CMRDA - FAQ

Frequently Asked Questions (FAQs)

Q: WHAT IS REDEVELOPMENT ABOUT?

A: Redevelopment, under the California Community Redevelopment Law (CCRL; California Health and Safety Code Section 33000, et. seq.), is one of the few remaining tools available in which a city can retain funds to help reverse the deteriorating and/or inadequate conditions of its streets, parking and other public facilities, housing, and infrastructure, as well as helping to promote and facilitate economic development. Click here to see examples of existing deficient conditions in the Survey Area.

Redevelopment has been one of California's most effective economic development tools used to breathe new life into areas which are negatively impacted by a number of physical, environmental, and economic conditions that inhibit new investment by private enterprise.

Q: WHAT IS THE REDEVELOPMENT AGENCY?

A: The Costa Mesa Redevelopment Agency (the "Agency") is composed of the City Council members elected by Costa Mesa citizens. However, the Agency is a separate public body, corporate and politic, from the City of Costa Mesa. The Agency is activated by the CCRL's enabling legislation.

Q: HAS COSTA MESA ESTABLISHED A REDEVELOPMENT PROJECT AREA BEFORE?

A: Yes. In December 24, 1973, by Ordinance No. 73-44, the City Council adopted the redevelopment plan for the Costa Mesa Downtown Redevelopment Project (subsequently amended 3 times to add territory). Click to see map of the Existing Project Area.

Q: WHAT IS A REDEVELOPMENT PLAN?

A: In legal terms the redevelopment plan describes the purposes, goals, and objectives which will help to eliminate existing deteriorating and/or inadequate physical and economic conditions from within a project area. A plan is formulated and an implementation program is selected to achieve the goals and objectives for the local redevelopment program.

Q: WHAT DOES IT MEAN TO LIVE OR OWN A BUSINESS IN A PROJECT AREA?

A: If you live or own a business in a redevelopment project area, you will have an opportunity to participate actively in improving the quality of life in your neighborhood. A community redevelopment program will usually include provisions for the substantial reuse and rehabilitation of existing facilities as well as long-term revitalization of whole existing neighborhoods.

Q: HOW WILL THE COSTA MESA REDEVELOPMENT AGENCY PAY FOR ITS ACTIVITIES?

A: The redevelopment process provides for a change in the distribution of property tax revenues collected on property within a redevelopment project area. An agency will retain a portion of the tax dollars paid as a result of the increase in property values caused by improvements, reassessments, inflation or property sales. A chart illustrating the "tax increment" created by project area land improvements and/or transactions is presented in the following exhibit:

Under current law, existing taxing agencies will continue to receive a percentage of property tax dollars they currently collect, plus a percentage of any increase.

Q: WHAT VALUE IS REDEVELOPMENT TO PROPERTY OWNERS?

A: Redevelopment can eliminate deteriorating conditions and facilitate construction of needed public improvements and the other projects and programs without additional cost to the property owner.

When redevelopment activities are completed, the property values within, as well as around a project area, should increase at a faster rate than if the properties were not in a redevelopment project area.

Q: HOW LONG WILL THE PROPERTY BE IN REDEVELOPMENT?

A: The effective life of a new or amended redevelopment plan (amended to add territory) is 30 years from the date of its adoption by the City Council. Other time and fiscal limits are also mandated by the CCRL.

Q: WILL REDEVELOPMENT NEGATIVELY AFFECT RENTERS?

A: No. Rents should not be affected because property taxes will not increase due directly to redevelopment. In fact, for qualifying residents, rents could conceivably be lowered as a result of redevelopment programs designed to increase, improve and preserve the community's supply of affordable housing.

Q: WILL REDEVELOPMENT INCREASE MY TAXES?

A: No. In accordance with Article XIII of the State of California Constitution, taxes will only increase if there is a change in ownership or if there is new construction on the property. The higher taxes resulting from the sale of property will reflect a rise in property values,not an increase in tax rates.

Q: DOES REDEVELOPMENT OVERRIDE THE PROPOSITION 13 INITIATIVE?

A: No. The Agency does not have the power to levy taxes. As noted above, the only tax increase is caused by property improvements or sales. Your individual property taxes or the tax rates will not be affected! The Agency receives its revenues by a redistribution of existing property taxes, as previously described.

Q: WILL REDEVELOPMENT RAISE TAX RATES?

A: No. The Agency does not set tax rates. Tax rates of taxing agencies such as the schools, County of Orange, the City and other special districts can only be raised by a vote of the people.

Q: HOW ABOUT PROPERTY ACQUISITION?

A: The Original Plan's eminent domain authority has expired. The Agency may propose to reinstate this authority as an action of the proposed amendment. The Agency may enact certain eminent domain authority to affect areas added to the existing Project Area by the proposed Amendment. However, eminent domain determinations have not yet been made.

Q: Can you please tell me what the timeline is for getting the Vista Center on Placentia Avenue and 19th Street looking better? Also, what about the area on 19th Street between Placentia and Whittier? Will that area be looked at to redevelop also?

A: The entire length of West 19th Street is included in the Survey Area for a possible expansion of our existing Downtown Redevelopment Project Area. Expansion of the Redevelopment Area is a fairly lengthy and complex process. Our current schedule calls for the adoption of an expanded Redevelopment Area in August 2003.

As a part of the expanded Redevelopment Area process, the Redevelopment Agency will adopt a list of projects. The list may include streetscape improvements to West 19th Street. Currently, the City is working with Southern California Edison to underground the overhead utility lines along West 19th Street and Placentia Avenue. This should be a significant and immediate improvement to the appearance of these major roadways.

As far as improvements to Vista Center, there are no immediate plans at this point in time. However, this is a high priority of the community and the Redevelopment Agency. As the Redevelopment Area expansion project moves forward, there may be opportunities to work with the current property owners and center management to start some improvements. Expansion of the Redevelopment Project Area to include Vista Center will increase opportunities to have the Redevelopment Agency directly involved in this process.

Q: I just read in the register that the undergrounding of the SCE lines along W. 19th Street is on the go ahead but it said between Monrovia and Anaheim Streets. Please tell me it will extend the total length of 19th Street! We live at 19th and Parkcrest and would love to see the lines behind our home go underground.

A: The limits of the current undergrounding project are along West 19th Street between Park and Monrovia Avenues, and along Placentia Avenue between 18th and 20th Streets. Public Services Department staff are looking into alternatives to extend the limits, but as of this time, no final decisions have been.

The undergrounding project is scheduled to begin within the next two weeks. There will be a Groundbreaking Ceremony on Thursday, August 22 at 11:30 AM in the parking lot of the Costa Mesa Senior Center at 695 West 19th Street. The public is welcome to attend.

Q: I am a resident living on Towne St. and I am trying to locate the PDF file for the Exhibit A Proposed Preliminary Added Boundaries Map. It isn't with the rest of the document. The copy of the map that I have received is in black and white and is very difficult to read. Please let me know where to download the file or email it to me so I can review it.?

A: You can view/download copies of the maps of the Added Territory by going to the News and Information page on this web site.

Q: When is your Fairview development (apartments, residents area) going to be completed?

A: There are no current plans to complete the build out of the vacant Harbor Boulevard frontage property as apartments. However, City staff have been approached by State representatives about marketing the site in light of the current State budget situation.