ORDINANCE NO. 763
AN ORDINANCE OF THE BOARD OF SUPERVISORS OF THE COUNTY OF
RIVERSIDE APPROVING AND ADOPTING THE REDEVELOPMENT PLAN
FOR THE JURUPA VALLEY PROJECT AREA AMENDMENT
The Board of Supervisors of the County of Riverside, State of California, does ordain as follows:
A) The purpose and intent of the Board of Supervisor with respect to the amendment Area is to accomplish to the greatest extent feasible the following
1. Provide substantial benefit to the public through the revitalization of blighted areas and the increased economic vitality of these areas.
2. Provide substantial benefit to the pubic through increased and improved housing opportunities in or near the merged project area.
3. Create one unified redevelopment project that includes a balance of different land use types, including single family residential, multifamily residential, commercial and industrial land uses in order to establish a solid foundation of adequate housing and employment opportunities, and public improvements and facilities for its citizens.
4. Expand the Agency's financial capacity to alleviate blight within the merged project area and the Jurupa community as a whole by increasing the Agency's ability to utilize currently available tax increment revenues in areas where these funds may be more productively utilized.
5. Complete identified capital projects on a more timely basis via an expanded financial capacity, thereby reducing interest expenses and reducing the effects of inflation on project costs.
6. Reduce the administrative burden caused by a multiplicity of project limitations, and thereby effect a savings in administrative expenses.
b) The selection of the Amendment Area was generally based upon a desire to eliminate the conditions of blight caused by a number of different physical and economic factors in the Amendment Area. The following objectives are intended to achieve the Redevelopment Plan's overall goals for the Amendment Area.
1. Encourage development according to the Riverside County Comprehensive General Plan and the Jurupa Community Plan.
2. Encourage investment in the Amendment Area by the private sector.
3. Promote the development of new and diverse employment opportunities.
4. Enhance and expand shopping facilities in the Amendment Area by encouraging the development of new commercial uses and rehabilitation of existing commercial uses in conformance with the Jurupa Community Plan the Riverside County Comprehensive General Plan, and the County Zoning Ordinance.
5. Promote the improvement and centralization of industrial areas to make the provision of public service more efficient.
6. Promote the expansion of the Amendment Area’s industrial and commercial bases and local employment opportunities to provide jobs to unemployed and underemployed workers in the County
7. Consolidate parcels as needed to induce new or expanded, centralized, commercial development in the Amendment Area.
8. Assist economically depressed areas and reverse stagnant or declining assessed valuation trends
9. Protect the health and general welfare of the Amendment Area’s many low and moderate-income residents by utilizing 20% of the tax increment revenues from the Amendment Area to improve and preserve the supply of low- and moderate-income housing both inside and outside the Amendment Area.
10. Up grade the physical appearance of the Amendment Area.
11. Rehabilitate deteriorated residential, commercial and industrial structures to eliminate safety deficiencies and to extend the useful lives of these structures.
12. Remove economic impediments to land assembly and in-fill development in areas that are not properly subdivided for development or redevelopment.
13. Eliminate incompatible, non-conforming land uses from the Amendment Area.
14. Buffer residential neighborhoods from the intrusion of incompatible land uses and noise.
15. Mitigate potential relocation impacts resulting from changes in Amendment Area land use from non-conforming and dilapidates uses to development in conformance with the Jurupa Community Plan, Riverside County Comprehensive General plan, and the Zoning Ordinance.
16. Provide replacement housing as required by law when dwellings housing low- or moderate-income persons or families are lost to the low- of moderate-income housing market as a result of Agency activities.
17. Provide relocation assistance to displaces in order to mitigate possible hardships due to relocation activities.
18. Provide a broad range of public service infrastructure improvements to induce private investment in the Amendment Area. Such improvements could include the construction or reconstruction of roads, streets, curbs and gutters, sidewalks; the upgrading of street side landscaping; the construction and reconstruction of water storage and distribution facilities; the construction and reconstruction of sewage systems, and the development of drainage and flood control facilities.
19. Provide new or improved community facilities such as fire stations, schools, park and recreational facilities, a civic center and library, a community /senior center, a sheriff's substation, jail improvements, juvenile and youth center facilities, expansion of court facilities and the expansion of public health and social service facilities, where appropriate to enhance the public health, safety and welfare.
20. Encourage the cooperation and participation of Amendment Area property owners, public agencies and community organizations in the elimination of blighting conditions and the promotion of new or improved development in al portions of the Amendment Area.
21. Provide a procedural and financial mechanism by which the Agency can assist, complement and coordinate public and private development, redevelopment, revitalization and enhancement of the community.
The Board of Supervisors hereby finds and determines that:
A) The Amendment Area is a blighted area, the redevelopment of which is necessary to effectuate the public purpose declared in Section 33000, et seq. of the Code. This finding is based upon the following conditions, which predominate in the Amendment Area:
1. Building in which it is unsafe or unhealthy for persons to live or work which can be caused by serious code violations, dilapidation and deterioration, defective design or physical construction, faulty or inadequate utilities, or other similar factors.
2. Factors that prevent or substantially hinder the economically viable use or capacity of buildings or lots, including substandard design, inadequate size given present standards and market conditions, and other similar factors.
3. Adjacent or nearby used that are incompatible with each other and which prevent the economic development of those parcels or other positions of the Amendment Area.
4. The existence of subdivided lots of irregular form and shape and inadequate size for proper usefulness and development that are in multiple ownership.
5. Depreciated or stagnant property values or impaired investments.
6. Abnormally high business vacancies, abnormally low lease rates, high turnover rates, abandoned buildings, or excessive vacant lots within an area developed for urban use and served by utilities.
7. Lack of necessary commercial facilities such as supermarkets, drug stores, and financial institutions.
8. Residential overcrowding or an excess of bars, liquor stores or other businesses that cater exclusively to adults, that has led to problems of public safety and welfare.
9. A high crime rate that constitutes a serious threat to the public safety and welfare.
10) Inadequate public improvements including flood control facilities, water and sewer lines, and street construction and repair.
B) Board of Supervisors and its appendices A through D, constitute a serious physical and economic burden on the County of Riverside which cannot reasonably be expected to be reversed or alleviated by private enterprise acting alone, or by the County's actions alone, requiring redevelopment in the interest of the health, safety and general welfare of the people of the County of Riverside, and the State of California. This finding is used in part on the fact that regulatory processes in the exercise of police power and other governmental action available to the County of Riverside without redevelopment would be insufficient to case any significant correction of the blighting conditions, and that the nature and costs of the public improvements are beyond the capacity of the County of Riverside and cannot be undertaken or borne by private enterprise acting alone or in concert with available governmental action.
1. The Amendment Area is a predominately urbanized area. As demonstrated in part by the Agency's Report to board of Supervisors, not less than eighty percent (80%) of the property in the Amendment Area is urbanized.
2. The Redevelopment Plan will redevelop the Amendment Area in conformity with the Community Redevelopment Law and in the interests of the public health, safety and welfare. This finding is based in part upon the fact that redevelopment of the Amendment Area will implement the objectives of the Community Redevelopment Law by aiding in the elimination and correction of the conditions of blight, providing for planning, development, redesign, clearance, reconstruction or rehabilitation of properties which need improvement, and providing for higher economic utilization of potentially useful land.
3. The adoption and carrying out of the Redevelopment Plan is economically sound feasible. This finding is based in part on the fat that under the Redevelopment Plan no public redevelopment activity will be undertaken unless the Agency can demonstrate that it has adequate revenue to finance the activity; the Agency's Report to Board of Supervisors further discusses and demonstrates the economic soundness and feasibility of the Redevelopment Plan and undertakings pursuant thereto.
4. The Redevelopment Plan conforms to the Comprehensive General Plan of the county of Riverside and the Jurupa Community Plan including, but not limited to, the Housing Element thereof. This finding based in part on the finding of the Planning Commission of the County of Riverside that the Redevelopment Plan conforms to the Comprehensive General Plan of the County of Riverside and the Jurupa Community Plan.
5. The carrying out of the Redevelopment Plan will promote the public peace, health, safety and welfare of the County of Riverside and will effectuate the purposes and policies of the Community Redevelopment Law. This finding is based on the fact that redevelopment will benefit the Amendment Area and the community by correcting conditions of blight and by coordinating public and private actions to stimulate development, contribute toward needed public improvements and improve the economic. And physical conditions of the Amendment Area and the community.
6. The condemnation of real property to the extent provided for in the Redevelopment Plan is necessary to the execution of the redevelopment Plan, and adequate provisions have been made for payment for property to be acquired as provided b law. This finding is based in part upon the need to assemble sites for development which will result in new economic activity in the Amendment Area and to prevent the recurrence of blight.
7. The Agency has a feasible method for the relocation of families and persons displaced from the Amendment Area. The Board of Supervisors and the Agency recognize that the provisions of Sections 7260 to 7276 of the California Government Code would be applicable to any relocation the would occur due to the implementation by the Agency of the Redevelopment Plan. The board of Supervisors finds and determines that the provision of relocation assistance according to law constitutes a feasible method for relocation.
8. There shall be provided, within the Amendment area or within other areas not generally less desirable with regard to public utilities and public and commercial facilities and at rents or prices within the financial means of any families and persons who might be displaced from the Amendment Area, decent, safe and sanitary dwellings equal in number to the number of and available to the displaced families and person, and reasonably accessible to these places of employment. Families and persons shall not be displaced prior to the adoption of a relocation plan pursuant to Health and safety Code Sections 33411 and 33411.1. Dwelling units housing persons and families of low or moderate income shall not be removed or destroyed prior to the adoption of a replacement housing plan pursuant to Health and Safety Code Sections 3334.5, 33413, and 33413.5. This finding is based upon the Rules, Regulations and Policies for Relocation Assistance and Grievance Procedures for the Riverside County Redevelopment Agency, which was adopted by reference a the relocation method for the Amendment Area pursuant to Riverside County Redevelopment Agency Resolution No. 96.5, and the Housing Element of the Comprehensive General Plan
9. The elimination of blight and the redevelopment of the Amendment Area would not responsible be expected to accomplished by private enterprise acting alone without the aid and assistance of the Agency. This finding is based n part upon the continued existence of blighting influences including, without limitation, the demonstrated lack of private sector interest in redeveloping properties in the Amendment Area, structural deficiencies and other indications of blight more fully enumerated in the Agency's Report to Board of Supervisors and the infesibiity due to cost of requiring individuals (by means of assessments or otherwise) to eradicate or significantly alleviate existing deficiencies in properties and facilities and the inability and inadequacy of other governmental programs and financing mechanisms to eliminate the blighting conditions.
10. The Redevelopment Plan, as amended, contains adequate safeguards so that the work of redevelopment will be carried out pursuant to the Redevelopment Plan, and it provides for the retention of controls and the establishment of restrictions and covenants running with the land sold or leased for private use for periods of time and under conditions specified in the Redevelopment Plan, which the Board of Supervisors deems necessary to effectuate the purposes of the Community Redevelopment Law.
11. The time limitations and financial limitations established for the Amendment Area are reasonably related to the projects proposed in the Redevelopment Plan and to the ability of the Agency to eliminate blight within the Project Area.
The Board of Supervisors is satisfied that permanent housing facilities will be available within three (3) years from the time occupants of the Amendment Area, if any, are displaced, and that pending the development of such permanent facilities, there will be available to any such displaced occupants temporary housing facilities at rents comparable to those in the County of Riverside at the time of ther displacement..
The Board of Supervisors has considered written objections to the Redevelopment Plan and all evidence and testimony for and against the adoption of the Redevelopment Plan. All written objections have been overruled.
That certain document entitled "Redevelopment Plan for the Jurupa Valley Project Area Merger and Amendment", the maps contained therein and such other reports as are incorporated therein by reference, a copy of which is on file in the Office of the Clerk of the Board of the County of Riverside, having been duly reviewed and considered, is hereby incorporated in this Ordinance by reference and made a part hereof. The Redevelopment Plan is hereby designated, approved and adopted as the official "Redevelopment Plan for the Jurupa Valley Project Area Merger and Amendment."
In order to implement and facilitate the effectuation o the Redevelopment Plan as hereby approved, the Board of Supervisors hereby (a) pledges its cooperation in helping to carry out the Redevelopment Plan, (b) requests the various officials, departments, boards and agencies of the County of Riverside having administrative responsibilities in the Amendment Area likewise to cooperate to such end and to exercise their respective functions and powers in a manner consistent with the development of the Amendment Area, (c) stands ready to consider and take appropriate action upon proposals and measures designed to effectuate the Redevelopment Plan, and (d) declares its intention to undertake and complete any proceeding necessary to be carried out by the County of Riverside under the provisions of the Redevelopment Pan.
The County Clerk of the Board if hereby directed to record with the County Recorder of Riverside County a description of the land within the Amendment Area have been instituted under the Community Redevelopment Law.
The County Clerk of the Board is hereby directed to record with the County Recorder of Riverside County a description of the land within the Amendment Area and a statement that proceedings for the redevelopment of the Amendment Area have been instituted under the Community Redevelopment Law.
The County Clerk is hereby directed to transmit a copy of the description and statement to be recorded by the County Clerk of the Board pursuant to Section 8 of this Ordinance, a copy of this Ordinance and a map or plat indicating the boundaries f the Project Area, to the Auditor and Tax Assessor of the County of Riverside, to the governing body of each of the taxing agencies which received taxes from property in the Amendment Area and to the State Board of Equalization.
The Building Department of the County of Riverside is hereby directed for a period of two (2) years after the effective date of this Ordinance to advise all applicants for building permits within the Amendment Area that the site for which a building permit is sought for the construction of buildings or for other improvements is within a redevelopment project are.
This ordinance shall be in full force and effect thirty (30) days from and after the date of final passage.
If any part of this Ordinance or the Redevelopment Plan which it approves is held to be invalid fore any reason, such decision shall not affect the validity of the remaining portion of this Ordinance or of the redevelopment Plan, or the Redevelopment Plan as it existed prior to adoption of this Ordinance, and the Board of Supervisors hereby declares it would have passed the remainder of this Ordinance or approved the remainder of the Redevelopment Plan if such invalid portion thereof had been deleted.
This Ordinance shall be introduced at least five (5) days prior to the board of Supervisors meeting at which this Ordinance is to be adopted. The full text of this Ordinance shall be published and/or be posted as required by law in accordance with Government Code Section 36933.
ADOPTED: 7/9/96 3.16 (Eff: 8/8/76)