Document Fontana_doc_709cefe9c8

FONTANA REDEVELOPMENT AGENCY 8353 SIERRA AVENUE, FONTANA, CALIFORNIA, 92335 ROSENOW SPEVACEK GROUP, INC. www.webrsg.com FOURTH FIVE-YEAR IMPLEMENTATION PLAN 2009-10 THROUGH 2013-14 § Downtown Redevelopment Project § Southwest Industrial Park (“SWIP”) Redevelopment Project § North Fontana Redevelopment Project § Jurupa Hills Redevelopment Project § Sierra Corridor Commercial Redevelopment Project Adopted December 9, 2009 ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY EXECUTIVE SUMMARY Every five years, redevelopment agencies in the State of California are required to adopt implementation plans that establish five-year operational and financial work programs for carrying out the redevelopment and affordable housing responsibilities of the agencies. This document is the Redevelopment Component of the Fourth Five-Year Implementation Plan for the Fontana Redevelopment Agency. It covers the five-year planning period for fiscal years 2009-10 through 2013-14, and serves as a consolidated Implementation Plan for all five of the Agency’s redevelopment project areas. An Updated Second Ten-Year Affordable Housing Compliance Plan has also been completed under a separate cover. It describes the Agency’s affordable housing requirements for the current 10-year compliance period (FY 2004-05 to 2013-14), including obligations for producing, replacing, and expending funds for affordable housing. The Redevelopment Component and Updated Second Ten-Year Affordable Housing Compliance Plan meet the legal requirements mandated by Section 33490 of California Community Redevelopment Law, Health and Safety Code Sections 33000 et. seq. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY LF ID: 202021 TABLE OF CONTENTS INTRODUCTION 1 CONTENTS OF THE IMPLEMENTATION STRATEGY 2 BACKGROUND 2 PLAN LIMITATIONS 4 SUMMARY OF AGENCY ACCOMPLISHMENTS 4 BLIGHTING CONDITIONS 5 GOALS AND OBJECTIVES FOR ALL PROJECT AREAS 6 PROJECTS AND PROGRAMS 8 DOWNTOWN REDEVELOPMENT PROJECT AREA 9 PRIOR FIVE-YEAR PERIOD ACCOMPLISHMENTS 11 REMAINING BLIGHTING CONDITIONS 12 DOWNTOWN PROJECT FIVE-YEAR IMPLEMENTATION PLAN STRATEGIES 12 FINANCIAL RESOURCES 12 ANTICIPATED PROJECTS AND PROGRAMS (2009/10 TO 2013/14) 13 SOUTHWEST INDUSTRIAL PARK REDEVELOPMENT PROJECT AREA 17 PRIOR FIVE-YEAR PERIOD ACCOMPLISHMENTS 19 REMAINING BLIGHTING CONDITIONS 20 SWIP PROJECT FIVE-YEAR IMPLEMENTATION PLAN STRATEGIES 20 FINANCIAL RESOURCES 20 ANTICIPATED PROJECTS AND PROGRAMS (2009/10 TO 2013/14) 22 JURUPA HILLS REDEVELOPMENT PROJECT AREA 25 PRIOR FIVE-YEAR PERIOD ACCOMPLISHMENTS 27 REMAINING BLIGHTING CONDITIONS 27 JURUPA HILLS PROJECT FIVE-YEAR IMPLEMENTATION PLAN STRATEGIES 27 FINANCIAL RESOURCES 27 ANTICIPATED PROJECTS AND PROGRAMS (2009/10 TO 2013/14) 29 ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY LF ID: 202021 NORTH FONTANA REDEVELOPMENT PROJECT AREA 30 PRIOR FIVE-YEAR PERIOD ACCOMPLISHMENTS 32 REMAINING BLIGHTING CONDITIONS 33 NORTH FONTANA PROJECT FIVE-YEAR IMPLEMENTATION PLAN STRATEGIES 33 FINANCIAL RESOURCES 33 ANTICIPATED PROJECTS AND PROGRAMS (2009/10 TO 2013/14) 34 SIERRA CORRIDOR REDEVELOPMENT PROJECT AREA 39 PRIOR FIVE-YEAR PERIOD ACCOMPLISHMENTS 41 REMAINING BLIGHTING CONDITIONS 42 SIERRA CORRIDOR PROJECT FIVE-YEAR IMPLEMENTATION PLAN STRATEGIES 42 FINANCIAL RESOURCES 42 ANTICIPATED PROJECTS AND PROGRAMS (2009/10 TO 2013/14) 44 ADMINISTRATION OF THE IMPLEMENTATION PLAN 47 IMPLEMENTATION PLAN ADOPTION PROCESS 47 MID-TERM IMPLEMENTATION PLAN REVIEW PROCESS 47 ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 1 INTRODUCTION This document is the Redevelopment Component of the Fourth Five-Year Implementation Plan (“Plan”), or Implementation Strategy, for the Fontana Redevelopment Agency (“Agency”). It presents the Agency’s goals, objectives, anticipated projects and programs, and estimated expenditures for a five-year planning period from July 1, 2009 to June 30, 2014. The Plan covers the following redevelopment projects: § Downtown Redevelopment Project (“Downtown Project”) (Adopted on December 16, 1975 by Ordinance No. 537) § Southwest Industrial Park Redevelopment Project (“SWIP Project”) (Adopted on July 19, 1977 by Ordinance No. 567) § Jurupa Hills Redevelopment Project (“Jurupa Hills Project”) (Adopted on October 6, 1981 by Ordinance No. 706) § North Fontana Redevelopment Project (“North Fontana Project”) (Adopted on December 21, 1982 by Ordinance No. 739) § Sierra Corridor Commercial Project (“Sierra Corridor Project”) (Adopted on June 16, 1992 by Ordinance No. 1055) All of the above mentioned redevelopment projects are to be collectively referred to as the “Project Areas” or “Redevelopment Projects”. This Plan was adopted by the Agency following a duly noticed public hearing held on December 9, 2009. The Implementation Strategy serves as a blueprint for current and future Agency activities to eliminate blight and implement its low and moderate income housing responsibilities. The Implementation Strategy is divided into two separate components: a Redevelopment Component and a Housing Component. The Redevelopment Component: 1. Reviews the goals and objectives of the Redevelopment Plan for each Redevelopment Project; 2. Identifies the Agency’s strategy to achieve those goals and objectives; 3. Presents the projects, programs, and expenditures (other than those relating to low and moderate income housing) that have been developed as a means to attain the goals and objectives; and 4. Describes how the goals and objectives, projects, programs, and expenditures will eliminate blight within the Project Areas. Pursuant to Section 33490 of California Community Redevelopment Law (Health and Safety Code Section 33000 et seq., “CCRL”), an implementation plan must explain how the Agency will meet various requirements regarding low and moderate income housing. Generally, the goals, activities, and expenditures included in the Redevelopment Component do not address the housing requirements of the CCRL. Rather, the Housing Component provides an explanation of activities that will implement low and moderate income housing requirements. The Housing Component shows how the Agency’s goals and objectives for low and moderate income housing preservation and production will be implemented and how the statutory requirements for the set-aside and expenditure of tax increment revenues for housing purposes will be met. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 2 The Implementation Strategy is a general statement of “direction” rather than an “unalterable course of action”. It is prepared to set priorities for redevelopment activities within the Project Areas for the five-year period covered by the Plan and incorporates the currently known financial constraints in developing a program of activities to accomplish essential near-term revitalization efforts. However, new issues and opportunities are commonly encountered during the course of administering the Redevelopment Plans for the Redevelopment Projects during the five-year period. Therefore, the Implementation Strategy may be amended if necessary to effectuate its purpose. Contents of the Implementation Strategy Section 33490 of the CCRL requires this Plan to include the following: § Specific Agency goals and objectives for the Project Areas; § Specific programs, potential projects, and estimated expenditures proposed by the Agency over the five-year planning period; and § An explanation of how Agency goals, objectives, programs, and expenditures will eliminate blight within the Project Areas and improve and increase the supply of housing to affordable to very low, low, and moderate income households. The CCRL also requires that this Plan address the Agency’s affordable housing production and replacement housing needs and achievements. These items are specifically addressed in the Housing Component (“Second Ten-Year Affordable Housing Compliance Plan”), which is included as a separate document with this Plan. BACKGROUND The City Council of the City of Fontana took action on June 5, 1973 to establish the Fontana Redevelopment Agency. With this action, the City embarked on a comprehensive effort to eliminate blight and adverse conditions within the City. The focus of the City’s revitalization efforts have been channeled through the adoption and implementation of its redevelopment plans. The Agency’s first redevelopment project area, the Downtown Project, was adopted in 1975. Since then, the Agency has adopted four additional Redevelopment Projects. Over the past 29 years, the Agency has accomplished numerous redevelopment, development, and infrastructure projects that have revitalized many properties within all of its Project Areas. Unfortunately, many of the blighting conditions that required the adoption of the Project Areas still exist or have been exacerbated over time. The recent national recession and the State’s efforts to take redevelopment revenues to balance the State budget have impacted redevelopment efforts and the activities of both the private and public sectors. The Agency continues to pursue the revitalization of the Project Areas by invoking the tools, mechanisms, and powers provided by the CCRL. On December 6, 1994, the Agency adopted its first Five-Year Implementation Plan (FY 1994/95- 1998/99). The second Five-Year Implementation Plan was adopted on December 7, 1999 (FY 1999/00-2003/04) and the third Five-Year Implementation Plan was adopted on November 16, 2004 (FY 2004/05-08/09). All three Five-Year Implementation Plans cover the five Project Areas that encompass an estimated 16,448 acres of the City’s incorporated territory. Additionally, pursuant to the requirements of the CCRL, the Agency has held a mid-term public hearing on the progress of each Five Year Implementation Plan and has subsequently published a Progress Report for each plan. A map of the Project Areas is presented in Figure 1. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 3 ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 4 Plan Limitations Each Redevelopment Project Area is subject to its own time and financial limits as required by the CCRL. These limitations are summarized below. Key Redevelopment Plan Limitations Table 1 Project Area Plan Collect TI/ Incur New Eminent TI Bonded Duration Repay Debt Debt Domain Limit Debt Limit Downtown Original Area 1/15/2027 Amendment 1 7/31/2031 Amendment 2 9/4/2032 230,000 Amendment 3 1/17/2036 41,000,000 16,400,000 Southwest (SWIP) Original Area 8/18/2017 8/18/2027 Amendment 1 8/16/2019 8/16/2029 Amendment 2 7/31/2020 7/31/2030 Amendment 3 1/20/2024 1/20/2034 Amendment 4 1/3/2025 1/3/2035 Amendment 5 8/6/2032 8/6/2042 8/6/2012 Expired Jurupa Hills Original Area 11/5/2022 11/5/2032 Expired Expired OPA obligation 135,000,000 North Fontana Original Area 1/6/2024 1/6/2034 No limit 7/21/2017 in three subareas 1.50 MADS (debt service coverage) 200,000,000 Sierra Corridor Original Area 7/16/2033 7/16/2043 No limit None 1,000,000,000 400,000,000 Note: "MADS" = Maximum Annual Debt Service None 496,000,000 85,000,000 Expired 1/17/2026 50,000,000 Expired 4/15/2016 1.75 MADS (debt service coverage) Summary of Agency Accomplishments The Agency has made several accomplishments in each of its Project Areas over the last five years. The following presents a summary of projects and programs completed during the last implementation plan period. § The first of three phases of the Downtown Façade Rehabilitation program was completed between 2006 and 2007. § In 2008, construction of the Lewis Library and Technology Center was completed in the Downtown Project Area. § Street improvements were completed in the Southwest Industrial Project Area on Cherry Avenue between Jurupa and Slover Avenues in 2008. § The Agency continued to honor the Ten-Ninety Limited Owner Participation Agreement in the Jurupa Hills Project Area, which advanced the Agency $167 million for infrastructure improvements. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 5 § The Village of Heritage Community Center was completed in the North Fontana Project Area in 2008. § The Agency contributed $3.5 million to construct the new Fire Station 79 in the North Fontana Project Area in 2008. § The Jesse Turner Health and Fitness Center was completed in the North Fontana Project Area in 2008. § Street improvements were made on Sierra Avenue between Baseline Road in the North Fontana Project Area. § In the Sierra Corridor Project Area, the Agency made landscape improvements at the Interstate 10/Sierra Avenue interchange and constructed a storm drain along the north side of Foothill Boulevard between Juniper and Sierra Avenues in 2008. § The Agency made infrastructure improvements to facilitate the construction of the Empire Center Hotel in the Sierra Corridor Project Area in 2008. § A 1937 movie theater was renovated into a dinner theater and special events complex with Agency assistance in 2008 in the Downtown Project Area. Blighting Conditions Redevelopment projects are established to remedy conditions of blight as defined by the CCRL; the definition of blight has evolved since the various Project Areas were established beginning in 1975. The current definition of blight, as stated in Section 33031 of the CCRL, is set forth below: § Buildings in which it is unsafe or unhealthy for persons to live or work. These conditions may be caused by serious building code violations, serious dilapidation and deterioration caused by long-term neglect, construction that is vulnerable to serious damage from seismic or geologic hazards, and faulty or inadequate water or sewer utilities. § Conditions that prevent or substantially hinder the viable use or capacity of buildings or lots. These conditions may be caused by buildings of substandard, defective, or obsolete design or construction given the present general plan, zoning, or other development standards. § Adjacent or nearby incompatible land uses that prevent the development of those parcels or other portions of the project area. § The existence of subdivided lots that are in multiple ownership and whose physical development has been impaired by their irregular shapes and inadequate sizes, given present general plan and zoning standards and present market conditions. § Depreciated or stagnant property values. § Impaired property values, due in significant part, to hazardous wastes on property where the agency may be eligible to use its authority as specified in Article 12.5 (commencing with section 33459). § Abnormally high business vacancies, abnormally low lease rates, or an abnormally high number of abandoned buildings. § A serious lack of necessary commercial facilities that are normally found in neighborhoods, including grocery stores, drug stores, and banks and other lending institutions. § Serious residential overcrowding that has resulted in significant public health or safety problems. As used in this paragraph, “overcrowding” means exceeding the standards ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 6 referenced in Article 5 (commending with Section 32) of Chapter 1 of Title 25 of the California Code of regulations. § An excess of bars, liquor stores, or adult-oriented businesses that has resulted in significant public health, safety, or welfare problems. § A high crime rate that constitutes a serious threat to the public safety and welfare. The CCRL also characterizes inadequate public improvements or inadequate water or sewer utilities as blight when the aforementioned conditions are present. GOALS AND OBJECTIVES FOR ALL PROJECT AREAS The following are Goals and Objectives of both the City Council and the Redevelopment Agency, which are applicable to all Project Areas over the next five-year term. Overall, implementation of the goals and objectives will enhance and upgrade the physical, social and economic conditions within the Project Areas, thereby improving the quality of life in Fontana. Goal: The Agency Will Practice Sound Fiscal Management Objectives: The Agency will meet this goal by producing timely and accurate financial information, emphasizing capital formation and developing long-term funding and debt management plans. The Agency will also meet all legal and contractual obligations related to Agency activities. Additionally, the Agency intends to fully fund liabilities and reserves while living within its means and investing in the future. Goal: The Agency Seeks to Promote Economic Development in All Project Areas Objectives: The Agency has outlined the following objectives to accomplish this goal: to concentrate on job creation, pursue business retention, expansion and attraction, establish a quick and consistent development process, be business friendly at all levels of operation, strive to constantly improve the city’s competitiveness, and aggressively pursue the annexation of unincorporated areas. During the five-year planning period, the Agency intends to develop and implement programs for the enhancement and renovation of businesses within the Project Areas to promote their economic viability, retention and growth. This will help eliminate and prevent the reoccurrence and spread of blight and deterioration within the Project Areas. The Agency will also provide incentives to stimulate private sector investment in the Project Areas and encourage residents, business persons, public agencies and community organizations located within the Project Areas to revitalize their properties. Additional efforts will be focused on expanding developable land by making underutilized land available for development while developing safeguards against potential noise and pollution. The Agency will also work to replan, redesign, and develop undeveloped areas and assemble land into suitable parcels in an effort to strengthen the economic base of the Project Areas and the community. Goal: The Agency Intents to Improve Overall Public Safety Objectives: The Agency intends to improve overall public safety by increasing the operational efficiency, visibility and availability of the Fontana Police Department. Additionally, the Agency will emphasize community oriented policing and will collaborate with existing city programs to help ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 7 combat gang and drug activity and reduce crime. It is the intention of the Agency to maximize fire and emergency medical services resources. Goal: The Agency Seeks to Reinvest in Fontana’s Infrastructure (Streets, Sewers, Parks, Etc.) Objectives: Objectives outlined by the Agency to meet this goal include providing for the development of new infrastructure, focusing on the relief of traffic congestion, maintaining and improving the City’s existing infrastructure and improving the overall aesthetics of the community. The Agency will work proactively to provide adequate roadways and traffic circulation improvements to correct street alignment problems and substandard alleys. Road hazards are also to be eliminated so as to provide adequate street and freeway access throughout and adjacent to the Project Areas and the City. The Agency will work to improve drainage conditions that constrain the development of various parcels within the Project Areas. Additionally, the Agency will provide improvements to educational, cultural, residential and other community facilities within the Project Areas and the City. Goal: The Agency Will Promote Quality Affordable Housing for All Residents Objectives: The Agency will meet this goal by continuing programs that promote the rehabilitation of the existing housing stock where appropriate. The Agency will provide, improve or preserve low and moderate income housing as is required to satisfy the needs and requirements of the various age and income groups of the community, maximizing the opportunity for individual choice, and meeting the requirements of State law. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 8 PROJECTS AND PROGRAMS The following describes the Agency’s accomplishments in each of the Project Areas during the past five years. The following also describes the economic development and redevelopment programs proposed for the Project Areas for the five-year planning period (FY 2009-10 through 2013-14). Anticipated expenditures are based upon preliminary staff estimates and are subject to change based upon available funding. Adoption of this Plan does not approve any of the projects listed below. Projects to be undertaken by the Agency are subject to discretionary approvals by the Agency, as well as environmental clearance as determined by staff. Pursuant to Section 33490(a)(1)(B) of the CCRL, adoption of an implementation plan shall not constitute a “project” as defined by the California Environmental Quality Act (Public Resources Code Section 21000 et seq.), and inclusion of any project or program in the implementation plan shall not eliminate environmental analysis that would otherwise be required. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 9 Downtown Redevelopment Project Area The Redevelopment Plan for the Downtown Redevelopment Project Area (“Project Area”) was approved and adopted by the City Council of the City of Fontana (“City Council”) on December 16, 1975 by Ordinance No. 537. The Redevelopment Plan has subsequently been amended on eight occasions. Amendment Nos. 1 through 3 added territory to the Project Area with adoption of Ordinance Nos. 661, 696 and 698 between 1980 and 1984. The City Council approved and adopted Amendment No. 4 with Ordinance No. 857 on December 22, 1986 to amend time and financial limits. Amendment No. 5 modified time limits to conform with Assembly Bill 1290, as codified in Section 33333.6 of the CCRL, with the approval and adoption of Ordinance No. 1138 on November 15, 1994. Amendment No. 6, adopted on March 16, 2004, extended the Agency’s eminent domain authority to April 15, 2016. Amendment No. 7, adopted on December 21, 2004 by Ordinance No. 1466, extended the effectiveness of the redevelopment plan and time limit to receive tax increment by one year pursuant to Senate Bill 1045. Amendment No. 8, adopted on June 26, 2007 by Ordinance No. 1552, adopted an eminent domain program pursuant to SB 57. The Downtown Redevelopment Project totals approximately 389 acres and is comprised of three noncontiguous areas situated along the City’s commercial corridors. The boundaries of the Downtown Redevelopment Project, which includes properties along Sierra Avenue and Valley Boulevard, are illustrated on the following page. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 10 ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 11 Prior Five-Year Period Accomplishments The Agency has actively pursued redevelopment of the Downtown Redevelopment Project Area (including all amendment areas) since the original adoption of the Redevelopment Plan in 1975. During the past five-year implementation plan period, the Agency completed the first phase of its Downtown Façade Rehabilitation program. The program aims to develop consistent building facades that enhance the visual appearance of the downtown street blocks. It includes the reconstruction of rear alleys. The first phase improved facades on Sierra Ave from Valencia Ave to Orange Way between September 2006 and August 2007, costing the Agency approximately $1.4 million. The second and third phases will be completed over the next five years. The Agency also completed the construction of the Lewis Library and Technology Center during the last implementation plan period. The $60 million, 93,000 square foot library includes children, young adult, adult, fiction, non-fiction, reference, historic museum, 330 seat auditorium, and audiovisual sections. It was constructed between November 2005 and April 2008 and the Agency contributed approximately $25 million. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 12 Remaining Blighting Conditions Despite these achievements, blighting conditions persist in the Downtown Redevelopment Project Area. Limited tax increment revenues left after debt service and other financial obligations has previously prohibited the Agency from implementing additional programs and projects to eliminate blighting conditions documented in the Third Five Year Implementation Plan. The continuing blighting conditions include: § Deteriorated, dilapidated, and unsafe buildings and structures § Buildings or structures which exhibit age, obsolescence and defective design § Structures which are substandard in design and lack adequate parking, loading facilities, and storage § Economic maladjustment, dislocation, and disuse § Mixed, shifting, and conflicting/incompatible uses § Inadequate public improvements, infrastructure, or community facilities § Depreciated or stagnant property values which impair private investment and the Agency’s ability to pursue redevelopment activities § High vacancy rates, high business or rental turnover rates, and low rental rates § Vacant and/or abandoned buildings Downtown Project Five-Year Implementation Plan Strategies The Agency has established the following strategies for the Five-Year Implementation Plan for the Downtown Redevelopment Project: § Provide funding for operation and administration of Project Area activities as required by the CCRL. § Meet existing financial obligations and agreements by funding debt service loan payments and Owner Participation and other Developer Agreement obligations. § Accumulate remaining funds to enable the Agency to pursue revitalization in the future, including stabilizing and improving existing businesses located in the Downtown area. § In the central core, eliminate blight, enhance visual appearance, and stimulate business growth by continuing the Downtown Façade Renovation Program and the Historical Mural Program. § Provide public improvements and facilities throughout the Project Area that eliminate blight, stimulate business growth, and create jobs. Financial Resources Table 2-1 on the following page presents the revenues (excluding low to moderate income housing fund revenues) the Agency may have available for the next five years to fund implementation plan activities. The projections are based on a two percent annual increase in secured assessed values over the five year period. No growth rates were assumed for unsecured or utility values. Outlined in the tables are projected tax increment receipts, taxing entity’s fiscal mitigation payments, loan and debt service payments, and projected Agency administration costs. Funds available to implement future programs are identified as the remaining funds net of these operation and debt service obligations. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 13 Projected Revenues and Expenditures - Downtown Project Area Table 2-1 1 2 3 4 5 Five Year 2009-10 2010-11 2011-12 2012-13 2013-14 TOTAL Beginning Cash Balance (including 1,843,043 1,011,985 1,265,496 1,449,628 1,569,637 reserves and bond proceeds) Revenues Net Tax Increment Revenue 1,683,800 1,717,400 1,751,300 1,786,100 1,821,800 8,760,400 Interest Revenue 50,000 - - - - 50,000 Total 1,733,800 1,717,400 1,751,300 1,786,100 1,821,800 $8,810,400 Total Available Funds 3,576,843 2,729,385 3,016,796 3,235,728 3,391,437 Operations and Debt Service Costs Debt Service 1,077,858 1,076,889 1,180,168 1,279,091 1,277,369 5,891,375 Administration, Maintenance, Overhead 5,500 5,500 5,500 5,500 5,500 27,500 Total 1,083,358 1,082,389 1,185,668 1,284,591 1,282,869 5,918,875 Funds Available for Projects 2,493,485 1,646,996 1,831,128 1,951,137 2,108,568 Project Fund (including bond proceeds 1,481,500 381,500 381,500 381,500 381,500 3,007,500 held in Project Fund) Total Costs 2,564,858 1,463,889 1,567,168 1,666,091 1,664,369 $8,926,375 FUND BALANCE SURPLUS/(SHORTFALL) 1,011,985 1,265,496 1,449,628 1,569,637 1,727,068 Cash Flow Reserve 710,451 727,064 739,239 750,820 762,250 Ending Cash Available 301,534 538,432 710,389 818,817 964,818 Notes: Tax increment revenue is net of housing and tax sharing agreements The State's proposed SERAF shift for 2009-10 and 2010-11 is not shown due to an anticipated lawsuit challenging the taking. The Agency is awaiting the outcome of the lawsuit and will make the payments if necessary. Source: City of Fontana Management Services Department, RDA Update June 2009 Due to the State’s effort to take redevelopment funds to balance the State Budget, the Agency may be required to make Educational Revenue Augmentation Fund (“ERAF”) payments during the planning period. In Fiscal Year 2008-09, the State of California approved a budget contingent upon a shift of tax increment monies from redevelopment agencies to be applied to ERAF. The California Redevelopment Association filed a lawsuit on behalf of all redevelopment agencies asserting that the take from redevelopment was unconstitutional based on the CRL. On April 30, 2009 a judgment in favor of redevelopment agencies was rendered, affirming that the take was unconstitutional and therefore illegal. The State has confirmed it will not appeal this decision. Following this judgment, the State of California approved the Fiscal Year 2009-10 budget egregiously relying on another ERAF shift from redevelopment agencies over the next two years, now called the Supplemental Educational Revenue Augmentation Fund (“SERAF”). While the California Redevelopment Association believes this shift of tax increment from redevelopment falls under the same circumstances as the previous attempt, the Agency may potentially be required to make SERAF shifts over the next two years. This shift of dollars from redevelopment could severely impact the Agency’s ability to complete many of the projects both committed and anticipated over the next five year period. The California Redevelopment Association anticipates filing another lawsuit in an effort to thwart this and future takes from redevelopment. As recommended by the California Redevelopment Association, the potential SERAF shift is not shown in the cash flow, however the Agency will make the payments if required by law. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 14 Anticipated Projects and Programs (2009/10 to 2013/14) The Agency will continue to implement projects and programs over the next five years to revitalize the Downtown Project Area, including several projects to enhance the appearance and enjoyment of outdoor areas. The following summary matrix describes the proposed non-housing projects and programs planned for the next five years. The matrix describes each proposed project, gives the projected time frame for implementation, identifies Agency goals to be achieved, and identifies the blighting conditions to be addressed. Anticipated program expenditures are based on projected tax increment revenue expected for FY 2009-10 to 2013-14, as detailed in Table 2-1 above. Greater or lesser funding may be available depending on actual assessed valuation changes in the Downtown Project Area over the next five years. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 15 2009-10 to 2013-14 Five Year Implementation Plan Projects - Downtown TABLE 2-2 Program Time Frame Description Goals Achieved Blight Mitigated Estimated Agency Cost Downtown Revitalization Ongoing Remove blight Depreciated/stagnant property values 5,000,000 $ Encourage private sector investment Deteriorated/dilapidated structures Diversify and expand economic base Lack of infrastructure and community facilities Aid in Downtown revitalization effort High vacancy/low rental rates Owner Participation and Development Agreements Historical Murals Program Ongoing Remove Blight Depreciated/stagnant property values 71,434 $ Enhance visual appearance of Sierra Avenue buildings High vacancy/low rental rates Stimulate business growth Job creation Downtown Façade Rehabilitation Remove Blight Depreciated/stagnant property values 3,773,425 $ Phase II: E/S of Sierra from Valencia to Arrow Boulevard 2007 to 2009 Enhance the visual appearance of Sierra Deteriorated/dilapidated structures 1,566,925 Phase III: W/S of Sierra from Valencia to Arrow Boulevard 2009 to 2011 Stimulate business growth Lack of infrastructure and community facilities 2,206,500 High vacancy/low rental rates Downtown Street Furniture 2009 to 2010 Installation of outdoor street furniture benches in the downtown. Eliminate blight Lack of infrastructure and community facilities 150,000 $ Provide new public facility Miller Park Amphitheater 2011 to 2012 Construction of an outdoor amphitheater and band shell. Remove blight Lack of infrastructure and community facilities 1,000,000 $ Provide new public facility REDEVELOPMENT (NON-HOUSING) PROGRAM This program improves the core of the downtown area as depicted in the original Downtown Project Area. Themed murals for the visual enhancement and revitalization of Downtown Fontana. The murals depict the historical and cultural heritage of Fontana. Multi-phase program that involves developing consistent building facades that enhance the visual appearance of downtown street blocks. Includes the reconstruction of rear alleys. The timeframe includes the design and construction phases. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 16 2009-10 to 2013-14 Five Year Implementation Plan Projects - Downtown TABLE 2-2 cont. Program Time Frame Description Goals Achieved Blight Mitigated Estimated Agency Cost Pillars Project 2009 to 2011 Remove Blight Lack of infrastructure and community facilities 800,000 $ Enhance visual appearance of Civic Center Plaza Stimulate business growth Job creation Center Stage Plaza 2010 to 2011 Eliminate blight Lack of infrastructure and community facilities 750,000 $ Provide new public facility Civic Center Edge Project 2010 to 2011 Eliminate blight Lack of infrastructure and community facilities 700,000 $ Provide new public facility Revitalize the downtown Charley's 2008 to 2009 Eliminate blight Lack of infrastructure and community facilities 175,000 $ Provide new public facility Lack of adequate parking Revitalize the downtown Economic maladjustment SCAG Compass Program 2009 to 2010 Eliminate blight Depreciated/stagnant property values $ Provide new public facility High vacancy/turnover, Low rental rates (Paid with a grant from SCAG) GRAND TOTAL FIVE YEAR NON-HOUSING PROGRAM COST 12,419,859 $ REDEVELOPMENT (NON-HOUSING) PROGRAM Provision of an economic feasibility study for the downtown. This project focuses on the construction of a series of Pillars depicting the history of Fontana by decade through Miller Park. Architectural design is underway and the project could be ready for construction in July 2009. Construction of an outdoor plaza immediately south of Center Stage, providing pleasant space for intermission and a small entertainment venue. Construction of a consistent streetscape edge around the boundaries of the Civic Center. Design and construction of a new parking lot and entrance/exit to create a more efficient flow of traffic and enhance the location's aesthetics. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 17 Southwest Industrial Park Redevelopment Project Area The Southwest Industrial Park (“SWIP”) Redevelopment Project was originally adopted in 1977, and subsequently amended eight times. Amendment Nos. 1 through 5 added territory to the Project Area by adoption of Ordinance Nos. 628, 653, 770, 790, and 1056 between 1979 and 1992. Amendment No. 6 modified time limits to conform with AB 1290, as codified in Section 33333.6 of the CCRL, by adoption of Ordinance No. 1140 on November 15, 1994. Amendment No. 7, adopted on December 21, 2004 by Ordinance No. 1467, extended the effectiveness of the redevelopment plan and time limit to receive tax increment by one year pursuant to SB 1045. Amendment No. 8, adopted on June 26 2007 by Ordinance No. 1556, adopted an eminent domain program pursuant to SB 53. The Agency is preparing Amendment No. 9 to add approximately 1,101 acres of territory, which is to be considered for adoption in mid 2010. The SWIP Redevelopment Project totals approximately 2,326 acres of land primarily designated for industrial and light manufacturing uses. The boundaries of the SWIP Redevelopment Project are illustrated on the following page. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 18 ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 19 Prior Five-Year Period Accomplishments During the past five year implementation plan period, the Agency completed street improvements on Cherry Avenue between Jurupa and Slover Avenues. Improvements include street widening, four new lanes, 5,000 linear feet of sewer and storm drain, raised median, curb, gutter, sidewalk, decorative street lighting, and decorative traffic signals. They were completed in July 2008 and cost the Agency approximately $9 million. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 20 Remaining Blighting Conditions Despite Agency efforts to eliminate and alleviate blighting conditions within the SWIP Project Area, significant blight remains. A lack of remaining tax increment revenues left after debt service and other financial obligations have been met has prevented the complete implementation of programs and projects by the Agency to eliminate remaining blighting conditions. Remaining blighting conditions include: § Buildings or structure which exhibit age, obsolescence, deterioration, and dilapidation § Economic maladjustment, dislocation, disuse, and buildings of substandard design § Mixed, shifting, and conflicting/incompatible land uses § Inadequate public improvements, infrastructure, or community facilities § Lots of irregular form or shape for intended uses laid out in disregard to topographic or other physical conditions § Inadequate railroad crossings and traffic and circulation facilities which hinder public safety and industrial development § High Crime Rate The Fourth Five Year Implementation Plan identifies a number of projects and programs, as well as corresponding revenues and expenditures, which the Agency believes are most likely to occur over FY 2009-10 through 2013-14. SWIP Project Five-Year Implementation Plan Strategies The Agency has established the following strategies for the Five-Year Implementation Plan for the SWIP Redevelopment Project: § Provide funding for operation and administration of Project Area activities as required by the CCRL. § Meet existing financial obligations and agreements by funding debt service loan payments and Owner Participation and other Developer Agreement obligations. Make infrastructure improvements throughout the Project Area to eliminate blight, encourage private sector investment, and improve circulation. This includes I-10 interchange improvements to provide better access to and from the industrial and job centers. Financial Resources Table 3-1 on the following page presents the revenues (excluding low to moderate income housing fund revenues) the Agency may have available for the next five years to fund implementation plan activities. The projections are based on a two percent annual increase in secured assessed values over the five year period. No growth rates were assumed for unsecured or utility values. Outlined in the tables are projected tax increment receipts, taxing entity’s fiscal mitigation payments, loan and debt service payments, and projected Agency administration costs. Funds available to implement future programs are identified as the remaining funds net of these operation and debt service obligations. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 21 Projected Revenues and Expenditures - Southwest Industrial Park Project Area Table 3-1 1 2 3 4 5 Five Year 2009-10 2010-11 2011-12 2012-13 2013-14 TOTAL Beginning Cash Balance (including 9,207,841 7,108,187 9,553,505 12,166,591 15,214,482 reserves and bond proceeds) Revenues Net Tax Increment Revenue 7,653,100 7,806,200 7,962,300 8,121,500 8,283,800 39,826,900 Interest Revenue 65,000 380,000 400,000 400,000 360,000 1,605,000 Total 7,718,100 8,186,200 8,362,300 8,521,500 8,643,800 41,431,900 Total Available Funds 16,925,941 15,294,387 17,915,805 20,688,091 23,858,282 Operations and Debt Service Costs Debt Service 4,953,872 4,877,001 4,885,333 4,609,728 4,608,825 23,934,760 Administration, Maintenance, Overhead 11,000 11,000 11,000 11,000 11,000 55,000 Total 4,964,872 4,888,001 4,896,333 4,620,728 4,619,825 23,989,760 Funds Available for Projects 11,961,068 10,406,386 13,019,472 16,067,363 19,238,457 Project Fund (including bond proceeds 4,852,881 852,881 852,881 852,881 852,881 8,264,405 held in Project Fund) Total Costs 9,817,753 5,740,882 5,749,214 5,473,609 5,472,706 $32,254,165 FUND BALANCE SURPLUS/(SHORTFALL) 7,108,187 9,553,505 12,166,591 15,214,482 18,385,576 Cash Flow Reserve 2,645,442 2,678,739 2,710,214 2,748,989 2,785,311 ERAF Reserve 3,200,000 4,973,280 5,329,056 5,329,056 4,319,225 Ending Cash Available 1,262,745 1,901,486 4,127,321 7,136,437 11,281,040 Notes: Tax increment revenue is net of housing and tax sharing agreements The State's proposed SERAF shift for 2009-10 and 2010-11 is not shown due to an anticipated lawsuit challenging the taking. The Agency is awaiting the outcome of the lawsuit and will make the payments if necessary. Source: City of Fontana Management Services Department, RDA Update June 2009 Due to the State’s effort to take redevelopment funds to balance the State Budget, the Agency may be required to make Educational Revenue Augmentation Fund (“ERAF”) payments during the planning period. In Fiscal Year 2008-09, the State of California approved a budget contingent upon a shift of tax increment monies from redevelopment agencies to be applied to ERAF. The California Redevelopment Association filed a lawsuit on behalf of all redevelopment agencies asserting that the take from redevelopment was unconstitutional based on the CRL. On April 30, 2009 a judgment in favor of redevelopment agencies was rendered, affirming that the take was unconstitutional and therefore illegal. The State has confirmed it will not appeal this decision. Following this judgment, the State of California approved the Fiscal Year 2009-10 budget egregiously relying on another ERAF shift from redevelopment agencies over the next two years, now called the Supplemental Educational Revenue Augmentation Fund (“SERAF”). While the California Redevelopment Association believes this shift of tax increment from redevelopment falls under the same circumstances as the previous attempt, the Agency may potentially be required to make SERAF shifts over the next two years. This shift of dollars from redevelopment could severely impact the Agency’s ability to complete many of the projects both committed and anticipated over the next five year period. The California Redevelopment Association anticipates filing another lawsuit in an effort to thwart this and future takes from redevelopment. As recommended by the California Redevelopment Association, the potential SERAF shift is not shown in the cash flow, however the Agency will make the payments if required by law. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 22 Anticipated Projects and Programs (2009/10 to 2013/14) The Agency will continue to implement projects and programs over the next five years to alleviate blight in the Southwest Industrial Project Area, including several infrastructure improvement projects. The following summary matrix describes the proposed non-housing projects and programs planned for the next five years. The matrix describes each proposed project, gives the projected time frame for implementation, identifies Agency goals to be achieved, and identifies the blighting conditions to be addressed. Anticipated program expenditures are based on projected tax increment revenue expected for FY 2009-10 to 2013-14, as detailed in Table 3-1 above. Greater or lesser funding may be available depending on actual assessed valuation changes in the Southwest Industrial Project Area over the next five years. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 23 2009-10 to 2013-14 Five Year Implementation Plan Projects - SWIP TABLE 3-2 Program Time Frame Description Goals Achieved Blight Mitigated Estimated Agency Cost Redevelopment Plan Amendment No. 9 Amendment will eliminate blight in the Added Area 471,220 $ Provide funding to correct traffic and circulation deficiencies. Remove blight Underutilized properties due to inadequate public 6,267,376 $ Encourage private sector investment facilities or improvements I-10 Beech Interchange 2003 to 2018 Design and construct new interchange and add an additional exit and entrance point for east and west bound traffic on the I-10 at Beech Avenue Improve public infrastructure/circulation 637,526 I-10 Cherry Interchange 2003 to 2014 Widen existing interchange to four lanes north and south bound 102,820 I-10 Citrus Interchange 2002 to 2014 Interchange reconstruction to four lanes on the north and south bound 1,397,774 Jurupa Street Capital Improvement Projects Phases I, II and III Phase I: Sierra to Poplar 2008 to 2009 2,158,256 Phase III: Cherry to Live Oak 2009 to 2010 - REDEVELOPMENT (NON-HOUSING) PROGRAM Add approx. 1,100 acres of Land to the SWIP Project Area 2008 to 2010 Street improvements which consist of ultimate street widening to six lanes, storm drain culvert, sewer main, raised landscaped median with median lighting, and decorative traffic signals and decorative street lighting from Sierra Avenue to Poplar Avenue Eliminate blight, encourage private sector investment, give focused attention and financial investment to reverse deteriorating trends, create jobs, revitalize the business climate, and rehabilitate and add to the housing stock Comprehensive Transportation Capital Improvement Projects ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 24 2009-10 to 2013-14 Five Year Implementation Plan Projects - SWIP TABLE 3-2 cont. Program Time Frame Description Goals Achieved Blight Mitigated Estimated Agency Cost Philadelphia-San Sevaine Channel Road Crossing TBD Complete street improvements at the Philadelphia Crossing of the San Sevaine Channel, install a roadway over the channel box and improve the street. 960,000 Slover Widening - Etiwanda 2011 Widen Slover Avenue from the intersection of Slover and Etiwanda to the rail tracks 800 feet to the east. 411,000 T/S Etiwanda Slover - Traffic Signal Modification Improvements 2008 to 2011 Intersection improvements, modification of traffic signals, safety lighting and communication conduit for future fiber optic cable. 600,000 GRAND TOTAL FIVE YEAR NON-HOUSING PROGRAM COST $6,738,596 REDEVELOPMENT (NON-HOUSING) PROGRAM ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 25 Jurupa Hills Redevelopment Project Area The Jurupa Hills Redevelopment Project, adopted in October of 1981, contains approximately 2,607 gross acres of land and provides for the following land uses: 1,160 acres of property developed with lower and moderately priced housing that has attracted first time home buyers; 49 acres of property designated for commercial development; and 1,398 acres dedicated to public facilities, including schools, utility corridors, neighborhood parks and the Martin Tudor Regional Park. The Jurupa Hills Redevelopment Project encompasses major portions of the southern area of the City and is generally bounded by Jurupa Avenue on the north, Sierra Avenue to the east, the San Bernardino/Riverside County line to the south, and Mulberry Avenue to the west. The boundaries of the Jurupa Hills Redevelopment Project, illustrated the following page, match those of the Southridge Village Specific Plan Area which was adopted by the City Council in May 1982. The Redevelopment Plan for the Jurupa Hills Redevelopment Project has been amended twice to amend time and financial limits. Amendment No. 3 was adopted on November 15, 1994 by Ordinance No. 1137 to modify time limits to conform with AB 1290, as codified in Section 33333.6 of the CCRL. Amendment No. 4 was adopted on December 21, 2004 by Ordinance No. 1468 to increase the effectiveness of the redevelopment plan and time limit to receive tax increment by one year pursuant to SB 1045. Amendment No. 5 was adopted on June 26, 2007 by Ordinance No. 1553 to adopt an eminent domain program pursuant to SB 53. None of these amendments increased or decreased the acreage of the Project Area. The City, Agency and Ten-Ninety Ltd. have previously entered into an Owner Participation Agreement, a Facilitation Agreement, and numerous other agreements relating to the development of the Southridge Village Specific Plan. Collectively, these agreements set forth the regulations and standards for development, identify the public infrastructure requirements and responsibilities, and establish the methodology for the disbursement of tax increment funds. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 26 ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 27 Prior Five-Year Period Accomplishments As a result of the original Ten-Ninety Limited Owner Participation Agreement and subsequent agreements, the Master Developer (Ten-Ninety Limited) advanced the Agency $167 million for infrastructure improvements, which allowed the start of the elimination of blighting conditions in the Jurupa Hills Redevelopment Project Area. In return, the Agency has granted the Master Developer first claim on all tax increment revenue generated by the Project up to a maximum of the amount borrowed (including principal and interest) or the expiration of the Project. Subsequent agreements between the Master Developer, the Agency, and the City assigns and grants to the Agency the use of a certain portion of the residual tax revenues for Agency projects and expenses. The City would receive any balance of the portion of the residual tax revenues after the Agency share has been paid in order to satisfy negative fiscal impacts created by the undertaking of the development of Southridge Village, the major development in the Project Area. Remaining Blighting Conditions The Agency has implemented a successful, proactive redevelopment program in the Jurupa Hills Redevelopment Project Area since the adoption of the original Redevelopment Plan in 1981. Through various programs and projects, the Agency has made substantial progress in alleviating conditions of blight within the Project Area and generally revitalizing the area. However, despite this success, some blighting conditions remain, including: § Underutilized properties due to inadequate public facilities or improvements such as streets, storm drain channels and sewer systems Jurupa Hills Project Five-Year Implementation Plan Strategies The Agency has established the following strategies for the Five-Year Implementation Plan for the Jurupa Hills Redevelopment Project: § Provide funding for operation and administration of Project Area activities as required by the CCRL. § Meet existing financial obligations and agreements by funding debt service loan payments and Owner Participation and other Developer Agreement obligations. Provide funding to meet obligations pursuant to the Agency’s agreements with Ten-Ninety Ltd. Financial Resources Table 4-1 on the following page presents the revenues (excluding low to moderate income housing fund revenues) the Agency may have available for the next five years. The projections are based on a two percent annual increase in secured assessed values over the five year period. No growth rates were assumed for unsecured or utility values. Outlined in the tables are projected tax increment receipts, taxing entity’s fiscal mitigation payments, loan and debt service payments, and projected Agency administration costs. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 28 Projected Revenues and Expenditures - Jurupa Hills Project Area Table 4-1 1 2 3 4 5 Five Year 2009-10 2010-11 2011-12 2012-13 2013-14 TOTAL Beginning Cash Balance (including - - - - - reserves and bond proceeds) Revenues Net Tax Increment Revenue 13,551,000 13,822,500 14,098,250 14,380,500 14,669,250 70,521,500 Interest Revenue 100,000 100,000 100,000 100,000 100,000 500,000 Total 13,651,000 13,922,500 14,198,250 14,480,500 14,769,250 $71,021,500 Total Available Funds 13,651,000 13,922,500 14,198,250 14,480,500 14,769,250 Operations and Debt Service Costs Debt Service 5,943,531 5,937,219 5,933,008 5,930,604 5,924,609 29,668,971 Ten Ninety Interest 7,551,469 7,829,281 8,109,242 8,393,896 8,688,641 40,572,529 Administration, Maintenance, Overhead 156,000 156,000 156,000 156,000 156,000 780,000 Total 13,651,000 13,922,500 14,198,250 14,480,500 14,769,250 71,021,500 Funds Available for Projects - - - - - Project Fund (including bond proceeds - - - - - - held in Project Fund) Total Costs 13,651,000 13,922,500 14,198,250 14,480,500 14,769,250 $71,021,500 FUND BALANCE SURPLUS/(SHORTFALL) - - - - - Cash Flow Reserve - - - - - Ending Cash Available - - - - - Notes: Tax increment revenue is net of housing and tax sharing agreements The State's proposed SERAF shift for 2009-10 and 2010-11 is not shown due to an anticipated lawsuit challenging the taking. The Agency is awaiting the outcome of the lawsuit and will make the payments if necessary. Source: City of Fontana Management Services Department, RDA Update June 2009 Due to the State’s effort to take redevelopment funds to balance the State Budget, the Agency may be required to make Educational Revenue Augmentation Fund (“ERAF”) payments during the planning period. In Fiscal Year 2008-09, the State of California approved a budget contingent upon a shift of tax increment monies from redevelopment agencies to be applied to ERAF. The California Redevelopment Association filed a lawsuit on behalf of all redevelopment agencies asserting that the take from redevelopment was unconstitutional based on the CRL. On April 30, 2009 a judgment in favor of redevelopment agencies was rendered, affirming that the take was unconstitutional and therefore illegal. The State has confirmed it will not appeal this decision. Following this judgment, the State of California approved the Fiscal Year 2009-10 budget egregiously relying on another ERAF shift from redevelopment agencies over the next two years, now called the Supplemental Educational Revenue Augmentation Fund (“SERAF”). While the California Redevelopment Association believes this shift of tax increment from redevelopment falls under the same circumstances as the previous attempt, the Agency may potentially be required to make SERAF shifts over the next two years. This shift of dollars from redevelopment could severely impact the Agency’s ability to complete many of the projects both committed and anticipated over the next five year period. The California Redevelopment Association anticipates filing another lawsuit in an effort to thwart this and future takes from redevelopment. As recommended by the California Redevelopment Association, the potential SERAF shift is not shown in the cash flow, however the Agency will make the payments if required by law. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 29 Anticipated Projects and Programs (2009/10 to 2013/14) As a result of the original Ten-Ninety Limited Owner Participation Agreement and subsequent agreements, the Master Developer (Ten-Ninety Limited) has first claim on all tax increment revenue generated by the Project up to a maximum of the amount borrowed from the Master Developer by the Agency (including principal and interest) or the expiration of the Project. Thus, the Agency does not have any projects or programs planned for Jurupa Hills during this Implementation Plan period. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 30 North Fontana Redevelopment Project Area The North Fontana Redevelopment Project was originally adopted in December 1982 and encompasses the majority of northern Fontana above Foothill Boulevard. An amendment to the Redevelopment Plan was adopted on November 15, 1994, modifying time limits to conform with AB 1290, as codified in Section 33333.6 of the CCRL. Amendment No. 2, adopted on December 21, 2004 by Ordinance No. 1469, extended the effectiveness of the redevelopment plan and time limit to receive tax increment by one year pursuant to SB 1045. Amendment No. 3 was adopted on May 17, 2005 by Ordinance No. 1478 to reinstate eminent domain in three defined subareas within the Project Area. Amendment No. 4 was adopted on June 26, 2007 to adopt an eminent domain program pursuant to SB 53. The North Fontana Redevelopment Project is generally located north of Foothill Boulevard, east of Interstate 15, running northward to the City border with the City of Rialto. The Project Area includes approximately 8,900 acres of land, the majority of which contains pre-existing blighting conditions that were identified at the time of annexation. One of the significant developments contained within the Project Area is the Village of Heritage, which contains 1,400 acres of mixed-use development comprised of single family housing and townhomes, office park, commercial and industrial development. A second significant development is Sierra Lakes, a 640 acre residential, commercial, and golf course community. The boundaries of the North Fontana Redevelopment Project are illustrated on the following page. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 31 ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 32 Prior Five-Year Period Accomplishments The Agency has made significant efforts to stimulate the revitalization of the North Fontana Redevelopment Project Area since its adoption in 1982. During the past five year implementation plan period, the Agency completed several projects in the Project Area. The Village of Heritage Community Center was completed in 2008 with $4.8 million in Agency assistance. The Agency also contributed $3.5 million to construct the new Fire Station 79 in 2008. The Jesse Turner Health and Fitness Center, an aquatic center, skate park, and covered multi-purpose court facility, was completed in 2008 with $40.6 million in Agency assistance. Lastly, street improvements were made on Sierra Avenue between Baseline Road and the 210 freeway with $7.4 million in Agency assistance. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 33 Remaining Blighting Conditions Unfortunately, much of the blight identified at the time the North Fontana Redevelopment Project was originally adopted remains today due to the large size of the Project Area and sparse development. A lack of remaining tax increment revenues after debt service and other financial obligations has also prevented the implementation of redevelopment projects and programs. Remaining blighting conditions include: § Underutilized properties due to inadequate public improvements and infrastructure § Properties suffering from economic maladjustment, dislocation, disuse, and substandard design § Buildings and structures suffering from age, obsolescence, or deterioration § Inadequate of nonexistent public facilities § Lots of irregular form or shape laid out in disregard to topographic or other visible characteristics North Fontana Project Five-Year Implementation Plan Strategies The Agency has established the following strategies for the Five-Year Implementation Plan for the North Fontana Redevelopment Project: § Provide funding for operation and administration of Project Area activities as required by the CCRL. § Meet existing financial obligations and agreements by funding debt service loan payments and Owner Participation and other Developer Agreement obligations. § Implement Specific Plans that address the unique needs and problems of North Fontana. § Design and construct a 20 acre sports park and the Pacific Electric Trail to improve public infrastructure and facilities, provide needed non-motorized circulation routes, and promote a healthy lifestyle. Complete existing and implement new street and storm drain improvements to encourage private sector investment and improve public infrastructure and circulation. This includes Interstate-15 interchange improvements at Duncan Canyon Road and Baseline Avenue to provide better access to and from the adjacent areas of development. Financial Resources Table 5-1 on the following page presents the revenues (excluding low to moderate income housing fund revenues) the Agency may have available for the next five years to fund implementation plan activities. The projections are based on a two percent annual increase in secured assessed values over the five year period. No growth rates were assumed for unsecured or utility values. Outlined in the tables are projected tax increment receipts, taxing entity’s fiscal mitigation payments, loan and debt service payments, and projected Agency administration costs. Funds available to implement future programs are identified as the remaining funds net of these operation and debt service obligations. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 34 Projected Revenues and Expenditures - North Fontana Project Area Table 5-1 1 2 3 4 5 Five Year 2009-10 2010-11 2011-12 2012-13 2013-14 TOTAL Beginning Cash Balance (including 41,765,664 21,212,111 25,971,374 23,741,315 16,456,536 reserves and bond proceeds) Revenues Net Tax Increment Revenue 38,200,000 36,720,000 37,440,000 38,160,000 38,952,000 189,472,000 Interest Revenue 3,000 - - - - 3,000 Total 38,203,000 36,720,000 37,440,000 38,160,000 38,952,000 $189,475,000 Total Available Funds 79,968,664 57,932,111 63,411,374 61,901,315 55,408,536 Operations and Debt Service Costs Debt Service 23,502,753 24,544,307 31,982,967 37,476,993 26,938,520 144,445,540 Fire Agreement 5,060,000 5,310,000 5,580,000 5,860,000 6,150,000 27,960,000 Administration, Maintenance, Overhead 12,600 13,230 13,892 14,586 15,315 69,623 Total 28,575,353 29,867,537 37,576,859 43,351,579 33,103,835 172,475,163 Funds Available for Projects 51,393,311 28,064,574 25,834,515 18,549,736 22,304,701 Project Fund (including bond proceeds 30,181,200 2,093,200 2,093,200 2,093,200 2,093,200 38,554,000 held in Project Fund) Total Costs 58,756,553 31,960,737 39,670,059 45,444,779 35,197,035 $211,029,163 FUND BALANCE SURPLUS/(SHORTFALL) 21,212,111 25,971,374 23,741,315 16,456,536 20,211,501 Cash Flow Reserve 12,950,152 13,085,733 13,228,208 13,372,946 13,525,517 Ending Cash Available 8,261,959 12,885,641 10,513,107 3,083,591 6,685,984 Notes: Tax increment revenue is net of housing and tax sharing agreements The State's proposed SERAF shift for 2009-10 and 2010-11 is not shown due to an anticipated lawsuit challenging the taking. The Agency is awaiting the outcome of the lawsuit and will make the payments if necessary. Source: City of Fontana Management Services Department, RDA Update June 2009 Due to the State’s effort to take redevelopment funds to balance the State Budget, the Agency may be required to make Educational Revenue Augmentation Fund (“ERAF”) payments during the planning period. In Fiscal Year 2008-09, the State of California approved a budget contingent upon a shift of tax increment monies from redevelopment agencies to be applied to ERAF. The California Redevelopment Association filed a lawsuit on behalf of all redevelopment agencies asserting that the take from redevelopment was unconstitutional based on the CRL. On April 30, 2009 a judgment in favor of redevelopment agencies was rendered, affirming that the take was unconstitutional and therefore illegal. The State has confirmed it will not appeal this decision. Following this judgment, the State of California approved the Fiscal Year 2009-10 budget egregiously relying on another ERAF shift from redevelopment agencies over the next two years, now called the Supplemental Educational Revenue Augmentation Fund (“SERAF”). While the California Redevelopment Association believes this shift of tax increment from redevelopment falls under the same circumstances as the previous attempt, the Agency may potentially be required to make SERAF shifts over the next two years. This shift of dollars from redevelopment could severely impact the Agency’s ability to complete many of the projects both committed and anticipated over the next five year period. The California Redevelopment Association anticipates filing another lawsuit in an effort to thwart this and future takes from redevelopment. As recommended by the California Redevelopment Association, the potential SERAF shift is not shown in the cash flow, however the Agency will make the payments if required by law. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 35 Anticipated Projects and Programs (2009/10 to 2013/14) The Agency will continue to implement projects and programs over the next five years to alleviate blight in the North Fontana Project Area, including several public facility and infrastructure improvement projects. The following summary matrix describes the proposed non-housing projects and programs planned for the next five years. The matrix describes each proposed project, gives the projected time frame for implementation, identifies Agency goals to be achieved, and identifies the blighting conditions to be addressed. Anticipated program expenditures are based on projected tax increment revenue expected for FY 2009-10 to 2013-14, as detailed in Table 5-1 above. Greater or lesser funding may be available depending on actual assessed valuation changes in the North Fontana Project Area over the next five years. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 36 2009-10 to 2013-14 Five Year Implementation Plan Projects - North Fontana TABLE 5-2 Program Time Frame Description Goals Achieved Blight Mitigated Estimated Agency Cost Fite Development 2008 to 2010 Remove blight - $ Stimulate private investment Encourage commercial development and redevelopment Fontana Sports Park 2008 to 2012 Design and construct a 20 acre sports park Remove blight Inadequate or nonexistent public facilities 2,100,000 $ Provide community facilities Promote compatible development Encourage private sector investment Improve Public Infrastructure Pacific Electric Trail Segments 3B, 4 & 6 2003 to 2012 Remove blight Inadequate or nonexistent public facilities 5,469,000 $ Improve community facilities Improve Public Infrastructure/Circulation Provide healthy non- motorized forms of Improve public infrastructure REDEVELOPMENT (NON-HOUSING) PROGRAM The Agency acquired land to facilitate development of a retail center. A private developer will be developing the land over the next five years. Construct approximately 6 1/2 miles of the Pacific Electric Trail that traverses through the City of Fontana Underutilized properties due to inadequate public improvements and infrastructure Underutilized properties due to inadequate public improvements and infrastructure ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 37 2009-10 to 2013-14 Five Year Implementation Plan Projects - North Fontana TABLE 5-2 cont. Program Time Frame Description Goals Achieved Blight Mitigated Estimated Agency Cost Eliminate blight 15,992,217 $ Encourage private sector investment Improve public infrastructure/circulation Foothill: Cherry-Hemlock 2009 to 2011 Realign and widen roadway from two to three lanes, install landscape median, curb, gutter, sidewalk, and lighting 6,211,324 Foothill: East-Cherry 2010 Widen roadway from two to three lanes, install a raised median, sidewalk, curb, gutter, decorative street lights and landscaping 9,780,893 Baseline Storm Drain and Eliminate blight $ 17,450,365 Baseline: Citrus-Sierra 2008 to 2010 Encourage private sector investment Improve public infrastructure/circulation Sierra Improvements TBD Eliminate blight 500,000 $ Encourage private sector i t t Improve public infrastructure/circulation Sierra/Riverside Intersection Realign intersection, street widening and install new traffic signal Foothill Boulevard Street Improvements Storm drain and street improvements - include widening roadway, constructing sewer, raised median, sidewalk, curb, gutter, street lights and landscaping, install traffic signals Street improvements to widen roadway, install a raised median, sidewalk, curb, gutter, decorative street lights and landscaping REDEVELOPMENT (NON-HOUSING) PROGRAM Underutilized properties due to inadequate public improvements and infrastructure Storm drain and street improvements - includes extending the storm drain box culvert, widening roadway, constructing sewer, raised median, sidewalk, curb, gutter, and landscaping Underutilized properties due to inadequate public improvements and infrastructure Underutilized properties due to inadequate public improvements and infrastructure ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 38 2009-10 to 2013-14 Five Year Implementation Plan Projects - North Fontana TABLE 5-2 cont. Program Time Frame Description Goals Achieved Blight Mitigated Estimated Agency Cost Duncan Canyon St and Storm Drain Street and master storm drain improvements Eliminate blight 10,483,799 $ Duncan Canyon: I-15/Citrus 2009 Streets and master storm drain line RCB Box improvements for Phase II Encourage private sector investment 4,095,384 Duncan Canyon: RCB/PH1-Lin 2009 Construction of a master storm drain line crossing the i-15 and connecting to the Hawker-Crawford Channel Improve public infrastructure/circulation 6,388,415 I-15/Duncan Canyon Intercha 2005 to 2011 Eliminate blight 26,000,000 $ Encourage private sector i t t Improve public infrastructure/circulation I-15/Baseline Interchange 2013 to 2014 Improve public infrastructure/circulation 9,000,000 $ Lytle Creek Realignment 2010 to 2011 Eliminate blight 4,008,099 $ Encourage private sector i t t Improve public infrastructure/circulation GRAND TOTAL FIVE YEAR NON-HOUSING PROGRAM COST 91,003,480 $ Reconstruct Duncan Canyon overcrossing as a fully functional interchange to the mainline freeway 15) Reconstruct the interchange in conjunction with Rancho Cucamonga Underutilized properties due to inadequate public improvements and infrastructure REDEVELOPMENT (NON-HOUSING) PROGRAM Underutilized properties due to inadequate public improvements and infrastructure Underutilized properties due to inadequate public improvements and infrastructure Underutilized properties due to inadequate public improvements and infrastructure Realign Lytle Creek North adjacent to the I-15 Freeway north of Duncan Canyon Road ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 39 Sierra Corridor Redevelopment Project Area The Sierra Corridor Commercial Redevelopment Project, adopted in July of 1992, incorporates the major commercial corridors of the City not already included within the existing Downtown Redevelopment Project. An amendment to the Redevelopment Plan was adopted on November 15, 1994 to modify time limits to conform with AB 1290, as codified in Section 33333.6 of the CCRL. Amendment No. 2 was adopted by Ordinance No. 1470 on December 21, 2004 to extend the effectiveness of the redevelopment plan and time limit to receive tax increment by one year pursuant to SB 1045. Amendment No. 3 was adopted on December 12, 2006 by Ordinance No. 1535 to eliminate the time limit to incur debt pursuant to SB 211. Amendment No. 4 was adopted by Ordinance No. 1555 on June 26, 2007 to adopt an eminent domain program pursuant to SB 57. The Sierra Corridor Commercial Redevelopment Project contains approximately 2,213 acres of mixed residential, office, commercial, industrial, and open space uses. The boundaries of the Sierra Corridor Redevelopment Project are illustrated on the following page. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 40 ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 41 Prior Five-Year Period Accomplishments The Agency has pursued redevelopment activities in the Project Area since its adoption. During the past five year implementation plan period, the Agency made several infrastructure improvements. These include landscape improvements at the Interstate 10/Sierra Avenue interchange completed in 2008 for $175,000 in Agency assistance and construction of a storm drain along the north side of Foothill Boulevard between Juniper and Sierra Avenues completed in 2008 for $900,000 in Agency Assistance. The Agency also made infrastructure improvements to facilitate the construction of the Hilton Garden Inn, a business-class hotel, conference center and restaurant. This was completed in 2008 with $1.5 million in Agency assistance. The Agency helped fund the renovation of a 1937 movie theater into a dinner theater and special events complex for $2 million in 2008. Lastly, tax increment from the Sierra Corridor Project Area helped fund the construction of the Lewis Library and Technology Center in the Downtown Project Area. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 42 Remaining Blighting Conditions Blighting conditions remain in the Project Area due to a lack of sufficient resources, a significant number of assessment appeals and downward reassessment of property values, the limited number of years the Project has existed, and a continued lack of new development in the Project Area. Remaining blighting conditions include: § Deteriorated, dilapidated, and unsafe buildings and structures that are in need of moderate to extensive repairs § Buildings and structures exhibiting age, obsolescence, and defective design § Properties which lack adequate parking, loading facilities, and storage § Properties suffering from economic maladjustment, dislocation, disuse, and substandard design § Mixed, shifting, and conflicting/incompatible uses § Inadequate public improvements, infrastructure and community facilities § Depreciated or stagnant property values and impaired investments § High vacancy rates, high business or rental turnover rates, and low rental rates § Abandoned and/or vacant buildings § A prevalence of vacant lots § A high crime rate § Subdivided lots of irregular form, shape, and inadequate size laid out in disregard to topographic or other physical characteristics Sierra Corridor Project Five-Year Implementation Plan Strategies The Agency has established the following strategies for the Five-Year Implementation Plan for the Sierra Corridor Redevelopment Project: § Provide funding for operation and administration of Project Area activities as required by the CCRL. § Meet existing financial obligations and agreements by funding debt service loan payments and Owner Participation and other Developer Agreement obligations. § Pursue redevelopment activities that encourage commercial development and redevelopment. § Provide developer assistance to eliminate blight and stimulate private investment. Provide public improvements and facilities, including a Central Park and the Pacific Electric Trail, to eliminate blight, encourage private sector investment, and improve circulation. Financial Resources Table 6-1 on the following page presents the revenues (excluding low to moderate income housing fund revenues) the Agency may have available for the next five years to fund implementation plan activities. The projections are based on a two percent annual increase in secured assessed values over the five year period. No growth rates were assumed for unsecured or utility values. Outlined in the tables are projected tax increment receipts, taxing entity’s fiscal mitigation payments, loan and debt service payments, and projected Agency administration costs. Funds available to implement future programs are identified as the remaining funds net of these operation and debt service obligations. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 43 Projected Revenues and Expenditures - Sierra Corridor Commercial Project Area Table 6-1 1 2 3 4 5 Five Year 2009-10 2010-11 2011-12 2012-13 2013-14 TOTAL Beginning Cash Balance (including 16,310,643 7,289,223 10,668,240 14,188,685 17,856,967 reserves and bond proceeds) Revenues Net Tax Increment Revenue 7,039,000 7,180,000 7,323,000 7,470,000 7,619,000 36,631,000 Interest Revenue 42,000 - - - - 42,000 Total 7,081,000 7,180,000 7,323,000 7,470,000 7,619,000 $36,673,000 Total Available Funds 23,391,643 14,469,223 17,991,240 21,658,685 25,475,967 Operations and Debt Service Costs Debt Service 3,477,320 3,475,883 3,477,455 3,476,618 3,473,348 17,380,624 Administration, Maintenance, Overhead 12,000 12,000 12,000 12,000 12,000 60,000 Total 3,489,320 3,487,883 3,489,455 3,488,618 3,485,348 17,440,624 Funds Available for Projects 19,902,323 10,981,340 14,501,785 18,170,067 21,990,619 Project Fund (including bond proceeds 12,613,100 313,100 313,100 313,100 313,100 13,865,500 held in Project Fund) Total Costs 16,102,420 3,800,983 3,802,555 3,801,718 3,798,448 $31,306,124 FUND BALANCE SURPLUS/(SHORTFALL) 7,289,223 10,668,240 14,188,685 17,856,967 21,677,519 Cash Flow Reserve 2,233,516 2,257,366 2,280,089 2,301,529 2,326,819 Ending Cash Available 5,055,707 8,410,874 11,908,596 15,555,438 19,350,700 Notes: Tax increment revenue is net of housing and tax sharing agreements The State's proposed SERAF shift for 2009-10 and 2010-11 is not shown due to an anticipated lawsuit challenging the taking. The Agency is awaiting the outcome of the lawsuit and will make the payments if necessary. Source: City of Fontana Management Services Department, RDA Update June 2009 Due to the State’s effort to take redevelopment funds to balance the State Budget, the Agency may be required to make Educational Revenue Augmentation Fund (“ERAF”) payments during the planning period. In Fiscal Year 2008-09, the State of California approved a budget contingent upon a shift of tax increment monies from redevelopment agencies to be applied to ERAF. The California Redevelopment Association filed a lawsuit on behalf of all redevelopment agencies asserting that the take from redevelopment was unconstitutional based on the CRL. On April 30, 2009 a judgment in favor of redevelopment agencies was rendered, affirming that the take was unconstitutional and therefore illegal. The State has confirmed it will not appeal this decision. Following this judgment, the State of California approved the Fiscal Year 2009-10 budget egregiously relying on another ERAF shift from redevelopment agencies over the next two years, now called the Supplemental Educational Revenue Augmentation Fund (“SERAF”). While the California Redevelopment Association believes this shift of tax increment from redevelopment falls under the same circumstances as the previous attempt, the Agency may potentially be required to make SERAF shifts over the next two years. This shift of dollars from redevelopment could severely impact the Agency’s ability to complete many of the projects both committed and anticipated over the next five year period. The California Redevelopment Association anticipates filing another lawsuit in an effort to thwart this and future takes from redevelopment. As recommended by the California Redevelopment Association, the potential SERAF shift is not shown in the cash flow, however the Agency will make the payments if required by law. ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 44 Anticipated Projects and Programs (2009/10 to 2013/14) The Agency will continue to implement projects and programs over the next five years to revitalize the Sierra Corridor Project Area, including several public facility and infrastructure improvement projects. The following summary matrix for the Sierra Corridor Project Area describes the proposed non-housing projects and programs planned for the next five years. The matrix describes each proposed project, gives the projected time frame for implementation, identifies Agency goals to be achieved, and identifies the blighting conditions to be addressed. Anticipated program expenditures are based on projected tax increment revenue expected for FY 2009-10 to 2013-14, as detailed in Table 6-1 above. Greater or lesser funding may be available depending on actual assessed valuation changes in the Sierra Corridor Project Area over the next five years. . ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 45 2009-10 to 2013-14 Five Year Implementation Plan Projects - Sierra Corridor TABLE 6-2 Program Time Frame Description Goals Achieved Blight Mitigated Estimated Agency Cost I-10/Cypress Overcrossing 2003 to 2010 Eliminate Blight 17,841,993 $ Encourage private sector investment Improve public infrastructure and circulation Provide access to S. Fontana and Valley Blvd. corridor 2009 to 2012 Eliminate Blight 281,610 $ Encourage private sector investment Improve public infrastructure and circulation Central Park 2009 to TBD Eliminate Blight 155,000 $ Provide community facilities Promote compatible development Encourage private sector investment Improve public infrastructure REDEVELOPMENT (NON-HOUSING) PROGRAM Design and construct an overcrossing at Cypress Avenue Road widening, construct median island, and traffic signal modifications within existing right of way Prepare plans for a park site to be located in the central portion of the City Inadequate public improvements, infrastructure and community facilities Sierra: Valley to San Bernardino Street Improvements Inadequate public improvements, infrastructure and community facilities Inadequate public improvements, infrastructure and community facilities ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 46 2009-10 to 2013-14 Five Year Implementation Plan Projects - Sierra Corridor TABLE 6-2 cont. Program Time Frame Description Goals Achieved Blight Mitigated Estimated Agency Cost Pacific Electric Trail 2010 to 2011 Remove blight 2,513,906 $ Segment 6 Improve community facilities Improve Public Infrastructure/Circulation Provide healthy non- motorized forms of circulation routes Improve public infrastructure 2003 to TBD Eliminate Blight - $ Stimulate private investment Encourage commercial development and redevelopment Senior Community Center 2005 to 2010 Eliminate Blight 16,516,067 $ Improve community facilities Promote compatible development Encourage private sector investment Provide facilities for senior recreation and community classes GRAND TOTAL FIVE YEAR NON-HOUSING PROGRAM COST 37,308,576 $ Construct approximately 6 1/2 miles of the Pacific Electric Trail that traverses through the City of Fontana Facilitate a mixed use development with an office business park and retail component Land acquisition, relocation, design and construction of a new 42,800 square foot Senior Community Center Inadequate public improvements, infrastructure and community facilities Civic Auditorium - Rosena Fountain Development REDEVELOPMENT (NON-HOUSING) PROGRAM Inadequate public improvements, infrastructure and community facilities Inadequate public improvements, infrastructure and community facilities ---PAGE BREAK--- FONTANA REDEVELOPMENT AGENCY 47 ADMINISTRATION OF THE IMPLEMENTATION PLAN As detailed in the Introduction of this Plan, the Agency is required to produce an Implementation Plan every five years. After adoption of the first implementation plan, a new plan is to be adopted every five years either in conjunction with the housing element cycle or the implementation plan cycle. Implementation Plan Adoption Process Each Implementation Plan must be presented and adopted at a duly noticed public hearing of the Agency. Notice of the public hearing must be conducted pursuant to this Section 33490 of the CCRL. The Notice must be published pursuant to Section 6063 of the Government Code, mailed at least three weeks in advance to all persons and agencies that have requested notice, and posted in at least four permanent places within the Project Area for a period of three weeks. Publication, mailing, and posting shall be completed not less than 10 days prior to the date set for hearing. The Agency may amend the implementation plan at any time after conducting a public hearing on the proposed amendment. Mid-Term Implementation Plan Review Process At least once within the five-year term of this Implementation Plan, the Agency must conduct a public hearing and hear testimony of all interested parties for the purpose of reviewing the redevelopment plan and the corresponding implementation plan for each redevelopment project. This hearing must take place no earlier than two years and no later than three years after the adoption of the Implementation Plan.