Morro Bay Redevelopment Issues

Redevelopment could affect everyone in Morro Bay. How would it impact you?

This Site was established by a group of Morro Bay residents to provide resources for citizens who want to learn more in order to decide whether they wish to support or oppose redevelopment plans.

It is our understanding that City officials believe that redevelopment could generate new revenues to solve some of the City's financial problems. HOWEVER, initial research done by some citizens seems to indicate that enhanced revenues are not guaranteed, and that costs might outstrip any gains.

The Redevelopment Feasibility Study, published on the City's Web site, presents some of the potential tax revenue benefits that City officials hope to realize. It also includes some information that is of concern to many residents.

There are serious concerns about the use of emiment domain. If the City Council passes the plan as it has been proposed, they will give themselves the power to take, by eminent domain, any property that is not an owner-occupied single family residence. Renters could lose their homes, and business owners could be forced to vacate their current premises, as they are not protected by California proposition 99.

A recent incident involving the Grover Beach Redevelopment Agency illustrates the risk facing Morro Bay property owners. A developer wanted a piece of property occupied by a local business - and very nearly got it.

In fact, the city of Morro Bay has, in recent years, threatened the use of emiment domain and comdemnation to obtain part of one Morro Bay citizen's property for the use of a neighbor, and this situation is well documented. This occurred prior to the publishing of the redevelopment study. If the proposed redevelopment plan were implemented, it would be much easier for the city to take such actions against private property.

Note that the study includes a map of all of the properties that the consultants have designated as "blighted". Is your home or place of business a target? Check the "Preliminary Blight Map". There is aso a map entitled, "Map Showing Parcels Necessary for Effective Redevelopment" Is your home or place of business shown?

Even if it is not currently on these maps, your property could be added later. Even if your home or place of business is not designated as "blighted", it, too, could be taken if it is within a designated "project area", and is not an owner-occupied single family home, occupied by its owner for at least one year.

Many believe that the so-called blighted homes do not deserve that label. Consider the list of "blight indicators" in Appendix D of the study. Such indicators as "overgrown/hazardous" vegetation and "paint-related issues" could be open to a wide variety of interpretations, allowing the designation of many properties as "blighted". Does California law support designation of our neighborhoods as "blighted? Many say that it clearly does not.

Furthermore, the city already has a means to deal with properties that may have become run down. Through its housing programs and grant funding, the city provides assistance to property owners who wish to rehabilitate their properties. It is also a well-known fact that "infill" development is an ongoing process in Morro Bay, as older properties are purchased and remodeled and/or replaced.

Loss of affordable housing is also a major issue. Look at Page 6 of the study. The City would have to replace any affordable housing units that were destroyed or taken out of the affordable market - WITHIN FOUR YEARS. Where would displaced residents live in the meantime?

Look at Page 7. It says that the City could decide to "make all parcels within its new redevelopment project area subject to eminent domain". They might not, but they could.

We must also question why the study targets residential properties. This seems to conflict with Management Partners study recommendations.

Please review the study carefully. Learn how you could be affected by redevelopment. Consider the costs, and who will pay them.

Then, contact your City officials and tell them what you think. Call and/or write or email Mayor Peters and the members of the City Council (contact information available here) AND attend public meetings and make your voice heard.

Redevelopment is on the August 10 City Council meeting agenda. All interested citizens should attend this meeting. As of this writing, the meeting is scheduled to begin at 5:00, with the first hour dedicated to redevelopment.

	Morro Bay Redevelopment Feasibility Study Issues Information Resources for Concerned Citizens
	News and Updates August 10 - In response to comments and concerns expressed by a large number of citizens, the City Council voted to "table" redevelopment for now. Article on Morro Bay redevelopment published in SLO Coast Journal The State has passed a budget that takes $1,7 billion away from redevelopment agencies SLO rejected redevelopment 10 years ago for finanical reasons Resources Stories of major redevelopment failures in other cities Stories of other communities where citizens have successfully defended their homes from eminent domain California Alliance to Protect Property Rights Text of California proposition 99 California Community Redevelopment Law Letter with useful legal references and observations regarding "blight" 60 Minutes article "Eminent: Domain Being Abused?" Newspaper article "'Blight' label opens door to mischief by municipalities" Article "From Economic Development to Blight" Who pays for redevelopment? Resources	Redevelopment could affect everyone in Morro Bay. How would it impact you? This Site was established by a group of Morro Bay residents to provide resources for citizens who want to learn more in order to decide whether they wish to support or oppose redevelopment plans. It is our understanding that City officials believe that redevelopment could generate new revenues to solve some of the City's financial problems. HOWEVER, initial research done by some citizens seems to indicate that enhanced revenues are not guaranteed, and that costs might outstrip any gains. The Redevelopment Feasibility Study, published on the City's Web site, presents some of the potential tax revenue benefits that City officials hope to realize. It also includes some information that is of concern to many residents. There are serious concerns about the use of emiment domain. If the City Council passes the plan as it has been proposed, they will give themselves the power to take, by eminent domain, any property that is not an owner-occupied single family residence. Renters could lose their homes, and business owners could be forced to vacate their current premises, as they are not protected by California proposition 99. A recent incident involving the Grover Beach Redevelopment Agency illustrates the risk facing Morro Bay property owners. A developer wanted a piece of property occupied by a local business - and very nearly got it. In fact, the city of Morro Bay has, in recent years, threatened the use of emiment domain and comdemnation to obtain part of one Morro Bay citizen's property for the use of a neighbor, and this situation is well documented. This occurred prior to the publishing of the redevelopment study. If the proposed redevelopment plan were implemented, it would be much easier for the city to take such actions against private property. Note that the study includes a map of all of the properties that the consultants have designated as "blighted". Is your home or place of business a target? Check the "Preliminary Blight Map". There is aso a map entitled, "Map Showing Parcels Necessary for Effective Redevelopment" Is your home or place of business shown? Even if it is not currently on these maps, your property could be added later. Even if your home or place of business is not designated as "blighted", it, too, could be taken if it is within a designated "project area", and is not an owner-occupied single family home, occupied by its owner for at least one year. Many believe that the so-called blighted homes do not deserve that label. Consider the list of "blight indicators" in Appendix D of the study. Such indicators as "overgrown/hazardous" vegetation and "paint-related issues" could be open to a wide variety of interpretations, allowing the designation of many properties as "blighted". Does California law support designation of our neighborhoods as "blighted? Many say that it clearly does not. Furthermore, the city already has a means to deal with properties that may have become run down. Through its housing programs and grant funding, the city provides assistance to property owners who wish to rehabilitate their properties. It is also a well-known fact that "infill" development is an ongoing process in Morro Bay, as older properties are purchased and remodeled and/or replaced. Loss of affordable housing is also a major issue. Look at Page 6 of the study. The City would have to replace any affordable housing units that were destroyed or taken out of the affordable market - WITHIN FOUR YEARS. Where would displaced residents live in the meantime? Look at Page 7. It says that the City could decide to "make all parcels within its new redevelopment project area subject to eminent domain". They might not, but they could. We must also question why the study targets residential properties. This seems to conflict with Management Partners study recommendations. Please review the study carefully. Learn how you could be affected by redevelopment. Consider the costs, and who will pay them. Then, contact your City officials and tell them what you think. Call and/or write or email Mayor Peters and the members of the City Council (contact information available here) AND attend public meetings and make your voice heard. Redevelopment is on the August 10 City Council meeting agenda. All interested citizens should attend this meeting. As of this writing, the meeting is scheduled to begin at 5:00, with the first hour dedicated to redevelopment.