Los Angeles County Municipal Code Part 7 East Rancho Dominguez Community Redevelopment Project

That certain document entitled "Redevelopment Plan for the East Compton Community Redevelopment Project," the map contained therein and such other reports as are incorporated therein by reference having been duly reviewed and considered, is hereby incorporated in this Part 7 by reference and made a part hereof, and as so incorporated is hereby designated, approved, and adopted as the official Redevelopment Plan for the East Compton Community Redevelopment Project.

(Ord. 84-0113 § 1 (part), 1984.)

That certain redevelopment project entitled "East Compton Community Redevelopment Project," as identified in the Redevelopment Plan for the East Compton Community Redevelopment Project designated, approved, and adopted on July 10, 1984, by Ordinance 84-0113, shall be known as the "East Rancho Dominguez Community Redevelopment Project" from October 18, 1992, the effective date of the ordinance adding this section to the Los Angeles County Code.

(Ord. 92-0100 § 1, 1992.)

That the purpose and intent of the board with respect to the project area is to accomplish the following:

A.

Eliminate blighting influences and correct environmental deficiencies in the project area, including, among others, deteriorated and inadequate public improvements, small and irregular-sized or -shaped lots, obsolete and deteriorated building types, and mixed character of uses;

B.

Assemble land into parcels suitable for modern, integrated development with improved pedestrian and vehicular circulation in the project area;

C.

Establish and implement performance criteria to assure high site design standards and environmental quality and other design elements which will develop safeguards against noise and pollution, improve the visual environment and provide unity and integrity to the entire project;

D.

Replan and develop undeveloped areas which are stagnant or improperly utilized;

E.

Provide adequate land for parking and open spaces;

F.

Strengthen and encourage industrial and commercial functions in the project area;

G.

Strengthen the economic base of the project area and the community by installing needed site improvements to stimulate commercial/industrial expansion, employment and economic growth; and

H.

To retain by means of redevelopment and rehabilitation as many existing businesses as possible by encouraging the cooperation and participation of existing property owners, business persons and public agencies in the revitalization of the area; and

I.

Expand and improve the supply of housing for low-income and moderate-income persons.

(Ord. 84-0113 § 1 (part), 1984.)

The board hereby finds and determines that:

A.

The project area is a blighted area the redevelopment of which is necessary to effectuate the public purposes declared in the California Community Redevelopment Law (Health and Safety Code Section 33000 et seq.) This finding is based upon the following conditions which characterize the project area:

The existence of unfit or unsafe buildings and structures due to deterioration, obsolescence, faulty exterior spacing and mixed character and shifting of uses;

The existence of properties which suffer from deterioration and disuse because of: inadequate public improvements, facilities, utilities and open spaces, including inadequate and insufficient traffic circulation, parking, drainage, sidewalks, curbs, gutters, street lights, water distribution and sewers and lots (parcels) of irregular form, shape and size, which cannot be remedied with private or governmental action without redevelopment;

The existence of properties which suffer from economic dislocation, deterioration and disuse resulting from faulty planning;

A lack of proper utilization of property, resulting in a stagnant and unproductive condition of land potentially useful and valuable;

A prevalence of economic maladjustment evidenced by a stagnation of retail sales and the existence of vacant buildings.

It is further found and determined that such conditions are causing and will increasingly cause a reduction and lack of proper utilization of the area to such an extent that it constitutes a serious physical, social and economic burden on the county, which cannot reasonably be expected to be reversed or alleviated by private enterprise acting alone, requiring redevelopment in the interest of the health, safety and general welfare of the people of the county and the state. This finding is based on the fact that governmental action available to the county without redevelopment would be insufficient to cause any significant correction of the blighting conditions, and that the nature and costs of the public improvements and facilities required to correct the blighting conditions are beyond the capacity of the county and cannot be undertaken or borne by private enterprise acting alone or in concert with available governmental action.

B.

The redevelopment plan will redevelop the project area in conformity with the Community Redevelopment Law and in the interests of the public peace, health, safety and welfare. This finding is based upon the fact that redevelopment of the project area will implement the objectives of the Community Redevelopment Law by aiding in the elimination and correction of the conditions of blight, providing for planning, development, redesign, clearance, reconstruction or rehabilitation of properties which need improvement and providing for higher economic utilization of potentially useful land.

C.

The adoption and carrying out of the redevelopment plan is economically sound and feasible. This finding is based on the fact that under the redevelopment plan no public redevelopment activity will be undertaken unless the commission can demonstrate that it has adequate revenue to finance the activity.

D.

The redevelopment plan conforms to the general plan of the county of Los Angeles. This finding is based on the finding of the planning commission that the redevelopment plan conforms to the general plan for the county of Los Angeles.

E.

The carrying out of the redevelopment plan will promote the public peace, health, safety and welfare of the county of Los Angeles and will effectuate the purpose and policy of the Community Redevelopment Law. This finding is based on the fact that redevelopment will benefit the project area by correcting conditions of blight and by coordinating public and private actions to stimulate development and improve the economic, social and physical conditions of the project area.

F.

The condemnation of real property, as provided for in the redevelopment plan, is necessary to the execution of the redevelopment plan, and adequate provisions have been made for the payment for property to be acquired as provided by law. This finding is based upon the need to ensure that the provisions of the redevelopment plan will be carried out and to prevent the recurrence of blight.

G.

The commission has a feasible method and plan for the relocation of families and persons who might be displaced, temporarily or permanently, from housing facilities in the project area. This finding is based upon the fact that the redevelopment plan provides for relocation assistance according to law.

H.

There are, or are being provided, within the project area or within other areas not generally less desirable with regard to public utilities and public and commercial facilities and at rents or prices within the financial means of the families and persons who might be displaced from the project area, decent, safe and sanitary dwellings equal in number to the number of and available to such displaced families and persons and reasonably accessible to their places of employment. This finding is based upon the fact that no person or family will be required to move from any dwelling unit until suitable replacement housing is available.

I.

Inclusion of any lands, buildings or improvements which are not detrimental to the public health, safety or welfare is necessary for the effective redevelopment of the entire area of which they are a part, and any such area is not included for the purpose of obtaining the allocation of tax increment revenues from such area pursuant to Section 33670 of the Community Redevelopment Law without other substantial justification for its inclusion. This finding is based upon the fact that the boundaries of the project area were chosen as a unified and consistent whole to include lands that were underutilized because of blighting influences, or affected by the existence of blighting influences, and land uses significantly contributing to the conditions of blight, which inclusion is necessary to accomplish the objectives and benefits of the redevelopment plan.

J.

The elimination of blight and the redevelopment of the project area could not reasonably be expected to be accomplished by private enterprise acting alone without the aid and assistance of the commission. This finding is based upon the existence of blighting influences, including the lack of adequate public improvements and facilities, and the inability of individual developers to economically remove these blighting influences without substantial public assistance in providing adequate public improvements and facilities, the inability of low-income and moderate-income persons to finance needed improvements, and the inadequacy of other governmental programs and financing mechanisms to eliminate blight, including the provision of necessary public improvements and facilities.

K.

The redevelopment plan for the project area will afford the maximum opportunity, consistent with the sound needs of the county as a whole, for the redevelopment of such area by private enterprise.

L.

The redevelopment plan contains adequate safeguards so that the work of redevelopment will be carried out pursuant to the redevelopment plan, and it provides for the retention of controls and the establishment of restrictions and covenants running with the land sold or leased for private use for periods of time and under conditions specified in the redevelopment plan, which this board deems necessary to effectuate the purpose of the Community Redevelopment Law.

(Ord. 84-0113 § 1 (part), 1984.)

The board is satisfied that permanent housing facilities will be available within three years from the time occupants of the project area are displaced, if any, and that pending the development of such facilities, there will be available to any such displaced occupants temporary housing facilities at rents comparable to those in the county of Los Angeles at the time of their displacement. No persons or families of low or moderate income shall be displaced from residences unless and until there is a suitable housing unit available and ready for occupancy by such displaced persons or families at rents comparable to those at the time of their displacement. Such housing units shall be suitable to the needs of such displaced persons or families and must be decent, safe, sanitary and otherwise standard dwellings. The commission shall not displace any such persons or families until such housing units are available and ready for occupancy.

(Ord. 84-0113 § 1 (part), 1984.)

The board is convinced that the effect of tax increment financing will not cause a severe financial burden or detriment on any taxing agency deriving revenues from the project area.

(Ord. 84-0113 § 1 (part), 1984.)

Written objections to the redevelopment plan filed with the executive officer-clerk before the hour set for hearing and all oral objections presented to the board at the hearing having been considered are hereby overruled.

(Ord. 84-0113 § 1 (part), 1984.)

In order to implement and facilitate the effectuation of the redevelopment plan hereby approved, this board hereby (a) pledges its cooperation in helping to carry out the redevelopment plan, (b) requests the various officials, departments, boards and agencies of the county having administrative responsibilities in the project area likewise to cooperate to such end and to exercise their respective functions and powers in a manner consistent with the redevelopment of the project area, (c) stands ready to consider and take appropriate action upon proposals and measures designed to effectuate the redevelopment plan, and (d) declares its intention to undertake and complete any proceeding necessary to be carried out by the county under the provisions of the redevelopment plan.

(Ord. 84-0113 § 1 (part), 1984.)

If any part of the ordinance codified in this part or the redevelopment plan which it approves is held to be invalid for any reason, such decision shall not affect the validity of the remaining portion of the ordinance codified in this part or of the redevelopment plan, and this board hereby declares that it would have passed the remainder of the ordinance codified in this part or approved the remainder of the redevelopment plan if such portion thereof had been deleted.

(Ord. 84-0113 § 1 (part), 1984.)

The county's community development commission is authorized to establish or incur loans, advances, or indebtedness to finance, in whole or in part, the official Redevelopment Plan for the East Rancho Dominguez Community Redevelopment Project at any time during which such redevelopment plan is effective. Loans, advances, or indebtedness may be repaid over a period of time beyond such limit.

(Ord. 2004-0013 § 3, 2004: Ord. 94-0087 § 8, 1994.)

The official Redevelopment Plan for the East Rancho Dominguez Community Redevelopment Project shall be effective to and terminate on July 10, 2027. After July 10, 2027, the County's Community Development Commission shall have no authority to act pursuant to the Redevelopment Plan for East Rancho Dominguez except to pay previously incurred indebtedness and to enforce existing covenants, contracts, or other obligations.

(Ord. 2010-0019 § 5, 2010: Ord. 94-0087 § 9, 1994.)

Except as provided in subdivisions (g) and (h) of Health and Safety Code section 33333.6, or any successor statute of similar import, the County's Community Development Commission shall not pay indebtedness or receive property taxes pursuant to Health and Safety Code section 33670 after July 10, 2037.

(Ord. 2010-0019 § 6, 2010: Ord. 94-0087 § 10, 1994.)