required electrical lighting.
Liahtina
lack of /Improper Bathroom lack of, or improper water closet, lavatory, bathtub or shower in a
dwelling unit or lodging house. - The property owner shall take
Fixtures - Home immediate action to correct the substandard condition.
lack of /Im proper Kitchen lack of or improper kitchen sink in a dwelling unit. - The property owner
Sink in a Dwelling shall take immediate action to correct the substandard condition.
lack of /Improper Required lack of improper operation of requ'red ventilating equipment.
Ventilatina Eauioment
@RSG
133
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
.__.____ ____________ __ ___ 0- ,."___._________________.__ .______ ___ __ __~._ . __'_-0
Buildings and structures, and parts thereof, shall be deemed in a safe
and sanitary condition. Devices or safeguards which are required by this
Maintenance of Structures code shall be maintained in conformance with the code edition under
which installed. The owner or the owner's designated agent shall be
responsible for the maintenance of buildings and structures.
Property maintained in such condition as to become so defective,
unsightly, or in such condition of deterioration or disrepair that the same
causes appreciable diminution of the property values of surrounding
properties or is materially detrimental to proximal properties and
improvements. This includes, but is not limited to, the keeping or
disposing of, or the scattering over the property or premises, including
Property Maintenance sidewalks, of any of the following: (1) Lumber, junk, trash or debris; (2)
Abandoned, discarded, or unused objects or equipment such as
automobiles, automobile parts, trailers, campers, boats and buses, and
similar objects or equipment; (3) Any device, decoration, design, fence,
structure, or vegetation which is unsightly by reason of its condition or its
inappropriate location; (4) Wood or paper signs in deteriorating condition;
(5) 'Anv wall, fence or hedae.
Whenever any building or structure is in such a condition as to constitute
a public nuisance known to the common law or in equity jurisprudence.
Immediately board all openings leading into the property according to
Federal Housing Administration Board-Up Standards. - Immediately
Public Nuisance board all openings leading into the property according to Federal
Housing Administration Board-Up Standards. The property owner shall
immediately secure the property to prevent injury, obtain permits to
rehabilitate or demolish the structure{s) and make all necessary
corrections.
Rodent and Vermin Control Property shall be free from infestation of termites, insects, vermin or
rodents.
Whenever any portion thereof has been damaged by fire, earthquake,
wind, flood or by any other cause, to such an extent that the structural
Structural Damage strength or stability thereof is materially less than it was before such
catastrophe and is less than the minimum required of the Building Code
for new buildings of similar structure, purpose or location.
Property shall be free of trash, litter, debris, packing boxes, lumber, junk,
salvage materials, broken or inoperative furniture, appliances,
Trash, Debris, and Improper machinery, equipment, any furniture {except for furniture specifically
Storage designed for outdoor use(, including, but not limited to furniture on
porches, balconies, sundecks and in front yards, and any other
improperly stored personal property causing an unsightly appearance.
@RSG
134
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
__~ ___~________ _____ _____ ..~relirninary ~eport.
Whenever a building or structure, used or intended to be used or
intended to be used for dwelling purposes, because of inadequate
maintenance, dilapidation, decay, damage, faulty construction or
Unfit for Human Occupancy arrangement, inadequate light, air or sanitation facilities, or otherwise, is
determined by the health, officer to be unsanitary, unfit for human
habitation or in such a condition that is likely to cause sickness or
disease,
Structures or existing equipment that are or hereafter become unsafe,
insanitary or deficient because of inadequate means of egress facilities,
inadequate light and ventilation, or which constitute a fire hazard, or are
otherwise dangerous to human life or the public welfare, or that involve
illegal or improper occupancy or inadequate maintenance, shall be
Unsafe Structure deemed an 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, The property owner shall immediately
secure the property to prevent injury, obtain permits to rehabilitate or
demolish the structurelsl and make all necessarv corrections.
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
Unsafe Walking Surface panic. - Immediately repair or replace all damaged surfaces, and if
necessary, the property owner shall immediately secure the property to
prevent injury, obtain permits to rehabilitate or demolish the structure( s)
and make all necessary corrections.
Property which has an overgrowth of vegetation or the accumulation of
debris so as to constitute a fire hazard or likely habitat for vermin. Mow,
Vegetation I Fire Hazard trim and remove all overgrown, dead, diseased vegetation within 72-
Hours; and remove all miscellaneous junk, trash and debris from the
property.
Based on occurrences of serious violations in Merged Area A since July 1, 2008, as detailed in Appendix 2,
the most prevalent are described below:
.
"Trash, Debris, and Storage" - 35% (103 out of 296) of all open serious violations in Merged Area A
involve excessive amounts of trash and debris being stored outdoors, potentially causing a fire or
safety hazard. Fire can more easily spread when there is debris strewn across an area normally
devoid of material. In some cases, the amount of trash and debris stored outside was so extreme that
it blocked access to the structures. Additionally, excessive trash and debris can easily rot and provide
shelter for dangerous bacteria and vermin.
"Condition of Structures" - 27% (81 out of 296) of Merged Area A open serious violations were
structures displaying various levels of deterioration and neglect. Unprotected surfaces, warping
weather protection, splintering porch railing, and crumbling concrete stairwells are just a few of the
conditions that were observed. This visible damage can lead to deterioration of the structural frame
and cause wood rot and structural instability. Additionally, improperly protected or damaged exteriors
allow water to seep into the interior of the structure, causing growth of mold and bacteria on insulation
and plaster boards. Mold and bacteria can infect the air and cause serious health ailments such as
asthma and pneumonia.
.
@RSG
i35
SAN BERNARDINO MERGED AREA A MERGER 8< AMENDMENTS
Preliminary Report
__ __ _..___._..._._______._~___ _"_.~_____._.____.__n_____..____~..._ __...... _..n__ __
o "Hazardous Electrical Wiring" - 6% (19 out of 296) of open serious violations in Merged Area A
involved wiring that posed significant safety threats. Dangerously exposed wires from light fixtures,
outlets, or fuse boxes can easily electrocute building occupants or potentially ignite fires. Poorly wired
additions or appliances are susceptible to shorts and can easily ignite fires as well.
o "Maintenance of Structures" - 3% (12 out of 296) of Merged Area A open serious violations occur in
structures where doors, windows, fire extinguishers, sprinkler systems, heating 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.
o "Hazardous Mechanical Equipment" - 3% (8 out of) of open serious violations in Merged Area A
involve the improper installation of mechanical equipment. In many cases, the exhaust vents for the
water heater, washer and dryer units, or the heating and air-conditioning units were installed
improperly. Some mechanical equipment did not have the necessary exhaust vents at all. The
exhaust gases from these machines contain can pollute the interior air and potentially poison or
seriously harm building occupants.
Table A-6 shows a summary of the number of serious violations per 1,000 parcels in Merged Area A
compared to the rest of the city to determine the impact of serious violations on the community. Higher
violations per 1,000 parcels mean 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.
Summary of Serious Code Enforcement Violations Since 7/1/2008 Table A-6
San Bernardino Merged Area A
Area Total Total Open Open Closed Closed % of Remaing
Studied Area Violations per Violations per Violations per
Parcels Violations 1,000 Parcels Violations 1,000 Parcels Violations 1,000 Parcels Open Violations
Merged Area A 2,624 296 112.8 158 60.2 138 52.8 53%
San Bernardino Excl. 55.370 7.750 140.0 2,911 52.6 4,839 87.4 38%
Merged Area A
Source: San Bernardino Code Enforcement Department as of 1/0912010; San Bernardino GIS Department
A total of 296 serious code violation occurred in Merged Area A since July 1, 2008. As of January 9, 2010,
53% (or 158 serious violations) remain open in Merged Area A posing a threat to the health and safety of
residents and workers. During the same timeframe, open violations in the remainder of the city have been
corrected much quicker than in Merged Area A. Only 38% (2,911 violations) of serious violations remain open
in the remainder of the city. The higher percentage of open serious violations in Merged Area A shows that
serious violations are taking longer to get addressed there. Consequently, significant threats to the health and
safety of the community persist longer in Merged Area A.
There are 62.2 open serious violations per 1,000 parcels in Merged Area A, which is approximately 15%
greater than the remainder of the city (52.6 open serious violations per 1,000 parcels)." In other words, there
are 15% more unmitigated serious violations per parcel in Merged Area A than in the rest of the city. This
higher concentration of open violations illustrates that property owners are more likely to neglect their
, roperties in Merged Area A. Additionally, higher concentrations of neglect can lead to negative perceptions
fa compare the magnitude of violations across the two different aleaS, the number of violations in each a
p moor of parcels of each respective area.
@B;G
a was divided by the
..~
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
_ __~__u___________' __________ . _.Preliminary ~epo~t
of the area, inciting even further neglect by property owners who do not believe there would be value in
maintaining their properties.
The 158 open serious violations in Merged Area A are located on 63 parcels. Most of these violations occur
in the residential areas of Central City North, Central City East, and South Valle Project Area. Exhibits A-9
and A-10 show the locations and quantity of open serious violations in Merged Area A.
~RSG
137
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
SAN BERNARDINO MERGED AREA A
EXISTING HEALTH AND SAFETY CODE VIOLATIONS. NORTHERN PORTION
EXHIBIT A.9
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Open Code Violations
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D Southeast Industrial Park
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Sources: Sources: San Bernardino Code Enforcement Deparlment;
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@RSG
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
_________ ______ ._________ PrE!!irninary RE!po'!
DilaDidation and Deterioration
The Field Survey found 148 parcels had structures that were seriously dilapidated and deteriorated and are
illustrated in Exhibits A-11 and A-12 at the end of this discussion. These structures were fairly well spread
throughout Merged Area A, however the CCN and South Valle Project Areas had the highest concentrations
of dilapidated structures. Table A-7 below shows a summary of the deteriorated and dilapidated structures
observed in Merged Area A. In the South Valle Project Area, 23% of the developed parcels had structures
that showed signs of significant deterioration and dilapidation. The same is true for 10% and 9% of the
developed parcels in the CCN and CCS Project Areas, respectively. By the time this level of deterioration is
visible to the street, the damage warrants major and costly repairs (see Figure 1). To compound the physical
blight, this visible deterioration can incite further disinvestment in the immediate area, causing other property
owners to neglect their properties and possibly deflating property values.'.
Summary of Observed Deterioration and Dilapidation Table A-7
San Bernardino Merged Area A
Number of Parcels with % of Area Developed
Deterioration and Parcels with Deterioration
Project Area Dilapidation and Dilapidation
Central City East 18 7%
Meadowbrook/Central City 0 0%
Central City North 46 10%
Central City South 29 9%
South Valle 42 23%
Southeast Industrial 13 4%
TriCitv 0 0%
148 8%
Source: Field Survey of Sept. 29 and 30, 2009
Serious structural dilapidation and deterioration indicates a prolonged lack of maintenance and can pose
significant hazards to the health and safety of those who use the structure. For example, faulty or missing
weather protection leaves the underlying support structures exposed. Water can easily enter the structure,
causing the interior wood to rot and grow mold, seriously affecting the interior air quality and structural
integrity. This poses significant health risks to those who occupy and use the structure as breathing mold-
infected air can lead to pulmonary infections and pneumonia. Furthermore, rolling support structures are less
able to support the loads for which they were designed and can lead to the roof and ceiling materials
collapsing onto those who use or occupy the structure.
Sagging and broken rooftops expose the underlying structure to the elements as well, but also can allude to a
shifting in the structural frame and foundation. Such damage compromises the structural integrity of the
building and can lead to condemnation or even collapse if not quickly remediated. Exterior power wires that
are not properly tied together or fastened to the structure, such that they can be easily detached or reached
by children, pose a significant safety hazard as they can easily fall and cause fires or electrocute building
occupants.
The following photos and descriptions of buildings in Merged Area A are a sampling of the buildings which
showed significant deterioration and dilapidation as observed during the Field Survey. The remaining photos
and descriptions of blighted buildings and properties observed during the Field Survey can be found in
Appendix 1.
18 Robert A. Simons, Roberto G. Quercia, and Ivan Marie, ~The Value Impact of New Residential Construction and Neighborhood
Disinvestment on Residential Sales Price,~ Journal of Real Estate Research, 1998, 147.
@RSG
140
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
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Photos A-1 and A.2: This multi-family residential structure on East 5th Street in the CCE Project
Area is seriously dilapidated. The front exterior wall is missing siding where an awning used to be
attached, leaving the interior insulation and support structure exposed to the elements. Water can
easily enter the structure, causing the interior wood to rot and grow mold, seriously affecting the
interior air quality and structural integrity. This poses significant health risks to those who occupy and
use the structure as breathing mold-infected air can lead to pulmonary infections and pneumonia.
The roof is not finished and has its beams exposed. All the windows are boarded and the front door
is out of alignment. This suggests that the foundation is deteriorating and is no longer able to fully
support the weight of the structure. The building has been neglected for quite some time and its
questionable structural integrity poses a safety threat to those who may use it. Further deterioration
to the roof or foundation could easily lead to roofing materials and supports caving in or collapsing on
those inside the building.
@RSG
---~'.'-
I 4'
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
Photos A-3 and A-4: This single family residence on Gardena Street in the South Valle Project Area
suffers from many years of neglect. Both pictures above show deteriorating eaves and warping
exterior siding. The storage shed lacks proper roofing and instead uses plastic tarps to keep out
water. Water can easily enter the structure, causing the interior wood to rot and grow mold, seriously
affecting the interior air quality and structural integrity. This poses significant health risks to those
who occupy and use the structure as breathing mold-infected air can lead to pulmonary infections and
pneumonia.
The bottom picture shows and extreme amount of dangerously exposed exterior wires that sag down
to chest level and are precariously attached to both structures on the property. This is a significant fire
and safety hazard as these wires could easily detach for many reasons and ignite anyone of the
many pieces of refuse that litter the yard. Wires leading to the shed may mean that it has been
illegally converted into another residence, the substandard conditions of which would p.ose serious
health and safety hazards.
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
'/
Photo A.S: The roof of this single family dwelling on Arrowhead Avenue in the CCS Project Area is
warped and sagging, which suggests that the foundation has been compromised and can no longer
support the weight of the structure. The building poses a safety threat to those who occupy it as it in
danger of collapsing on them.
In addition, the building has holes and cracks along the base of its side wall near the structure's
foundation. Water, mold, and pests can easily enter and rot and infect the interior of the structure,
rapidly deteriorating the supports and foundation thus further compromising the building's structural
integrity. Mold will infect the air, putting the building's occupants at risk for pulmonary infections and
pneumonia. Furthermore, the house has multiple broken windows leaving the building's interior
vulnerable to poor weather conditions and representing disinvestment by the property owner.
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143-
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
Photo A-6: This single family residence on Spruce Street in the CCN Project Area exhibits a number
of physical deterioration and dilapidation conditions. The eaves and overhangs are deteriorated and
no longer protected from the elements. The exterior wood paneling comprising the fa~ade of this
property has holes and cracks throughout and lacks an adequate layer of weather protection. Water
and bacteria can easily enter the interior of the structure and rot the frame or cause significant health
issues through the increased growth of mold. Mold wi Ii infect the air, putting the building's occupants
at risk for pulmonary infections and pneumonia.
At the point where the main power lines connect to the structure, there are exposed, open-ended
wires which pose a significant fire and safety hazard.
Furthermore, the building addition shown at the right of the photo was constructed of plywood sheets,
a substandard building material, and may not be structurally sound. Those who use this part of the
building may be in danger from falling debris.
@RSG
~-
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
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Photo A.7: The building materials on this structure on Gardena Street in the South Valle Project Area
are broken and damaged and do not appear to be structurally sound. The exterior of the building is
extremely damaged with whole pieces of siding falling off and away from the structure. This is a
serious danger to anyone who uses or walks near the building as they may be injured by falling
building materials. In addition, the site is littered with garbage, debris, and potentially harmful
materials.
@RSG
f45
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
2-
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Photo A.8: The structure on this property on Caroline Street in the South Valle Project Area exhibits
faulty weather protection. The building's eaves have cracked and become worn and have, in some
cases, been hastily replaced by untreated sheets of plywood. The roofing materials have also warped
and cracked in many places. Water can easily enter the structure, causing the interior wood to rot
and grow mold, seriously affecting the interior air quality and structural integrity. This poses
significant health risks to those who occupy and use the structure as breathing mold-infected air can
lead to pulmonary infections and pneumonia.
There are also open-ended electrical wires dangling from the exterior light fixture which pose a
significant safety hazard as they can easily fall and cause fires or electrocute building occupants.
Furthermore, a shed or storage container in the back appears to have been converted to a living
space, as a cable satellite has been Installed on top of the structure.
@RSG
146
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
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Photos A-9 and A-l0: The industrial buildings shown in the above pictures are on Stoddard Street in
the CCS Project Area. In the first picture, the structure's roof is warped and sagging and the tiles are
peeling away from the structure itself. This presents structural safety hazards as either the
foundation or roof supports (or both) are damaged to the point where the roof itself warps in such an
erratic fashion. The roof and supports could potentially fall on a person who uses or walks near the
building.
Additionally, this dilapidated roof cannot adequately protect the interior from the elements, promoting
further deterioration. As can be seen in the bottom photo, the structure has holes peppered across its
walls and near its foundation. If not repaired, such conditions could lead to additional deterioration,
further jeopardize the structure's integrity, and allow mold to grow on the interior frame and insulation.
Breathing mold-infected air can iead to puimonary infections and pneumonia.
@~SG
--147
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
__ _~_____ _ ________ ___~re.l~l11_in~ryReport
As buildings age, it is normal for them to experience certain levels of deterioration and dilapidation. Typically,
this is mitigated by regular maintenance and general upkeep of the structure and surrounding property.
However, lack of maintenance will allow nonnal wear and tear to accumulate, deteriorating the structure to the
point where it may be unsafe and unhealthy for people to use.
Figure A-1 provides an illustration of the economic realities if routine building maintenance is not undertaken
in a timely manner. First minor and then major building failures occur over time. The cost of renovating the
building increase exponentially over the years. Ultimately, structural failures occur and the building cannot be
recovered. Conversely, if preventive maintenance to address normal wear is routinely accomplished, the
building's structural integrity is maintained. Frequent investment into routine maintenance is the best way to
assure the long-term integrity of a structure.
Figure A-1
Illustration of Relationship Between Maintenance and Cost
1 Structural failures occur
---------------------------------;~---------7-
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Structure not usable I /
---------------------------------------------~
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3 Start of major failures
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Nannal wear
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Time in years
.
Preventive
maintenance
Total cost ofmajorrepair(C)
Tota] cost of minor repair (8)
Total cost of preventive maintenance (A)
PREVENTIVE MAINTENANCE (bottom line) not only costs markedly less in aggregate than repairing
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.
This diagram is adapted from Preventive Maintenance qrBuildings (New York: Van Nostrand Reinhold,
1991).p.3.
Dilapidation and deterioration are a natural phenomenon of aging structures where routine maintenance and
upkeep are 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. As stated in Stewart Brand's book, How Buildings Learn; What Happens After They're
Built, a lack of maintenance results in buildings becoming unusable, with the threat of structural failure. Brand
states that:
"...due to deterioration and obsolescence, a buifding's capital value (and the rent it can charge)
about halves by twenty years after construction. Most buifdings you can expect to completely
refurbish from eleven to twenty-five years after construction. The rule Cf thumb about abandonment
is simple.. .if repairs wiff cost half of/he value of/he buifding, donY bothltr. .
It is no surprise, therefore, that a structure's condition is often directly correlat. d' with its age. According 0
data obtained through the Metroscan database, approximately 24% ot all str1lc.lres in Merged Area A WE e
@RSG
~
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
___ __ __ _ _____ . . __ _ ~___~.l"l!li~l1ary Report
built 40 or more years ago. Of those, 19% were found to have significant levels of deterioration and
dilapidation during the Field Survey. Looking at it another way, 77% of all the buildings that were found to
have significant levels of deterioration and dilapidation are 40 years of age or older.
@RSG
1"""49
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
SAN BERNARDINO MERGED AREA A
DETERIORATED AND DILAPIDATED STRUCTURES - NORTHERN PORTION
EXHIBIT A-11
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
Faultv or Inadeauate Sewer Utilities
According to Section 33031 (a)(1) of the CRL, faulty or inadequate sewer utilities may cause unsafe or
unhealthy conditions in buildings in which people work or live. Damaged, broken, or blocked sewer lines can
cause raw sewage leaks and spills which may pollute groundwater sources or create unsanitary conditions in
the adjacent buildings and streets. Certain diseases, such as Norwalk Virus 19 or Giardiasis20, can be
contracted by coming into contact with or ingesting water or infected seafood that has been contaminated by
raw sewage.
The San Bernardino Department of Public Services ("DPS") inspects and maintains the sewer systems
throughout the City. Issues related to sewer system functions are brought to the attention of the DPS either
through complaints or through a proactive inspection process that seeks to inspect every sewer line in the
City over a five-year period (2008-2012). The DPS has provided RSG with the inspection reports for sewer
lines in Merged Area A from the last three years; these reports relate the quality and severity of issues
encountered during both complaint-driven and routine inspections.
Table A-8 summarizes the sewer pipe inspections in Merged Area A that occurred from 2006 through 200821,
the issues uncovered during those inspections, the severity of the problems, and whether these issues were
found due to complaints or through routinely scheduled inspections.
19 Information on the NOlWalk Virus can be found on the California Department of Health Website-
htlp:/Iwww.cdph.cB.gov/Healthlnfo/discond/PageslNorovirus.aspx
20 Information on Giardiasis can be found on the California Department of Health Website-
http://www.cdph.ca.gov/Healthlnfo/discond/PageslGiardiasis.aspx
21 Inspection reports for 2009 have not been included as the year has not yet come to a close.
@RSG
152
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
_______n_____ ,____._____,._.___ .. ..__ ....____._._...._____._._ __ ___..___ ____.___ ..__'_' _'_._._..__." .____.' ___,_.____n_.._..__________ _. ____ '.0" _~__..___ "0_
Sewer Line Inspection Reports
San Bernardino Merged Area A
Table A-a
Location
Complaint 01
Routine
Inspection
Observed Issues Severity
Court & Sierraway
Complaint
Sagging sections, multiple
cracks, medium amount of
roots penetrating through
walls, and severely offset joint Severe
Inland Center & Adell Complaint Severe
2nd & Lugo Complaint Severe
2nd & Mt. View Complaint Moderate
4 &F Routine Mild
Routine Mild
Routine
Oak east of D Street Routine Moderate
The above summary shows that most of the moderate and severe issues were uncovered due to complaint-
initiated inspections and that the number of complaints has been increasing over time. The severe problems
required immediate allention and expensive remediation, generally resulting in the replacement of sections of
pipe. According to the DPS, installation of new sections of pipe can range from $500 to $2,000 per foot,
depending on the difficulty of the installation.
Moderate issues, however, were resolved through more expedient and less expensive temporary repairs,
such as adding additional lining to pipes with minor cracks or culling out medium sized root systems that had
penetrated the pipes. While these problems may have been temporarily fixed, the underlying issues that
caused the damages were not necessarily alleviated and will likely cause more damage in the near future.
Replacing multiple sections of sewer pipeline is prohibitively expensive. Furthermore, the increasing number
of severe problems occurring illustrates that the sewer system may need more than just temporary repairs.
@RSG
153'
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
As more problems begin to surface, health and safety risks will increase as well. This, combined with the
resulting odor of a failing sewer system, may hamper the successful redevelopment of the area.
Faultv or Inadeauate Water Utilities
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. Of the many ways an inadequate water utility can affect
the health and safety of building occupants, deficient flow of water to fire hydrants puts people and buildings
at particular risk in the event of a fire.
Deficient Fire Flow
The Water Facilities Master Plan ("WFMP") prepared for the San Bernardino Municipal Water District
("SBMWD") in 2007 identifies seven specific locations in its lower pressure zone where the existing
infrastructure is deficient for the purposes of providing emergency water in the event of a fire:' According to
the SBMWD, only one of these deficient areas has been remediated, leaving six deficient areas remaining. Of
these six areas, three are in Merged Area A which covers less than a third of the lower pressure zone. Below
is a summary of the locations and issues involved with the three areas that have deficient fire flow.
Location
Description
Southwest of Waterman Ave.
and Central Ave.
Local lines in this area are not properly integrated with the larger
transmission lines in the area. Additional ties along Waterman Ave. and
Central Ave. are recommended and approximately 3,000 feet of 12-inch
diameter replacement pipelines are needed in this area to augment fire
flow capacity.
South of 3'. 51. between Mt.
Vernon and G St.
The distribution facilities in this commercial and industrial area are
significantly deficient as the existing 6-inch and 8-inch pipelines have
limited transmission capacity. Approximately 12,000 feet of replacement
transmission lines ranging in diameter from 12 to 20 inches are needed
in this area to correct the existing deficiency.
East of Waterman and south
of 10 Freeway
This is a localized fire flow issue at the easterly end of Commercial
Road as the existing 6-inch pipeline is not capable of handling the
required fire flow. The construction of 1,300 feet of 12-inch diameter
pipeline along Commercial Road is needed to address the current
deficiency.
The WMFP further states that the cost to replace existing pipeline is approximately $120 per linear foot23.
Therefore, the cost to install pipeline that can sufficiently handle fire flow demands in these areas will be
$360,000, $1,440,000(+), and $156,000, respectively, totaling almost $2 million.
22 The lower pressure zone is the largest pressure zone in the S8M' 'D's service area and generally covers the area south of Baseline
Street to the southerly border {If the Cily, of San Bernardino.
23 The WMFP quotes the replacemern;cost for new 8-inch pipe at $1!J 0er foot. The cost to install new 12-inch and 20-inch pipeline
sufficient for fire-flow will be sigf'ific:mtly higher.
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
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While the SBMWD has identified the costs to upgrade the facilities, the responsibility of paying for most of the
upgrades falls upon the private developers who wish to build in these areas, due to increased demands on
infrastructure capacity. According to the San Bernardino Fire 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 deficient fire flow to these areas proves to be a significant safety hazard and hinders the viable
use of adjacent property. The additional cost of upgrading these pipelines, which currently must be borne by
the developer, may prevent the redevelopment of these properties, therefore prolonging the safety hazards
resulting from significantly deficient fire flow.
Insufficient Capacity
Another issue related to inadequate water utilities is the ability for the water distribution system to adequately
deliver water to meet the demand of all uses that are served by it. The WFMP states that while currentiy
meeting demand, the existing system will not be able to meet the projected demand in 2020. Currently, the
supply capacity is approximately 29,000 gpm (gallons per minute). By 2020, demand is expected to grow
42,000 gpm in the low pressure zone, which is approximately 13,000 gpm (45%) greater than the existing
supply capacity. To meet this demand and to account for what might be the greatest demand during peak
usage times, the WFMP projects that an additional 21,300 gpm supply will be needed. This would require
additional water supply, storage facilities, pumping stations, and delivery facilities. As 2020 is only ten years
away, redevelopment funds may be a necessary source to assist in financing what will surely be an expensive
capital improvement project.
Construction Vulnerable to Seismic or Geoloaic Hazards
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
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
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
be overdue for a major earthquake, and are both capable of earthquakes measuring more than 7.5 on the
Richter Scale". 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
occurring on the San Jacinto Fault. Structures lacking modern earthquake-resistant design present health
and safety risks in the event of seismic activity. The City's Building Department maintains the iist of
unreinforced masonry ("URM") buildings throughout the City.
An ordinance establishing a program for mitigation of seismic hazards associated with buildings containing
URM bearing walls was adopted by the Common Council in 2006.25 The purpose of the 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 walL2. As depicted in Table A-9, there are 22 buildings on
the City's URM list in Merged Area A. Of the 22 URM buildings, 16 have not had any type of retrofitting.
During earthquakes, these structures pose a significant threat to the safety and welfare of people in or near
the buildings. Of the 16 non-retrofitted buildings in Merged Area A, three have been vacant for more than one
year. According to the City Ordinance, these building 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 Section below. The current
cost of retrofitting a URM building generally exceeds $25,000 and is a deterrent to siesmic retrofitting. 27
According to Agency staff, the Agency previously allocated $150,000 to a fund to help defray the cost of
24 USGS, Forecasting California's Earthquakes, April 14, 2008, httD.//oubs,usasaov/fs/2008/3027/fs200B-3027.odf .
25 The "Hazard Mitigation Reduction in Unreinforced Masonry Buildings" was adopted by'City Council on February 21, 2006.
26 City of San Bernardino "City of San Bernardino Municipal Code" htto:l/www.ci san- "
bern ard i no _ ca . us/ civicalfil eba n k/blobdl cad, a SD ?Blob I 0 = 2554.
27 Chris Richard, "Seismic Safety on Shaky Ground," The Press Enterprise, March 31. 2008.
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
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retrofitting URMs within the City, but the fund was eventually closed without any of the funds being used.
Property owners indicated that, despite the Agency support, the cost of retrofitting the URMs remained too
high.
In addition to the 16 unreinforced masonry buildings in Merged Area A, a five-level parking structure that
serves City Hall and the Carousel Mall also fails to meet current seismic building standards. According to a
1994 engineering survey, the structure "does not have adequate strength to resist code predicted seismic
design loading".
Unreinforced Masonry Buildings Table A-9
San Bernardino Merged Area A
Merger Area Address Status Vacant Since Retrofit Cost Estimate
CCN 467-473 W 4th St Occupied $99,700
CCN 376 N D St Occupied $34,600
CCN 362-366 N D St Occupied $81,000
CCN 377 NESt Retrofitted
CCN 584 W 5th St Retrofitted
CCN 350-360 N D St Retrofitted
CCN 361-369 NESt Retrofitted
CCN 475 W 4th St Retrofitted
CCN 479 W 4th St Retrofitted
CCN 474 W 5th St Vacant Closed 12/04 $21,000
CCN 370 N D St Vacant Closed 1/04 $37,000
M/CC 157 NESt Occupied Not Available
M/CC None - Parking Structure Occupied
CCE 116-122 E 3rd St Occupied Not Available
CCS 408 S Arrowhead Ave Occupied $2,500
CCS 299S E St Occupied Not Available
CCS 207 S E St Occupied Not Available
CCS 239SESt Occupied $11,300
CCS 304SESt Occupied $9,000
CCS 186SGSt Occupied $81,000
CCS 777 W Rlallo Ave Occupied Not Available
CCS 355SESt Reduced Occupancy $7,300
CCS 170SESt Vacant Closed 1989 $29,000
, Retrofit Cost Estimates were conducted in 1993. Current costs may be higher.
Source: City of San Bernardino
A report on URM buildings prepared by the USGS in 2008 states that unreinforced masonry buildings have
performed poorly in earthquakes due to their "inherent brittleness, lack of tensile strength, and lack of
ductility:'. 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 during earthquakes. EERI further claims that, "URM [unreinforced masonry]
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 A is liquefaction. Liquefaction is defined by the US
Geological Survey as a "physical process which can occur during an earthquake [in which] clay-free soil
28 R. Hess ~Unreinforced Masonry (URM) Buildingsn The ShakeOut Scenario Supplemental Study, United States Geological Survey, May
2008.
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
_~u_____.____ _________ Preliminary Report
deposits (primarily sands and silts) temporarily lose strength and behave as viscous fluids, resulting in ground
failure." This "has been the cause of considerable damage during earthquakes." All of the CCS, CCE, and
Tri-City Project Areas fall within a high-risk liquefaction zone, as do portions of the CCN, MICC, SEIP and
South Valle Project Areas. The area is high-risk due to its location within the regional groundwater basin
known as the Bunker Hill Basin. Due to the unique hydrogeology of the Bunker Hill Basin, the western portion
of the basin in and around the Downtown area of the City of San Bernardino 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'. Liquefaction is an ongoing risk in the event of an earthquake in the
area. Groundwater management agencies in the area must therefore carefully balance basin replenishment
and extraction activities to maintain lower-risk groundwater levels.
Paragraph A 1-4 of section 15.08.50 of the San Bernardino Municipal Code describes buildings that require
liquefaction reports and mitigation measures. These standards require reports and mitigation measures for
buildings of more than two stories, and for various public gathering places, such as churches and stadiums,
and essential facilities, including police and fire stations, schools, and hospitals. Possible mitigation
measures are not described in the Municipal Code, but frequently include a variety of densification,
hardening, or structural techniques." At least 33 buildings within Merged Area A meet the City's current
standard to require liquefaction reports and mitigation measures. Of these buildings, construction dates are
available for 11, and 5 of those buildings were built before 1989, when the current standards for mitigating
liquefaction risks were adopted.
The locations of URM buildings in Merged Area A relative to the San Jacinto Fault and high-risk liquefaction
zones are shown in Exhibit A-13. Sample photographs and descriptions of URM buildings follow.
29 San Bernardino Valley Water conservation District, Municipal Service Review (2003), p. 3.
3OSouthem California Earthquake Center, "Guidelines for Analyzing and Mitigating liquefaction in California," March 1999.
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
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URMS AND UQUEFACTlON RISK
SAN BERNARDINO MERGED AREA A
t/
; '.
EXHIBIT A-13
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,
legend
. URMs in Merged Area A
- San Jacinto Fault
_..~="l High Liquefaction Risk
t=] Central City North
~ Central City East
t=] MeadowbrookICentral City
a:::::J Central C~y South
t=] SOutheast Industrial
t=] Tri,C~y
E:::J SOuth Valle
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
.
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Photo A-11: This unreinforced masonry building, located at 299 South E Street, exhibits several signs of
physical blight, including a roof that is sagging and buckling and a dilapidated, poorly constructed addition that
was built of substandard materials. Both conditions could lead to unsafe or unhealthy conditions in the
building. The building is occupied by an auto glass tinting business and an auto speaker business.
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
...
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Photo A-12 and A-13: This unreinforced masonry building at 304 South E Street houses an adult bookstore.
Its roof has deteriorated to the point that it no longer provides effective weatherproofing, and could lead to
unhealthy conditions and further damage to the building.
@RSG
160
~' Viability." Merriam-Webster's Gl egiate Dictionary. 10th ed. 1998.
;,l~ \ 'efer to Appendix 2 for a summar of building, construction, and development standards.
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
. _..___________ ___ _______Preliminary Report
The proposed Merger and Amendments will ensure the Agency has the financial capacity to continue to
address unsafe buildings, such as the URM buildings described above, through the projects and programs
described in Section B.
Conditions Hindering the Viable Use or Capacity of Lots or Buildings
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 under the current general
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.,,31
Substandard Lot Sizes
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 building, construction, and development standards by zoning designations throughout the City.
These provisions are enforced to protect the safety, health, peace, and general welfare of the public, as well
as to ensure orderly deveiopment throughout the City.
Table A-10 presents data on lots which do not meet lot size requirements based on the Development Code.32
The Development Code requires that lots meet size requirements to be developed or redeveloped to the
development standards under current zoning. Existing buildings on lots which do not meet these standards
may remain, however, if these lots were to be redeveloped they would need to meet the current standards.
Currently in Merged Area A, 22% of residenliallots, 18% of commercial lots, and 34% of industriallols do not
meet size requirements. Many of these lots were developed and occupied under prior zoning regulations or
before the establishment of lot size requirements. Lot size requirements were imposed to promote and
protect public health, safety, and welfare. Exhibits A-14 and A-15 illustrate locations throughout Merged Area
A where lots do not meet size requirements.
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
-- --..-.-. .-------- _.~_...__.. - --_._-_._-----_.._-----~...,._------_..__._----_._._-_..---- - --. _.--,~
Lots Which Do Not Meet Size Requirements Table A-10
San Bernardino Merged Area A
Number of Total Number
Project Area Zoning Inadequate Lots of Parcels 1 Percentage
CCS Commercial 177 390 45%
Industrial 84 157 54%
Residential 0 0 0%
Total 261 547 48%
CCE Commercial 50 128 39%
Industrial 0 0 0%
Residential 23 177 13%
Total 73 305 24%
M/CC Commercial 16 154 10%
Industrial 10 24 42%
Residential 0 2 0%
Total 26 180 14%
CCN Commercial 1 339 0%
Industrial 0 0 0%
Residential 73 231 32%
Total 74 570 13%
South Valle Commercial 11 148 7%
Industrial 9 92 10%
Residential 1 29 3%
Total 21 269 8%
SEIP Commercial 8 242 3%
Industrial 28 107 26%
Residential 0 0 0%
Total 36 349 10%
Tn-City Commercial 6 77 8%
Industrial 0 0 0%
Residential 0 10 0%
Total 6 87 7%
Project Area A Commercial 269 1.478 18%
Industrial 131 380 34%
Residential 97 449 22%
Total 497 2,307 22%
1/ Total parcels include only commerciai, residential, and industrial parcels. 120 Special Purpose
District parcels (public facilities), 5 Right-of-Way parceis, and 2 Railroad parcels were not included
because they do not contain minimum lot standards. There were also 70 parcels which didn't
contain the necessary data to analyze and were also not included.
Source: First American MetroScan Information Service & San Bernardino eitv GIS
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
LOTS NOT MEETING SIZE REQUIREMENTS - NORTHERN PORllON
EXHIBIT A-14
SAN BERNARDINO MERGED AREA A
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Size Requirements
D Central City Nonh
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o Central City East
Sources: ESRJ, C;ty of San Bamardino GIS Department.
and MetroScan
o 0,1 0.2
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@RSG
163
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
______ ________________ Prelim~nary Report
Financial Viability of Lots Not Meeting Size Requirements
The financial viability of lots not meeting size requirements was examined for Commercial General ("CG-1")
and Industrial Light ("IL") zones. CG-1 and IL zones were selected because they contained the greatest
concentrations of lots not meeting size requirements in Merged Area A. CG-1 lots represent 23% of all
commercial lots not meeting size requirements and IL lots represent 79% of all industrial lots not meeting size
requirements. Table A-11 provides a summary of the median size of lots which do not meet size
requirements in the CG-1 and IL zones. The Development Code states that lots in the CG-1 zone should be
at least 10,000 square feet and that lots in the IL zone should be at least 20,000 square feet. As shown on
Table A-9, the median size of lots in the CG-1 zone which do not meet size requirements is 6,281 square feet,
or 37% less than the requirement. The median size of lots in the IL zone which do not meet size
requirements is 6,912 square feet, or 65% less than the requirement.
Analysis of Substandard Sized Lots Table A-11
San Bernardino Merged Area A
Commercial Industrial
General (CG-1) Light (IL)
(Square Feet) (Souare Feet)
Median Lot Size 6,281 6,912
Source: First American MetroScan Information Service & San Bernardino City GIS
Development pro formas for CG-1 and IL zoned lots which do not meet size requirements were prepared
using the median lot sizes shown in Table A-11 to determine if it is feasible to develop or reinvest on lots of
this nature while maintaining profitability. The pro formas show that new development on CG-1 and IL lots is
not financially viable because the revenues resulting from the new structures would not cover the costs to
construct the buildings. In other words, there is a financial feasibility gap for projects constructed on CG-1
and IL lots which do not meet size requirements, because of the development restrictions placed on those
lots. Pro formas were also completed for CG-1 and IL lots which meet the size requirements in the
Development Code. These pro formas showed that it is financially feasible to develop lots in the CG-1 and IL
zones which meet size requirements per the Development Code.
The pro formas, shown as Tables A-12 through A-15, present economic analyses of the costs and revenues
to develop CG-1 and IL lots which do not meet size requirements. The pro formas use the median lot sizes
identified in Table A-1 as the basis for the analysis. Lot coverage factors, maximum heights, and parking
requirements were indentified in the Development Code and used to determine the building size which could
be developed on these lots." The IL zone allows for a maximum lot coverage of 75% and the CG-1 zone
allows 50%. Parking requirements significantly constrain development on lots which do not meet size
requirements. The CG-1 zone requires 1 space for every 250 square feet of building space. The parking
ratios for buildings in the IL zone vary with building size. The pro forma for the IL zoned lot which does not
meet size requirements uses a parking ration of 1 space for every 500 square feet of building space. The pro
forma for the IL zoned lot which meets size requirements uses a parking ratio of 1 space for every 1,000
square feet of building space. Due to the small size of the lots which do not meet size requirements,
subterranean parking is infeasible and surface parking must be utilized. Subterranean parking is infeasible on
these smaller lots because the size of the lots cannot accommodate adequate ingress and egress, as well as
parking stalls. Merged Area A is also located within a liquefaction ~or~ ~iCh would make subterranean
33 Development Code Chapter 19.06 details CG-1 standards and Chapter 19.08 details IL standards.
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SAN BERNARDINO MERGED AREA A MERGER 8< AMENDMENTS
Preliminary Report
parking more difficult and costly, if not infeasible. See the URM portion of this report for more information
regarding liquefaction zones.
The pro form as 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, have been analyzed to assess the feasibility of the project. 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 mal1<et rates or RSG's database
for like expenses. Operating 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, Colliers International, and LoopNet average lease rates for comparable
properties in the City were utilized; the assumed rental rate for IL zones was $1.15 psf/month and for CG-1
zones was $2.00 psf/month.
/L Zoned Parcels of Inadequate Size
The pro forma presented in Table A-12 represents the development of a light industrial/flex building located in
an IL zone on a 6,912 square foot lot. This type of building would typically house office,
research/development, or light manufacturing uses. The lot size requirement set forth in the Development
Code for the IL zone is 20,000 square feet. This project is economically infeasible because development
costs exceed the value of the project by $60,921, creating a feasibility gap in that amount. The pro forma
presented in Table A-13 represents the development of a light industrial/flex building located in an IL zone on
a 20,000 square foot lot, which is the lot size requirement set forth in the Development Code. The analysis
concludes that this project would be feasible and would produce an additional profit of $10,843 for the
developer, which is in addition to the typical developer fees already included in the pro forma.
The pro formas shown in Tables A-12 and A-13 indicate that it is not economically feasible to develop IL
zoned lots which do not meet size requirements. However, the same pro formas show that it is economically
feasible to develop IL zoned lots which meet size requirements. In addition to being economically infeasible
the pro formas presented in Tables A-12 and A-13 indicate that a developer would need to contribute a higher
percentage of their own equity to a project on a IL zoned lot which does not meet size requirements. A
developer would need to contribute equity equal to 25.3% of project costs for the development of an IL zoned
lot which does not meet size requirements. Comparatively, a developer would only need to contribute equity
equal to 15.1 % of project costs for the development of an IL zoned lot which does meet size requirements.
Developers will typically try to invest as little of their own equity into a project as possible, which makes the
development of industrial lots which do not meet size requirements less likely. In order for the development
of IL zoned lots which do not meet size requirements to become economically feasible lot consolidation would
need to occur to increase the size of those lots.
@RSG
166
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
Substandard IndustrIal Lot. Pro Fonna Table A-12
San Bernardino Merged Area A
Site Characteristics
lot Square Feet 6.912
Lot Coverage Maximum 0.75
Spaces (@ 300 SF per space) 8
Building SF per Space 500
Industrial Building (SF) 3,750
Prolect Cost SF/UNITS/SP PER SF/SP TOTAL
Acquisition Costs 6,912 $7.50 $51,840
Total Acquisition Costs $51,840
CONSTRUCTION:
Offsite/tnfrastructureJUtilities 6,912 $9.00 $62,208
Site Costs (including landscaping) 6,912 $2.00 $13,824
Parking (Surface; per space) 8 $1,350 $10,800
Industrial Building Cost (Shell) 3,750 $42.78 $160,425
FFE and Tenant Improvements 3,750 $5.00 $18,750
Contractor Fee & General Conditions 14.0% $9.23 $34,616
Contingency 10.0% $8.02 $30,062
Total Construction $88.18 5330,685
Total Land & Construction $382.525
%of $ per Bldg.
SOFT COSTS: construction 5o.Ft. Total
A&E I Consultant Fees 6.0% $3.96 $14,835
Public Permits & Fees 5.0% $5.10 $19,126
Taxes, Insurance, Legal & Accounting 3.0% $2.65 $9,921
Marketing 5.0% $4.41 $16,534
Developer Fee (G&A I Profit) 12.0% $10.58 $39,682
Contingency 10.0% $2.67 $10,010
Total Soft Costs 33.3% $29.36 $110,109
FINANCING:
Construction Interest 6.5% $5.51 $20,656
Financing Fees 3.0% $3.10 $11,618
Total Financing $8.81 $32,275
Total Project Cost $139.98 $524,909
Industrial Rental Income
Gross Annual Rental Income 3,750 s.f. $13.80 $51,750
(Less): Vacancy & Collection 15.0% of Gross Income ($7,7631
Gross Effective Income $43,988
Operating Expenses 7.5% of Gross Effective Income ($3,299)
Property Management 5.0% of Gross Effective Income ($2,199)
Reserves 3.0% of Gross Effective Income ($1,320)
Total Expenses ($6,818)
Net Operating Income $37,169
Cap Rate 8.00%
Total Project Revenue $464.618
(Less) Development Costs (524,909)
Profit/(Feaslbllity Gap) ($60,291)
Source: See Appendix 3 . Pro Forma Sources and Assumptions
@RSG_
167
SAN BERNARDINO MERGED AREA A MERGER 8< AMENDMENTS
_ _ _ __ . _~__._____ PrelirT1.inary Rep~rt
Adequate Industrial Lot - Pro Forma Table A-13
San Bernardino Merged Area A
Site Characteristics
Lot Square Feet 20,000
Lot Coverage Maximum 0.75
Spaces (@ 300 SF per space) 15
Building SF per Space 1,000
tndustrialBuilding (S.F.) 15,000
Project Cost SF/UNITS/SP PER SF/SP TOTAL
Acquisition Costs 20,000 $7.50 $150,000
Total Acquisition Costs $150,000
CONSTRUCTION:
Offsite/l nfrastructureJUtilities 20,000 $9.00 $180,000
Site Costs (including landscaping) 20,000 $2.00 $40,000
Parking (surface; per space) 15 $1,350 $20,250
Industrial Building Costs (Shell) 15,000 $42.78 $641,700
FFE and Tenant Improvements 15,000 $5.00 $75,000
Contractor Fee & General Conditions 14.0% $8.23 $123,473
Contingency 10.0% $7.20 $108,042
Total Construction $79,23 $1,188,465
Total Land & Acquisition $1.338,.465
%01 $ per Bldg.
SOFT COSTS: construction ~ Total
A&E I Consultant Fees 6.0% $3.53 $52,917
Public Permits and Fees 5.00/0 $4.46 $66,923
Taxes. Insurance, Legal & Accounting 3.0% $2.38 $35,654
Marketing 5.0% $3.96 $59,423
Developer Fee (G&A I Profit) 12.0% $9.51 $142,616
Contingency 10.0% $2.38 $35,753
Total Soft Costs 33.1% $26,22 $393,287
FINANCING:
Construction Interest 6.5% $4.82 $72,277
Financing Fees 3.0% $2.91 $43,599
Total Financing $7.73 $115.877
Total Project Cost $123.18 $1,847,628
Industrial Rental Income
Gross Annual Rental Income 15,000 sJ. $13.80 $207,000
(Less): Vacancy & Collection 15.0% of Gross Income ($31,05O)
Gross Effective Income $175.950
Operating Expenses 7.5% of Gross Effective Income ($13,196)
Property Management 5.0% of Gross Effective Income ($8,798)
Reserves 3.0% of Gross Effective Income ($5,279)
Total Expenses ($27,272)
Net Operating Income $148,678
Cap Rate 8.00%
Total Project Revenue $1,858,4n
(Less) Development Costs ($1,847,628)
Proflt/(Feaslbllity Gap) .~
Source: See Appendix 3 - Pro Forma Sources and Assumptions I
L_
@RSG
[68
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
_ _____ _____ _______ _____ ________ __Preliminary Repor~
CG-1 Zoned Lots of Inadequate Size
The pro forma in Table A-14 represents the development of a general retail building on a lot which does not
meet size requirements that would be permitted within the CG-1 zone. The median size of lots in the CG-1
zone which do not meet size requirements is 6,281 square feet; the Development Code states that lots in this
zone should be at least 10,000 square feet. This development is infeasible because development costs
exceed the value of the project by $27,222; therefore, this project is not economically viable. The pro forma
presented in Table A-15 represents the development of a general retail building located on a 10,000 square
foot CG-1 zoned 101. 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 $23,711 for the
developer, which is in addition to the typical developer fees already included in the pro forma.
The pro forma in Table A-14 indicates that, in addition to the economic infeasibility of development on CG-1
zoned lots that do not meet size requirements, developers would be required to contribute a higher
percentage of their own equity to the project. A developer would need to contribute equity equal to 19.7% of
project costs for the development of a CG-1 zoned lot which does not meet size requirements.
Comparatively, a developer would only need to contribute equity equal to 13.7% of project costs for the
development of a CG-1 zoned lot which does meet size requirements. Developers will typically try to invest
as little of their own equity into a project as possible, which makes the redevelopment of commercial lots that
do not meet size requirements less likely. In order for the development of CG-1 lots that do not meet size
requirements to become economically feasible, lot consolidation would need to occur to increase the size of
those lots.
@RSG
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
Substandard Commercial Lot - Pro Forma Table A-14
San Bernardino Merged Area A
Site Characteristics
Lot Square Feet 6,281
lot Coverage Maximum 0.50
Spaces (@300SF per space) 10
Building SF per Space 250
Commercial Building (SF) 2,500
PROJECT COST ~ Per SF/PS Illli!1
Acquisition Costs 6,281 $10.00 $62,810
Total Acquisition Costs $62,810
Construction:
Offsite/lnfrastructure/Utilities 6,281 $9.00 $56,529
Site Costs (including landscaping) 6,281 $2.00 $12,562
Parking (Surface; per space) 10 $1,350 $13,500
Commercial Building Cost (Shell) 2,500 $70.09 $175,225
FFE and Tenant Improvements 2,500 $10.00 $25,000
Contractor Fee & General Conditions 14.0% $14.44 $36,094
Contingency 10.0% $12.76 $31,891
Total Construction $140.32 $350,801
Total Land & Construction $413,611
%of $ per Bld9.
SOFT COSTS: construction fuLll Total
A&E I Consultant Fees 6.0% $6.19 $15,469
Public Permits & Fees 5.0% $8.27 $20,681
Taxes, Insurance, Legal & Accounting 3.0% $4.21 $10,524
Marketing 5.0% $7.02 $17,540
Developer Fee (G&A I Profit) 12.0% $16.84 $42,096
Contingency 10.0% $4.25 $10,631
Total Soft Costs 33.3% $46.78 $116,941
FINANCING:
Construction Interest 6.5% $8.93 $22,335
Financing Fees 3.0% $5.21 $13,022
Total Financing $14.14 $35,357
Total Project Cost $226.36 $565,909
PROJECT REVENUE
Gross Annual Rental Income 2,500 5.f. $24.00 $60,000
(Less): Vacancy & Collection 15.0% of Gross Income {$9,000
Gross Effective Income $51,000
Operating Expenses 7.5% of Gross Effective Income ($3,825
Property Management 5.0% of Gross Effective Income ($2,550
Reserves 3.0% of Gross Effective Income ($1,530
Total Expenses ($7,905
Net Operating Income $43,095
Cap Rate 8.00'10
Total Project Revenue $538,688
(Less) Development Costs ($565,909
ProfitllFea5ibilltv Gaol 1$27,222
Source: See Anrvmdix 3 ~ Pro Forma Sources and Assumnt;ons
@RSG____..____
--T7o-
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
__ _________ ... _______ Preliminary Report
Adequate Commercial Lot - Pro Forma Table A-15
San Bernardino Merged Area A
Site Characteristics
Lot Square Feet 10,000
Lot Coverage Maximum 0.50
Spaces (@300SFperspace) 20
Building SF per Space 250
Commercial Building (S.F.) 5,000
Project Costs SF/UNITS/SP PER SF/SP TOTAL
ACQUISITION COSTS 10,000 $10.00 $100,000
Total Acquisition Costs $100,000
CONSTRUCTION:
Offsite/l nfrastructurefUtilities 10,000 $9.00 $90,000
Site Costs (including landscaping) 10,000 $2.00 $20,000
Parking (surface; per space) 20 $1,350 $27,000
Commercial Building Cost (Shell) 5,000 $70.09 $350,450
FFE and Tenant Improvements 5,000 $10.00 $50,000
Contractor Fee & General Conditions 14.0% $13.65 $68,243
Contingency 10.0% $12.11 $60,569
Total Construction $133.25 $666,262
Total Land & Construction $766.262
%of $ per Bldg.
SOFT COSTS: construction ~ Total
A&E I Consultant Fees 6.0% $5.85 $29,247
Public Permits & Fees 5.0% $7.66 $38,313
Taxes, Insurance, Legal & Accounting 3.0% $4.00 $19,988
Marketing 5.0% $6.66 $33,313
Developer Fee (G&A I Profit) 12.0% $15.99 $79,951
Contingency 10.0% $4.02 $20,081
Total Soft Costs 33.2% $44.18 $220,894
FINANCING:
Construction Interest 6.5% $6.28 $41,376
Financing Fees 3.0% $5.03 $25,130
Total Financing $13.30 $66,508
Total Project Costs $210.73 $1.053.664
Commercial Rental Income
Gross Annual Rental Income 5,000 sJ. $24.00 $120.000
(less): Vacancy & Collection 15.0% of Gross Income ($18,000)
Gross Effective Income $102,000
Operating Expenses 7.5% of Gross Effective Income ($7,650)
Property Management 5.0% of Gross Effective Income ($5,100)
Reserves 3.0% of Gross Effective Income ($3,060)
Total Expenses ($15,810)
Net Operating Income $86,190
Cap Rate 8.00%
Total Project Revenue $1,077,375
(Less) Development Costs ($1,053,664)
Profltl(Feaslblllty Gap - $23,711
Source: See Appendix :~ 'fO Forma Sources and Assumptions
Q)RSG
71
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
_ ______ ____ . __ _____________"reliminary.Repo'!
As presented in the previous pro form as, development on lots which do not meet size requirements is not
economically feasible and thus hinders development. Parking is a major constraint to the development of
these lots. It is difficult to accommodate parking requirements while maintaining the development of a
building with sufficient square footage to support the development costs. On larger lots that meet size
requirements, the ability to build at a greater density while still achieving required parking reduces the
project's cost per square foot by spreading certain project-related costs over the entirety of a larger site. This
is specifically seen in Tables A-12 and A-13 which show the financial difference between the development of
an IL zoned industrial lot which does not meet size requirements and one that does. For the development of
the lot which does not meet size requirements, a financial feasibility gap of $60,291 exists and a parking ratio
of 1 space per 500 square feet of building space must be used, due to the size of the building. However, for
the lot which does meet lot size requirements, a parking ratio of 1 space per 1,000 square feet of building
space may be used. The reduced parking ratio allows for the construction of a larger building, which in turn
increases revenues. In total, the industrial lot which meets size requirements does not have a financial
feasibility gap and returns an additional $10,843 in profit to the developer, which is an addition to the typical
developer fees and returns already incorporated into the pro forma. As shown in this example the additional
square footage included in a lot which meets size requirements makes the development of the lot financially
feasible and attractive to a developer.
Despite the economic feasibility of the projects shown in Tables A-13 and A-15, it is unlikely that either of
these projects would be constructed in the near-term due to the depressed real estate market in the Inland
Empire. Constricted lending practices and high vacancy levels would deter or prevent most developers from
constructing a similar project. However, it is likely that these projects would be constructed once the real
estate market improves, and more typical lending practices, lease rates, and vacancy rates are seen. Once
this occurs, developers would be more likely to complete projects on commercial and industrial lots which
meet size requirements because, as seen in Tables A-12 through A-15, they are more economically feasible
and require less of the developer's own equity than projects developed on CG-1 and IL zoned lots which do
not meet size requirements.
Residential Lots of Inadequate Size
Residential lots which do not meet lot size requirements cannot be developed to their highest and best use as
prescribed in the Development Code and may only be developed at a lower density. The residential lots
shown in Table A-10 all fall into the RM, RMH, or RS zones. These zoning categories are designed to
accommodate 12-31 units per acre depending on the category. If a lot does not meet the size requirement, it
may be developed at a lower density of 8 units per acre. These lots cannot be developed to their highest and
best use (maximum density) as prescribed in the Development Code, which in turn limits their capacity and
financial viability. The financial viability of the lot is limited if it cannot be developed to its maximum density
because the potential income stream from the property will be reduced due to the lesser amount of units.
Blighting Conditions on Lots of Inadequate Size
During the Field Survey, RSG observed numerous blighting conditions on lots which do not meet size
requirements, many of which directly relate to the small size of the lot. Conditions included commercial
vacancies, lack of or inadequate parking, excessive outdoor storage, and dilapidation and deterioration due to
lack of ongoing maintenance and owner investment. As shown previously, the redevelopment andlor
development of these lots are economically infeasible, which leaves little incentive for the current property
owners to repair existing blighting conditions and prevent the continued decay of the properties. Without
Agency assistance, many of these properties may continue to decay, exhibit blighting conditions, depreciate
the property values of neighboring properties, and potentially pose a health and safety threat to the
community. Additionally, RSG observed that many of the lots not meeting size requirements were vacant
andlor undeveloped, which may indicate that there is little or no developer interest in these properties. The
following images are examples of the conditions observed by RSG.
@RSG
172
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
I'
./.......
~-
, -
Photo A-14: This commercial lot is located in the eeE Project Area and does not meet lot size requirements.
The lot is zoned for eo commercial use and is 5,550 square feet, a little more than 50% of the 10,000 square
foot requirement. As shown in the image above, there is limited parking and vehicular access on the lot. The
lot and building are currently used as an automotive garage. Due to Its use as an automotive garage.
vehicular storage and movement occur at a greater frequency than lots with non-automotive uses. The
frequency of vechicular movement and storage in a confined space could create a heath and safety threat to
pedestrians and other motorists and could block access in the event of an emergency. Additionally, the
building occupies more than 60% of the lot area, which is over the 50% maximum, further decreasing the
amount of space available for parking and vehicular access.
@RSG
---rn
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
Photo A-15: This commercial lot is located in the CCE Project Area and does not meet lot size requirements.
The lot is zoned for CG-1 commercial use and is 6,000 square feet, 40% less than the 10,000 square foot
requirement. The building occupies 4,304 square feet, more than 71 % of the lot, well over the 50% coverage
maximum. The building is currently vacant and was fonmally used as an automotive garage. Due to the
small lot size, potential tenants may opt to rent a different building, which may force the owner to lower the
asking rent. It will be shown in a following section that low lease rates and high vacancy rates already exist in
Merged Area A. Buildings on lots which do not meet size requirements, such as the one show in the image
above, have limited uses and are less attractive to renters, which can lead to lower lease rates and higher
vacancies, exacerbating blighting conditions in Merged Area A.
@RSG d______
[74
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
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~
Photo A-16: This vacant lot is located in the CCS Project Area and does not meet lot size requirements. The
lot is zoned for CCS-1 commercial use and is 6,345 square feet. which is substantially smaller than the
10,000 square foot requirement. As shown in the previous section titled Financial Viability of Substandard
Lots, it is economically infeasible to develop commercial lots which do not meet size requirements, which
makes it likely that this lot will continue to sit vacant. It is unlikely that development would occur unless the
owner was to consolidate surrounding lots; the current owner does not own any of the adjacent lots. As seen
in the image above, the lot is currently subject to the illegal dumping of trash. The trash dumped on the
property poses a potential threat to the health and safety of anyone who may enter the property or nearby
residents, because it attracts vermin, can harbor bacteria and parasites as it degrades, and poses a fire
threat. It is unlikely that the property owner will have any incentive to keep the property clean, since it is
vacant and is financially infeasible to develop.
@RSii_______
-ri5-
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
. ~t......... -_'" _," ,'_ ,-. :_~ . :~"~~~".'" '..-'~~ .yo,; "~::.":-":~~"7"-,>"""~-~~..." .-'~ ;'f -1....:'.~- d', ,._~~',.:-a.~
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Photo A.17: This industrial lot is located in the CCS Project Area and does not meet lot size requirements.
The lot is zoned for IL industrial use and is 19,420 square feet, less than the 20,000 square foot requirement.
On the Field Survey, a significant lack of parking was observed, as cars were parked two-deep and mixed
with boats and trailers. As seen in the image above, a boat is blocking the cars parked on the left side of the
image (there is a wall behind the cars), which would not be able to get out unless the boat was moved. Due
to the number of vehicles parked on the lot, access is limited. The lack of access may create a health and
safety threat to pedestrians and other motorists, as they maneuver in and out of the crowded lot and may
have obstructed sight lines. The lot and building house a repossession business, as seen in the image it
appears that the designated parking areas on the lot are being used to house repossesed vehicles, boats,
trailers, and other items. The nature of the business is to repossess and then store vehicles, but due to the
limited size of the lot, parking areas are being used as part of the business and not for parking.
@RSG
----r 76-
SAN BERNARDINO MERGED AREA A MERGER 8< AMENDMENTS
Preliminary Report
Photo A.18: This industrial lot is located in the CCS Project Area and does not meet lot size requirements.
The lot is zoned for IL industrial use and is 12,167 square feet, which is less than the 20,000 square foot
requirement. As previously shown it is financially infeasible to development an industrial lot that does not
meet size requirements. For this reason it is likely the property will remain vacant and a visual nuisance to
the community. Additionally, the garbage and debris on the lot poses a potential threat to the health and
safety to anyone who may enter the property or nearby residents, because it attracts vermin, can harbor
bacteria and parasites as it degrades, and poses a fire threat. It is unlikely that the property owner will have
any incentive to actively keep the property clean, since it is vacant and financially infeasible to develop
without combining adjacent lots. The lot's owner does not own any of the adjacent lots that could be used to
consolidate into a larger lot which meets size requirements.
@RSG__
--r?7-
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
Photo A-19: This commercial lot is located in the CCS Project Area and does not meet minimum lot size
standards. The lot is zoned for CCS-1 commercial use and is 6,493 square feet, less than the 10,000 square
foot minimum. As seen in the image above, the parking and access area is limited and is being utilized for the
storage of trailers, trucks, and inoperable vehicles, which further constrains the ability of employees and
patrons to park and access the building. The lack of parking and access creates a potential health and safety
threat to pedestrians and other motorists, because vehicles may need to back out of the parking lot or block
sidewalks. Additionaliy, the inadequate size of the lot has limited its capacity and may limit the owner's
ability to obtain rent which is equal to that of an adequately sized lot with sufficient parking and access.
I,
I
,.
.'
@RS~_
178
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
Photo A-20: This residential lot is located in the CCN Project Area and does not meet minimum lot size
standards. The lot is zoned for RM multi-family residential use and is 1,800 square feet, 70% less than the
6,200 square foot minimum. Due to the inadequate size of the lot development is limited to one unit. In order
for the lot to be developed at its intended capacity, the owner would need to consolidate neighboring lots;
currently the owner does not own any of the adjacent lots. As seen in the image above, the building currently
on the lot is suffering from extensive deterioration and dilapidation. The Development Code requires new
homes be at least 1,000 square feet and cover no more than 50% of the lot, thus substantially or potentially
limiting the development of even one new home on the lot. These limitations suggest that the building
currently on the property will remain as a vacant and dilapidated structure, potentially reducing neighboring
property values and posing a potential threat to the health and safety of those in its vicinity.
@RSG
l7'9
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
Photo A-21: This industrial lot is located in the SEIP Merged Area A and does not meet minimum lot size
standards. The lot is zoned for IH industrial use and is 11,021 square feet, which is nearly 75% less than the
minimum of 40,000 square feet. As seen in the image above several cars are parked in areas without parking
stalls, indicating a lack of necessary parking facilities. The lack of parking facilities is likely caused by the
inadequate size of the lot and can potentially pose a threat to the safety of pedestrians and motorists, limiting
access in the event of a fire or medical emergency by blocking the flow of traffic. Also, as photographed
above, a truck is loading items in the public right-of-way and is blocking the flow of traffic creating a additioanl
safety hazard.
Lofs of Inadeauate Size in Multiole Ownershio
Section 33031(a)(4) defines a blighting condition as the existence of subdivided lots that are in multiple
ownership, the physical development of which has been impaired by their irregular shapes and inadequate
sizes, given the present general plan and zoning standards and present market conditions. The previous
section analyzed lots that do not meet size requirements based on the Development Code. This section
expands on that condition to analyze the number of lots which do not meet size requirements that are in
multiple ownership.
Table A-16 summarizes the number of subdivided lots in multiple ownership which do not meet size
requirements within Merged Area A. Multiple ownership was determined by isolating lots which do not meet
size requirements and that do not have an adjacent lot with the same owner.
Subdivided Lots of Inadequate Size in Multiple Ownership Table A-16
San Bernardino Merged Area A
CCS CCE M/CC CCN South Valle SEIP Tri-City Total
Commercial 73 12 5 1 6 8 2 107
Industrial 32 0 5 0 5 16 0 58
Residential 0 13 0 52 1 0 0 66
105 25 10 53 12 24 2 231
Source: First American MetroScan Information Service & San Bernardino City GIS
@RSG
-------rso
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
Out of the total 497 lots that do not meet lot size requirements in Merged Area A, 231 (46%) are in multiple
ownership. Of the 269 commercial lots which do not meet size requirements in Merged Area A, 107 (40%)
are in multiple ownership. Similarly, 58 (44%) of the 131 industrial lots which do not meet size requirements,
and 66 (68%) of the 97 residential lots which do not meet size requirements are in multiple ownership.
The previous section presented pro forma analyses showing that it is not financially feasible to develop
commercial and industrial lots that do not meet size requirements. The physical development of lots that do
not meet size requirements is impaired because it is highly unlikely that a developer would pursue a project
on one of these lots because it would not produce a return on investment, especially when they could instead
invest in a less constrained site. Therefore, lots would need to be consolidated in order to provide a site with
enough square footage to develop a building which is economically viable and would produce a return on a
developer's investment. Lots that are in multiple ownership are difficult for the private sector to assemble
and create a site large enough to support economically feasible development, due to the increased amount of
time and coordination to purchase multiple lots instead of a single lot. Redevelopment provides a tool to
assemble properties so that they can be redeveloped on lots that meet size requirements, making projects
economically feasible.
Exhibits A-16 and A-17 present the location of lots that do not meet size requirements that are in multiple
ownership.
@RSG'
..~
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
LOTS NOT MEETING SIZE REQUIREMENTS IN MULTIPLE OWNERSHIP-
NORTHERN PORTION
SAN BERNARDINO MERGED AREA A
I
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SOurces: ESRI, City of San Bernardino GIS Department.
and MetroScan
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@RSG
EXHIBIT A-16
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~)RSG
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
Economic Burden on the Communitv from Inadeauate Sewer Utilities
According to CRL Section 33030(b)( 1), an area can be considered blighted if it is predominantly urbanized
and its sewer utilities are substantially inadequate to such an extent that it constitutes a serious economic
burden on the community that cannot reasonably be expected to be reversed or alleviated by private
enterprise or govemment action, or both. The northeast portion of the Tri-City Project Area is one such area
that is not currently served by any sewer utilities.
At $500 - $2,000 per linear foot, it would cost between $500,000 and $2,000,000 to bring a main sewer line in
proximity to the area. To then extend the line to serve the 83 acre area for any type of development would
greatly increase this sum. Without financial assistance, the significant costs associated with installing the
necessary infrastructure may hinder development of this area. Redevelopment funds can be used to alleviate
the lack of sewer utilities and therefore promote development in this portion of Merged Area A.
To illustrate the financial impact of the cost to improve missing or deficient infrastructure to develop a site, the
following pro forma, detailed in Table A-H, was prepared for a one story commercial structure located on a
435,000 square foot lot located at the corner of 6th Street and Del Rosa Drive, in the northeast portion of the
Tri-City Project Area. The pro forma was prepared using consistent assumptions as those of Table A-15 for
CG-1 zoning in the previous section, but is adjusted to reflect a larger lot size, larger building size, and more
parking. The cost to bring the main sewer line to the property is estimated to cost $4.5 million (4,500 feet at
$1,000 per linear foot).
184
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
Commercial Pro Forma With Implementation of Sewer Utilities Table A.17
San Bernardino Merged Area A
Site Characteristics
Lot Square Feet 435,600
Lot Coverage Maximum 0.50
Number of Stories 1.0
Parking Area 108,900
Spaces (@ 300 SF per space) 363.0
Commercial Building (S.F.) 217,800
Prolect Cost SF/UNITS/SP PER SF/SP IQIA1.
Acquisition Costs 435,600 $10.00 $4,356,000
Total Acquisition Costs $4,356.000
Construction:
Offsite/lnfrastructure/Utilities 435,600 $19.33 $8,420,148
Site Costs (including landscaping) 435,600 $2.00 $871,200
Parkin9 (Surface; per space) 363 $1,381.68 $501,550
Commercial Building Cost (Shell) 217,800 $75.23 $16,385,094
FFE and Tenant Improvements 217,800 $10.00 $2,178,000
Contractor Fee & General Conditions 14.0% $16.83 $3,664,919
Contingency 10.0% $14.70 $3,202,091
Total Construction $161.72 $35 223,002
Total land & Construction $39,579.002
%01 $ per Bld9.
SOFT COSTS: Gonstnlction &.EI. IllIaI
A&E I Consultant Fees 6.0% $7.21 $1,570,680
Public Permits & Fees 5.0% $9.09 $1,978,950
Taxes, Insurance, Legal & Accounting 3.0% $4.85 $1,056,690
Marketing 5.0% $8.09 $1,761,150
Developer Fee (G&A I Profit) 12.0% $19.41 $4,226,760
Contingency 10.0% $4.86 $1,059,423
Total Soft Costs 33.1% $53.51 $11.653,653
FINANCING:
Construction Interest 6.5% $9.81 $2,137,266
Financing Fees 3.0% $5.45 $1187677
Total Financing 515.27 $3 324 944
Total Project Cost $250.49 $54.557,598
Protect Revenue
Gross Annual Rental Income 217,800 sJ. $24.00 $5,227,200
Less \: Vacancv & Collection 15.0% of Gross Income (784 080
Gross Effective Income $4,443,120
Operating Expenses 7.5% of Gross Effective Income (333,234
Property Management 5.0% of Gross Effective Income (222,156
Reserves 3.0% of Gross Effective Income (133294
Total Expenses (688,684
Net Operating Income $3,754,436
Cap Rate 8.00%
Total Proiect Revenue $46 930 455
(Less) Development Costs (54,557,598
Profrit(Fe.sibililv GaDI ($7627 14:l1
Source: See Ant1P.ndix 3 . Pro Forma Sources and Assumntions .1
@RSG
[----s5
@RSG
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
n___~___ _. ____ _.. _ _ __ P~eli.m.irla_l}'~eport
As illustrated in Table A-17, the feasibility gap of the project is estimated to be $7.6 million, much of which is
due to the additional costs related to sewer infrastructure improvements. It is unlikely that a developer would
want to take on a project with such a large deficit without a financial subsidy or Agency assistance in
completing the infrastructure upgrades.
f86
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
-...~-_..__..- ---- -..----.----..------..- ,---- -------..-.----,.."-..- ""--.- ."'_..
ECONOMIC BLIGHT IN MERGED AREA A
The previous discussion outlined the physical conditions of blight remaining within Merged Area A. CRL
Section 33031(b) describes the economic conditions that cause blight. In order to show that Merged Area A
remains blighted, economic conditions of blight described in CRL Section 33031(b) were 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 A, data
from brokers, market studies, DataQuick, Metroscan, GIS, EnviroStor, Geotracker, CERCLlS, the Police
Department, and other resources were collected and analyzed to determine what conditions may be
adversely affecting the health and safety of individuals in Merged Area A, as well as the economic viability of
Merged Area A and the community. The following discussion substantiates the seriousness of several
conditions of economic blight within Merged Area A. Exhibits A-18 and A-19 illustrate the location of
economic blight throughout Merged Area A.
@RSG
[87
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
SAN BERNARDINO MERGED AREA A
ECONOMIC BLIGHT - NORTHERN PORTION
EXHIBIT A.18
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@RSG
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
Depreciated or Stagnant Property Values
The CRL identifies depreciated or stagnant property values as conditions which cause economic blight. As
properties are reassessed upon sale, property values depreciate as sales prices decline. Decreased
assessed valuations negatively impact the amount of tax increment revenue allocated to the Agency, which
impacts the dollars which can be reinvested back into Merged Area A. Therefore, as property values
depreciate or stagnate, the economic vitality of the community declines. Declines in property values also
compound other factors that disincentivize investment in and maintenance of properties by owners.
The land use makeup of Merged Area A
significant percentage of land is vacant
and undeveloped. As shown in the
adjacent chart, the primary developed
land uses in Merged Area A are office
(13%), industrial (19%), and retail (22%).
The average building price per square
foot of these three major land uses in
Merged Area A have significantly declined
as a result of blighting conditions in the
Project Areas and the economic
downturn, particularly when compared to
the remainder of the City.
is predominantly commercial and industrial uses, although a
Merged Area A
Land Use Breakdown
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The following discussion examines and
compares property sales values for the
three primary land uses, as well as ---
residential property, in Merged Area A compared to the City (citywide) and the cities of Riverside and Ontario,
and the market area to which they belong (East Inland Empire) over a five year period (2005 through 2009).
Commercial and industrial property sales values were derived using Metroscan Inc. data to determine building
square footage and sales prices of properties sold between 2005 and 2009. The average price per square
foot of building area ("psf/ba") was compared to determine if Merged Area A property values have depreciated
or remained stagnant over the five year period. Residential property values are based on the annual median
sales price of homes sold between 2005 and 2009. Median sales price values were provided by Dataquick
(2009) for Merged Area A and comparable market areas.
___.__________ _J
Commercial Prooertv Values
As described above, retail uses, industrial uses, and office uses are the most prevalent commercial uses and
account for over 50% of the total land uses in Merged Area A. The following analysis looks at the annual
psf/ba by land use type, between 2005 and 2009.
Commercial Retail Values
Merged Area A retail properties have depreciated in value between 2005 and 2009. The average 2009 price
per square foot sales value for Merged Area A decreased by 28% from 2005 values, as shown in Table A-18.
The remainder of the City also saw a dramatic decrease (24%) in sales prices during the same period.
Properties sold for under a quarter of the price they sold for five years earlier. Consistent with other parts of
Southern California, sales prices in both Merged Area A and the City experienced a significant increase in
value from 2005 to 2007, but then plummeted thereafter, also consistent with California's real estate trends.
Although trends in both Merged Area A and the City are similar, Merged Area A sales prices are on average
$27.44 psf/ba less than the City's average sale prices, indicating that Merged Area A has been more severely
impacted by reduced sales prices. Many economists and real estate experts, including authors Blair Newman
and Dave Mason, warn that property values will not see appreciation for the next five years.34 Further,
34 Blair Newman, Dave Mason, "Economists disagree on what's ahead for Southern California,. So Cat Real Estate News, November 4.
2009.
@RSG
-----roo
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
---~._-_.__._"..__._.._---_._--_._------_._--_.- -...,..--. -. --
brokers surveyed by RSG expect sales values to bottom out or stabilize near 2005 values in the coming fiscal
years. 35 .
2005-2009 Commercial Retail Sales Analysis Table A-18
San Bernardino Merged Area A
2005 2006 2007 2008 2009 Five.Year %d
$/Bldg. SF %d $/Bldg. SF %d $/Bldg. SF %d $/Bldg. SF %d $/Bldg. SF Average 05-C9
Merged Area ~ $ 115.931 48% 1$ 171511 2% 1$ 175.4~ 1.52% i $ 84441 -2% 1 $ 83.13 $ 126.09 -28%
City 2 $ 136.83 i 43% 1$ 195811 22% i $ 239.44 -16% I $ 200.711 -4lP/o I $ 104.64 $ 175.49 -24%
Total Difference $ /20.9011 1$ /24.3111 1$ (63.9611 1$ /116.2711 1$ /21.51 $ 149.39
1 Represents the average sale price per building square foot for all properties solei within Merged Area A from 2005 to 2009.
2 Represents the average sale price per building square foot for all properties sold within San Bernardino (nel of Projecllvea A) from 2005 to 2009.
Source: MefTosam. 2009
Among the hardest hit by declining retail sales values in Merged Area A is the CCS Project Area, as
illustrated in Table A-19. After showing tremendous gains in value between 2005 and 2007, retail values
plummeted by 65% between 2007 and 2008. This decline is drastic, especially when compared to the City,
which experienced only a 16% drop in value between 2007 and 2008. The four year average retail property
sale price in the CCS Project Area is $85.57 psflba less than the City's average. Additionally, no retail
properties were sold in the CCS Project Area during 2009, further indicating a declining commercial real
estate market in the area. As values decline and demand for commercial property in Merged Area A
diminishes, Merged Area A will continue to suffer economic blighting conditions and a lack of property
investment without redevelopment intervention.
2005.2008 Commercial Retail Sales Analysis - Central City South
San Bernardino Merged Area A
Table A-19
Central City Sout~
City'
Total Difference
2005 2006 2007 2008
$/Bldg. SF %d $/Bldg. SF %d $/Bldg. SF %d $/Bldg. SF
$ 35.71 i 256% i $ 126.98! 57% 1 $ 199.041 -65% ! $ 68.79
$ 136.831 43% 1 $ 195.81 i 22% 1 $ 239.441 -16% 1$ 200.71
$ (101.12. I $ /68.831 i $ /40.391 . $ /131.92
Four-Year %1I
AveragJ 05-08
$ 107.63 93%
$ 193.20 47%
$ 185.57
1 Represents the average sale price per building square foot for all properties sold within Central City South from 2005 to 2008. 2009 data unavailable.
2 Represents the average sale price per building square foot for all properties sold within San Bernardino (net of Merged Project Area A) from 2005 to 2008.
Source: Metroscan, 2009
Commercial Office Values
As depicted in Table A-20, office uses in Merged Area A have shown a 1% decrease in per square foot sales
prices from 2005 values. Aside from a peak in 2007 (a 54% increase from 2006), office property sales prices
have stagnated around $85 psf/ba. Per square foot commercial-office prices in the rest of the City have
fluctuated from year to year but have consistently remained higher than those of Merged Area A.
The stagnation in property sale values can be attributed to low demand. As author James Kimmons writes in
his article "Real Estate Supply and Demand," property values are dictated by the supply of stock in a given
market and the demand for that stock.3. Where lower prices are determined by over-supply and under-
whelming demand, higher prices are detennined by under-supply and over-whelming demand. Merged Area
A demonstrates this basic economic principle in that demand has not spurred an increase in price per square
35 ~Market Update,~ Marcus & Millichap, 2009.
313 J. Kimmons, ~Real Estate Supply and Demand," 2009.
~ )RSG
-
191
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
________ __ ___ m_____Prel~n1in~ry _Repo_rt
foot values. To the contrary, the lack of demand has kept Merged Area A sales prices stagnant and
consistently lower than the rest of the City.
In 2007, office sales prices peaked at $138.08 psf/ba, climbing 54% from the previous year. Of the 1.02
million square feet of office space built between 2005 to 2009, 507,834 square feet (49%) was built in 2007.
Brokers surveyed have indicated that while new stocked resulted in increases in sales prices in 2007, sales
prices in 2008 ($88.44 psf/ba) dropped to 2006 values ($89.93 psf/ba). Indicating over-supply, sales prices
decreased dramatically in 2008 (36%), decreasing further still in 2009 (8%).
Grubb & Ellis, a leading real estate advisory firm, reports that office values are anticipated to decline further
as more commercial properties default on loans. The Inland Empire's telecommunication/information,
finance, and professional sectors have suffered extraordinary job losses (13,800 between February 2008 and
2009) and are continuing to default on commercial loans. Uncertainty as to when the office market will
rebound is further deterring investment and driving down value.37
2005-2009 Commercial Office Sales Analysis Table A-20
San Bernardino Merged Area A
2005 2006 2007 2008 2009 Five-Year %~
$/Bldg. SF %~ $/Bldg. SF %~ $/Bldg. SF %~ $/Bldg. SF %~ $/Bldg. SF Average 05419
Merged Area Ii.. $ 82.331 g% i $ 89.93 i 54% I $ 138.08 i -36% I $ 88.44 -8% 1$ 81.59 $ 93.66 -1%
City2 $ 114541 25% i $ 143.23 i -21% $ 112.771 57% i $ 176.53 -50010 ! $ 88.66 $ 127.15 -23%
Total Difference $ (32.20~ I $ {53.30~ !$ 25.30T 1$ (88.09 1$ (7.07 $ (33.49
1 Represents the average sale price per building square fOOl for all properties sold within Merged Area A from 2005 to 2009.
2 Represents the average sale price per building square foot for all properties sold within San Bernarclirlo (net PAl from 2005 102009.
Source: Metroscan, 2009
Industr/a/ Property Values
Industrial land uses comprise 19% of the total land uses in Merged Area A. As depicted in Table A-21 ,
Merged Area A exhibited a slight increase in sale prices between 2005 and 2009 (5%), but prices have
steadily decreased since 2007. Between 2007 and 2008, there was a 13% drop in property values. Between
2008 and 2009, property sale values continued to depreciate resulting in a 48% decrease in value between
these years. In contrast, the City has appreciated (38%) in price over the five year period, despite a 25%
decrease between 2007 and 2008.
Historically, the psf/ba values of Merged Area A outpaced the rest of the City. This is no longer true. While
the City's 2009 psf/ba value is only nominally higher than that of Merged Area A ($.28 psf/ba), Merged Area A
once possessed rates that ranged from $5 to $25 psf/ba higher than the City (2005-2008). This circumstance
may be a result of reduced demand, increased competition, and/or depreciated values, but it clearly
demonstrates that Merged Area A has lost its competitive advantage over the remainder of the City.
2005--2009 Industrial Sales Analysis Table A-21
San Bernardino Merged Area A
2005 2006 2007 2008 2009 Five-Year %~
$I8ld9. SF %~ $I8ld9. SF %~ $I8ld9. SF %~ $l8ld9. SF %~ $IBldg. SF Average 0&.09
Merged Area A 1 $ 23.09 59% i$ 36.68! 48% $ 54.32 -13% 1$ 47.07! ...... 1 $ 24.32 $ 37.10 5%
City 2 1 29.87! 0% 22.33! 10% 1 $
$ 17.84 67% '$ $ 29.73 .25% 1$ 24.60 $ 24.87 38%
Total Difference $ 5.2" $ 6.81T $ 24.59 1$ 24.741 1$ 10.28 $ 12.22
1 Represents the average sale price per building square foot for all properties sold within Merged Area A from 2005 to 2009.
2 Represents the average sale price per building square foot for all properties sold within San Bemardino (net of Project Area A) from 2005 to 2009.
Source: Melroscan, 2009
37 "Office Market Trends,~ Grubb & Ellis Company, 2009.
@RSG
[92
SAN BERNARDINO MERGED AREA A MERGER 8< AMENDMENTS
Preliminary Report
Residential Values
To evaluate residential property values the annual median home sale values were examined using 2009
information provided by Dataquick. Residential property values for Merged Area A have seen significant
declines from 2005 to 2009. As shown in Table A-22, Merged Area A has suffered a 62% decline in median
sales value from 2005. While median sales values peaked in 2006 ($292,500), Merged Area A began
dramatically declining after 2007. Exhibiting declines in sales values of 31 % in 2008 and 52% the following
year, Merged Area A home values have suffered, especially when compared to Riverside and Ontario. While
Merged Area A fared better in 2009 than the rest of the City and the East Inland Empire market area, Merged
Area A did have the greatest decline in median sales value from one year to the next (52% from 2008 to
2009) than any of the other study areas. As sales prices for homes in Merged Area A decrease, the
associated re-assessment of property values dampens the amount of tax increment revenue generated that
can be reinvested into the community.
2005-2009 Median Home Sales Analysis Table A-22
San Bernardino Merged Area A
%A
2005 "" 2006 %d 2007 "" 2008 %d 2009 2005,2009
East Inland Empire $ 137,203 -22% $ 107,242 -44% $ 60.100 15% $ 69,205 14% $ 79,083 .73%
Merged Area A 1 $ 266,000 1()O/O $ 292,500 4% $ 304,000 -31% $ 210,000 -52% $ 100,000 ..&2%
San Bernardino , $ 262,750 200/0 $ 315,000 -2% $ 309,000 -52% $ 148.000 -46% $ 80,000 .70%
Riverside $ 383.500 1OClo $ 420.000 -2% $ 410.000 -38% $ 256,000 -30% $ 180.000 .53%
Ontario $ 368.000 10% $ 405,000 -4% $ 390,000 -35% $ 255.000 -25% $ 190.000 -48%
1 Data for Merged Area A was acquired by zipcode. Zipcodes include 92408, 92401, and 92410
2 San Bernardino Is inclusive of Project Area A
Source: Dataquick, 2009
Summary of Declining Property Values
Overall, Merged Area A is suffering from declining property values, resulting in negative or stagnant assessed
values. Indicative of the severity of plummeting property values is the action taken in 2008 by the former San
Bernardino County Assessor to preemptively review 381,000 residential properties to determine if their
assessed values should be lowered.38 This represented the first mass lowering of property assessments
since the real estate crash of the 1990's. As sales values decrease and assessed property values decline,
Merged Area A will receive reduced amounts of tax increment revenues to reinvest back into blight-
eliminating projects and programs in Merged Area A. As this trend continues, Merged Area A will continue to
decline and it will be come more difficult to attract private investment.
Impaired Property Values Due to Hazardous Waste
Pursuant to CRL Section 33031(b)(2), the impairment of property values due in significant part to hazardous
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
which may be complicated by the presence or potential presence of a hazardous substance, pollutant, or
contaminant. Cleaning up and reinvesting in these properties protects the environment, reduces blight, and
takes development pressures off green spaces and working lands.,,3. Hazardous waste contamination can
severely delay and increase the cost for the disposition and development of property due to testing,
JB Berkman, Leslie, ~Two Counties to lower property taxes on homes worth less than sale price," The Press Enterprise, May 17, 2008
39 US EPA <htto:/lwww,eoa.aov/brownfields>, January 8, 2010.
@8SG____
-r93
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
.... ________-.-_______ .. ____ _____~relilT1inary Report
remediation, difficulty in resolving existing or potential liability issues, and difficulty in obtaining financing. As
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 playa critical role in
putting these underutilized brownfields back into productive use as assets for the community. In California,
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
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
Polanco Act.
In order to assess ongoing environmental contamination within Merged Area A, research was conducted
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 CERCLlS database, as well as
the Agency's locally-assembled inventory of impacted sites. Hazardous waste sites found within these
databases have been compiled and presented in Table A-23 as well as Exhibits A-20 and A-21. Table A-23
shows a comparison of the total number of active and inactive hazardous waste sites that are located in
Merged Area A, and their proportion to the total number of active and inactive hazardous waste sites in the
City. As shown, Merged Area A contains 66.91 % of all inactive sites in the City, and contains 49.43% of all
active sites in the City. As Merged Area A comprises only 6.56% of the City's total acreage, the majority of
active and inactive sites are clustered within Merged Area A and represents a significant barrier to
redeveloping these sites.
Hazardous Waste Sites Table A-2
San Bernardino Merged Area A
% oITotal Actlv Haz. % of Total Inactive Haz. % oITatal
Location Acreage Acreage' Waste Sites' Active Sites Waste Sites' Inactive Sites
Merged Area A 2,390 6.56% 129 49.43% 180 66.91%
Citv of San Bernardino 36414 100.0% 261 100.0% 269 100.0%
1 Total values for City of San Bemardino includes Merged Area A
2 Represents Project Area A as a percentage of the total acreage in the City of San Bernardino
3 Active sites include any sites currently under assessment or remediation or have uses which were deemed permitted
4 Inactive sties include any sites which have been fully remediated and whose case status is considered closed
Source: City of San Bernardino, California Department of Toxic Substances Envirostor Database, California State Water Resources Control Board,
Geotracker database, and Environmental Protection Aro:>ncll CERCLlS database.
Recognizing the prevalence of brownfields in and around Merged Area A, in 2008, the Agency utilized an
EPA Communitywide Brownfields Assessment Grant to inventory, prioritize, and select brownfield sites for
environmental investigation, including Phase I and Phase II Environmental Site Assessments. The study
area, defined as the San Bernardino Greater Downtown Revitalization Area ("SBGDRA"), is approximately
7,608 acres in size. While not wholly contained within Merged Area A, nor wholly inclusive of Merged Area A,
the SBGDRA does provide insight as to the nature of contaminated properties within the City. Over half of the
SBGDRA target area could be characterized as blighted and/or underutilized and likely to be impacted by
hazardous waste." In the Agency's grant application prepared for the SBGDRA, it was reported that over half
of the non-residential properties in the target area are suspected of, or confirmed to have, varying levels of
contamination from hazardous substances, which pose a risk to the public health and environment of the
comMunity. Significant brownfield sites in the SBGDRA include a manufactured gas plant, a foundry, and a
pesticide storage facility. The SBGDRA sites located in Merged Area A, in addition to the hazardous waste
sites compiled by RSG, are shown in Exhibits A-20 and A-21.
40 San Bemar :it
@RSG
Redevelopment Agency, Hazardous Substances Application for EPA Communilywide Brownfields Assessment Grant.
194
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
_________ Preliminary Report
Data compiled by RSG indicated that the majority of active (open and permitted) and inactive (closed) sites
are clustered within the Central City Project Areas. Beyond just containing hazardous waste sites, the
northern portion of Merged Area A also contains two41 of the City's 11 superfund sites. The EPA defines
superfund sites as being an uncontrolled or abandoned place where hazardous wastes are located. The
severity of contamination on these sites is measured and either placed on a National Priorities List ("NPL") or
not. Those sites on the NPL are considered serious offenders which impact the health, safety and general
welfare of surrounding community through the releases or threatened releases of hazardous substances.
Typically cost-restrictive, the cleanup of superfund sites can take years or decades before the sites are
suitable for development. To assist cleanup, redevelopment agencies have been granted authority to
determine three key aspects of any cleanup for a property located within a redevelopment project area.
Through the Polanco Act, the Agency can influence the sequence and schedule of remediation and
redevelopment activities in Superfund sites, influence cleanup guidelines, and work with EPA to determine
whether a responsible party's p,roposed cleanup plan is consistent with the guidelines contained in the
National Contingency Plan. 42, 3 Although the Polanco Act entitles agencies the oversight to ensure
brownfields within project areas are remediated properly, it is still a time-intensive process. For instance, the
remediation of the Hanford Foundry Company site, located within the northern portion of the CCS Project
Area, has been ongoing since 1987. As hazardous sites are required to be remediated prior to sale and
development, the cost and length of time required to make a property development-ready can deter
remediation and private investment.
41 The two sites belong to the Southwest Metal Company and the Hanford Foundry Company. Neither site is Oft the N8tfonal Priorities
List.
42 "Polanco Redevelopment Act Overview," Foley Lardner, 2009.
43 The National Contingency Plan is a set of nationwide standards for the cleanup of Superfund'Sites.
@RSG
195
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
HAZARDOUS WASTE SITES (Open/Closed) . NORTHERN PORTION
SAN BERNARDINO MERGED AREA A
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
. . ..._____ _ ._____f>r.eli.rninary~E!Port
Until remediation of brownfield sites occurs, redevelopment efforts will be hindered. According to J.C. Norby
& 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.
Norby & Associates further note that, in many cases, the cost of remediation exceeds the property's market
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
value of the subject property as well as the surrounding properties and neighborhoods.44 Furthermore,
authors Michael Greenberg and Justin Hollander argue that the time needed to remediate a site, proximity to
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." According to William
Kinnard 46, the following criteria are commonly used for measuring the decreased market value of
contaminated properties:
1. Cost to Correct
2. Reduced Marketability
3. Inability to Obtain Mortgage Financing
4. Reduced Net Operating Income
5. Higher Capitalization Rate
Common causes of site contamination in Merged Area A are auto- and industrial-related. Uses such as gas
stations, auto repair, dry cleaning, foundries, and recycling dominate Merged Area A and 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, and general welfare of the City's residents are at risk.
To demonstrate impaired values, RSG developed pro forma analyses for a former gas station site in Merged
Area A containing hazardous waste. As shown in Tables A-25 and A-26, the pro formas present the total cost
of the site inclusive of remediation costs (Table A-25) and a similar site without contamination (Table A-26).
Assumptions mirror those of the prior commercial pro formas presented in the previous sections, however, the
lot square footage has been changed to reflect the actual site (41,800 sf), the building square footage has
been changed to reflect the maximum sized building which could be constructed (18,000 sf), the land
purchase price has been reduced due to the presence of hazardous waste, and a line item for remediation
costs has been included ($250,000). The remediation cost is a generalized figure and assumes the site
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
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
Underground Storage Tank Fund 47 , and consultation with several brownfields consulting firms, a cost
estimate of $250,000 was used.
As shown in Table A-24, which summarizes the cost of development shown in Tables A-25 and A-26, a site
with hazardous waste will have an associated cost of $18 more per square foot to develop than a site that
does not contain hazardous waste. This value is significant, and can make development and/or remediation
of hazardous waste sites prohibitive.
44 Karen Swanson, "Field Guide to Effects of Hazardous Wastes of Property Values." National Association of Realtors. March 2007.
45 M. Greenberg, and J. Hollander, "Neighborhood Stigma Twenty Years Later: Revisiting Superfund Sites in Suburban New Jersey,~
Appraisal Journal, 2006.
4S William N. Kinnard, "The Cutting Edge 1998,. The Rays/Institution of Chartered Surveyors, 1998.
47 State Water Resources Control Board, "Cost Guidelines: Underground Storage Tank Fund (Final Draft)," 2001.
@RSG
na
@RSG
SAN BERNARDINO MERGED AREA A MERGER 8< AMENDMENTS
Preliminary Report
- - -.. -- ~..._.
Hazardous Waste Site Cost Comparison Table A-24
San Bernardino Merged Area A
Project Cost per bldg sf
Site with Site w/out
Haz Waste Haz Waste L1
Former Gas Station
Site - (18,000 bldg sf) $244 $225 $18
Source: RSG, Eco & Associates
199
--- -~-------_.- --~--_..
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
-----.------------ -- -.-.-
Commercial Parcel with Hazardous Waste. Pro Forma Table A-25
San Bernardino Merged Area A
SITE CHARACTERISTICS
Lot Square Feet 41,800
Lot Coloerage Maximum 0.50
Spaces (@ 300 SF per space) 72
Commercial Building (S.F.) 18,000
PROJECT COST SF/UNITS/SP PER SF/SP TOTAL
ACQUISITION COSTS 41,800 $7.50 $313,500
Total Acquisition Costs $313,500
CONSTRUCTlON:
Offsite/lnfrastructure/Utilities 41,800 $9.00 $376,200
Site Costs (including landscaping) 41,800 $2.00 $83,600
Park ing (surface; per space) 72 $1,350.00 $97,200
Commercial Building Costs (Shell & Tl) 18,000 $70.00 $1,260,000
FFE and Tl 18,000 $10.00 $180,000
- -Aazardous Waste RemediaTiOn - - - - - - - - $250-:--600
- - - - ,-"- - - - ---- ---
Contractor Fee and General Conditions 14.0% $17.48 $314,580
Conti ngency 10.0% $14.23 $256,158
Total Construction $156.54 $2,817,738
Total Land and Construction $3,131,238
% of $ per Bldg.
SOFT COSTS: construction ~ Total
A&E I Consultant Fees 6.0% $7.49 $134,820
Public Permits & Fees 5.0% $7.83 $140,887
Taxes, Insurance, Legal & Accounting 3.0% $4.70 $84,532
Marketing 5.0% $7.83 $140.B87
Deloeloper Fee (G&A I Profit) 12.0% $18.78 $338,129
Contingency 10.0% $4.66 $83,925
Total Soft Costs 32.8% $51.29 $923,180
FINANCING:
Construction Interests 6.5% $12.16 $218,939
Financing Fees 3.0% $6.11 $109,907
Total Financing $18.27 $328,845
TOTAL PROJECT COST $243.51 $4,383,263
~~ -e: See Appendix 3 - Pro Forma Sources and Assumptions
@ RSC:
IiDD
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
Commercial Parcel w/out Haz. Waste - Pro Forma Table A-26
San Bernardino Merged Area A
SITE CHARACTERISTICS
Lot Square Feet 41,800
Lot Col.\9rage Maximum 0.50
Spaces (@ 300 SF per space) 72
Commercial Building (S.F.) 18,000
PROJECT COST SF/UNITS/SP PER SF/SP TOTAL
ACQUISITION COSTS 41,800 $10.00 $418,000
Tolal Acquisition Costs $418,000
CONSTRUCTION:
Offsite/lnfrastructurelUtilities 41,800 $9.00 $376,200
Site Costs (including landscaping) 41,800 $2.00 $83,600
Parking (surface; per space) 72 $1,350.00 $97,200
Commercial Building Costs (Shell & T1) 18,000 $70.09 $1,261,620
Fie and TI 18,000 $10.00 $180,000
Contractor Fee and General Conditions 14.0% $15.54 $279,807
Contingency 10.0% $12.66 $227,843
T ola I Construction $139.24 $2,506,269
T ola I La nd a nd Construction $2,924,269
%of $ per Bldg.
SOFT COSTS: construction SQ. Ft. Total
A&E I Consultant Fees 6.0% $6.66 $119,917
Public Permits & Fees 5.0% $6.96 $125,313
Taxes, Insurance, Legal & Accounting 3.0% $4.18 $75,188
Marketing 5.0% $6.96 $125,313
Del.\9loper Fee (G&A I Profit) 12.0% $16.71 $300,752
Contingency 10.0% $4.15 $74,848
T ola I Soft Costs 32.8% $45.62 $821,133
FINANCING:
Construction Interests 6.5% $11.24 $202,252
Financing Fees 3.0% $5.85 $105,271
Tolal Financing $17.08 $307,523
TOTAL PROJECT COST $225,16 $4,052,926
Source: See Appendix 3 - Pro Forma Sources and Assumptions
@RSG
[101
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
_____ .. _____________ _pre.!!.rninary Report
Considering the concentration of brownfield sites in Merged Area A, mitigation of active hazardous waste
sites is necessary to facilitate redevelopment in Merged Area A. If not remediated, contaminated properties
risk underutilization, impaired values, and continuing blighting conditions. The exorbitant costs associated
with remediation of an active hazardous waste site are a major deterrent to private investment.
Lease and Vacancy Rates
Pursuant to CRL Section 33031(b)(3), abnormally high business vacancies's and abnonmally low lease rates
are economic conditions causing blight.
Lease Rates
Leasing data in market reports prepared by real estate brokerage firm Colliers International and Loopnet
show that Merged Area A had lower lease rates than the East Inland Empire Market Area ("Market Area")
average in the third quarter of 2009, particularly in the office and retail sectors'" Market reports indicate that
decreases in port activity has reduced the presence of the large multi-national distribution companies that
historically occupied industrial space in the Inland Empire.50 Table A-27 presents lease rate information for
office, retail, and industrial uses in the Market Area and the San Bernardino, Riverside, and Ontario/Mira
Loma sub-markets durin9 the third quarter of 2009. Lease rates in Merged Area A for office and retail sectors
are significantly lower than the Market Area. Lease rates in these sectors are also much lower than the San
Bernardino, Riverside, and Ontario sub-market areas. Lease rates for office uses in the City of San
Bernardino are 16% less than the Market Area. Merged Area A office lease rates are 36% less than the
Market Area, even less than the City's low lease rate value.
While industrial activity has strengthened in recent years in the neighboring West Inland Empire market, the
East Inland Empire market, to which the City belongs, has not seen any improved performance. Experts
predict that until consumer demand and import activity at the ports of Los Angeles and Long Beach rebound,
the East Inland Empire market will continue to suffer. Market reports also indicate that sales activity of office
buildings in the Inland Empire has completely stalled, with rental rates continuing downwards as landlords
become less willing to allow vacancy rates to rise. The negative impacts on Inland Empire businesses have
affected the revenue stream of office property, which in turn has led investors to shy away from the Riverside-
San Bernardino metro areas. 52
Retail lease rates in Merged Area A are lower than the Market Area and are significantly less than the sub-
market areas listed in Table A-27. Merged Area A retail lease rates are on average $1.45 psf/month which is
$.21 to $.40 less than other comparable sub-markets in the Market Area. Lower lease rates impact the
assessed valuation of retail properties therefore affecting the amount of property tax revenue generated that
can be used to eliminate blight in Merged Area A.
Unlike office and retail uses, industrial lease rates in Merged Area A show a greater value than the Market
Area and comparable sub-markets. Brokers representing industrial properties in the City indicated that the
industrial lease rates are inflated due to a flood of new stock and pre-leasing rates, which is not an accurate
representation of the market. Many of these new industrial buildings remain vacant and brokers expect the
artificially inflated industrial lease rates to decrease to encourage occupancy. The industrial vacancy rate, as
discussed later in Table A-28, is 36.1 % in the City which is extremely high indicating that property is not being
leased.
48 Vacancy rate information based on market reports are not specific to Merged Area A and are based upon citywide vacancy rate data.
49 The Easllnland Empire includes San Bernardino, Colton, Ontario, Riverside, RedlandslLoma Linda, Perris, Moreno Valley, Corona,
and Rialto.
50 ~Market Report -Industrial," Colliers International, Third Quarter, 2009.
S2 "Office Research - Market Update," Marcus & Mi/fichap, 2009.
@RSG
f102
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
~ _____.___._ __ n _ _ __ ___ ____~reliminary ~eport
Office, Retail, and Industrial Lease Rates - 3rd Quarter 2009 Table A-27
San Bernardino Merged Area A
Industrial
Office Retail (Warehouse)
Market Area Lease Rate Lease Rate 1,2 Lease Rate
East Inland Empire . $ 1.97 $ 1.50 $ 0.32
Sub Market
Merged Area A' $ 1.26 $ 1.45 $ 0.49
San Bernardino $ 1.65 $ 1.66 $ 0.33
Riverside $ 1.95 $ 1.67 $ 0.35
Ontario $ 2.15 $ 1.85 nla
1 Market report data from Colliers International not available for retail uses or Merged Area A. Data derived from
properties currently for lease recorded on Loopnet.
2 Market report data from Colliers International not available for retail uses and the East Inland Empire Rate is
based upon loopnet lease rate data.
Source: Colliers International, 2009; Loopnet November 12, 2009
Vacancy Rates
Table A-28 shows that vacancy rates vary between submar1<et areas compared to the Market Area average.
Industrial vacancy rates in the City are 35.6% higher than the Market Area and are much greater than the
Riverside sub-mar1<et (17.9%). Vacancy rates tend to be higher in areas that have higher lease rates and, as
illustrated in Table A-28 in the prior section, industrial lease rates in Merged Area A are greater than the
Market Area average. As noted by a broker for CB Richard & Ellis, the City's state of the art industrial stock is
not attracting tenants and is currently being out-competed by the cities of Riverside and Ontario due to issues
like transportation costs.
Conversely, office vacancy rates in the City are lower than the Mar1<et Area and the surrounding submar1<ets.
Although, citywide office vacancy rates are lower than surrounding areas, local real estate experts indicated
that vacancy rates reach upwards of 20% in some portions of Merged Area A. Particularly affected by high
office vacancies is the Tri-City Project Area, which includes a business park located on Carnegie Drive that
has lost 10 of 12 of its tenants.
@RSG
[103
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
_ ___m~___ ____~_._.___._ ..__ ~reliminary Report
Office and Industrial Vacancy Rates - 3Q 2009 Table A-28
San Bernardino Merged Area A
Industrial
Office (Warehouse)
Market Area Vacancy Rate Vacancy Rate
East Inland Empire 23.7% 23.3%
Sub Market
San Bernardino 16.6% 31.6%
Riverside 21.6% 17.9%
Ontario 33.1% nla
1 Represents vacancy rates for the third quarter of 2009
2 Vacancy rate data for retail not available for the third quarter of 2009
Source: Colliers International, 2009
During the Field Survey, 149 parcels were noted as containing at least one vacant commercial andlor
industrial unit. While not comprehensive of all vacant units in Merged Area A, Exhibits A-22 and A-23
illustrate the location of parcels containing vacant units during the Field Survey. Only vacant units visible from
the street are identified on the map. Properties with multiple units for rent were only reported as one
parcel. Therefore, the number of vacancies in Merged Area A is expected to be greater than illustrated.
Vacancy and Lease Rate Summary
High office vacancies and low industrial lease rates are partially attributed to increased building activity in
Merged Area A between 2005 and 2009. The citywide year-to-date absorption rate is negative 66,100 square
feet, indicating that there is less demand for office spaces in the City. The significant increase of office
space built in Merged Area A has oversaturated the market and forced building owners to lower lease rates to
avoid high vacancy rates in the new building stock. Marcus & Millichap, one of the nation's largest real estate
investment firms, reports that supply and demand of office space is significantly out of balance, with demand
continuing to weaken in the Riverside-San Bernardino markets. 54
As previously discussed, industrial lease and vacancy rates in Merged Area A are much higher than
surrounding areas. The increased supply of industrial space resulted in a vacancy rate of 31.6% in the City.
Lease rates have not decreased for industrial uses and therefore vacancy rates are higher than surrounding
areas. Additionally the year-to-date absorption rate for industrial uses in the City is negative 593,900 square
feet indicating decreased demand for industrial properties. 55 Consequently, unless lease rates reduce to
optimal levels that increase demand, vacancy rates will continue to rise and further contribute to economic
blight in Merged Area A.
53 "Inland Empire Office Market Report", Market Report, Colliers International. Third Quarter, 2009, 3.
54 "Office Research - Market Update," Marcus & Millichap, 2009.
55 "Inland Empire Industrial Market ReporC Market Report, Colliers International, Third Quarter, 2009, 3.
l@RSG
f104
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
VACANT PROPERTIES - NORTHERN PORTION
SAN BERNARDINO MERGED AREA A
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@RSG
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
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Excess of Bars, Liquor Stores, or Adult-Oriented Businesses
An excess of bars, liquor stores, or adult-oriented businesses that has resulted in a significant public health,
safety, or welfare problems is a condition of economic blight pursuant to CRL Section 33031(b)(6).
In 1955, an amendment to the State Constitution took effect, removing the duty of regulating the manufacture
and sale of alcoholic beverages from the State Board of Equalization and placing it in the new Department of
Alcoholic Beverage Control ("ABC"). The mission of the ABC is to administer the provisions of the Alcoholic
Beverage Control Act in a manner that fosters and protects the health, safety, welfare, and economic well-
being of the people of the State. ABC Investigators are peace officers under Section 830.2 of the California
Penal Code and are empowered to investigate and make arrests for violations of the Business and
Professions Code that occur on or about licensed premises. Investigators are further empowered to enforce
any penal provisions of the law in any place in the State. Licensees who violate State laws or local
ordinances are subject to disciplinary action and may have their licenses suspended or revoked. A
suspension of a license temporarily prohibits the licensee from engaging in sales of alcoholic beverages; a
revocation of a license permanently prohibits such sales.
Within Merged Area A, there are a total of 35 active liquor licenses, or 4.9 liquor licenses per 1,000 residents,
compared to a total of 346 liquor licenses, or 1.72 per 1,000 residents, in the rest of the City (See Table A-
29). Merged Area A licenses are clustered within the CCN and SEIP Project Areas. The licenses within the
SEIP Project Area are largely for national restaurant chains, and only one violation for the sale of alcohol to a
minor has occurred in the last year. Many of the licenses within the CCN Project Area, however, are related
to liquor stores, convenience stores, and bars and nightclubs. Businesses in the CCN Project Area have
received a greater number of ABC violations (7, or 3.5 per 1,000 people) in the last year. These violations
have included sales of alcohol to minors, false license fee, failure to provide books, exceeding limits of a
license, violation of a suspension, and failure to maintain a proper distance (in an adult establishment).
Liquor Licenses and Violations Table A-29
San Bernardino Merged Area A
Licenses Violations
No. of per 1,000 No, of per 1,000
Area Population Licenses people Violations people
Rest of City 201,131 346 1.7 70 0.3
Project Area A 7,204 35 4.9 9 1.2
GGE 1,594 0 0.0 0 0.0
MlCC 560 3 5.4 1 1.8
GGN 2,025 7 3.5 7 3.5
GGS 248 3 12.1 0 0.0
SEIP 402 14 34.8 0 0.0
South Valle 1,741 2 1.1 1 0.6
Tri-Gity 634 6 9.5 0 0.0
Source: California Department of Alcoholic Beverage Control as of November 3, 2009
The median income of Merged Area A is significantly lower than surrounding areas and has a higher
cor .centration of liquor-selling establishments. Furthermore, the CCN Project Area has one of the lowest
median incomes in Merged Area A and has the highest concentration of establishments with liquor licenses
and violations. Various studies have shown that a high density of liquor licenses correlates with an increase
in crime eod economic decline.56 For example, a 2008 study of violent crime in Los Angeles before and after
66 Ventura (D Ity Limits, ~Evaluating the Impact of Outlet Density on Crime,n June 2005.
@RSG
f107
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
the destruction of many alcohol outlets during riots in 1992 found that "the reduction in alcohol availability
within a census tract was associated with a drop in the assaultive violence rate at the census tract leve!.,,57 Of
particular concern is the prevalence of outlets selling single-serve containers of beer and malt liquor.
According to a 2006 study in Riverside County, sales of these beverages are correlated with an increase in
violent crime and gang activity. A 2008 survey of outlets in San Bernardino found that 88 percent of outlets
sold this type of beverage.58 Similarly, a 2009 RAND Corporation study found that "[a]lcohol outlets are
concentrated in disadvantaged neighborhoods and can contribute to adolescent drinking. ,,59 Additionally,
according to the City's Police Department, liquor stores in the area are known to be targeted by gangs as
hubs for the distribution of illegal narcotics, thereby increasing crime in the area. As these distribution centers
are identified and closed, the gangs simply move on, pressuring new businesses to abet their distribution
networks. With gang activity on the rise in the immediate vicinity, liquor stores in Merged Area A may again be
targeted for this illicit activity. 60
Exhibits A-24 and A-25 present maps showing locations of liquor licenses within Merged Area A, overlaid with
reported Part 1 crimes in surrounding areas.
57 Qingzhao Yu et al., "Multilevel spatia-temporal dual changepoint models for relating alcohol outlet destruction and changes in
neighborhood rates of assaultive violence,~ Geospatial Health, 2008.172.
58 Coalition for a Drug-Free San Bernardino, "Single Serve Alcoholic Beverages,"
http://www.publicstrategies.orgJPDF/20090805%20SSIB%20RS.pdf
59 Khoa Dang Truong and Roland Sturm, "Alcohol Environments and Disparities in Exposure Associated With Adolescent Drinking in
California," American Journal of Public Health, February 2009,264.
60 District Resource Officer Joseph Valdivia, Telephone Conversation, December 3, 2009. '-o-,.~-".J'
@RSG
["108
ALCOHOL SALES AND CRIME. NORTHERN PORTION
SAN BERNARDINO MERGED AREA A
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@RSJL___
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
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J
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
High Crime Rate
CRl Section 33031(b)(7) states that a high crime rate
which constitutes a serious threat to public safety and
welfare is an economic condition that causes blight.
According to Agency staff as well officers who patrol
much of Merged Area A, high instances of crime
negatively impact the perception of an area and make
business owners and investors less willing to locate
their businesses or start new ventures in the area
because of an increased level of risk. This perception
of crime and danger can also negatively impact property
values which can lead to disinvestment in a community
where property owners do not believe there is a benefit
in maintaining their buildings, furthering deterioration
and dilapidation.'
Data received from the Police Department as well as
the FBI's Uniform Crime Reporting Database shows that
Merged Area A has a higher crime rate per 1,000
persons than the rest of the City (excluding Merged
Area A), as well as neighboring and nearby jurisdictions.
The data compares 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. Part 1 Crimes include:
aggravated assault, burglary, criminal homicide, forcible
rape, robbery, theft, and vehicle theft.
Chart A-1 compares the rate of Part 1 crimes per 1,000 persons in 2008 for Merged Area A to the rates of
nearby jurisdictions.'. Merged Area A had a rate of 204.2 crimes per 1,000 persons, which was 309% greater
than the rest of the City of San Bernardino. The neighboring jurisdictions of Redlands, Highland, Colton, and
Rialto, which are much smaller in population than San Bernardino, all had much lower crimes rates than
Merged Area A. The cities of Riverside and Ontario, although not in the immediate vicinity, are similar in
population to the City, but still had a significantly lower crime rates than Merged Area A in 2008.
61 Jerome Rothenberg, George Galster, Richard Butler, and John Pitkin, -The Maze of Urban Housing Markets: Theory, Evidence, and
Policy,. 1991, 249-268.
62 Data comparing jurisdictions is taken from the FBI Uniform Crime Reporting Database, which only reports full year data. The moot
recent year available is 2008
@RSG
----rm .
~08 Part 1 Crimes Per 1,000 Persons
11
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Colton ~ 1,5
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Crimes per 1,000 Persons J
l SC!uru So~ ~mordmQ PolICe ~portmtnt FBI Uniform Cn~ Reportmg Dotobo,t_
i 2041
I
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I
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
Table A-30 provides a summary of Part 1 crimes in Merged Area A as well as the rest of the City for the
period of January 1 through October 31, 2009. The table also shows that 12.9% of all Part 1 crimes that were
committed in the City occurred within Merged Area A even though it occupies only 7.6% of the total land in
the City.
Summary of Part 1 Crimes in 2009 Table A-30
San Bernardino Merged Area A
% of Total San
Personal Property % of Total Bernardino Land
Crimes Crimes Total Crimes Crimes Area2
Merged Area A 101 1,092 1,193 12.9% 7.6%
Remainder of San Bernardino 975 7,099 8,074 87.1% 92.4%
9,267
1 Only includes crime data reported through October 31, 2009
2 Includes public right-of-ways
Source: San Bernardino Police Denartment
To further substantiate the disproportionate amount of crime that occurs within Merged Area A, the exhibits
below show that Merged Area A has significantly higher rates of both personal (violent) and property crimes
than the rest of the City. Charts A-2 and A-3 show that Merged Area A has personal and property crime rates
of 14.0 and 151.6, respectively, per 1,000 persons. These crime rates are 189% and 329% higher,
respectively, than the rates for the rest of the City.
2009 Personal Crimes Per 1,000 Persons
- I
---~-~- - -----~~-- -- -,
2009 Property Crimes Per 1,000 Persons
160, 1SJ.6
,
140 :
,
120-1
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Personal Crimes
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.8 I
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Remainder of City J
Personal Crimes
--.-
ProjectAreaA
Property Crimes
Remainder of City
Property Crimes
The disproportionately high crime rates that occur within Merged Area A demonstrate a serious threat to
public safety and welfare. District Reporting Officer Joseph Valdivia, who has many years of experience in
and around Merged Area A as well as the rest of City, agrees that the area has a significant amount of violent
crime, especially drug and gang-related crime. He also noted that, as the economy has declined, drug
dealing and thefts have been on the rise.
According to Officer Valdivia, pockets of significant gang and drug related Cfime exist along Sierra Way,
especially at Rialto Avenue, which is on the eastern border of the MICC Proif!ct Area. Gangs have been !
heavily recruiting in the areas just east of Merged Area A and many crimes.in 'V1erged Area A may be
associated with this increased activity. Much of this type of violent crime tends rc I. e focused around rental
@RSG
~12
SAN BERNARDINO MERGED AREA A MERGER& AMENDMENTS
.PrelilTIinaryReport
housing as it allows drug dealers and gangs the ability to be transient. This is in line with the data reported by
the Police Department. Exhibits A-26 and A-27 show maps of all the Part 1 crimes for Merged Area A. The
M/CC, CCN, and CCE Project Areas, which are predominately residential and whose housing units are 73%,
70%, and 65% renter occupied, respectively, have higher concentrations of serious crimes than those that are
more industrial or commercial in nature. However, Officer Valdivia also mentioned that burglaries are on the
rise in the areas around Hospitality Road. Again this is consistent with the crimes shown in Exhibits A-26 and
A-27.
@RSG
f113
SAN BERNARDINO MERGED AREA A
PART 1 CRIME - NORTHERN PORTION
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
EXHIBIT A-26
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SAN BERNARDINO MERGED AREA A MERGER 8< AMENDMENTS
Preliminary Report
------------_._._--_._~.-----_.. -- .-------- ..---.---- -...---
SUMMARY OF MERGED AREA A BLIGHTING CONDITIONS
Both physical and economic blight remain in Merged Area A placing an undue burden on the community.
Redevelopment assistance to address these conditions in Merged Area A continues to be critically necessary
to alleviate these conditions in Merged Area A. Without continued access to tax increment financing, it is
likely that many of these conditions will go unresolved and further decline will occur in Merged Area A,
particularly given the budgetary challenges of the City's General Fund. The proposed Merger and
Amendments would provide the Agency with additional financial capacity to remediate these blighting
conditions throughout Merged Area A.
Summary of Physical Blight
Physical blighting conditions remaining in Merged Area A include: unsafe and unhealthy buildings;
dilapidation and deterioration; faulty or inadequate sewer and water utilities; under-sized parcels hindering the
viable use of lots and buildings; and under-sized lots that are in multiple ownership.
Instances of dilapidation and deterioration pose a significant health and safety threat to residents, workers,
and patrons. Unreinforced masonry buildings existing in Merged Area A pose a significant threat to persons
who occupy such structures and are costly to retrofit. Merged Area A demographics have proven that the
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
Merged Area A. Research indicates that property stakeholder or absentee landlords typically take minimal
care of their rental properties, which leads to the dilapidation and deterioration of structures. If not addressed,
deterioration will continue perpetuating dilapidation of additional properties. Redevelopment 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.
Faulty or inadequate sewer and water utilities exist in Merged Area A. Leaking septic systems and sanitary
sewer blockages that cause back-ups and overfiows release hannful pathogens, bacteria, chemicals, and
other toxic pollutants adversely affecting the health and safety Merged Area A residents and workers.
Inadequate water utility infrastructure puts the safety of persons in low water pressure zones at risk where
there is inadequate pressure to provide fire protection. 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 redevelopment assistance. Tax increment revenue
generated in Merged Area A can be used to fund such infrastructure improvements.
Inadequately sized parcels are a major problem in Merged Area A; over one-fifth of parcels exhibit this
condition. The economic viability of under-sized residentially, industrially, and commercially zoned parcels
are significantly hindered by their size. Furthermore, 48% of these parcels are in multiple ownership making it
difficult for the private sector to assemble properties suitable for development. 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 Merged Area A.
Summary of Economic Blight
Economic blighting conditions remaining in Merged Area A include: stagnant or depreciated property values;
impaired property values due to hazardous waste sites; low lease rates and high vacancies; a high
concentration of alcohol-serving or selling establishments; and high crime rates.
Both residential and commercial property values are depreciated when compared to surrounding areas. The
median sales price of residential properties have declined Merged Area A. Similarly, commercial and
industrial property sale values are declining in Merged Area A. Decreased property values not only affect the
local jurisdiction's ability to provide services supported by property tax revenue or tax increment revenue, but
indicate an economic decline of an area. Furthennore, decreased property values discourage propertY
owners from making improvements to their properties. Redevelopment can provide economic assistance to
@RSG
Ii16
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
--~_.__._- ---~,--- .- ---- . --
rehabilitate or provide development subsidies as an incentive to invest or reinvest in such properties. As
economic conditions in an area improve, the related blighting conditions decrease.
The presence of hazardous waste significantly decreases the value of the property and hinders development
on such property. Merged Area A contains significant numbers of hazardous waste sites, including two (2)
Superfund sites. Such sites have significantly reduced property values and pose a health and safety threat to
Merged Area A 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 hazardous waste sites.
Merged Area A commercial lease rates are much lower than surrounding areas. Low lease rates negatively
impact property values by decreasing the amount of income a property can generate, thereby diluting the
economic incentive to develop or located businesses in the area. High vacancy rates in Merged Area A are
partially due to a weakened market and reduced port activity. High vacancy rates are indicative of the
economic decline of an area and reduced income generated by such property. These conditions of blight
deter development from occurring in the area. Redevelopment provides tools to market area businesses and
provide incentives to attract and retain businesses.
The high concentration of alcohol-serving establishments in Merged Area A cause major problems for the San
Bernardino Police Department and is a drain on resources. There is increased crime in this area as a result
of the overconcentration. Changes in uses through redevelopment can decrease the number of these types
of adverse uses.
Merged Area A has an extremely high crime rate that is significantly higher than surrounding areas. Crime
negatively impacts an area by providing a disincentive for people to invest in an area. Redevelopment tools
can be used to reduce crime and gang activity in Merged Area A.
CONCLUSION
Although Merged Area A 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 Exhibits A-4, A-5, and A-B, points to the fact that blighted parcels are not
concentrated in any particular neighborhood, which indicates that Merged Area A as a whole is negatively
impacted by the scattered pattern of blighted properties. Furthermore, conditions of economic blight, such as
crime or vacancy rates, affect large portions of Merged Area A and are not site specific. Photographs of
physical and economic blighting conditions are documented in Appendix 1.
Based on the observations and research in this section, it is evident that Merged Area A continues to suffer
from various physical and economic blighting conditions. Although progress has been made by the Agency
and there has been private investment in Merged Area A, further improvements are needed to alleviate
current conditions. The Merger and Amendments propose to increase current financial limitations, effectively
increasing the Agency's ability to continue to eliminate blight from Merged Area A. By merging the Project
Areas, the Agency will have greater ability to leverage resources across Project Areas to eliminate blight
throughout and for the benefit of the entire Merged Area A. Receipt of additional tax increment revenue
provides the Agency with additional capital to implement blight eliminating projects, thus alleviating current
conditions that are threatening the health and safety of persons who live and work in Merged Area A. These
projects include upgrading and improving public infrastructure, working toward the continued enhancement of
property values, enabling economic revitalization of commercial and industrial enterprises, and increasing,
improving, and preserving the supply of affordable housing.
CRL Section 33333.11 requires that a map be created identifying portions of the M/CC and CCN Project
Areas that are no longer blighted and remain blighted, parcels that are necessary and essential for elimination
f remaining blight, locations where tax increment may be spent in these Project Areas during the 10-year
f -:tension. Furthermore, CRL Section 33451.5 requires that the same map be prepared as part of the report
@f; 3G
1117
@RSG
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
. ___ ____ u__~___ ____ ____~relilTl~nary R~1>()rt
to State Department of Finance and the Department of Housing and Community Development Exhibit A-28
is a map of Merged Area A illustrating the location of blighting conditions detailed in this Section, along with
parcels necessary and essential for the elimination of blight, and areas of Merged Area A that are no longer
blighted_ Parcels necessary and essential for the elimination of remaining blight include parcels already
owned by the Agency that are slated for redevelopment and vacant parcels within Merged Area A. Inclusion
of these vacant parcels is necessary and appropriate because they are negatively impacted by the economic
blighting conditions previously described in this Section, and are located adjacent to or in the vicinity of other
blighted parcels. These vacant parcels are underutilized and, because of their proximity to other blighted
parcels, are unlikely to be developed to their highest and best use without redevelopment assistance.
Furthermore, the elimination of blight on adjacent parcels may require the development or use of these vacant
lots, making them both necessary and essential for the elimination of remaining blight
~-.
[118
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
BUGHTED, NOT BLIGHTED, AND NECESSARY & ESSENTIAL FOR REDEVELOPMENT
SAN BERNARDINO MERGED AREA A
EXHIBIT A-28
-
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@RSG
"'ST
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Legend
~
_ Blighted Parcels
_ Parcels necessary & essential
for effective redevelopment
. Parcels nollndicaled II blighted
or nece5$81)' and el55enhallor
elfecti~e redevelopment are
not considered blighted
~.
I,
t, t:::::] Central City North
R: c::::J Central City East
I:::=:J Meadowbrook/Central City
t:::JI Central City South
E:::I Southeast Industrial
c:::a Tri-C~y
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00102
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1-41-4
f119
Projects and Programs to Eliminate Blight
SECTION B: PROJECTS AND PROGRAMS TO ELIMINATE BLIGHT
This section provides a description of the projects or programs prop6sed to eliminate the remaining blight,
how they will improve the conditions of blight, and the reasons why the projects or programs .cannot be
completed without the Merger and Amendments.
While the Agency has been effective in eliminating blight through public facilities and infrastructure
improvements, site acquisition and clearance, and new construction and rehabilitation projects, significant
blight remains prevalent throughout Merged Area A, as detailed in Section A. The Agency will continue to
carry out consistent projects and programs in Merged Area A, but seeks to augment its financial capacity to
continue to implement a corridor-based approach to the elimination of blight. Rather than focusing on
piecemealed projects within individual Project Areas, the Agency's focus is to address blighting conditions
along key corridors in Merged Area A (e.g., Waterman Avenue, Baseline Street, Arrowhead Avenue,
Hospitality Lane, Orange Show Road), and invest in the revitalization of the City's "Downtown Core." The
Downtown Core is generally bound by 6th Street to the north, Waterman Avenue to the east, the 1-215
Freeway to the west, and Rialto Avenue to the south. It encompasses the southern half of Central City North,
almost all of Central City East and Meadowbrook/Central City, and a northern portion of Central City South.
See Exhibit B-1 below.
DOWNTOWN CORE VISION/ACTION PLAN STUDY AREA
EXHIBIT B-1
SAN BERNARDINO MERGED AREA A
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
DOWNTOWN CORE VISION/ACTION PLAN
The Downtown Core is currently home to local, regional, state, and federal government centers (e.g., City
Hall, County administrative offices, Courthouse, IRS, Consulate General of Mexico), the San Bernardino
Convention Center, an emerging Theater District, Carousel Mall, educational and workforce development
centers, a public transportation hub, Seccombe lake, affordable housing, and other new development
projects. To cast a strategic vision for the revitalization of the Downtown Core, the City and Agency recently
completed the Downtown Core Vision/Action Plan in summer 2009, which created a visual simulation of the
Downtown Core's redevelopment potential. Key elements of the Downtown Core Vision/Action Plan include a
new intergovernmental civic center complex, a courthouse building, a night-time entertainment Theater
District with retail and restaurant uses, a transit village, Court Street Square, a Main Street retail corridor, a
new hotel to complement the Convention Center, and new Seccombe lake and Meadowbrook Park
residential and mixed use development projects. A vision poster of the preferred plan from a June 1, 2009
Common Council presentation is shown in Exhibit B-2 below.
EXHIBIT B-2
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PIiEFUREO PLAN
The Downtown Core Vision/Action Plan casts a long-range revitalization strategy that will require significant
public-private investment and redevelopment tax increment financing to assemble land for development,
upgrade public infrastructure and utility systems to meet increased service demands. create nAW parks and
public transportation systems to serve future residents and visitors, and build affordable ho~sing to create a
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
balanced community. The catalyst projects and accompanying infrastructure improvements envisioned by the
Downtown Core Vision/Action Plan will eliminate blighting conditions by creating jobs, increasing income
levels, assembling and redeveloping blighted properties, replacing aged infrastructure, addressing
incompatible uses, increasing property values, remediating environmentally contaminated sites, reducing
office and retail vacancies, creating needed commercial facilities, and addressing uses that contribute to the
threat to the public health, safety, and welfare of residents in Merged Area A.
The proposed Merger and Amendments will allow the Agency to leverage and pool tax increment revenues
from the affected Project Areas to implement the Downtown Core Vision/Action Plan for the benefit of the
entire Merged Area A. New tax increment revenues generated from increased property values resulting from
property revitalization can be invested toward additional public improvements in the Downtown Core and
other parts of Merged Area A. The Agency estimates $75 million in project costs for implementation of the
Downtown Core Vision/Action Plan through the life of the Merged Plan. The proposed 10-year extensions of
the Central City North and Meadowbrook/Central City Project Areas are needed to: (1) Allow sufficient time
for the Agency to implement the long-range objectives of the Downtown Core Vision/Action Plan in those
Project Areas, particularly given the current temperature of the real estate market; and (2) Create sufficient
financing capacity in those Project Areas as redevelopment proceeds to finance public facilities and
infrastructure upgrades and facilitate key cataly1ic development projects. The proposed increases in the
Agency's limitations on tax increment collection and bonded indebtedness will ensure that the Agency has
sufficient financing capacity to fund redevelopment activities throughout Merged Area A, including the
Downtown Core.
Given the current economic climate and troubling trends in the real estate market, implementation of major
programs like the Downtown Core Vision/Action Plan cannot reasonably be expected to occur either by
private enterprise or governmental action alone, but only by leveraging the unique redevelopment powers and
financing capabilities of the Agency to create public-private enterprise activities. This is especially true now
as the City struggles to address its own general fund budgetary gap. With little to no new revenue streams
available to implement the Downtown Core Vision/Action Plan, the City will rely heavily on the Agency to
secure funding for next steps under the Plan. With increased financial responsibility to carry out major
projects and programs in Merged Area A, the proposed Merger and Amendments is necessary to ensure the
Agency has adequate financial capacity and tools to see these revitalization activities through to successful
completion.
PROJECTS AND PROGRAMS
In addition to Downtown Core revitalization, the Agency proposes to eliminate blight throughout Merged Area
A through the implementation of the following projects and programs along key corridors and at prime
opportunity sites. The following projects and programs also reflect the proposed capital improvements
projects that are required to be identified in the Merged Plan.
PUBLIC FACILITIES AND INFRASTRUCTURE IMPROVEMENTS
These projects and programs involve the replacement and upgrading of public facilities and infrastructure to
support existing uses and new development. Redevelopment activities include circulation upgrades and
street improvements, parks and recreation/community centers, public safety improvements, infrastructure
assessments/plans, utility improvements (e.g., sewer main replacement/relocation, high groundwater
tablelliquefaction mitigation), flood control, bikeways and trails, and noise attenuation. The Agency estimates
$50 million in project costs for public facilities and infrastructure improvements through the lite of the Merged
Plan.
ENVIRONMENTAL CONSERVATION
These projects and programs seek to increase the long-fenn viabili(y, relevance, and cost-effecti ness of
existing and future buildings in Merged Area A. Redevelopment 4ctivities' include solar and g'lf hermal
building retrofits, research and development, and studies and plans. Ttff Agency estimates $10 if illion in
project costs for environmental conversation programs through the life tit -:'1e Merged Plan. "
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. .__.___ ___ ___ Prelim..inary Report
ENVIRONMENTAL REMEDIATION AND BROWN FIELDS 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. In 2008, the Agency was selected to receive two separate grants from US EPA for
Communitywide Brownfields Assessments to inventory brownfield sites and conduct Phase I and Phase II
Environmental Site Assessments on priority sites with high revitalization potential. These grants can ideally
be used by redevelopment agencies as "seed money" to create comprehensive, proactive brownfield
revitalization programs. The Agency also possesses unique powers under the Polanco Redevelopment Act
(CRL Sections 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. Redevelopment activities under
this project/program, include community outreach, grant funding, and implementation of the sbX Bus Rapid
Transit Project, an interagency effort with Omnitrans, the regional transportation authority, to implement a bus
rapid transit system that would traverse and interconnect 15.7 miles of the City, many portions of which
include right-of-ways containing environmental pollutants regulated by federal and state oversight agencies.
The Agency estimates $3 million in project costs for environmental remediation and brownfields revitalization
through the life of the Merged Plan.
LAND USE PLANNING TO GUIDE REDEVELOPMENT
These projects and programs involve updates to land use goals, plans, and policies needed to effectively
implement the Agency's redevelopment activities. For example, while the Downtown Core Vision/Action Plan
provides a visual simulation of the City's Downtown revitalization goals, it does not update the City's existing
General Plan designations or zoning to set forth new development standards and design guidelines
necessary to implement the vision. Preparation of a Downtown Core Specific Plan or Overlay would provide
the needed updates. Land use plans also provide the framework for planning and financing infrastructure
upgrades that will support new development. The Agency estimates $2 million in project costs for iand use
planning through the life of the Merged Plan.
PUBLIC TRANSIT
These projects and programs seek to increase public transit systems through Merged Area A. Most notably,
a key priority for the Agency will be the ongoing collaboration with Omnitrans to implement the sbX Bus Rapid
Transit Project. Redevelopment activities include sbX line right-of-way improvements, sbX stops, transit
stations, and transit-oriented development projects. The Agency estimates $15 million in project costs for
public transit through the life of the Merged Plan.
IN FILL DEVELOPMENT PROJECTS AND AFFORDABLE HOUSING
These projects and programs involve site clearance, land assembly, and development of infill projects in
Merged Area A, including affordable housing. Redevelopment activities include property acquisition, studies
and plans, and public facilities and infrastructure improvements to support infill projects. The Agency
estimates $75 million in project costs for infill development and affordable housing through the life of the
Merged Plan.
ECONOMIC DEVELOPMENT ACTIVITIES
These projects and programs seek to complement the Agency's goals for urban revitalization by supporting
economic development activities to expand and attract businesses to Merged Area A, and provide small
business assistance and development. Redevelopment activities include fayade improvement programs,
business outreach, Enterprise Zone administration, and efforts to augment benefits provided through the
Small Business Administration 7(a) Loan Program. The Agency estimates $20 million in project costs for
economic development activities through the life of the Merged Plan.
NECESSITY OF MERGER AND AMENDMENTS
As described in the Introduction section of this report, the City's budgetary struggles this year has created an
increased City reliance on the EDA's tax increment funds to offset costs for capital improvement projects in
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[123
63 "UCLA Anderson Forecast Worst National Recession in Seven Years likely Ended this Quarter, but Remains Impactful for the Rest of
the Decade." September 16, 2009. UCLA <http://uclaforecast.com/cf,ntentslarchive/2009/media_91609_1.asp>.
64 Kirby, Mike. "Commercial 5(eal Estate: Distress and Opportunil PowerPoint Presentation by Green Street Advisors at UCLA
Anderson Economic Forecast Centerer.'ce. June 16, 2009.
65 California Stat€: Board of EqU.zat1oA, "Negative Inflation Spurs Fir- t me Property Tax Reductions," November 30,2009.
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Preliminary Report
_._ _._..__.__.._. ________~___m___._..__..._.___.__.___.._____ ._._._.__._ _____._____m_____.._nm_._______..__..__.. _________ ._______._..___._.____ ..
the Project Areas that would otherwise be funded by the City's General Fund. As the state's budgetary woes
continue, the fiscal crisis for local and state governments is not expected to be cured for at least another two
to three years. The residential foreclosure epidemic and struggling housing market has led to a significantly
high volume of Proposition 8 reassessments of residential properties in Merged Area A that have been
initiated by the County Assessor, as required by Proposition 8, and by individual property owners. These
reassessments result in lost tax revenues, including tax increment collected by the Agency. While the
residential market is beginning to show signs of recovery, economic forecasts and real estate market reports
forewarn of a looming commercial real estate crisis.
CONTINUING ECONOMIC AND REAL ESTATE CHALLENGES
In a September 16, 2009 press release, "the UCLA Anderson Forecast conclude[d] that the worst recession in
seven decades likely ended in the !third] quarter, but then state[d] that the negative impact of the downturn
will last well into the next decade." 3 The Anderson Forecast indicated that residential sales are increasing
and conditions are ripening for new residential construction. However, in a June 16, 2009 presentation64 at
UCLA Anderson's Economic Forecast Conference, the keynote address by Mike Kirby, Chairman and
Director of Research at Green Street Advisors, warned of a potential commercial mortgage debacle stemming
from commercial mortgage-backed securities ("CMBS"), similar to that of residential sub-prime lending. Kirby
pointed to the fact that "the pace of commercial mortgage originations exploded between '05 and '07 at the
same time that underwriting standards became extraordinarily loose," including "very aggressive loan-to-value
ratios amidst an environment where appraisals were often inflated and borrowing costs were well below
[2009] levels." Kirby explained that "a large portion of the '05-'07 loans - about $185 billion of the $600 billion
total - are scheduled to mature between 2010 and 2012, five years after origination." CMBS delinquency
rates and defaults are already on the rise and are expected to spike in coming years. While public real estate
investment trusts ("REIT') are expected to infuse new equity into the market as they did in the 1990s, the
positive effect on the commercial real estate market probably will not take effect for several more years. If a
major decline in the commercial real estate market occurs during the next several years, it is prudent to
assume that both Assessor-initiated and owner-initiated Proposition 8 reassessments will shift from the
residential to the commercial market.
The State Board of Equalization also recently announced that, for the first time in history since the passage of
Proposition 13, a negative inflation factor will be applied to assessed values. A November 30, 2009 news
release announced a negative inflation factor of -0.237 percent, based on the performance of the California
Consumer Price Index from October 2008 to October 2009.65 The news release stated that for homeowners,
"The decline in taxes owed will be about $2.60 per $100,000 in assessed value." Applied citywide,
countywide, and statewide, a negative growth factor in assessed value could have serious financial
consequences on local and state governments. Although the impact at the local and state levels have yet to
be quantified, it is reasonable to assume that a negative inflation factor in 2010 will further cripple the City's
ability to adequately fund capital improvement projects throughout Merged Area A. A heavy reliance on
Agency financial support by the City is expected to continue during the next several years.
DOWNTOWN CORE VISION/AcTION PLAN
A potential commercial real estate crisis during the next two years would delay the Agency's ability to partner
with private investors to implement projects and programs in accordance with the Downtown Core
Vision/Action Plan. The City's budget challenges also greatly hurt its ability to fund capital improvement
projects in the Downtown Core needed to make way for major projects and programs under the Downtown
Core Vision/Action Plan. As stated before, major progress toward implementing the Downtown Core
Vision/Action Plan cannot reasonably be expected to be made either by private enterprise or City action
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
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alone, without significant Agency involvement and investment. Even then, it may be another five years before
private developers and the lending industry are confident enough in the market to forge new partnerships with
the Agency in the Downtown Core. With Meadowbrook/Central City scheduled to expire in 2016, and Central
City North scheduled to expire in 2019, very little time would be left to effectively carry out redevelopment
activities within those Project Areas to implement the Downtown Core Vision/Action Plan. The 10-year
extension of those two Project Areas, and the ability of Agency to leverage tax increment from other areas
within Merged Area A, would significantly increase the Agency's likelihood for successful implementation of
major projects like a new Civic Center Plaza, a new hotel, Main Street retail, Court Street Square, and the
Theater District.
FISCAL STABILITY
The continuing loss of property and sales tax revenues to the City will continue the City's reliance on tax
increment funds in the near-term to support capital improvement projects in Merged Area A. This is the
primary reason for the addition of new capital projects to the Merged Plan. With the addition of those
projects, the Agency estimates $250 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 A
to generate additional tax increment, certain Project Areas that were already in fiscal despair would
essentially become obsolete without the Agency's ability to leverage funds between merged Project Areas for
the greater good of Merged Area A as a whole. The proposed increases in the Agency's tax increment 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 the Project Areas, leverage additional future
funds to implement projects and programs, and eliminate remaining blight within Merged Area A.
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II Method of Financing
SECTION C: PRELIMINARY ASSESSMENT OF THE PROPOSED METHOD OF
FINANCING
Sections 33333.11 and 33344.5 of the CRL require 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, the description shall identify the reasons that the
remaining blight 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 an agency because
of the proposed amendment. For the two 10-year extension Project Areas, CCN and M/CC, the description
shall include the amount of tax increment revenues that is projected to be generated during the period of the
extension, including amounts projected to be deposited into the Housing Fund and amounts to be paid to
affected taxing entities.
The Merger and Amendments would address the needs of the Agency by making the following changes:
o Merge the CCN, SEIP, Tri-City, South Valle and CC Merged Project Areas (merged as Merged
AreaA),
o Increase and set a single cumulative limit on the amount of tax increment revenues that may be
received from Merged Area A,
o Set a single cumulative bonded indebtedness limit for the Merged Area A, and
o Extend the effectiveness and period to receive tax increment revenue for the CCN and M/CC
Project Areas by an additional 10 years.
Concurrently, through a separate amendment process, the Agency is taking action to extend the period to
incur debt to coincide with the time period to receive tax increment revenue in the Central City Projects
pursuant to CRL Section 33333.6.
As described in the Introduction of this Report, the Agency's financial resources are constrained and
insufficient to address remaining blight in Merged Area A. Section A of this Report details significant blight
remaining within Merged Area A requiring the Agency's assistance to alleviate. Section B includes a list of
projects needed to continue to address and correct remaining conditions of blight in Merged Area A. The
estimated financial resources to fund blight eliminating projects and programs in Merged Area A totals $250
million, prior to financing costs. The Merger and Amendments to the Project Areas will provide the Agency
greater financial flexibility to implement redevelopment projects and programs.
PROPOSED METHOD OF CONTINUING TO FINANCE REDEVELOPMENT
The Merger and Amendments do not propose any changes to the existing financing methods available to the
Agency. The Agency intends to continue to finance redevelopment of Merged Area A with the following
resources (not in order of priority):
1. Tax increment revenue;
2. Bonded debt;
3. Proceeds from the lease or sale of Agency-owned property;
4. Participation in development;
5. Financial assistance from the City, County, State of California, andlor Federal Government; and
6. Any other legally available source.
The financing sources are described in more detail in the following discussion.
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__,_~__,___,_"."__.___'___ ......_~_.___...M_____"'._ _ _ ___ ___...____n_n__..__., ___.__~..... ____..___...
PROPERTY TAX INCREMENT
The Agency currently receives tax increment revenue from all Project Areas within Merged Area A. The
Agency will continue to use property tax increment revenue as provided for in Section 33670 of the CRL, and
as authorized in the Merged Plan, to underwrite project costs. Tax increment revenue will fund ongoing
redevelopment activities and to pay indebtedness incurred by the Agency. Indebtedness includes principal
and interest on loans, monies advanced, or debts (whether funded; refunded, assumed, or otherwise)
incurred by the Agency to finance or refinance, in whole or in part, redevelopment activities.
Tax increment revenues will be allocated to address an array of Agency obligations. As required by Section
33334.2 of the CRL, 20 percent 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
housing. However, Housing Fund deposits will increase to 30 percent if a project area is amended to extend
the time limit on the effectiveness of its redevelopment plan and the collection of tax increment by 10 years.
As such, the Agency will be required to deposit 30 percent of the tax increment revenue generated in the
CCN and MICC Project Areas into the Housing Fund upon adoption of the Merged Plan.
The net tax increment revenue, after setting aside deposits into the Housing Fund, will be used to pay for
Agency obligations to taxing entities and others, debt service costs, and other program expenditures such as
infrastructure, capital facilities, economic development, and blight removal programs.
BONDED DEBT
Under the Merged Plan, the Agency would continue to have the capacity to issue bonds andlor notes for any
of its corporate purposes, payable in whole or in part from tax increment revenue. Any bonds issued by the
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
potential increase in revenue that may occur subsequent to the issuance.
LEASE OR SALE OF AGENCY-OWNED PROPERTY
The Agency may sell, lease, or otherwise encumber its property holdings to pay the costs of project
implementation.
PARTICIPATION IN DEVELOPMENT
If the Agency enters into agreements with property owners, tenants, andlor other developers that provide for
revenues to be paid or repaid to the Agency, such revenues may be used to pay project implementation
costs.
FINANCIAL ASSISTANCE FROM THE CITY, COUNTY, STATE, ANDIOR FEDERAL
GOVERNMENT
The Agency may obtain loans and advances from the City for planning, construction, and operating capital.
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 has identified a General Fund budget shortfall of $4.9 million for fiscal year 2009-10. The
City is struggling to sufficiently fund necessary services and has inadequate resources to provide assistance
to the Agency at this time.
As available, other funds such as state-apportioned road funds, state housing and infrastructure bond funds,
state and federal transportation funds, will be appropriately used in conjunction with Agency funds for costs of
project implementation. The State of California's budget crisis continues to worsen as repercussions from the
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______ _ n _.. _______ .. _____. PreUlTlinary Report
nation's economic recession persists. As of January 12, 2010, the California Legislative Analyst's Office
reports that the 2010-11 Governor's Budget is proposing major corrective budget actions to address a
projected $18.9 billion budget gap.57
Although both City and State financial assistance are uncertain options for the Agency in the near future due
to current financial challenges, the Agency will continue to seek opportunities to obtain assistance as the
economy shows signs of recovery.
OTHER AVAILABLE SOURCES
Any other loans, grants, or financial assistance from the federal government, or any other public or private
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
costs of public infrastructure, facilities, and operations.
MERGER AND AMENDMENTS
Continued tax increment revenue, and the other financing methods described above, are necessary to
support blight eliminating projects and programs in Merged Area A. Given current economic conditions and
local and state budgetary constraints, the Agency's ability to eliminate remaining blight in Merged Area A,
through the projects and programs described in Section B, is heavily reliant on its financing and bonding
capacity from tax increment. The financial analysis contained in this Section of the Report concludes that, in
the absence of the Merger and Amendments, the Agency does not currently have sufficient financial capacity
to adequately fund the necessary blight eliminating projects in Merged Area A. The Merger and Amendments
provide both the necessary financial capacity to eliminate blight and the additional time required in the CCN
and M/CC Project Areas to implement the Downtown Core Vision/Action Plan, as described in Section B of
this Report.
The following discussion describes the current constraints to tax increment revenue generated in the Merged
Area A Project Areas and the effect of the proposed Merger and Amendments.
CURRENT MERGED AREA A TIME AND FINANCIAL LIMITS
Consistent with the CRL, the current Redevelopment Plans for the Merged Area A Project Areas contain time
and financial limitations that affect the Agency's ability to use and collect tax increment revenue. Table C-1
presents the current Merged Area A limits.
67 The 2010~11 Budget: Overview of the Governor's Budget
tR\ <http://www.lao.ca.gov/reports/201 O/bud/budget_overview/bud_overview_ 01121 O.aspx>.
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
m_______ _____________l"relirT1in~ry~eport
Current Project Areas Time & Financial Limitations Table C-1
San Bernardino Merged Area A
LaSt uate to
Last Date to Incur Receive Tax Financial L1mh on
Project Area Effectiveness of Plan Bonded Debt Limit Indebtedness 2 Increment Recelvlnn Tax Increment
1.75 X Annual Maximum
Central City North August 6, 2016 $40,000,000 Eliminated August 6, 2026 Debt Service
1.7S X Annual Maximum
South Easllndustrlal Park June 21, 2019 $60,000,000 Eliminated June 21, 2029 Debt Service
Tri-City June 20,2026 $18.000,000 Eliminated June 20,2036 $60,000,000
1.75 X Annual Maximum
South Valle July 9, 2026 $14.000,000 Eliminated July 9, 2036 Debt ServiCe
Central City Merged1
1.75 X Annual Maximum
Meadowbrook/Central City May 3, 2019 $50,000,000 Eliminated May 3, 2029 Debt Service
1.75 X Annual Maximum
Central City South May 3, 2019 $30,000,000 Eliminated May 3, 2029 Debt Service
1.75 X Annual Maximum
Central City East May 3, 2019 $25,000,000 Eliminated May 3, 2029 Debt Service
Notes:
1. Limitations are as indicated for each constituent Project Area
2. The limits to incLX debt were eliminated pursuant to 33333.O(e)(2)(8) following the enactment of S8211 (Chapter 741. Statutes of 2001). The limit corresponds 10
the plan ~~iVeness limits of the Project Area
Source: . cl Summar CharIs- San BemardlflO EDA
Time Limit to Incur Debt: As shown in Table C-1, the Redevelopment Plans for the CCN, SEIP, Tri-City, and
South Valle Project Areas were amended in 2005 to eliminate the time limit to incur indebtedness pursuant to
Senate Bill 211 (Chapter 741, Statutes of 2001). The Agency is currently in the process of amending the
Central Cily Merged Project Areas to eliminate the time limits to incur debt Those SB 211 amendments are
expected to be completed prior to adoption of the Merger and Amendments. This analysis therefore assumes
that the time limits to incur debt in the Central City Merged Project Areas have been eliminated. The time limit
to incur debt in Merged Area A corresponds with the Redevelopment Plan effectiveness of each Project Area_
Time Limit to Collect Tax Increment Revenue: Table C-1 shows the current time limits to collect tax increment
and repay debt for each of the Project Areas within Merged Area A. The Merger and Amendments would
extend the Agency's time limit to collect tax increment and repay debt for the CCN and M/CC Project Areas
by 10 years (as discussed later in this Section). The time limit to collect tax increment for SEIP, Tri-City, South
Valle, CCE and CCS Project Areas would remain unchanged, Following adoption of the proposed Merged
Plan, the Agency may collect tax increment revenue from CCS, CCE and SEIP Project Areas until 2029; from
the CCN, South Valle and Tri-City Project Areas until 2036; and from the M/CC Project Area until 2039.
Financial Limit on Tax Increment: The current limit on the amount of tax increment that may be collected in
each Project Area, excluding the Tri-City Project Area, 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 receipt
The Tri-City Project Area currently has a tax increment limitation of $60 million, of which approximately $43.7
million has been collected by the Agency to date. The Tri-City Project Area is anticipated to reach its tax
increment limit in fiscal year 2010-11 without the Merger and Amendments, Additionally, to comply with the
Bond Indenture, all increment from the Tri-City Project Area is currently being diverted to the Trustee to
ensure payment of debt service over the term of the bonds_ The Merger and Amendments would establish a
more transparent and measurable cumulative tax increment limit for the entire Merged Area A, and ensure
that blight eliminating redevelopment projects in the Tri-City Project Area can continue to be adequately
financed through the Merger and increased tax increment limit
Financial Limit on the Amount of Bonded Indebtedness Outstandina at One Time: As depicted in Table C-1,
each Project Area has a separate bonded indebtedness limit Separate handed indebtedness limits impede
the Agency's ability to effectively issue and track future bonds in Merged rea A. Additionally, the cumulative
bonded indebtedness limit, based on the curren! amounts establishec I , each Project Area, totals $237
million and impairs the Agency's ability to issue adequate bonds to fun" future projects- The Merger and
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
__ _____________ ___ _________________Prelim2J1.ary'3:ep-"_rt
Amendments would establish a single increased cumulative bonded indebtedness limit for the entire Merged
Area A and ensure that the Agency has sufficient bonding capacity through the life of Merged Area A to
finance the necessary blight eliminating projects.
TAX INCREMENT REVENUE PROJECTIONS
A financial analysis of the Merger and Amendments inclusive of tax increment revenue projections of Merged
Area A was completed using the fiscal year 2009-10 Equalized Assessment Roll. The analysis compares the
amount of potential tax increment generated in Merged Area A with and without the time and financial limit
changes proposed by the Merger and Amendments. Table C-3 presents a preliminary forecast of Merged
Area A tax increment revenue generated under the existing time and financial limits. Table C-4 presents a
preliminary forecast under the proposed new limits of the Merger and Amendments. The forecasts are based
on the following assumptions:
1. Assessed Value Growth Rates: As a baseline, historical assessed valuation growth rates (since
inception) of each Project Area were analyzed to forecast future growth rates in Merged Area A. The
tax increment projections assume a 12 percent annual growth rate through the term each Project
Area may collect tax increment to repay debt. The growth rate is based on the maximum average
growth rate in Merged Area A since inception. This approach provides a realistic and customized
approach to forecasting future tax increment revenue and bonded indebtedness limits in Merged Area
A. Table C-2 shows the historic assessed valuation growth rate and fiscal year 2009-10 assessed
values in each Project Area.
Merged Area A Historical Growth Rates Table 1
San Bernardino Merged Area A
2004-2009 Inception - 2009
5-Year Historical
Project Area Average Average
CCN 1% 4%
SEIP 9% 12%
Tri-City 18% 12%
South Valle 6% 7%
CC Projects 9% 4%
Average 10% 9%
Ran!le 1% - 18% 4% - 12%
2. Low and Moderate Income Housina Fund Set-Aside Revenues: As required by Section 33334.2 of
the CRL, the Agency deposits at least 20 percent of Merged Area A tax increment revenue 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 extensions for the CCN and M/CC Project
Areas, the Agency's Housing Fund deposits for those Project Areas will increase to 30 percent,
beginning in fiscal year 2010-11.68
3. Pass-throuah Payments: Pass-through payments to taxing entities amount to approximately 30
percent of projected gross Merged Area A tax increment revenue. The actual amount of pass-
through payments vary based on the amount of tax increment revenue collected each year. The
68 Assuming adoption of the Merged Plan including the 10 year extension is adopted in fiscal year 2010-11.
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
__________ . ____________PreliminaryRep()~
Agency shares tax increment revenue with affected taxing entities based on two types of pass-
through payments, negotiated payments and statutory payments.
Two of the seven Project Areas proposed to be merged have existing negotiated tax-sharing
agreements with affected taxing entities. The Tri-City and South Valle Project Areas are subject to
negotiated agreements. For the Tri-City Project Area, the Agency entered into tax sharing
agreements with three taxing entities: Colton School District, Redlands Unified School District, and
San Bernardino Municipal Water District. For the South Valle Project Area, the Agency has a single
tax-sharing agreement with San Bernardino Municipal Water District. The Merger and Amendments
would have no effect on these existing agreements and the taxing entities would continue to receive
their agreed-upon shares.
In the remaining five Project Areas of Merged Area A, the Agency remits payments to affecting taxing
entities in accordance with statutory formulas set forth in Section 33606.7 of the CRL ("Statutory
Payments"), without negotiated payment agreements. The requirement for these Statutory Payments
were triggered by the SB 211 amendments rescinding the time limit to incur debt for these Project
Areas. Statutory Payments will continue for the duration of the timeframe to collect tax increment
revenue for each Project Area. The statutory fonmula is based on a tiered system, which is reflected
in the tax increment projections. Upon adoption of the Merger and Amendments, taxing entities with
written agreements for negotiated payments in the Tri-City and South Valle Project Areas will
continue to receive payments under the terms of those agreements, and will not receive statutory
payments.
Based on the assumptions previously described, Agency tax increment revenue projections for each Project
Area have been forecasted and attached to this Report as Appendix 5. After Housing Fund set-aside
deposits and pass-through payments to affected taxing entities are made, net tax increment revenue will be
available for existing and new debt service obligations, eligible redevelopment projects such as infrastructure
improvements, development incentives, and other non-housing uses.
MERGED AREA A MERGER
As previously discussed, the Agency's financial capacity is constrained and the merger of the seven Project
Areas, proposed as Merged Area A, would allow the Agency to cover immediate obligations in the Project
Areas. The Merger and Amendments further allow the Agency to increase revenue available to pay 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 Project
Areas and reducing overhead costs. To establish that the proposed merger of the seven Project Areas would
be of substantial benefit to the community and the elimination of blighted areas, summaries have been
prepared for each Project Area comparing tax increment projections based upon current time and financial
limitations, and tax increment projections based upon the Merger and Amendments. The summaries depicted
in Tables C-3 and C-4 include county administrative fees, Agency operation and administration costs, bond
debt service payments, pass-through payments, and other existing outstanding obligations of each Project
Area.
Table C-3 presents the tax increment revenue available to the Agency if the Merger and Amendments were
not adopted and is reflective of the Agency's current financial capacity in the seven Project Areas. As shown
in Table C-3, the Agency currently faces a deficit of approximately $1.5 million and $19.4 million in the CCN
and Tri-City Project Areas, respectively. Without the Merger and Amendments, the Agency will be unable to
pay its current outstanding obligations due from the CCN and Tri-City Project Areas. In addition, no funding
would be available for future projects and programs necessary to eliminate blighting conditions remaining in
these Project Areas. Tax increment revenue generated in the other Project Areas is therefore necessary to
eliminate blight and pay existing obligations in the CCN and Tri-City Project Arlllls. Additionally, the CCN, Tri
City, and Central City Merged Project Areas other outstanding obligations tOtal more than $34.5 million'
Merging the Project Areas will allow the Agency to decrease the amount of tax Increment revenue needed to .
pay other outstanding obligations within Merged Area A.
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
Projected Tax Increment Revenue by Project Area under Existing Redevelopment Plan limits 1 Table C.3
San Bernardino Merged Area A
CCN SEIP Tri-Cltv South Valle CC Me.....ed Total
Total Gross Tax Increment Revenue 44,236,374 265,539,387 6,609,247 180,932,939 172,372.987 669.690,933
Growth Rate Assumptions 12.0% 12.0% 12.0% 12.0% 12.0%
Less:
Housing Set Aside Obligations3 8,847,275 53,107,877 1,321,849 36,186,588 38,684,633 138,148,222
County Administrative Fees 110,591 663,848 16,523 452.332 430,932 1,674,227
Operation and Administration 2,211,819 13,276,969 330,462 9,046.647 8,618.649 33,484,547
Gross Non Housing Revenue 35,278,508 211.767,661 5,270.874 144,294,019 133,257,422 529,868,484
Obligations
Bond Debt Service4 9,074,531 42,659,174 19,848,103 9,948,260 26,178,520 107,708,588
Pass-through Payments 9,907,496 63,464,447 4,853,660 76,321,353 44,469,860 199,016,817
Other Outstanding Obligations5 17,823,849 31,338 - 24,310 17,556,216 35,435,713
Net Redevelooment Funds /1,527,367\ 105,612,702 119,430,889) 58,000,095 45,052,826 187,707,366
Notes:
1 Projections reflecl the existing time and financial limits for each project area
2 Gross Tax Increment Revenue and associated deductions based on RSG Projections (October, 2009)
3 20% of Gross TI revenues are deposited in
4 Debt Service based on Agency's bond debt service schedule
5 Includes amounts due 10 other nroiect area's within the AGencv includinn the Housin'" Fund
Table C-4 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 one Project Area for the
benefit of another Project Area and the entire Merged Area A. As shown in Table C-4, the Agency will also be
able to use tax increment from other Project Areas to cover deficits in the CCN and Tri-City Project Areas.
The Agency will also be able to reduce its other outstanding obligations by $19.3 million. Merging the Project
Areas increases the Agency's financial capacity and will benefit the community by allowing sufficient revenue
to address the blighting conditions described in Section A of this Report.
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.~
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
______ __________ ___ u-"reli~irlary~eeort
Proiected Tax Increment Revenue buPro"sct Area under Proposed Merger & Amendments Table C-4
San Bernardino Merged Area A
CCN SEIP TrKItv South Valle ce Merned Total Merged Area Ab
Total Gross Tax Increment Revenue 161,578.398 265.539,387 500,669,880 180,932,939 258,929,573 1,367,650,177 1,367.650,177
Growth Rate Assum ptions 12.0% 12.0% 12.0% 12.0% 12.0%
Less:
Housing Set Aside Obligatioos2 48,278,207 53,107,877 100,133,976 36,186,588 63,180,946 300,887,594 300,887,594
Counly Administrative Fees 403,946 663,848 1,251.675 452,332 647,324 3.419,125 3,419.125
Operation and Administration 8,078,920 13,276.969 25,033,494 9,046,647 12.946.479 68,382,509 68.382,509
Gross Non Housing Revenue 112.896,245 211,767,661 399,284,229 144,294,019 195,101,303 1,063,343.458 1,063,343.458
Obligations
Bond Debt Service3 9,074,531 42,659,174 19,848,103 9,948,260 26,178,520 107,708,588 107,708,588
Pass-through Payments 49,179,035 63.464.447 204,885,288 76,321,353 70,921,798 464,771,922 199,016,817
Other Outstanding Obligations4 17,823,849 31,338 24,310 17,556,216 35,435,713 16,092.498
Net Redevelooment Funds 36,818,830 105,612,702 174,550,838 58,000,095 80.444 770 455.427,235 740,525,556
Notes:
1 Gross Tax Increment Revenue and associated deductions based on RSG Projections (October. 2009)
2 20% of Gross TI revenues are deposited in the Agency's Housing Fund from CCS, CeE, SEIP. Tri.cily and South Valle projecl Area. 30% of Gross TI revenues are deposited into the
Housing Fund from CCN and the Meadowbrook! CC Protect Areas
3 Debt Service based on Agency's bond debt service schedule
4 Includes amounts due to other project area's within the Agency as well as
5 Merged Area A projections assumes a~ amendments described in this section are adopted including eliminating the tax increment limit for Tri.cily Project Area
Pursuant to the CRL, mergers of project areas are desirable as a matter of public policy if they result in
substantial benefit to the public and if they contribute to the revitalization of blighted a-eas through increased
economic vitality of those areas.' The Merger and Amendments provide a comprehensive approach to
meeting the Agency's financial needs. Merging the seven Project Areas into Merged Area A addresses the
potential challenges of the Agency to alleviate both near and long term cash flow constraints in struggling
Project Areas by providing funding from economically healthy Projects Areas. By merging the Project Areas,
the Agency will be able to revitalize blighted areas through increased economic vitality of Merged Area A.
PROPOSED CUMULATIVE TAX INCREMENT LIMIT
The Project Areas within Merged Area A have separate limits on the amount of tax increment that may be
collected in each area. The Merger and Amendments are proposing to set a single cumulative tax increment
iimit for Merged Area A. The Merger and Amendments will allow Agency funds to be cross collateralized
between the Project Areas and a single cumulative limit on the amount of tax increment revenue received by
the Agency will allow effective administration of the redevelopment program in Merged Area A.
As depicted in Table C-1, the CCN, SEIP, South Valle, and Central City Merged Project Areas are subject to
an annual cap of 1.75 times the maximum annual debt service paid by each Project Area. This means that
the Agency's ability to collect tax increment is directly proportional to its annual outstanding debt service
obligations and varies from year to year. Tax increment limits set in this manner are very difficult to track. A
single cumulative tax increment limit ensures taxing agencies are receiving a fair share of property tax
revenue and improves Agency transparency. The Tri-City Project Area currently has a tax increment limitation
of $60 million, of which approximately $43.7 million has been collected by the Agency to date. Without the
Merger and Amendments, the Tri-City Project Area is anticipated to reach its tax increment limit in fiscal year
2010-11 and will significantly affect the Agency's ability to pay existing obligations.
The proposed tax increment limit is based on the tax increment projections presented in Table C-3 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 Merged Area A. The proposed
69 CRL: Section 33485
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
____~__ __ ______ ____PrE!li.":linary ~ep()rt
tax increment limit assumes that 100 percent of the project cost will be financed through bonds and assumes
that the principal and interest payments are approximately three times the project cost.
Table C-5 shows the estimated financial need of the Agency for Merged Area A and the proposed tax
increment limit. The Agency is proposing a single cumulative tax increment limit of $2.5 billion that accounts
for actual past expenditures and projected costs for future redevelopment activities in Merged Area A. To date
the Agency has collected an estimated $300.7 million of tax increment revenue within Merged Area A. An
additional $1.98 billion, along with $198.1 million of contingency funds, are needed to implement future
redevelopment activities in Merged Area A.
Proposed Tax Increment Limit: Merged Area A Table C-5
San Bernardino Merged Area A
Tax Increment Collected to Date' 300,718,764
Projected Future Tax Increment Revenue2 1,367,650,177
Tax Increment Needed for Future Obligations: 1,730,605,451
Housing Fund Deposits 300,887,594
County Administrative Fees 3,419,125
Pass-through Payments 464,771,922
Existino Bond Debt Service 107,708,588
I Tax Increment Needed for CUffent Obliaations: 853,818,222 I
Future Bond Debt Service 750,000,000
Operations and Administration 68,382,509
Outstanding Obligations 35,435,713
Funds Needed for Redevelopment Projects' 250,000,000
Total Tax Increment Required 1,980,605,451
Agency Reserves for Contingencies (10%) 198,060,545
Proposed Tax Increment Limit 2,500,000,000
Notes:
1 Total gross tax increment revenue collected from CCN, SEIP, Tri-City, South Valle, CC
Projects from the adoption of each Project Area redevelopment plan
2 Assumes tax increment revenue after the Merger and Amendment is adopted
3 RSG estimates $250 million will be needed to fund future redevelopment projects, these
projects are currently anticipated to be a hundred percent funded through bonds
Source: Aoencv Tax Increment Receipts end RSG Proiections 2009
PROPOSED CUMULATIVE BONDED INDEBTEDNESS LIMIT
As depicted in Table C-1, each Project Area has a separate limitation on the amount of bonded indebtedness
that may be outstanding at anyone time. Separate limits on outstanding bonded indebtedness hinder the
Agency's ability to administer and issue future bonds in Merged Area A. The Agency is theJ:elore proposing to
establish a single cumulative limit on the amount of bonded indebtedness that may be outSlanding in Merged
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
u_.______ _m_______I)reli~i~ary ~elloEt
Area A at any given time. The existing cumulative bonded indebtedness limit for the Project Areas that
comprise the proposed Merged Area A totals $237 million. The Agency estimates that future projects and
programs in Merged Area A will total $250 million. Therefore, increasing the bonded indebtedness limit will
ensure that the limit allows for maximum future bonding capacity to support projects and programs.
Table C-6 presents the proposed bonded indebtedness limit that may be outstanding at anyone time and
accounts for existing and future principal bond obligations. The outstanding principal debt shown includes
principal from the Agency's Housing Fund Bonds, and assumes that 36 percent of the principal payment is
derived from Merged Area A Project Areas. The proposed increased, cumulative Merged Area A bonded
indebtedness limit totals of $327 million.
Proposed Bonded Indebtedness Limit: Merged Area A Table C-6
San Bernardino Merged Area A
Outstanding Principal Debt 77,037,103
Future Principal Debt' 250,000,000
Proposed Bonded Indebtedness Limit 327,000,000
Notes:
1 Assumes that 100 percent of future project cost will be financed through bonds.
Source: Agency Debt Service Schedule
TEN YEAR EXTENSIONS FOR CENTRAL CITY NORTH AND MEADOWBROOKI
CENTRAL CITY PROJECT AREAS
The Merger and Amendments propose to extend the Redevelopment Plan effectiveness and time limit to
receive tax increment from the CCN and M/CC Project Areas by 10 years. CRL Section 33333.11 requires a
summary of the amount of tax increment revenue, including Housing Fund deposits and pass-through
payments, that will be generated during the 10 year extension period in each Project Area.
Table C-8 shows the fiscal implication of increasing the time limit for the CCN Project Area by 10 years.
During the 10 year extension period, the Agency will receive additional tax increment revenue in the amount
of $117.3 million from the CCN Project Area. Of this amount, approximately $35.2 million will be deposited
into the Housing Fund and $39.3 million will be paid to affected taxing entities.
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
CCN: Summary of Additional Revenue from 10 Year Extension Table C-8
San Bernardino Merged Area A
FY 2009-10 through FY 2025-26 through Total
FY 2024-25 FY 2034-35
Gross Tax Increment Revenue 44,236.374 117.342.024 161.578.398
Housing Fund Deposits 1 (13.075,599) (35,202,607) (48,278,207)
Administrative Fees (110.591) (293,355) (403.946)
Non Housing Revenue 31.050,184 81.846.062 112,896.245
Pass-through Payments (9,907,496) (39,271,539) (49,179,035)
Bond Debt Service (9,074.531 ) 0 (9,074.531)
Other Obligations (17.823,849) 0 (17,823.849)
Net Redevelopment Revenues (5,755,692) 42,574,522 36,818,830
Notes:
1 Deposits to the Housing Fund are 30% of gross tax increment beginning FY 2010-11
Tabie C-9 shows the fiscal implication of increasing the time limit for the MICC Project Area by 10 years.
During the 10 year extension period, the Agency will receive additional tax increment revenue in the amount
of $86.6 million from the MICC Project Area. Of this amount, approximately $26.0 million will be deposited into
the Housing Fund and $27.8 million will be paid to affected taxing entities.
M/CC: Summary of Additional Revenue from 10 Year Extension Table C-9
San Bernardino Merged Area A
FY 2009-10 through FY 2021.22 through Total
FY 2020-21 FY 2030-31
Gross Tax Increment Revenue 29.956,350 86.556.587 116.512,937
Housing Fund Deposits 1 (8,730,643) (25,966,976) (34,697,619)
Administrative Fees (74,891) (216,391) (291,282)
Non Housing Revenue 21,150.817 60.373.219 81.524.036
Pass-through Payments (5,582,182) (27,790,427) (33,372,609)
Net Redevelopment Revenues 15,568,634 32,582,792 48,151,427
Notes:
1 Deposits to the Housing Fund are 30% of gross tax increment beginning FY 2010-11
2 Net Redevelopment Revenues does not account for obligations which are shared by CC Merged Projects,
including bond debt service.
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
. _~_~__'_'''_'_'__''____'____'~''__'__'___'__~"~_'_____m._.___._"~.. .__ .._.___._~
REASONS FOR THE PROVISION OF TAX INCREMENT
Tax increment financing will continue to be an essential component of a successful redevelopment program in
the Merged Area A. As demonstrated in Section A of this Report, many blighting conditions are attributed to a
lack of financial incentives for new development and property rehabilitation. lack of property maintenance
and reinvestment has resulted in physical decay within Merged Area A that cannot be remediated without
Agency assistance.
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
resolving the unique issues in Merged Area A. As earlier described, the recent economic environment and the
financial challenges of the City and State severely limit the potential for the Agency to receive assistance
funded from governmental sources. The Agency's main source of revenue for remediating blight in the
proposed Merged Area A is tax increment revenue. Upon adoption of the Merger and Amendments, an
estimated $740.5 million in net tax increment revenue will be available to the Agency to fund blight eliminating
programs and projects. The receipt of tax increment from the Merged Area A is essential to eliminating the
remaining blight in each Merged Area as outlined in Section A of this Report.
The provision of tax increment revenue must be included in the Merged Plan because other sources are not
available or are insufficient to finance the costs of redeveloping Merged Area A. Although the Agency will
attempt to use other available financing programs, these may not be viable for the type and amount of
improvements required. For example, certain public improvements could be financed by creating an
assessment district, but given the relatively low income levels of many residents in Merged Area A and limited
rental income for property owners, it is unlikely that the two-thirds vote needed under Proposition 218 to
effectuate an assessment district would be supported. Additionally, assessment and community facility
districts impose a financial burden that area businesses and potential developers may be unable to bear. As
indicated by the continued presence of blighting conditions, which can be found throughout the Merged Area
A, some property owners do not have the resources to maintain their properties, much less rehabilitate them.
Therefore, it cannot be reasonably expected that private enterprise acting alone would have the means to
accomplish redevelopment of Merged Area A. When adverse conditions are not addressed, the resulting
physical and financial impacts imposed by these conditions will exacerbate existing blighting conditions.
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 improvement of
infrastructure, and aid in the expansion of Merged Area A economic base. The Agency does not currently
have, nor expects to have, the avaiiable financial resources to fund the magnitude of improvements
necessary to reverse the adverse conditions present in Merged Area A without the Merger and Amendments.
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f137
II Amended Implementation Plan
SECTION D: AMENDMENT TO THE AGENCY'S IMPLEMENTATION PLAN
CRL Section 33333.11 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 Implementation Plan includes Merged Area A and the proposed Merger and
Amendments will not change existing programs and projects.
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 extensions in the CCN and M/CC Project
Areas. An Amended Implementation Plan detailing amended revenue and program expenditures and
inclusionary housing production requirements will be presented at the public hearing for the Merger and
Amendments. The Agency's Amended Implementation Plan is included as Appendix 4.
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II Neighborhood Impact
SECTION E: NEIGHBORHOOD IMPACT
OVERVIEW
CRL Section 33333.11(e)(9), related to the 10-year extension in the CCN and MICC Project Area, requires
that this Report contain a neighborhood impact report that discusses the impact the Merged Plan will have on
low and moderate income persons or families in the following areas: relocation, traffic circulation,
environmental quality, availability of community facilities and services, effect on school population and quality
of education, property assessments and taxes, and other matters affecting the physical and social quality of
the neighborhood. This Section includes a discussion of all of the Project Areas that comprise Merged Area
A.
Additional issues that the neighborhood impact report must address include: the number of low or moderate-
income dwelling units to be removed or destroyed; the number of low or moderate income persons or families
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
dwelling units; and the projected timetable for meeting the Merged Plan's relocation, rehabilitation, and
replacement housing objectives.
Environmental Impact Reports ("EIRs") generally serve as a basis for the information required by this
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 Common
Council, and is accompanied by the EIR for the project. However, in this case, this section is being prepared
in advance of the EIR. Therefore, data resources include the Initial Study'2 and other research completed as
the EIR is being prepared. A large portion of the environmental data has been obtained from the EIR the City
prepared in 2005 for its General Plan Update.73 As all proposed projects within Merged Area A must conform
to the City's General Plan, its EIR provides a reasonable basis for the following discussion. Finally,
information on affordable housing production, replacement, and related activities was obtained from the
Agency's Ten Year Housing Compliance Plan, adopted in 2009.
IMPACT ON RESIDENTS IN MERGED AREA A AND SURROUNDING AREA
The Merger and Amendments will not alter the boundaries of existing Project Areas, only merge them into a
single administrative project area. The proposed Merger and Amendment would generally provide for
additional funds to implement projects which have been or will be evaluated for purposes of CEQA (California
Environmental Quality Act, Public Resources Code Sections 21000 et seq.), within Merged Area A. Any
additional programs and projects will be evaluated through the necessary environmental processes, including
the EIR for the Merged Plan, and future project-specific evaluations as needed per CEQA.
RELOCATION
Merged Area A contains approximately 2,459 residential households, with approximately 63% of the
households occupied by low- or moderate-income persons or families. At this time, no foreseeable projects
have been proposed for Merged Area A that would involve displacement of low- and moderate-income
residents. However, should displacement occur in the future, eligible displaced residents will be offered
relocation benefits as requiled by law. Additionally, if future revitalization projects involve the displacement
and relocation of low- and moderate-income residents, the displacement will be mitigated bV any applicable
n City of San Bernardino. Initial Study for the San Bernardino RedeveloDmentfmie~'Area Meraer- Area A. RBF cjJ suiting, November
11,2000.
73 City of San Bernardino. San Bernardino General Plan UDdate and AssociatMSt)::cific Plans Environmentallmoatl ~ The
Planning Center, September 30, 2005.
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.. Pr~liminary .fl.ep~rt
relocation assistance requirements (including financial payments and advisory assistance), and replacement
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
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
plan that complies with Section 33413(a) of the CRL. The Agency will assist residents in finding housing that
is decent, safe and sanitary and within their financial means, in reasonably convenient locations and
otherwise suitable to their needs. Any displacement which occurs as a result of Agency redevelopment
activities will be mitigated by relocation assistance including financial payments, advisory assistance, and
other assistance identified in the project-specific replacement housing plans as required by State Law relating
to Agency assisted developments. Additionally, the Agency will offer reentry opportunities where feasible to
existing business owners and tenants.
ENVIRONMENTAL QUALITY
The primary goal of the Merged Plan is to continue to improve the overall environmental quality of Merged
Area A by addressing existing deficiencies. The Merged Plan seeks to eliminate existing blighting conditions
and cause improvements including new development, revitalization of the downtown core, 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
specific environmental analysis will take place on a project by project basis per CEOA.
The EIR prepared for the City's General Plan, which includes Merged Area A, evaluated possible
environmental impacts on land use, public policy, transportation, air quality, noise, public services and
infrastructure, hazardous materials, hydrology and water quality, cultural resources, and visual and aesthetic
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:
. Reduced regional air quality,
. Increased noise levels, and
. Increased traffic.
These impacts however, were evaluated on a citywide scale. Though activities in Merged Area A may
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 A. During implementation of any specific
redevelopment proposal in Merged Area A, an environmental analysis may be warranted as required by
CEOA.
TRAFFIC CIRCULATION
The Merged Plan proposes to include several projects related to circulation and traffic improvements,
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.
Generally, the improvements proposed by the Merged Plan will address both current and future circulation
and traffic deficiencies, and will be of benefit to those residing and working in Merged Area A.
The EIR completed for the General Plan considered levels of service at intersections, roadways, highways
and freeways; and further discusses transit options on Amtrak and the Southern California Regional Rail
Authority (Metrolink) rail services, and Ornnitrans bus routes. Metrolink's San Bernardino Line, which serves
the City through the historic Santa Fe Depot, is Metrolink's busiest line and connects the community with the
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As outlined in this Report, implementation of the Merged Plan and its proposed projects is expected to
significantly improve the City's 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 A, thereby benefiting all residents in the community.
The Merger and Amendments will increase the limit on the collection of tax increment and bonded
indebtedness, potentially making more .-evenue available to improve community facilities.
The General Plan EIR that analyzed environmental issues within the City addressed citywide impacts on
police protection services, fire and emergency medical services, libraries, parks and recreational facilities,
water supply, wastewater management, ga- electricity, telecommunications, drainage, and solid waste
services. No significant impacts were found " stated for any of the community services or public facilities.
The Merger and Amendment alone would no:-: .luse impacts to community services and facilities. However,
future impacts may oecur as a result of imr if nenting specific development within Merged Area A. These
developments woul::! be assessed on an indiii lual basis prior to approval to evaluate specific impacts. The
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. ~m_ "._"___
San Gabriel Valley and downtown Los Angeles seven days a week. Omnitrans bus service operates 21 fixed
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.
The General Plan EIR studied Levels of Service (LOS) at various intersections and road segments in the City,
and RSG researched those that are within Merged Area A. Of the eight intersections within Merged Area A,
six of the intersections levels of service were within the City's acceptable standard of LOS D or better (LOS
range from "A", -being free flow-, to LOS "F", which is jammed conditions with excessive delays). Two
intersections currently operate at levels E or F during the morning or afternoon rush hours or both, but one of
these was projected to improve to a LOS D with implementation of the General Plan. The acceptable LOS on
roadways is level C. Of the four roadway segments within Merged Area A, one was identified as operating at
below acceptable levels, currently at LOS D, but it will improve to a LOS A with implementation of the General
Plan. Finally, segments of Interstate 215 were also analyzed, with one section in Merged Area A that will
result in LOS E and LOS F during peak rush hours requiring that a lane be added to the freeway to mitigate
the General Plan impacts.
All new development and redevelopment within Merged Area A will be consistent with the General Plan which
controls the land use designations and intensities within Merged Area A. As such, the Merger and
Amendments will not alter or intensify the San Bernardino General Plan's land uses, traffic generation, levels
of service, or intersection capacities. Therefore, no traffic or circulation impacts are anticipated that have not
already been considered by the General Plan EIR. The implementation of redevelopment activities and
programs will, however, stimulate growth in Merged Area A and encourage new development and investment
from the private sector which will potentially result in increases in local traffic volumes.
The Agency has identified a number of public improvement projects that would improve access into and
around Merged Area A, and reduce existing safety hazards for motorists and pedestrians. These
improvements will not only serve existing residents and businesses within Merged Area A, but will help to
attract new private investment by improving safety, convenient access, and aesthetics. The capital
improvements proposed by the Merged Plan envision the expenditure of over $2,200,000 before 2016 on
public transit and circulation improvements to aid traffic flow in Merged Area A and provide a variety of viable
transportation methods. The majority of the funding is dedicated to 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 improvements identified include construction
of bike paths and removal of abandoned railway tracks. Additional funds may be allocated as needed and as
they become available. Future projects would be subject to their own independent environmental review to
assess the potential for significant transportation impacts at the time they are proposed.
COMMUNITY FACiliTIES AND SERVICES
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SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
.~___ ..__..u_......_________~ ._P,.~lTlil1ary~E!llort
following is a summary of the current level of service provided by the above listed community service
providers.
1. Police Services
The San Bemardino 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
approximately 1000 calls-for-service every 24 hours. Patrol of the city is divided into four districts;
Merged Area A is within both the southwest and southeast 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
evaluated and reorganized as needed to continue to provide the most efficient levels of service.
Further, the Police Department developed a Strategic Plan to help anticipate change and guide the
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
needed as growth occurs and revenue sources increase with new development. As discussed in this
Report, crime incidents in Merged Area A are significantly higher than in other areas of the City and
are a blighting condition. Through this Merger and Amendments, the Agency will be able to dedicate
more resources to the eradication of blighting conditions, including crime.
2. Fire Protection
The San Bernardino City Fire Department ("SBCFD") provides fire protection in the City of San
Bernardino, including Merged Area A. The SBCFD serves a resident population of approximately
202,000 and covers a diverse service area of 59.3 miles. The service area includes 19 miles of wild
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
with the surrounding Cities of Loma Linda, Rialto, and Colton for support in the event of a major
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
emergencies including two battalion Chief Officers) is 53, spread among 14 companies. The average
personnel work week is 56 hours. The SBCFD performance goal is that 90 percent of all
emergencies be responded to within 5 minutes. Additional development could cause nei9hborhood
fire stations to exceed response time goals. There are currently 12 fire stations throughout the City;
but relocation of two existing fire stations has been identified as a way to increase performance
standards as funding becomes available. Further, the City will continually review development
proposals to ensure that projects will not adversely affect existing fire station services, and that new
development could be served within performance standards prior to the approval of any specific
development projects. New fire stations could be proposed in the future and would require CEQA
review.
3. Libraries
The San Bernardino City Public Library consists of one Central Library, which is located in Merged
Area A, and 3 branch libraries. The Central Library offers a variety of programs and facilities for public
use. The facility has six computers with internet access for reference purposes, a typewriter, a Public
Address system, a piano, and databases that can be accessed from home or the library for research
purposes. Additionally, this branch provides Cosand Computer Learning Center with 24 c.Qmp~leJ_..
workstations and workshops and classes on basic computer usage; and a Literacy Center thaL'_
provides small group tutoring and classes in Adult Basic Educa' .n, Families for Literacy, English as a~'-
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.... .________. _____..__."':.elirninary Report
Second language, After School Homework, and Citizenship preparation to individuals who would like
assistance in such areas.
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,
Fontana, and lake Arrowhead have access to 29 County branches and over 1,167,000 volumes.
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
library circulation system, and automated catalog for accurate, efficient control of materials, and
handicap access to library facilities. Because the City libraries and the San Bernardino County library
system are part of the Inland Valley Library System, residents can use any of the City or County
libraries within the County boundaries. Finally, the California State University of San Bemardino's
John M. Piau Library also services the vicinity. The 49,205-square-foot facility includes more than
610,000 books, bound periodicals, and other print items. Community members not enrolled with the
University can access library services through a membership fee.
Implementation of the Merged Plan could result in intensification of development that may create an
increased demand for library services. The Division of Library Development Services of the State of
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
current population. The City therefore has identified the need for two new branches and the extension
of one existing branch. The General Plan contains policies directed towards increasing library
services.
4. Parks and Recreation
The City offers about 540 acres of parkland, five community centers, two senior centers, and an 18-
hole public golf course. The City also provides some recreational services at local schools, under joint
resolutions adopted by the City Council and school district, which allows schoolyard facilities to
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
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
nutrition, and the retired senior volunteer program.
The San Bernardino General Plan identifies the amount of open space that should be designated for
parks and recreation as 5 acres of mini, neighborhood, community, and regional recreation lands per
1,000 persons. Based on this standard, there is an existing shortage of parkland in the City according
to the General Plan EIR. The General Plan contains a series of policies for meeting the desired
standard. Further, the City requires an impact fee as allowed by the Quimby Act to fund additional
parkland, so new development of residential units would generate funds to help offset the resulting
demand from new residents.
5. Gas, Electricity, and Telecommunications
Southern California Edison ("SCE") provides electricity to the City. SCE owns, operates, and
maintains both the aboveground and underground facilities. Most of SCE's facilities are located in the
street right-of-way. There are no known deficiencies in the delivery system according to the General
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
natural gas producing wells within the City; therefore, the supply of natural gas is imported. The
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 A, but this would not result in.
an adverse impact to utilities.
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.' .'__._ ._...._____._ __________'_.. _._......._ ._____ . _.__,.__._,~_,_ ___ _mn.-..-'_ . _ ."___.. ..__,_ _ __.. _
6. Storm Drainage
Storm drains and flood control facilities in San Bernardino are administered by several agencies: the
City, the San Bernardino County Flood Control District, the Anmy Corps of Engineers, and the San
Bernardino International Airport and Trade Center. Comprehensive Storm Drain Plans were created
by the Flood Control District, and are utilized by the City as well for the design of drainage systems.
In general, storm drain systems require regular maintenance, and the City has identified certain
improvements on its capital improvement projects ("CIP") list. However, based on the city-wide CIP
list, stonm drain deficiencies are not a priority concern in Merged Area A at this time, and it is unlikely
that any additional growth caused through implementation of the Merged Plan will create significant
adverse impacts.
7. Solid Waste Disposal
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.
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,
residential land uses in the City were responsible for disposing 58.454 tons of solid waste while
businesses in the City were responsible for 136,392 tons of solid waste resulting in a total of 194,846
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.
Employees/businesses produced 13 pounds of solid waster per person per day or 4,745 tons per
year after 45 percent waste diversion.
Regional planning for solid waste issues is conducted by the San Bernardino County Solid Waste
Advisory Committee, governed by the County Solid Waste Management Plan. The City has a
representative serving on the Solid Waste Advisory Committee. Any future solid waste facilities, such
as transfer stations and landfills, must be incorporated in the County Solid Waste Management Plan.
According to the General Plan EIR, solid waste collection is adequate and there is sufficient
remaining landfill capacity for some time if diversion goals are met or exceeded, with significant
capacity remaining at the San Timoteo Sanitary Landfill and the Micl-Valley Sanitary Landfill. It is
unlikely that future development facilitated by the Merged Plan would reduce the City's ability to
maintain solid waste management services or that it would negatively impact the City's ability to meet
its recycling goals.
8. Water
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
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
Management Plan to ensure adequate supply and delivery of water. The SBVMWD distribution
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
more than 100 million gallons of domestic storage water capacity, 27 chlorination facilitates, and 66
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."
74 City of San Bernardino Municipal Water Department Water Facilities Master Plan, prepared by COM, dated August 2007.
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.____.__________.____._.__... Prelil1linlll)'~eport
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.
9. Wastewater
The SBVMWD also provides wastewater service to the City through collection, processing, and
reclamation at the San Bernardino Water Reclamation Plant. Additional wastewater treatment is
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,
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
pipeline, and in 2005, about 6% of the pipelines had capacity deficiencies. However, as identified
earlier in this Report, certain severe issues have been observed by City staff in Merged Area A,
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 A 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
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
fulfill its goals under the Merged Plan, effectively implementing projects to ameliorate blight, including
measures that mitigate impacts on community facilities and services.
SCHOOL POPULATION AND QUALITY OF EDUCATION
The San Bernardino City Unified School District, Colton Joint Unified School District, and Redlands Unified
School District serve Merged Area A. According to the General Plan EIR, there is already a deficiency in the
San Bernardino City Unified School District ("SBUSD") facilities existing throughout the City, requiring that
their funding is leveraged to meet both current and future demands. The SBCUSD had a 2004-2005 total
student enrollment of 59,279 students. The capacity of the SBUSD for the 2004-2005 year was 46,727
students resulting in facility shortage for 12,552 students. Using the SBCUSD student generation rates, build-
out of the General Plan would result in a total student population for the City and SOl areas of 51,067
elementary school students, 12,285 middle school students, and 17,497 high school students, an overall
growth of 36.4 percent. Growth in the student population in the City and surrounding areas would necessitate
the need for additional school facilities and personnel within the SBCUSD, Colton Unified School District,
Redlands Unified School District, and Rialto Unified School District.
The impact of new development can be mitigated in part by the provisions of SB 50, which requires that
development fees be paid upon approval of any residential or commercial project within the City. These fees
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
Amendments does propose increasing the tax increment limit and bonded indebtedness limit which will
provide the Agency with additional capital to implement blight eliminating projects, including increasing
Merged Area A's supply of affordable housing. As a result of project implementation, it is reasonable to
expect gradual growth and an increase in the number of school age children within the Merged Area A. It
should be noted however, that all new development and redevelopment projects within Merged Area A,
whether implemented by the Agency or the private sector, are required to be consistent with the General Plan
whir" controls the land use designations and intensities. Accordingly, the General Plan contains relevant
poli' -,s and implementation measures pertaining to schools in order to mitigate the effects of new
dev.,,, oment on schools and ensure the provision of adequate school facilities. Furthermore, during
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implementation of the Merged Plan, specific redevelopment proposals may warrant project specific
environmental analysis as required by CEQA, which requires an analysis of the project's impact on schools.
PROPERTY ASSESSMENTS AND TAXES
Each of the Project Areas currently collects tax increment. 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 A should increase as development and reinvestment occurs. New
development within Merged Area A will be assessed at market value, as determined by the assessor.
Regardless of whether property is in Merged Area A or not, the assessor may increase property valuations for
existing properties at the maximum rate of two percent per year allowed under 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 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
A. However, such districts will require voter approval from those that live within the boundary of such district.
The Merger and Amendments will not add or delete territory from the individual Project Areas, though it will
merge them into a single project area. The Merger and Amendments will increase the tax increment and
bonded indebtedness limits from individual limitations to a single $950 million tax increment limit and $380
million bonded indebtedness limit from Merged Area A. Further, it will extend the effectiveness and term to
receive tax increment for the Central City North and Meadowbrook/Central City Project Areas. 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 receive tax increments generated by increased value
of Merged Area A property over the frozen base. This funding is used to pay for projects that eliminate blight,
and to repay Agency debts. A portion of the tax increment collected by the Agency will be paid to the County
and other affected taxing entities pursuant to CRL and all previously negotiated agreements.
RELOCATION AND LOW- AND MODERATE-INCOME HOUSING
The Agency has proactively created, preserved, and rehabilitated affordable housing in the Project Areas.
During the life of all Agency Redevelopment Plans, a total of 1,029 new affordable units are projected to have
been created. The Agency has also satisfied all replacement obligations to date. The Agency has 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") are located
throughout Merged Area A, the majority of those created by the Agency are within the Central City North
Project Area.
Pursuant to CRL Section 33413(d)(1), project areas adopted before 1976 are exempt from the production
requirements previously described for very low, low, and moderate income housing. This exemption is
removed if a 10-year extension of the project area's effectiveness is adopted under CRL Section 33333.10.
MICC and CCN Project Areas were adopted in 197075 and 1973, respectively, and are amended by this
Merger and Amendments under CRL Section 33333.10. Therefore, housing units built in these Project Areas
will now generate inclusionary housing obligations. Additionally, since the Agency has aggregated its housing
production obligations across all Project Areas, affordable units produced in these Project Areas may be used
to satisfy obligations generated in other Project Areas in the City.
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 A. 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
owner-occupied residential properties and transfer them to private owners. Should the Agency acquire
residential property through voluntary acquisition or eminent domain resulting in the removal of affordable
'ENO!
75 Central City/Meadowbrook Merger Amendment
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housing units, the Agency will be required to construct, develop or rehabilitate, or 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 destruction or removal, and
must remain available at affordable housing costs to persons and families of very 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 would prepare a
replacement housing plan as required by State law. The replacement housing plan would identify how the
Agency would meet the replacement housing requirements. The Agency has complied with all replacement
housing requirements to date.
PROJECTED DISPLACEMENT OF Low- AND MODERATE-INCOME PERSONS AND FAMILIES
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.
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
persons could be relocated.
NUMBER AND LOCATION OF REPLACEMENT HOUSING
Should housing units be destroyed or removed from the low- and moderate-income housing market by the
Agency, suitable replacement housing locations will be available within Merged Area A, other Project Areas,
or other areas of the City. The City Council and the Agency would take action as may be necessary to provide
such replacement housing. When the Agency acquires property, enters into a 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 moderate- income housing market, the
Agency will provide replacement housing required pursuant to Section 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 development where feasible. Further,
underutilized sites throughout Merged Area A may be considered for infill housing where such development
would be compatible with surrounding uses. Both transit-oriented developments and infill housing could
provide ideal replacement housing opportunities if the need arises.
NUMBER AND LOCATION OF Low- AND MODERATE-INCOME HOUSING PLANNED OTHER THAN
REPLACEMENT HOUSING
As of 2009, the Agency has aggregated its inclusionary housing obligations to better facilitate development
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
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
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
available to private entities or individuals, the amount of units generated through these programs is not
quantifiable.
FINANCING METHOD FOR PROPOSED Low- AND MODERATE-INCOME DWELLING UNITS PLANNED FOR
CONSTRUCTION OR REHABILITATION
Not less than 20 percent 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 Merged Area A will be
used for purposes of increasing, improving, and preserving the supply of low- and moderate-income housing
available at affordable housing cost to persons and families of low- or moderate-income and very low-income
households. Not less than 30 percent of all taxes collected by the Agency in the Meadowbrook/Central City
Merged Area A and Central City North 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 units.
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[147
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
_____________. __________Pre..L!rni.nary Report
These funds are typically used to leverage other funding sources including private equity and debt, State and
Federal affordable housing tax credits, HUD and State HCD loans and grants, Prop 1 C and HOME funds.
TIMETABLE FOR PROVISION OF RELOCATION, REHABILITATION, REPLACEMENT AND INCLUSIONARY
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
housing is available in accordance with the requirements of the CRL and the State Relocation Guidelines.
OTHER MATTERS AFFECTING THE PHYSICAL AND SOCIAL QUALITY OF THE ENVIRONMENT
The Merged Plan is intended to preserve and revitalize the existing residential neighborhoods in the City and
provide for infill housing where appropriate. These actions are more thoroughly discussed as a part of the
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.
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148
II Description of Merged Area A Bonds
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 o( remaining principal, the annual payments, and the date that the bond will be paid
in full. This requirement is the result of the 1 O-year extension of the CCN and M/CC Project Areas and lists all
six bonds sold by the Agency that are supported by tax increment revenue in Merged Area A.
1998 SERIES A REFUNDING BONDS
The Agency issued $19,000,000 of tax allocation refunding bonds Series A in 1998, consisting of serial bonds
with varying interest rates from 3.600% to 5.750%. Interest is payable semiannually on January 1 and July 1.
Serial bonds mature annually on July 1 through July 1, 2020.
The debt service principal and interest payments are pledged from the Agency's Tax Revenues from the
Central City Projects. Table F-1 below shows the outstanding principal and payments on the bonds as at the
beginning of FY 2009/10.
1998 A Tax Refundina Bonds: Amounts due from the Project Area Table F-1
San Bernardino Merged Area A
Fiscal Year Central City Projects
Principal Interest
2009/10 775,000 658,463
2010/11 815,000 618,405
2011/12 855,000 579,568
2012/13 895,000 537,995
2013/14 940,000 493,720
2014/15 985,000 442,606
2015/16 1,040,000 384,388
2016/17 1,100,000 322,863
2017/18 1,160,000 257,888
2018/19 1,230,000 189,175
2019/20 1,300,000 116,438
2020/21 1,375,000 39,531
Total 12,470,000 4,641,038
Source: Redevelopment Agency of San Bernadino Debt Service Schedule
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~.
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
1998 SERIES B SUBORDINATE REFUNDING BONDS
The Agency issued $8,590,000 subordinated tax allocation refunding bonds in 1998, consisting of $4,815,000
of serial bonds with varying interest rates from 4.500% to 5.875% and $3,775,000 of term bonds, bearing
interest at 6.000%. Interest is payable semiannually on January 1 and July 1. Serial bonds mature annually
on July 1 through July 1,2014.
The debt service principal and interest payments are pledged from the Agency's Tax Revenues from the
Central City Projects. Table F-2 below shows the outstanding principal and payments on the bonds as at the
beginning of FY 2009/10.
1998 B Tax Refunding Bonds: Amounts due from the Table F-2
Proiect Area
San Bernardino Merged Area A
Fiscal Year Central City Projects
Principal Interest
2009/10 320,000 344,580
2010/11 335,000 325,993
2011/12 355,000 306,239
2012/13 375,000 285,158
2013/14 395,000 262,729
2014/15 420,000 238,838
2015116 445,000 213,150
2016/17 470,000 185,700
2017/18 500,000 156,600
2018/19 530,000 125,700
2019/20 560,000 93,000
2020/21 1,270,000 38,100
Total 5,975,000 2,575,785
Source: Redevelopment Agency of San Bernardino Debt Service Schedule
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Ii50
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
._______ ____Preliminary_Report
2002 TAX ALLOCATION REFUNDING BONDS
In April 2002, the San Bernardino Joint Powers Financing Authority issued $30,330,000 in tax allocation
refunding bonds to refund the 1995 Tax Allocation Bonds, to finance certain redevelopment activities of the
Agency's project areas, to fund a reserve fund for the bonds, fund the interest account, and pay costs of
issuance of the bonds.
The 2002 bonds consist of serial bonds of $9,125,000 maturing from 2003 to 2012 in annual installments of
$775,000 to $1,125,000, as well as term bonds of $8,290,000, due in 2018, term bonds of $3,475,000 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 Revenues from the Central
City North, State College No.4, Southeast Industrial Park, Northwest, South Valle, Uptown and Tri-City
Project Areas. Table F-3 below shows the outstanding principal and payments on the bonds as at the
beginning of FY 2009/10.
2002 Tax Allocation Revenue Refundlna Bonds: Amounts due from the Proiect Area Table F.3
San Bernardino Merged Area A
Fiscal Year Central Cily North Southeast Indullrial Park TrlCity South Valle 'ota'
Principal Intere. Principal Interest Principal Interest Principal Interest Principal Interest
2009/10 43,905 65,981 205,606 308,992 167,003 250,978 46,555 69,965 463,069 676.627
2010/11 46,089 63,611 215.835 297,890 175,312 241.960 48,872 67.451 486,107 710,290
2011/12 49,147 61,076 230,156 286.018 186,944 232,318 52,114 64,763 518,361 757,418
2012/13 51,986 58.311 243,454 273,072 197,745 221,803 55,125 61,832 548,310 801,180
2013/14 55,045 55,192 257,774 258,465 209,377 209,938 58,368 58,524 580,564 848,309
2014/15 58,321 51,889 273,118 242,999 221,840 197,375 61,842 55,022 615,121 898,803
2015116 61,816 48,390 289,485 226,612 235,134 184,065 65,548 51,312 651,982 952,664
2016/11 65,529 44,681 306,874 209,243 249,258 169,957 69,486 47,379 691,147 1,009,891
2017118 69,461 40,749 325,281 190,830 264,214 155,001 73,655 43,210 732,616 1,070,485
2018/19 73,611 36,582 344,122 171,313 280,000 139,149 78,056 38,790 776,389 1,134,444
2019/20 78,198 32,091 366,203 150,285 297,448 122,068 82,920 34,029 824,769 1,205,137
2020/21 121,011 27,321 566,695 127,946 460,297 Hl3,924 128,317 28,971 1,276,319 1,864,932
2021/22 48,928 19,304 229,133 90,403 186,113 73.429 51,883 20,470 516,057 754,052
2022/23 52,205 16,063 244,477 15,223 198,576 61,099 55,357 17,033 550,614 804,547
2023/24 58,539 12,604 274,141 59,026 222,671 47,944 62,074 13,365 617,425 902,169
2024/25 53,952 8,726 252,660 40,864 205,223 33,192 57,210 9,253 569,045 831,477
2025126 77,761 5,152 364,158 24,126 295,786 19,596 82,456 5,463 820,162 1,198,404
Total 1,065,504 647,724 4,989,777 3,033,305 4,052,938 2,463,797 1,129,837 686,832 11,238,056 16.420,831
Source. Redevelopment Agency of San Bernardino Debt Senr;ce Schedute
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Ii51
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
. .. _... ___ Pre~minary Rep()rt
2005 SERIES A REFUNDING BONDS
In September 2005, the San Bemardino Joint Powers Financing Authority issued $55,800,000 in tax
allocation refunding bonds to refund $55,800,000 of the outstanding 1995A Tax Allocation Refundin9 Bonds.
The remaining portion of the 1995A Bonds was refunded with the proceeds of the Authority's Tax Allocation
Refunding Bonds, Series 2005B (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.
The bond debt service is secured by principal and interest payments from the Agency's Tax Revenues from
the Central City North, State College Project No.4, Southeast Industrial Park, Northwest, South Valle,
Uptown and Tri-City Project Areas. Table F-4 below shows the outstanding principal and payments on the
bonds as at the beginning of FY 2009/10.
2005 A Tax Allocation Revenue Refundlno Bonds: Amounts due from the Pro eet Area TableF-4
San Bernardino Merged Alea A
FIs::alYear Central City North Southeast Indultrial Par1l TrI City SouttlValle Tota'
Principal Interell: Principal Interest Principal InIBr.1l Principal Intere. Principal Interelt
2009/10 1n.603 226,397 638,214 987,383 193,458 299,300 91,779 141,992 1,101,054 1,655,072
2010111 187,371 216,360 673.315 951,316 204,098 288,367 96.827 136,805 1,161,612 1.592,848
2011/12 197,676 205,524 710,348 912,378 215,324 276,564 102,152 131,206 1,225,500 1.525.671
2012/13 209,043 193,831 751,193 870,358 227,705 263,827 108,026 125,163 1,295,966 1,453,179
2013114 221,063 181,465 794,386 825,923 240,798 250,357 114,238 118,773 1,370,485 1,376,518
2014/15 233,774 168,389 840,064 778,933 254,644 236,113 120,806 112,015 1.449,287 1,295,450
2015116 247,216 154,560 888,367 729,240 269,286 221,050 127,753 104,869 1,532,621 1,209,720
2016/17 261,431 139,937 939.448 676,690 284,770 205,121 135,098 97,312 1,620,747 1,119,061
2017/18 276,463 124.472 993,467 621.119 301,144 188,276 142,867 89,321 1,713,940 1,023,188
2018/19 292,360 108,119 1,050,591 562,353 318,460 170,463 151,081 80,870 1,812.492 921,804
2019/20 309,170 90,825 1,111,000 500,207 336,771 151.625 159,769 71,933 1,916,710 814,589
2020/21 326,948 n.536 1,174,882 434,488 356,135 131,704 168,955 62,482 2,026,921 701,210
2021/22 345,747 53,196 1,242,438 364,990 376,613 110,637 178,670 52,488 2,143,469 581,311
2022/23 365,627 32.744 1,313,878 291,496 398,268 88,359 188,944 41,919 2,266,718 454,518
2023/24 386,651 11,116 1,389,426 213,776 421,169 64,801 199,808 30,742 2,397,054 320.435
2024/25 1,469,318 131,587 445,386 39,887 211,297 18,923 2,126,002 190,397
2025/26 1,553,804 44,672 470,996 13,541 223,447 6.424 2,248,247 64,637
Total 4,038.142 1,979,470 17,534,141 R896,90S 5,315.023 2,999,993 2,521,517 1,423,236 29,408,824 16,299,607
Some: Redevelopment Agency 01 Sen Bernatdino Debt SeM'ce Schedule
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1---;52
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
. _____ __.. __. _ ..__..__________. _ PreliITlinary_Rep()rt
2005 SERIES B REFUNDING BONDS
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.
The remaining portion of the 1995A Bonds was refunded with the proceeds of the Authority's Tax Allocation
Refundin9 Bonds, Series 200SA.
The Series 2005B 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.
Bond debt service is secured by principal and interest payments from the Agency's Tax Revenues from the
Central City North, State College Project No.4, Southeast Industrial Park, Northwest, South Valle, Uptown
and Tri City Project Areas. Table F-5 below shows the outstanding principal and payments on the bonds as at
the beginning of FY 2009/10.
2005 B Tax Allocation Revenue Refundina Bonds: Amounts due from the Proiect Area Table f-5
San Bernardino Merged A.... A
FlscalVeu Cenlnl City North SoutheastlndustrlalP.rk TrlCity SouthV.lle Total
Principal Interest Princlpa' Interest Principal Interest PrinCipal Interest Principal Interest
2009110 41.106 52,399 153.941 238,162 103,184 159.636 28,269 43,767 326,520 493,964
2010/11 43.367 5O,Q76 162.407 229.463 108,859 153,805 29,845 42,168 344.478 475.512
2011/12 45.752 47,568 171,340 220,071 114.846 147,510 31,487 40,442 363,425 455.590
2012/13 48,382 44.862 181,192 209.935 121,450 140,716 33,297 38.579 384.322 434,093
2013/14 51,164 42,000 191,610 199,217 128,433 133,532 35,212 36,610 406.420 411,359
2014/15 54,106 38.973 202,626 187,883 135,818 125,935 37,237 34,527 429,789 387,318
2015/16 57,217 35,773 214,279 175,897 143,628 117,901 39,378 32,324 454,502 361,894
2016117 60,507 32.388 226,600 163,222 151,887 109.405 41,642 29.995 480,636 335,009
2017/16 63,987 28.809 239,630 149,817 160,620 100.420 44,036 27,532 508,273 306,578
2018119 67,668 25.024 253A08 135,643 189,858 90.919 46,568 24,927 537.496 276,512
2019120 71,557 21,021 267,979 120,653 179,622 80,872 49,246 22,172 568,405 244,717
2020121 75.671 16.788 283,388 104,801 189,951 70,246 52.078 19,259 601,088 211,095
2021/22 80,022 12,312 299,683 88,038 200,873 59,010 55,072 18,179 835,650 175,538
2022/23 84,624 7.579 316,915 70.310 212,423 47,128 58,239 12,921 672,200 137,938
2023124 89,489 2,573 335.138 51,564 224.637 34,582 61,588 9.476 710,852 98,175
2024/25 354,408 31,739 237,554 21,274 65,129 5.833 657,091 58,847
2025126 374,786 10,775 251,213 7.222 68,874 1.980 694,873 19,978
'''''' 934,618 458,143 4,229.334 2,387.190 2,834,854 1.600,095 777,217 438,689 8,776,022 4,884,118
SOUrt:lil. RfJdeveJopmenlAgencyof San Bemsrdino Debt Service Schedule
@RSG
[153
SAN BERNARDINO MERGED AREA A MERGER & AMENDMENTS
Preliminary Report
2006 HOUSING SET ASIDE TAX ALLOCATION BONDS
In April 2006, the San Bernardino Joint Powers Financing Authority issued $28,665,000 in tax allocation
bonds to fund the acquisition, demolition and relocation of certain occupants of the Central City North Merged
Area And provide for other redevelopment activities within the City of San Bernardino..
The 2006 bonds consist of serial bonds of $5,630,000 maturing from 2007 to 2011, term bonds of $7,370,000,
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%.
Bond debt service is secured by principal and interest payments solely from the Agency's Housing Set aside
Revenues from the Central City North, Central City Projects, Central City West, Mount Vernon, State College
Project No.4, and Southeast Industrial Park, Northwest, South Valle, Uptown, 40th Street and Tri City project
areas. Table F-6 below shows the outstanding principal and payments on the bonds as at the beginning of FY
2009/10.
2006 Housing Set Aside Bonds: Table F-6
Amounts due from the Agency 1
San Bernardino Merged Area A
Fiscal Year
Principal Interest
2009/10 1,185,000 1,508,858
2010/11 1,250,000 1,445,460
2011/12 1,315,000 1,377,960
2012/13 1,390,000 1,303,991
2013/14 1,470,000 1,225,804
2014/15 1 ,555,000 1,143,116
2015/16 1,640,000 1,055,648
2016/17 1,730,000 963,398
2017/18 1,640,000 857,003
2018/19 1,850,000 743,643
2019/20 1,790,000 630,068
2020/21 1,835,000 519,983
2021/22 1,015,000 407,130
2022/23 1,075,000 344,708
2023/24 1,145,000 278,595
2024/25 1,110,000 208,178
2025/26 1,160,000 139,913
2026/27 1,115,000 68,573
Total 25,470,000 14,222,224
1. Amount due shows entire debt se",;ce from Housing Set Aside Fund for
the Agency
Source: Redevelopment Agency of San Bernardino Debt Service Schedule
@RSG
1154
Appendix 1
Photographs of Physical and
Economic Blighting Conditions
Central City North Project Area
1
CCN Project Area
""-
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Picture 1: This uninhabited single family residence located on 7"' Street in the CCN
Project Area is suffering from deteriorating roofing materials and sagging roof supports.
A deteriorated roof will not provide adequate weather protection, leaving the house
susceptible to water damage. The sagging roof could be a sign of structural problems,
making the residence dangerous to occupants. In addition, uninhabited buildings can
attract crime to an area deterring future private investment in the neighborhood.
2
CCN Project Area
-
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__ _ ~ ;'~...L :L_ .. :rJ..;z,;. -
~"I' .:..L-: J.. -..-L=:-J____.L ";J...-..<J'_~
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Picture 2: The exterior of this residence located on 71h Street in the CCN Project Area is
showing signs of dilapidation as several areas of the exterior are lacking paint, revealing
the untreated wood beneath. Furthermore, the wood paneling is damaged and
misaligned. These weaknesses in the exterior fayade of the home exposes the building
to the natural elements, offering little protection from the weather and opening the
structure up to further damage.
3
CCN Project Area
-.r-
'"l
\"
-
Picture 3: This parcel is located on 7th Street in the CCN Project area. The deteriorated
roof, deteriorated eaves and overhangs, as well as a lack of paint on this building
provide inadequate weather protection for the structure. The wood paneling is now
exposed to the elements, a condition that is conducive to wood rot and mold growth and
will render the property unsafe for occupancy due to health and safety issues.
4
CCN Project Area
- -
.- --
... =' ~-:--
Picture 4: The roof on this property on 7th Street in the CCN Project Area is missing tiles
and is seriously decaying and sagging. Additionally, the back house silting on this lot
has a large crack running down one of its walls, potentially indicating a faulty foundation.
Structural issues such as these can potentially lead to the building's collapse and are
therefore dangerous to inhabitants.
5
CCN Project Area
-=- :...~~.~
Picture 5: This property on 7th Street in the CCN Project Area appears to be uninhabited
and suffers from broken windows, damaged walls, and a deteriorating foundation.
Heavy repairs are required before this residence is fit for future tenants.
6
CCN Project Area
Picture 6: This vacant lot on 7'" Street in the CCN Project Area is being used for illegal
dumping of garbage and other debris, which could become a tire hazard or nesting
ground for pests and vermin. This property is required for effective redevelopment.
7
CCN Project Area
....-..,-
....
Pictures 73 and 7b: The room addition to this house on 8th Street in the CCN Project
Area has been poorly constructed using untreated sheets of plywood. Such a
substandard building material fails to provide adequate weather protection and leaves
the property susceptible to damage and dilapidation. In the backyard amongst the trees,
a trailer is parked and appears to be occupied as a living space which is a violation of
zoning regulations.
8
CCN Project Area
Picture 8: This property on Vine Street in the CCN Project Area has a large amount of
possessions, wood boards, and metal scraps being stored out in the open. Outdoor
storage like this can be a fire hazard or used by vermin as nesting grounds
9
CCN Project Area
Picture 9: This property on G Street in the CCN Project Area is having roofing issues.
Some roof tiles are cracked and missing which exposes the under layers of the roof to
the elements. Such damage can be conducive to decay and wood rot caused by
exposure to weather conditions.
10
CCN Project Area
Picture 10: This uninhabited property on 7'" Street in the CCN Project Area is suffering
from a lack of adequate weather protection, broken windows, and a sagging roof. In
addition, vacant properties can attract crime and affect the overall safety of an area.
11
CCN Project Area
Picture 11: This structure on H Street in the CCN Project Area suffers from a dilapidated
roof which is rotting and cracked. If left unrepaired, the whole structure is at risk for
further decay and damage.
12
CCN Project Area
Picture 12: This property on ath Street in the CCN Project Area has windows which are
broken and have been replaced by untreated sheets of plywood. The plywood will not
stand up to inclement weather conditions and should be replaced in order to prevent
further deterioration of this residence.
13
CCN Project Area
Picture 13: This structure on 8th Street in the CCN Project Area is suffering from a lack
of paint and plaster. Without proper weather protection, the building is exposed to the
elements and can fall into further disrepair.
14
CCN Project Area
Picture 14: This property on May1ield Avenue in the CCN Project Area suffers from a
decaying roof that has broken and damaged roofing tiles. In addition, the eaves and
overhangs of the structure are damaged and deteriorated. These conditions make the
building susceptible to weather damage. In addition, the roof is beginning to sag, which
can be a sign of structural damage, making the building dangerous to inhabitants.
15
CCN Project Area
Picture 15: This property on Mayfield Avenue in the CCN Project Area shows signs of
severe roof dilapidation. The roof supports have deteriorated and begun to sag and
buckle. Further inclement weather exposure will undoubtedly worsen these blighting
conditions which raise concerns for the safety of the building. The structure currently
appears uninhabited, which makes it a target for crime, squatters, vagrants, or gang
members.
16
CCN Project Area
--"
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-~-i$
I
,
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1" _.
Picture 16: This structure on Mayfield Avenue in the CCN Project Area lacks adequate
weather protection and has a damaged, deteriorating and sagging roof. The windows
have been boarded up, and the property appears to be uninhabited.
17
CCN Project Area
Picture 17: This house on Arrowhead Avenue in the CCN Project Area presents another
example of deteriorating roofing materials. Missing roof tiles have allowed the weather to
deteriorate the underlying insulation, as it now appears to be bubbling and ripping.
Insulation that is exposed to bad weather conditions can easily decay, rot, or grow mold,
becoming a health hazard to the building's inhabitants.
18
CCN Project Area
- - ---
'iJ
~~
~
~
Picture 18: This residence on H Street in the CCN Project Area is suffering from broken
and deteriorating roofing materials, eaves, overhangs, and garage door. Such
conditions leave the structure susceptible to water seeping into the interior and can then
lead to further deterioration, rot, and mold growth; conditions that can make a structure
uninhabitable.
19
CCN Project Area
~
Picture 19: This parcel is located on H Street in the CCN Project Area. Exposed open
ended wires are protruding from the side wail of this residential property. This blighting
condition is an electrical hazard and creates the risk for fire or electrocution.
20
CCN Project Area
,~"'~. .
3~
~<
~~ --..
= ;;~~ill!!i'l\IIi. ,11II1I1IIIil'.i\\'ltl'II!!,I\'ti,',',11l,",.,n "n,,~ ,.~\R 1'1 ,\ If, ftftftftftlft'
__;,;".~j,!.OI~::.:~\,:,~' .-.... . J" i . \ \"""11"'"
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Picture 20: This vacant structure located on 7th Street in the CCN Project Area has a
broken and deteriorating roof leaving it exposed to weather conditions. If left untreated,
. the structure will be susceptible to wood rot and further structural damage.
21
CCN Project Area
- -
Picture 21: This parcel is located on Crescent Avenue in the CCN Project Area. The
roof, eaves, and overhangs on this structure are sagging. This may indicate structural
damage that may become a hazard to the occupants. Also, the placement of the fire
hydrant is too close to this home's property line making the sidewalk hard to navigate
and creating a potential hazard if a fire truck had to use the hydrant.
22
CCN Project Area
.,..
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- ---
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I ;::: II
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Picture 22a and 22b: This parcel is in the CCN Project Area. The roof and roof supports
on this property, along with the support columns, are sagging and buckling, indicating
the presence of serious structural damage. With such damage, this structure is
potentially unfit for occupancy due to the safety hazards these conditions pose.
23
CCN Project Area
- -~:::-
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fl
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Picture 23: This parcel is located on Crescent Avenue in the CCN Project Area. As
shown in the photo, structural damage is present at this property and is evidenced by the
sagging roof photographed above. Damage like this can be dangerous to the residents
of the home as further weakening can result in the collapse of the structure, especially
under extreme weather conditions.
24
CCN Project Area
Picture 24: The property photographed above is on G Street in the CCN Project Area.
Its foundation appears to be damaged and deteriorated causing the columns and walls
to lean and buckle. Such structural issues can lead to a building collapse, posing a
serious threat to the residents of the home.
25
CCN Project Area
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Picture 25: This parcel is located on Victoria Street in the CCN Project Area. The
structure has broken and deteriorating roofing materials. The conditions of the roof.
leave the residents of the property at risk of being exposed to water leaks, water
damage. and mold.
26
CCN Project Area
Picture 26: This property on Spruce Street in the CCN Project Area suffers from cracked
and peeling eaves, overhangs, and wood paneling, leaving it susceptible to weather
damage. A poorly constructed addition has been built using plywood sheets for walls,
leaving the addition vulnerable to inclement weather and structural collapse. As can
been seen, it is likely that the addition is not weather protected, since it is wrapped in a
plastic tarp. Additionally, exposed open ended wires protrude from the walls of the
residence. Exposed wires are a serious electrical and fire hazard.
27
CCN Project Area
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t
Picture 27: The structure pictured above is located on Spruce Street in the CCN Project
Area. The structure shown above has sustained severe damage to its fa<,:ade, revealing
the inner layers of its walls. The building's eaves and overhangs have seriously
deteriorated and cracks and holes in the roof provide no protection from inclement
weather.
28
CCN Project Area
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Picture 28: The vacant commercial property on E Street in the CCN Project Area is an
example of the loss of investor interest within the project area. Vacant commercial
properties adversely affect the economic viability of the project area.
29
CCN Project Area
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Picture 29: This parcel is located on Seeley Alley Avenue in the CCN Project Area. The
rusted sheet metal used as a roof for this house is an example of substandard building
materials. Such a roof will not provide the proper weather protection for a residential
property. Additionally, the property lacks an adequate amount of vehicular or pedestrian
access, creating a safety hazard for occupants.
30
CCN Project Area
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,
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Picture 30: On this property, located on Victoria Street in the CCN Project Area, many
portions of the fac;:ade are no longer protected from the elements with paint and sealant.
The structure is highly susceptible to wood rot, mold growth, and warping.
31
CCN Project Area
Picture 31: This vacant restaurant property located on D Street in the CCN Project Area
is yet another example of decreased investor interest within the project area. A lack of
investment in an area can leading to falling property values.
32
Central City East Project Area
33
GGE Project Area
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Pictures 32a and 32b: This commercial property on Waterman Avenue in the GGE
Project Area, is suffering from a lack of proper weather protection, leaving its exterior
susceptible to bad weather. The building's roof is also deteriorating and beginning to
sag. Further deterioration and dilapidation is evident throughout the building's eaves
and wood paneling.
34
CCE Project Area
Picture 33: The property above, located on Waterman Avenue in the CCE Project Area,
suffers from a number of blighting conditions. Cracks in the building's fa9<lde,
deteriorating eaves, and the lack of proper weather protection leave this building open to
inclement weather. The structural integrity of this building is also a concern as the roof
is damaged and sagging, indicating serious weakness. Lastly, the occupants are storing
scraps and other items outside without proper screening, making the area hazardous to
pedestrians and neighboring residents, as well as posing a potential fire threat.
35
eeE Project Area
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Picture 34: The property is located on Mountain View Avenue in the CCE Project Area.
Economic blighting conditions are attributed in part to the number of commercial
vacancies throughout the City's project areas. The property pictured above shows clear
signs of neglect and lack of investment.
36
GGE Project Area
Picture 35: The roof at this property on 51h Street in the eeE Project Area is in need of
repair and replacement. Damaged and deteriorating roofing materials fail to provide
proper weather protection and can lead to further dilapidation.
37
eeE Project Area
1-'
Picture 36: This parcel is located on Kingman Street in the CeE Project Area.
Deteriorated roofing materials pictured above leave the structure open to the elements.
Without repair. further blighting conditions will develop such as deterioration. weather
damage. and structural problems.
38
eeE Project Area
Pictures 37a and 37b: A number of blighting conditions are present at this property
located on 4th Street in the eeE Project Area. The structure lacks proper weather
protection, the roofing materials have deteriorated, and portions of the building's
foundation have been damaged. These conditions cause the structural integrity of this
house to be a concern.
39
eeE Project Area
Picture 38: This uninhabited property on 4th Street in the GGE Project Area has a
damaged front door and broken windows and lacks adequate weather protection.
Furthermore, its damaged foundation has caused the walls to start leaning which is a
serious structural problem. Several of the windows on the buildings are not completely
boarded up, which allows weather, vandals, or squatters to access the property.
40
eeE Project Area
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Picture 39: This property is located on 4th Street in the eeE Project Area. Damage to
the property's porch is evident in the photograph above and has led to the cracks at the
base of both columns supporting the roof over the front porch. This is a serious concern
for anyone entering the property as the structure is at risk of collapse. This property also
lacks proper weather protection and is susceptible to further deterioration.
.,
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41
CCE Project Area
Picture 40: This property on 4th Street in the CCE Project Area lacks adequate weather
protection, has a severely damaged and deteriorating roof, cracking eaves, and a
cracked fa9ade. These blighting conditions will worsen with time and further exposure to
the elements without immediate repair.
42
CCE Project Area
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Picture 41: This property on Court Street in the CCE Project Area suffers from damaged
roofing materials, leaving the house vulnerable to bad weather. Weather damage can
lead to further deterioration, mold, and wood rot which may cause the home to become
uninhabitable.
43
Central City South Project Area
44
CCS Project Area
,
Picture 42: This commercial property on Rialto Avenue in the CCS Project Area has
exposed open ended electrical wires, a serious fire hazard. The property also has a
substandard drainage system for the rooftop air conditioning units, and damaged roofing
materials and eaves. These conditions can lead to quickly progressing deterioration of
the building.
45
ees Project Area
Pictures 43a and 43b: This property on Cluster Street in the CCS Project Area has
cracked eaves and the wall just right of the garage door has been damaged making the
structure vulnerable to weather damage. In addition, the owner is storing scraps and
various debris onsite which creates a fire hazard as well as an eyesore.
46
CCS Project Area
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Picture 44: The roof of this structure on Congress Street in the CCS Project Area is
severely damaged and sagging, This can be a sign of serious structural damage and
can lead to a building collapse.
47
CCS Project Area
Picture 45: This property on G Street in the CCS Project Area is being used to store
tanks and/or the steel drum barrels which are leaking liquids into the right-of-way, which
is a safety hazard for pedestrians.
48
CCS Project Area
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Picture 46: A trailer is being used as a possible living space at the back of an industrial
lot in the CCS Project Area. The converted living space is an incompatible use for the lot
and was probably constructed with proper permits. Without permitting. there is no
guarantee as to the structural integrity of the building. The structural soundness of the
structure is further called into question by the deteriorating and sagging front porch.
49
CCS Project Area
Picture 47: This vacant commercial property on E Street in the CCS Project Area has
open ended electrical wires which are protruding from the top of the wall, which appear
to be left over from the removal of an electrical sign. This is an electrical and fire hazard.
50
CCS Project Area
Picture 48: This property on E Street in the CCS Project Area has broken windows
which do not provide proper weather protection and are in need of repair. Inadequate
weather protection can lead to further deterioration of the building.
51
CCS Project Area
Picture 49: Trailers on this lot on Stoddard Avenue in the CCS Project Area appear to
be used for residential purposes and do not adhere to zoning codes, which are in place
to protect the health and safety of the public. Additionally, the property is being used for
outdoor storage of inoperative vehicles which is a fire hazard.
52
CCS Project Area
Picture 50: This structure on E Street is the CCS Project Area is poorly constructed
using substandard exterior building materials. The structure is also missing portions of
its siding. These conditions do not offer the building necessary weather protection.
53
CCS Project Area
Picture 51: The roof over the carport of this property on Velarde Street in the CCS
Project Area is warped and sagging and its integrity is a concern. Should further
weakening occur, danger of collapse becomes an issue for the property's occupants.
54
CCS Project Area
Picture 52: This property on Berkeley Avenue in the CCS Project Area has substandard
exterior plumbing, as its water heater is completely exposed. It is required that exterior
water heaters have an protective structure. This is a safety hazard for the residents of
the property. Additionally, the occupants are storing various objects, scraps, and debris
along the walls of the house, a major fire concern.
55
CCS Project Area
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Pictures 53a and 53b: The plywood shack standing in the back corner of this lot on
Berkeley Avenue in the CCS Project Area appears to be used as a living space, as a
small air conditioning unit has been installed onto one of its walls. This is a violation of
the zoning code. The plywood sheets are untreated and therefore do not provide
adequate weather protection. Lastly, debris and scraps take up most of the available
space of the yard creating a clear fire hazard and risk to public health and wellbeing.
56
CCS Project Area
~
Picture 54: This property is located on Mill Street in the CCS Project Area. By storing
tires and wheel rims outdoors. the business at this property is blocking the available
loading areas for the building and creating a fire hazard.
57
CCS Project Area
Picture 55: The property shown in the three photographs above is located on E Street in
the CCS Project Area. There are large cracks running along the base of its walls and in
the structure's foundation. This is a sign of serious structural issues. The building's
eaves and overhangs are also damaged and deteriorating, falling out of alignment and,
severely peeling, providing little weather protection for the structure.
58
ees Project Area
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Pictures 56a and 56b: The doors on this property on E Street in the CCS Project Area
have been replaced using sheets of plywood. This makeshift door offers little weather
protection and security for the building. In addition, the building appears to be vacant.
High vacancy rates can attract crime, lead to further deterioration of the neighborhood
and deter future private investment.
59
CCS Project Area
Picture 57: This building on Oak Street in the CCS Project Area has broken roofing tiles
which expose the under layers of the roof to the elements and increase the chances for
water damage and further deterioration. The building also has a broken window that
needs to be repaired. Broken windows not only offer little protection from the weather but
also show lack of private investment in an area.
60
CCS Project Area
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61
CCS Project Area
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91
Pictures 58a, 58b, 58c, and 58d: This mobile home park on Stoddard Avenue in the
CCS Project Area has a number of issues with various units and the park office, as seen
in the four photographs above. The roof of the office is deteriorated and rusted and
beginning to sag and buckle. Unit 38 has a broken porch rail and a hole in the trailer's
wall. The roof of unit 21 is deteriorating and appears to be rotting or growing mold.
These are all conditions that are dangerous for the residents of the mobile home park.
62
CCS Project Area
63
CCS Project Area
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Pictures 59a and 59b: The two photographs above are from a liquor store on
Arrowhead Avenue in the CCS Project Area. The store is connected to a poorly
constructed addition in the back of the lot. This addition has been constructed using
corrugated metal sheets as walls and has damaged plywood blocking off a missing
portion of wall above one of the doors. Additionally, as seen in the photo above, the
back door of the building appears to be permanently closed, posing a safety threat to
occupants during a fire. Generally, the structure appears to be is a state of extreme
disrepair making it very dangerous for anyone that inhabits or enters the building.
64
CCS Project Area
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Picture 60: This house on Arrowhead Avenue in the CCS Project Area has sustained
major damage to its exterior wall exposing the structure's insulation and frame. If a
building's insulation and framing gets exposed to natural elements such as rain, they can
easily rot, grow mold, or become weakened, threatening the entire structure.
65
ees Project Area
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66
CCS Project Area
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Picture 61a and 61b: The large support beams running through this property on Mill
Street in the CCS Project Area have developed prominent cracks and require repair and
new weather protection. Without repair, the beams are subject to bad weather and
decay. This property also contains a storage shed on the back of the lot which is
severely deteriorated.
67
CCS Project Area
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Picture 62: This parcel is located on D Street in the CCS Project Area. Inoperative
vehicles, boxes, and wood pallets litter the parking lot of this property. This is a serious
fire hazard to the building and its surrounding parcels.
68
CCS Project Area
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Picture 63: This vacant warehouse on Mill Street in the CCS Project Area has plywood
sheets in place of windows. Plywood is an example of substandard building materials
and cannot be relied on for sufficient weather protection.
69
CCS Project Area
,
..
Pictures 64a, 64b, 64c: This newly constructed commercial/industrial buildings off
Orange Show Road in the CCS Project Area contains a number of vacant units. High
vacancy rates deter private investment.
70
Southeast Industrial Park Project Area
71
SEIP Project Area
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Picture 65: According to city staff, this vacant car dealership on Camino Real in the
SEIP Project Area has been uninhabited for up to two years. This is an extreme
example of the loss of investor interest within the project area.
72
SEIP Project Area
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Picture 66: Vacant auto dealerships, such as this one on Camino Real in the SEIP
Project Area pose a challenge for reuse.
73
SEIP Project Area
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Picture 67: Here is another example of a closed auto dealership in the SEIP Project
Area. Such commercial properties can contribute to an ailing local economy and remain
a challenge for reuse.
74
SEIP Project Area
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Picture 68: This vacant commercial property on Showcase Drive in the SEIP Project
Area is being used to store an inoperative vehicle within view. An eyesore such as this
can negatively impact surrounding property values.
?!
SEIP Project Area
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Picture 69: This is another example of a vacant auto dealership within the SEIP Project
Area. This property is located on Showcase Drive.
76
SEIP Project Area
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Picture 70: Widespread commercial vacancies, such as these in the SEIP Project Area
prevent economic growth. Strategies to attract and retain businesses should be
implemented to prevent adverse economic conditions.
77
SEIP Project Area
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Picture 71: This bank owned commercial building in the SEIP Project Area is using the
front parking lot for outdoor storage of inventory. This is a fire hazard for the building and
surrounding neighborhood.
78
SEIP Project Area
Picture 72: This property in the SEIP Project Area has cracked and deteriorating eaves
and overhangs, it also appears to have dry rot on its walls. This kind of decay can affect
the overall building and lead to further deterioration. This building is required for effective
redevelopment.
79
SEIP Project Area
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Picture 73: This office building in the SEIP Project Area appears to be vacant and is
currently for sale. Vacant buildings attract crime and discourage private investment in an
area.
80
SEIP Project Area
Picture 74: The SEIP Project Area contains a number of vacant commercial and
industrial properties such as this one on Riverview Drive.
81
SEIP Project Area
Picture 75: This is another vacant property within the SEIP Project Area. This building is
located on Riverview Drive.
82
SEIP Project Area
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Picture 76: The lot of this property on Victoria Avenue in the SEIP Project Area is
excessively cluttered with various objects and equipment. Cluttered storage such as this
presents a serious fire hazard and indicates that the building is not large enough for its
purpose, showing obsolescence.
83
SEIP Project Area
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Picture 77: This structure on Tippecanoe Avenue in the SEIP Project Area has a hole in
one of its walls and the lot is being used for the storage of scraps and equipment.
84
SEIP Project Area
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Pictures 7Ba and 7Bb: This property on Tippecanoe Avenue in the SEIP Project Area
has excessive amounts of wood pallets, containers, and cardboard being stored in plain
view. Such conditions constitute a fire hazard and pose access challenges for
emergency crews.
85
SEIP Project Area
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Picture 79: This lot on Gage Street in the SEIP Project Area is being used for the
storage of debris. garbage, equipment, and scraps. Improper storage like this presents a
fire hazard.
86
SEIP Project Area
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Picture 80: The amount of wooden scraps and pallets being stored outside of this
property on Gage Street in the SEIP Project Area constitute a fire hazard.
87
SEIP Project Area
Picture 81: This parcel located on Gage Street in the SEIP Project Area, contains a
large drum container containing a brown liquid which is being stored outside next to
wood pallets and a red fuel container. This outdoor storage raises concerns for safety of
anyone who may enter the property and also creates a fire hazard.
88
South Valle Project Area
89
South Valle Project Area
Picture 82: This vacant commercial property on Waterman Avenue is an example of the
many available properties within the South Valie Project Area.
90
South Valle Project Area
Picture 83: This vacant property on Club Center Drive in the South Valle Project Area
was once occupied by Costco, which moved to a new location in 1998. potentially
leaving the building vacant for over 10 years. Large, vacant parcels such as this pose a
challenge for redevelopment.
91
South Valle Project Area
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Picture 84: This old car wash on Redlands Boulevard in the South Valle Project Area is
currently vacant. In this area, such a use is obsolete.
92
South Valle Project Area
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Picture 85: This vacant property on Redlands Boulevard is in the South Valle Project
Area and shows a lack of investor interest.
93
South Valle Project Area
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Picture 86: This property on Caroline Street in the South Valle Project Area is zoned for
heavy industrial use, however, a residence is also present. These two uses are
incompatible and pose health and safety threat to the residents of the home.
Additionally, there is outdoor storage of inoperative vehicles.
94
South Valle Project Area
Picture 87: This lot, on Caroline Street, in the South Valle Project Area is being used for
illegal dumping of garbage, furniture, and debris. Improper disposal of garbage can
become a health and safety hazard.
95
South Valle Project Area
Picture 88: The structure, located on Caroline Street in the South Vaile Project Area,
has a sagging roof due to deteriorated roof supports. This condition indicates a
compromised structural integrity and requires immediate repair.
96
South Valle Project Area
Picture 89: This abandoned structure on Caroline Street in the South Valle Project Area
has a broken window, is missing a door, and therefore lacks adequate weather
protection. The structure is not secured properly and could be attractive to vandals.
97
South Valle Project Area
Picture 90: This poorly constructed structure in the South Valle Project Area is not
adequately protected from the weather and runs the risk of becoming weakened by the
elements. Additionally, this lot is being used to store wood, a trailer, and other items in
plain view.
98
South Valle Project Area
Picture 91: This residence, located on Caroline Street in the South Valle Project Area
has a roof which is beginning to show signs of dilapidation as tiles are coming up and
away from the structure. This in turn exposes the house to weather conditions.
9"
South Valle Project Area
Picture 92: The eaves and roofing materials of this home on Caroline Street in the
South Valle Project Area are deteriorated indicating a lack of adequate weather
protection. Also, there is a poorly constructed addition at the back of the building which
could be unsafe to occupants.
100
South Valle Project Area
.' ~~~\. ~~
Picture 93: The broken windows and doors on this building on Caroline Street in the
South Valle Project Area leave it vulnerable to the elements as well as further
deterioration. Outdoor storage visible on this property is an eyesore and can negatively
impact property values in the area.
101
South Valle Project Area
"
~....;
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Picture 94: The severely deteriorated roof and broken windows seen on this structure
on Caroline Street in the South Valle Project Area offer inadequate weather protection
and indicate a lack of investment in the property. In addition, deteriorated eaves and
overhangs combined with the deteriorating roof call into question the structural integrity
of the building.
102
South Valle Project Area
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Picture 95: This home on Caroline Street in the South Valle Project Area displays
broken and rotted exterior wood panels causing water to seep into the interior of the
home and lead to further damage.
103
South Valle Project Area
Picture 96: This property is located on Gardena Street in the South Valle Project Area.
The outdoor washer/dryer and water heater indicate substandard exterior plumbing that
does not meet citywide plumbing standards. Moreover, there is a poorly constructed
addition on the house.
104
South Valle Project Area
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Picture 97: There are damaged and deteriorated exterior building materials on this
structure on Gardena Street in the South Valle Project Area. Combined with broken
windows and doors, the weather protection on the house is insufficient. In addition, the
building is boarded up and appears uninhabited which could bring vagrants and
increased crime to the area.
105
South Valle Project Area
Picture 98: The broken and boarded windows on this building on Gardena Street in the
South Valle Project Area leave the structure susceptible to weather damage and further
decay. The fencing and signs are evidence that the property is vacant. Vacant homes
are havens for crime and deter investment in an area.
106
South Valle Project Area
Picture 99: The residence on this parcel is incompatible with the industrial storage and
production in the rear of this property on Gardena Street in the South Valle Project Area.
The current zoning for this property if heavy industrial, having a residence in the middle
of a heavy industrial area poses a health and safety risk to its residents. Additionally,
there is no access to the back of the lot, which could pose a health and safety threat if a
fire were to start.
107
South Valle Project Area
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Picture 100:The overhang and eaves on this building on Gardena Street in the South
Valle Project Area are extremely damaged and in some places hanging or sagging. This
not only offers poor weather protection, but the faulty structural elements put someone
entering the building at risk of serious injury. Garbage, debris. and combustible materials
scattered about the site also pose a risk to public safety.
108
South Valle Project Area
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Picture 101:The roof on this structure on Gardena Street in the South Valle Project Area
is damaged and sagging. This allows water to seep into the interior of the building and
cause additional damage. The condition of the roof is a sign of neglect and a lack of
investment in the property.
109
South Valle Project Area
.,
Picture 102:This site on Gardena Street in the South Valle Project Area contains both a
residential dwelling and industrial storage and production. The current zoning code
would not allow residential and industrial uses to be constructed on the same parcel,
indicating these uses are unpermitted or an existing use. In addition, the structures on
the site are dilapidated and damage and potentially harmful to inhabitants.
110
South Valle Project Area
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Picture 103:The roof on this structure on Caroline Street in the South Valle Project Area
is lacking adequate protection and is sagging. Combined with the deterioration on the
exterior of the building, the structure is not properly protected against the weather.
111
South Valle Project Area
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Picture 104:The overhang on the side of this home in the South Valle Project Area is
damaged and rotting and is broken in the middle, In addition, the roofing materials on the
overhang have deteriorated and are peeling off, The overhang offers little protection
against the weather and poses a safety threat to anyone who may be around it, due to
an elevated risk of collapse,
'!',2
South Valle Project Area
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Picture 105:An entire section of this structure on Caroline Street in the South Valle
Project Area has been boarded-up with plywood, indicating that it is vacant and may
have structural problems. If this building is not repaired it can deteriorate quickly and
negatively impact property values in the surrounding area, as well as, pose a health
threat to any future residents,
113
South Valle Project Area
~
-_.....----
Picture 106:Broken windows and doors on this home on Artesia Street in the South
Valle Project Area do not prevent water from entering the interior space and causing
damage. The exposed wiring seen outside is an electrical hazard and can lead to fire or
electrocution. In addition, the structure on the right appears to be a garage or storage
area that was converted to a living space. Structures converted to living spaces without
proper permitting are dangerous to inhabit because there is no way to guarantee the
structural integrity and safety of the building.
114
South Valle Project Area
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Picture 107:This site located on Artesia Street in the South Valle Project Area is being
used to store cargo containers and old, abandoned cars. A storage site such as this can
attract crime and deter investment in the area. Additionally, these items pose a fire
hazard and can serve as home to vermin and insects, posing a health and safety threat
to anyone who may enter the property.
115
South Valle Project Area
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Picture 108:This property is located on Artesia Street in the South Valle Project Area.
Besides being used as a storage site for industrial materials, garbage. and debris,
potentially hazardous materials are visible.
116
South Valle Project Area
Picture 109:This site located on Artesia Street in the South Valle Project Area appears
to have become a storage space and dumping ground for garbage, debris, burned-out
vehicles, and other dangerous materials.
117
South Valle Project Area
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Picture 110:The overhang on this home on Artesia Street in the South Valle Project
Area is broken and deteriorated. The overhang provides poor weather protection and is
structurally unsound.
118
South Valle Project Area
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Picture 111:This building on Artesia Street in the South Valle Project Area looks as
though it was converted into a living space. An inhabited addition that was not properly
constructed and not permitted can be dangerous to anyone entering or living in it. In
addition, the roof needs to be replaced in order to offer proper weather protection.
119
South Valle Project Area
-
Picture 112:This building on Artesia Street in the South Valle Project Area is missing a
door which offers little to no protection against natural elements. In addition, the site
contains two buildings, one that may have been illegally constructed posing a risk to
anyone that enters it.
120
South Valle Project Area
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Picture 113:This poorly constructed structure on Artesia Street in the South Valle
Project Area is deteriorating and does not offer proper weather protection. It appears
that structural integrity is lacking because the support columns appear inadequate to
hold the roof, which is sagging,
121
South Valle Project Area
Picture 114:This site on Artesia Street in the South Valle Project Area has a build up of
garbage and debris. Piles as discarded materials such as this can be a serious fire
hazard.
122
Tri-City Project Area
123
Tri-City Project Area
Picture 115:This building on Brier Drive in the Tri-City Project Area remains vacant after
losing its tenant due to relocation.
124
Tri-City Project Area
Picture 116:This relatively new structure on Vanderbilt Way in the Tri-City Project Area
sits vacant. High numbers of vacant properties in an area can deter future investment.
125
Tri-City Project Area
--
Pictures 117a, 117b, and 117c: The properties photographed above which are located
on Harriman Place are examples of the many vacancies in the Tri City Project Area.
126
Appendix 2
Summary of Code Enforcement
Violations that Affect Health and Safety
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Appendix 3
Pro Forma Assumptions
Appendix 3 - Pro Forma Assumptions
San Bernardino Merged Area A
Site Characteristics
Lot Size
The pro forma for the lot which does not meet size requirements used the median
lot size for those lots which did not meet size requirements within the specific
zoning category. The pro forma for the iot which does meet size requirements
used the minimum aliowable lot size, as found in the Development Code
Parking Ratio
Building Size
Costs
Acquisition
Construction Costs
Income
Lease Rate
Vacancy Percent
Operating Expensesl
Management/Reserves
Capitalization Rate
Parking ratios were taken from the Development Code and are based on the size
of the building.
Building size was calculated based the maximum building which could be
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.
Acquisition costs are based on recent sales within the City for similar land uses,
zoning categories, and property types. Recent sales were accessed using First
American Title MetroScan Information Service.
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.
Lease rates were based on information obtained through CBRE, Colliers
International, and LoopNet for comparable properties in the City.
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 were based on current market rates and RSG's experience
with projects of the proposed scope and scale.
Capitalization rates was based on information from the California Real Estate
Journal and the Urban Land Institute's Emerging Trends in Real Estate 2010.
These rates were adjusted to account for market area specifics and increasingly
stable market conditions over the next several years.
Appendix 4
Five Year Implementation Plan
FY 09/10 through FY 13/14
FIVE YEAR IMPLEMENTATION PLAN
REDEVELOPMENT AGENCY OF THE
CITY OF SAN BERNARDINO
FY Z009-10 THROUGH ZOI~-14
ADOPTED DECEMBER 7, 2009 BY CDC RESOLUTION NOS. 2009.65 AND 2009-66
, ,
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TABLE OF CONTENTS
INTRODUCI'ION ..........................................................................................................................1
About This Implementation Plan........................................................................................................1
Legal Au thority ............................................................................................................................................... I
Objectives of the Implementation Plan ...................................................................... ..... ..............................1
Organ iza tion of the Docu ment....................................................................................................................... 2
SEC'I"ION I: OVERVIEW a BACKGROUND ..............................................................................3
ABOUT REDEVELOPMENT........................................... .............................................................................4
The Public Value a Benefit of Redevelopment...................................................................................4
Wha t is Redevelop ment? ................................................................................................................................ 4
Role of Redevelop men t ................................................................................................................................... 4
Blight...............................................................................................................................................................5
Tax I ncremen t Financing.............................................................................................................................. . 6
20 Percent Housing Set-Aside ..................................................................................................................6
Pass- Th rough Payments....................................................................................................................... .... 6
State Takeaways - SERAF Payments.............. ........ ..... ... .................... ....................................... ............. 7
Debt Service Payments and Discretionary Funds..................................................................................... 7
What is a Redevelopment Plan? ........................................... ......... ....................... ........ ...... ........................... 9
ABOUT THE AGENCY ...............................................................................................................................0
History and Profile ..............................................................................................................................0
Mission ..................................................................................................................................... ..................... 10
History................................................................................................................................... ........................ 10
Project Area Descriptions............................................................................................................................. 14
Merged Central City Projects .................................................................................................................. 14
Centra I City North........................................................................................................................... ......... 14
Central City West ....................................................................................................................................15
State College............................................................................................................................ ............... 15
Southeast Industrial Park ...... ................. .......... .............. ........... ............... .......... ...... .......... ....... .............. 15
Northwest........................................................................................................................ ........................ 16
T ri-City ................................................................................................................................. .................... 16
South Valle............................................................................................................................ .................. 16
Uptown .................................. ........ ... ........... ..... ............... ... ....... ....... ............... ... ........ ....... ...... .......... ... ... 17
Mt. Vernon........................................................................................................................... .................... 17
40th Street............................................................................................................................ .................... 17
ACCOMPLISHMENTS...............................................................................................................................18
Achievements in Community Revitalization ...................................................................................18
SECTION II: REDEVELOPMENT STRATEGIC PLAN .............................................................zz
REDEVELOPMENT PLAN GOALS ...........................................................................................................z~
Community Reinvestment and Revitafization .................................................................................z~
STRATEGIC PLANNING ..........................................................................................................................25
Strategic Objectives and Regional Strategies.................. ..............................................................%5
Stra tegic Objectives................................................................ .................................................................. 25
I
I
Plans and Policies........................................................................................................................ ........... 25
Public Infrastructure and Facilities ..........................................................................................................26
Catalytic Projects........................................................................................................................ ............. 26
Regional Strategies and Work Programs ........ ........ .................................................................................... 27
REDEVELOPMENT WORK PROGRAM....................................................................................................%9
Western Project Areas........................................................................................................................%9
EasternProjeetAreas.........................................................................................................................4%
All Project Areas........................................... ......................................................................................58
SECTION III: HOUSING COMPLIANCE PLAN ........................................................................64
INTRODUCTION.......................................................................................................................................fJS
Overview of the Housing Compliance Plan ......................................................................................1>$
IVDA Project Area and Housing Policy with the Agency...........................................................................66
AGENCY'S FIVE YEAR AFFORDABLE HOUSING GOALS ....................................................................&7
Community Affordable Housing Focus.............................................................................................67
AGENCY AFFORDABLE HOUSING FIVE YEAR STRATEGY................................................................&7
Affordable Housing Strategic Programs...........................................................................................67
Affordable Housing Work Program.............................................................................................. ...............68
AFFORDABLE HOUSING COMPUANCE ................................................................................................7.1
Blueprint for Agency Housing Aetivities .........................................................................................7%
Housing Prod uction ................................................................................:.................................................. ... 71
Rep lace ment Hou si ng................................................................................................................................... 76
Housi ng Program Cash Flow Analysis........................................................................................................ 77
Expenditures by Household Types .... ........ ....... ................................................ ........ ................................... 79
Prior Five Year Housing Fund Expenditures .............................................................................................80
Units Assisted by Housing Set Aside Fund.............................................................................................80
Housing Units Constructed During Prior Implementation Plan Without Housing Set Aside Funds ........ 82
APPENDIX %1 PROJECT AREA TIME AND FINANCIAL LIMITATIONS ..............................................8~
APPENDIX %1 GLOSSARY OF HOUSING TERMS...................................................................................9%
APPENDIX ~I HOUSING PRODUCTION TABLES ..................................................................................97
APPENDIX 41 INCLUSIONARY HOUSING UNIT INVENTORY .........................................................%0%
APPENDIX SI REPLACEMENT HOUSING TABLES .............................................................................%08
APPENDIX &1 DECEMBER 7. Z009 PUBUC HEARING WRITTEN a VERBAL COMMENTS..............U8
..-.,. n_.,. ..~..r,.~..."...
II
SAN BERNARDINO - GROWING LOCALLY AND GLOBALLY
"The City of San Bernardino Economic Development Agency is a
focused, diversified organization whosc mission is to enhance the
quality of life for the citizens of San Bernardino by creating jobs,
eliminating physical and social blight, supporting culture and the arts,
developing a balanced mix of quality housing, along with attracting
and assisting businesses both indcpcndcnt and through public.private
partncrships."
San Bernardino Economic Development Agency
20] North "E" Street, Suite 301
San Bernardino, CA 9240]. ]501
(909) 663.1044
www.sbrda.ore:
111
INTRODUCTION
About This Implementation Plan
Every five years, redevelopment agencies are required to adopt implementation plans that establish
five-year operational and financial work programs for carrying out the redevelopment and affordable
housing responsibilities of the agencies. This Five Year Implementation Plan ("Implementation Plan")
for the San Bernardino Redevelopment Agency ("Agency") covers the five-year planning period for
fiscal years 2009-10 through 2013-14, and serves as a consolidated Implementation Plan for all 14 of
the Agency's redevelopment project areas ("Project Areas"). This Implementation Plan also contains
an Update to the Agency's Housing Compliance Plan ("Housing Compliance Plan") for meeting the
Agency's affordable housing requirements for the current 10-year compliance period (FY 2004-05 to
2013-14), including obligations for producing, replacing, and expending funds for affordable housing.
LEGAL AUTHORITY
In 1993, the Legislature passed Assembly Bill 1290 (Chapter 942, Statutes of 1993), which enacted the
California Community Redevelopment Law Reform Act and made sweeping changes to state
redevelopment law (Health and Safety Code Section 33000 et seq.) ("CRL") in a major effort to
increase both the effectiveness and accountability of redevelopment agencies. One notable statutory
change was the addition of Article 16.5 (Section 33490 et seq.) to the CRL, which required
redevelopment agencies to adopt five year implementation plans for all Project Areas on or before
December 31, 1994, and every five years thereafter. CRL Section 33490(a} requires that the
Implementation Plan contain:
. The Agency's goals and objectives, programs, and projects within the Project Area for the next five
years, including estimated expenditures.
. An explanation of how the goals and objectives, programs, projects, and expenditures will eliminate
blight and promote affordable housing within the Project Area.
. A specific section that addresses the Agency's housing responsibilities, including the Agency's Low
and Moderate Income Housing Fund ("Housing Fund") and the Agency's requirements for producing
and replacing affordable housing.
Given these required contents, the Implementation Plan can naturally serve as more than just a
compliance document to adhere to the legal mandates of state law. The Implementation Plan provides
the Agency an opportunity to thoughtfully craft a purposeful and deliberate strategy for the next five
years.
OBJECTIVES OF THE IMPLEMENTATION PLAN
The Agency's objectives for this Implementation Plan are to:
. Establish focused redevelopment and housing strategies for the next five years that provide a
roadmap for decision-making about resource allocation, budget, and community engagement.
. Create an administrative management tool for Agency staff that provides a measurable, track-able,
and programmatic work plan for the execution of the Agency's operations.
Provide educational and informative background about the role, powers, and tools of redevelopmr nt
agencies, and a historical overview of the Agency, its accomplishments, and the 14 Project Are1S.
. Furnish data and information to fulfill the affordable housing compliance requirements of the CRL.
ORGANIZATION OF THE DOCUMENT
The contents of this Implementation Plan are organized into three distinct sections:
. Section I: Overview and Background. This section provides a narrative overview and background
description of redevelopment in California. and a profile description of the Agency and the 14 Project
Areas.
. Section II: Redevelopment Strategic Plan. This section outlines the Agency's redevelopment
strategic plan for the next five years, including a comprehensive work program of projects and
programs. It presents a new approach to the development of the Agency's five-year work program
of redevelopment projects and programs. The work program is geographically organized into two
regions of the City: (1) Area S, which contains Project Areas generally located west of the 1-215
Freeway; and (2) Area A. which contains Project Areas generally located east of the 1-215 Freeway.
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 Agency. )
. Section III: Housing Compliance Plan Update. This section contains the Agency's update to the
housing compliance plan for the current 10-year compliance period (FY 2004-05 to 2013-14).
including the production. replacement. and expenditure of funds for affordable housing. This section
fulfills the requirements of CRL Sections 33413(b)(4) and 33490(a).
1 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
SECTION I: OVERVIEW a BACKGROUND
Redevelopment By the
Numbers:
$40.79 billion. Redevelopment's economic
contribution to California in 2006-2007.
$13. Every $1 of redevelopment agency
spending generates nearly $13 in total
economic activity.
303,946. Full and part time jobs created
in just one year (2006'2007).
78,750 units of affordable housing built or
rehabilitated since 1995 by redevelopment
agencies.
18,522 units of low and moderate income
housing expected to be built or refurbished
over the next two years.
$2 billion. State and local taxes generated
through redevelopment construction
activities in 2006-2007.
20% of property tax revenues generated
from redevelopment activities must be
used to increase supply of affordable
housing.
2nd largest funder of affordable housing in
California after the federal government.
Source: California Redevelopment Association
3
ABOVTREDEVELOPMENT
The Public Value a Benefit of Redevelopment
Redevelopment is a process created to assist city and
county governments in eliminating blight from a
designated area and to achieve the desired
development, reconstruction, and rehabilitation of
residential, commercial, and industrial uses.
Redevelopment agencies possess unique tools to
directly influence the private sector, reduce investment
risk, and create or boost market confidence. Some of
the tools available to redevelopment agencies include:
. Use of tax increment financing to fund public
improvements and use of gap financing to provide
financial assistance to qualifying developers for
qualifying projects.
. Authority to acquire real property, and if necessary, use of eminent domain.
. Relocation assistance and replacement housing.
. Mitigation of environmental liabilities to property owners and developers through the Polanco
Redevelopment Act (Health and Safety Code Sections 33459 - 33459.8).
Although these tools can jumpstart the revitalization process, by law, redevelopment is limited to areas
of a city that are in a state of decline and are physically and economically blighted. To initiate
redevelopment, the agency must satisfy certain requirements. These requirements are as follows:
. Establishment of a Project Area(s) in parts of a city that are physically and economically blighted.
. Establishment of debt as a prerequisite to the collection and expenditure of tax increment.
. Set aside 20 percent of tax increment revenue to increase, improve, and preserve the supply of
housing for low- and moderate-income persons and families.
. At least 15 percent of all new and substantially rehabilitated dwelling units must be affordable to, and
occupied by, persons or families of very low, low, and moderate income.
Satisfying these requirements, redevelopment agencies can use their tools to catalyze the revitalization
of urban areas. Once redevelopment efforts establish momentum in the market, the private sector can
then dictate its own course, thereby benefitting residents, business-owners, and visitors.
WHAT IS REDEVELOPMENT?
ROLE OF REDEVELOPMENT
~ ~
.l'1
~
In 1945, the State of California enacted the California Community Redevelopment Law (Health and
Safety Code Sections 33000 et seq.) ("CRL") to combat the deterioration of property and its effects on
the tax base. Through the Redevelopment Act, cities \' ~re given authorization to establish
redevelopment agencies which would have the legal authority eo I special tools to combat urban decay,
or "blight." In 1952, California voters adopted Article XVI, Secrj n 16 allowing tax increment financing
to be used by the agencies for the reooudopment of blighted cor munities.
4
The goal of redevelopment to create safe and economically vibrant communities has remained
steadfast since 1945. The mission of the Agency is to "enhance the quality of life for the citizens of San
Bernardino by creating jobs, eliminating physical and social blight, supporting culture and the arts,
developing a balanced mix of quality housing, along with attracting and assisting businesses both
independent and through public-private partnerships."
BLIGHT
The CRL emphasizes redevelopment's role in eliminating blighting conditions in communities and takes
great lengths to define blight. As defined by the CRL, blight constitutes physical and economic
liabilities that affect the health, safety, and general welfare of a community. CRL Section 33030
describes a blighted area as being predominantly urbanized and substantially affected by the physical
and economic properties of blight to such an extent that the community cannot reasonably be revived
without redevelopment.
The CRL describes the physical and economic conditions that cause blight as follows:
Economic Conditions (CRL Section 33031(b))
. Depreciated or stagnant property values.
. Impaired property values due to hazardous wastes.
. Abnormally high business vacancies, abnormally low
lease rates, or an abnormally high number of abandoned
buildings in an area developed for urban use and served
by utilities.
. A serious lack of commercial facilities that are normally
found in neighborhoods, including grocery stores, drug
stores and banks.
. Serious residential overcrowding.
. An excess of bars, liquor stores, or adult-oriented businesses that have led to problems,of<pl!l:!.lic
safety and welfare. W f'
. A high crime rate that constitutes a threat to the public safety and welfare. ~-
Physical Conditions (CRL Section 33031(a))
. Buildings with serious code violations, dilapidation, or
deterioration such that it is unsafe or unhealthy for a person
to live or work.
. Conditions that prevent or substantially hinder the viable use
or capacity of buildings or lots.
. Adjacent or nearby incompatible uses that prevent
development.
. Existence of subdivided lots that are in multiple ownership
and whose physical development has been impaired by their
irregular shapes and inadequate sizes.
Property Not Located in City of San Bernardino
oIJ.:"
~j[
<,
< ~
Property Not Located in City of San Bernardino
5
In accordance with the CRL, the existence of blight has been established in each of the 14 Project
Areas requiring the use of redevelopment tools though the projects and programs established in this
Five Year Implementation Plan.
TAX INCREMENT FINANCING
Figure 1-1
Tax increment financing is the primary
source of funding used by agencies to
initiate and oversee redevelopment projects
and activities in a community. This financing
method is based on the assumption that as
an area is revitalized. more property tax will
be generated. Upon adoption of a Project
Area, the total current assessed value of all
the properties within its boundaries is
designated as the base year value (CRL
Section 33328). As assessed values
increase in the Project Area. tax increment
revenue is generated by capturing the
amount of value added since the base year value was established. This increase in tax revenue. or tax
increment, is used by the Agency for reinvestment back into the Project Area. Figure 1-1 above
graphically depicts the generation of tax increment in a Project Area.
JI'
~
20 Percent Housing Set-Aside
As required by the CRL. 20 percent of tax increment revenue must be set aside into a separate Low
and Moderate Income Housing Fund ("Housing Fund") for the creation and preservation of affordable
housing within the Project Area (CRL Section 33334.2). These funds may then be used for activities
such as acquiring property. constructing on- and off-site improvements related to affordable housing
development. constructing or
rehabilitating affordable housing
units. providing subsidies to
ensure affordability, and issuing
bonds. As a result of these
requirements, redevelopment
agencies are one of the primary
entities producing affordable
housing throughout the State of
California.
AGENCY ALLOCATION OF FY 09-10 TO
FY 13-14 TAX INCREMENT REVENUES
(GROSS TAX INCREMENT: $162.3 M)
Figure 1 - 2
SERAF Payments
(FY 09-10 and 10-11)
$14,353,000
Debt SeNce
Payments
$85,039.586
Projects, Operations,
and Administration
$21.022.107
Pass-Through Payments
Redevelopment agencies are
also required to use tax
increment revenue to remit
payments to affected taxing
agencies (e.g., school districts.
community college districts, the
County) in the Project Area
(CRL Section 33328). These
Pass.Through
Payments to Taxing
Entities
$8,058.860
Low and Moderate
Income Housing Fund
$33.843.355
6
payments, known as "pass-throughs" represent 20 percent of the tax increment received which is used
to alleviate any fiscal burden imparted on affected taxing entities caused by the redevelopment plan.
The taxing entities benefitted by the pass-through payments include counties, cities, schools, and
special districts. The CRL prescribes an allocation formula to calculate payments unless the Agency
has negotiated pass-through agreements with the taxing entities.
State Takeaways - SERAF Payments
As shown in Figure 1-2 on the previous page, the Agency is estimating that it will need to set aside
approximately $14,353,000' in fiscal years 2009-10 and 2010-11 for payments to the State's
Educational Revenue Augmentation Fund ("SERAF"). As in prior years during the State's fiscal crises,
the Legislature is relying on "takeaways" from local governments to help close the State's massive
budget gap in the form of revenue shifts. Statewide, $2.05 billion in redevelopment funds will be shifted
from redevelopment agencies to SERAF, which is intended to be distributed to schools to meet the
State's Proposition 98 obligations to education. $1.7 billion will be shifted in fiscal year 2009-10. $350
million will be shifted in fiscal year 2010-11. The Agency's share is estimated to be $11,900,000 in
fiscal year 2009-10 and $2,453,000in fiscal year 2010-11.
Debt Service Payments and Discretionary Funds
After the Agency's 20 percent set aside to the Housing Fund, pass-throughs to affected taxing
agencies, SERAF payments, and approximately $85 million in debt service payments on the Agency's
bond obligations, approximately $21 million (out of $162.3 million in gross tax increment revenues) over
the course of the next five fiscal years will be available to the Agency as discretionary funds for
projects, operations, and administration. This does not include other income sources (e.g., interest
income, rental income, Inland Valley Development Authority housing funds). Figure 1-3 on the following
page provides annual projections over the next five years of the Agency's allocation of gross tax
increment revenues toward revenue obligations (e.g., Housing Fund set-aside, pass-throughs, debt
service, SERAF) and funding for projects, operations, and administration. As shown in the chart,
SERAF payments in fiscal years 2009-10 and 2010-11 will have an immediate impact to funding
available for projects, operations, and administration in those years.
2 Tt,( l\gency previously set aside approximately $2.5 million in FY 2008-09 to make a potential ERAF payment that was included in the
St)!l 2008 budget package. The California Redevelopment Association (.eRN) successfully litigated and blocked the 2008-09 ERAF shift.
Th~ 'lds are available to help make the potential FY 2009-10 SERAF payment if eRA's new lawsuit challenging AS 26 4X is unsuccessful.
7
San Bernardino Redevelopment Agency
Annual Tax Increment Allocations
FY 2009-10 through FY 2013-14
$40,000,000
$35,000,000
$32,462,942
$30,000,000
$25,000,000
$20,000,000
$15,000,000
$10,000,000
$5,000,000
$-
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Figure I - 3
. Projects, Operations, and
Administration
,
. SERAF Paym ents
J
. DebtService Payments
. Pass-through Payments to
Taxing Entities
. Set-Aside to Lowand
Moderate Income Housing
Fund
Notes:
1 Does not include other revenues sources such as interest income. rental income, etc. Assumes 0% annual growth rate.
2 Does not factor in alternative SERAF payment methods.
3 Only includes debt service payments for obligations against tax increment revenues. Does not include transfers to the City.
,
WHAT IS A REDEVELOPMENT PLAN?
The redevelopment plan is a legal framework used by agencies for the long-term planning and
implementation of revitalization activities in Project Areas. The plan establishes policies and financing
methods to implement projects and sets the basic goals, powers, and limitations of agencies for
conducting their redevelopment activities. Below is the general framework within which redevelopment
plans are legally bound:
. The time limit to establish loans, advances, and indebtedness to be paid with the revenue from
property taxes shall not exceed 20 years from the adoption date of the redevelopment plan (CRL
Section 33333.2).
. Loans, advances, or indebtedness shall be repaid over a 45-year period from the adoption of the
redevelopment plan.
. The effectiveness of a redevelopment plan shall not exceed 30 years from the adoption date.
. After the effectiveness of a redevelopment plan has expired, an agency shall have no authority to
act pursuant to the redevelopment plan except to pay previously incurred indebtedness and to
enforce existing covenants and contracts.
. An agency may commence eminent domain proceedings to acquire property within the Project Area
for a period not to exceed 12 years from the adoption date.
. If a redevelopment plan authorizes the issuance of bonds, the redevelopment plan shall include a
limit on the amount of bonded indebtedness that can be outstanding at one time.
. These time and financial limitations may be extended or increased only through an amendment to
the redevelopment plan.
This Implementation Plan proposes a work program of redevelopment and housing activities that seek
to accomplish the goals of the Agency within the legal framework established by the CRL and the
Agency's adopted Redevelopment Plans for the 14 Project Areas.
9
ABOUT THE AGENCY
History and Profile
MISSION
San Bernardino - Growing Locally and Globally
"The City of San Bernardino Economic Development Agency is a focused, diversified
organization whose mission is to enhance the quality of life for the citizens of San
Bernardino by creating jobs. eliminating physical and social blight, supporting culture
and the arts, developing a balanced mix of quality housing, along with attracting and
assisting businesses both independent and through public-private partnerships."
HISTORY
The City of San Bernardino Common Council created the Redevelopment Agency in 1958 with the
responsibility of initiating and managing redevelopment projects and activities within the
Redevelopment Project Areas ("Project Areas") in the City of San Bemardino. The Common Council
also established a Community Development Commission ("CDC"), composed of the Common Council
Members, to act as the Board of Directors of the Agency. That same year, the CDC adopted the
Meadowbrook Project Area, its first Project Area, with 13 additional Project Areas having been adopted
since. The original Central City Project Area was adopted in 1965 and subsequently merged in 1970
with Meadowbrook as the Meadowbrook/Central City Project Area. In 1983, the Meadowbrook, Central
City, Central City East, and Central City South Redevelopment Project Areas were merged pursuant to
Health and Safety Code Section 33476. In 1986, the CDC adopted Ordinances MC-558, MC-559, MC-
563, and MC-564 establishing consistent time and financial limits for those Project Areas. In total, the
Agency manages the following 14 Project Areas:
1. Meadowbrook/Central City (2)
2. Central City East - Merged Central City Projects (4)
3. Central City South
4. Central City North
5. Central City West
6. State College
7. Southeast Industrial Park
8. Northwest
9. Tri-City
10. South Valle
11. Uptown
12. Mt. Vernon
13. 40th Street
The following map depicts the 14 Project Areas.
10
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The Redevelopment Plans for the Project Areas set forth limitations with regard to collecting tax
increment revenue, incurring bonded indebtedness, Redevelopment Plan effectiveness, and the use of
eminent domain. Appendix 1 presents the time and financial limitations for each project area, including
ordinances adopted by the Common Council for amendments to Redevelopment Plans. The following
chart graphically illustrates the time limitations on the effectiveness of the Redevelopment Plans for
each Project Area.
Figure I - 5
Effectiveness & T.I. Collection Expiration Dates
San Bernardino
Redevelopment AQencv
StaleColege
April 27,2013
CenlralCity I'tlrth
Auguslli,201'
April 27, 20231==J
August Ii. 202'~
May 3, 2021
".y3,2021
Central City East'
III.lY 3. 2019
Cenlral Crty South'
".Y3, 20tt
Meadow brook/Central CKy'
CentratCity Wesl
May 3,2019
ft;bt'u...y 17, 2019
I"y 3, 2029
ftlbfuary 17, 20291:==1
Jun. 21, 2029
o Effecti\oleness of Plan
Southeasthdustr~IPark
June 21.201'
Northwesl
July 6, 2026
. J"". 2<136t==J
Jun. 2O,3036l:::::J
o Last Date to Receive
Tax Increment
TriCrty
Jun. 2O,20H
South Valle
July t, 2026
Jury 9, 2036
. Jun. 18, 2037b
Jun. 26,2041P
July 10, 2045
L\>lowo
Jun. 18,2027
M Vernon
June 25, 2031
August 10, 2030
40IhSlreet
'-,
2000
2005
2010
2015
2020
2025
2030
2035
2040
2045
. The Central City Merged PrOject Area consists of Central CIty East, Central City South, and Meadol<!.OrookICentral City
Table 1-1 on the following page outlines all of the time and financial limitations of each Project Area as
set forth in the respective Redevelopment Plans.
7
12
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PROJECT AREA DESCRIPTIONS
Approximately one-quarter of the City, or 15.7 of 59.3 square miles, is contained within the 14 Project
Areas. Descriptions of each Project Area are provided below.
Merged Central City Projects
MerQed Central
Central City Projects is the combination of three
Project Areas encompassing 1,008 acres', which
were merged in 1983. The three Project Areas
include the Meadowbrook/Central City, Central
City East, and Central City South Project Areas.
Consolidation occurred to allow for more efficient
management of Agency resources.
Developments in the merged Project Area include
various administrative offices for federal, state,
county and city departments. The 55-acre
Seccombe Lake Urban Park and the 136-acre
National Orange Show fairgrounds are both
located in the Project Area. Court Street Square,
at the corner of Court and "E" Streets, provide a
covered outdoor stage for a variety of public activities throughout the year. The San Bernardino
Stadium, a 5,000 seat facility which is home to the San Bernardino 66ers (Class "A" farm team for the
Dodgers) is anchored by the Carousel regional mall.
Prorecl ^Jeas.
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Central City North
The Central City North Project Area was adopted on August 6, c e n I r a I C i I V
1973 and spans 278 acres. Located east of the 1-215 Freeway
near the City's Civic Center, Central City North is a mixture of
retail, commercial, restaurant, professional service and sin91e
family residential uses. Since adoption, senior housing facilities,
the City's main library, the 20-screen multi-plex theater, and the
Stater Bros Central City Plaza have been developed. The
California Theatre, a qualified national historic building which is
home to the San Bernardino Symphony, has been renovated ,
through the Agency as well. A
Alongside the development of the commercial, arts, and residential uses in Central City North, the
Project Area now includes the administrative offices for the City Unified School District, County
Superintendent of Schools, Community College District, Social Security Administration, and other state
agencies. The Project Area is also home to the Central Police Facility, which joins police staff,
communications, and jail facilities, all under one roof. Within the Superblock, the eleven story
consolidated office tower and parking garage for the State Department of Transportation, CalTrans,
was completed.
3 Acreage calculations vary by source :jer ,ding on inclusion of public rigt.l f-ways.
14
The State College Project Area contains the 350-acre State
College Business Park which is adjacent to the 1-215 Freeway
and University Parkway; making it an ideal place for distribution
and manufacturing facilities. The Business Park includes the
Sun Publishing Co., C Fine-Pack. Prime-Line Products. Color
Tile. and Doane Pet Food Products. While several businesses
exist in the park. vacant land is available for future development.
The California State University of San Bernardino is located near the foothills of the Project Area, which
is also benefitted by proximity to the Shandin Hills Golf Course. which creates an attractive entrance
into the City.
The western section is adjacent to the 1-10 and 1-215 Freeways
interchange and offers a restaurant row, a mix of professional
office complexes. a Hilton hotel with convention facilities and
various motels. retail. commercial. and light industrial groups. West of the 1-215 Freeway is the San
Bernardino Auto Plaza.
Central City West
The Central City West Project Area was adopted on February
17. 1976 and encompasses four acres. Located at the northeast
corner of Fifth Street and Mount Vernon Avenue, Central City
West has long been recognized as the gateway to the upper Mt.
Vernon Avenue retail and commercial area.
The project is easily identified by its early Spanish motifs and
architectural styling. entailing open space, tiled roofs and
concrete plaza areas. Central City West is within walking
distance to cultural amenities and specialty food restaurants.
State College
Adopted on April 27, 1970, the State College Project Area spans
1.800 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.
Southeast Industrial Park
The Southeast Industrial Park was adopted on June 21. 1976
with a total acreage of 870 acres. The Project Area is located in
the southeast quadrant of the City and is divided into a 520 acre
western section and a 350-acre eastern section. The western
end is devoted primarily to commercial complexes and
professional offices, while the eastern area is zoned for light
industrial.
Central City West
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The eastern section has both 1-10 Freeway and rail access and is in close proximity to the San
Bernardino International Airport; making it ideal for distribution and manufacturing facilities. Vacan!
land is available for development.
15
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 Center Drive, and Mt. Vernon Avenue. San
Bernardino Community Hospital and the Westside Shopping
Center are major employers in the area.
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 Park industrial area via a bridge that allows better access to the 1-15 and 1-215
Freeway interchange.
Sub-area 1 spans 95 acres and is located west of Del Rosa
Avenue and north of Sixth Street to Baseline. This sub-area is
zoned for residential and is occupied by apartment units on a
12-acre site. The remainder of the land is owned and marketed
by the Agency.
Sub-area 2 consists of 283 acres and is located east of
Waterman Avenue, west of Tippecanoe Avenue, and north of the 1-10 Freeway. This sub-area is
highlighted by the Tri-City Corporate Center which is a mix of office, light industrial, retail, and
commercial uses, including a variety of restaurants.
Northwest
The Northwest Project Area was adopted on July 6, 1982 and
contains 1,500 acres. Located in the northwest quadrant of the
City, the Project Area is divided into 940-acre Sub-area A and
560-acre Sub-area B.
Tri-City
The Tri-City Project Area was adopted June 20, 1983 and
contains 378 acres. Located in the southeast section of San
Bernardino, the Tri-City Project Area is divided into two areas:
Sub-area 1 and Sub-area 2.
South Valle
The South Valle Project Area was adopted on July 9, 1984 and
spans 289 acres. The Project Area is located south of the 1-10
Freeway within the southern portion of the city limits. South
Valle is adjacent to the commerce center of the Southeast
Industrial Park and Sub-area 2 of the Tri-City Project Area.
South Valle is ideal for commercial and light industrial and is
within the sphere of two commercial and industrial centers. The
Project Area has rail service through the center with a
transcontinental truck terminal located adjacent to the project at
the southwest corner of Hunts Lane and Redlands Boulevard.
Northwest
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16
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.
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.
Because of its location and variety of available space, the Uptown project is ideal for professional and
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 Project Area.
Mt. Vernon
The Mt. Vernon Project Area was adopted June 25,1990 and M. V.,non
contains 1,938 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.
Sub-area A is 1,722 acres and incorporates commercial uses
along its main thoroughfares, Mt. Vernon Avenue and Foothill
Boulevard. The northwest portion of the area is public flood
control land .
Uptown
Adopted on June 16, 1986, the Uptown Project Area
encompasses 432 acres and is divided into two areas: Sub-area
A and Sub-area B.
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Sub-area B is 115 acres and is generally located south of Rialto
Avenue, west of the 1-215 Freeway, north of Inland Center Drive, and east of "J" Street. This sub-area
is a combination of commercial, industrial, residential, and public land uses.
Sub-area C is 101 acres and consists of flood control land adjacent and west of the 1-215 Freeway and
northwesterly of Orange Show Road/Auto Plaza Drive.
40th Street
The 40'h Street Project Area was adopted July 20, 2000 and
contains 432 acres. The plan is comprised of two non-
contiguous areas known as Sub-area 1 and Sub-area 2.
Sub-area 1 is the larger of the two sub-areas and is generally
bordered by 44'h Street to the north, Sepulveda and Waterman
Avenues to the east, Ralston Avenue and Sonora Street to the
south, and Electric and Mountain Avenues to the west. The
local neighborhood is served by a mix of retail and commercial
uses. Residential uses are primarily north and south of 40'h
Street, and east of Sierra Way.
Sub-area 2 consists of multi-unit residential and vacant land
Waterman Avenue.
40lh Street
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just east of Sierra Way and along
17
ACCOMPUSHMENTS
Achievements in Community Revitalization - Prior Five Year Period
THE HUB RETAIL CENTER
Part one of this two phase project along the 1-10 corridor
included the acquisition in 2002 of 35 properties to assemble
sufficient land to accommodate a new Sam's Club, which had
outgrown its current location, a few blocks to the west. This
135,OOO-square foot facility added an additional 130 employees
to the existing workforce and attracted over $30 million dollars of
private investment to the community,
Following the successful relocation of this key anchor in 2003,
the much more ambitious second phase of the Hub Retail
Center commenced, including the widening of Tippecanoe
Avenue, the realignment of Rosewood Avenue into Harriman
Place, the undergrounding of utilities, and a new traffic signal at Tippecanoe Avenue and Harriman
Place. In Phase II, 87 households were successfully relocated with many tenants becoming
homeowners for the first time through generous relocation packages and the Agency's Mortgage
Assistance Program. The relocation of these tenants made way for the new hospitality and retail center
. which now includes a Marriott Residence Inn and Fairfield Inn, and a myriad of new restaurants and
retail outlets including BJ's Brewery, the Elephant Bar, Taco Bell, Coldstone Creamery, and T-Mobile.
This development has been a classic redevelopment project eliminating severely blighted conditions,
including substandard housing and major traffic congestion. Both Phase I and II resulted in increased
sales tax, tax increment, and transient occupancy tax of approximately $1.4 million annually for the City
and Agency, and the creation of approximately 450 new jobs. The Agency's cost was approximately
$9.0 million for this endeavor, which was completed in 2006.
INLAND BEHAVIORAL HEALTH SERVICES
Downtown, which has seen challenges in attracting new
development, was chosen as the site for a new medical facility
for Inland Behavioral Health Services ("IBHS"), a community-
based agency established in 1972 which became a federally
Qualified Health Center in 2002. IBHS provides a full range of
health care services to the medically underserved population of
the City of San Bernardino including onsite primary health care,
mental health treatment, programs for pregnant mothers and
their children, as well as drug and alcohol treatment services,
crisis intervention, counseling, drug diversion programs, and
assistance programs for families facing homelessness. IBHS's
patients are uninsured with 39% being Medi-Cal patients. With approximately 17,500 patients served
annually, IBHS expects to double their annual patient count to 35,000 in the first year of operation of
the new facility. The Agency was able to offer assistance to the new $9.2 million, 28,340-square foot
medical clinic at 655 North "0" Street thlUgh offsite improvements such as street widening, curbs,
gutters, and sidewalks, and undergrouno ;1 I of utilities. Completed in 2007, the project has attracted
close to 400 well-r"ying medical and mec" :I-related jobs to the Downtown area.
18
SAN BERNARDINO HISTORICAL AND PIONEER SOCIETY
Another project located in Downtown was an Agency grant in
2006 to the San Bernardino Historical and Pioneer Society.
While small in economic terms, this project was large in terms of
goodwill, enabling the Society to install a new roof to their
historic 1891 Heritage House Museum, originally the home of
Judge George E. Otis. Located on the corner of 8th and "D"
Streets, which is the last remaining carriage corner lot in the
City, the Historical and Pioneer Society Headquarters houses
several important San Bernardino artifacts, and a library of early
San Bernardino documents and records.
LAPLACITA
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Adjacent to Downtown, the Agency entered into a Disposition and Development Agreement with La
Placita in 2006 to take down the extremely blighted EI Tigre strip center and construct a new shopping
complex opposite the historic 1928 Sante Fe Railroad Depot, which itself has recently undergone $14
million in rehabilitation and historic renovation. Adjacent to this is the San Bernardino Metrolink Station
which provides regular train transportation to Los Angeles and the beach cities. La Placita has been
I constructed in an architectural style which is sympathetic to the
original railroad depot across the street, including design
elements like fountains, balconies, and piazzas. The project
consists of 100,000 square feet of retail shops and boutique
stores anchored by a 45,000 square foot Superior supermarket.
The Agency was instrumental in assembling the relevant
properties, installation of a traffic signal, realignment of streets,
and the installation of the curbs, gutters, and sidewalks. When
all of the stores become operational, it is anticipated that
t'" approximately 120 jobs will be created with a $26 million capital
investment on the part of the developer.
To the north of the City in the University Industrial Park, the
Agency disposed of 16 acres of land in 2006 to the Italian
multinational company Mapei, who manufactures grout and
adhesives for the construction and home improvement
industries. Phase one consisted of a 120,000 square foot
manufacturing and distribution center on 6 acres leaving an
additional 10 acres for future expansion. The stunning building,
which was designed by Italian Architect Raphael Grecco, has
set a new benchmark in architectural design and houses a
quality control laboratory and a regional sales office. Mapei is a
truly international company with manufacturing and distribution
facilities in over forty countries across every continent
worldwide. They employ approximately 60 people at the San Bernardino facility.
MAPEl
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19
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The west side of the City has historically faced challenges in attracting new development because of
disadvantageous locations of freeway exits. The local restaurant chain Amapola Rico Taco, however,
purposefully chose the southeast corner of Baseline and Mount Vernon Avenues to construct their new
corporate headquarters and central commissary to serve the other restaurants in the chain. Not only
did the Agency provide extensive counseling to the owners of
the company in all aspects of design, engineering, and the
development process, but also arranged for the financing of the
project utilizing the Agency's Grow San Bernardino Fund
through the National Development Council. Completed in 2005
this project has resulted in over 20 persons being employed at
the facility, paved the way for three new Amapola outlets since
the facility was built, and served as a catalyst for attracting
further development to the area, including a new Walgreens
pharmacy, a McDonalds restaurant, and a new shopping center
on Mount Vernon Avenue.
ESSEX
As a result of the Orange Show Road extension to Waterman
Avenue, the Agency owned a remnant property at the northwest
corner of Orange Show Road and Waterman Avenue. The
Agency entered into a Disposition and Development Agreement
in 2004 for the sale of this property to the Essex Group for the
construction of an office/industrial park of 222,000 square feet.
The Essex Group constructed condominium units and two free
standing buildings that have all been sold resulting in 33 new
businesses at this corner and 164 new jobs.
AMAPOLA
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PERRIS CAMPUS PLAZA PROJECT
The Agency entered into a Redevelopment Cooperation
Agreement with the Inland Valley Development Agency ("IVDA")
in 2007 to provide assistance, through an Owner Participation
Agreement, to the Perris Campus Plaza Project, located in close
proximity to the Orange Show Road development, opposite the
San Bernardino International Airport. Assistance consisted of
financial assistance to address unforeseen expenses incurred
with widening of Tippecanoe Avenue and the completion of
improvements to storm drains and flood control facilities as part
of mitigation measures for the project. The project consisted of
three buildings totaling 107,800 square feet and houses the
Community Action Partnership of San Bernardino County (a food bank), the County of San Bernardino
Weatherization Department, and the San Bernardino County Preschool Services Department. Over
200 people are employed in these three buildings.
~
20
ST. BERNADINE SENIOR HOUSING COMPLEX
Some of the more notable achievements in the Agency's
Housing Division include the rehabilitation of 151 units at the St.
Bernadine Senior Housing Complex at 550 West 5th Street.
The project included the installation of an upgraded elevator,
interior and exterior painting, new awnings, carpet, and covered
carport. The Agency expended $700,000 in federal HOME
Funds for this project which was completed in 2007.
TELACU
The Agency entered into a Development and Disposition Agreement with TELACU Development, LLC
in 2005 for the development and sale of 12 single family homes (6 affordable and 6 market rate units)
1\. for the 49th Street rehabilitation project. To facilitate the project,
Ip the Agency acquired a dilapidated but occupied 4-plex unit, 5
vacant 4-plex units, and 6 vacant parcels. The original residents
were relocated to safe and sanitary housing elsewhere in the
City. The Agency expended $1.2 million from its Low and
Moderate Income Housing Fund in the 40th Street Project Area
and has since acquired, relocated, and demolished an additional
four 4-plexes and one 10-plex for future Phase II development of
49th Street. To date, the Agency has expended a total of $2.7
_ million from its Low and Moderate Income Housing Fund and
'--'~ ~ $500,000 in federal HOME funds.
GILBERT STREET
Under a Development Agreement with AHEPA National Housing
Corporation Inc. and AHEPA Local Arrowhead 302 Chapter, a
beautiful new 90-unit, senior housing complex was constructed
at 377 East Gilbert Street near Saint Bernadine Hospital. The
Agency expended $1.3 million in federal HOME funds on this
showcase project which was completed in 2009.
MEADOWBROOK PARK
In the Meadowbrook Park area of Downtown, the Agency
acquired 11 dilapidated properties consisting of a neighborhood
store, three 4-plexes, six single family homes, and two vacant
parcels to assemble 13 lots. The tenants were relocated and
structures demolished. The parcels were combined with 10
developer-owned lots for the construction of 23 single family
homes. The Agency expended $4.1 million from its Low and
Moderate Income Housing Fund on this important slum
clearance project. The project was completed in 2008.
21
SECTION II: REDEVELOPMENT STRATEGIC PLAN
22
REDEVELOPMENT PLAN GOALS
Community Reinvestment and Revitalization
This Implementation Plan establishes a programmatic work plan for implementing and achieving the
goals of the Redevelopment Agency over the next five years. Those strategic goals are set forth in the
Agency's adopted redevelopment plans for the 14 Project Areas, and are listed as follows.
e
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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.
Improve Quality of Life. Increase the variety of recreational opportunities
available to the residents within the Project Areas.
Create a Stronger Local Economy. Create local job opportunities by attracting
retail and other non-residential commercial and office uses, particularly along major
thoroughfares.
Invest, Promote, and Respect. Promote economic development in the Project
Area(s) by providing an attractive, well-serviced, and well-protected environment.
Encourage land disposition and development through land assembly and improved
access to infrastructure and public services. Address incongruous land uses by
developing landscape buffers and greenbelts.
Emphasize Infrastructure Improvements. Facilitate improvements to public
infrastructure and facilities that serve the Project Areas, including installation,
construction, reconstruction, redesign, or reuse of streets, utilities, curbs, gutters,
sidewalks, and other public improvements.
Improve and Develop Efficient Circulation Systems. Develop a circulation
system that improves vehicular movement. Provide and regulate the provision of
parking to meet the needs of residents and commercial businesses.
23
~
Encourage Community Engagement. Economically revitalize the Project Areas
by supporting the cooperation and participation of residents, business owners,
public agencies, and community organizations.
COLLABORATE
<!>
Housing Accessible to All Families. Increase, improve, and preserve the supply
of housing, especially housing affordable to very low, low, and moderate-income
households. Increase home ownership in the residential portions of the Project
Areas.
PRESERVE
24
STRATEGIC PLANNING
Strategic Objectives and Regional Strategies
To implement the eight redevelopment goals of the Agency, this Redevelopment Strategic Plan
establishes strategic objectives, regionally-focused strategies, and a five year action plan of projects
and programs.
The core elements of this Implementation Plan are the five year work programs developed for two
geographic regions of the City. The work programs share a common sequence of strategic objectives
designed to create a logical and strategic plan for successful redevelopment.
STRATEGIC OBJECTIVES
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
consistent strategic objectives intended to maximize the Agency's responsiveness to market
opportunities, manage public and private risk, and facilitate the creation of public improvements and
affordable housing.
Plans and Policies
Redevelopment is a catalyst and tool to pursuing a vision
that is cast by City leaders through land use plans and
policies. Long-range plans that support redevelopment
activities provide policy direction to derive the greatest
public benefit from redevelopment activities and projects,
and discourage inefficient piecemeal development. By
establishing land use objectives and policies,
development standards, and design guidelines, the City
sets the policy stage for redevelopment and helps create
a reduced-risk environment that more readily attracts
private investment. Land use plans and policies also
provide the framework for planning and financing
25
infrastructure that will support new development. During the next five years, the development and
adoption of updated land use plans and policies will be critical in the Downtown area where the City
and Agency recently completed a long-range Downtown Core Vision/Action Plan. Updated General
Plan and zoning regulations will provide tools for guiding redevelopment of the Downtown.
Public Infrastructure and Facilities
As land use plans and policies are crafted and updated
to support the revitalization goals of the City, the City and
Agency must determine how to proactively finance and
build public infrastructure and facilities needed to support
new development. Tax increment generated from new
development can be leveraged toward public
improvements and facilities that benefit the entire project
area and neighborhood, and not just individual
development projects. By upgrading infrastructure to
create capacity that supports additional future
development, the Agency will greatly advance the
revitalization goals of the City while creating an
environment that attracts capital and is more readily
responsive to market opportunities. The City's main commercial corridors will be an important focus of
this Implementation Plan.
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 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 depressed real estate market, distressed
opportunity areas around the City have emerged
containing vacant buildings and development-ready sites
in key strategic locations along major corridors of the
City. This Implementation Plan identifies strategies and
projects targeting those distressed opportunity areas.
.,~.i
26
REGIONAL STRATEGIES AND WORK PROGRAMS
For purposes of this Implementation Plan, the Agency's 14 Project Areas are grouped into two
geographic regions, Areas A and S, as shown below in Figure 11-1.
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~ Centrsl City West
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Central City Eas!
_ MeadowbrookICenlfal City (2)
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IVDA
Figure 11-1
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Prepared by RSG,AlIQuSl 17, 2009
A series of regional strategies were identified during the Agency's strategic planning process for the
Implementation Plan. In addition to strategies that are specific to Areas A and S, citywide strategies
affecting both regions were also identified. Under 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 Agency as described below.'
4 CRL Section 33490(a)( 1 )(8) provides that the adoption of an implementation plan shalt 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.
27
FUNDING SOURCES
The Agency's redevelopment powers and resources provide the Agency a unique ability to collaborate
with other stakeholder agencies (e.g., City, IVDA, Omnitrans, federal agencies) to leverage multiple
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
yet approved or budgeted expenditures of the Agency. Cost estimates are based on one or more
funding sources as defined below.
Funding Source
Definition
TIF
Tax Increment Financing
CIP
City Capital Improvement Program/Plan
DIF
City Development Impact Fees
PBro
Property-based Business Improvement District (as listed in the
work programs, ~PBID" may also include assessment districts,
landscape and lighting districts, community facilities districts, etc.)
CoBG/l08
Community Development Block Grant and Section 108 Loans
(administered by the U.S. Department of Housing and Urban
Development)
NSP
Neighborhood Stabilization Program (grant administered by the
U.S. Department of Housing and Urban Development)
EPA
Federal Environmental Protection Agency grants
SB County
County of San Bernardino
IVoA
Inland Valley Development Authority
Omnitrans
Regional bus transit agency
AFBA
As Funding Becomes Available
28
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o
SECTION III: HOUSING COMPLIANCE PLAN
64
INTRODUCTION
Overview of the Housing Compliance Plan
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. if necessary. amended at least every five years in conjunction with the cyclical preparation of the
housing element or the agency's five year implementation plan. This section of the Implementation
Plan 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 Housing Compliance Plan amends the Affordable Housing
Compliance Objectives adopted on January 22. 2007 and presents an updated affordable housing plan
through the duration of the Compliance Period. Additionally. the Housing Compliance Plan details the
Agency's Housing Goals and proposed work program during the Compliance Period and evaluates the
Agency's affordable housing requirements for the next ten years (FY 2009-10 to 2018-19) and the life
of the Redevelopment Plans.
The Agency is required to allocate 20% of the tax increment revenue it receives from the Project Areas
to increase and improve housing affordable to very low, low. and moderate income households. The
Housing Fund has been established for this revenue. The Agency has the authority to expend the
Housing Fund either inside or outside the Project Areas and aggregate its housing production activities
among all Project Areas to more effectively meet housing program objectives. This includes the area
contained within the Inland Valley Development Agency ("IVDA") Redevelopment Project Area located
within the City of San Bernardino jurisdictional boundaries. The Agency. with the adoption of its 2004
Housing Compliance Plan, has taken action to aggregate its new and substantially rehabilitated units
among all Project Areas. The Agency will consider similar action at the Public Hearing to consider the
adoption of this Implementation Plan. It is anticipated that, based upon the evidence provided, the
Agency will find that the aggregation of its affordable housing obligations among its Project Areas is of
benefit to the Project Areas and the community. and that such aggregation will not cause or exacerbate
racial, ethnic. or economic segregation.
Redevelopment agencies use implementation plans to establish ten-year objectives to achieve
compliance with the CRL in its affordable housing programs. These generally fall into three categories:
. Housing Production - Based on the number of housing units constructed or substantially
rehabilitated over a ten-year period. a redevelopment agency must ensure that a percentage of
these units are affordable to low and moderate income households.
. Replacement Housing - Another.legal obligation of redevelopment agencies is to ensure that any
housing units destroyed or removed as a result of an agency redevelopment project are replaced
within four years.
. Expenditures by Household Types - Redevelopment agencies must meet specific requirements on
the amount of Housing Funds spent over a ten-year period on housing affordable to very low income
households. low income households. and housing for residents under the age of 65.
65
IVDA PROJECT AREA AND HOUSING POLICY WITH THE AGENCY
IVDA is a joint powers authority comprised of the Cities of Colton, Loma Linda, Redlands, and San
Bernardino, and the County of San Bernardino (the "County"). The IVDA Project Area was adopted by
ordinance of the IVDA on July 18, 1990. The IVDA Project Area covers approximately 14,000 acres
within approximately 22,400 (assessor's) parcels. The majority of land within the IVDA Project Area
falls within the City and County unincorporated territory, with somewhat smaller areas falling within the
Cities of Colton, Loma Linda, and Redlands. The IVDA was formed in response to the federal
government's decision to close the Norton Air Force Base. Under the CRL, specific authority was
granted to these jurisdictions to form a redevelopment project area within three miles of the territory
surrounding, adjacent to, or in proximity to the Norton Air Force Base. Base closures have a significant
impact on the economy of the surrounding area and authority was granted to the IVDA and participating
agencies to revitalize this area.
The IVDA and participating jurisdictions have entered into an agreement whereby said jurisdictions
have agreed to administer IVDA's Low and Moderate Income Housing Funds to increase and improve
the communities' supply of housing available at affordable housing costs to persons and families of
very low, low, and moderate income households within their respective jurisdictional boundaries.
Pursuant to the current IVDA affordable housing program, 20% housing set-aside funds are transferred
by the IVDA to each participating jurisdiction which in turn use these funds for specific affordable
housing development activities either within the portion of the IVDA Project Area located within their
jurisdictional boundaries or elsewhere in the territorial jurisdiction of the participating jurisdiction. Each
participating jurisdiction provides the IVDA with an annual written report on the member's use of such
affordable housing funds.
Under the provisions of CRL Section 33413(b)(2)(ii), when a redevelopment agency produces an
affordable housing unit outside its project area, an agency may only claim a 50% "inclusionary housing
credit" for such a housing unit. On September 14, 2005 the IVDA adopted Resolution No. 2005-08
which permitted each member jurisdiction that adopts an acceptance resolution of the IVDA
Inclusionary Housing Policy to receive 100% of the inclusionary/replacement housing credits for any
developed or newly rehabilitated housing unit undertaken by the member jurisdiction or its duly formed
redevelopment agency within the IVDA Project Area that is also within the territorial jurisdiction of such
member jurisdiction.
The Agency on November 7, 2005 adopted Resolution No. CDC 2005-38, which accepted the IVDA
Inclusionary Housing Policy. The Agency is now able to receive 100% of the inclusionary/replacement
housing credits for developed or rehabilitated housing units within the IVDA Project Area. As such, this
Implementation Plan encompasses both those units created/replaced within the San Bernardino Project
Areas and the IVDA Project Area, collectively referred to as the "Project Areas."
Although the IVDA has been transferring its 20 percent housing set-aside funds annually to the Agency,
it should be noted that the IVDA, the legislative body which controls its 20 percent set-aside, could
make a finding and determination to withhold these funds at any time. Consequently, any and all IVDA
funds should be treated and used as "estimates and projections." Future revenue streams from IVDA
funds are uncertain and therefore restrict the Agency's bonding capacity if supported by tax incrementOrevenue generated within the IVDA Project Area.
66
AGENCY'S FIVE YEAR AFFORDABLE HOUSING GOALS
Community Affordable Housing Focus
In conjunction with the Mayor and Council members, the Agency completed an Integrated Housing
Strategy ("IHS") on October 20, 2008 to help focus implementation activities to meet the City's current
and future housing needs. As a result of the IHS and the goals indentified in the Redevelopment
Plans, the following details the Agency's housing goals over the remainder of the Compliance Period:
.
HELP
o
INVEST
~
COLLABORATE
~
PRESERVE
Notice of Funding Availability. Create a more objective and consistent system for
awarding funds for housing projects.
Invest, Promote, and Produce. Promote affordable housing development in the
Project Area(s) by providing housing resources for greater community sustainability.
Efficiently and creatively expend scarce housing resources.
Encourage Community Engagement. Encourage private sector investment and
development of affordable housing by supporting the cooperation and participation
of residents, business owners, public agencies, and community organizations.
Housing Accessible to All Families. Increase, improve, and preserve the supply
of housing, especially housing affordable to very low, low, and moderate income
households. Increase home ownership in the residential portions of the Project
Areas.
AGENCY AFFORDABLE HOUSING FIVE YEAR STRATEGY
Affordable Housing Strategic Programs
The following describes the Strategic Programs the Agency will undertake to achieve its affordable
housing goals in the Project Areas. The Strategic Programs were identified as part of the IHS and
Agency staff input on additional needs since the IHS was prepared. The Strategic Programs, including
the projects contained within, will be facilitated in all of the Project Areas to satisfy the Agency's
affordable housing requirements pursuant to the CRL.
. 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 ensure adequate affordable housing management. The purpose of this is to provide funding to
address housing needs throughout the City as they arise while meeting affordable housing needs.
67
. Single-Family Homeownership and Neighborhood Revitalization: The Agency seeks to
facilitate programs designed to enhance residential neighborhoods and promote responsible
homeownership. This will create healthy and sustainable communities throughout the City.
. 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 generally be chosen based on presence of blight or the potential of being a catalytic project
spurring private investment.
. Grant and Loan Procurement: The Agency will seek grant and loan opportunities that can be
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.
AFFORDABLE HOUSING WORK PROGRAM
The list below describes the proposed strategies and related projects for affordable housing across all
Project Areas, including Housing Goals that would be achieved, projected timeframe, and estimated
costs to implement each Strategic Program over the next five years.'1 Additional projects that are not
listed may be implemented over the next five years in accordance with the Strategic Programs.
P . tJD .. I H G I A h d Projected
rOJec escrlptlon Quslng oa S cleve T I
I Ime rame
STRATEGIC PROGRAM H-1: AFFORDABLE HOUSING PROJECT SOLICITATION. A total 01 $17,450,000 Irom the
Housing Fund has been allocated towards this program over the remainder of the Compliance Period.
Q Notice of Funding Availability: Program that provides for
affordable housing development by informing potential
developers of the availability of housing funds from the
Agency's various housing fund resources.
80 ~ (!)
Ongoing
HEU' I"VlIt COLLA.ORATE ..AUny!
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
Period.
o Residential Revitalization Opportunities: Funds allocated
to neighborhood housing projects to lessen blight and
promote high quality affordable housing.
O~
FY 12-131hru
FY 13-14
IHVUl COLLA.ORATE
[J Homebuyer Assistance Program: Citywide housing
program that promotes home ownership through a deferred
payment second trust deed loan targeted to income eligible
home buyers.
O~(!)
Ongoing
."'VUl COLLA.OIlATE ..RUtIlVt
[J Code Compliance Receivership Program: Program that
utilizes Section 17980.7 of the Calilornia Health and Salety
Code to target blighted residences for rehabilitation and
overall neighborhood revitalization.
o
Ongoing
"rlvtn
II Costs are subject to change, and completion of these projects may require future action by the Agency.
68
. Projected
ProJecUDescnpllon Housmg Goals AchIeved T f
I Ime rame
Q Single Family Rehabilitation Program: Program provides
grants of $10,000 to income eligible homeowners for exterior
rehabilitation within designated target areas. Grant may be
used for exterior painting, landscaping, sprinklers, fencing,
driveway, security lighting or roofing.
CJ Old Timers Grant Program: The Old Timers Foundation, a
local non-profit corporation, performs minor and emergency
repairs to low-income homeowners (80% and below median
income). The repairs generally do not exceed $1,600 per
house. Eligibility requirements require that the applicant be a
senior age 60, disabled, handicapped, or a recipient of Social
Security Income.
O~(!)
INVU' cOll....a.Au I'RUUVE
O~(!)
.JoIYUT COLLA..a..TE "RUIIIVl
Ongoing
Ongoing
STRATEGIC PROGRAM H-3: STRATEGIC SITE SPECIFIC DEVELOPMENT. A total of $16,800,000 from the Housing
Fund has been allocated towards this program over the remainder of the Compliance Period.
a land Acquisition, Relocation, and Demolition Program:
Program that promotes ancillary development and site
preparation activities for future development of Agency
properties.
o 5th and Meridian Project: Project located along the 2600
block of W. 5th Street that is targeted for acquisition, tenant
relocation, and a RFP soliciting an affordable housing
developer.
o 491h Street Housing: Further acquisition and
demolition for future housing development through the
acquisition of blighted properties to be replaced by up to
seven new affordable and market rate single family
homes.
o 19th and Sunrise Project: Acquisition, relocation,
rehabilitation andlor demolition of a series of blighted
four-plexes to be followed by affordable rental housing
and newiy built for-sale single family homes.
lJ Magnolia.Highland Senior Housing: New construction of
80 units of affordable senior housing to be built on a
previously blighted commercial site. This represents the first
project from the Agency's NOFA program.
o
'NVUl
O~(!)
ItoIVnl COLLA.ORAlI ,IUlRVl
O$(!)
ItoIVUl COLLA.ORAlE 'IUUIVIE
O~(!)
INvnl COLLA.OIAlI PIUIEIVIE
80 ~ (!)
HIELP ltolVUl COLLA.O.AlI PIUUVIE
Ongoing
FY 09-10 thru
FY 11-12
FY 09-10 thru
FY 11-12
FY 09-1 0 thru
FY 12-13
FY 09-1 0 thru
FY10-11
STRATEGIC PROGRAM H-4: GRANT AND LOAN PROCUREMENT. A total of $250,000 from the Housing Fund has
been allocated towards this program over the remainder of the Compliance Period.
CI Tax Credit Procurement: Technical assistance funds
allocated to develop and submit competitive low-income
housing tax credit applications.
O(!)
IHvn, PlnEIVIE
Ongoing
69
,
ProjecUDescription
. Projected
Housing Goals Achieved T f
Ime rame
I:J Action Programs and Applications: Technical assistance
funds allocated to secure federal, state and other affordable
housing grants and related resources.
0~<!>
Ongoing
1.....Ul COLL".OlllAU ..RIIERVE
STRATEGIC PROGRAM H-5: OTHER STRATEGIC HOUSING DEVELOPMENT ACTIVITIES. A total of $3.337.670 from
the Housing Fund has been allocated towards this program over the remainder of the Compliance Period.
o Casa Ramona I Highland Stand by: Funds allocated on a
stand-by basis to assist developer financing of an affordable
senior housing project previously assisted with Agency
housing set-aside funds.
0<!>
FY 09-10 thru
FY 13-14
INVUT ..RUEItVI
o Utility Rebate Program: Program provides sewer, water, and
refuse rebates to eligible owner-occupied households.
o
Ongoing
lNVUf
o Mobile Home Inspection Program: Funds used to pay a
portion of the salary of a city building inspector whose job it is
to identify health and safety violations in the city's network of
mobile home parks and to cite those violators.
o
Ongoing
,"yn'
l:J Emergency Relocationl Rent Assistance: Funds used by
the City Attorney's Office to pay for emergency relocation of
low-income tenants of residential rental properties cited for
severe health and safety code violations.
o
Ongoing
,"yn,
l:J Casa Ramona Grant: Grant funds made available to an
affordable senior housing project previously assisted with
Agency housing set-aside funds.
0<!>
FY 09-10 thru
FY 13-14
,"yn, ,.nIllY(
70
AFFORDABLE HOUSING COMPLIANCE
BLUEPRINT FOR AGENCY HOUSING ACTIVITIES
The Housing Compliance Plan serves as a blueprint for current and future Agency activities within the
Project Areas and outlines how it will meet its low and moderate income housing responsibilities and
eliminate blight. This Housing Compliance Plan presents a summary of the Agency's inclusionary and
replacement housing programs 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 required over the ten-year Compliance Period, and assesses the Agency's plans to
facilitate the creation of the required number of affordable housing units within this timeframe.
Adoption of a Housing Compliance Plan does not constitute approval of any specific project, program,
or 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
statement of direction rather than an unalterable course of action. As such, in order to effectuate its
purposes due to unknown circumstances or new opportunities that arise from time to time, the Agency
may amend the Housing Compliance Plan during the five-year term of the Implementation Plan at any
point, including but not limited to the mid-term opportunity as required by CRL.
HOUSING PRODUCTION
Since 1976, redevelopment agencies have been required to assure that, for all units developed in a
project area by entities other than an agency, at least 15% of these new or substantially rehabilitated
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 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.
These affordable housing production requirements differ for Agency-developed housing versus
privately-developed housing. The CRL requires that at least 30% of all new or substantially
rehabilitated units directly developed by an agency (within a project area) be available at affordable
costs to households of very low, low, or moderate income. Of this 30%, not less than 50% are required
to be available at affordable costs to very low income households. It is the practice of this Agency to
enter into agreements with third party developers to build all affordable housing units in the Project
Areas, and not directly develop housing. The Agency intends to continue this practice through the
remaining life of the Redevelopment Plans. Appendix 2 provides a glossary of terms related to
affordable housing covenants, affordability limits, and inclusionary unit satisfaction.
Table 111-1 on the following page shows the total amount of affordable units that have been or are
anticipated to be produced in the Project Areas. 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 development in the Project Areas pursuant to CRL
Section 33413(c)(1). These affordable units which 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 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 us. d towards satisfying inclusionary housing
requirements on a 2-for-1 basis accc.rding to Section 33413{I )(2)(ii) of the CRL.
i1
Production of Affordable Units
San Bernardino Economic Development Agency
Table 11I.1
Total Very Low Low &
Affordable Moderate
Units 1 Units Units
Produced From Adoption through 626 537 89
6/30/2009
Projected To Be Produced From
7/1/2009 through the End of the 404 163 241
Redevelopment Plans
Total Affordable Units Produced 1,030 700 330
, Does not include units that are to replace demolished affordable units
As of June 20, 2009, there have been 537 very low income and 89 low and moderate income units
produced in the Project Areas since the adoption of the Redevelopment Plans. From July 1, 2009
through the termination of the Redevelopment Plans, it is projected that 163 very low and 241 low or
moderate income restricted units will be produced. Therefore, throughout the entire life of the
Redevelopment Plans, it is estimated that a total of 1,030 very low, low, or moderate income restricted
units will have been produced in the Project Areas.
The Inclusionary Housing Obligations table on the following page (Table 111-2) summarizes the
production goals over various time periods as required by the CRL; a summary by Project Area may be
found in Appendix 3. The number of affordable units required is based on statutory 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.
Pursuant to CRL Section 33413( d)( 1), project areas adopted before 1976 are exempt from the
production requirements previously described for very low, low, and moderate income housing
("inclusionary units"). This exemption is removed if a 10-year extension of the project area's
effectiveness is adopted under CRL Section 33333.10. Meadowbrook / Central City, State College,
and Central City North Project Areas were adopted in 1970 and 1973, respectively, and are being
amended pursuant to CRL Section 33333.10. Therefore, housing units built in these Project Areas prior
to the amendment do not generate inclusionary housing obligations. However, these Project Areas will
generate an inclusionary obligation upon adoption of the 10-year extension. Since the Agency has
aggregated its housing production obligations across all Project Areas, affordable units produced in
these Project Areas may be used to satisfy obligations generated in other Project Areas in the City.
To estimate the number of housing units that need to be affordable to low and moderate income
households, the Agency estimated the total number of units to be constructed or substantial
rehabilitated in the Project Areas and applied formulas established in the CRL. The following
inclusionary housing analysis takes into account all residential construction or substantial rehabilitation
that occurred within the Project Areas since their adoptions to determine affordable housing production
needs, and includes projections for the number of additional dwelling units to be constructed or
-,:
72
substantially rehabilitated during the Compliance Period, the next ten years, and over the life of the
Redevelopment Plans. Appendix 4 shows a complete listing of all housing units counted towards the
Agency's Inclusionary Housing Obligations through June 30, 2008 as well as the affordability covenants
associated with each of the units.
73
Incluslonary Housing Obligations
San Bernardino Economic Develo ment A enc
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Housing Units Developed.
Adoption through 6/30/1994
Affordable Units Built or Covenanted
Adoption Through 6130/1994
Affordable Units Surplus (Deficit)
Adoption Through 6/30/1994
Housing Units Developed.
7/1/1994 - 6/30/2004
Affordable Units Built or Covenanted
7/1/1994 - 6/30/2004
Affordable Units Surplus (Deficit)
7/1/1994 - 6/30/2004
CUMULA TIVE AFFORDABLE UNIT SURPLUS (DEFICIT)
ADOPTION THROUGH 6/30/2004
"
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Housing Units Developed.
7/1/2004 - 6/30/2009
------- --- -
Affordable Units Built or Covenanted
7/1/2004 - 6/30/2009
Affordable Units Surplus (Deficit)
7/1/2004 - 6130/2009
--------------------
Housing Units to Be Developed (Est.) .
7/1/2009 - 6/30/2014
Affordable Units To Be Built or Covenanted (Est.)
7/112009 - 6/30/2014
..
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Affordable Unit Surplus (Deficit) Over 2nd 10 Year
Compliance Period (Est.) 7/1/2004 . 6/30/2014
CUMULA TIVE AFFORDABLE UNIT SURPLUS (DEFICIT) (Est.)
ADOPTION THROUGH 6/30/2014
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Housing Units to Be Developed (Est.) .
7/1/2014 - 6/30/2019
Affordable Units To Be Built or Covenanted (Est.)
7/112014 - 6/30/2019
CUMULA TIVE AFFORDABLE UNIT SURPLUS (DEFICIT) (Est.)
ADOPTION THROUGH 6/30/2019
..
-'0
o C
l:!w
-
to
Housing Units to Be Developed (Est.) .
7/1/2019 - End of Redevelo ment Plans
Affordable Units To Be Built or Covenanted (Est.)
711/2019 - End of Redevelopment Plans
CUMULA TIVE AFFORDABLE UNIT SURPLUS (DEFICIT) (Est.)
ADOPTION THROUGH THE END OF REDEVELOPMENT PLANS
Table III . 2
Units
Privately
Developed
Aggregate of All Project Areas
Total
Affordable Very Low
Units Units
Required2
Low &
Moderate
Units
,~~f~ t ~ If
[aII~ r~ u
~~I 337 II 368 II
901
",:f; L~~.Jl
. ,~)~r11 (116) Ir
253
280
138
45
46
58
80
II 163
II 209
II 576
32
II 0
Ir 561
44
(57)
tl
'I
(59)
21
22
23
51
28
(31)
22
24
~<~ I~ Il 89 IL 17
.-.~-: ..I~ lr - - Ir
__~__L_~___~:___!~_
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.'1 ,~~,If_ -,").:..*
~.~;r:!'''}~
22
21
!I 241
il 214
11182
251 43
I 404
I 423
.1758
190
I 0
I 726
15
17
II 0
11165
22 22
If 0 II 0
jl +539 II +143
, Due to the proposed Amendmenl to the Redevelopment Plan which will e)(/end the effectiveness of the Plan for /fie PrOject Area by 10 years. Project Area will
begin /0 /riggfJr incluSiOnary housing requirements in 2010-1 f pursuanl to CRL SectiOn 33333_ 10.
1 Pursuanl to CRL Secrion 3341J(dj(lj. project C1rfJas adopted ooforfJ 1976 arfJ fJ)(fJmpf from tI/fJ requiretnfJnl to rfJstrK;;t CIS affordabifJ to vl:/fy low. low. and modfJfate
income households
, 15% of All Units Developed or Substantially Rehabiliated
4 Housing Units Developed / To be Developed include both newly conslrvcted units and subslantial'y rehabilitated units per CRL Section 33490(a}(2}(B)
74
o
+682
Table 111-2 shows that development over the past five years has generated a need for 22 very low and
24 low or moderate income restricted units. As 89 very low income units and 17 low and moderate
income units were produced during this time, there remains a surplus of 67 very low income units but a
deficit of 7 low or moderate income units. Development that is anticipated to occur over the next five
years in the Project Areas will generate the need for 43 affordable units, 22 of which must be restricted
to very low income households. The Agency further anticipates that during the same time period, 404
affordable units will be produced, 163 units of which are expected to be restricted to very low income
households and 241 to low or moderate income households. Therefore, during the course of the current
ten-year Compliance Period, it is estimated that the Project Areas will have produced a total surplus of
423 affordable units, 209 of which are very low and 214 are low or moderate units. Taking this surplus
into account, it is projected that, from adoption of the Redevelopment Plans through June 30, 2014, the
Project Areas will likely have a total surplus of 758 affordable units, 576 of which will be restricted to
very low income households and 182 to low or moderate income households.
Through the remaining effective term of the Redevelopment Plans, the Agency has projected that the
number of housing units that are to be produced will be based on historical development trends and
amounts of available land in each of the Project Areas. During the first five years of the next
Compliance Plan period, fiscal years 2014-15 through 2018-19, the Agency anticipates that
development will generate the need for 15 very low and 17 low income units. Similarly, development
that will occur from fiscal year 2018-19 through the term of the Redevelopment Plans will generate the
need for 22 very low and 22 low income units. Taking into account the surplus of affordable units at the
end of the current Compliance Plan Period, there will still remain a surplus of 539 very low and 143 low
income units at the expiration of the Redevelopment Plans.
As described earlier in this Implementation Plan, the Agency anticipates development of affordable
housing projects in the Project Areas over the Compliance Period that may result in sufficient units to
meet the housing production goal. Included in Appendix 2 is a breakdown of projected housing
production by Project Area. The fulfillment of the projected housing needs is anticipated to be
accomplished through the completion of the programs listed in Work Program.i
75
REPLACEMENT HOUSING
Summary of Replacement Units Versus Demolished Units Table 11I- 3
San Bernardino Economic Development Agency
# of Units # of Bdrms Very Low Units Low & Mod Units
.c'<t Demolished 366 714 272 94
ClO
,,0 371
o~ Replaced 1122 2314 751
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1-<0 Surplus (Deficit) 756 1600 479 277
'(7) Demolished 187 333 80 107
'<to
00
ON Replaced 40 81 11 29
Ne;
;::,.,
- - Surplus (Deficit) (147) (252) (69) (78)
....<0 Cumulative Surplus (Deficit) 609 1348 410 199
Through June 30, 2009
Source: San Bernardino Development Services Department
The CRL requires that whenever housing occupied by low and moderate income persons or
households are destroyed as part of an Agency project, the Agency is responsible for ensuring that an
equivalent number of replacement units are constructed or substantially rehabilitated. These units must
provide at least the same number of bedrooms destroyed, and 100% of the replacement units must be
affordable to the same income categories (very low, low, and moderate) as those removed. The
Agency receives a full credit for replacement units created inside or outside the Project Areas. Table
111-3 above summarizes the units that have been demolished and subsequently replaced in the Project
Areas.
According to Agency records, there were 366 affordable units that were destroyed in the Project Areas
from the adoption of the Redevelopment Plans through June 30, 2004. Of these, 272 units were
occupied by very low and 94 were occupied by low or moderate income households. However, during
the same time period, 751 very low and 371 low or moderate replacement units were built or
covenanted in or outside the Project Areas, generating a surplus of 479 and 277 very low and low or
moderate income affordable units, respectively.
Similarly, from July 1, 2004 through June 30, 2009, records show that 80 very low and 107 low or
moderate income units were destroyed and were replaced by 11 very low and 29 low or moderate
income units. This left a deficit for this period of 69 and 78 very low and low or moderate income
affordable units, respectively. However, the surplus from the previous period was sufficiently large to
offset this period's deficits. Therefore, from adoption of the Redevelopment Plans through June 30,
2009, there were a total of 609 more affordable units produced than were destroyed in the Project
Areas. A complete listing of all the replacement units quoted in the above table can be found in
Appendix 5.
During the remaining Compliance Period through June 30, 2014, the Agency anticipates one additional
project that will result in the displacement or removal of affordable housing units in the Project Areas.
The 5th and Meridian Avenue Project contains 68 housing units and a Replacement Housing Plan was
adopted by the Agency on September 8, 2009. When the Agency purchased the property, 38 units
were in such disrepair (lack of plumbing and electrical wiring) that they could not be inhabited without
substantial rehabilitation and thus were not viable market units. Of the remaining 30 viable units, 29
very low income units and one moderate income unit will be removed from the housing market and will
76
need to be replaced by the Agency. As depicted in Table 111-3, the Agency currently has a surplus of
609 replacement housing units that will be more than sufficient to replace displaced units resulting from
the 5th and Meridian Project.
HOUSING PROGRAM CASH FLOW ANALYSIS
The Agency's primary source of funding for housing projects and programs is the annual deposit of
20% (30% in the MICC and CNN Project Areas) of its tax increment revenue into a special housing set-
aside fund. The CRt. 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 moderate incomes. Other sources of Housing Fund revenues include interest earnings,
bond proceeds. IVDA housing revenue, loan repayments, and other miscellaneous revenue. The
following table presents the Agency's Housing Fund projected cash flow over the next ten years. The
first five years represent the remainder of the Compliance Period (FY 2004-05 through 2013-14) and
the subsequent five years represent the beginning of the next compliance period (FY 2014-15 through
2023-24) and is included to assist the Agency with planning for future affordable housing projects and
programs.
77
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Due to the State's actions to take redevelopment funds to balance the State Budget, the Agency may
be required to make Educational Revenue Augmentation Fund ("ERAF") payments during the planning
period. In 2008, the State approved the prior budget contingent upon a $350 million shift of tax
increment monies from redevelopment agencies to be applied to ERAF. The California Redevelopment
Association filed a lawsuit on behalf of all redevelopment agencies asserting that the take from
redevelopment was unconstitutional. On April 30, 2009, a judgment in favor of redevelopment
agencies was rendered, affirming that the take was unconstitutional and therefore illegal. The State
has since dropped their appeal of the court decision.
Following this judgment, the State of California approved the FY 2009-10 budget egregiously relying on
a $2.05 billion ERAF shift from redevelopment agencies over the next two years. The additional shift to
ERAF (referred to as the Supplemental Educational Revenue Augmentation Fund or "SERAF") is
estimated to result in a payment of $11,000,000 in 2009-10, and $2,453,000 in 2010-11 from the
Agency. The budget trailer bill, Assembly Bill 26 4x, contains a provision by which the Agency has the
option to suspend its fiscal 2009-10 20% housing set-aside contribution in order to assist the ERAF
shift in that year; however the loan will need to be repaid by June 30, 2015. If the Agency elects this
option, the loan could potentially delay many of the housing programs and projects anticipated over the
next five year period.
EXPENDITURES BY HOUSEHOLD TYPES
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
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 65". Prior to 2006,
Section 33334.4(b) of CRL required that an agency spend its Housing Fund monies "in at least the
same proportion as the population under age 65 bears to the total population based on the most recent
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."
A community's proportionate need is based on statistics from the local regional planning agency, in this
case the Southern California Association of Governments, to meet the requirement for affordable
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
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
age of 62.
Table 111-5 on the following page represents the minimum Housing Fund expenditure thresholds for 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
maximum figure for expenditures for moderate income households, although such funds (within this
category) can be spent on very low or low income households. The chart specifically details the
Agency's Housing Fund expenditure during the first five years of the Compliance Period and the
It The intent of the legito:lation wa~ to en.\'ure that HOUl.;ing Fund!'! were not exclul'ively or exten"ively ul'.ed by a community !lenior
hou@ing projectll- and pro~ramjol.
79
projected expenditures during the remainder of the Compliance Period. The Agency anticipates
meeting their Housing Fund targeting requirements by the end of the Compliance Period.
Housing Fund Proportional Expenditure Allocation Table III- 5
City of San Bernardino
RHNA 2004-05 10 2008-09 I -~--~-------
Targeting 2009-10102013-14 2004-05102013-14
Allocation Requirement I Expenditure
Income level 'Units\l /% of T olal\ Expenditure % % Expenditure %
Very-Low Income (minimum) 1.275 39.0% $5.373,649 23.2% I $24,899.491 45.7% $30.273.140 39.0%
Low-Income (minimum) 913 27.9% $5.941.569 25.7% $15,736,374 28.9% $21.677,943 27.9%
Moderate-Income 'maximum I 1,079 33.0% $11,817,582 51.1% $13.801,805 25.4% $25619387 33.0%
3,267 $23.132.801 $54,437,670 $77.570.471
CHAS Targeting 2004-05 to 2008-09~2ooilo 10 2013-14 2004-05 to 2013-14
Age Category of Income Allocation ~ceqUjrem~~t I
Restricted Households fHouseholds\2 % of Total Expenditure % Expenditure % Expenditure %
Non-Senior 25.431 62.7% $22.804.730 98.6% I $41.379,251 76.0% $64.183.980 82.7%
Senior IJimitationl 5304 17.3% $328,071 1.4% $13.058419 24,0% $13.386.490 17.3%
30.735 $23,132,801 $54.437.670 $77.570,471
1 Southern California Regional Housing Needs Assessment. Final 2007
2 Data of low income households under the age of 65 is not readily available from the Census. The nearest metric for such Census data represents
households under the age of 62 (available via the Comprehensive Housing Affordability Strategy at http://socds.huduser.org/chasfindex.htm).
Source: SCAG; State of Cities Data System; and HUD
As shown in Table 111-5, the Agency expended the majority of Housing Fund revenues on moderate and
non-senior households during the first five years of the Compliance Period (FY 2004-05 through 2008-
09). The Agency has projected $54.4 million of Housing Fund expenditures for projects and programs
implemented over the remainder of the Compliance Period (the second five years from FY 2009-10
through 2013-14). Future Housing Fund expenditures will be spent in the proportions detailed in Table
111-5 to ensure that Housing 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 manner to avoid penalties due to the Agency incurring an excess surplus in the
Housing Fund pursuant calculations defined in CRL Section 33334.10. 13
PRIOR FIVE YEAR HOUSING FUND EXPENDITURES
Units Assi6ted by Housing Set Aside Fund
The CRL requires the Agency to report projects assisted by the Housing Fund to create extremely low,
very low, and low income housing units over the past implementation plan period (FY 2004-05 through
2008-09). The CRL also requires a recap of the number, location, level of affordability, and the amount
of Housing Funds expended on housing units. Table 111-6 on the following page summarizes these
statistics.
1;1 An exce~tt ~urplu~ il'l any unencumbered or unexpended amount in the Agency'l'l Houl'ling Fund that exceedtt $1.0 million or the
aggregate amount of hou,<.ing tax increment depo~ited into the HouRing Fund for the four preceding fj"cal year".
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Table 111-6 above breaks down Housing Fund expenditures from the past five years by income category
and age group. As also shown in the Housing Fund Proportional Expenditure Allocation table (Table 111-
5), $5,373,649 (or 23.2%) of the Housing Fund was expended on very low income housing and
$5,941,569 (or 25.7%) was expended on low income housing. To comply with proportional expenditure
allocation requirements per CRL Section 33334.4, the Agency will need to expend approximately $24.9
million and $15.7 million on very low and low income housing, respectively, over the next five years.
Similarly, $328,071 (or 1.4%) of the Housing Fund was expended on people over the age of 62 over the
past five years. Therefore, to comply with proportional expenditure requirements as outlined in Table 111-
5, not more than $13.1 million of the $54.4 million anticipated total expenditure on housing projects
and programs can be expended on this population over the next five years.
Housing Units Constructed During Prior Implementation Plan Without Housing Set Aside Funds
Since fiscal year 2004-05, 78 affordable restricted units featuring long term covenants (affordable units
with covenants of at least 45 years for ownership housing or 55 years for rental housing) have been
created with funds other than tax increment. Of these, 48 were restricted to low, 22 were restricted to
very low, and 8 were restricted to extremely low income households. Table 111-7 below outlines the
location, affordability breakdown, and funding source of these units.
Affordable Units Constructed from 2004 to 2009 Without A enc Assistance
San Bemardino Economic Development Agency
Table III . 7
AHEPA
Project
Information
377 East Gilbert $1.
(APN 0147-091-47)
Proiect Area
Affordability level
Low Verv Low Ext. Low
Total Affordable
Units
Funding
Source
Amounlof.
Assistance
Date Covenant
Comnleted Term
Assessor Parcel
Number
IVDA
43
45
89
HOME
$1,200,000
3/20f2009 55 Years
~
~
82
APPENDIX 1: PROJECT AREA TIME AND FINANCIAL
LIMITATIONS
83
Redevelopment Plan Limits - Meadowbrookl Central City
~!~~_~!!~p_~~~___________________________________________________m_________________.:!.~~1]J_1_!!~~
Limitation Plan Limit
Time Limitations
ACQuistion of Land Through Eminent Domain" January 17, 2014
Final Date to Incur Indebtedness' Expired
Final Date to Collect Tax Increment Revenue' May 3, 2029
Effectiveness of Redevelopment Plan' May 3, 2019
Financial Limitations
Outstanding Bonded Indebtedness Limit' $50,000,000
Limit on Receiving Tax Increment 1.75 x Annual Maximum
Debt Service
1 The City Council adopted the Meadowbrook Project Area on July 21, 1958 by Ordinance No.
2233. The Central City Project Area was adopted on February 23. 1965 by Ordinance No. 2649. In
1970. the Central City Project Area was merged with Meadowbrook per Ordinance No. 3059.
2 The City Council adopted Ordinance MC-1113 on December 17, 2001 re-instating the Agency's
eminent domain authority for approximately 12 years.
3 The Agency's time limit to incur debt expired January 9, 2002.
4 The City Council adopted Ordinance MC-1300 on April 20, 2009 extending the previous time lim
to collect tax increment by two years pursuant to SB 1045.
5 The City Council adopted Ordinance MC-1300 on April 20, 2009 extending the redevelopment
plan effectiveness by two years pursuant to S8 1045.
6 Bonded indebtedness limit derived from total of both Meadowbrook and Central City limits
Source: May 2009 Project Summary Sheet - San Bernardino Redevelopment Agency, ~.006 Fiscal Consultants
Report. RSG
Redevelopment Plan Limits - Central City East
~!~-'!_~!!~P.~~~~_______________________________________________________________________~~y_~J_1_!!?~
Limitation Plan Limit
Time Limitations
ACQuistion of Land Through Eminent Domain' January 3, 2014
Final Date to Incur Indebtedness' Expired
Final Date to Collect Tax Increment Revenue' May 3, 2029
Effectiveness of Redevelopment PlanS May 3, 2019
Financial Limitations
Outstanding Bonded Indebtedness Limit -------------$25,000,000
Limit on Receiving Tax Increment 1.75 x Annual Maximum
Debt Service
1 In 1983 the Central City East Project Area was merged with the Central City Projects pursuant to
Health & Safety Code Section 33476.
2 The City Council adopted Ordinance MC-1112 on December 3, 2001 re-instating the Agency's
eminent domain authority for approximately 12 years.
3 The Agency's time limit to incur debt expired January 9, 2002.
'The City Council adopted Ordinance MC-1302 on April 20, 2009 extending the previous time
lime to collect tax increment by two years pursuant to S8 1045.
5 The City Council adopted Ordinance MC-1302 on April 20, 2009 extending the redevelopment
Ian effectiveness by two years pursuant to S8 1045.
Source: May 2009 Project Summary Sheet - San Bernardino Redevelopment Agency, 2006 Fiscal Consultants
Reporl- RSG
84
Redevelopment Plan Limits - Central City South
'=1~_'!_~~~P..~~~~__m___________________m_________________________________m_______~~y_?oJ.!!?~
limitation Plan Limit
Time Limitations
Acquistion of Land Through Eminent Domain' September 17, 2013
Final Date to Incur Indebtedness' Expired
Final Date to Collect Tax Increment Revenue' May 3, 2029
Effectiveness of Redevelopment Plan' May 3, 2019
Financial Limitations
Outstanding Bonded Indebtedness Limit $30,000,000
Limit on Receiving Tax Increment 1.75 x Annual Maximum
Debt Service
1 The City Council adopted the Project Area on May 3. 1976 by Ordinance No. 3572. n 1983 the
Central City South Project Area was merged with the Central City Projects pursuant to Health &
Safety Code Section 33476.
2 The City Council adopted Ordinance MC-11 04 on September 17, 2001 fe-instating the Agency's
eminent domain authority for approximately 12 years.
3 The Agency's time limit to incur debt expired January 9, 2002.
4 The City Council adopted Ordinance MC-1301 on April 20. 2009 extending the previous time
lime to collect tax increment by two years pursuant to S8 1045.
5 The City Council adopted Ordinance MC-1301 on April 20, 2009 extending the redevelopment
plan effectiveness by two years pursuant to S8 1045.
Source: May 2009 Project Summary Sheet - San Bernardino Redevelopment Agency. 2006 Fiscal Consultants
Report - RSG
Redevelopment Plan Limits - Central City North
'=1~_'!_~~p_~~~~____________________________________________________________________~!!.9:'~t.?.c.!_~L~
limitation Plan Limit
Time Limitations
Acquistion of Land Through Eminent Domain" -
August 6, 2013
Final Date to Incur Indebtedness' Eliminated
Final Date to Collect Tax Increment Revenue' August 6, 2026
Effectiveness of Redevelopment Plan5 August 6, 2016
Financial limitations
Outstanding Bonded Indebtedness Limit $40,000,000
Limit on Receiving Tax Increment 1.75 x Annual Maximum
Debt Service
1 The City Council adOPted the Proiect Area on AUQust 6.1973 by Ordinance No. 3366.
2 The City Council adopted Ordinance MC-1182 on September 7. 2004 re-instating the Agency's
eminent domain authority for approximately 9 years.
3 The City Council adopted Ordinance MC-1154 on December 1. 2003 eliminating the time limit to
incur debt pursuant to S8 211.
4 The City Council adopted Ordinance MC-1294 on April 20. 2009 extending the previous time lime
to collect tax increment by two years pursuant to S8 1045.
5 The City Council adopted Ordinance MC-1294 on April 20, 2009 extending the redevelopment
plan effectiveness by two years pursuant to S8 1045.
Source: May 2009 Project Summary Sheet. San Bernardino Redevelopment Agency, 2006 Fiscal Consultants
Report- RSG
85
Redevelopment Plan Limits - Central City West
~!~!!..~!!.'?E!!~~______mm__m_m__mmm_______________________________.E!'ll~~~~_l?.:.!jE!'
Limitation Plan Limit
Time Limitations
Acquistion of Land Through Eminent Domain' Expired
Final Date to Incur Indebtedness' Eliminated
Final Date to Coliect Tax Increment Revenue' February 17, 2029
Effectiveness of Redevelopment Pian' February 17, 2019
Financial Limitations
Outstanding Bonded Indebtedness limit $5,000,000
Limit on Receiving Tax Increment 1.75 x Annual
Maximum Debt Service
1 The City Council adooted the Proiect Area on February 17. 1976 bv Ordinance No. 3553.
2 The authority to aCQuire land throuah eminent domain expired January 9, 1999.
3 The City Council adopted Ordinance MC-1155 on December 1,2003 eliminating the time limit to
incur debt pursuant to 56 211.
4The City Council adopted Ordinance MC-1295 on April 20, 2009 extending the previous time lime to
collect tax increment by two years pursuant to S8 1045.
5The City Council adopted Ordinance MC-1295 on April 20, 2009 extending the redevelopment plan
effectiveness bv two vears nursuant to S8 1045.
Source: May 2009 Project Summary Sheet - San Bernardino Redevelopment Agency. 2006 Fiscal Consultants
Report - RSG
Redevelopment Plan Limits - State College
~~_".-'~!!.'?P..~'?_".____________m_______________________________________________________~..e~.!..:y_'_J_~?_O
Limitation Plan Limit
Time limitations
Acquistion of Land Through Eminent Domain' April 27,2010
Final Date to Incur Indebtedness' Eliminated
Final Date to Collect Tax Increment Revenue' April 27, 2023
Effectiveness of Redevelopment Plans April 27,2013
Financial Limitations
Outstanding Bonded Indebtedness Limit $60,000,000
Limit on Receiving Tax Increment 1.75 x Annual Maximum
Debt Service
1 The City Council adooted the Proiect Area on Aoril 27.1970 bv Ordinance No. 3067
2 The City Council adopted Ordinance MC-1146 on June 16, 2003 re-instating the Agency's
eminent domain authority for approximately 7 years.
3 The City Council adopted Ordinance MC-1153 on December 1, 2003 eliminating the time limit to
incur debt pursuant to S8 211.
4 The City Council adopted Ordinance MC-1293 on April 20. 2009 extending the previous time lime
to collect tax increment by two years pursuant 10 S8 1045.
5 The City Council adopted Ordinance MC-1293 on April 20, 2009 extending the redevelopment
plan effectiveness bv two vears nursuant to S8 1045.
Source: May 2009 Project Summary Sheet - San Bernardino Redevelopment Agency, 2006 Fiscal Consultants
Reporl - RSG
86
Redevelopment Plan Limits - Southeast Industrial Park
i;'l~!!_~!!~p_~~!!:___________________________________________________________________~_'!~_~l,_lQ~
Limitation Plan Limit
Time Limitations
Acquistion of Land Through Eminent Domain' Expired
Final Date to Incur Indebtedness' Eliminated
Final Date to Collect Tax Increment Revenue' June 21, 2029
Effectiveness of Redevelopment Plans June 21, 2019
Financial Limitations
Outstanding Bonded Indebtedness Limit $60,000,000
Limit on Receiving Tax Increment 1.75 x Annual Maximum
Debt Service
1 The City Council adopted the Proiect Area on June 21. 1976 bv Ordinance No. 3583.
2 The authority to aCQuire land throuah eminent domain expired January 9. 1999.
3 The City Council adopted Ordinance MC-1156 on December 1, 2003 eliminating the time limit to
incur debt pursuant to S8 211.
4 The City Council adopted Ordinance Me-12g6 on April 20, 2009 extending the previous time lime
to collect tax increment by two years pursuant to S8 1045.
5 The City Council adopted Ordinance Me-12gB on April 20, 2009 extending the redevelopment plan
effectiveness by two years pursuant to S8 1045.
Source: May 2009 Project Summary Sheet - San Bernardino Redevelopment Agency, 2006 Fisca' Consultants
Report. RSG
Redevelopment Plan Limits - Northwest
i;'l~_'!_~~_~p~!~!!___m_________________m______________m___m____mm_m__m___~~.!Y_~"_lQ~?
Limitation Plan Limit
Time Limitations
.---.------------,-------.--..--
Acquistion of Land Through Eminent Domain Expired
Final Date to Incur Indebtedness' Eliminated
Final Date to Collect Tax Increment Revenue , July 6, 2035
Effectiveness of Redevelopment Plan' July 6, 2025
Financiallimilations
Outstanding Bonded Indebtedness Limit -- $35,000,060
Limit on Receiving Tax Increment $4,500,000 Annually
1 The City Council adooted the Proiect Area on July 6.1982 by Ordinance No. MC-189.
2 The authority to acquire land throuQh eminent domain exoired July 6. 1994
3The City Council adopted Ordinance MC-1157 on December 1,2003 eliminating the time limit
to incur debt pursuant to S8 211.
4 The City Council adopted Ordinance MC-1297 on April 20, 2009 extending the previous time
lime to collect tax increment by two years pursuant to S8 1045.
5 The City Council adopted Ordinance MC-1297 on April 20, 2009 extending the redevelopment
plan effectiveness bY two years pursuant to 58 1045.
Source: May 2009 Project Summary Sheet. San Bernardino Redevelopment Agency, 2006 Fiscal
Consultants Report. RSG
87
Redevelopment Plan Limits - Tri City
~l~_'!_~9..,?p!l'?!:________________________mm______________________________________{~!:~_?Qc.!.~~_~
Limitation Plan Limit
Time Limitations
Acquistion of Land Through Eminent Domain' Expired
Final Date to Incur Indebtedness3 Eliminated
Final Date to Collect Tax Increment Revenue' June 20, 2036
Effectiveness of Redevelopment Plan' June 20, 2026
Financial Limitations
Outstanding Bonded Indebtedness Limit $18,000,000
Limit on Receiving Tax Increment $60,000,000
1 The City Council adooted the Proiect Area on June 20.1983 bv Ordinance No. MC-283.
2 The authority to acquire land throuah eminent domain expired June 20. 1995
3 The City Council adopted Ordinance MC-1158 on December 1, 2003 eliminating the time limit
to incur debt pursuant to S8 211.
4 The City Council adopted Ordinance Me-12gB on April 20, 2009 extending the previous time
lime to collect tax increment by two years pursuant to S8 1045.
5 The City Council adopted Ordinance MC-129B on April 20, 2009 extending the redevelopment
Ian effectiveness by two years pursuant to S8 1045.
Source: May 2009 Project Summary Sheet - San Bernardino Redevelopment Agency, 2006 Fiscal
Consultants Report - RSG
Redevelopment Plan Limits - South Valle
~1~_'!_~9_'?P_tl'?!:________________________________________________________________________~!'Ji'_~_'_~_~~:t
Limitation Plan Limit
Time Limitations
Acquistion of Land Through Eminent Domain' No Eminent Domain
Final Date to Incur Indebtedness3 Eliminated
Final Date to Collect Tax Increment Revenue4 July g, 2036
Effectiveness of Redevelopment Plan5 July 9, 2026
Financial Limitations
Outstanding Bonded Indebtedness Limit $14,000,000
Limit on Receiving Tax Increment 1.75 x Annual Maximum
Debt Service
1 The City Council adopted the Proiect Area on Julv 9. 1984 bv Ordinance No. MC-367.
2 Eminent Domain was not established for South Valle.
3 The City Council adopted Ordinance MC-1159 on December 1,2003 eliminating the time limit to
incur debt pursuant to 58 211.
4 The City Council adopted Ordinance MC-1299 on April 20, 2009 extending the previous time lime
to collect tax increment by one year pursuant to 58 1045.
5 The City Council adopted Ordinance MC-1299 on April 20, 2009 extending the redevelopment
plan effectiveness by one year pursuant to 58 1045.
Source: May 2009 Project Summary Sheet - San Bernardino Redevelopment Agency, 2006 Fiscal Consultants
Report - RSG
88
Redevelopment Plan Limits - Uptown
~!~_,!_~,!J_,!p_~,!!:.~_______________________________________________________________}_~!'_~_!!'_'_1_!!~!'
Limitation Plan Limit
Time Limitations
Acquistion of Land Through Eminent Domai~T September 7, 2016
Final Date to Incur Indebtedness3 Eliminated
Final Date to Coliect Tax Increment Revenue' June 18, 2037
Effectiveness of Redevelopment Plan' June 18,2027
Financial Limitations
Outstanding Bonded Indebtedness Limit $20,000,000
Limit on Receiving Tax Increment 1.75 x Annual Maximum
Debt Service
1 The City Council adoDted the Proiect Area on June 16. 1986 bv Ordinance No. Me-52?
2 The City Council adopted Ordinance MC-1183 on September 7, 2004 fe-instating the Agency's
eminent domain authority for approximately 12 years.
3 The City Council adopted Ordinance MC-1161 on December 1,2003 eliminating the time limit to
incur debt pursuant to S8 211.
4The City Council adopted Ordinance MC-1205 on June 20,2005 extending the previous time lime
to collect tax increment by one year pursuant to S8 1045.
5 The City Council adopted Ordinance MC-1205 on June 20, 2005 extending the redevelopment
Ian effectiveness bv one vear nursuant to S8 1045.
Source: May 2009 Project Summary Sheet. San Bernardino Redevelopment Agency, 2006 Fiscal Consultants
Report. RSG
Redevelopment Plan Limits - Mt. Vernon
~!~_'!_~9..'!p_~'!!:.~____________m_____________________________________________________~_':~.!:_~~,_!~~9
Limitation Plan Limit
Time limitations
Acquistion of Land Through Eminent Domain' November 1, 2013
Final Date to Incur Indebtedness3 Eliminated
Final Date to Coliect Tax Increment Revenue , June 25, 2041
Effectiveness of Redevelopment Plans June 25, 2031
Financial limitations
Outstanding Bonded Indebtedness limit $100,000,000
Limit on Receiving Tax Increment $950,000,000
1 The City Council adopted the Proiect Area on June 25.1990 bv Ordinance No. MC-733.
2 The City Council adopted Ordinance MC-1105 on October 1,2001 extending the Agency's
eminent domain authority for approximately 12 years.
3 The City Council adopted Ordinance MC-1160 on December 1,2003 eliminating the time limit to
incur debt pursuant to S8 211.
4 The City Council adopted Ordinance Me-1206 on June 20,2005 extending the previous time lime
to collect tax increment by one year pursuant to S8 1045.
5 The City Council adopted Ordinance MC-1206 on June 20, 2005 extending the redevelopment
Ian effectiveness bv one vear nursuant to S8 1045.
Source: May 2009 Project Summary Sheet - San Bernardino Redevelopment Agency, 2006 Fiscal Consultants
Report - RSG
89
Redevelopment Plan Limits - 40th Street
'='!~!!_~~~P_~~~~________________________________m_________________________m______.:!~!Y_!9"_?_QQ.9
Limitation Plan Limit
Time Limitations
Acquistion of land Through Eminent Domain' August 10, 2012
Final Date to Incur Indebtedness' July 10, 2020
Final Date to Collect Tax Increment Revenue' July 10, 2045
Effectiveness of Redevelopment Plan' August 10, 2030
Financial Limitations
Outstanding Bonded Indebtedness limit $20,000,000
Limit on Receiving Tax Increment No limit
1 The City Council adooted the Project Area on Julv 10. 2000 bv Ordinance No. MC-1077.
2 The City Council adopted Ordinance Me-l0l7 on July 10, 2000 establishing the Agency's
eminent domain authority for 12 years.
3The City Council adopted Ordinance Me-lOll on July 10, 2000 establishing the Agency's ability
to incur debt for 20 years.
4 The City Council adopted Ordinance Me-l077 on July 10, 2000 establishing the Agency's ability
to collect tax increment for 45 years
5 The City Council adopted Ordinance Me-lOll on July 10, 2000 establishing the redeveloplment
lans effectiveness at 30 vears.
Source: May 2009 Project Summary Sheet. San Bernardino Redevelopment Agency, 2006 Fiscal Consultants
Report. RSG
90
APPENDIX %: GLOSSARY OF HOUSING TERMS
91
APPENDIX %
Glossary of Housing Terms
There are many ways in which the Agency may create inclusionary units that satisfy the requirements
outlined in CRL Section 33413 including new construction of for-sale and rental housing, substantial
rehabilitation, and the purchase of covenants on multifamily rental housing.
New Construction & Substantial Rehabilitation: For-sale (affordable) inclusionary units or inclusionary
multifamily rental housing may be created by assisting new construction or providing financing for
purchasers of new housing, and by substantially rehabilitating such units per the Law definition. To be
counted toward the Agency inclusionary unit need, for sale units must be covered by a 45-year
affordability covenant and rental units by a 55-year affordability covenant.
Substantial rehabilitation occurs when the after rehabilitation value of a dwelling is increased by at least
25%. Substantially rehabilitated units must be covenanted for a 45 or 55- year period depending on
whether it is a rental or for-sale unit.
Purchase of Covenants: The Agency may use the Housing Fund to subsidize multifamily units that are
not substantially rehabilitated or newly constructed, by the purchase of an affordability covenant. The
affordability covenants on multifamily units would restrict such units for a period of 55 years. Such units
must be occupied by and affordable to very low and low income households. The Agency may only
meet up to 50% of their required inclusionary unit need in this manner. Furthermore, 50% of the
covenants purchased must be affordable to very low and low income households. Inclusionary units
secured by the Agency through the purchase of covenants, substantial rehabilitation, and new
construction that are located within the Project Area boundaries can be counted on a one-for-one basis.
If the units are located outside of the Project Area they only receive one-half (Y:z) credit (counted on a
two-for-one basis). Mutual self-help housing units receive a 1/3 credit towards satisfying inclusionary
unit production requirements.
Mutual Self-help Housinq: Mutual self-help housing refers to very low or low income, owner-occupied
housing units where residents have contributed at least 500 hours of work on the unit to ensure safe
and sanitary housing. Mutual self-help housing units must be deed restricted for at least 15 years.
Each housing production unit must have a covenant recorded with the county pursuant to CRL Section
33334.3 in order to be counted.
DURATION OF AFFORDABILITY COVENANTS
Prior to January 1. 2002: for no less than the period of land use controls established in the
redevelopment plan.
After January 1. 2002: for the longest feasible time, but not less than 55 years for rental housing and
45 years for owner occupied housing.
Under CRL Section 33413, rental housing units may be replaced prior to the expiration of the 55-year
period with equally affordable and comparable rental units in another location within the City if (i) the
replacement units are available for occupancy prior to the displacement of any persons residing in the
subject units and (ii) the comparable replacement units are not developed using moneys in the Housing
Fund.
92
Under CRL Section 33413. owner-occupied units may be sold prior to the expiration of the 45-year
period for a price in excess of what would otherwise be allowed if the units are subject to an equity
sharing agreement or some other program that protects the Agency's investment of Housing Fund
moneys. The Agency must deposit the excess proceeds in the Housing Fund and within three years
from the date of the sale of the units, spend funds to make affordable an equal number of units at the
same income level as the units sold. Only the units originally assisted by the Agency can be counted
towards the Agency's obligations under Section 33413.
AFFORDABILITY INCOME AND COST LEVELS
Section 50052.5 of Health and Safety Code defines affordable housing cost as:
. Extremely Low - Not more than 30% of 30% of the County median household income.
. Very Low - Not more than 30% of 50% of the County median household income.
. Low - Not more than 30% of 70% (or 30% of 60% for rental projects) of the County median
household income.
. Moderate - Not more than 35% of 110% (or 30% of 120% for rental projects) of the County median
household income.
The fOllowing tables detail affordable housing costs for rental and ownership units. as well as the
number of households by income category, in San Bernardino based on the 2009 San Bernardino
County Area Median Income.
93
Affordable Housing Analysis for Rental Units
City of San Bernardino
Very Low Low Moderate
Income Income Income
County Median Income ( 4 Person Household) $64,500 $64,500 $64,500
% of County Median Income 50% 70% 110%
Annual Gross Income $32,250 $45,150 $70,950
% of Income to Housing 30% 30% 35%
Annual Housing Cost $9,675 $13,545 $24,833
Monthly Housing Cost $806 $1,129 $2,069
Less: Utilities ($157) ($157) ($157\
Available for Monthly Rent $649 $972 $1,912
Median Rent for a 3 Bedroom Unit' $1,200 $1,200 $1,200
Unfunded Gan tbetween affordable and median rentl $551 $228 N/A
1 Zilpy.com
Source: State Income Limits for 2009 published by the California Department of Housing and Community Development;
and Zilpy.com
Affordable Housing Analysis for Ownership Units
City of San Bernardino
Very Low Low Moderate
Income Income Income
County Median Income ( 4 Person Household) $64,500 $64,500 $64,500
% of County Median Income 50% 70% 110%
Annual Gross Income $32,250 $45,150 $70,950
% of Income to Housing 30% 30% 35%
Annual Housing Cost $9,675 $13,545 $24,833
Monthly Housing Cost $806 $1,129 $2,069
Less: Property Taxes 1.15% ($56) ($101) ($234)
Insurance 0.30% ($53) ($53) ($53)
HOA fees ($200) ($200) ($200)
Utilities ($157) ($157) ;$157\
Available for Mortgage $341 $618 $1,426
Qualified Mortgage (30 year amortizing loan) 6.50% $53,931 $97,775 $225,638
Down Payment 5,00% $2,838 $5,146 $11,876
Total Affordable Home Price $56,769 $102,921 $237,514
Median Cost of SFR in City of San Bernardino $91,288 $91,288 $91,288
Unfunded Gap (between affordable price and median cost) $34,519 N/A N/A
Source: State tncome Limits for 2009 publiShed by the California Department of Housing and Community Development
94
Number Households bv Income Cateoorv
City of San Bernardino
Income Category' Income2 Households % of Total
Very Low Less than $34,999 31,040 55.04%
Low $35,000 - $49,900 9,202 16.32%
I'v'oderate $50,000 - $74,999 8,929 15.83%
AtxJve Moderate Mlre than $75,000 7,220 12.80%
Total 56,391 100.00%
1 Based upon a four person household and a median income of $64,500.
2 Very low, ICMI, and moderate incomes may not exceed $33,300, $53,300,
and $77,400 respectively. Ranges may not re exact due to the format of
availble Census data.
Source: State Income Limits for 2009 published by the Californing Deparlment of
Housing and Community Development; and 2000 US Census Data
95
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APPENDIX 3: HOUSING PRODUCTION TABLES
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APPENDIX 4: INCLUSIONARY HOUSING UNIT
INVENTORY
_-=-'Iii
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102
. Project , Units "Units II of Units Total" of Units Covenant Expiration
"- ProJects
~ ...... Very Low Low Mod WI CCR's Date
Total redit T otat----rredilP, Total hedit"" Total Credited
Throuoh 1994
HomebuVP.f Assistance 0266 E 27th Street IVDA 1.0 1.0 1.0 1.0 11/2812024
Homebu rAssistance 0636 E Trenton Street IVDA 1.0 1.0 1.0 1.0 12/1212024
Homebu (Assistance 1189 East Chestnut 51 IVDA 1.0 1.0 1.0 1.0 3f712024
Homebu-;;r Assistance 1339 N Sierra w"""iiJ IVDA 1.0 1.0 1.0 1.0 3/1712024
HomebUVAf Assistance 1649 Seine Avenue IVDA 1.0 1.0 1.0 1.0 11/2312023
Homebuve( Assistance 2036 E 17th Street IVOA 1.0 1.0 1.0 1.0 11/1712024
Homebu rAssistance 2604 E 29th Street IVDA 1.0 1.0 1.0 1.0 12/2012023
Homebu r Assistance 2745 Lawrence Avenue IVDA 1.0 1.0 1.0 1.0 11/3/2024
Homeb~r Assistance 2970 Harrison Street tVDA 1.0 1.0 1.0 1.0 912912024
HomebUVAr Assistance 2980 Harrison Street IVDA 1.0 1.0 1.0 1.0 2/2512024
Homebu rAssistance 0962 Wesl101h Street MTV 1.0 1.0 1.0 1.0 12/2112024
Homebu rAssistance 1004 West 6th Street MTV 1.0 1.0 1.0 1.D 2112/2024
New Construction 1645 Susie lane NW 1.0 1.0 1.0 1.0 10/2912023
Home~ Assistance 1405 West KeVS"tone Dr SC 1.0 1.0 1.0 1.0 1/2712024
Homebu r Assistance 5151 North Tamarron Court SC 1.0 1.0 1.0 1.0 2/1412024
New Construction 5560 Westwind Drive SC 1.0 1.0 1.0 1.0 1213112023
Homeb~ Assistance 5569 North Mannolia SC 1.0 1.0 1.0 1.0 11712024
Homebu;;;r Assistance 1238-1254 Sierra UPT 5.0 5.0 5.0 5.0 8/612023
Subtotal 1.0 1.0 9.0 9.D 12.0 12.0 22.0 22.0
1995& 1996
New Construction 1682 Pennsvlvania Avenue NW 1.0 1.0 1.0 1.0 6/1212026
New Construction 1729 Pennsvlvania Street NW 1.0 1.0 1.0 1.0 4/28/2025
Homebu rAssistance 1153 West Dover Dr SC 1.0 1.0 1.0 1.0 8/1012025
Homebu rAssistance 1437 West Marshall Blvd SC 1.0 1.0 1.0 1.0 3/25/2026
Homeb-u.;;r Assistance 1516 Yardley SC 1.0 1.0 1.0 1.0 9/1012026
HomebuW;;: Assistance 5072 Covnte lane SC 1.0 1.0 1.0 1.0 512012026
Homebuver Assistance 5523 North Cedar Drive SC 1.0 1.0 1.0 1.0 216/2026
New Construction 5535 North Osborne Court SC 1.0 1.0 1.0 1.0 412412025
New Constructioo 5583 North Cedar Drive SC 1.0 1.0 1.0 1.0 1012512025
Homebw;;r Assistance 2273 North luno Avenue UPT 1.0 1.0 1.0 1.0 10/1112026
Subtotal 0.0 0.0 4.0 4.0 6.0 6.0 10.0 10.0
1997
HomebUVAr Assistance 11139 Hancock NW T -r 1.011.0 . ,- 1.0 1.0 51912027
Subtotal 0.0 I 0.0 I 1.0 , 1.0 I 0.0 0.0 I 1.0 I 1.0 I
1998
New Constructioo 5536 Westwind Drive SC 1.0 1.0 I 1.0 I 1.0 I 4/2712028
TSubtotal 0.0 D.O 1.0 1.0 0.0 0.0 1.0 1.0
1999
Homeb~ Assistance 0603 West 8th Street CCN 1.D 1.0 1.0 1.0 9/1412029
Ac uisiVSubst Rehab 1315 Windsor Drive SC 1.0 1.0 1.0 1.0 1/2/2029
New Construction 1487 Westlake Placid Drive SC 1.0 1.0 1.0 1.0 8/2512010
Subtotal 0.0 0.0 3.0 3.0 0.0 0.0 3.0. 3.0-
2000
Homeb~ Assistance 0721 East 2nd Street CC 1.0 1.0 1.0 1.0 41312010
Rental Affrd Covenant 0560 North F Street. Pioneer P CCN 1.0 1.0 1.0 1.0 11/112055
Multi-Fam~ Construction 1540 W Baseline - S8 Senior Hs NW 73.0 73.0 1.0 1.0 74.0 74.0 51112055
AcnuisitlSubst Rehab 1445 Kendall Drive SC 1.0 1.0 1.0 1.0 10/2512010
Ac uisiUSubst Rehab 1458 Mor an Road SC 1.0 1.0 1.0 1.0 1211812010
A uisitlSubst Rehab 1466 Sheridan Road SC 1.0 1.0 1.0 1.0 9/2512010
HomebU;:;;r Assistance 1470 Creekside Drive SC 1.0 1.0 1.0 1.0 8/14/2010
HomeblNPr Assistance 1478 Creekside Drive SC 1.0 1.0 1.0 1.0 5/12/2010
AcnuisiUSubst Rehab 1487 lake Placid Road SC 1.0 1.0 1.0 1.0 812512010
ACQuisitlSubst Rehab 1527 Sheridan SC 1.0 1.0 1.0 1.0 9/112010
Homebu rAssistance 1531 Sheridan Road SC 1.0 1.D 1.0 1.0 511612010
AC;;-uisitlSubst Rehab 1565 West Windsor Street SC 1.0 1.0 1.0 1.0 81312010
Home~r Assistance 1579 Kendall Drive SC 1.0 1.0 1.0 1.0 71712010
AcnuisitlSubst Rehab 4705 North Windsor SC 1.0 1.0 1.0 1.0 10/2/2010
HomebuVP.r Assistance 5172lakewood Drive SC 1.0 1.0 1.0 1.0 101312010
Subtotal 75.0 75.0 7.0 7.0 6.0 6.0 88.0 88.0
APPENDIX 4
LIST OF INClUSIONARY HOUSING UNITS
SAN BERNARDINO ECONOMIC DEVELOPMENT AGENCY
103
APPENDIX 4 (Continued)
LIST OF INCLUSIONARY HOUSING UNITS
SAN BERNARDINO ECONOMIC DEVELOPMENT AGENCY
. Project # Units # Units # of Units Tolal # of Units Covenant
.. Projects
~ Area Very Low Low Mod W/CCR's Expiration Date
Total redite Total redit Total redlt Total Credited
2001
Homebu r Assistance 1380 48th Street 1# 105 SC 1.0 1.0 1.0 1.0 819/2011
Homebuver Assistance 1462 Sheridan Road SC 1.0 1.0 1.0 1.0 612512011
New Construction 1468 Lake Placid Drive SC 1.0 1.0 1.0 1.0 419/2011
Homebuyer Assistance 1494 Steamboat SC 1.0 1.0 1.0 1.0 219/2011
Subtotal 3.0 3.0 1.0 1.0 0.0 0.0 4.0 4.0
2002
Rental Affrd Covenant 0602 W 6th Street - T elacu I CCN 74.0 74.0 74.0 74.0 In/2057
Rental Affrd Covenant 0750 West 4th 5t - Telacu II CCN 74.0 74.0 74.0 74.0 12116/2057
AcauisitlSubst Rehab 0664 West 16th Street IVDA 1.0 1.0 1.0 1.0 8/5/2047
ACQuisitlSubst Rehab 1180 Rialto Avenue IVDA 1.0 1.0 1.0 1.0 419/2047
ACQuisitlSubst Rehab 1326 Perris Street IVDA I- - 1.0 1.0 1.0 1.0 1211812047
A uisitlSubst Rehab 1726 N Mountain View Ave IVDA 1.0 1.0 1.0 1.0 8/1512047
Homebu r Assistance 2104 Sunrise Lane 1# 1-4 IVDA 1- 1.0 1.0 1.0 1.0 4/25/2057
AcauisitlSubst Rehab 1272 West Union Street MTV 1.0 1.0 1.0 1.0 91912047
New Construction 1617 North Clyde Street NW 1.0 1.0 1.0 1.0 1211812047
New Construction 1657 North CI e Street NW 1.0 1.0 1.0 1.0 12/1812047
AcquisitlSubst Rehab 1856 West 17th Street NW 1.0 1.0 1.0 1.0 12120/2047
AcauisitlSubst Rehab 0348 West 13th Street UPT 1.0 1.0 1.0 1.0 5121/2047
Subtotal 148.0 148.0 1.0 1.0 9.0 9.0 158.0 158.0
2003
Ac uisrtlSubst Rehab 1387 Sepulveda A & B IVDA 1.0 1.0 1.0 1.0 1/212048
Ac uisitlSubst Rehab 1550 North Pershi Avenue IVDA 1.0 1.0 1.0 1.0 3/2612048
A uisitlSubst Rehab 1198 West 8th Street MTV 1.0 1.0 1.0 1.0 1/23/2048
New Construction 1631 North Glenview Street NW - 1.0 1.0 1.0 1.0 2/21/2048
New Construction 1642 North Clyde Street NW 1.0 1.0 1.0 1.0 1/10/2048
New Construction 1668 North Glenview Street NW 1.0 1.0 1.0 1.0 lfJl/2048
New Construction 1669 North Clyde Street NW 1.0 1.0 ~ 1.0 1/20f2048
Ac uisitlSubst Rehab 1804 West 17th Street NW 1.0 1.0 1.0 1.0 1/24/2048
AcauisitlSubst Rehab 1842 West 17th Street NW 1.0 1.0 1.0 1.0 1/24J1948
Subtotal 0.0 0.0 1.0 1.0 8.0 8.0 9.0 9.0
Throu h June 30, 2004
Rental Affrd Covenant 0550 W 5th St - SI. 8emardine PI CCN 1147.01147.0 I 2.0 2.0 1 1.0 1 1.0 1 150.01 150.0 5/4/2019
Rental Affrd Covenant Telacu 111- I SV I 74.0 1 74.0 1 I I I 74.0 1 74.0 6/1612059
Subtotal 221.0 221.0 2.0 2.0 1.0 1.0 224.0 224.0
Throu h June 30, 2005
None
Throu h 05/06
None
Throu h 06/07
Homebu rAssistance 155 E 2nd Street IVDA 1.0 1.0 1.0 1.0 7/18/2051
Homebuver Assistance 199 E Kina Street IVDA 1.0 1.0 1.0 1.0 7/2112051
Homebuyer Assistance 201 E King Street IVDA 1.0 1.0 1.0 1.0 7/1712051
Homeb rAssistance 188 N Allen Street IVDA 1.0 1.0 1.0 1.0 9/25/2051
Subtotal 0.0 0.0 0.0 0.0 4.0 4.0 4.0 4.0
Through 07/08
None
104
. Project , Units , Units #ofUnits Total" of Units Covenant
.. Projects
~ Area Very low Low Mod WI CCR's Expiration Date
Total reditel Total redi~ Total redit Total Credited
Throuah 08109
New Construction 280 E 49th Street 40th 1.0 1.0 1.0 1.0 12/9/2053
New Construction 263 49th Street 40th 1.0 1.0 1.0 1.0 12/312053
New Construction 284 E 49th Street 40th 1.0 1.0 1.0 1.0 12/10/2053
New Construction 275 E 49th Street 40th - 1.0 1.0 1.0 1.0 12/1512053
New Construction 283 E 49th Street 40th 1.0 1.0 1.0 1.0 11/19/2053
New Construction 271 E 49th Street 40th - 1.0 1.0 1.0 1.0 6/4/2054
New Construction 279 East 49th Street 40th 1.0 1.0 1.0 1.0 12/212053
New Construction 267 East 49th Street 40th 1.0 1.0 1.0 1.0 11/14/2053
New Construction 14S.150 E Third Street CCE 1.0 1.0 1.0 1.0 9/26/2053
New Construction 1517L wood Wa IVDA 1.0 10 1.0 1.0 515/2054
New Construction 1503l wood Wa tVDA 1.0 1.0 1.0 1.0 2/25/2054
New Construction 15S5l wood Wav IVDA 1.0 1.0 1.0 1.0 121512053
New Construction 377 E Gilbert SI IVDA 89.0 89.0 89.0 89.0 3f5l2064
New Construction 3225 Grevslone NfA 1.0 0.5 1.0 0.5 11/18/2053
New Construction 3249 Gre tone Road NfA 1.0 0.5 1.0 0.5 6/19/2054
New Construction 2530 Christine NfA 1.0 0.5 1.0 0.5 9/412053
New Construction 6803 N Shannon Lane NfA 1.0 0.5 1.0 0.5 71912053
ubtotal 89.0 89.0 1.0 1.0 15.0 13.0 105.0 103.0
Adoption Through TOTAL 536 536 22 22 49 47 629.0 627.0
June 30, 2009
APPENDIX 4 (Continued)
LIST OF INCLUSIONARY HOUSING UNITS
SAN BERNARDINO ECONOMIC DEVELOPMENT AGENCY
105
APPENDIX 5: REPLACEMENT HOUSING TABLES
106
Address Project # of Units Total # of Very-Low Low Units Moderate
Area Aoolied Bedrooms Units Units
Replacement Units Through 1999 (under 75% rule)
2355 Osbun Rd. - Highland Lulheran -
Eden Clr IVDA 50 50 25 25
244 52nd 51 No 1 2 1
290 361h 51 No 1 2 1
294 551h 51 No 1 4 1
360 481h 51 No 1 4 1
363 291h 51 No 1 2 1
388 Prospecl ave No 1 3 1
1389 Allo cl No 1 4 1
394 Prospecl No 1 3 1
424 Burney 51 No 1 3 1
536 Dallas ave No 1 4 1
537 Dallas ave No 1 3 1
582 San Carlo ave No 1 3 1
583 Dallas ave No 1 4 1
595 Dallas No 1 4 1
597 Macy 51 No 1 1
655 Dallas ave No 1 3 1
717 La Porte ave No 1 3 1
724 26th 51 No 1 3 1
727 Ramona aye No 1 2 1
754 W Northpark Blvd No 1 3 1
795 Pepper ave No 1 4 1
872 3151 51 No 1 3 1
895 W Northpark Blvd No 1 4 1
955 41st St No 1 3 1
1005 Sun brook dr No 1 4 1
1005 Suncresl Circle No 1 4 1
1022 Sun brook No 1 4 1
1042 Suncrest dr No 1 3 1
1119 Montrose Ave No 1 3 1
1154151h 51 No 1 2 1
1165 Mesa Verde ave No 1 3 1
1195 33rd 51 No 1 3 1
1197 Mesa Verde Ave No 1 2 1
1220 141h 51 No 1 3 1
1245 Lynwood dr No 1 2 1
1246 Edgemonl dr No 1 2 1
1250 Marshall Blvd No 1 2 1
1265 27th 51 No 1 3 1
1284 Edgemonl dr No 1 3 1
1288 Blackslone ave No 1 2 1
1423 Colorado ave No 1 3 1
1447 Temple 51 No 1 4 1
1488 9th 51 No 1 . 1
APPENDIX 5
INVENTORY OF REPLACEMENT HOUSING UNITS
107
Project # of Units Total # of Very-Low Low Units Moderate
Address Area Applied Bedrooms Units Units
1488 Temple No 1 4 1
1506 Union st No 1 3 1
1519 8th st - Ramona Senior Complex No 44 44 22 22
1594 California ave No 1 3 1
1649 Davidson st No 1 4 1
1763 Pico ave No 1 3 1
2037 Lincoln dr No 1 2 1
2267 Greenwood 51 No 1 3 1
2346 Elodam ct No 1 3 1
2349 Atchison st No 1 3 1
2354 College ave No 1 4 1
2419 Deanna dr No 1 3 1
2436 G st No 1 2 1
2524 E 51 No 1 2 1
2555 Berkeley ave No 1 2 1
2556 Union st No 1 3 1
2562 I st No 1 3 1
2611 F 51 No 1 3 1
2665 White Pine ave No 1 4 1
2674 White Pine ave No 1 3 1
2722 White Pine No 1 4 1
2744 Duffy st No 1 4 1
2746 Duffy st No 1 4 1
2748 7th 51 No 1 4 1
2761 Genevieve No 1 3 1
2765 Arrowhead No 1 3 1
2772 Cincinnali st No 1 3 1
2808 D 51 No 1 2 1
2814 Cincinnati st No 1 3 1
2815 Gardena st No 1 4 1
2832 Lincoln dr No 1 2 1
2845 Sepulveda ave No 1 2 1
2895 Lugo ave No 1 2 1
2895 Eliwanda ave No 1 4 1
2909 Parkside pi No 1 3 1
2976 Pinon cl No 1 3 1
3072 Davidson No 1 3 1
3076 Sierra Way No 1 3 1
3087 G st No 1 2 1
3119 Genevieve st No 1 2 1
3119 Casa Lorna dr No 1 3 1
3128 Casa Lorna dr No 1 3 1
3138 Rockford ave No 1 3 1
3164 F st No 1 1 1
APPENDIX 5 (continued)
INVENTORY OF REPLACEMENT HOUSING UNITS
108
APPENDIX 5 (continued)
INVENTORY OF REPLACEMENT HOUSING UNITS
Address Project # of Units Total # of Very-Low Low Units Moderate
Area ADDlied Bedrooms Units Units
3172 Mary Ann Lane No 1 3 1
3174 Mansfield ave No 1 2 1
3275 F st No 1 2 1
3299 Conejo dr No 1 2 1
3389 Mayfield ave No 1 2 1
3405 Fairfax dr No 1 4 1
3456 Sierra Way No 1 3 1
3479 Acacia ave No 1 3 1
3588 Sepulveda ave No 1 3 1
3655 Mayfield ave No 1 3 1
3670 Camellia dr No 1 2 1
3938 Conejo dr No 1 3 1
3979 Ferndale ave No 1 3 1
4253 Mountain View Ave No 1 3 1
4579 Pershing No 1 3 1
4609 Sepulveda ave No 1 2 1
4724 Pershing ave No 1 2 1
4945 E st No 1 3 1
4946 Stoddard rd No 1 4 1
4994 Mayfield ave No 1 4 1
5005 0 st No 1 4 1
5215 Genevieve No 1 2 1
5216 Revere ave No 1 4 1
5227 Sierra Mesa rd No 1 3 1
5294 H st No 1 4 1
5394 Lantern Crest Dr No 1 4 1
5473 Aster st No 1 3 1
5473 Jesse dr No 1 3 1
5534 Mayfield ave No 1 4 1
5537 Ladera rd No 1 4 1
5547 Ladera ct No 1 4 1
5557 Ladera Rd No 1 3 1
5605 Surrey Lane No 1 4 1
5825 Scoth Pine Way No 1 4 1
5829 Mento Ave No 1 3 1
5964 Walnut ave No 1 3 1
6254 Indigo pi No 1 3 1
6424 Churchill st No 1 3 1
6947 Elmwood rd No 1 2 1
17675 Guthrie No 1 3 1
109
APPENDIX 5 (continued)
INVENTORY OF REPLACEMENT HOUSING UNITS
Address Project # of Units Total # of Very low- Moderate-
Area Applied Bedrooms Units Low-Units Units
Replacement Units From 1999 through June 30, 2004 (al 100% of same income type or lower)
721 21s1 sl CC 1 3 1
123 2nd sl IVDA 1 3 1
132 King 51 IVDA 1 3 1
185 2nd 51 IVDA 1 3 1
150 King 51 IVDA 1 3 1
120 Riallo Ave IVDA 1 3 1
162 Wabash IVDA 5 6 4 1
168 Allen 51 IVDA 1 3 1
174 Allen 51 IVDA 1 3 1
186 King 51 IVDA 1 3 1
192 King 51 IVDA 1 3 1
197 271h sl IVDA 1 2 1
202 Temple sl IVDA 1 3 1
230-234 E. 141h 5t(CClM) IVDA 1 2 1
248-252 Wabash IVDA 1 3 1
267 Olive sl IVDA 1 2 1
355 23rd sl IVDA 1 6 1
361 161h sl IVDA 1 3 1
395 Wabash Ave (CClM) IVDA 1 2 1
415 23rd sl IVDA 1 3 1
448 23rd sl IVDA 1 3 1
636 Evans 51 IVDA 1 3 1
646 141h 51 (CCLM) IVDA 1 4 1
668 141h 51 (CClM) IVDA. 1 2 1
831 KsI IVDA 1 2 1
951 Crescenl IVDA 6 12 6
1075 91h 51 IVDA 1 3 1
1090 15th 5t(CClM) IVDA 1 2 1
1149 Riallo ave IVDA 1 2 1
1153 Congress IVDA 1 4 1
1159 Riallo ave IVDA 1 3 1
1229 Riallo ave IVDA 1 3 1
1291 lugo ave IVDA 1 2 1
1292 Genevieve 51 (CClM) IVDA , 2 1
1331 Mt. View IVDA 3 3 3
1359-1361 Oak sl IVDA 2 4 1 1
1364 9th 51 IVDA 1 4 ,
1365 91h sl IVDA 1 2 1
1375 Crescenl ave IVDA 1 3 1
1441-1449 MI View IVDA 2 4 2
110
APPENDIX 5 (continued)
INVENTORY OF REPLACEMENT HOUSING UNITS
Address Project # of Unils Tolal # of Very-low Low Units Moderate
Area ADDlied Bedrooms Units Units
1495 Mountain View (NHS) IVDA 4 4 2 2
1501-1503 Pershing IVDA 2 4 2
1556 MI. View IVDA 1 3 1
1650 Sierra Way IVDA 1 3 1
1662 Sierra Way IVDA 1 3 1
1763 Conejo dr IVDA 1 2 1
2369 Leroy 51 IVDA 1 3 1
2696 Genevieve st IVDA 1 3 1
1139 Perris St (CCLM) MTV 1 6 1
222 Rancho Glen Aire No 131 262 131
2565 Foothili Sequoia No 240 480 240
135 San Anselmo No 1 3 1
109 EKing St No 1 3 1
168 Whippie Mountain rd No 1 2 1
202-208 43rd 51 No 2 4 1 1
207 28th st No 1 2 1
230 30th st No 1 2 1
235 Sidewinder Mtn Rd No 1 3 1
235 48th st No 1 3 1
236 44th st No 1 2 1
241 larkspur dr No 1 2 1
243 43rd st No 1 2 1
244 451h st No 1 3 1
245 Iris st No 1 3 1
249 Larkspur dr No 1 2 1
252 48th st No 1 4 1
255 361h st No 1 3 1
256 Ardmore sl No 1 2 1
264 44th st No 1 2 1
272 larkspur dr No 1 3 1
279 481h st No 1 3 1
281 27th sl No 1 3 1
284 44th st No 1 3 1
291 42nd sl No 1 3 1
291 44st st No 1 3 1
298 39th st No 1 2 1
306 48th st No 1 4 1
323 491h st No 1 4 1
323 Country Club lane No 1 2 1
340 35th st No 1 2 1
357 Terrace rd No 1 4 1
393 281h sl. No 1 2 1
444 Rancho ave No 1 4 1
444 State st No 1 4 1
515 Country Club lane No 1 2 1
563 25th sl No 1 4 1
572 25th sl No 1 2 1
587 lassen ave -
No 1 3 1
603 Meridian -
No 1 3 1
603 Dalias ave No 1 3 1
111
Address Project # of Units Total # of Very-Low Low Units Moderate
Area Annlied Bedrooms Units Units
624 28th 51 No 1 3 1
646 36th 51 No 1 2 1
720 Medical Cenler Dr. No 1 3 1
734 Dalla5 ave No 1 3 1
764 20th 51 No 1 2 1
764 Macy 51 No 1 4 1
772 21 5t 51 No 1 2 1
808 26th 51 No 1 3 1
816 21st 5t No 1 2 1
818 261h 5t No 1 2 1
830 San Carlo No 1 3 1
839 30lh 51 No 1 2 1
848315151 No 1 2 1
864 18th 51 No 1 2 1
872 291h 5t No 1 3 1
907 261h 51 No 1 2 1
908 25th 51 No 1 2 1
919 281h 5t No 1 2 1
934 Mirada Rd No 1 2 1
955 Pico ave No 1 2 1
971 27th 51 No. 1 2 .1
1023 Sunbrook No 1 4 1
1033 251h 51 No 1 2 1
1035 We51ern ave No 1 3 1
1043 24th 5t No 1 2 1
1053 Medical Cenler dr No 1 2 1
1059 561h 51 No 1 4 1
111215th 5t No 1 2 1
1118161h 51 No 1 2 1
1153 151h 51 No 1 3 1
1159 16th 51 No 1 2 1
1197 Cummin95 Way No 1 2 1
1221 Lomila rd No 1 2 1
1265 Oakwood dr No 1 2 1
1266 24th St. No 1 3 1
1270 241h 51 No 1 3 1
1275 341h 51 No 1 3 1
1279 Lomita rd No 1 3 1
1282 241h 51 No 1 3 1
1287 Colima rd No 1 2 1
1297 24th 51 No 1 3 1
1344 Maple 5t No 1 3 1
1349 Reece 5t No 1 2 1
1349 151h 51 No 1 ? 1
1361 Arizona ave No 1 3 1
1363 131h 51 No 1 2 1
1364 351h 51 No 1 ~~a 1
141510th 5t No 1 .. 2 1
1442 Evan5 5t No 1 3 t 1
146310th 5t No 1 3 1
APPENDIX 5 (continued)
INVENTORY OF REPLACEMENT HOUSING UNITS
112
APPENDIX 5 (continued)
INVENTORY OF REPLACEMENT HOUSING UNITS
Address Project # of Units Total # of Very-Low Low Units Moderate
Area Aoolled Bedrooms Units Units
1479 10th 5t No 1 3 1
1480 Marshall, Unit #13 No 1 3 1
1487 15th 5t No 1 3 1
1488 10th 5t No 1 3 1
1531 Evans 5t No 1 4 1
1545 Alto dr No 1 4 1
1557 21st 5t No 1 2 1
1570 21st 5t No 1 3 1
1612 Colima rd No 1 4 1
1650 Porter 5t No 1 3 1
1690 19th 5t No 1 3 1
1708 Porter 5t No 1 3 1
1711 7th 5t No 1 3 1
1743 Herrington Ave No 1 3 1
1768 27th 5t No 1 3 1
1791 Mallory 5t No 1 4 1
1817 Porter 5t No 1 3 1
1820 Pico 5t No 1 2 1
1837 Virginia No 1 4 1
1850 Belmont ct No 1 3 1
1879 Herrington ave No 1 4 1.
1889 Pico ave No 1 1 1
1905 Poplar 5t No 1 3 1
1911 Deer Creek dr No 1 3 1
1955 Clark Mountain rd No 1 3 1
195714th 5t No 1 3 1
2026 Medical Center Dr No 1 3 1
2045 Universal ave No 1 3 1
2049 15th 5t No 1 3 1
2054 Teak ct No 1 2 1
2131 Chestnut 5t No 1 3 1
2160 Riaito No 61 61 61
2170 Hanford 5t No 1 3 1
2180 Grand ave No 1 3 1
2195 Hanford No 1 3 1
2204 Mill 5t No 1 4 1
2214 Chatka Lane No 1 3 1
2227 Oregon 5t No 1 3 1
2257 3rd 5t No 1 3 1
2270 MU5cupiabe dr No 1 2 1
2277 Adams 5t No 1 3 1
2321 Spruce 5t No 1 3 1
2330 Serrano rd No 1 3 1
2341 Walnut 5t No 1 3 1
2364 San Anselmo No 1 3 1
2365 Oregon 5t No 1 2 1
2383 Duffy 5t No 1 5 1
2398 Victoria 5t No 1 3 1
2405 San Carlo No 1 3 1 i
113
Address Project # of Units Total # of Very-Low Low Units Moderate
Area Aoolied Bedrooms Units Units
2406 61h sl No 1 3 1
2423 61h st No 1 3 1
2426 San Anselmo aye No 1 3 1
2438 Victoria ave No 1 4 1
2454 Victoria aye No 1 3 1
2460 Muscupiabe dr No 1 3 1
2462 Vicloria sl No 1 5 1
2473 Duffy sl No 1 4 1
2476 San Benito aye No 1 3 1
2494 San Benilo ave No 1 3 1
2504 Duffy st No 1 4 1
2534 Saini Elmo dr No 1 3 1
2535 61h st No 1 3 1
2542 Union st No 1 4 1
2543 Flores st No 1 3 1
2544 Poplar st No 1 3 1
2558 Duffy st No 1 4 1
2564 Spruce st No 1 4 1
2574 I sl No 1 3 1
2576 Pennsylvania No 1 3 1
2602 Pennsyivania No 1 3 1
2618 Etiwanda ave No 1 3 1
2635 Cardamon st No 1 4 1
2639 San Anselmo No 1 4 1
2645 7th st No 1 3 1
2645 Pleasant Way No 1 3 1
2648 Etiwanda ave No 1 4 1
2656 Torrey Pine rd No 1 4 1
2669 (White) Torrey Pine No 1 4 1
2674 Shadow Hilis No 1 1 1
2675 Shadow Hilis Dr. #69 No 1 1 1
2686 Mill 51- Rancho Meridian No 142 142 67 39 36
2704 Serrano rd No 1 3 1
2705 San Anselmo No 1 4 1
2706 Sloddard No 1 3 1
2715 Sunflower aye No 1 3 1
2716 5th st No 1 3 1
2717 61h sl No 1 4 1
2718 Lincoln dr No 1 2 1
2740 Lincoln dr No 1 3 1
2745 1st No 1 2 1
2748 D st No 1 2 1
2748 H sl No 1 3 1
2756 Berkeley ave No 1 2 1
2760 5th sl No 1 3 1
2768 Vicloria sl No 1 3 1
2769 Davidson No 1 2 1
2776 Genevieve sl No 1 3 1
APPENDIX 5 (continued)
INVENTORY OF REPLACEMENT HOUSING UNITS
114
APPENDIX 5 (continued)
INVENTORY OF REPLACEMENT HOUSING UNITS
Address Project # of Units Total # of Very-Low Low Units Moderate
Area Annlled Bedrooms Units Units
2777 Ladera ave No 1 3 1
2783 Arrowhead No 1 2 1
2787 Serrano rd No 1 2 1
2797 "H" st No 1 2 1
2798 Lincoln dr No 1 2 1
2805 Glenview aye No 1 4 1
2807 "G" st No 1 2 1
2808 Patterson Way No 1 3 1
2809 Davidson No 1 2 1
2811 Mountain View No 1 3 1
2823 G st No 1 2 1
2836 7th sl No 1 4 1
2839 Acacia aye No 1 3 1
2844 Belmont ave No 1 2 1
2863 Etiwanda No 1 4 1
2865 Acacia ave No 1 3 1
2865 Colima rd No 1 4 1
2875 Acacia aye No 1 3 1
2879 Pershing ave No 1 2 1
2888 Lugo ave No 1 2 1
2901 Garner aye No 1 2 1
2908 D st No 1 4 1
2908 H sl No 1 2 1
2923 Gardena st No 1 2 1
2925 Pershing No 1 3 1
2925 Lugo ave No 1 2 1
2931 Mt. View ave No 1 3 1
2931 Havasu ct No 1 4 1
2936 F st No 1 3 1
2939 Sierra Way No 1 3 1
2939 Sepulveda ave No 1 2 1
2943 I st No 1 2 1
2946 Lincoln dr No 1 3 1
2947 Genevieve 5t No 1 2 1
2976 G st No 1 2 1
3015 Sierra Way No 1 2 1
3016 Mountain View No 1 2 1
3028 Pico ave No 1 3 1
3047 Davidson No 1 2 1
3057 Pico ave No 1 3 1
3079 California No 1 2 1
3085 Oregon st No 1 3 1
3094 Santolinas st No 1 3 1
1096 Stoddard st No 1 2 1
3135 Hidalgo dr No 1 3 1
3151 Mountain View No 1 2 1
3160 Sanchez sl No 1 3 1
3164 P "<hing ave No 1 3 1
3327 6 " st No 1 2 1
I3304P "ling No 1 3 1
115
Address Project # of Units Total # of Very-Low Low Units Moderate
Area Applied Bedrooms Units Units
3418 -E- st No 1 2 1
3423 Wall ave No 1 3 ,
3472 Mountain ave No , 3 1
3535 Arrowhead Ave No 1 3 1
3539 Golden ave No 1 2 1
3548 "D" 51 No , 2 1
3567 Genevieve st No 1 3 1
3639 Sierra Way No 1 3 1
3649 Belle st No 1 2 1
3782 Modesto dr No , 3 1
3795 Camellia dr No 1 2 1
3899 Sierra Way No 1 3 1
3961 San Benilo sl No 1 3 1
4116 Mounlain Dr. (County) No , 2 1
4276 Crisly ave No 1 2 1
4294 Don Pablo cl No 1 3 ,
4410 SepulVeda ave No 1 3 ,
4482 Acapulco 51 No , 4 1
4531 Sepulveda ave No 1 2 ,
4656 D 51 No 1 3 1
4718 D 51 No , 4 1
4830 Christy ave No , 3 1
5050 D st No 1 3 ,
5536 Ladera rd No 1 4 1
5648 Surrey Lane No , 3 1
5858 Jesse dr No 1 3 1
562 Union 51 UPT 1 3 ,
Replacement Units From July 1, 2004 through June 30, 2009
214 41h st CCE 1 3 1
217 51h st CCE 1 3 ,
107 2nd st IVDA 1 3 1
1227 Riallo ave IVDA 1 , 1
151 2nd st IVDA 1 3 ,
1612ndst IVDA 1 4 1
'68 Allen sl IVDA , 1 1
174 Allen st IVDA 1 1 1
186 Kina st IVDA 1 1 1
Hi~hland Lutheran Senior Hsa IVDA 20 20 10 10
114 Via San Luis No 1 3 1
2619 Via San Miauel No 1 3 1
2635 Via San Miauel No 1 4 ,
2652 Via San Carlos No 1 4 1
2655 Via San Miauel No 1 3 1
2666 Via San Carlos No 1 4 1
2669 Via San Miauel No 1 4 1
2674 Via San Carlos No 1 4 1
3224 Grevstone rd No , 4 ,
3248 Kevslone rd No , ! 4 :jf;!; 1
766 San Carlo ave No 1 , 4 -'- 1
APPENDIX 5 (continued)
INVENTORY OF REPLACEMENT HOUSING UNITS
116
APPENDIX 6: DECEMBER 7, 2009 PUBLIC HEARING
WRITTEN a VERBAL COMMENTS
117
PUBLIC COMMENTS AND RESPONSES
December 7. Z009 Public:: Hearing
WRITI'EN COMMENTS
December 4, 2009 Letter from Seventh Street Developers
On November 12, 2009, a conference call with Emil Marzullo, Interim Executive Director, and staff was
held with Craig Furniss of Seventh Street Developers to explain how their concerns or issues were
addressed by the certain sections in the Draft Implementation Plan and that staff would monitor the
specified area for any further blighting conditions or inappropriate land use conditions. A letter of
comment was received by the Agency on December 4, 2009 from Craig Furniss of Seventh Street
Developers, who wanted to be on record they had a commercial development in the 3rd Ward near the
intersection of Waterman Avenue and Commercial Road, and had some recommendations for the
Agency and City regarding the use of redevelopment funds and application of redevelopment efforts.
When fully occupied, this development is expected to generate almost 350 jobs.
They recommend that the Agency focus on the opportunity to transform a portion of the Auto Plaza
Center area into a medical services center. The negative appearance of some of the existing retail
buildings along Waterman Avenue hurt the image of the area and tends to deter medical offices from
locating there as well as the failing infrastructure consisting of numerous potholes and deteriorating
pavement.
Another issue is they addressed is the need to upgrade access to high-speed Internet via fiber optic
cable. The need to move electronic data quickly and easily is critical to attract and accommodate
medical office facilities. With Loma Linda already locating some of its offices in the area, it would make
sense to offer them the utilities that could expand their capabilities.
Finally, they are concerned where their tax increment will be spent.
The Agency reviewed these comments and they are addressed in the Implementation Plan under
Programs for infrastructure upgrades and fayade improvements as follows:
. Market Feasibility and Land Use Analyses and Revitalization Strategy:
Examine existing uses, ownerships, and zoning standards to identify development opportunity
sites. Conduct market analysis for commercial revitalization. Review opportunities for grade
separation of the rail line. Identify near- and long-term revitalization strategies based on market
data and land use factors.
. Waterman Avenue Corridor Improvements:
Assembly/demolition/site clearance of various parcels of multiple owners to facilitate new
development. FY 10-11thru FY 12-13. Enter into a study <>greement with a developer to study
the feasibility of various types of development that would be of benefit to the surrounding
neighborhood.
. Public improvements:
Install/upgrade signals; interconnecting. and synchronizing existing.t affic signals; traffic calming;
right-of- way acquisition; new street construction; pavement nev.II :hab; street imps (s/w, clg,
ADA ramps, street lights, landscaping, c!minage, irrigation); st 'Jet realignment, widening,
118
striping, elevation adjust; adjust DlWs; sewer replacemenUrelocation; sewer study for sewer
main; install/repair storm drain; channel widening; banner poles; bridge construction,
reconstruction, repair; remove abandoned railroad tracks; construct grade separation; construct
median; construct bike paths; sound walls.
VERBAL COMMENTS RECEIVED BY STAFF DURING AND BEFORE 3I-DAY
COMMENT PERIOD PRIOR TO PUBLIC HEARING.
San Manuel Band of Mission Indians (the "Tribe")
Agency staff and the Mayor and Common Council members have been engaged in numerous
discussions regarding the possibility and feaSibility of redevelopment and development of the Tribe's
holdings in the Downtown, specifically the former Penney Department Store and Tire/Battery/Auto
Center in the Carousel Mall and other possible investments in the Downtown area and the area by their
location of their casino by Victoria Avenue and Highland Avenue in the city. Currently, Agency staff and
the Tribe have been working on determining if the former Penney Tire/Batter/Auto Center could be
converted into a temporary Omnitrans transiUtransfer station for bus patrons.
Discussions continue with Omnitrans staff to determine the bus scheduling changes that would be
necessary to implement the temporary transiUtransfer station in the Downtown and what other
supportive service agencies and city departments would be able to utilize the facility as a community
outreach center.
Housing Authority of the County of San Bernardino (the "County Housing Authority")
Agency staff had several meetings with the staff of the County Housing Authority to discuss the future
plans of the County Housing Authority with regards to two of their large public affordable housing
projects in the City of San Bernardino: 1) Waterman Gardens, and 2) Medical Center. The projects
both total approximately 550 dwelling units within the city and are being studied as possible
redevelopment and/or substantial rehabilitation projects. The new development being considered is a
mixture of single-family and multiple-family residential uses, commercial office, retail/commercial, and
retail/service land uses.
Additional subjects of discussion include the possibility of a joint-venture in the development of
low/moderate income projects including senior housing, multiple-family housing, and single-family
rehabilitation using non-profit development corporations or public financing authorities of both the
Agency and the County Housing Authority, the development of joint projects using Neighborhood
Stabilization Program funds to address the foreclosures in the city, and the development of projects on
major corridors of the city to develop transit-oriented developments (TOD) .
Redevelopment Agency of the County of San Bernardino (the "County Redevelopment Agency")
and the Inland Valley Development Authority ("IVDA")
During the past year, Agency staff and the Mayor and members of the Common Council have also had
several meetings with the staff of the County Redevelopment Agency and two members of the Board of
Supervisors regarding the future development and redevelopment of several County enclaves that are
in the City's Sphere of Influence. Discussions and feaSibility studies have been exchanged between
the Agency and the County for the County enclave along 3rd Street and little 3rd Street by the northern
entrance to the San Bernardino International Airport, regarding the lack of certain public improvements,
Ilg
infrastructure. services. neighborhood identity. and deteriorated housing stock in the predominately low
to moderate income area.
Discussions between the agencies (the City/Agency, County Redevelopment Agency. and IVDA) have
included the joint use of tax increment proceeds from their respective Housing Fund Accounts and
Redevelopment Fund Accounts for the rehabilitation and redevelopment of the area.
Another mutual interest area for the County and City includes the former County enclave of Arrowhead
Springs Resort located at the northern boundary of the City accessed via Waterman Boulevard (State
Highway 18 to Lake Arrowhead and Big Bear Lake). The 1,900-acre former resort hotel and grounds
was an exclusive resort spa and recreation area for the early Hoilywood stars and movie producers and
is currently for sale to a buyer with the vision and commitment to refurbish/rehabilitate the hotel and spa
to its former glory and vibrancy as a destination venue that would include affordable work-force
housing, low to moderate income housing. and jobs in related commercial, office. recreational. and
tourism developments.
The Waterman corridor through the 40th Street Redevelopment Project Area would be planned and
redeveloped to provide a revitalized commercial corridor developed with mixed-use developments
including affordable housing projects at certain transit-oriented districts.
120
Community Development Commission
(Mayor & Common CounciO
Economic Development Agency
Staff Contributors
Patrick J. Morris. Chairperson
Mayor
Emil A. Marzullo, Interim Executive
Director
Don Gee, Deputy Director
Esther Estrada, Commissioner
Council Member' Ward 1
Carey Jenkins, Housing & Community
Development Director
Dennis J. Baxter. Commissioner
Council Member . Ward 2
Russ De Jesus, Interim Administrative
Services Sirector
Tobin Brinker, Commissioner
Council Member' Ward 3
Kathleen Robles, Project Manager
Colin Strange, Project Manager
Fred Shorett, Commissioner
Council Member . Ward 4
Mike Trout, Project Manager
Musibau Arogundade, Project Manager
Chas A. Kelley, Commissioner
Council Member' Ward 5
Lisa Connor. Assistant Project Manager
Shannon Johnson, Administrative
Analyst
Rikke Van Johnson, Commissioner
Council Member' Ward 6
Jeffrey Smith, Senior Urban Planner
Lisa Sanford, Urban Planner
Wendy McCammack, Commissioner
Council Member' Ward 7
John Oquendo, Urban Planner
Prccilla Rani, GIS Analyst
Prepared By:
@ R '?~'G'.' COHHU.1n D..HO'H'.'
San Bernardi.l
20 I North "E
San Bernardn;
(909) 663-1O'1-l
www.sbrda.of'
Economic Development Agency
<reet, Suite 30 I
. CA 92401
Felise Acosta, Principal
Tara Howard, Associate/Project Manager
Ken Lee, Senior Associate
Adopted Dec, ,ber 7, 2009
Appendix 5
Tax Increment Projections
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