CITY
OF CARSON
REDEVELOPMENT AGENCY
PROJECT AREA ONE & MERGED AND AMENDED PROJECT AREA
IMPLEMENTATION PLAN
Adopted: August 1, 2000
Resolution No.: 00-27
TABLE OF CONTENTS
1.0
Introduction
1.1 Intent of the Implementation Plan
1.2 Implementation Plan Requirements (Section 33490)
1.3 The Planning Process
2.0
Project Area Background
2.1 Summary of Blighting Conditions in the Project Areas
3.0
Five-Year Economic Development/Community Development Implementation
3.1 Project Area Goals and Objectives
3.2 Proposed Agency Activities for the 2000-2004 Period
3.3 Funding Sources
3.4 Activity Matrices
4.0
Housing Production Program
4.1 Housing Production Requirements
4.2 Past and Projected Housing Production
4.3 Current and Projected Inclusionary Housing Needs
4.4 Five and Ten-Year Housing Production Plan
4.5 Relationship to Housing Element and Regional Housing
Needs
5.0
Plan Administration
5.1 Plan Review
5.2 Plan Amendment
5.3 Financial Commitments Subject to Available Funds
5.4 Redevelopment Plans Control
APPENDIX
A - Summary of Public Participation Input
APPENDIX B - Implementation Plan Newsletters and Redevelopment Questionnaire
APPENDIX C - Revenue and Cost Estimates for the Carson Redevelopment Agency
APPENDIX D - 1974 Blight Definitions
LIST OF FIGURES
1.
Project Area No. 1
2. The Merged and Amended Project Area
LIST OF TABLES
1.
Summary of Time Limits
2. Goals Achievement Matrix: Development
of Underutilized Land
3. Goals Achievement Matrix: Community
Development
4. Goals Achievement Matrix: New
and Existing Programs
5. Goals Achievement Matrix: Project
Areas Capital Improvements (Not listed in City's CIP)
6. Project Areas Capital Improvements
(As identified in City's CIP)
7. Five-Year Tax Increment Projections (1999-2004)
8. Housing Construction Estimates
Since Project Adoption and Housing Needs Assessment
9. Housing Production Schedule
and Cost Estimates
1.0
INTRODUCTION <RETURN TO TABLE OF CONTENTS>
The Carson Redevelopment Agency (the "Agency") is one of the City's
primary vehicles for ensuring the long-term economic vitality of the community.
Authorized by redevelopment law to undertake a wide variety of activities and
programs, the Agency is involved in community revitalization at all levels,
from relatively simple rehabilitation and facade programs to complex strategies
to preserve and enhance the community's job base by retaining existing businesses
and attracting new businesses to the community.
The focus of Agency
activities and programs since the early-1970s is in the two redevelopment project
areas. These project areas, selected because they were affected by blight and
other signs of economic and physical decline, are the areas where the Agency
is authorized to undertake the majority of its activities. The Agency's activities
in each Project Area are regulated by an adopted Redevelopment Plan and Community
Redevelopment Law.
Although each Project Area has a Redevelopment Plan, it is important to note
that these plans do not dictate on a parcel by parcel basis future redevelopment
or revitalization activities. Rather, each Plan authorizes a variety of tools
that the Agency may employ to revitalize the Project Area following a generalized
blueprint for area land uses that must, by law and by virtue of the respective
Redevelopment Plans, be consistent with the Carson General Plan. Additionally,
actual redevelopment activities and the timing therefor often hinge on the plans
and resources of the many tenants, property owners, or business owners in the
Project Area, because redevelopment law affords these individuals certain rights
and opportunities for participation.
Within the goals and activities authorized by each Redevelopment Plan, the Agency
may undertake a wide variety of activities aimed at stemming blight and economic
decline. Such activities include, but are not limited to, acquiring land for
resale to a redeveloper, entering into contractual agreements with existing
owners or tenants where the Agency provides financial or other assistance for
building repairs or replacement on privately-owned land, developing comprehensive
strategies or preparing studies to assist private developers to respond to local
economic opportunities that result in local investment and job creation, and
financing and constructing needed public facilities and improvements.
In accordance with redevelopment law, the Agency is also vested with the responsibility
for increasing, preserving, and improving the number of housing units for very-low,
low- and moderate-income individuals and families. The Agency is required to
set aside a portion of its tax increment revenues for this purpose.
The Agency has supervised the preparation of this Implementation Plan, which
provides both a short-range strategy for meeting locally identified and State
mandated redevelopment objectives, and information necessary to measure the
Agency's performance in meeting those objectives.
1.1
INTENT OF THE IMPLEMENTATION PLAN <RETURN
TO TABLE OF CONTENTS>
On October 6, 1993, Governor Pete Wilson signed into law AB1290, also named
the California Community Redevelopment Law Reform Act of 1993. AB1290 was authored
to address perceived problems in redevelopment practice, and to refocus the
redevelopment process on concerns of alleviating blight, stimulating economic
development, and providing affordable housing. Chief among the redevelopment
problems addressed by AB1290 was the adoption of project areas that were not
truly blighted, and engaging in redevelopment activities that did not truly
address blighting conditions.
Reflecting a legislative concern that some redevelopment agencies do not implement
their plans in a manner that results in the alleviation of the blight that justified
the adoption of the plan in the first place, AB1290 contains a number of provisions
that require an agency and its legislative body to implement adopted redevelopment
plans in a manner that will eliminate blighting conditions. Implementing projects
that cannot be linked to the elimination of blight, or the provision or improvement
of affordable housing, are not permissible under the post-AB1290 Community Redevelopment
Law (CRL). It is thus the dual intent of this Implementation Plan to provide
a coherent description of short-range redevelopment programs and activities,
while also identifying specific redevelopment activities and programs and the
conditions of blight to be eliminated thereby.
It is important to note that although this Implementation Plan is required due
to the adoption of the Community Redevelopment Law Reform Act of 1993, the requirement
for the Implementation Plan is not predicated on the assumption that the Carson
Redevelopment Agency or any other specific redevelopment agency in the state
is conducting its business in a manner inconsistent with Community Redevelopment
Law. Rather, the intent of the Implementation Plan is to direct attention to
the chief goals of Community Redevelopment Law, namely eliminating blight and
increasing, preserving, or improving the community's supply of low- and moderate-income
housing. The Community Redevelopment Law Reform Act of 1993 reinforces the focus
on these two primary issues by providing a means to measure an agency's progress
in these specific areas against the goals previously established by the agency.
It is also important to emphasize that the Carson Redevelopment Agency is a
mature agency with many years of experience in implementing a broad range of
redevelopment activities and programs. The requirement for the preparation and
adoption of an Implementation Plan does not mean that the Agency has to undertake
a sudden change in direction, discontinue on-going activities or programs, or
set new goals. Accordingly, the emphasis of the Implementation Plan is on maintaining
continuity of actions and consistency with established policy while looking
ahead at projects that may arise or become feasible within the next five years.
1.2 IMPLEMENTATION PLAN
REQUIREMENTS (SECTION 33490) <RETURN
TO TABLE OF CONTENTS>
The Community Redevelopment Law Reform Act of 1993 added Section 33490 to the
Health and Safety Code. This new section requires agencies to produce implementation
plans every five years. In 1994, the Carson Redevelopment Agency Five-Year Implementation
Plan for the 1995-1999 period. This Implementation Plan will govern the 2000-2004
period.
In accordance with Section 33490, this Implementation Plan must contain the
following:
1.1.1
Inclusionary Housing Production Plan (Section 33413)
Under current law, agencies that administer redevelopment project areas or portions
of project areas established on or after January 1, 1976 have an obligation
to ensure that specified percentages of new or substantially rehabilitated housing
are available at affordable housing cost to low- and moderate-income households
and to very-low-income households. In addition, under Section 33413 of the CRL,
whenever dwelling units housing persons and families of low- or moderate-income
are destroyed or removed from the low- and moderate-income housing market as
part of a redevelopment project, the agency is required to replace those units
with an equal number of replacement dwelling units within four years of displacement.
The replacement units must be affordable to those living in the project area,
and must have an equal or greater number of bedrooms than those units being
removed.
In the event
that suitable land for residential development cannot be found within a project
area, then AB1290 permits an agency to count units that are made available at
affordable housing cost outside a project area toward the agency's project area
housing production requirement, on a two-for-one basis: that is, two affordable
units created outside a project area will count the same toward the inclusionary
obligation as one unit created inside a project area. State government has declared
that the provision of affordable housing outside of redevelopment project areas
can be of direct benefit to those projects in helping to accomplish project
objectives regarding affordable housing.
1.2.2 Use of Low- and Moderate-Income Housing Fund (Section 33334.2)
Section 33334.2 of the CRL addresses a number of financial issues as they apply
to affordable housing. These issues are applicable to implementation plans due
to the detailed character of the plan, and the strong emphasis placed on providing
housing opportunities within the community. Sub-sections of particular importance
in regards to the implementation plan include:
1.3
THE PLANNING PROCESS <RETURN TO
TABLE OF CONTENTS>
Though not mandated by CRL, it was the intent of the Carson Redevelopment Agency
to solicit input from various sources during the development of this Implementation
Plan. To this end, the Agency has met with members of the City's Planning Commission,
Economic Development Committee, Public Works Committee, City/Agency staff, and,
of course, the Carson City Council. In addition, the Agency prepared a questionnaire
which was circulated to various community organizations that provide services
to the Project Areas. The Agency also published and circulated a newsletter
providing background information on the Implementation Plan and advertising
two community meetings to be hosted by Agency staff. Each of these activities
was designed in the interest of public participation, and to gather information
on City-wide concerns that could be addressed in the updated Implementation
Plan.
Over the course of this planning process, drafts of the Implementation Plan
were prepared, revised, and subsequently re-circulated (internally) in the interest
of compiling an all-inclusive list of current redevelopment issues in the City
of Carson. A preliminary draft of the Implementation Plan emerged from this
process and was presented to the Agency Board of Directors by Agency staff in
February, 2000. Upon review and comment by the Agency Board, a subsequent draft
was prepared and re-presented on April 11, 2000. Once the Agency Board is satisfied
with the Implementation Plan, a public hearing will be scheduled in accordance
with CRL prior to the formal adoption of the Plan.
The information that was compiled from the activities listed above is summarized in Appendix A of this Implementation Plan.
2.0
PROJECT AREA BACKGROUND
<RETURN TO TABLE OF CONTENTS>
The information provided in this section of the Implementation Plan and in Table
1 is intended to place actions of the Agency over the next five year period
into a historic context and to show how Agency activities over the next five
years will be a logical continuation of existing programs and policies.
The Carson Redevelopment Agency currently administers two Redevelopment Plans
in the City of Carson. Together, these Plans cover approximately 3,065 acres
of the City, and address a variety of industrial, commercial, public, and residential
land use issues.
Redevelopment Project No. 1 was adopted in 1971, and covers approximately 635
acres primarily in the center of the City. In 1975, 1984, and 1996, the project
was expanded by 1,000 acres to include the Carson Street corridor, refinery
operations, and a portion of northwest Carson. Project Area No. 1 is configured
generally in the shape of an "L", with its vertical extension bound
by Alondra Boulevard on the north, Figueroa Street on the west, and Main Street
on the east, and its horizontal extension bound by Del Amo Boulevard on the
north, Carson Street on the south, Figueroa Street on the west, and Wilmington
Avenue on the east.
In 1996, the Agency adopted the Merged and Amended Redevelopment Plan, bringing
together the redevelopment plans for Project No. 2 and Project No. 3, and adding
the northeast corner of Sepulveda Boulevard and Alameda Street to the project.
The Merged and Amended Project Area contains an estimated 1,430 acres and covers
portions of east and south Carson along Carson Street, Alameda Street, 223rd
Street, Avalon Boulevard, Sepulveda Boulevard, Lomita Boulevard, Wilmington
Avenue, and Main Street. The Project No. 2 component was originally adopted
in 1974, and later amended to add territory in 1982, and 1996. Project Area
No. 2 contains approximately 730 acres and includes a 500-acre business park,
residential neighborhoods, and various commercial, industrial and public properties.
The other component of the Merged and Amended Project is Project No. 3, which
was originally adopted in 1984, and amended in 1996 to add territory to the
project. Project Area No. 3 covers approximately 700 acres, focussing mainly
on heavy industrial land uses along the corridors of Carson and Alameda Streets.
The Redevelopment
Plans authorize a wide range of activities to address blight in the Project
Areas. Under the Plan, the Agency is authorized to acquire certain real property;
demolish certain buildings or improvements; provide relocation assistance to
residential and non-residential displacees; install, construct, or reconstruct
public facilities such as streets, utilities, or landscaping; dispose of property
acquired for redevelopment; facilitate the redevelopment of properties within
the Project Areas by private developers or by public entities; rehabilitate
structures in the Project Areas; collect tax increment revenues to finance or
encourage redevelopment; and sell bonds secured in whole or in part by tax increments
to raise capital for redevelopment purposes.
The Agency has utilized most or all of these authorities in the years since
the Projects were adopted as indicated by the following:
2.1 SUMMARY OF BLIGHTING CONDITIONS IN THE PROJECT AREAS
<RETURN TO TABLE OF CONTENTS>
The City of Carson encompasses approximately 19.24 square miles in the South
Bay section of Los Angeles County. Most of the land in Carson developed during
the 1940s, 50s, and 60s, with minimal zoning control while under the jurisdiction
of Los Angeles County. As a result, land use patterns were inconsistent with
adverse physical conditions and adjacent land use conflicts that would deteriorate
further if left unchecked. Common land use patterns, for example, saw refineries
and junk yards located next to single-family homes with little or no buffering.
In addition, the combination of the City's low-laying topography and the overall
lack of public improvements, especially storm drainage and flood control infrastructure,
meant that many residents had to endure major flooding during periods of rain.
One of the driving forces behind the community's push for incorporation was
to address the myriad of problems such as these that had been largely ignored
up until then. In 1971, the Carson Redevelopment Agency was formed to pursue
revitalization of the City's blighted areas.
2.1.1
Conditions Identified in 1994
Despite the Agency's efforts, blighted properties still existed throughout the
Project Area in 1994. The Carson Redevelopment Agency Implementation Plan (1995-1999),
identifies the following conditions of blight within the Project Areas:
2.1.2
Conditions Identified in 1999
A field survey was conducted in October, 1999, to identify general conditions
of blight that remain in the Project Areas. The survey revealed a wide range
of detrimental conditions that affect both individual parcels and entire neighborhoods
alike. In the northerly extension of Project Area No. 1, for example, there
are countless opportunities for Agency involvement in addressing the aesthetic
shortcomings of auto salvage yards, scrap metal collection areas, and gravel
processing plants. The detrimental effect of such land uses is magnified when
located along major streets such as Figueroa Street and the 91 Freeway. Another
example is located in the northeasternmost corner of this area, along 182nd
and 183rd Streets at Ball Avenue, which transitioned from residential to industrial
uses some time ago, as evidenced by lot patterns and the abundance of uses occupying
converted homes. These uses are clearly out of line with the Carson General
Plan's Light and Heavy Industrial land use designation, which envisions development
such as the Nissan/Infinity campus, the Center Point complex, and Pac Bell's
satellite corporate site. There are also many sections of Figueroa Street, Broadway,
and Main Street that do not have full public improvements in the right-of-way
such as curbs, gutters and sidewalks. On top of that, there are known contaminated
industrial sites along Broadway north of Sherman Avenue, and several other sites
potentially contaminated with hazardous wastes.
The hotel on Albertoni Street at Avalon Boulevard is also located in this area and remains boarded up and surrounded by perimeter fencing. To the west is the Carson Plaza Hotel which, although occupied, has an auto salvage yard located to the rear on the adjacent lot with a severely dilapidated primary structure of corrugated metal siding and rusting vehicles stacked 12 feet high. This property has high visibility from the 91 Freeway.
Continuing south in Project Area No. 1 along Main Street are several vacant and underutilized parcels, including the former South Bay Six Drive-In site, and the 157-acre Cal Compact site, both of which have severe environmental issues that must be resolved before significant development can occur. Further south along Main Street, to 213th Street, is another localized strip which is transitioning from residential to commercial and industrial uses, as evidenced by an inconsistent land use pattern and several homes converted for non-residential uses. The conflict: a lot pattern which is more conducive to residential development (limited street frontage and about 100 feet of depth), while the high volume of traffic along Main Street is better suited for non-residential development, and the character of the surrounding neighborhoods is definitely commercial/industrial. Unfortunately, the deliberate pace at which the transition is occurring is proving to be detrimental to both types of uses, and it is hard to say who is suffering more, the residents or the business owners. A similar condition exists at the eastern end of the Merged Project Area, along Alameda Street, north of Carson Street. This area suffers from an odd mix of old and older commercial, residential and industrial land uses, including auto repair shops, motels, bars, and liquor stores, some of which are converted residences. Furthermore, there is little or no buffer between these uses and the residential neighborhoods abutting the rear property lines. To a lesser degree, another example of obsolescence can be found right around the corner, along Carson Street, east of Alameda Street, and also along Sepulveda Boulevard west of Avalon Boulevard. Although the scale of these neighborhoods are oriented to neighborhood development, they too nonetheless suffer from an odd mix of residential and commercial land uses, with several low-end commercial uses, converted residences, and exposed overhead utilities.
Finally, there are several more opportunities for Agency involvement along the Carson Street commercial corridor, west of Avalon Boulevard. If this corridor is to evolve into Carson's downtown district, as envisioned by some members of the City Council and the community, numerous parcels will require acquisition and assemblage as a precursor to meaningful development because of an obsolete parcelization pattern which created a large number of small lots. With several existing residential units and mobile home parks located along the corridor, residential relocation activities are a real possibility, and the expansion of Project Area boundaries could be required to involve all of the parcels fronting Carson Street in redevelopment activities.
Conditions of blight in the Merged Project Area are similar to those in Project Area No. 1, although to a lesser overall degree. The most severe conditions appear to occur east of Wilmington Avenue, in the area originally adopted as Project Area No. 3. Along with the blighting conditions found in the two mixed use corridors fronting Alameda and Carson Streets discussed above, detrimental conditions were also found throughout the southern one-half of the former Project Area No. 3, which includes some of the most intensive heavy industrial uses in the City, if not the South Bay, including a sulphur recovery plant, auto wrecking yards, a portion of ARCO's processing facilities, and an intermodal container storage facility.
The Merged Project Area also includes the originally adopted Project Area No. 2, which encompasses two of the few 'true' residential neighborhoods within the Agency's Project Areas. Both neighborhoods appear relatively stable with evidence of reinvestment and relatively recent construction. However, there were also several individual parcels within these areas with homes that exhibited deferred maintenance and minor-to-moderate deterioration. These examples alone would justify the continuation of the Agency's home improvement programs for the next five years.
Lastly, there are several other examples of vacant or underutilized properties throughout the southwestern section of the Merged Project Area where the Agency could focus its attention. The abandoned Fletcher Oil tank farm, on Main Street at Lomita Boulevard, and the Try-It Discount Mall on Avalon Boulevard, just north of the Colony Park development, are two such examples where the condition of obsolete and severely dilapidated facilities pose health and safety risks to adjacent properties as well as being aesthetic nuisances.
In summary, the
following list is a compilation of blight characteristics that continue to exist
within the Project Areas as identified in the discussion above. The lettered
conditions below correspond with Column #9 in Tables 2 through 5 of this Implementation
Plan.
A. Aging and dilapidated buildings
B. Inadequate building maintenance
C. Dislocation of business
D. Parcels of irregular form and shape, and held in multiple ownership
E. Fragmented ownership patterns
F. Mixed character and shifting of uses
G. Faulty exterior spacing
H. Incompatible land use mixtures
I. Parcels of inadequate size that are held in multiple ownership
J. Lack of adequate public improvements and facilities
K. Economic and social maladjustment
L. Underutilized land
M. Obsolete structures
N. The presence of hazardous materials
O. Depreciated values
P. Circulation and access problems
2.1.3
Agency Activities
Since Redevelopment Plan adoption, the Carson Redevelopment Agency has been
the catalyst for a number of improvements to conditions within the Project Areas.
Project Area boundaries were deliberately drawn to include much of the City's
heavy industrial uses, because the Agency recognized the need to move away from
intense, environmentally-damaging land uses, towards other, more efficient uses
that would ensure land use compatibilities. As such, the Agency focussed much
of its attention on the development of light manufacturing, high-tech fabrication,
and office and business park uses to replace junk yards, auto dismantling operations,
salvage yards, and scrap metal recycling operations.
The Agency utilized
its authority to acquire vacant, underutilized and blighted parcels, which were
then cleared and made available for new development. Concurrently, the Agency
began to provide upgraded public improvements designed to improve and enhance
the local public service infrastructure and make the newly cleared land more
desirable for new development.
In addition, much of the underutilized land along the Project Areas' commercial
corridors such as Carson Street, Main Street and Sepulveda Boulevard was deemed
to be ripe for development at a scale that would be appropriate for the surrounding
residential and commercial neighborhoods, if only the numerous small lots could
be assembled and marketed as a single unit, and new public infrastructure to
serve the area could be provided. To date the Agency has had some success in
these endeavors including the functional and aesthetic enhancement of the downtown
district along Carson Street.
A variety of other
development proposals have been tendered over the years, but the projects either
lacked sufficient financial resources or were not otherwise deemed financially
feasible in light of local market conditions.
Thus, since 1971, the Agency has acted as catalyst to accomplish redevelopment,
development, and infrastructure projects throughout each of the Project Areas.
Between 1971 and 1994, the list of Agency improvements includes: Carson City
Hall and Community Center; Carson Mall and Radisson Hotel (now South Bay Pavilion
and Hilton Hotel, respectively); flood control infrastructure enabling the development
of the Watson Industrial Area; rehabilitation of Avalon Gardens and Hunterwoodworks,
and; residential and commercial improvement programs.
The following is a partial list of current, or recently completed, Agency projects
and activities in the Project Areas within the past five (5) years:
3.0
FIVE-YEAR ECONOMIC/COMMUNITY DEVELOPMENT IMPLEMENTATION
<RETURN TO TABLE OF CONTENTS>
In accordance with AB1290, the required content of an implementation plan can
be divided into two distinct areas of agency activities: programs and activities
related to the provision or replacement of affordable housing in the community,
and all other redevelopment programs and activities that the agency may pursue
under the adopted redevelopment plan(s).
This Chapter lists the goals and objectives of the City's redevelopment programs
and then identifies the Agency's non-housing activities that are aimed at achieving
those goals and objectives for the next five year period. (Housing activities
are addressed in the next chapter, 4.0 Housing Production Program.)
The magnitude
of the redevelopment program in the City of Carson, and finite Agency resources,
dictates that future activities be initiated in phases predicated on five factors:
1. Availability of Agency revenue to finance proposed activities;
2. Importance of the project or activity to capitalize on an existing or proposed
development/redevelopment project or activity;
3. Necessity in order to set the stage for development/redevelopment of the
Project Areas;
4. Potential to encourage voluntary improvements of private property or to stimulate
outside private investment; and
5. Implementation of a project or activity which generates the greatest positive
impact on the community (visual, economic, problem mitigation, etc.).
As such, the list
of proposed Agency projects shown in Tables 2 through 5 have been categorized
into one of three tiers based primarily upon the estimated timing for each project:
Projects that warrant the Agency's immediate attention, or projects beginning
in the year 2000 and spanning multiple years, have been given Level One Status;
Projects that are likely to be implemented beginning in the years 2001 or 2002
have been assigned Level Two Status; and, projects that are unlikely to begin
until the year 2003 or later have been given Level Three Status. See Sections
3.2.1 through 3.2.4 of this Implementation Plan for a general description of
the proposed Agency programs and activities for the 2000-2004 period.
3.1
PROJECT AREA GOALS AND OBJECTIVES <RETURN
TO TABLE OF CONTENTS>
Because the Agency's redevelopment plans were adopted for similar reasons, there
is a high degree of policy and programmatic consistency between them. As such,
the goals and objectives of the redevelopment plans, which were listed at the
time of their respective adoptions, have been combined below for the purposes
of this Implementation Plan. The numbered goals below correspond with Column
#10 in Tables 2 through 5 of this Implementation Plan.
1. The elimination and prevention of the spread of blight and deterioration,
and the conservation, rehabilitation, and redevelopment of the Project Area(s).
2. The encouragement, cooperation, and participation of residents, business
persons, public agencies, and community organizations in the revitalization
of the Project Area(s).
3. The provision of financial assistance to encourage private sector investment
in development and redevelopment of the Project Area(s).
4. The promotion of the economic well being of the Project Area(s) by encouraging
the diversification and development of its economic base, and to assist in both
short and long term employment opportunities for the residents of the Project
Area(s) and the City.
5. The improvement of housing and the assistance of low and moderate income
persons and families to obtain homeownership.
6. The development of quality affordable housing.
7. Work with the City to provide adequate roadways; traffic and circulation
improvements to correct street deficiencies, alignment problems and to eliminate
road hazards; and to provide adequate street and freeway access throughout the
Project Area(s).
8. The stimulation of private sector investment in the full development of the
Project Area(s).
9. The expansion of the resource of developable land by making underutilized
land available for development.
10. The provision of needed or lacking public improvements and facilities which
are sensitive to the environment.
11. The improvement or preservation of low and moderate income housing as is
required to satisfy the needs and desires of the various age and income groups
of the community, maximizing the opportunity for individual choice, and meeting
the requirements of State law.
12. The development of safeguards against noise and pollution to enhance the
industrial, commercial, and residential community.
13. The upgrading of existing commercial and industrial uses in the Project
Area(s).
14. The assembly and disposition of land into parcels suitable for modern integrated
development with improved development standards, pedestrian, and vehicular circulation
in the Project Area(s).
As identified by the list below (item nos. 15 through 21), the Agency's principal
objectives for the Project Areas over the next five year period will continue
to focus upon economic development, community development, public facilities,
affordable housing, and the abatement of soils and groundwater contamination
in order to alleviate conditions of blight.
15. Give priority to project which address clean-up of unwanted, conflicting,
and blighted uses.
16. Give priority to projects that will generate the greatest amount of tax
increment revenue to the Agency, and sales and business taxes to the City.
17. Give priority to financially feasible projects that include or have been
requested by potential owner participants.
18. Give priority to projects which retain desirable uses and save or create
jobs.
19. Give priority to projects that provide buffers or mitigate the impact of
industrial uses on adjoining residential areas.
20. Focus traditional redevelopment activities in those portions of the Project
Area, where appropriate, and provide the greatest visibility.
21. Update zoning designations within the Project Area to improve the City's
competitiveness in the marketplace while generating desirable new development.
3.2
PROPOSED AGENCY ACTIVITIES FOR THE 2000-2004 PERIOD <RETURN
TO TABLE OF CONTENTS>
The list of projects and programs identified in Tables 2 through 5 represents
a compilation of needed actions and improvements within the Project Areas as
recommended by Agency staff, City Council, Planning Commission, Economic Development
Committee, Public Works Committee, various community organizations serving the
City of Carson, and those who live or work within the City of Carson. Thus,
in total, the list is a reflection of the goals and policies of the Agency and
the identified needs of the Project Areas. The purpose of these projects and
programs is to promote revitalization, redevelopment, development, and the mitigation
of blight within the Project Areas. The matrices in Tables 2 through 5 show
how the programs, projects, and potential projects of the Agency relate to the
specific goals and objectives of the Project Areas, and which specific conditions
of blight they are intended to alleviate.
The Agency's proposed projects and programs are an indication of the types of
activities needed in the Project Areas; they are neither all encompassing nor
limiting. They are identified for planning purposes and should not be construed
as a limitation on the Agency to carry out and implement other aspects of the
redevelopment program in the City of Carson as may be appropriate. The list
of proposed activities is designed for flexibility in order to accommodate an
evolutionary process to be utilized by decision-makers as opportunities become
available to the Agency. The list of proposed activities have been categorized
in one of the five following groups: Development of Underutilized Land, Community
Development, New and Existing Programs, Capital Improvements (as identified
in the City's Capital Improvements Program), and Capital Improvements (that
are not included in the City's Capital Improvements Program).
During the five-year term of this Implementation Plan, other public and private
projects may be judged to be both feasible and worthwhile. It is particularly
likely that new development opportunities will arise once the proposed projects
combine to have a positive effect on the community. It may then be necessary
for the Agency to respond quickly to evaluate such opportunities and, if appropriate,
to incorporate them into the overall program.
Whether or not listed in Tables 2 through 5, specific capital improvements may
be constructed or funded by the Agency during the period covered by this Implementation
Plan, if the Agency finds that:
3.2.1
Community Development and Development of Underutilized Land (See Tables 2 and
3)
ENA/OPA/DDA
- The Agency will continue to enter into Exclusive Negotiating Agreements (ENA),
Owner Participation Agreements (OPA), and Disposition and Development Agreements
(DDA) for the development of all vacant or underutilized land within the Project
Areas.
An ENA is an agreement that provides a private sector participant with exclusive
rights to pursue negotiations with the Agency for the improvement of a property.
It may follow the Agency's solicitation for proposals to acquire, lease and/or
develop/rehabilitate property.
An OPA provides property owners and tenants with an opportunity to participate
in the implementation of the redevelopment and revitalization strategies for
the project area within they are located.
A DDA provides the legal contractual relationship between the developer and
the Agency setting forth the obligations, responsibilities and liabilities of
all parties involved. The DDA is the catalyst that allows pre-development activities,
such as property title transfer, and Agency financial participation, to occur.
Like OPAs, a DDA will improve the negotiation process between the Agency and
developer by allowing the parties to enter into exclusive ENAs.
During the Plan's five-year period, the Agency intends to focus its efforts
at identifying uses and/or operators for the following properties in order to
encourage subsequent development:
3.2.2
New and Existing Programs (See Table 4)
One of the most important tools of the Agency is its ability to enter into special
agreements with landowners and private sector developers for the purpose of
fulfilling its redevelopment goals and objectives. Agency programs and contractual
agreements provide a legal and binding relationship between the public and private
sectors aimed at revitalization and development. Efforts to reach the goals
and objectives outlined in Section 3.1 of this document, and in Table 4 below,
in the next five year period, are expected to include, but are not necessarily
limited to the following broadly described Agency programs, as they apply to
the Project Areas:
Brownfields
Pilot Program
It has been emphasized repeatedly that mitigation and clean-up of former and
current landfill sites is critical to the future development opportunities within
the Project Areas. Development within the City over the past 20 years has decreased
vacant space as the City reaches its build-out capacity. The need for reasonably
priced parcels that have a desirable location, adequate frontage, sufficient
size and are free from environmental impairment is increasing. Thus, remediation
and redevelopment of the City's brownfields sites will remove environmental
hazards and promote economic development and job creation. Implementation of
the City's Brownfields Pilot Program will create an inventory of contaminated
sites, identify sites with the highest developable potential, conduct Phase
I and Phase II studies of up to five sites, and develop alternatives for the
remediation of environmental problems to help facilitate a final State-approved
clean-up plan for each site.
Code Enforcement
During the research and data-collection processes for this Implementation Plan,
it was suggested several times that the City and Agency need to increase code
enforcement efforts throughout the Project Areas. Conditions of physical blight
resulting partially from a passive code enforcement program has become a constraint
to "higher and better uses" and the types of quality development that
those who live and work in the Project Areas would like to see more of. In some
residential neighborhoods, homeowners have used videotape to assist the City's
code enforcement efforts in documenting conditions of physical blight. And in
commercial areas, concentrations of properties cited for numerous code violations
negatively affect surrounding businesses.
The City's Property Maintenance Program entails the use of the code enforcement
officer to pursue a program of inspections and property owner contact in order
to ensure compliance with the property maintenance requirements of the City.
It is recommended that the City's Planning Department retain an additional staff
member to supplement the City's on-going Property Maintenance Program enforcement
efforts by focussing specifically on code enforcement in the redevelopment Project
Areas. The staff member should act as a liaison between individual homeowners,
and also maintain contacts with construction companies working in the Project
Areas to see that construction-related impacts are minimized. The staff member
should also oversee code enforcement efforts in the Project Areas' commercial
sectors in order to provide a safe and clean business environment which will
attract new businesses to the City of Carson and retain those that are already
here. In the future, additional staff should be added, if required, to maintain
an aggressive code enforcement and property maintenance program.
Low-Interest
Loans: Rehabilitation/Property Maintenance
This program is funded largely through the City's Community Development Block
Grant (CDBG), and involves a low-interest revolving loan program to be made
available to property owners within the Project Areas in order to implement
either voluntary or mandated rehabilitation and property maintenance programs,
including façade improvements, structural upgrades, and exterior finishings.
Interest rates remain at a level that encourages active use of the program,
and pay back periods remain relatively short (within 10 years) in order to ensure
that a revolving financing vehicle is continually in place. The Rehabilitation/Property
Maintenance Program may also be funded through the Agency's tax increment funds,
either to augment CDBG funding or to begin a free-standing program. This program
works in conjunction with the City's and Agency's code enforcement/property
maintenance programs.
Outreach Programs
The need exists to continue the promotion and marketing of the City of Carson
as a desirable location to establish and conduct business in order to maintain
and expand the City's tax base and increase employment opportunities. Carson
should continue to capitalize on its position as a City that promotes and encourages
quality development/redevelopment while eliminating detrimental and undesirable
conditions. It is vitally important for the City to have a positive image, i.e.,
activities, people, goals, environment, businesses and its progress, especially
as the City begins to implement its Brownfields Pilot Program. Comprehensive
communications and marketing plans should continue to be implemented and incorporated
into the overall redevelopment efforts of the City and Agency.
3.2.3 Capital
Improvements
The Agency will facilitate the development of remaining vacant or underutilized
properties by continuing to provide financial assistance in the construction
of needed public improvements, including the construction/reconstruction of
streets, curbs, gutters, sidewalks, storm drains, sewers, utilities, and public
parking areas.
The City's Capital Improvements Program (the "CIP") has identified
several locations within the Project Areas where public improvements are currently
deficient, as identified below. These projects represent the major short-term
opportunities to alleviate infrastructure deficiencies in the Project Areas.
(See also Table 6.)
3.3
FUNDING SOURCES <RETURN
TO TABLE OF CONTENTS>
The Agency has
identified several major sources of funds for the programs and activities planned
over the next five years in the Project Areas. These funding sources include:
3.4
ACTIVITY MATRICES <RETURN TO TABLE
OF CONTENTS>
Table 2, Table
3, Table 4, Table
5, Table 6, Table
7 , show how Agency activities under consideration for the 2000-2004 period
relate to the specific goals and objectives of the Project Areas. Specific conditions
of blight within each Project Area, as identified in Section 2.1.2 of this Implementation
Plan, that the Agency's goals, objectives, programs and projects are intended
to alleviate are shown in Column 9. The specific goals of the Agency, as identified
in Section 3.1 of this Implementation Plan, that each activity is intended to
address are shown in Column 10. This list of proposed Agency activities was
compiled from recommendations of the City Council, Economic Development Committee,
Planning Commission, Public Works Committee, a survey of various City organizations,
and public meetings with those who live and work in the City of Carson.
4.0
HOUSING PRODUCTION PROGRAM
In addition to the redevelopment implementation programs described above, the
CRL requires that each implementation plan contain a 5-year housing production
program that shows how the Agency will address Sections 33334.2, 33334.4, 33334.6,
and 33413. Specifically, the production program must show the number of housing
units to be developed, rehabilitated, price-restricted, otherwise assisted,
or destroyed. In addition, the housing production program must describe the
Agency's plans for using its annual deposits in the Low- and Moderate-Income
Housing Fund.
Sections 33334.2 and 33334.6, among other matters, oblige the Agency to establish a Low- and Moderate-Income Housing Fund for the purposes of increasing, improving and preserving the City's supply of low- and moderate-income housing. Section 33334.4 states that it shall be the policy of each redevelopment agency to use the Low- and Moderate-Income Housing Fund to, "... assist housing for persons of low- and very-low income in at least the same proportion as the total number of housing units needed for those income groups which are not being provided by other governmental programs bears to the total number of units needed for persons of moderate, low- and very-low income within the community."
Finally, Section 33413 establishes various housing production requirements, including standards for replacing housing units lost as a result of Agency activities, standards for the production of low- and moderate-income housing units provided by parties other than the Agency, the ratio of very-low income housing units to low- and moderate-income housing units produced in any project area, the length of time that units must be affordable, and requires the preparation of a plan showing how the requirements of Section 33413 will be met (an "AB315" plan).
The following
sections summarize general issues relative to low- and moderate-income housing
in the City of Carson, detailed housing production requirements, housing production
in the Project Areas, identified inclusionary housing needs, projected housing
needs through the five-year planning period, replacement housing needs, current
housing programs, and a five-year production plan.
4.1
HOUSING PRODUCTION REQUIREMENTS
Besides replacement housing (see Section 4.4 below), CRL Section 33413 has two
basic inclusionary housing production requirements that are applicable to Redevelopment
Plans, or Plan Amendments that add territory to a Project Area, where adoption
occurred after January 1, 1976.
1. At least 30
percent of all new or substantially rehabilitated dwelling units developed by
the Agency must be available at affordable housing cost to persons or families
of low- or moderate-income. Of these, not less than 50 percent must be available
at affordable housing cost to, and occupied by, very-low income households.
This requirement would apply to housing developed directly by the Agency, but
not to housing projects developed by a private party under an agreement with
the Agency.
2. At least 15 percent of all new or substantially rehabilitated dwelling units
developed within a redevelopment project area by parties other than the Agency
shall be available at affordable cost to persons or families of low- or moderate-income.
Of these, not less than 40 percent must be available at affordable cost to very-low
income households. This requirement applies in the aggregate, and not to each
individual housing development project. These low- and moderate-income dwelling
units may be provided outside the Project Areas, but will only be counted on
a two-for-one basis. In other words, if the Agency has an inclusionary housing
need of 10 units inside the Project Areas, then 20 units outside the Project
Areas would satisfy the overall requirement on a two-for-one basis.
Only low- and
moderate-income housing units whose affordability is guaranteed on an on-going
basis over the long term may be counted in meeting these requirements. For the
purposes of this plan, long-term affordability is defined as affordable until
the expiration date of the Redevelopment Plans.
4.2
PAST AND PROJECTED HOUSING PRODUCTION
As shown in Table 8, a total of 843 residential units have been built or substantially
rehabilitated with the help of the Agency. Of these, 669 units are located within
the Project Areas (148 units in Project Area No. 1; 521 units in the Merged
and Amended Project Area). All 148 units in Project Area No. 1 are reserved
for lower income families, 10 of which are reserved for families of very-low
income. In the Merged and Amended Project Area, only 5 of the 521 units are
reserved for lower income families, but none of these units are reserved specifically
for very-low income households. In total, 153 of the 669 housing units (23%)
located in the Project Areas are available to lower-income households. Of the
174 Agency-assisted units built outside of the Project Areas, 151 are available
for lower income occupancy (87%).
4.2.1 Overall
Project Area Housing Production
Redevelopment Project Area No. 1: Project Area No. 1 was originally adopted
in 1972. At that time, the "original" Project Area contained approximately
635 acres composed primarily of commercial and industrial uses, although two
small pockets of residential land was also included. In 1975, the Project Area
was expanded to include two additional residential neighborhoods, referred to
as the "Northern Neighborhood". In 1984, and 1996, the Project Area
was again expanded to include an additional 865 acres of commercial, industrial,
and non-conforming residential properties.
Since the originally adopted Project Area and the added Northern Neighborhood were adopted prior to January 1, 1976, these areas are not subject to the inclusionary housing requirements of AB1290. And, although the area added to the redevelopment program in 1984 is subject to the inclusionary requirement, it contains no residentially-zoned land. In addition, even though land that is used for residential purposes currently exists within the Project Area, the inclusionary housing requirement is not triggered because the land in question is in non-conformance with the Carson General Plan. (The inclusionary housing requirement only applies to non-conforming residential land when one of the following three conditions is met: 1) substantial rehabilitation occurs; 2) three or more units are rehabilitated by a private party; 3) one or two units are rehabilitated by the Agency. According to Agency staff, the existing housing in this area consists only of one or two units, none of which have received assisted rehabilitation. No substantial rehabilitation (as defined by CRL) will occur over the term of the project, unless conducted by the Agency.
Within Project Area No. 1, the Agency has participated in the following housing projects:
The Merged and Amended Project Area: The Merged and Amended Project consists of the individually-adopted redevelopment plans for Project Area No. 2 and Project Area No. 3. The two plans were merged in 1996.
The Project Area No. 2 component of the Merged Plan was originally adopted in 1974, encompassing approximately 700 acres. This "original" Project Area included two residential neighborhoods and some light industry. In 1982, the Redevelopment Plan was amended to reflect a minor change in land use designations in the Carson General Plan, which assigned a low-density residential designation to land in the southern portion of the Project Area that was previously designated for light industrial uses. Later in 1982, and again in 1996, the Project Area was expanded, adding commercial and residential developments.
Because Plan adoption occurred prior to January 1, 1976, the residential land in the original Project Area is not subject to the inclusionary housing requirements of AB1290, which only applies to the residentially-zoned land in the area added to the redevelopment program in 1982. To date then, Agency-assisted housing development includes Avalon Greens and Colony Park.
The Project Area No. 3 component of the Merged Plan was originally adopted in 1984, and expanded in 1996, encompassing approximately 500 acres of industrial and commercially-zoned land. Although no residentially-zoned land was included in the Project Area, some non-conforming single-family homes are located within the Project Area. These homes, however, are not eligible for substantial rehabilitation activities due to their legal non-conforming status. And, because General Plan land use designations prohibit residential development in the Project Area, it is not anticipated that the Project Area will be subject to the inclusionary housing requirements of AB1290.
Within the Merged and Amended Project Area, the Agency has participated in the following housing projects:
Agency-assisted housing activities outside of Project Areas: The Agency has also contributed to the construction or substantial rehabilitation of 174 residential units built outside of existing project area boundaries. Of these units, 151 are reserved for low- and moderate-income households (87%). Projects include:
In accordance with inclusionary requirements, a housing development built with Agency assistance but located outside of established project area boundaries must have a higher minimum number of units reserved for lower income households (30%) than a housing development built within a project area (15%). In addition, an Agency may count only half of the units designated for lower income occupancy towards the satisfaction of inclusionary requirements when those units are located outside of project area boundaries. Thus, as shown in Table 8, although the number of Agency-assisted units reserved for lower income households (151) exceeds the Agency's requirement (52) by 99 units, only half of the excess may be applied. As a result, the Agency's surplus of inclusionary housing units outside of the project areas is "only" 50 units. By similar calculations, the 48 very-low income units provided results in an existing surplus of 14 units.
4.2.2 Existing
and Projected Affordable Housing Production
Existing affordable housing developed in whole or in part with assistance from
the Agency includes the Villagio, Colony Park, and Avalon Greens. In each case,
units have been made available to lower income households, the affordability
of which is maintained through long-term affordability covenants. Future affordable
housing projects developed in whole or in part with assistance from the Agency
includes the Khadija, and Koski/Watson Land projects. Other possible projects
may develop along Carson Street between I-110 and I-405, although the location
and scope of such projects are undetermined and remain highly speculative at
this time.
In anticipation of future housing construction in Carson, the Agency and City plans to prepare a Comprehensive Housing Strategy during the 2000-2001 fiscal year. The study will include detailed analyses of market demands, suitable locations, construction timing, and other factors related to the provision of affordable and market-priced housing.
During the lifetime of this Implementation Plan, the Agency will continue to implement its low- and moderate-income housing assistance programs:
The Agency will also continue to assist other housing projects located outside of the Project Areas. Agency-assisted housing development currently under construction or nearing completion include:
The Agency is also likely to assist other housing projects outside of the Project Areas. At this time, though, such projects have yet to be determined.
4.2.3 Replacement
Housing Needs
In the event that dwelling units affordable by low- or moderate-income households
are destroyed or otherwise removed from the housing stock in either Project
Area, then the Agency must replace these units within four years with equivalent
or better units. This requirement applies only if the development project in
question is subject to a written agreement with the Agency or if financial assistance
has been provided by the Agency. Unassisted private development in the Project
Areas does not trigger this requirement.
At present, the Agency has no plans to enter into a written agreement or to provide financial assistance to any development in any of the Project Areas that would result in the removal of affordable low- and moderate-income units from the housing stock. Likewise, the Agency does not anticipate having to enter into any such agreements that could cause the loss of units from the low- and moderate-income housing stock. The predominantly commercial and industrial character of portions of the Project Areas reduces the chances that the existing low- and moderate-income housing stock will be affected by future redevelopment activity through the loss of units.
However, the potential
for the loss of affordable units does exist in certain portions of the Project
Areas, especially in areas of legal, non-conforming residences. If direct Agency
actions should result in the loss of affordable housing units in the Project
Areas, then such units shall be replaced within four years by equivalent or
better dwellings affordable to low- and moderate-income households. Such replacement
shall be in accordance with the CRL, the Carson General Plan, and any other
applicable statute. Replacement housing may be funded through use of the Low-
and Moderate-Income Housing Fund, or other sources of funds as permissible and
appropriate.
4.3
CURRENT AND PROJECTED INCLUSIONARY HOUSING NEEDS
Table
8 estimates current and projected inclusionary housing needs over the next
five and ten year periods based on the requirement that in the aggregate at
least 15% of all new construction or major rehabilitation in Project Areas adopted
on January 1, 1976, or later, be affordable by persons or households of low-
or moderate-income. Of this 15%, not less than 40% must be available at affordable
costs to very-low income households that make 50% or less of the County's median
income.
Based upon 843 units built or substantially rehabilitated with Agency assistance, the 15% inclusionary housing requirement calls for 153 units to be made available to low- and moderate-income families. And not less than 40% of these units (63 units) are to be reserved for very-low income households. In total, the Agency currently provides financial assistance to assure housing affordability for 304 units, for a net surplus of 151 units. However, since some of the Agency-assisted units are located outside of Project Area boundaries, and only half of such units may be counted in the inclusionary housing calculations, the Agency's actual net surplus is reduced to 102 units (see Table 8). The Agency currently has a net deficit of 17 units reserved for very-low income households.
During the next five-year period, the Agency expects to provide assistance in constructing or significantly rehabilitating an estimated 445 units (260 units in Project Area No. 1; 185 units in the Merged and Amended Project Area). In addition, Agency-assisted housing developments are currently under construction outside of the Project Areas (Carson Terraces, 62 units), and another is nearing completion (Carson Greens, Phase II, 25 units), for a grand total of 532 Agency-assisted units. During the subsequent five-year period, an estimated 200 additional units can be expected to receive some form of Agency assistance (150 units in Project Area No. 1; 50 units in the Merged and Amended Project Area). The construction of these 732 units will generate an inclusionary housing need for 124 units, including 49 units available for very-low income households. The Agency's current surplus of 102 units reserved for low- and moderate-income households together with the Agency-assisted units as applied from outside the Project Areas would offset this requirement. Ultimately, a net surplus of 35 units for low- and moderate-income households will result. Furthermore, the Agency's current deficit of 17 units reserved for very-low income households will increase to 46 units.
4.4 FIVE AND TEN-YEAR HOUSING PRODUCTION PLAN4.4.1 Programs
to Address Unmet Housing Needs
In order to address the potentially unmet need for the single, low- and moderate-income
unit, the Agency will continue to work with individual developers on a case-by-case
basis to assist in the provision of these units. The Agency shall also cooperate
with the City in providing resources to meet City-wide Housing Element goals
and objectives.
Table 9 outlines the housing production plan and estimated costs over the next five year period, based on the candidate programs outlined in Section 4.2.2. All of the units assisted according to the production plan will meet inclusionary housing standards.
4.4.2
Resource Availability
As shown in Table 7, it is anticipated that the Agency will deposit approximately
$20.7 million in the Low- and Moderate-Income Housing Fund from the two Project
Areas during the next five year period. The Low- and Moderate-Income Housing
Fund currently has an unencumbered balance of $10.4 million. Based on these
data, the Agency will have total resources of $30.1 million for use in providing
low- and moderate-income housing during the 2000-2004 period.
Given the programs outlined above, these estimated funds would be expended in part in the manner shown in Table 9. The above housing production plan will use an estimated $28.4 million of the total $30.1 million of unencumbered Low- and Moderate-Income Housing Fund funds over the next five years.
Whether or not discussed above, specific low- and moderate-income housing projects may be constructed, funded or otherwise supported by the Agency during the period covered by this Implementation Plan, if the Agency finds that:
1.
The goals and objectives of the Redevelopment Plan are furthered, and that the
low- and moderate-income housing program is consistent with State housing policy
as stated in the CRL.
2. Specific low- and moderate-income housing needs will be mitigated in whole
or in part through construction of the project.
3. That the long term affordability of the units has been ensured in a manner
consistent with the CRL.
4.5
RELATIONSHIP TO HOUSING ELEMENT AND REGIONAL HOUSING NEEDS
4.5.1 Relationship to Regional Housing Needs
The development and/or preservation of affordable low- and moderate-income housing
opportunities helps address regional housing needs by increasing the availability
of local affordable housing opportunities. The Southern California Association
of Governments indicates that 58% of all Carson's households are either low-
or moderate-income. Of these, 29% are very-low income households making less
that 50% of the County's median income. Low- income households making between
80% and 50% of median income make up another 30%, and moderate-income households
making between 80% and 120% of median income make up the remaining 41%. Of the
very-low and low- income households, 68% pay more than 30% of their income for
housing. This is slightly higher than Los Angeles County's 64.8% overpayment
rate, and the region's 63.0% overpayment rate.
The housing production
programs included in this Implementation Plan will result in the long-term addition
of low- and moderate-income housing units to the region's housing stock in rough
proportion to the distribution of very-low, low- and moderate-income households
in Carson. Specifically, 40% of all inclusionary units produced, as discussed
above, will be available at affordable costs to very-low income households.
The remaining units will be available to low- income and moderate-income households.
It is the intent of the Agency to make the majority of the very-low income housing
units available to families or non-senior households.
4.5.2 Relationship
to the Housing Element
The Housing Element of the Carson General Plan establishes general housing policies
and programs for the City as a whole, including the Project Areas. Each of the
Redevelopment Plans, and any Agency action pursuant to these plans, must be
consistent with the Carson General Plan and its Housing Element. The Housing
Element calls for Agency participation in meeting identified City-wide housing
needs, including the use of the Low- and Moderate-Income Housing Fund to provide
affordable housing opportunities.
By outlining a program to provide inclusionary housing pursuant to CRL Section 33490, this Implementation Plan furthers the goals, objectives and policies of the Housing Element, and is thus consistent with the element.
5.0
PLAN ADMINISTRATION
The Carson Redevelopment
Agency shall be responsible for administering this Implementation Plan and for
monitoring redevelopment activities or programs undertaken pursuant to this
Plan.
5.1
PLAN REVIEW
At least once within
this Plan's five year term, the Agency shall conduct a public hearing and hear
testimony of all interested parties for the purpose of reviewing the adopted
Redevelopment Plans and the corresponding Implementation Plan(s) and evaluating
the progress of the Redevelopment Project(s). The public hearing shall be held
no earlier than two years and no later than three years after the date of adoption
of this Implementation Plan. The Agency may choose to conduct a single public
hearing applicable to all adopted redevelopment projects described in this Plan,
or may conduct separate public hearings for each Project Area.
Notice of the
public hearing(s) to review the Redevelopment Plan(s) and Implementation Plan
shall be published pursuant Section 6063 of the Government Code and posted in
at least four permanent places within each Project Area for a period of at least
three weeks. Publication and posting of the notice shall be completed not less
than 10 days prior to the date set for hearing.
5.2
PLAN AMENDMENT
Pursuant to California
Redevelopment Law Section 33490, this Implementation Plan may from time to time
be amended after holding a public hearing on the proposed amendment.
5.3
FINANCIAL COMMITMENTS SUBJECT TO AVAILABLE FUNDS
The Agency is authorized to utilize a wide variety of funding
sources for implementing each Redevelopment Plan. Such funding sources include,
but are not limited to financial assistance from the City, State of California,
federal government, property tax increments, interest income, Agency bonds secured
by tax increment or other revenues, or any other legally available revenue source.
Although the sources of revenue utilized by the Agency are generally deemed
to be reliable from year to year, such funds are subject to legislative, program,
or policy changes that could reduce the amount or availability of the funding
sources upon which the Agency relies.
In addition, with
regard to the Agency's primary revenue source, tax increment revenues, it must
be noted that revenue flows are subject to diminution caused by events not controlled
by the Agency which reduce the taxable value of land or improvements in any
of the Project Areas. Moreover, the formulas governing the amount or percentage
of tax increment revenues payable to the Agency, may be subject to legislative
changes that directly or indirectly reduce the tax increment revenues available
to the Agency.
Due to the above-described
uncertainties in Agency funding, the Projects described herein and the funding
amounts estimated to be available are subject to modification, changes in priority,
replacement with another project, or cancellation by the Agency.
5.4
REDEVELOPMENT PLANS CONTROL
If there is a conflict
between this Implementation Plan and any one or all of the respective Redevelopment
Plans or any other City or Agency plan or policy, the applicable Redevelopment
Plan(s), plans or policy shall control.