Reedley Municipal Code Ch. 11 Redevelopment Plan

The purpose of redevelopment projects are:

A. Expansion and diversification of the city's economic and employment base, through the facilitation of industrial development and expansion.

B. Strengthening of the general retail and service commercial sectors of the local economy, through diversification and enhancement of population generated and income generated performance.

C. Strengthening of the aesthetic image of the community, with particular emphasis upon enhancement of the aesthetic qualities of the city's commercial core to support its competitive performance.

D. Recapture of general retail sales leakage from Reedley to other, larger trade centers.

E. Improvement in the quality of the community's existing housing stock, through rehabilitation and replacement programs.

F. Improvements to existing infrastructure supporting the project area, particularly streets, sewerage, water, storm drainage, curb, gutter and sidewalk, to remove existing impediments to the economic development of the community.

G. Enhancement of active and passive recreational opportunities and community facilities available to residents of the project area and supportive of the local population at large.

H. Elimination or mitigation of other existing blighting conditions and influences, including incompatible land uses, obsolete or substandard structures, inadequate public facilities and/or small, irregular and landlocked parcels. (Ord. 759, 7-16-1991)

The proposed redevelopment plan for the Reedley redevelopment project is hereby approved, adopted and designated as the redevelopment plan for the Reedley redevelopment project and is hereby incorporated herein by reference and made a part hereof as if fully set forth at length herein, three (3) copies of which are hereby directed to be on file with the city clerk. (Ord. 759, 7-16-1991)

As provided in the plan, unless requested by the property owner, the agency shall not exercise its right of eminent domain to acquire dwellings located in single-family zone districts, whether or not occupied by the owner, nor to acquire dwellings located in the central commercial zone district as long as the dwellings are occupied by the owner as the owner's principal residence on the date this plan is adopted and remain continuously owner/occupied thereafter by the same owner, or his heirs, as defined by the laws of intestacy of the state 1 . (Ord. 759, 7-16-1991)

The city council hereby finds and determines that:

A. The written objections to the plan are hereby overruled and the written report presented to the city council on this date is hereby adopted and approved as the city council's response to its findings, pursuant to Health and Safety Code section 33364;

B. The project area is a predominately urbanized area which is a blighted area, the redevelopment of which is necessary to effectuate the public purposes declared in the community redevelopment law of the state of California 2 and specifically that the project area is characterized by the existence of buildings and structures, used or intended to be used for living, commercial, industrial or other purposes, or any combination of such uses, which are unfit or unsafe to occupy for such purposes and are conducive to ill health, transmission of disease, infant mortality, juvenile delinquency and crime because of any one or a combination of the following factors:

• 1. Defective design and character of physical construction;
• 2. Faulty interior arrangement and exterior spacing;
• 3. High density of population and overcrowding;

4. Inadequate provision for ventilation, light, sanitation, open spaces and recreation facilities;

5. Age, obsolescence, deterioration, dilapidation, mixed character or shifting of uses;

and is further characterized by properties which suffer from economic dislocation, deterioration or disuse because of one or more of the following factors which cause a reduction of, or lack of, proper utilization of the area to such an extent that it constitutes a serious physical, social or economic burden on the community which cannot reasonably be expected to be reversed or alleviated by private enterprise acting alone:

a. The subdividing and sale of lots of irregular form and shape and inadequate size for proper usefulness and development;

b. The laying out of lots in disregard of the contours and other topography or physical characteristics of the ground and surrounding conditions;

c. The existence of inadequate public improvements, public facilities, open spaces and utilities which cannot be remedied by private or governmental action without redevelopment;

d. The prevalence of depreciated values, impaired investments and social and economic maladjustment;

C. The redevelopment plan will redevelop the project area in conformity with the community redevelopment law of the state of California in the interests of the public peace, health, safety and welfare;

D. The adoption and carrying out of the redevelopment plan is economically sound and feasible;

E. The redevelopment plan conforms to the general plan of the city of Reedley;

F. The carrying out of the redevelopment plan will promote the public peace, health, safety and welfare of the city and will effectuate the purposes and policies of the community redevelopment law of the state of California;

G. The condemnation of real property is necessary to the execution of the redevelopment plan and adequate provisions have been made for payment for property to be acquired as provided;

H. The agency 1 has a feasible method or plan for the relocation of families and persons to be temporarily or permanently displaced from housing facilities in the project area;

I. There are or are being provided in the project area or in other areas not generally less desirable in regard to public utilities and public and commercial facilities and at rents or prices within the financial means of the families and persons displaced from the project area, if any, 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;

J. Inclusion within the project area 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 area of which they are a part; and any such area included is necessary for effective redevelopment of the project area and is not included for the purpose of obtaining the allocation of tax increment revenues from such area, pursuant to Health and Safety Code section 33670, without other substantial justification for its inclusion;

K. The elimination of blight and redevelopment of the project area cannot be reasonably expected to be accomplished by private enterprise acting alone without the aid and assistance of the agency; and

L. The provision of low and moderate income housing outside the project area will be of benefit to the project. (Ord. 759, 7-16-1991)

In order to implement and facilitate the effectuation of the redevelopment plan hereby approved and adopted, it is found and determined that certain official actions must be taken by the city council with reference, among other things, to changes in zoning, the vacating and removal of the streets, alleys and other public ways, the establishment of new street patterns and location and relocation of sewer and water mains and other public facilities and other public action and, accordingly, the city council hereby:

A. Declares its intention to undertake and complete any proceedings necessary to be carried out by the city under the provisions of the redevelopment plan; and

B. Requests of the various officials, departments, boards, commissions and agencies of the city having administrative responsibilities with respect to the project likewise to cooperate to such end and to exercise their respective functions and powers in a manner consistent with the redevelopment plan. (Ord. 759, 7-16-1991)

The city council is satisfied that permanent housing facilities will be available within three (3) 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 such displaced occupants adequate temporary housing facilities at rents comparable to those in the city at the time of their displacement. No persons or families of low and moderate income shall be displaced from residences unless and until there is a suitable housing unit available and ready for occupancy by such displaced person or family 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 agency shall not displace such person or family until such housing units are available and ready for occupancy. (Ord. 759, 7-16-1991)

The city council is convinced that the effect of tax increment financing, as provided for in the Reedley redevelopment plan, will not cause a severe financial burden or detriment to any taxing agency deriving revenues from the project area. (Ord. 759, 7-16-1991)

If any part of this chapter 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 this chapter or of the redevelopment plan, and the city council hereby declares that it would have passed the remainder of this chapter or approved the remainder of the redevelopment plan if such invalid portion thereof had been deleted. (Ord. 759, 7-16-1991)

The city clerk is hereby directed to send a certified copy of this chapter to the agency, and the agency is hereby vested with the responsibility for carrying out the redevelopment plan, subject to the provisions of the redevelopment plan for the Reedley redevelopment project. (Ord. 759, 7-16-1991)

The city clerk is hereby directed to record, within thirty (30) days from the adoption of this chapter, with the county recorder of Fresno County a description of the land within the project area and a statement that the proceedings for the redevelopment of the project area have been instituted under the California redevelopment law. The agency is hereby directed to effectuate recordation in compliance with the provisions of Government Code section 27295 to the extent applicable. (Ord. 759, 7-16-1991)

The building office of the city is hereby directed, for a period of two (2) years after the effective date hereof, to advise all applicants for building permits within the project area that the site for which a building permit is sought for the construction of buildings or for other improvements is within a redevelopment project area. (Ord. 759, 7-16-1991)

The city clerk is hereby directed to transmit a copy of the description and statement recorded by the city clerk pursuant to section 1-11-9 of this chapter, a copy of this chapter and a map of plat indicating the boundaries of the project area to the audit tax assessor of Fresno County, to the governing body of each of the taxing agencies which levies taxes upon any property in the project area and to the state board of equalization. (Ord. 759, 7-16-1991)

A. The city council has received from the Reedley redevelopment agency the proposed amendment no. 1 to the plan, a copy of which is on file at the office of the city clerk, 845 G Street, Reedley, California, together with the report of the agency including the reasons for amendment no. 1, a description of the physical and economic conditions existing in the territory proposed to be added to the existing territory located within the existing project (the "added territory") and the existing territory located within the existing project (the "existing territory") (the project area, after addition of the added territory, is referred to herein as the "amended project area"), the proposed method of financing the redevelopment of the added territory, a plan for the relocation of families and persons who may be temporarily or permanently displaced from housing facilities in the added territory, an analysis of the preliminary amendment, the report and recommendations of the planning commission of the city, a report as to the conformity of the amendment with the city's general plan, an implementation plan, a neighborhood impact report, a summary of consultations with amended project area owners, businesses and community organizations, an environmental impact report on the amendment, the report of the county fiscal officer and the agency's analysis thereof, and a summary of consultations with taxing agencies. (Ord. 96-010, 7-16-1996; amd. Ord. 2006-07, 4-25-2006)

B. Section 602 of the plan, as previously amended, is amended to provide that the plan and any other documents formulated pursuant to the plan shall be in full force and effect as follows: (Ord. 2006-07, 4-25-2006; amd. Ord. 2010-07, 12-14-2010)

1. With regard to the amended project area, the effectiveness of the redevelopment plan is hereby extended by one year to July 16, 2027, and the time limit to receive property taxes received pursuant to section 33670 of the Health And Safety Code is extended by one year to July 16, 2042.

2. With regard to the original project area, the effectiveness of the redevelopment plan is extended by one year to July 16, 2032, and the final date to pay indebtedness or receive property taxes pursuant to section 33670 is extended by one year to July 16, 2042. (Ord. 2010-07, 12-14-2010)