1979-13 RESOLUTION NO. CRA-79-13
A RESOLUTION OF THE GRAND TERRACE COMMUNITY
REDEVELOPMENT AGENCY APPROVING THE REDEVELOP-
MENT PLAN FOR THE GRAND TERRACE COMMUNITY
REDEVELOPMENT PROJECT AND CERTIFYING ITS
REVIEW OF THE FINAL EIR WITH RESPECT TO THE
PROJECT AND MAKING CERTAIN FINDINGS
WHEREAS, the Grand Terrace Community Redevelopment Agency
has prepared a Redevelopment Plan for the Grand Terrace Community
Redevelopment Project and has filed its Report on the Redevelopment
Plan with the City Council of the City of Grand Terrace; and
WHEREAS, the Planning Commission of the City of Grand Terrace
has approved and forwarded to the Grand Terrace Community Redevelop-
ment Agency its report and recommendation that the Redevelopment
Plan for the Grand Terrace Community Redevelopment Project is in
conformance with the General Plan of the City of Grand Terrace and
,has recommended approval of said Redevelopment Plan; and
WHEREAS, a draft EIR on the Community Redevelopment Project
has been prepared in accordance with the California Environmental
Quality Act and has been submitted for public comment and review; and
WHEREAS, pursuant to notice duly given, the Agency and the
City Council of the City of Grand Terrace have held a full and fair
public hearing on said draft EIR and the Redevelopment Plan;
NOW, THEREFORE, the Grand Terrace Community Redevelopment
Agency does hereby resolve as follows :
Section 1. A full and fair public hearing having been held
on said draft EIR and the Agency having considered all comments
received thereon, with public comments and responses thereto incor-
porated therein, the draft EIR is hereby approved as the Final EIR.
Section 2 . The Agency hereby certifies that the EIR for the
Grand Terrace Community Redevelopment Project has been completed
in compliance with the California Environmental Quality Act, Pub-
lic Resources Code Sections 21000, et seq. , and the Guidelines
for Implementation thereof , 14 California Administrative Code
Sections 15000, et seq. , and that the Agency has reviewed and
considered the information contained therein.
Section 3 . All steps required by law for the adoption of
the Redevelopment Plan having been taken and the full and fair
public hearing having been held on the Redevelopment Plan, the
Agency, having considered all" oral and written comments and testi-
mony relating thereto, hereby approves said Redevelopment Plan,
attached hereto as Exhibit "A" and by this reference incorporated
herein.
Section 4 . The Agency hereby approves said Redevelopment
Plan Report, attached hereto as Exhibit "B" and by this reference
incorporated herein.
Section 5. The Agency hereby finds and determines that
redevelopment of the Grand Terrace Community Redevelopment Project
as described in the EIR, pursuant to said Redevelopment Plan,
will have no significant effect on the environment.
Section 6. The Executive Director of the Agency, in coopera-
tion with the City Clerk, is hereby authorized and directed to
file with the County Clerk of the County of San Bernardino, a
Notice of Determination, pursuant to 14 California Administrative
Code Section 15085 (h) .
Section 7 . This resolution shall take effect immediately --
upon its adoption.
PASSED, APPROVED, AND ADOPTED this 27thday of September
1979 .
THE GRAND TERRACE COMMUNITY
REDEVELOPMENT AGENCY
U Chairman
ATTEST:
Approved as to form:
OSecretary '
City Attorney
(SEAL)
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STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO ) ss .
CITY OF GRAND TERRACE )
I, MYRNA LINDAHL, Secretary of the City of Grand Terrace
Community Redevelopment Agency, DO HEREBY CERTIFY that the foregoing
Resolution was duly adopted by the Community Redevelopment Agency
of said City at a regular meeting of the Community Redevelopment
Agency held on the 2 7 th day of September 1979, and that it
was so adopted by the following vote:
AYES: Members Tillinghast, Allen, Grant;
Chairman Petta.
NOES: None
ABSENT: Member Erway
r
SecretatY of the Cor muni ty
Redevelopment Agency of the
City of Grand Terrace
(SEAL)
STATE OF CALIFORNIA
COUNTY OF SAN BERNARDINO ) ss.
CITY OF GRAND TERRACE )
I , MYRNA LINDAHL, Secretary of the City of Grand Terrace
Community Redevelopment Agency, DO HEREBY CERTIFY that the above and
foregoing is a full , true and correct copy of Resolution No. CRA-79-13
of said Agency, and that the same has not been amended or repealed:
DATED: September 27, 1979
r
SecretaQ of the Corrmuhi ty
Redevelopment Agency of the
City of Grand Terrace
(SEAL)
t
EXHIBIT "A"
COMMUNITY REDEVELOPMENT AGENCY OF THE
CITY OF GRAND TERRACE
GRAND TERRACE, CALIFORNIA
REDEVELOPMENT PLAN
FOR THE
GRAND TERRACE COMMUNITY REDEVELOPMENT PROJECT
RESOLUTION NO. CRA-79-13
ADOPTED: September 27, 1979
is
REDEVELOPMENT PLAN
TABLE OF CONTENTS
PAGE
I. INTRODUCTION 1
II . PROJECT AREA BOUNDARY 1
III. PROPOSED REDEVELOPMENT ACTIONS 2
A. General 2
B. Property Acquisition 2
1. Acquisition of Real Property 2
2 . Acquisition of Personal Property 4
C. Participation by Owners and Tenants 4
1. Opportunities for Owner and
�J Tenant Participation 4
2 . Rules for Participation
Opportunities . 4
3 . Participation Agreements 6
4 . Certificates of Conformance 6
D. Cooperation with Public Bodies 6
E. Property Management 7
F. Relocation of Persons Displaced
By, the Project 8
1. Assistance in Finding Other
Locations 8
2 . Relocation Payments 8
i
PAGE
G. Demolition, Clearance, Public Improvements,
and Site Preparation 8
1. Demolition and Clearance 8
2 . Public Improvements , Public Facilities
and Public Utilities 8
3 . Preparation of Building Sites 9
H. Rehabilitation, Conservation and Moving
of Structures by the Agency 9
1. Rehabilitation and Conservation 9
2 . Moving of Structures 10
I . Property Disposition and Development 10
1. Real Property Disposition and
Development 10
a. General 10
b. Purchase and Development by
Participants 12
C. Purchase .and Development Documents 12 .
d. Development of Publicly Owned
Improvements 13
2 . Personal Property Disposition 13
J. Provision for Low and Moderate Income
Housing 14
1. Definition of Terms 14
2 . Authority Generally 14
3 . Replacement Housing 14
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€ PAGE
4 . Relocation Housing 15
IV. USES PERMITTED IN THE PROJECT AREA 15
A. Map 15
B. Residential Uses 15
C. Public Uses 15
1. Rights-of-Way 15
2 . Other Public Uses 16
D. Other Public , Semi-Public , Institutional
and Non-profit Uses 16
E. Interim Uses 16
F. Nonconforming Uses 17
G. General Controls and Limitations 17
1. Construction 17
2 . Rehabilitation and Retention of
' -- Properties 18
3. Limitation of the Number of
Buildings 19
4 . Limitation on Type, Size and Height
of Buildings 19
5. Open Spaces , Landscaping, Light,
Air and Privacy 19
6 . Utilities 19
7 . Incompatible Uses 19
8 . Nondiscrimination and Nonsegregation 20
9. Resubdivision of Parcels 20
iii
PAGE
10. Minor Variations 20
H. Design for Development 21
I. Building Permits 21
V. METHODS FOR FINANCING THE PROJECT 23
A. General Description of the Proposed
Financing Methods 23
B. Tax Increments 23
C. Other Loans and Grants 26
VI. ACTIONS BY THE CITY 26
VII. ADMINISTRATION AND ENFORCEMENT OF THE PLAN 27
VIII. DURATION OF THIS PLAN 27
IX. PROCEDURE FOR AMENDMENT 27
REDEVELOPMENT PLAN MAP ATTACHED
iv
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4`
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REDEVELOPMENT PLAN
FOR THE
GRAND TERRACE REDEVELOPMENT PROJECT
I. INTRODUCTION
The Redevelopment Plan ("Plan" ) for the Grand Terrace
Redevelopment Project ("Project" ) consists of the Text
and the Redevelopment Plan Map ("Map" ) . This Plan has
been prepared by the Community. Redevelopment of the City
of the Grand Terrace ("Agency" ) pursuant to the Community
Redevelopment Law of the State of California ("Redevelop-
ment Law" ) , the United States Constitution, the Califor-
nia Constitution, and all applicable local laws and
ordinances. The California Community Redevelopment
Law is located in the California Health and Safety
Code, Section 33000, et. seq.
II. PROJECT AREA BOUNDARY
The boundary of the Grand Terrace Redevelopment Project
area ("Project area" ) is illustrated on the Map. The
Legal description of the boundary of the Project area
is as follows:
(See Exhibit "A" , "Project Boundary Description")
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III. PROPOSED REDEVELOPMENT ACTIONS
A. General
The Agency proposes to eliminate and prevent the
spread of blight and deterioration in the Project
area and by:
1. Providing for participation by owners and
tenants of properties located in the Project
area by extending preferences to remain .or
relocate within the redevelopment area;
2. Acquisition of real property;
3 . Relocation assistance to displaced Project
occupants;
4. Demolition or removal of certain buildings
and improvements;
5. Installation, construction, or reconstruc-
tion of streets, utilities, and other
public improvements;
6. Assisting development and/or rehabilitation
of residences occupied by persons and fami-
lies of low and moderate incomes and elimina-
ting blighted conditions by using income
accrued on such loans in excess of the Agency' s
debt service requirements for such purposes;
7 . Disposition of property for uses in accordance
with this Plan;
8. Redevelopment. of land by private enterprise
and public agencies for uses in accordance
with this Plan;
9. Making below-market rate loans, thus making
housing available to moderate income, and
if feasible, low income occupants.
B. Property Acquisition
1. Acquisition of Real Property
Except as specifically exempted herein, the
Agency may acquire but is not required to acquire,
any real property located in the Project area, by
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gift, devise, exchange, purchase, eminent domain
or any other lawful method.
It is in the public interest and is necessary
in order to eliminate the conditions requiring
redevelopment and in order to execute the Plan,
for the power of eminent domain to be employed
by the Agency to acquire real property in the
Project area.
No eminent domain proceeding to acquire property
within the Project area , shall be commenced after
twelve (12) years following the date of adoption
of the ordinance approving and adopting this
Redevelopment Plan. Such time limitation may
be extended only by amendment of this Redevelop-
ment Plan .
To the extent permitted and in the manner required
by law, the Agency may declare specific property
within the Project area to be exempt from acquisi-
tion by eminent domain under this Plan. The Agency
shall have no power of eminent domain as to
property so designated, unless this Plan is
thereafter amended to expressly make the property
subject to acquisition by eminent domain.
The Agency shall not acquire interests in oil ,
gas, or other mineral or hydrocarbon substances
of any kind or character within the Project area,
except to preclude the right to explore for , pro-
duce or extract such substances through any open-
ing or penetration for any purpose connected there-
with within 500 feet from the surface of any prop-
erty in the Project area. .
The Agency shall not acquire real property to be
retained by an owner pursuant to a participation
agreement if the owner fully performs under the
agreement. The Agency is authorized to acquire
structures without acquiring the land upon which
those structures are located. The Agency is also
authorized to acquire any other interest . in real
property less than a fee .
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The Agency shall not acquire real property on
which an existing building is to be continued
on it's present site and in its present form
and use without the consent of the owner,
unless (1) such building requires structural
alterations , improvement, modernization-, or
rehabilitation, or (2) the site or lot on
which the building is situated requires mod-
ification in size , shape, or use, or (3) it
is necessary to impose upon such property any
of the standards, restrictions and controls
of the Plan and the owner fails or refuses to
participate in the Plan by executing a par-
ticipation agreement.
2. Acquisition of Personal Property
Generally, personal property shall not be acquired.
However , where necessary in the execution of this
Plan, the Agency is authorized to acquire personal
property in the Project area by any lawful means
except eminent domain.
C. Participation by Owners and Tenants
1. Opportunities for Owner and Tenant Participation
The Agency shall extend preferences to persons
who are engaged in business in the Project area,
to remain and/or reenter in business within the re-
developed area if they otherwise meet the require-
ments prescribed by the Plan. Residential owners
in the Project area shall be extended preference
to reenter with a permitted use or business in the
redevelopment area if they otherwise meet the re-
quirements prescribed by the Plan. The Agency
shall also extend preferences to other owners and
tenants in the Project area if they otherwise meet
the requirements prescribed by the Plan. The Agency
is authorized to permit owners and tenants , if they
so desire, to purchase and develop real property
in the Project area.
The Agency is also authorized to permit persons
who are owners of real property in the Project
area to be given the opportunity to participate
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in redevelopment by rehabilitation, by
retention of improvements , or by new develop-
ment by retaining all or a portion of their
properties , by acquiring adjacent or other
properties from the Agency and by purchasing
other properties in the Project area.
If conflicts develop between the desires of
participants for particular sites or land
uses , the Agency is authorized to establish
reasonable priorities and preferences among
the owners and tenants and to determine a
solution by consideration of such factors as
length of time in the area; accommodation of
as many participants as possible; ability to
perform; similar land use to similar land
use; conformity with intent and purpose of
this Plan.
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 .
Participation is desired in the redevelopment of
the Project area by as many owners and tenants
as possible . Participation opportunities shall
necessarily be subject to and limited by such
factors as the expansion of public facilities;
elimination and changing of land uses ; realign-
ment of streets; the ability of owners to
finance acquisition and development in accordance
with the Plan; any reduction in the total number
of individual parcels in the Project area; and
assembly and development of areas for public
and/or private development in accordance with
this Plan. The Agency shall in its sole dis-
cretion determine whether an owner participation .
proposal is consistent with the fulfillment of
the Redevelopment Plan.
2 . Rules for Participation Opportunities
The Agency shall promulgate rules for owner and
tenant participation.
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3 . Participation Agreements
Each person desiring to become a participant
must be willing to enter into a binding agree-
ment with the Agency by which the participant
agrees to rehabilitate, develop, or use the
property in conformance with the Plan and to
be subject to the provisions hereof. In such
agreements , participants who retain real prop-
erty shall be required to join in the recorda-
tion of such documents as are necessary to make
the provisions of this Plan applicable to their
properties .
In the event an owner-participant fails or refuses
to rehabilitate or develop his real property pur-
suant to this Plan and a participation agreement
as defined herein, the real property or any
interest therein may be acquired by the Agency
and sold or leased for rehabilitation or develop-
ment in accordance with this Plan .
Whether or not a participant enters into a particip-
ation agreement with the Agency the provisions of
this Plan are applicable to all public and private
property in the Project area. -
4 . Certificates of Conformance
As an alternative to requiring a participation
agreement for each property not to be purchased
or subject to Agency acquisition by eminent domain,
the Agency is authorized to make determinations of
those properties which conform to the Redevelopment
Plan. If such a determination is made by the Agency,
the Agency may -issue a Certificate of Conformance
to qualifying properties and such property will not
be subject to acquisition by eminent domain under
this Plan so long as the property continues to con-
form to this Redevelopment Plan and to such further
terms and conditions as the Agency may require as
necessary or appropriate to carry out the Plan.
D. Cooperation with Public Bodies
Certain public bodies are authorized by state law
to aid and cooperate, with or without consideration,
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in the planning, undertaking, construction , or
operation of this Project. The Agency shall
-= seek the aid and cooperation of such public
bodies and shall attempt to coordinate this
Plan with the activities of such bodies in order
to accomplish the purposes of redevelopment and
the highest public good . The Agency will seek
the cooperation of all public bodies which own
or intend to acquire property in the Project area.
Any public body which owns or leases property in
the Project area will be afforded all the privileges
of owner and tenant participation if such public
body is willing to enter into a participation
agreement with the Agency. All plans for develop-
ment of property in the Project area by a public
body shall be subject to Agency approval .
The Agency is authorized to financially (and other-
wise) assist any public entity in the cost of public
land, buildings , facilities , structures , or other
improvements (within or outside of the Project area)
to the extent permitted by law.
The Agency may pay to any taxing agency with ter-
ritory located within the Project area, other than
the City, any amounts of money which in the Agency ' s
determination is appropriate to alleviate any finan-
cial burden or detriment caused to such taxing agency
by the Project..
E. Property Management
During such time as property, if any, in the Project
area is owned by the Agency, such property shall be
under the management and control of the Agency . Such
property may be rented or leased by the Agency pending
its disposition for redevelopment, and such rental or
lease shall be pursuant to such policies as the Agency
may adopt.
The Agency may, but is not required to, in any year
during which it owns property in the Project area pay
from tax increments , if any , actually received by the
Agency from the Project directly to all taxing agencies
involved an amount of money in lieu of taxes equal to
the amount that would have been received by each taxing
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agency had the property not been exempt by virtue
of Agency ownership.
F. Relocation of Persons Displaced by the Project
1. Assistance in Finding Other Locations
The Agency shall assist all persons (including
families , business concerns , and others) dis-
placed by Agency acquisition of property in the
Project area in finding other locations and
facilities . In order to carry out the Project
with a minimum of hardship to persons displaced
from their homes , if any, the Agency shall assist
individuals and families in finding housing that
is decent, safe , sanitary, within their financial
means , in reasonably convenient locations , and
otherwise suitable to their needs .
2. Relocation Payments
The Agency shall pay all relocation payments re-
quired by law. 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 Plan. Such pay-
ments shall be subject to the availability of
funds for such purpose.
G. Demolition , Clearance, Public Improvements , and Site
Preparation
1. Demolition and Clearance
The Agency is authorized to demolish and clear
buildings , structures , and other improvements from
any real property in the Project area as necessary
to carry out the purposes of this Plan.
2. Public Improvements, Public Facilities and
Public Utilities
To the extent permitted and in the manner required
by law, the Agency is authorized to install and
construct or to cause to be installed and con-
structed the public improvements , public facilities,
and public utilities (within or outside the Project
area) necessary to carry out the Plan. Such improve
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ments , facilities , and utilities include ,
but are not limited, to, over or underpasses ,
bridges , streets , curbs , gutters , sidewalks ,
street lights , sewers , storm drains , traffic
signals , electrical distribution systems ,
parks , plazas , playgrounds , telephone systems ,
motor vehicle parking facilities , and land-
scaped areas .
3. Preparation of Building Sites
The Agency is authorized to prepare or cause
to be prepared as building sites any real
property in the Project area.
H. Rehabilitation, Conservation and Moving of Structures
by the Agency
1 . Rehabilitation and Conservation
The Agency is authorized to conduct a program
of assistance to encourage owners of property
within the area to upgrade and maintain their
property consistent with the Plan and such
standards as may be developed for the area .
__. The extent of rehabilitation in the Project
area shall be subject to the following limita-
tions :
a. The rehabilitation of the structure must
be compatible with land uses as provided
for in this Plan;
b. Rehabilitation and conservation activities
on a structure must be carried out in an
expeditious manner and in conformance with
the requirements of this Plan and such
Property Rehabilitation Standards as may
be adopted by the Agency.
C. The expansion of public improvements ,
facilities and utilities .
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The Agency is authorized to rehabilitate and
conserve or cause to be rehabilitated and con-
served buildings and structures in the Project
area. . The Agency is also authorized and directed
to advise, encourage and assist in the rehabili-
tation and conservation of property in..the Project
area. The Agency shall cooperate with owners
and tenants in the Project area in attempting
to obtain low-interest loans or other financial
and technical assistance for rehabilitation.
The Agency may adopt Property Rehabilitation
Standards for the rehabilitation of properties
in the Project area. Where there is a conflict
between the building requirements set forth in
this Plan and such Property Rehabilitation Stan-
dards as may be adopted , the Property Rehabilita-
tion Standards shall prevail. In establishing
standards for rehabilitation, the Agency shall
consider the objectives of the Plan established
in Section III A.
2 . Moving of Structures
As necessary in carrying out this Plan, the
Agency is authorized to move or to cause to
be moved any standard structure or building
or any structure or building which can be
rehabilitated to a location within or outside
the Project area.
I. Property Disposition and Development
1 . Real Property Disposition and Development
a. General
For the purposes of this Plan, the Agency
is . authorized to sell , lease, exchange, sub-
divide, transfer, assign, pledge, encumber
by mortgage or deed of trust, or otherwise
dispose of any interest in real property.
In the manner required and to the extent required
by law, such sale, lease or disposition shall
be first approved by the City Council after
public hearing.
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To the extent permitted by law, the Agency
is authorized to dispose of real property
by leases or sales by negotiation without
public hearing.
All real property acquired by the Agency
in the Project area shall be sold or
leased to public or private persons or
entities for development for the uses
permitted in this Plan. Real property
may be conveyed by the Agency to the
City or any other public body without
charge.
The Agency shall reserve such powers
and controls in the disposition and develop-
ment documents as may be necessary to
prevent transfer , retention , or use of
property for speculative purposes and
to insure that development is carried
out pursuant. to this Plan.
All purchasers or lessees of property
shall be made obligated to use the prop-
erty for the purposes designated in this
Plan, to begin and complete development
of the 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 Plan.
During the period of development in the
Project area, the Agency shall insure
that the provisions of this Plan and
of other documents formulated pursuant
to this Plan are being observed, and
that development in 'the Project area
is proceeding in accordance with develop-
ment documents and time schedules.
Development plans , both public and private,
shall be submitted to the Agency for
approval and architectural review. All
development must conform to this Plan
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and all applicable Federal , State and
local laws .
b. Purchase and Development by
Participants
Pursuant to the provisions of this Plan
and the rules adopted by the Agency shall
to the greatest extent feasible offer
real property acquired by the Agency
for disposition and development by owner
and tenant participants on a preference
basis over other persons.
C. Purchase and Development Documents
To provide adequat-e safeguards to ensure
that the provisions of this Plan will
be carried out and to prevent the recur-
rence 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 Plan by leases ,
deeds , contracts , agreements , declara-
tions of restrictions , provisions of
the zoning ordinance, conditional use
permits , or other means . Where appro-
priate, as determined by the Agency,
such documents or portions thereof shall
be recorded in the Of_fice . of the Recorder
of the County.
The leases, deeds , contracts , agreements,
and declarations of restrictions may
contain restrictions, covenants , convenants
running with the land, rights of reverter,
conditions subsequent, equitable servitudes ,
or any other provision necessary to carry
out this Plan.
All property in the Project area is hereby
subject to the restriction that there
shall be no discrimination or segregation
based upon race , color, religion, national
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origin, sex, marital status or ancestry,
in the sale , lease , sublease, transfer ,
_use, occupancy , tenure , or enjoyment
of property in the Project area. All - ..
property sold, leased, conveyed, or sub-
ject to a participation agreement shall
be made expressly subject by appropriate
documents to the restriction that all
. deeds , leases , or contracts for the sale,
sublease , or other transfer of land in
the Project area shall contain such non-
discrimination and nonsegregation clauses
as are required by law. All deeds , leases ,
or contracts for the sale , lease, sub-
lease or other transfer of any land in
the Redevelopment Project shall contain
the nondiscrimination clauses prescribed
in Section 33436 of the Health and Safety
Code of the State of California.
d. Development of Publicly Owned Improvements
To the extent now or hereafter permitted
by law, the Agency is authorized to pay
for, develop, or construct any building,
facility, structure, or other improvement
either within or without the Project'
area for itself or for any public body
or public entity. The Agency may pay
for, install or construct, and may acquire
or pay for the land required for: Each
surface and/or structured off-street
public parking facility as necessary
for the implementation of this Plan.
2 . Personal Property Disposition
For the purposes of this Plan the Agency is auth-
orized to sell, lease, exchange, transfer,
assign, pledge , encumber , or otherwise dis-
pose of personal property.
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J. Provisions for Low and Moderate
Income Housinq
1.. Definition of Terms
The terms "affordable rent" , "replacement
dwelling unit" , "persons and families of low
or moderate income" and "very low income house-
holds" as used in this Section III. J shall
have the meanings as defined by the Community
Redevelopment Law and other State and local
laws and regulations pertaining thereto.
2. Authority Generally
The Agency may, inside or outside the Project
area, acquire land, donate land, improve sites,
or construct or rehabilitate structures in
order to provide housing for persons and families
of low or moderate income. The Agency may
also provide subsidies to, or . for the benefit
of, such persons and families or households
to assist them in obtaining housing within
the City.
3. 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 the Project, the
Agency shall , within four years of such destruction
or removal , rehabilitate , develop or construct,
or cause to be rehabilitated, developed or
constructed, for rental or sale to persons
and families of low or moderate income an
equal number of replacement dwelling units
at affordable rents within the City.
The Agency shall require that the aggregate
number of dwelling units rehabilitated, developed,
or constructed pursuant to this Section shall
remain for persons and families of low or
moderate income and very low income house-
holds, respectively, for not less than the
period set forth in Section VIII for the duration
of this Plan.
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4 . Relocation Housinq
If insufficient suitable housing units are
available in the City for use by persons and
families of low and moderate income displaced
by the Project, the Agency may, to the extent
of that deficiency, direct or cause the develop-
ment, rehabilitation or construction of housing
units within the City , both inside and outside
of the Project area . Any such development,
rehabilitation or construction of housing
units within the Project area shall be for
temporary relocation purposes only.
IV. USES PERMITTED IN THE PROJECT AREA
A. Map
The Map attached hereto illustrates the location
of the Project boundary, the immediately adjacent
streets , the proposed public rights-of-way and
the proposed land uses to be permitted in the Project
area for all land, public , semi-private and private.
The location of such proposed rights-of-way, easements,
and land uses may be altered from time to time
by the Agency for the purposes of effectuating
this Plan.
B. Residential Uses
The land uses within the Redevelopment Project
area except as hereafter provided, are limited
to residential uses and such related and ancillary
uses as permitted or provided for in the General
Plan and Zoning Ordinance of the City .
C. Public Uses
1. Rights-of-Way
The public street system in the Project area
shall be developed in accordance with the
Circulation Element of the General Plan.
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Streets and alleys may be widened, altered,
abandoned, or closed as necessary for proper
development of the Project.
It is contemplated that the Agency will con-
struct, or aid in the construction of, certain
streets designated in the Plan which are not
now constructed or which may require further
widening or improvement.
The public rights-of-way shall be used for
vehicular and/or pedestrian traffic as well
as for public improvements, public and pri-
vate 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 erected.
2 . Other Public Uses
Parking, open space , public and semi-public
uses may be interspersed with other uses in
any area.
D. Other Public , Semi-Public , Institutional and
Non-profit Uses
In any area the Agency is authorized to permit
the establishment or enlargement of public , semi—
public, institutional , or non-profit uses , including
park and recreational facilities , libraries , hospitals,
educational, fraternal , employee, philanthropic
and charitable institutions , and facilities of
other similar associations or organizations. All
such uses shall conform so far as possible to the
provisions of this Plan applicable to the uses
in the specific area involved. The Agency shall
impose such other reasonable restrictions as are
necessary to protect the development and use in
the Project area.
E. Interim Uses
Pending the ultimate development of land by developers
and p-:rticipants , the Agency is authorized to use
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or permit the use of any land in the Project area
for interim uses not in conformity with the uses
permitted in this Plan.
F. Nonconforming Uses
The Agency is authorized to permit an existing
use to remain in an existing building in good condition,
which use does not conform to the provisions of this
Plan, provided that such use is generally compatible
with existing and proposed developments and uses
in the Project area. The owner of such a property
must be willing to enter into a participation agree-
ment and agree to the imposition of such reasonable
restrictions as are necessary to protect the develop-
ment and use of the Project area.
The Agency may authorize additions, alterations,
repairs or other improvements in the Project area
for uses which do not conform to the provisions
of th-e Project where, in the determination of the
Agency, such improvements would be compatible with
surrounding and Project uses and development.
G . General Controls and Limitations
All 'real property in the Project area is hereby
made subject to the controls and requirements of
this .Plan. No real property shall be developed,
rehabilitated", or otherwise changed after the
date of the adoption of this Plan, except in con-
formance with the provisions of this Plan.
1. Construction
All new construction undertaken in the Project
area shall comply with all applicable State
and local laws in effect from time to time,
including without limitation the Building,
Electrical , Plumbing, Mechanical , Health and
Fire Codes of the City.
In addition to applicable codes , ordinances ,
or other requirements governing development
in the Project area, additional specific per-
formance and development standards may be
adopted by the Agency to control and direct
redevelopment activities in the Project area.
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_ All setback areas shall be landscaped and
f maintained by the owner . Any portion neces-
sary for access shall be paved.
Parking shall be provided in a manner consistent
with standards for contemporary residential
development, but in no case shall parking
be less than the requirements of the Grand Terrace
Zoning Ordinance.
Parking facilities for the joint use of two
or more parcels of a size sufficient to meet
the combined requirements of such parcels
may be constructed with prior written approval
of the Agency. No parking space shall be
located in a setback area except with prior
written approval of the Agency. Parking spaces
shall be paved and drained so that storm and
surface waters draining from parcels will
not cross public sidewalks . Parking spaces
visible from streets shall be landscaped in
accordance with the City ' s zoning ordinance
to prevent unsightly or barren appearance.
Lighting for parking spaces shall be shielded
from adjacent properties and adjoining s`rsets .
The Agency may establish setback requirements
for new development within the Project area
which may exceed the requirements of the City ' s
zoning ordinance.
2 . Rehabilitation and Retention of
Properties
Any existing structure within the Project
area which the Agency shall approve for retention
and rehabilitation shall be repaired, altered,
reconstructed, or rehabilitated in such a
manner that it will be safe and sound in all
physical respects , and be attractive in appearance
and not detrimental to the surrounding uses.
Property Rehabilitation Standards for rehabili-
tation of existing buildings and site improve-
ments may be established by the Agency.
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3 . Limitation on a Number of Buildings
The number of buildings in the Project area shall
not exceed the number, of buildings permitted under
the zoning Ordinance of the City.
4 . Limitation of Type , Size , and
Height of Buildings
Except as set forth in other Sections of this Plan,
the type , size, and height of buildings shall
be as limited by the applicable Federal, State
and local statutes, ordinances and regulations.
5. Open Spaces , Landscaping, Light ,
Air and Privacy
The approximate amount of open space to be
provided in the Project area is the total
of all areas which will be in the public rights-
of-way, the public grounds , the space around
buildings , and all other outdoor areas not
permitted to be covered by buildings. Land-
scaping shall be developed in the Project
area to ensure optimum use of living plant
material.
In all areas sufficient space shall be main-
tained between buildings to provide adequate
light , air , and privacy.
6 . Utilities
The Agency shall require that all utilities
be placed underground whenever physically
and economically feasible .
7 . Incompatible Uses
No use or structure which by reason of appearance
traffic, smoke , glare, noise, odor , or similar
factors would be incompatible with the surrounding
areas or structures shall be permitted in
any part of the Project area.
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8 . Nondiscrimination and Nonsegregation
There shall be no discrimination or segre-
gation based upon race , color, creed, sex,
marital status , religion , national origin,
or ancestry permitted in the sale , lease,
sublease, transfer, use, occupancy, tenure,
or enjoyment of property in the Project area.
9 . Resubdivision of Parcels
No parcel in the Project area, including any
parcel retained by a participant, shall be
resubdivided without the approval of the Agency .
10 . Minor Variations .
Under exceptional circumstances , the Agency
is authorized to permit a variation from the
limits , restrictions and controls established
by this Plan. In order to permit such variation,
the Agency must determine that:
a. The application of certain provisions
of the Plan would result in practical
difficulties or unnecessary hardships
inconsistent with the general purpose
and intent of the 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 con-
trary to the objectives of this Plan
or of the General Plan of the City.
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In permitting any such variation , the Agency
shall impose such conditions as are necessary
to protect the public health, safety , or wel-
fare , and to assure compliance with the purposes
of this Plan. Any variation permitted by
the Agency hereunder shall not supersede any
other approval required under City codes and
ordinances.
H. Design for Development
The Agency is authorized to establish heights
of buildings , land coverage , setback requirements ,
design criteria, traffic circulation , traffic access ,
and other development and design controls necessary
for proper development of both private and public
areas within the Project area consistent with the
objectives of the Plan as set . forth in Section
III .A.
No new development shall be constructed and no
existing improvement shall be substantially modified,
altered, repaired, or rehabilitated except in accor-
dance with this Plan and any such controls , and
in the case of property which is the . subject of
a disposition and development or participation
agreement with the Agency, in accordance with archi-
tectural, landscape, and site plans submitted to
and approved in writing by the Agency. One of
the objectives of this Plan is to create an attractive
and pleasant environment in the Project area. There-
fore , such plans shall give consideration to good
design, open space , and other amenities to enhance
the aesthetic quality of the Project area. The
Agency shall not approve any plans that do not
comply with this Plan.
I . Building Permits
No permit shall be issued for the construction
of any new building or for any construction on
an existing building in the Project area from the
date of adoption of this Plan until the application
for such permit has been processed in the manner
herein provided and, in the case of property which
is the subject of a disposition and development
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or participation agreement with the Agency and
any other property in the discretion of the Agency
Board, unless and until the application for such
permit has been approved by the Agency Board. Any
such permit that is issued must be in conformance
with the provisions of this Plan.
Upon receipt of such an application for permit
the Executive Director of the Agency shall be re-
quested by the City to review the application to
determine what effect, if any, the issuance thereof
would have upon the Plan. Within twenty-five (25)
days thereafter said Executive Director shall file
with the City a written report setting forth his
finding of fact . Said report shall include, but
is not limited to , the following:
1. Whether the proposed improvements would be
compatible with the standards and other
requirements set forth in this Plan; and
2 . What modifications , if any, in the proposed
improvements would be necessary in order to
meet the requirements of the Plan; and
3 . Whether the applicant has entered into an
agreement with the Agency for the develop-
ment of said improvements and submitted
development plans to the Agency.
After receipt of said report, or if no report
is submitted by the Executive Director within
said 25-day period, the City may issue the
permit with or without conditions; provided ,
however that the City shall withhold the issuance
of the permit if the Executive Director finds
in said report that the proposed improvement
does not meet the requirements of this Plan.
Within five (5) days after allowing or with-
holding issuance of the permit the City shall
notify by certified mail the applicant and
the Executive Director of its decision.
The applicant may appeal the findings of the
Executive Director to the Agency Board by
filing a written notice of appeal within
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ten (10) days of receipt of the City notice.
The Agency Board may at its option hear the
appeal and affirm, reverse or modify the find-
ings of the Executive Director.
V. METHODS OF FINANCING THE PROJECT
A. General Description of the Proposed
Financing Methods
The Agency is authorized to finance this Project with
financial assistance from the City, State of Califor-
nia, interest income, Agency bonds, including mortgage
revenue bonds, or any other available source.
Advances and loans for survey and planning and for the
operating capital for nominal administration of this
Project have been and are to be provided by the City
until funds are available or sufficiently assured to
repay the loans and to permit borrowing adequate
working capital from sources other than the City.
The City as it is able will also supply additional
assistance through City loans and grants for various
public facilities.
As available, gas tax funds from the State of Califor-
nia and the County of San Bernardino will be used for
the street system. Also all or a portion of the park-
ing may be installed through a parking authority or
otherwise.
The Agency is authorized to issue bonds if appropriate
and feasible in an amount sufficient to finance all
or any part of the Project.
The Agency is authorized to obtain advances, borrow
funds and create indebtedness in carrying out this
Plan. The principal and interest on such advances,
funds , and indebtedness may be paid from funds avail-
able to the Agency.
B. Tax Increments
All taxes levied upon taxable property within the
Project area each year by or for the benefit of that
State of California, County of San Bernardino, City
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of Grand Terrace, any district, or other public
corporation (hereinafter sometimes called "taxing
agencies" ) after the effective date of the ordinance
approving this Redevelopment Plan, shall be divided
as follows :
1. That portion of the taxes which would be pro-
duced by the rate upon which the tax is levied
each year by or for each of said taxing agencies
upon the total sum of the assessed value of the
taxable property in the Redevelopment Project as
shown upon the assessment roll used in connection
with the taxation of such property by such tax-
ing agency, last equalized prior to the effective
date of such ordinance, shall be allocated to and
when collected shall be paid into the funds of the
respective taxing agencies as taxes by or for said
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 of the Project on the
effective date of such ordinance but to which
such territory is annexed or otherwise included
after such effective date, the assessment roll
last equalized on the effective date of said
ordinance shall be used in determining the assessed
valuation of the taxable property in the Project
on said effective date) ; and
2. That portion of said 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 bonds, loans, moneys advanced to, or indebted-
ness (whether_ funded, refunded, assumed or other-
wise) incurred by the Agency to finance or refinance
in whole or in part, this Redevelopment Project.
Unless and until the total assessed value of the
taxable property in the Project exceeds the total
assessed value of the taxable property in the
Project 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 the Project shall be paid into the
funds of the respective taxing agencies. When
said bonds, loans, advances and indebtedness,
if . any, and interest thereon, have been paid,
-24-
Y
all moneys thereafter received from taxes upon
the taxable property in the Project shall be paid
into the funds of the respective taxing agencies
as taxes on all other property are paid.
3. That portion of tax revenues allocated to the
Agency pursuant to paragraph (2) above which is
attributable to increases in the rate of tax
imposed for the benefit of any affected taxing
agency which levy occurs after the tax year in
which the ordinance adopting this Plan becomes
effective, shall be allocated to such affected
taxing agency to the extent taxing agency has
elected in the manner required by law to receive
such allocation.
The portion of taxes mentioned in paragraph (2) is
hereby irrevocably pledged for the payment of the
principal of and interest on the advance of moneys,
or making of loans , or the incurring of any indebted-
ness (whether funded, refunded, assumed, or otherwise)
by the Agency to finance or refinance the Project in
whole or in part. -
The Agency is authorized to make such pledges as to
specific advances , loans and indebtedness as appro-
priate in carrying out the Project.
Taxes shall be allocated and paid to the Agency consis-
tent with the provisions of this Plan only to pay the
principal of and interest on loans, moneys 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.
The number of dollars of taxes which may be divided
and allocated to the Agency pursuant to California
Health and Safety Code, Section 33670 shall not ex-
ceed 16 . 0 Million Dollars ($16 , 000, 000. 00) except by
amendment of this Redevelopment Plan.
No loan, advance or indebtedness to be repaid from
such allocations of taxes established or incurred
by the Agency to finance in whole or in part the
Redevelopment Project shall be established or in-
curred after twelve (12) years following the date
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of adoption of the ordinance approving and adopting
this Redevelopment Plan. Such loan, advance or
indebtedness may be repaid over a period of time
longer than such time limit. Such time limitation
may be extended only by amendment of this Redevelop-
ment Plan.
The amount of bonded indebtedness , to be repaid, in
whole or in part from such allocation of taxes, which
can be outstanding at one time shall not exceed 8 . 0
Million Dollars ($8 , 000, 000. 00) , without an amendment
of this Redevelopment Plan.
C. Other Loans and Grants
Any other loans, grants, guarantees or financial
assistance from the United States or any other public
or private source will be utilized if available as
appropriate in carrying out the Project.
VI. ACTIONS BY THE CITY
The City shall aid and cooperate with the Agency in carry-
ing out this Plan and shall take all actions necessary to
ensure the continued fulfillment of the purposes of this
Plan and to prevent the recurrence or spread in the area
of conditions causing blight. Action by the City shall
include, but not be limited to, the following:
A. Institution and completion of proceedings for open-
ing, 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 the Project area. Such action_ by
the City shall include the requirement of abandon-
ment and relocation by the public utility companies
of their operations in public rights-of-way as appro-
priate to carry out this Plan.
B. Institution and completion of proceedings necessary
for changes and improvements in publicly-owned public
utilities within or affecting the Project area.
C. Revision of zoning within the Project area to permit
the land uses and development authorized by this Plan.
-26-
D. 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 the Project area to be commenced and carried to
completion without necessary delays.
E. The undertaking and completing of any other proceed-
ings necessary to carry out the Project.
VII . ADMINISTRATION AND ENFORCEMENT OF THE PLAN
The administration and enforcement of this Plan including
the preparation and execution of any documents implementing
this Plan shall be performed by the Agency and/or the City.
The provisions of this Plan or other documents entered into
pursuant to this Plan may also be enforced by court litiga-
tion instituted by either the Agency or the City. Such
remedies may include, but are not limited to, specific
performance, damages , reentry, injunctions , or any other
remedies appropriate to the purposes of this Plan. In
addition, any recorded provisions which are expressly for
the benefit of owners of property in the Project area may
be enforced by such owners.
VIII . DURATION OF THIS PLAN
Except for the nondiscrimination and nonsegregation pro-
visions which shall run in perpetuity, the provisions of
this Plan shall be effective and the provisions of other
documents formulated pursuant to this Plan may be made
effective for 40 years from the date of adoption of this
Plan by the City Council.
IX. PROCEDURE FOR AMENDMENT
This Plan may be amended by means of the procedure esta-
blished in Sections 33450-33458 of the Community Redeve-
lopment Law or by any other procedure established by law.
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EXHIBIT
REPORT TO CITY COUNCIL
ON THE
PROPOSED REDEVELOPMENT. PLAN
FOR THE
GRAND TERRACE COMMUNITY REDEVELOPMENT PROJECT
RESOLUTION NO. CRA-79-13
ADOPTED: September 27, 1979
•
REPORT TO CITY COUNCIL
ON THE
PROPOSED REDEVELOPMENT PLAN
FOR THE
GRAND TERRACE COMMUNITY REDEVELOPMENT PROJECT
I . INTRODUCTION
This Report to the City Council on the proposed Grand Terrace
Community Redevelopment Project has been prepared by the
Community Redevelopment Agency of the City of Grand Terrace
pursuant to the California Community Redevelopment Law to
advise the City Council of the reasons for the selection of
the Project area; to describe the physical, social and econo-
mic conditions existing in the proposed Project area; to
indicate the proposed method of financing the Project redeve-
lopment; to set forth the Plan and method of relocation of
residents and businesses displaced by the Project; to analyze
the Preliminary Plan; to include the report and recommendation
of the Planning Commission of the City of Grand Terrace; to
describe the impact of the Project upon the residents of the
Project area with the surrrounding areas; to include the
Environmental Impact Report on the Project; to include the
report of the County fiscal officer and the Agency' s analysis
thereof, if any, and to include the report of the fiscal re-
view committee, if any.
II. REASONS FOR SELECTION OF PROJECT AREA
The boundaries of the area selected by the Planning Commission
as the proposed Grand Terrace Community Redevelopment- Project_
are indicated on the Project Area Map on the last page. The Project
encompasses a total of approximately 226 . 0 acres in seven
noncontiguous areas. The Project presently contains a com-
bination of land uses, including: residential, agricultural
and vacant lands.
The selection of the boundaries of the Project area was guided
by the General Plan, specific examples of physical, social and
economic blight, as discussed in detail in this Report, and the
following factors and principles:
A. The desire to revitalize and develop the residential
areas of the City in order to create permanant jobs
for area residents, assist in the support of municipal
services by increasing property valuations and tax
-1-
revenues from these properties, and promote aesthetic
and environmental actions and improvements in order to
make the "City of Grand Terrace a better place to live,
work, shop, and enjoy leisure time.
B. The purposes of the California Community Redevelopment
Law will be attained by the proposed Project through:
1. Assisting development of residential construc-
tion by financing such development in the
Project areas in a way which will permit the
purchase of units by persons who would other-
wise be excluded from the homeownership market.
2. Assisting development of residences more afford-
able by persons and families of low and moderate
income's and eliminating blighted conditions
within the Project areas by using income accrued
on such loans in excess of the Agency' s debt
service requirements for such purposes.
3. Making below-market rate loans, thus making
housing available to moderate income, and if
feasible, low income occupants.
4. Stimulating construction activity and increas-
ing employment.
5. The provision of public facilities and public
improvements required to properly serve the
needs of the community.
C. The purposes of the California Community Redevelopment
Law will be attained through the following actions out-
side of the Project area:
1. Assisting the rehabilitation of dwelling units
occupied by low and moderate income persons
outside of the Project areas by using income
accrued on such mortgage loans in excess of
the Agency ' s debt service requirements.
2. Assisting in the provision of low income housing
in the City by using a portion of the income
accrued from the mortgage loans for reduction
of acquisition costs related to providing the
housing.
3. Construction of public facilities and improve-
ments to serve residents within the Project
areas and the community as a whole.
-2-
The redevelopment of the Project area will include, but will not
be limited to:
1. The implementation of existing zoning and General
Plan residential uses in the Project area.
2. The attraction of new dwelling units and construc-
tion jobs to stagnant and unproductive areas
presently handicapped by lack of public improvements,
poor traffic and pedestrian circulation patterns, r
or other factors within such areas which hamper
effective development of such areas.
3. The provision of capital improvements with direct
project area benefit from the income accrued on the
mortgage loans in excess of the Agency' s debt ser-
vice requirements.
4 . The removal of dilapidated residential and non-
residential structures. The physical removal of
each such building will be preceded by the reloca-
. tion of the occupants of such buildings to standard
buildings and the payment of monetary compensation
due for such relocation under applicable California
law.
The reasons for selection of the Project areas may be summarized
as follows:
1. The need for new construction of residential units,
thereby meeting the need for additional dwelling
units in the City and providing additional temporary
construction. jobs.
2. The encouragement of new construction in the proposed
Project areas to eliminate existing building influ-
ences and underutilization of properties.
III. DESCRIPTION OF PHYSICAL, SOCIAL AND ECONOMIC CONDITIONS IN
PROJECT AREA
In August, 1979, a field survey was conducted of all properties
proposed to be placed in the Project areas. During this survey,
the usage of each property was noted. Those properties that
were ,not totally vacant were then surveyed for structural condi-
tions, defective design, inadequate property utilization,- and
other physical factors.
The following is a discussion of those factors determined from
the survey:
-3-
A. Existing Physical Conditions
1. Land Uses and Acreages
The Project area encompasses approximately 226. 0
acres of land and contains 109 parcels under 25
ownerships. There are five zoning classifications
within the Project area: R-1-T Single Family Resi-
dential, R-1-12m-T Single Family 12 , 000 square feet
Lot Size, R-1-141-T Single Family 14 , 000 square feet
Lot Size, R-1-201-T Single Family 20, 000 square feet
Lot Size, R-R-T Single Family Residential Limited
Agricultural.
Area One of the Project areas is developed with one
single family residence. This residence makes up
a very small percentage of the total of Area One.
Area Two is partially developed with 45 single
family residences. Of these residences, 16 are
occupied, 4 are used as model homes and 25 are
vacant. Forty-five lots have been graded for
future construction. Curb, gutter and sidewalks
have been provided in the northern portion of
Area Two. The southwestern corner of Area Two
is currently being graded for the construction of
an additional 45 dwelling units. The foundations
-- of some of these units have been poured while others
are in the grading stages. The remainder of the
area is used as an active citrus grove.
Area Three of the Project areas is vacant. Some
grading of the area has been started for the future
construction of single family residences.
Area Four is currently vacant with the exception
of dirt and broken pieces of concrete that have
been. dumped _on the property_..
Area Five is currently vacant as well as Areas
Six and Seven. A more definitive description of.
each of the Project areas follows under Descrip-
tion of Environmental Problems.
The table below shows the estimated acreage for
all land uses in the Project and the percent each
use is of the total Project area. The map at the
end of this report indicates the predominant land
use of each parcel within the Project.
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' 1
Area Percent
Land Use (Acres) of Total
Residential 3 .5 1. 5
Residential Completed
but Vacant 9.4 4 . 2
Residential Under
Construction 41.3 18 . 3
Citrus Grove 68 .77 30.4
Vacant 103 . 03 45. 6
226 . 0 100. 0
2. Environmental Problems
In describing blighting influences, it is useful
to step back from the minute examination of in-
dividual parcels and buildings and look at an
area as a whole -- to describe the area in terms
of its inadequacies, or lack of living or working
amenities, and in terms of the existing negative
factors impacting upon it. To describe it, in
short, in terms of its environment.
(a) General Unattractive Appearance
Area One is for the most part, vacant with
the exception of one single family dwelling
located in the northern portion of the area.
The remainder of the property is vacant with
a scattering of weeds and shrubs. The topo-
graphy generally slopes to the east, however,
the terrain is variable with hill ridges -as
well as small canyons. Some grading of build-
ing pads was accomplished, however, these pads
are overgrown with weeds and have been eroded
by surface water run off. Some roads have
been graded, however, are in very poor condi-
tion and are used for limited access to the
property.
Trash and other debris such as construction
materials have been dumped at various loca-
tions on the property.
No capital improvements such as curb, gutter
or sidewalk exist on the property.
-5-
Area Two is generally located in the easterly
portion of the City. The land use is a com-
bination of uses such as occupied residential
units, vacant new residential units, units
under construction, citrus groves and vacant
land.
Capital improvements have been constructed
in Area Two north of Palm Avenue. No capi-
tal improvements currently exist in the
remainder of Area Two.
Area Three is located on the north side of
DeBerry Street between Michigan Street and
Mount Vernon Avenue. No public improvements
exist on the Project area. Grading has started
in Area Three with dirt removal and compaction
underway, the property is totally vacant with
the exception of the construction equipment
and temporary improvements.
Area Four is located on the north side of Pico
Street between Michigan Street and Mirado
Avenue. The property is totally overgrown
with weeds and large shrubs. Numerous trees
also can be found on the property. There are
numerous piles of broken concrete, trash and
dirt located on the property, predominantly
the eastern portion. Old farm fences can be
seen amidst the weeks and overgrown shrubs.
No public improvements exist on the north
side of Pico Street.
Area Five is located on the east side of
Michigan Street between Van Buren Street and
Cardinal Street. The property is vacant
with the exception of a scattering of weeds
and trash and trees growing along the front
property line adjacent to Michigan Street.
No public improvements have been constructed
along Michigan Street adjacent to the Project
area.
Area Six is located north of Barton Road
between Canal Street and Mount Vernon Avenue.
Area Six is totally vacant with the excep-
tion of some weeds and trash scattered about
the property. No public improvements exist
on Canal Street or Mount Vernon Avenue.
-6-
1 `
Area Seven is located north and south of
Pico Street east of Oriole Avenue. Area
Seven is bisected by the California Aque-
duct from north to south. Other than the
aqueduct, the property is vacant. Some
grass and weeds can be found on the proper-
ty as well as the remains of some farm and
irrigation equipment. No public improvements
exist on the property, including street pav-
ing, curb, gutter and sidewalk.
(b) Traffic and Circulation
Traffic adjacent to the seven Project areas
in general flows well. It is proposed to
extend Westwood Street through Area One to
provide for a. continous flow of traffic.
Area Two is located adjacent to Barton Road,
Preston Street, Palm Avenue, DeBerry Street
and Van Buren Avenue. The widening of these
streets to general plan standards will be
required as part of the development of the
properties.
The remainder of the Project areas are
located .adjacent to major streets such as
Mount Vernon Avenue, Pico Street, Michigan
Street and DeBerry Street. All of these
streets will be widened to general plan
standards as they are developed.
Any new streets constructed as a part of
the new development will be constructed
to minimum City standards as to accommodate
the new traffic generated.
(c) Noise
The City of Grand Terrace is fortunate in
being basically a rather, quiet city, with
the only sources of appreciable noise being
the railroad and the freeway. The railroad
is far enough away from the projects that
noise from it need not be considered. The
Interstate 15 freeway is far enough from the
projects, with the exception of Area Six.
Upon analysis of Area Six, it, too, is far
enough removed, approximately 250+ feet from
the northwest corner of the property to the
centerline of the nearest freeway lane, so
that there should be no significant impact
of the freeway on the project.
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B. Existing Social Conditions
1. Project Population Characteristics
(a) Population Density
There is only one dwelling unit currently in
the Project area, being more specifically
located in Area One. Therefore, current
population densities are not critical in
the Project areas.
(b) Overcrowding
Overcrowding is not a problem within the
Pro"ject. area. Only one occupied dwelling
unit exists in the Project area. This
dwelling unit is only occupied by one fami-
ly, therefore, cannot be defined as being
overcrowded.
2. Inadequate Housing Outside Project Area
A major emphasis of the Redevelopment Plan, and
a concern of the City in general, is the preven-
tion of overcrowded, substandard housing conditions.
According to the 1970 Census, 4 .40 or 82 of the
dwelling units in the City were in substandard
condition. A windshield survey conducted in 1979
shows this figure to be substantially low. Many
of these dwelling units will require major rehab-
ilitation efforts.
It is estimated that the average loan for the rehab-
ilitation of these dwelling units will be approxi-
mately $14 , 000. Using this average, approximately
$1,,148 , 000 would be needed to upgrade the condition
of the substandard dwelling units.
The 1970. Census indicated a total of 70 dwelling
units classified as being overcrowded. Overcrowded
is defined as a condition in which the number of
persons residing in a dwelling unit exceeds 1. 01
persons per room. To alleviate the overcrowding
condition would be very costly. In most instances,
the overcrowding condition is chiefly due to the
large average family size, 155 families of 6 or
more persons 'in 1970.
Using the example of a family needing two additional
bedrooms to alleviate an overcrowded condition, the
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's
average cost would be as follows : Two bedrooms
at 144 square feet each times two = 288 square
feet; at an average construction cost of $40. 00
per square foot, total cost would be approximately
$11, 520. Assuming a $12 , 000 cost per dwelling
unit to correct the overcrowded conditions, a
total loan pool of $840, 000 to $1, 000, 000 would
be necessary.
The total cost to rehabilitate the substandard
and overcrowded dwelling units is estimated to
be approximately $2-, 000, 000.
3. Prevalence of Social Maladjustment
Family Income Characteristics and Poverty Level
According to the 1970 Census conducted in the
City of Grand Terrace, the median income of
families in the City was $11, 926, which is
higher than the San Bernardino County median
income of $9,439.
According to the 1970 Census, 68 families or
4 . 2% of all families in the City had incomes
less than the poverty level, which is substan-
tially higher than the County average of 16%
of all families below the poverty level.
C. Existing Economic Conditions
Inability to Obtain Financing
Due to the market conditions as they exist in many parts
of California, it is becoming increasingly difficult for
developers to obtain permanent financing for residential
developments at an interest rate that does not .preclude
those families of an average income from purchasing the
units.
If the financing commitments remain at a high interest
rate, fewer families will qualify for homeownership which
may eventually result in a decline in construction starts,
thus further resulting in a more critical shortage of
dwelling units.
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IV. METHODS OF FINANCING PROJECT
The Redevelopment Plan authorizes the Agency to finance activi-
ties pertaining to the Project area by financial assistance
from the City, State of California, Federal Government, inter-
est income, Agency bonds or loans and any other proper source.
The implementation of the mortgage program will ensure a cash
flow to the Agency during the time that the mortgages are being
repaid.
Presented on the following page is a preliminary cash flow
analysis of potential income the Agency could realize should
each proposed redevelopment project secure funding.
Our preliminary cash flows are based on the following assump-
tions:
1. The total mortgage fund needed would be $48 ,790, 000,
reduced by 10o for costs to $43 , 911, 000;
2. A total of 574 units will be built over a 36 month
time period;
3 . Average mortgages would be about $85, 000;
4 . Approximate life of mortgages is 23 years (while
mortgages are assumable this cash analysis makes
t°if 5warL �'r. n .�--fi2icuic:ing will be round) ;
5. That the Agency would reserve 1/2 of one percent
to be used for its own projects; and
6. For analysis purposes only, revenue will be pro-
jected for 15 years.
Tax increment generated over the 15 year period exceeds
$5,500, 000, assuming no increase in assessed valuation of
the Project after the build out of the- units.
The total excess funds coming to the City from the sale of .
bonds and the 1/2 percent spread are not computed for the
purposes of this report due to the unavailability of neces-
sary data. Prior to the public hearing on the Redevelopment
Plan this data will be available and the information will be
provided to the City Council.
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DEVELOPER FEES EXCESS OF TAX UP FRONT
YEAR AT $750 PER UNIT 1/2% SPREAD FUNDS INCREMENT FUNDS AGENCY
1980 $101,250 -@- 150, 000
1981 183 , 000 $ 91,800
1982 146,250 257 ,720
1983 390,320
1984 398 ,126
1985 406, 088
1986 414 , 210
198T 422 ,494
1988 430, 944
i
1989 439, 563
i
1990 448 , 354
1991 457 , 322
1992 466, 468
1993 475,797
1994 485,313
TOTAL $430, 500 $5, 584,519 $150, 000
Assumptions : 574 units over 3 year build out period at a average need of $85, 000
per unit. Total mortgage pool $48 ,790, 000. Reduce this amount by
10% for bond issue need $43 , 911 , 000 .
V. PLAN AND METHOD OF RELOCATION
The Plan specifies the method of relocation of persons dis-
placed by Agency activities. The Plan also specifies that
whenever dwelling units occupied by persons of low and mod-
erate income are destroyed they will be replaced within four
years by an equal number of dwelling units.
VI. ANALYSIS OF THE PRELIMINARY PLAN
The Preliminary Plan for the Grand Terrace Community Redeve-
lopment Project describes the boundaries of the proposed
Project area, contains general statements of land uses, lay-
out of principal streets, population densities, building
intensities and -,building standards proposed as the basis
for the redevelopment of the proposed Project area. The
Preliminary Plan also shows how the purposes of the Commun-
ity Development Law would be attained through the redevelop-
ment of the area, shows how the proposed redevelopment
conforms to the General Plan of the City, and describes
generally the impact of the proposed Project upon residents
thereof and upon the surrounding neighborhood.
The proposed Redevelopment Plan for the Project area conforms
with the standards and provisions of the Preliminary Plan.
The Project area boundaries remain the same. The Redevelopment
Plan proposes the same land uses and includes all principal
streets indicated .in the Preliminary Plan. Population densi-
ties and building intensities are in compliance with limits
established in the Preliminary Plan. Proposed building stan-
dards remain the same.
As set forth in the Preliminary Plan the proposed Redevelop-
ment Plan will attain the purposes of the California Community
Redevelopment Law through assisting development and/or rehab-
ilitation of residences committed for occupancy by persons and
families of low and moderate incomes.; making below-market rate
loans, thus making housing available to moderate income, and if
feasible, low income, residents; and by the assemblage of land
into parcels suitable for modern integrated development.
The City has adopted a General Plan which includes all elements
mandated by State Law. The ,Preliminary Plan conforms to the
General Plan and mandatory elements thereof.
VII. REPORT AND RECOMMENDATION OF THE PLANNING C014MISSION
A. Introduction
This Report on the conformity of the Redevelopment Plan
to the General Plan is prepared in accordance with Section
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33346 of the California Community Redevelopment
Law.
The City of Grand Terrace has adopted all required .
elements of the General Plan.
B. Conformity with General Plan
There are seven project areas being considered for this
Redevelopment Plan. Project Area Two is actually divided
into four separate tracts, but these are contiguous and
will be developed as one entity. Each area will be
addressed separately for the purposes of this report.
The following shows additional pertinent details on
the proposed- developments :
Average
Area No. of Lots Acres Density Per Acre Selling Cost
1 125 80 _ 1. 56 $120, 000. 00
2 294 97 3 . 00 68 , 000. 00
3 34 8 . 77 3 . 80 76, 000. 00
4 55 14 3 . 90 55, 000. 00
5 13 3 .15 4 . 13 85, 000. 00
6 33 9. 43 3. 50 67 ,500. 00
7 16 16. 39 1. 46 105, 000. 00
+ 4 duplexes
Total Lots 574 226 Acres
Total Units 578
(These figures are preliminary and may vary slightly from the final
detailed submittals. However, this would not affect the basic find-
ings of the study) .
The General Plan for the City of Grand Terrace shows these sites
to .be planned for residential use. Area One is in an area desig-
nated as Residential 1-2 units per acre. This area shows a density
of 1. 56 units per acre, which is well within the General Plan.
The rest of the developments surround the central area of the City
and are shown as Residential 2-4 dwelling units per acre. All of
these have densities that are less than 4/acre, with the exception
of Area Five. This is a relatively small area of some 13 SFR' s
on 3 .15 acres, which gives a density of 4 .13/acre. The zoning
map conforms with the General Plan, so that, in general, the pro-
jects conform to the surrounding land use and zoning:
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Area One
Area One is generally located at the east end of the City of
Grand Terrace. Area One is bounded by the City limits on the
north, south and east and is bounded by the generally direction
of Westwood Lane on the west, running north and south to the City
limits. The area contains approximately 80 acres.
The proposed General Plan shows this area as Low Density Residen-
tial with a maximum of 1-2 dwelling units per acre. The developer
proposes to construct a total of 125 dwelling units in Area One.
If 125 dwelling units are constructed in Area One, the dwelling
unit density will be 1. 56 dwelling units per acre. This density
is in conformity with the proposed General Plan.
Area Two
Area Two is generally located at the east end of the City of
Grand Terrace. Area Two is bounded by Honey Hill Drive on the
east, bounded by Van Buren Street on the south, bounded by Barton
Road on the north and bounded by Dos Rios Avenue and Preston Street
on the west. The area contains approximately 97 acres.
The proposed General Plan shows this area as Low Density Residen-
tial with a maximum of 2-4 dwelling units per acre. The developer
proposes to construct a total of 294 dwelling units in Area Two.
If 294 dwelling units are constructed in Area Two, the dwelling
unit density will be 3 . 00 dwelling units per acre. This density
is in conformity with the General Plan.
Area Three
Area Three is generally located at the center of the City of
Grand Terrace. Area Three is an 8 .77 acre parcel located on
the north side of DeBerry Street at the intersection with
Pascal Avenue. The area contains approximately 8.77 acres.
The proposed General Plan shows this area as Low Density Residen-
tial with a maximum of 2-4 dwelling units per acre. The developer
proposes to construct a total of 34 dwelling units in Area Three.
If 34 dwelling units are constructed in Area Three, the dwelling
unit density will be 3 .80 dwelling units per acre. This density
is in conformity with the proposed General Plan.
Area Four
Area Four is generally located at the south end of the City of
Grand Terrace. Area Four is bounded by Mirado Avenue on the east,
bounded by Pico Street on the south, bounded by Michigan Street
on the west and bounded by Lark Street to the north. The area
contains approximately 14 acres.
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The proposed General Plan shows this area as Low Density Residen-
tial with a maximum of 2-4 dwelling units per acre. The developer
proposes to construct a total of 55 dwelling units in Area Four.
If 55 dwelling units are constructed in Area Four, the dwelling
unit density will be 3. 90 dwelling units per acre. This density
is in conformity with the proposed General Plan.
Area Five
Area Five is generally located in the center of the City of Grand .
Terrace. Area Five is bounded by Vivienda Avenue on the east,
bounded by Van Buren Street on the south, bounded by Cardinal
Street on the north and bounded by Michigan Street on the west.
The area contains approximately 3 .15 acres.
The proposed General' Plan shows this area as Low Density Residen-
tial with a maximum of 2-4 dwelling units per acre. The developer
proposes to construct a total of 13 dwelling units in Area Five.
If 13 dwelling units are constructed in Area Five, the dwelling
unit density will be 4 . 13 dwelling units per acre. This density
is in conformity with the proposed General Plan.
Area Six
Area Six is generally located in the north central section of the
City of Grand Terrace. Area Six is bounded by Mount Vernon Avenue
on the east and by Canal Street on the west; centered between
Barton Road on the south and Grand Terrace Road on the north.
The area contains approximately 9.43 acres.
The proposed General Plan shows this area as Low Density Residen-
tial with a maximum of 2-4 dwelling units per acre. The developer
proposes to construct a total of 33 dwelling units in Area Six.
If 33 dwelling units are constructed in Area Six, the dwelling unit
density will be 3 . 50 dwelling units per acre. This density is in
conformity with the proposed General Plan.
Area Seven
Area Seven is generally located in the southeast section of the
City of Grand Terrace. Area Seven is located on Pico Street at
the California Aqueduct. The area contains approximately. 16.39
acres.
The proposed General Plan shows this area as Low Density Residen-
tial with a maximum of 2-4 dwelling units per acre. The developer
proposes to construct a total of 16 dwelling units in Area Seven.
If 16 dwelling units are constructed in Area Seven, the dwelling
unit density will be 1. 46 dwelling units per acre. This density
is in conformity with the proposed. General Plan.
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r
C. Public Facilities and Improvements
The specific location of the new streets serving the
Project areas have not been determined in many cases.
The location and adequacy of the public facilities
and improvements will be subject to review and approval
of the Redevelopment Agency as a part of the owner
participation and/or disposition and development agree- .
ments.
VIII. PROJECT ENVIRONMENTAL REVIEW
The Initial Study and Environmental Impact Report prepared
pertaining to this Project are attached to this report and
made a part by reference.
IX. SUMMARY OF CONSULTATION WITH TAXING AGENCIES
The Plan does propose the use of tax increments. The taxing
agencies were notified of the Project but had no input.
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