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Home My WebLink About1988/03/02 - Agenda Packet - RDAI. 0 .t .'r +. CITY OF • • CUCAMONGA REDEVELOPMENT AGENCY '`¢ y t� AGENDA REGULAR MEETINGS 1st and 3rd Wednesdays — 7:00 p.m. March 2, 1988 Lions Park Community Center 9161 Base Line Road Rancho Cucamonga r.• Agency Members Dennis L Stout, chi, r.... Pamela J. Wright, vw ckw e... Deborah N. Brown, Ap.p M..w, Charles J. Buquet, Ap..r et..t. Je1Gty King, At" m..a. •s• Lauren ?vL Wasserman, es...a.. o,, ,/s. ,r C10� Offlm 989.1851 Lions Park 980 -1143 ti� !; J Redevelopment Agency Agenda, I- March 2, 1988 1 d bl A. CALL TO ORDER 1. Roll Call: Brown buquet Stout _, King _, and IErigFt - B. CONSENT CALENDAR The following Consent Calendar items are expected to be routine and non - controversial. '.hey will be acted upon by the RDA at one time Uithout discussion. Any item may be removed by an Agencyrember or member of the - audience for ?� discussion. 1. Approval of Hinutas: February 3, 1988. 2. Approval to receive and file CLfrent Investment S:htdule 1 as of February 25, 1988. C. PUBLIC HEARINGS 0. STAFF REPORTS ' 1. Review and approve a program for Redevelopment Agency 6 - participation in the implementation for the Foothill Specific Plan. E. COMMUNICATIONS FROM THE PUBLIC This is the time and place for the general public to address the Redevelopment Agency. State law prohibits the Redevelopment Agency from addressing any issue not previously included an the Agenda. The Redevelopment Agency may receive testimony and set the matter for a subsequent meeting. Comments are to be limited to five minutes per individual. F. ADJOURNMENT d bl y { 2; � ~Rig � \ It- - - - -. . - - ��$ |:i t !! � ■ - | !! § :!! ! ■ !, ! ■ ! \§ . { ! |!!! !Vat 1-- M, II �I�!! |! ;!• !ll�f f�f�| ! ;!!! ; � % � % } /� >� \ \ + cr -1 a... Y: %:fy�YylY✓i'!ti"'t'h'�v °`: trf ",C{�":' _ . y - ��'.., r-S `:. ..:i.w,45 _.'. 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" -r X4, all. In I I . . " -r 7 ° \ ` . § k � / \�� s 14v" || !; Il! t! ! ! !!! !| � |! R . ® ■ i 2 ! ! 4 ;� # ■| � � h' | � 01, t « § � 2 \ � § | | § ■ f ! � { , \ • -® �` a t. Clj1EpEVEL0pN MENT AGENCY I .. a h 2, 1988 Agency ORTE. Marc of the Redevelopment T0: Chairman and Members FROM: Jack lam, AIC ?ve Deputy Director Bxecuti By: Olen Jones Redevelopment Analyst plan for SUBJECT: Review and•Approval of an implementation Soulevazd.Spocific plan* Considers review and approve an the Foothill - Specific Plan -." RECOIA�AENDRTION: BoulevazI Sp Implementation Plan fns the Foothill City Council,app oved In September, 1987, development Agency BRCKOROUNO'BOUlevard Specific Plan.la� which addresses the the Foothill aced an implementation P following has policy areas: street and following P of certain 1 Participation in and rw tinand reconstruction in construction intersection identified problem areas: 2 PUDlic design treatment as a p los ive force; Las to private 3 Elimination of physical obstac development: q public participation in parcel consolidation; 5 Joint public /private ventures; 6 Applicable financing programs; 7 Redevelopment program schedules logical a+m of this report is to create a governing The central for the development policies 9 framework involvement in the imp lemnntation of t Redevelopment Agency Spec Plan. .% Foothill Boulevard Sp i • 1 - f i` .�fp - . ��i ALL �ys� . ,n nl i IoW�ill Baulw•i[d Speltlo ►l+o " �~'�. j�ip,lL�LLp1 ILW C0 IeW 7 .L •f: ' RNRLYSIS: The Foothill Boulevard Specific Plan identifies Foothill Boulevard as the most significant commercial• corridor in the City due to its strategic location, growth , potential and historical identity as a center of commercial activity. ' The essence of the Specific Plan is do facilitate development" .. along this important corridor which will: 1 Provide high quality standards; ' 2 Unify the community imago; 3. Reflect the community heritage; 4 Strengthen commercial viability; 5 Provide a balanced mix of uses; 6. Deal effectively with traffic and safety. TAus, proposed projects alone the corridor will be expected to be well designed and to contribute toward achieving these community objectives. Many areas along the corridor will be able to achieve these results solely by mea,,s of private development However, the Specific Plan recognizes that some portions of the corridor may need public participation in order to develop properly, either because the improvements must be coordinated and properly phased with other private development, or because these are beyond the ability of the private sector to build as i normal part of any one development. Examples of these projects include: master Storm Drains These storm drains are a part of the City's master planned system, and are necessary to alleviate flood hazards and to facilitate proper development along the corridor. Their constructic' is extremely costly, and must be phased and coordinated with other public improvements to ensure completion of all trenching and excavation before construction of surface improvements. Especially critical are areas where older, smaller parcels require extensive reaches of drains, without which proper development would not be possible 3, Foothill bndward 6P"Afla Plan IDP'a "tlm pmro P."7 Local Storm Drains Local drains are required in those areas where a systeld is needed to remedy a specific problem, not necessarily to serve a general area (as with Master Storm Drains). Their construction is not as costly and extensive as a Master Storm Drain, but their phasing needs to be coordinated with other public improvement projects. Road Nidsning And Construction In most instances, widening of roadways to their ultimate master- planned width occurs at the time of development of abutting properties. However, score City - initiated widening may necessary where traffic conditions warrant, ant ere loss than desirable conditions exist adjac....c to already developed - properties. Further, in areas where street realignment is critical to proper development, public participation may be the necessary catalyst for economic development and /or revitalization. Much of the minor rights -of -way acquisition necessary for street widening can be negotiated with the property owners in exchange for the cost of the public improvements. Intarsection Improvements To support the projected traffic loads along the corridor, several critical intersections will require various improvements, including widening to accommodate multiple left turn lanes, right turn lanes, full and improved signalization, landscaping and special paving The need for coordination of the concurrent improvement of all four corners at each intersection, City -wide benefit, and the major expense may require public participation. Activity Canter Streetscaps The Specific Plan calls for the development of "activity centers ", pedestrian - oriented focal points, at certain key locations along the corridor. These create points of interest and strengthen the identity of the corridor by concentrating special streetscape treatment in selected areas, both in the public right -of -way and on private property. Because Foothill Boulevard is not a pedestrian corridor, but a vehicular corridor, these "activity centers" provide concentrated, pedestrian - oriented areas which will help to reinforce commercial activity along the Boulevard. FOOWII aOpl""d SP,CULC PIM 1.91a .tiw Psepus ?q 4 , It may be desirable for the City to participate in the design and installation of these specialized streetscape areas at the time of intersection improvements and /or prior to actual private development. This would allow coordination of the design and construction, and assure ' that landscape and design materials at all four corners of a particular intersection exhibit similar character and level of maturity. This program would require the cooperation of property owners, and appropriate maintenance privisiona. Additional acquisition of property may be required at each "activity center- to accommodate street widening. Acadian Construction The Specific Plnn calla for the construction of the, - continuous landscaped median along the entire corridor and identifies all median break locations. This median has been identified in the City's General Plan since its adoption. Although developing properties have, and will continue to contribute toward the cost of the median, it should not develop in a piecemeal fashion, but I .ld be constructed in logical increments. Additionally, public participation will be necessary in those areas already developed. Railroad Bridge Raconatrucelon /Removal As identified in previous traffic reports, the Southern Pacific Railroad bridge, at the west end of the corridor, must be reconstructed in order to allow roadway widening. In addition, the reconstruction will permit a safer realignment of Foothill Boulevard. Preliminary work has already begun on the bridge reconstruction, with the final Ieconstruction to coincide with the street improvements on Foothill Boulevard I -151Foothill Boulevard Reconstruction In order to meet the future traffic requirements on Foothill Boulevard, the reconfiguration of the northbound onramp to the I -15 Freeway is required. In addition, the northbound offramp must be realigned to meet this change. This project is already identified in the Redevelopment Plan, and its implementation has begun as a result of prior Council /Agency actions. The required right -of -way will be acquired in fiscal year 1988/89, with construction completed in two years. T a Mn 9=1l ud .PPeinv pin F , page 5 Construction costs for this project are not included in sr ,.he Implemeu m. tation Program costs, as this project has �,•�' already been funded through the original Redevelopment Plan. 9 Channel Bridge Reoonstruction The specific Plan identifies the need for the widening n of bridges crossing Cucamonga Creek and Deer Creek, permitting Foothill Boulevard to be widened to its ultimate width. This work was not a part of either �. Corps of Engineers creek project, but should be coordinated with adjacent street improvements. dntsy Statements The Specific Plan identifies entries into the corridor and proposes special monument signs and landscape„ treatments in these areas. Public participation maybe required in the acquisition of the property required for these entry statements, especially if the properties are already developed. Due to the critical nature of these projects in the implementation of the specific Plan, it is important tLat they occur in a logical and coordinated fashion, not piecemeal as development occurs along the corridor. In anticipation of `he need for a single comprehensive funding source, the Ranc.' Redevelopment Plan was amended to include the Foothill Boulevard corridor as a part of its project activities. The public nature of these projects is in keeping with the priorities established by the Agency, and qualifies under the criteria contained in the Redevelopment Plan Amendment No. 1. In this way, the Agency, in cooperation with the City, can act as a catalyst to the implementation of the Foothill Boulevard Specific Plan through the funding of certain needed public improvements. This will also meet the objectives of the Redevelopment Plan by increasing the economic potential of presently underutilized commercial property, and revitalizing and improving an important east /west circulation corridor by eliminating safety hazards. The scope and compl9xity of the overall program require that the Implementation Program be phased while there are many ways to determine and structure the phases, the "activity centers" identified in the specific Plan create natural divisions of the corridor, and provide target areas for construction /reconstruction activity. r /0 - rwtuil aminud fpal::a PSN -F UPleeneu:am F m c=1 Fa i The . A targets areas along the a corridors focused on identified the identifidd activity centers: 't TARGET AREA it vINEYARD AVE /WEST END (Grove Avenue to Lion Street) TARGET AREA 2: HERMOSA AVE /ARCHIUALD AVE (Helms Avenue to Deer Creek) TARGET AREA 3: HELLMANtAVENUE to Nelms Avenue) . TARGET AREA 4: ETIWANDA AVENUE (I -15 Freeway to East Avenue) !. While the particular sequence of these target areas is not especially critical, there are certain considerations wh1c2)_, should be given to establishing the phasing. The following- ' criteria were used to evaluate the specific target areas in the development of the recommended phasing program: 1, public Safety issues first. Public safety problems should receive the highest priority. While portions of the Specific Plan are focused on the aesthetic aspects of the corridor, prime consideration should be given to the basic public to these aeimprovements tic improvements. item susuchsas storm dins, bridge reconstruction and street - widening, while not having significant visual impact, improve the bass, safety aspects of the corridor. 2. Reduced redundancy and inccnvsniancs. Physical improvements should be coordinated and timed to avoid significant future reconstruction As an example, it is important that the proposed projects be phased such that the installation of storm drains precedes street improvements, or that street - widening precedes the installation of activity centers 3 focused on rd fined stargettyareaso toogaffect significant and visible change, rather than spreading its resources and benefits thinly along the entire corridor. The intent is to illustrate the benefits of the program early, to provide immediate image value for the corridor, and to generate eatly community support for the program. /I 0 .� TOO h&U aoulW.rd 1pdfl"?I" , Lwlr tlm pregru Pq 7 'r It should be noted that bacause of the necessary involvement of CALTRANS in the review of the design of any work &long the corridor, it is anticipated thnt an additional twenty —four (24) months will to added to the construction schedule of phase 1. and twelve (12) months will be added'to the coastruction'schedule of each following phase ` Based on these criteria, the following phasing program is , recommended: a, PHASE f - VINEYARD AMWEST END TARGET AREA The projects in this area include underground work for master and local storm drains and utilities, reconstruction of two bridges, activity center intersect.on anti streetacape, construction of median island, and land acquisition forte r roadway widening This Target Area bas been selected for Pease Ono for the following reasons: 1 Strategic location. As the west• i entry into tha City, this target area offers t- portunity to begin the implementation of the pr in a highly visible location. Improversnt of itersections at Grove Avenue, San Bernardino Ro. , and Vineyara Avenue, as well as the reconstruction of the bridges will en..ance the circulation of this area and relieve traffic safety problems. 2. sanding Developiont. Pending development of the Thomas Brothers Wtnory and the property at the northeast corner of Foothill Boulevard and Grove Aver-le, offers the opportunity to coordinate these dovelol.ments with the goals of the Specific Plan. 3. Significant gusting Structures. Significant existing structures in this target area include Magic Lamp Restaurant, Sycamore Inn, and Thomas Brothers Winery, which are identified in the Specific ?lan as parts of "activity centers'. This provides the opportunity to establish the "activity center" concept early in the life of the prograL.. 4 Public Improvements. While the public improvements included in this target area are substantial, these are comparatively less costly than those found in other target ernes. Tn i� +fit Focchtll,euulw -rd Sp"clfle P1. : I�:wmcdtai Pm7 F.n F =� particular, there is less storm drain work requirud in this Target Area than the Dther three. ri This Target Area has been further divided to specific parts. (;. These partu, detailed below, are divided according to 'a similarity hnd proximity of projects. s Part T - Vineyard .Tr•t ivliv •7.,trr The Sntersectl.on of Foothill Boulevard and Vineyard Avenue is z_ recommended as the first part of this phase for the fo- lowing s reasons: 1 Strategic location; high visibility. 1= 2. No major storm drain work needed. It 3 Pending development of the Thomas Brothers Wit t i site 4 No major structuzos in potential intersection r•15 s - -- of -way. v The projects included in this Part should be considered together, in order to efficiently complete the intersection improvements Tho order of work should be as follows: i. 1 Local storm drains - This storm drain primarily serves the intersection of Vineyard Avenue and Foothill Boulevard, and will run from Vineyard Avenue to Cucamonga Channel. This work should be ecmpleted prior to the construction of the "activity • center ". 2 Cucamonga Creek Bridge - To accommodate projected traffic volume, it is necesbary to robaild this bridge and widen Foothill Boulevard 3 Activity Center - As described in the Specific Plan, this includes special paving, signalization and widening of the intersection, street furniture, street trees, landscaping and irrigation. This includes work both in the public right -of -way and within tventy -five (25) feet of the curb line. Some land acquisition will be required in order to accommodate full improvement of the intersection. Llthough the "activity center" itbelf will require no acquisition of existing structures, widening of , Vineyard Avenue, north of Foothill - Boulevard, to a:commodate additional right turn lanes may require '"r' e t: ''� 'r< ••� r.MM11 3 Fee Slo Pl,n, INlmmt,ttm ProP M i P� f the acquisition and demolition of existing 'r„ structures. However, actual improvement of the intersection and "activity center" can proceed v withcuf this acquisition. %$. y 4 Median Is'_nnds - This Part includes construction of median islands from Cucamonga Channel to Lion Street. e Part 22 Grove rntr,, and Hut T'nd Arf iv+tiM t • This Part is recammended as the second pant of this phase for the following reasons: 1 No ma1or storm drain needed �. 2 Current interest by the owners of the northeast corner of Grove Avenue and Foothil. Boulevard .to-- , . .. begin development offers the opportunity to create the entry intersection statement. PL 3 Significant structures identified in the Specific xr Plan provide an early opportunity to establish the "activity center" early in the life of the program The projects included in this Part should be considered '• together, in order to efficiently compicte the intersection improvements The order of work should bu as follows: ti1 Entry Statement /Grove Intersection - As identified in the Specific Plan, this includes entry signing, special paving, eignalization, and street widening. This work includes construction Of features within the public right-of-way as well as within twenty - V ve (25) feet of the curb line. 2. rdn Bernardino Road Realignment - This work is needed to complete the improvement of circulation in the west end "activity center" It includes the realignment and eignalization of San Bernardino Road 3 Activity Center - An identified in the Specific Plan, this center, located at the intersection of San Bernardino ttoad and Foothill Boulevard, is focused on the Sycamore Inn and MaSic Lamp Restaurant. it will include special paving, street - furniture, street tress and irrigation -- all within twenty -five (25) feet of the curb line. After the entry intersection, this item forms a logical step in the visual enhancement of the corridor - e e r00t11t11 eO a."d fpKtnC PIN LPImaKlw "rm Ps Is L 4. Median Islands - This Part includes the construction of median islands from Grove Avenue to San Bernardino Road. Part TTY - Mid RPntimn IRAn Rernard•ne Rnnd f-m Curamen vow Channel The segments of work listed in this Part should be considered together in order to efficiently complete this Part of the corridor. The order of work should be as follows: 1 Reconstruction o! Railroad Overpass - The reconstruction of this bridge and the widening of Foothill Boulevard is crucial to efficient traffic circulation in this area of the corridor, and should be completed prior to other improvements included in this Part. ` 2. Local and Master Storm Drains - The master storm drain identified in this phase services the entire west end of the corridor to alleviate excessive runoff from Red Bill. The local storm drain will run from the railroad bridge east to Cucamonga Channel These underqround facilities should be completed prior cc the construction of the street improvements. 3. Median Islands - This Part includes the construction of median islands from San Bernardino Road to Cucamonga Channel 4 Signalization at Median Break - Access onto Foothill Boulevard from property west of Cucamonga Channel will require a median break and signalization This portion of the improvements need not be constructed until development occurs on the north side of Foothill in this area or roadway development commences from the south PHASE 1: CONSTRUCTION AND COST Estimated time needed for construction of this Phase is approximately eight (8) months. This does not include preliminary design and engineering of the project, nor CalTrans approval, which will add an estimated 24 months to the project schedule. Estimated Development Time: 32 months Estimated Cost: $6,219,763 co GH y k C �.jr1 m � •�i� U.�i m Uw U A :"� x _ Y m n �LJ p V w c.Yi �m i°• 'o• c p.° q 4 mPti m a c A o n �py� UlS M ola MY • ~ 0 p maC mY U O O UO c> 0 e m e a ti o —f1 ^i• 0 q 4 m w O a 4 u Mal y� Lr 8 9 .gi G H P co N a u A a" q 0 �, -• N N C M•C..A O •C 0. NZA b N4 YnA N.. YgF 9 1 i O m m m M It A 13 j• � � . m ."1 m � � a v Q C W �' 6 a C J C Y • y P 4 0 W U v js O E A Y L I)F 7 CO C N u b q C C C s mo 0 o x u N S c M ° fipr - -. 4 N Q N /(� • � Y I A^ 0 000 006Tti 0. pUp1 0 l _m�i�JJ F0 O �+ m OOP 0 a Y (7 'O -0 ' O q • 9 CPC b 2 c uc Hwy C - Q,\, = tlLN Mac U uaYw 0 4 1 �C� 0 is I a 0 u 9 q a Y O 4 m PC OO+ >.0 4 m _ y> n. ry—No 9 E H Y PH cc �� ` ry ✓ >•m M R1C > 0t; Aq - Y �v 1I r CMC�1 q'1 .y U�rq "..•� '1� � WI9.y.i NqY KN Db =N N V ivir..x• .^.Fs. . `•s�f; '1�`.y v�`. FmtNll aoWw+N ipw�na rW ' - � IryLemtatlm ►r"pua - - Py 12 k PHASE 2 - HERMO}SARGET AREACHMALD AVENUE The projects in this Target Area include undergrouno v:: for master and local storm drains and utilities, reco. ru =tion of the bridge over Deer creek, "activity center- intersection improvements and streetscapo, median island construction and land acquisition for roadway widening. This Target Area is recommended as Phase iI for the following reasons: 1. Store Drain Construction - This Target Area includes significant storm drain construction, both master and local, which, are necessary to provide flood protection to the following improvements. 2. Structure acquisition - Improvement of the intersection at Archibald Avenue and Foothill Boulevard may require acquisition of property and /or existing structures in order to accommodate roadway widening and "activity center" improvements. 3. Locatlon - Although the intersection of Archibald Avenue and Foothill Boulevard is identified in the Specific Plan as the center of the corridor, it nevertheless does not occupy an - entry" location. For this reason, this Target Area was selected as Phase 2 Part i - H rmn "e Artivity rEnter This Part is recommended first due to toe major storm drain undergrounding work required in this area This storm drain work is upstream from other storm drain work in this Target Area, and should be completed first. Additionally, no major land acquisitions are required for this "activity center" The segments of work listed in this Part should be considered together in order to efficiently complete this Part of the corridor The order of work should be as follows 1 Hermosa Avenue Storm Drain - This is a major storm drain facility which carries runoff from properties north of Focthill Boulevard -tr. Doer Creek Channel. This storm drain runs from dermosa Avenue east to Deer Creek Channel, and must be constructed first. Utilities along the north side of Foothill should be undergrounded at the time of the insta lation of _ this storm drain 17 roaodlt rpod ffe rSNr F i UPf®°°LatIm p,ogr m ' pW" U 2. Dear Creek Channel Eridti - In order to provide for i the additional width of Foothill Boulen "rd required for the projected traffic volumes, this bridge must be rebuilt. The Hernosa Avenue storm drain should be completed prior to the bridge reconstruction. 3. Activity Center - As identified in the Specific Plan, the Hermosa Avenue "Activity Center" will require special pav °ng, widening, signalization, street furniture, street trees and irrigation. This includes work both within the public right -of -way and within twenty -f.ve (25) feet of the curb line. 4. Median Islands - This Part includes the construction .;, of median islands from Ramona Avenue to Haven Avenue. Part 2I - Arrhlhal Lvanee Activity Canter -' This "activity center" is recommended as the next Part of this Phase due to the following considerations: 1. Storm Drain Construction - This "activity center" includes the construction of major storm drain facilities which are upstream from the Hermosa Avenue storm drain As such, it must be completed after the Hermosa Avenue portion 2 Property Acquisition - Significant property acquisitions will be required at the intersnetion of Archibald Avenue and Foothill Boulevard iu order to implement the "activity center" at this corner. Additionally, property acquisitions will be required for future intersections at Helms Avenue and Malachite Avenue. The segments of work listed in this Part should be considered together in order to efficiently completu this Part of the corridor The order of work should be as follows: 1 Archibald Avenue Storm Drain - This is a major storm drain facility which primarily is required to carry runoff from properties north of Foothill. Running from Archibald Avenue east to connect with the Hermosa Avenue storm drain, it should be completed prior to any above- ground beautification work. 2 Activity Center - As identified in the Specific Plan, the Archibald Avenue "Activity Center" will ` require special paving, widening additional e _ °.2S `.. ,R' ro hill eeul�v�,d feel lla flip x,_ I ' �$ a nml S ° = signalization, street furniture,. street' trees, and irrigation. This includes work, both within. tha public right -of -way and within twenty -five (25) feet of the''.curb, line. This - activity.; center" =may require acquisition of 'existing ;atructures located within the identified twenty -five (25) foot setback. 4' y 3 Malachite Intersection - Located within a large )° block of land on the north side of Foothill n•• Boulevard, between Archibald Avenue and Helms Avenue, this intersection is an•integral part of the circulation_ system and land use considerations identified in` the Specific Plan. As determined by - the Specific'Plan, development of this large block is dependent upon the key,access' points, which need to be in place at the time of, or •concurrent`' with, development. Without these improvements, proper development cannot occur. Improvement of--this. intersection includes" 'street improvements and, new signalization, and may require significant property acquisition. 4. Median Ialands - Construction of median islands from Helms Avenue to Ramona Avenue are included in this Part. PHASE 2: CONSTRUCTION AND COST Estimated time needed for completion of this Phase is approximately six (6) months This does not include preliminary design and engineering of the project, nor CalTrans approval, which will add an estimated 12 months to the project schedule. Estimated Development Time: 18 months Estimated Cost: $3,538,642 .x 1.9 ANt�°Y t F� o m CV i Cm C.0 ND .0 mO rya' u ti v a, 7 l'Y }n . G m .0 i-Y 8[-, O b C 4 00 C P d "z -,o C0.0 t' 040. Oti mb' mm ✓ % - -pl " 6 11 W N m O 0 Y 0 C d E .= v OOuw O u T 4 0 9 H T 4 N A K .O S! Hw mp O� L.CI d -0 m09m C> Cm To w'U H we w4 8 O O P +� >bGbC H Vd f.)u m ML O L w �^ TH Tb u°OCM P ti tiff C O Q OC O4 w >U >9 A E m C C m Hum 'O L ✓ m ✓> m X L C C m U m C q 0 m �w»95% � a µQQl WO��(�mYJ� Q(�j�j�{{�ii88�� 111 Z S m✓ O 7 OG tom. IC d S •' a pp '991 R m a N v N l.•�TSS11 '✓ N _ 14 O >. - c .. I �-` o r o Q to —� 0 yT > a 00 ✓1 w W ��. I1 cc a .0 GO b O .,Ej ,I� Q ll m m.0'i m 0 A C n .OiTgqTN E rui UbCw �M O �� "4 Ca0 T E00 40L HCOO m H mb C O^ 0d y i� d,L O ✓ Y O4.0 m0,, ✓ ✓ 4 ✓-Yu C 4m 0 tiC u0 ' 17 1 � � m NCO Cm� O ✓ m u U-I O O. O C - m� 01 H m m u ip n T C H O7 7 N 4✓ m 4 N _ C-0 m C tr+ m u U 40 ww= m+ µ\ � C p O .0 U✓ 41 M c Wk H b V d'O •, V✓ m m N P w nYti >,"m O >.m ✓0 u N .7 u u m Blq1 C > U 4 >C H Um S6b1 �1 X: (04 .YmWO �I .� J bu I �C d E' .. 4 .0 (D 4 .0 S S F_.'f- • 1--°1 4 i 6 � r. F a hill bmaw"d SM-MG Fl- _ - 7eptantatlm e.0. if PHASE 3 - HELLMAN AVENUE TARGET AREA Projects is this Target Area include major storm drain facilities and median island construction. This Target Area is recommended as' the third phase of the implementation program due to the timing requirements of the construction of the Hellman Avenue storm drain. This major storm drain facility will run from just north of San Bernardino Road to Cucamonga Channel, south of 6th Street. In order to achieve cost savings on this system, Engineering_ Division has recommended that the storm drain system further north on Hellman Avenue be constrricted. This will allow a reduction in size of this southerly system. The scope of work contained in this Phase is such that all the work can be performed at one time. The segment$ of wor)w -•• listed in this Phase should be considered together in order to efficiently complete this Phase of the corridor. The order of work should be as follows: 1. Hellman Storm Drain -.This feature is a major part of the drainage facilities north and south of the Foothill corridor. 7 Hedian Islands - Construction of median islands from Lion Avenue to Helms Avenue is included in this 'base. PHASE 3: CONSTRUCTION AND COST Estimated time needed for completion of this Phase is approximately four (4) months. this does not include preliminary design and engineering of the project, nor CalTrans approval, which will add an estimated 12 months to the project schedule. Estimated Development Time: 16 months Estimated Cost: $3,540,000 t$,h M� All 13= IT ri z O g6j A2- Oti N 0 CN E c m 4 FO 0 M� All 13= IT ri z O g6j A2- T.0111 a Iwud 1ppelflo Pl,n eryltsR,clm Ptegta* ° PHASE 4 - ET/WANDA AVENUE TARGET AREA Projects in this Target Area include regional and master iP storm drain work, - activity center- intersection and streetecape construction, and median island construction. This Target Area is recommended as Phase 4 due primarily to the regional Etiwanda /San Sevaine Diversion Channel flood control facilities which are required prior to any development of the east end of the corridor. Much of the channel is outside the City limits, and will necessitate careful coordination s,th the City of Fontana, County of San Bernardino, and other affected agencies. All major storm drain facilities in this Target Area drain into the regional channel, and are dependent upon the completion of this facility. The Etiwanda /San Sevaine Regional Diversion Channel is not a part of current regional project work Funding for this project has not been developed, and due to the necessary coordination with other public agencies, will not be availaLle in the near future Beat estimates indicate that financing for the project will not be available before *. The segments of work listed in this Phase should be considered together in order to efficiently complete this Part of t• corridor. The order of work should be as follows: 1 Etiwanda /San Sevaine Regional Flood Control Facilities - Although not a part of the Foothill Specific Plan, there facilities must be completed prior +- the other identified projects. Interim flood control measures are being studied 2 Foothill Boulevard /East Avenue Storm Drain - This storm drain facility will run from Etiwanda Avenue east to the Etiwanda /San Sevaine regional facility. Much of the development potential of this target area is dependent upon the flood control systems being developed. Overhead utilities on the north side of Foothill Boulevard and south on Etiwanda Avenue should be undergrounded at the time of the installation of these facilities 3 Entry Intersection at East Avenue - As identified•in the Specific Plan, this includes entry signing, special paving, signalization, and street widening. This work includes construction of features within 7 � „ y •,eh +"11%litf�,��,13; " „_.,_ _ - „t „ryK, - -i'. r” -tl/11 awlr,ard sµAflc Fl” ` - t'• lwl" Atlm Fr rn ?p 19 the public right -of -way as well as within twenty- ` five (25) feet of the curb line. 4. Etiwanda Avenue "Activity Center" - As identified in the Specific Plan, the Etiwanda Avenue "Activity Center" will •require special paving, widening, signalization, street furniture, street trees and irrigation. This includes work both within .thu public right -of -way and irithin twenty -five (25) feet of the curb line. This -activity center" may require acquisition of existing structures located within the identified twenty -five (25) foot setback. ' S ))odian Islands - Construction of median islands from East Avenue to to the 1 -15 Freeway is included in this Phase. PHASE 4:CONST/IUCTION AND COST Estimated time needed for completion of this Ph,Se is approximately six (6) months. This does not include preliminary design and engineering of the project, nor CalTrans approval, which will add an estimated 12 months to the project schedule Additionally, work in this phase is dependent upon the completion of the Etiwanda /Sen Sevaine Diversion Channel. Best estimates of the timing of this regional project incicate that start of the project is at least seven (7) years away Therefore, the t!.ming of Phase 4 is delayed at least seven (7) years. Estimated oevelopmsnt Time: 10 months Estimated Cost: $2,955,51P f' .r0 0 c7 Oil 'D. xz. t i M 1 0 C T N 0 0 4 H C a� M O �• M C T -1 TD i MU 0 TV m M N O. mq '00014 NLN mG wUm xw•.. N b C m ma O 0.0 G' 4 Z H tyA a+ Q N m �O ON✓012 t. +p1 W= r U Y M 2 a M 0, mM C� -0 m 1 C W 1 T C C > > C -I O M 1• E 0 a +1 U> b>I N O.w • O im 0-ILN1O• -U• U 0 W C •Up L 4a C O 0 W, u m 0 0. m�p > a C a W 0,; W E 00 O YOU •-01 m U, mC d�+A m W u C> U m C 7•+ 1 0� V P. i m 9ma am .-1 M 4J C E •a a H ti Or > W> M 0 1 at.a. d N110 O c O0 fl 1•f C f' .r0 0 c7 Oil 'D. xz. t i M 1 0 C N 0 0 4 H C a� M O �• M C T -1 TD i MU 0 TV m M N O. mq '00014 NLN m Mti wUm xw•.. N b r m f' .r0 0 c7 Oil 'D. xz. t N .0 N a� Z m iu m °' A N N b N O Q ma O 0.0 M m 4 Z H tyA a+ Q N m �O W l0a1 t. r U Y M a M T 4 W 1 T C C > > C q m U> b>I G 4 S Pl N .0 PoocElll Sa,l�v�rd Seel lla �flm � � ' T Isp3mrK�tlm Progrm . ; �''`•". �•�Y` °.' P� 21 Na PHASING ALTERNATIVES As an alternative to the Phasing Program outlined above, it is posrible to combine the storm drain wort from Target Areas 2 and 3 as an initial phase. These 'projects could be designed and receive approval from CalTrans in 'a ons (1) year period. This would allow construction of improvements to•' being after twelve (12) months, rather than twenty -four (24) months y Additionally, the other above - ground improvements, such as the ^activity centers ", medians, etc., cold be designed and approved by CalTrans during this period Thus, upon the completion of the etorm drain work, the other projects would be designed and approved, ready for installation. Subsequent phases would follow as outlined above. " This approach, while allowing for an earlier start date, does not provide the immediate visual. impact of, the proposed Phasing Program. All of the, initial work would^ be S' underground, and may not generate, as much community' interest ') for the program Additionally, there is no time savings in the overall program. POTENTIAL PARCEL CONSOLIDATION OPPORTUNITIES ALONG THE CORRIDOR Existing multiple ownerships and fragmented parcel configurations compound problems identified In the Specific Plan. In order to further promote public safety along Foothill Boulevard and enhance the economic viability of future redevelopment of key portions of the corridor, a parcel consolidation program may be d. LLal.le. Several general areas along the corridor have bt.,: 4de..4fied by the Planning Division as candidates for parce- c- n.solidation. A parcel consolidation program could be considered for any of the following reasons: 1 Parcel contigurations do not provide adequate access which is necessary for safe traffic movement. Multiple parcels, each with its own access to Foothill Boulevard, increase safety hazards anti hinder proper traffic movement" This, in turn, creates a sense of ovarcrowded streets, negatively impacting the public's perception of the corridor, and making the commerciel services less attractive to shop wllY nWhI11 Paulw.H - spun. P1N LP;—_ftlm rM. P� II 2 The parcels -in ,question are developed with small non - conforming uses which are in conflict with-the goals identified in the Specific Flan. However, the economic value of the existing use makes It unlikely - that the private 'sector would acquire these to be , consolidated into a larger parcel for development. 3. The parcels in question are considered to be crucial to the overall proper development of a larger block of land in order to create an uconorically sound project. 4. The site and configuration of the parcels will not allow for development in keeping with the goals of the Specific Plan. Oncvordinated and .fragmented development will further dilute the architectural character of the corridor, and will not provide tba pedastrian- oriented commercial centers identified'ih _ the Specific Plan Areas which are potential candidates for a parcel consolidation program are described below, and identified on Exhibit "A" While these have been specifically identified as areas in which a parcel consolidation program might be implemented, this program is depenlant upon policy determinations by the Agency As a policy consideration, the Agency should determine whether acquisition and consolidation of identified parcels should be part of an Agency program, or should be considered on a case -by -case basis as the interest /opportunity arises. Inclusion of the following areas in the implementation program does not guarantee Agency participation, nor does it preclude Agency participation in other areas along Foothill Boulevard, should the Agency determine such ti be of benefit Approximate.y 8 4 acres on the scuth aide of Foothill Boulevard, bounded by San Bernardino Road, Grove Avenue and Foothill Boulevard, and .7 acres on the north side of Foothill Boulevard Althn -.n zoned for development of office space, this area 1s currently, developed with small substandard residential lots along Grove Avenue and San Bernardino Road, and small, shallow commercial lots along Foothill Boulevard The configuration and ,size of these parcels is not conducive to the coozdlnaz.:d development of this block in conjunction with the entry portal at Grove Avenue and Foothill Boulevard. Multiple accesses from the individual 27 k Iaat 111 o lmwud !efelfia Plan Lplamtltfm Pnq[a Prp b properties has a negative impact on proper traffic movement, creating congestion and safety hazards, Parcel,consolidation will also help to eliminate the non - conforming uses in this area tPA create parcels of a size conducive to office development. Consolidation of lots in this area will also assist in the development of the "activity center" and the visual elements of the City's western entry portal., Approximately 8.5 acres bounded by San Bernardino Road, Foothill Boulevard, Vineyard Avenue and San Diego Road. This area consists of multiple ownerships adjacent to a designated "activity center" in need of revitalization. Parcel consolidation in this area would significantly aid in its revitalization by eliminating the substandard parcels and allowing for unified development. Multiple ownerships preclude the proper development of the area in a manner consistent with the designated "activity center*. The architectural style of existing structures are i,l conflict with the character of a significant historical Ian mark on an adjacent corner, and weaken the "activity center ". In order for proper d"alopment of the total " activit" center" to occur, parcel consolidation cou -d be considered in this area. Approximately 21 acres along the north aide of Foothill Boulevard, bounded by San Bernardino Road, Foothill Boulevard, Klusman Avenue and Hellman Avenue. Also included in this consolidation area are 3 5 acres bounded by Estacia Avenue, Foothill Boulevard, Archibald Avenue and Klusman Avenue These areas are typified by narrow, substandard lots with older, single - family residences Existing fragmented pir_el configuration promotes multiple, conflicting access points along Foothill Boulevard, disrupting traffic flew by causino increased side friction along the c-)rrido: Additionally, the Specific Plan calls for the elimination of direct vehicular access from Foothill Boulevard north to San Bernardino Road +.t this area The Specific Plan also requires a Circulation Master Plan for any developannt of this area, detailing the circulation configuration and improvements This large acreage is one of tie prime commercial opportunities along Foothill Boulevard. However, it _ .tin rY ra"thill amlevard rpedfla Plow d lgde nlm rmrb - Pp, 21 �a ' is unlikely that the current multiple ownerships .. will be able to provide the coordinated effort Su'+� necessary to develop this important area to its -� highest and best use Master planning of the site { will require the elimination of the multiple ownerships in order for proper development to occur. Several of the smaller parcels are "keyn.,parcels in development of proper circulation systems for this large block. Additionally, elimination of the non - conforming uses will provide opportunities for more Fn + economically viable development. 6 Approximately 4.8 acres at the Northwest corner of Foothill Boulevard and Hermosa Avenue, and 2.6 acres along the north side of Foothill Boulevard, 900 feet vest of Ramona. This area is characterized by medium -size lots of multiple ownerships which need to be consolidated in order to aid in the -_ redevelopment of this area. ' Multiple ownerships in the area hinder proper development of circulation systems Each separately -' owned parcel requires its own accts$ point '.o + Foothill Boulevard, thus creating additional traffic a problems. Further, the size snd configuration of a� existing parcels will not allow for the construction of the special streetscape improvements identified in the Specific Plan. Redevelopment of the area in conjunction with the "activity center" will require the elimination of the non - conforming uses, in order that a cohesive design statement may be created 5 Approximately 2.6 acres at the Northwest corner of Foothill Boulevard and Etivanda Avenue. This area is characterized by multiple ownerships .hick could hinder the development cf the proposes "activity center ". Multiple owners %ips in the area hinder proper development of circ lotion s ,(stems Each separately owned parcel requires '_a own sccess point to Foothill Bouletard, thus creating additional traffic problems Fur er, the size and configuration of existing parcels will not allow for the construction of the st "cial streetscape improvements identified in the specific Plan as the central part of an -activity <e ter ". It is important to note that due to the necessity of the construction of the regional flood control improvements prior to development in this area, it is estimated that construction cannot begin for approximately seven to ten years. tior this reason, ., a d {ii Poat4111 ft4wara tpttUla f1m ipl®uit+tim Pm . T." K a paruol consolidaticn progre'n in this Target Area is impractical et this time. Parcel consolidation opportunities should be examined again following completion of the regional flood control facilities V CONSTRAINTS TO PARCEL CONSOLIDAMW Proper redevelopment of these areas, as identified in the Specific Plar., may require the consolidation of tha:ee parcels And a coordinated development plan. However, acqui;ti_ ion by the Agency, is a time- consuming, expensive and st.notimes controversial process. Beyond the cost of the property and improvements, wW nh mueE- be determined by a certified appraisal, in caees where the acquisition includes more than vacant property the Agenuy must pay relocation costs for affected businesses and residents For each residential owner - occupant, the cost o" relocation is $15,000. For relocation of residential rentits, the cost is $4,500. For business relocations, the Agency is liable for all costs of relocation, or an -in-lieu- payment of not ,ess than $2,500, and not more than $10,000, at the owner's choice The Agency may also be required to compensate the business owners for "loss of goodwill ". Tits could include compensation for the amount of time the owner is out of business wnile relocating, the diffie.. t} in establishing clientele in the new location, and loss of revenue dve to the relocation This is normally a negotiated fee. Additionally, any property acquired by the Agency is exempt from proporty tax for as long as the Agency oins it, thus decreasing the amount of tax increment received by the Agency This means that any acquisition by the 4gency should be in conjunction with a de velopment agreement, under the terms of which the Agency acquires the property and immediately resells it to a redeveloper "Land banking ", the process of acquiring property and holding it until a developer is found, requirns substantial investment by the Agency (acquisition, relocation, demolition, etc), usually with minimal retur,i. That is why it is prudent to acquire property only when there has been a "Exclusive Right to Negotiate" entered into with a redeveloper. Further, the acquisition of property through the use of bond proceeds is strictly limited under the Tax Reform Act of 96 Fo hlll aoul.v.rd ap.Clue elm XMI . t4tim P,a!rm Page 24 1986, which makes this type of participation by the Agency less attractive to developers. Such land purchases would require the ur.a of the Agency's unrestricted funds. Because these funds are vary limited, careful consideration should be given to the uoe of these funds. Since the use of these funds is not restricted by Tax Reform, they are the mbat valuable assets which the Agency has for use in its progrars. PUBLIC /PRIVATE ENTERPRISE ROLES As an alternative to a parcel consolidation program, the Agency could offor specific assistance in the construction of public improvements in these identified aroas in exchange for a developer consolidating the parcels Such assistance could include the following: Taxable Bonds: Due to the restrictive nature of the Tax Reform Act of 1986, tax - exempt bends can no longer - be used for traditional redevelopment activities like land c1st write- downe, where 'n Agency would purchase the land required tea n development and then sell it to a redeveloper for a lcva- price. However, these types of activities can st-11 be funded through the sale of a taxable bond Fee Rebates: Ietate o1 Ctt/ ta.sa can be an incentive used to encuutage development ca a particular site. It would be possible, for exemp,e to offer tho rebate of fees required foe ftlil.g d parc-1 map in exchange for a redeveloper acquir.nq and consolidating parcel along the corridor Other f -vi could be rebated as well, to be determined 7l, a :ase -by -case basis as the opportunity arose Direct Incentives: Direct incentives to developers can be made in the form of cash incentives, property tax rebates, sales tax rebates, or any combination of these three It is possible to use the Agency's available unrestricted cash to provide an incentive to a redeveloper This is the other possible means of financing a land cost write -down or similar activity which is no longer fundable through tax - exempt means However, because of the limited nature of these funds, it is unlikely that slfficient unencumbered money will be available during the life of the Implementation Plan to provide a substantial enough incentive. Limited rebates of property tax or sales tax are basically structured the same. However, sales tax 31 .d Yo 1411 0.4"'cl Sp inn Pl,n tmly .Atlm tnq,o P7 71 rebates should be considered only for developments which will yield a substantial increase in tax increment to the Agency. As such, this type of agreement should not be considered for projects outside the Redevelopment Pr_ject Area (anything west of Vineyard Avenue). Additionally, a limit to Agency participation in this manner should be established Typically,, as used by' other redevelopment agencies, these agreements are limited to an amount equal to the rebate of 3 -5 years `,. of tax increment produced by the project. This rebate should be paid only upon completion of the project and is receipt by the Agency of the new tax increment or sales tax produced by the project. Determination of this amount should examine whether the rebate includes the full amount, or an amount,equal to 39♦ of tax increment receipts, the amount which is not encumbered.-.by- outstanding cooperative /pass - through agreements. Salon tax rebates should be focused on developments .. which include a high- sa lea - tax - producing user. This type of agreement could include a formula for determining the amount of the rebate, i.e. 60% of the sales tax generated by the business for the first 5 years, etc This formula can have any number of variations, but should be related directly to the projections of revenue to the City The amount of any direct participation by tA- Agency /City in a project should be based either on unusual development costs or the amount of benefit to the Agency /City. As an example, consolidation of a number of small parcels adds additional cost ti a project, since small acreage normally carries a higher cost per square foot than larger acreage Thus, for a development which involves the consolidation of fifteen small parcels, the additional cost of the acquisition of these parcels could make the project financially infeasible Agency participation i., such a case may be warranted It is also possible that the Agency /City may wish to assist a particular developer /user /owner in order to ensure his participation in the revitalization of the Foothill Boulevard corridor Such an - anchor- may be the key to stimulating further commercial development along the corridor Because of the many variables associated with any one project proposal, a policy decision by the Agency Board o determine the extent and manner of Agency participation necessarily requires 3;L V ` 4 t 9 t. <..vc..a 3 ._ ♦+ _ S. _ �� y�� `�.'�,YIY Y Sly.. -�:, d \ - � "riy *. -• �7 +C � ~ r shill DMAOVi spmitio VIM rp 22 a caso -by -case evaluation only under generally accepted �.� industry standards and the special circumstances, at x hand T 4. Existing Businesses: Current ly,,,' the_ Agency has in - .* place a program to assist property owners In the upgrading \of the facade of their buildinga. T .` program offers to loan •80% of the cost 'of certain qualified improvements, up to 550,000. Because many of the needs ,of exietinq,bvsinessea do not fall into the categories established. under thin. , �(A ;t program /'further investigation of business needs should" !,a undertaken.'- A aui-vey of existing'buainesses along Foothill Boulevard should be taken to "deteimine their a , needs, and how the Agency might beat'. asaist them: ' - It is possible that the existing program could - „bey,• ,. expanded to fund the costs of other improvements not currently qualified • These., expanded qualified i improvements could nclude expansion of 'existing _ - faciliti ,le, interior remodeling, propertj,acquiaition ,- for expansion purposes, demolition of existing required structures, construction of puvlic improvements, etc. Agency participation in such a _ program should be carefully structured co that the Agency does not compete with local lending ' institutions. 9 t. <..vc..a 3 r. F0*W11 a,ul.r.rd 1polrle TIN lgil tlm Progru Pp. Ig FINANCE PLAN FOR THE IMPLEMENTATION PRC.i, • d Preliminary cost estimates for the projects containud in ea:h of the proposed Target Areas have been developed by the Engineering Division. PEASE 1: VINEYARD AVE/ $ 6,219,763 WEX END TARGET AREA PHASE 2: HERNSA AVE/ $ 3,538,642 ARMBAID AVE TARGET AREA PHASE 3: HELiM9N AVENUE, TARGET AREA $ 3,540,000 •.r:7 �: AVEMIE TAR= MM S 2,955,51A Total Constmction Cost $16,253,923 Administration $ 812,696 Engineering, Inspection 2,438,088 20M pjaamb = COST $19,504,707 Total project cost is given in current dollars, and does not include any allowance for inflation. Due to the projected time frame of 8 -10 years for implementation, it is reasonable to assume that the cost will escalate over the life of the program However, because the Agency's revenue is derived from the value of new construction in the Project Area, it is also reasonable to assume that tax increment receipts will escalate at a similar rate. Therefore, it is anticipated that the Agency will receive sufficient revenue to pay for the projects Additionally, the costs identified above do not include land acquisitions which may be required to implement the Plan. Minor right -of -way acquisitions should be negotiated with the property owners is exchange for the cost of the public improvements However, the cost of parcel consolidation cannot be accurately estimated at this time, due to the volatility of the real estate market. Because of the significant cost of this program, and becr...e of other projects identified in the Redevelopment Plan, such as the high priority 93 acre central perk (complete with state of the art library, sports, and theater facilities), the timing of this Implementation Plan should be spread over a ten (10) year period. Projections of tax increment growth 3 4 r 1 rOKMll *Ad ,rd fpclfta F1.e lwl. .U. Fm9r" F." ID over the .text 10 -12 years indicate that, upon settlement of the Plan Amendment lawsuits, sufficient revenue will ba _ received by the Agency to fund this program, through the use _ of tax allocation bonds, without adversely affecting other Agency projects. In order for thu Agency to fund this program, a finding must be made, at the time of any bond sales, that no other reasonable means of financinq is available. In that regard, Agency staff has examined other means of financing the program, including Community Facilities (Mello -Roos) Districts and Assessment Districts. Due to the similarity of these two financing mechanisms, the following facts apply to both. Because the corridor consists of a large number of small, separately -owned parcels, the prospect'- of-gaining approval from the properry owners of either a Mello -Roos or Assessment Di36rict is unlikely. Formation of either district would require a heavy investment in public relations /education, program development, and staff time, with minimal anticipation of approval. The economic condition of the corridor argues against the formation of a Mello -Roos or Assessment District. Since the bulk of the corridor is characterized by small, underutilized parcels, the formation of a Mello -Roos or Assessment District would require an investment by the property owners which wouli extend beyond the economic life of their properties. Additionally, it would be difficult to convince the owners of the non - conforming residential properties of the benefits of the program. It is, therefore, unreasonable to expect the owners to finance the identified improvements, which are beyond the normal development requirements. The improvements identified in the Specific Plan provide benefit to the entire community, not just to hose properties directly associated with their construction Additionally, if the assessments were to be levied only on those properties within the corridor, it would be impossible to equitably determine the benefit, end thus the individual assessment, to the property owners. "Activity centers ", for instance, provide a benefit to the entire corridor, and not just those in the identified intersections. Yet determining the 9.15' Vm bill soalward 6ppalelo Fl,a Seylene�tlm erwrr amount of benefit is each property could require arbitrary assumptions. The cost of the improvements identified in the Specific Plan are tco high to allow adequate return ; on equity for the property owners This means that, at this time, it is unlikely that private development will bear the cost of the installation of these improvements. Further, private development is unlikely to assume the cost -,of parcel consolidation, to the extent identified above. Thus small vacant properties will not develop in a manner consistent with the Specific Plan, and those properties currently developed with a non - conforming use will not improve, but will be a hindrance to the development of surrounding properties. ti- Thus, at this time, there is no other reasonable means of financing the implementatioc of the Specific Plan except through the use of Redevelopment Agency resources. In anticipation of this finding, the Rancho Redevelopment Plan was amended in 1987 specifically to include the Foothill Boulevard improvements. Under the Tax Reform Act of 1986, the identified projects are eligible for funding with tax allocation bond proceeds due to the public nature of the improvements. CONSTRAINTS TO AGENCY FINANCING It is calculated that during Fiscal Year 1987/88, the Redevelopment Agency will reach its approved tax increment and bonded indebtedness limitations For this reason, an amendment to the Redevelopment Plan was initiated, with its final approval in August, 1987. This amendment raised the tax increment limitation from $11,255,000 per year to $100 Million per year; and the bonded indebtedness, limitation from $50 Million to $500 Million during the 40 year life of the Plan. This increase in financing limitations was necessary due to the increased cost of the redevelopment activities identified in the Plan. Additionally, the amendment clarified and specified terrain improvements which originally were included as generalized projects. Among these were the Foothill Corridor Smpro•,ements. while the amendment does identify the financing of this project as an anticipated Agency activity, it is being challenged by certain affected taxing agencies. 3(D ,a 27, 4o, 'e- R�4' � A.-�j ifla rim "Projections ! ru e Revenues i,nd ica te6t4 h&wtij upon -' x c tTh tn, settlement 9 ws Buff Jcient°'CrevOni ll on, � received b A9 a c over the lite of,the,implementati , Ban identified improvements Plan to fu•j a Cos of-.t ax oc fdW4Rdnds.%' 50wOver with-the- 1 1 through the•use of, aettlement,Of t I at- ti a -at' least one year away! the, issues* is ear lies practical' ate, or a first of"theas Fiscal, Year 989/901i ates�tO participation Implementation Plan relparticipation Therefore, thin settlement of the lawsuits- by the Agency only upon 3, 27, foothill Bxa".rd Sp. tno f1.. , lftA Um frogr.. Fjq* 33 POLICY CONSIDERATIONS The following considerations must be addressed in order to implement the program outlined above. These policy questions will help to establish the priorities and function of the program. ! - v 1. AOZMCy PJLRfZC3'PA7SCMlZZKWCXNG. To uhat extent shall the Agency participate in'the Implementation Plan? Shall the Agency only consider participating in the public improvements? Shall the Agency. provide incentives aimed specifically at inducing - redevelopment along the corridor? , ;y 2. SNCiNTM PROGRAMS.` What types of incentives shall the Agency make available for redevelopment of the corridor? 2. TZNZXO:, Shall the Implementation Plan be structured as a ten (10) year program, or shall the Implementation Plan be given exclusive use of Agency financial resources in order to implement the program as quickly as possible? 3. PJSISZNG ALTIIRNATM. Shall the Phasing Program adhere to the racbmmended phases, or shall it begin with the Alternative Phase identified above? 4. PAROM CONSOLZDATZON. Shall the Agency develop a consolidation program which specifically identifies properties targeted for acquisition, or shall :onsolidation be considered on a case -by -case basis as the interest /opportunity arises? 6. MCZSTZNG JIOSZNZSSZS. What types of programs shall the Agency develop to assist existing businesses? Shall the current loan program be expanded to include improvements not currently qualified in the program? Respectfully submitted, r Jock am, CP q Deputy Executive Director 3r r• � �tf S ,S 7, IC ui y 6iJ W ■ �+ e o 0 ✓ o C N m �y0 C = U O u o ..°...0, ','o . a 0 w� a d O u m 40 yO'�q uO �a M>, w C V 0 w 0 m .$ 40 3. O p O G > B d L PM O N M d u O U M O ND ~Xd N m > wN E wN C G b O E m m Nm ✓w �, d m U m m ✓ m x.00 OA 6 d.0., O. u b WMI J a H u N a Y 0 m rn a m H m V O m m u M m R N m 0 m H C M n 3� a ' W Z J Q J a H u N a Y 0 m rn a m H m V O m m u M m R N m 0 m H C M n 3� ■ o m ul 16 I Z m m CD IE k, '1 ti We k, '1 w. 14, mss:, Wj- L 6. 2 AI it Jo n. I .It Jo