HomeMy WebLinkAbout JT 1 2ND 5-YR MCAS IMP PLAN 08-05-08AGENDA REPORT R
MEETING DATE: August 5, 2008
TO: WILLIAM A. HUSTON, CITY MANAGER
FROM: REDEVELOPMENT AGENCY STAFF
SUBJECT: THE SECOND FIVE-YEAR IMPLEMENTATION PLAN FOR THE MCAS
TUSTIN REDEVELOPMENT PROJECT AREA FOR FISCAL YEARS
2008-2009 TO 2012-2013.
SUMMARY:
Redevelopment Agency and City Council approval is requested of the Second Five-
Year Implementation Plan for the MCAS Tustin Redevelopment Project Area for Fiscal
Years 2008-2009 to 2012-2013.
RECOMMENDATION:
It is recommended that at a Joint Meeting of the Redevelopment Agency and the City
Council:
1. Redevelopment Agency Open a public hearing and after any public testimony adopt
Resolution No. RDA 08-04 approving the proposed Second Five-Year
Implementation Plan for the MCAS Tustin Redevelopment Project Area for Fiscal
Years 2008-2009 to 2012-2013.
2. The City Council adopt Resolution No. 08-53 approving the proposed Second Five-
Year Implementation Plan for the MCAS Tustin Redevelopment Project Area for
Fiscal Years 2008-2009 to 2012-2013.
FISCAL IMPACT:
This action will have no fiscal impact on the Redevelopment Agency and City Council.
State Law requires the Agency and City Council to adopt a five (5) year Implementation
Plan outlining, in general terms, its intentions for the coming five years. This Plan does
not appropriate Agency funds, nor does it require the Agency to appropriate Agency
funds in the future.
Page 2
BACKGROUND:
Section 33490 of The California Redevelopment Law (CRL) requires redevelopment
agencies to adopt an Implementation Plan every five years for each of their
redevelopment project areas in conjunction with the housing element cycle or the
implementation plan cycle. The' Tustin Community Redevelopment Agency and City
Council jointly adopted the MCAS Tustin Redevelopment Plan, including the First Five-
Year Implementation Plan (with a term for the initial Implementation Plan of July 16,
2003 through July 16, 2008), on June 16, 2003 (Ordinance No. 1276), and aMid-term
Review and public hearing on the Implementation Plan was conducted on June 19,
2006.
The Second Five-Year Implementation Plan identifies programs, projects and
expenditures the Agency proposes to undertake in the Redevelopment Project Area
within its jurisdiction during the next five-year period, and to further identify how the
programs, projects, and expenditures will help eliminate blight. Adoption of an
implementation plan does not constitute an approval of any specific program, project, or
expenditure from the Agency or community.
The proposed Second Five-Year Implementation Plan consists of five sections. Section
I provides an introduction to the Implementation Plan identifying the legal requirements
and Project Area covered by the Plan. Section II deals with non-housing activities
including major accomplishments during the previous five years, financial resources,
existing debt obligations, and proposed non-housing implementation activities.
Section III of the Implementation Plan deals with five-year housing activities, including
an outline of specific housing goals the Agency has previously adopted, and the
housing activities the Agency intends to implement in the coming five years. The
proposed housing implementation plan aggregates new or substantially rehabilitated
units for the Project Area as allowed by Sections 33413 and 33490(a)(2) of the CRL,
based on the determination that the aggregation will not cause or exacerbate racial,
ethnic or economic segregation. Much of the information including components of the
housing section of the implementation plan is based on the City's and Agency's
Comprehensive Affordability Strategy for fiscal years 2000-2010 and the Housing
Element of the City's General Plan updated in June 2008.
Section IV of the Implementation Plan evaluates and explains the relationship between
the proposed projects, programs and expenditures to the elimination of blight as defined
by Article 3, Sections 33030 and 33031 of the CRL. During the initial five-year
implementation plan period, the Agency assisted in private sector redevelopment
activities and made major contributions towards eliminating blight conditions identified in
the MCAS Tustin Redevelopment Plan; however, blight conditions remain. Section V
concludes that the proposed projects, programs and expenditures will continue to make
progress toward the Redevelopment Plan's goals and objectives, including eliminating
blight, during the Second Five-Year Implementation Plan.
Page 3
In reviewing the Second Implementation Plan, the Agency should note the following:
1. The purpose of the Implementation Plan is to provide basic information about the
Agency's intentions over the coming five years. It is not intended to take the
place of the Agency's ability to establish its priorities and direct staff accordingly.
2. By its nature, redevelopment is opportunistic and must remain fluid in order to
respond to the marketplace. The Implementation Plan does not limit the Agency
from developing additional or alternative programs or projects in the future.
3. If the Agency wishes to alter the Implementation Plan in the future, it may do so
easily.
4. The State has not included any penalties in the CRL if the Agency does not meet
expectations of the Implementation Plan.
5. The Implementation Plan includes more projects and programs than the Agency
expects to be able to fund. If the Agency cannot afford all of the activities and
programs outlined in the Plan, there is no penalty. However, staff feels it is
important to list all possible projects and programs, particularly in light of the
history of the State to take from local agencies money the State feels is
unencumbered.
State Law requires the Agency to hold a public hearing before adoption of the
Implementation Plan. The hearing has been noticed as required by State Law.
The Implementation Plan is attached for the Agency review. Staff will be available at
the Agency meeting to answer any questions the Agency may have.
John Buchanan, RDA Program Manager Jerry Craig, RDA Program Manager
Christine Shingleton
Assistant City Manager
Attachment: Second 5-Year Implementation Plan for MCAS Tustin Redevelopment Project Area
Redevelopment Agency Resolution No. RDA 08-04
City Council Resolution No. 08-53
S:\RDA\RDA Sharedl2nd Implementation Plan -MCAS Tustin (Jun 2008)Wgenda Report and Resos\Second 5-Year MCAS Implementation Plan report.docx
RESOLUTION NO. RDA 08-04
A RESOLUTION OF THE REDEVELOPMENT AGENCY OF
THE CITY OF TUSTIN, CALIFORNIA, APPROVING THE
SECOND FIVE YEAR IMPLEMENTATION PLAN FOR THE
MCAS TUSTIN REDEVELOPMENT PROJECT AREA FOR
FISCAL YEARS 2008-2009 TO 2012-2013.
The Tustin Community Redevelopment Agency of the City of Tustin does hereby
resolve as follows:
I. The Tustin Community Redevelopment Agency (the "Agency") finds and
determines as follows:
A. The Tustin Community Redevelopment Agency and City Council jointly
adopted the MCAS Tustin Redevelopment Plan, including the initial Five-
Year Implementation Plan (with a term for the initial Implementation Plan
from July 16, 2003 through July 16, 2008, on June 16, 2003 (Ordinance
No. 1276), and a Mid-term Review and public hearing on the
Implementation Plan was conducted on June 19, 2006; and,
B. The City Council by Resolution No. 03-78, and the Agency by Resolution
RDA No. 03-10, on June 2, 2004, adopted a finding that the use of tax
increment housing set-aside funds allocated from the MCAS Tustin
Project Area for the purpose of increasing, improving and preserving the
community's supply of low and moderate income housing outside the
Project Area and within the City of Tustin will be of benefit to the MCAS
Tustin Redevelopment Project Area; and
C. Section 33490(a) (1) (A) of the Community Redevelopment Law requires
the Agency to adopt a Five (5) Year Implementation Plan, outlining
specific programs, including potential projects and expenditures proposed
by the Agency to be made during the next five (5) years; and
D. A second five (5) year Implementation Plan for the MCAS Tustin
Redevelopment Project Area for fiscal years 2008-2009 to 2012-2013 is
now required; and
E. Section 33490(a)(1)(B) the Community Redevelopment Law states that
the adoption of an Implementation Plan is not a "project" within the
meaning of Section 21000 of the Public Resources Code and is not
subject to environmental review; and
Resolution No. RDA 08-04
Page 2
F. A public hearing was duly noticed, called and held by the Tustin
Community Redevelopment Agency on August 5, 2008.
II. The Tustin Community Redevelopment Agency hereby finds and determines,
based upon substantial evidence provided in the record before it that the Second Five
(5) Year Implementation Plan for the MCAS Tustin Redevelopment Project Area for
fiscal years 2008-2009 to 2012-2013 attached hereto as Exhibit "A" is hereby approved.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Tustin Community
Redevelopment Agency held on the 5th day of August, 2008.
JERRY AMANTE
Chairperson
PAMELA STOKER
City Clerk
STATE OF CALIFORNIA )
ORANGE COUNTY )
CITY OF TUSTIN )
I, Pamela Stoker, City Clerk and ex-officio Clerk of the Tustin Community
Redevelopment Agency of the City of Tustin, California, do hereby certify that the whole
number of the members of the Tustin Community Redevelopment Agency of the City of
Tustin is five; that the above and forgoing Resolution No. RDA 08-04 was duly passed
and adopted at a regular meeting of the Tustin Community Redevelopment Agency,
held on August 5, 2008, by the following vote:
BOARDMEMBER AYES:
BOARDMEMBER NOES:
BOARDMEMBER ABSTAINED:
BOARDMEMBER ABSENT:
PAMELA STOKER
CITY CLERK
RESOLUTION NO. 08-53
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TUSTIN, CALIFORNIA, APPROVING THE SECOND FIVE
YEAR IMPLEMENTATION PLAN FOR THE MCAS TUSTIN
REDEVELOPMENT PROJECT AREA FOR FISCAL YEARS
2008-2009 TO 2012-2013.
The City Council of the City of Tustin does hereby resolve as follows:
1. The Tustin City Council (the "City") finds and determines as follows:
A. The Tustin Community Redevelopment Agency and City Council jointly
adopted the MCAS Tustin Redevelopment Plan, including the initial Five-
Year Implementation Plan (the initial Implementation Plan had a term of
July 16, 2003 through July 16, 2008), on June 16, 2003 (Ordinance No.
1276), and aMid-term Review and public hearing on the Implementation
Plan was conducted on June 19, 2006; and,
B. The City by Resolution No. 03-78, and the Agency by Resolution RDA No.
03-10, on June 2, 2004, adopted a finding that the use of tax increment
housing set-aside funds allocated from the MCAS Tustin Project Area for
the purpose of increasing, improving and preserving the community's
supply of low and moderate income housing outside the Project Area and
within the City of Tustin will be of benefit to the MCAS Tustin
Redevelopment Project Area; and
C. Section 33490(a) (1) (A) of the Community Redevelopment Law requires
the City and Agency to adopt a Five (5) Year Implementation Plan,
outlining specific programs, including potential projects and expenditures
proposed by the Agency to be made during the next five (5) years; and
D. A second five (5) year Implementation Plan for the MCAS Tustin
Redevelopment Project Area for fiscal years 2008-2009 to 2012-2013 is
now required; and
E. Section 33490(a)(1)(B) the Community Redevelopment Law states that
the adoption of an Implementation Plan is not a "project" within the
meaning of Section 21000 of the Public Resources Code and is not
subject to environmental review; and
F. A public hearing was duly noticed, called and held by the City Council of
the City of Tustin on August 5, 2008.
Resolution No. 08-53
Page 2
II. The City Council of the City of Tustin hereby finds and determines, based upon
substantial evidence provided in the record before it that the Second Five (5) Year
Implementation Plan for the MCAS Tustin Redevelopment Project Area for fiscal years
2008-2009 to 2012-2013 attached hereto as Exhibit "A" is hereby approved.
PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the
City of Tustin held on the 5th day of August, 2008.
JERRY AMANTE
Mayor
PAMELA STOKER
City Clerk
STATE OF CALIFORNIA
ORANGE COUNTY
CITY OF TUSTIN
I, Pamela Stoker, City Clerk and ex-officio Clerk of the City Council of the City of Tustin,
California, do hereby certify that the whole number of the members of the City Council
of the City of Tustin is five; that the above and forgoing Resolution No. RDA 08-53 was
duly passed and adopted at a regular meeting of the City Council of the City of Tustin,
held on August 5, 2008, by the following vote:
BOARDMEMBER AYES:
BOARDMEMBER NOES:
BOARDMEMBER ABSTAINED:
BOARDMEMBER ABSENT:
PAMELA STOKER
CITY CLERK
SECOND FIVE-YEAR
IMPLEMENTATION PLAN
FOR THE
MCAS TUSTIN
REDEVELOPMENT PROJECT AREA
(FY 2008-2009 to FY 2012-2013)
~.
.-.~
_~~
Tustin Community Redevelopment Agency
July, 2008
TABLE OF CONTENTS
SECTION I -FIVE YEAR IMPLEMENTATION PLAN INTRODUCTION .................................. 5
SECTION II -FIVE YEAR IMPLEMENTATION PLAN FOR NON-HOUSING ACTIVITIES
11.1 Background ......................................................................................................10
11.2 Major Accomplishments ..................................................................................13
11.3 Non-Housing Program Financial Resources .................................................... 20
11.4 Existing Debt Obligations (Non-Housing and Housing) ................................... 21
11.5 Agency Five Year Non-Housing Implementation Activities ............................. 23
11.5.1 Introduction ........................................................................................ 23
11.5.2 Cash Flow ............................................................................................ 24
11.5.3 Five Year Projects, Programs, and Expenditures ................................ 25
SECTION III -FIVE YEAR IMPLEMENTATION PLAN FOR HOUSING ACTIVITIES
111.1 I ntroduction .................................................................................................... 33
111.2 Background ..................................................................................................... 33
111.3 Recent Legislation Affecting Housing Activities .............................................35
111.4 The Low and Moderate Income Housing Funds Available ............................. 35
111.5 Housing Programs, Projects and Expenditures .............................................. 37
111.6 Proportional Expenditure of Housing Funds .................................................. 40
111.7 Affordable Housing Compliance Plan ............................................................. 46
111.8 Replacement Housing Obligations ................................................................. 50
SECTION IV - RELATIONSHIP TO BLIGHT .......................................................................... 51
SECTION V -SUMMARY and CONCLUSION ...................................................................... 55
Tustin Community Redevelopment Agency Page ~ 2
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
LIST OF FIGURES
FIGURE I-1 Summary of Legal Requirements ................................................................. 5
FIGURE I-2 Physical and Economic Blight Defined ......................................................... 7
FIGURE I-3 MCAS Tustin Redevelopment Project Area Map ......................................... 8
FIGURE II-1 Redevelopment Goals and Objectives MCAS Tustin Project Area ...............11
FIGURE II-2 Project Area Data Summary .........................................................................12
FIGURE II-3 Highlights During Initial Implementation Plan ............................................13
FIGURE II-4 Five-Year Non-Housing Activities Illustrative Cash Flow ............................. 24
FIGURE II-5 Programs -Non-Housing Expenditures ........................................................ 31
FIGURE III-1 Summary of Housing Set-Aside Funds ......................................................... 36
FIGURE III-2 Five-Year Housing Programs Illustrative Cash Flow ..................................... 39
FIGURE III-3 Estimate Annual Distribution of Assisted Units & Households ................... 40
FIGURE III-4 2006-2014 RHNA Adjusted Affordable Housing Expenditure Goal ............. 42
FIGURE III-5 Ten Year RHNA Affordable Housing Expenditure Compliance Plan ............ 45
FIGURE III-6 Project Area Inclusionary Housing Production ............................................ 48
FIGURE III-7 Future Project Area Inclusionary Housing Production ................................ 49
FIGURE IV-1 MCAS Tustin Project Area Blight Elimination Relationship Table ................ 54
APPENDIX TABLES
APPENDIX A Affordable Housing Production Tabulations ................................................ 56
APPENDIX B Public Infrastructure and Community Facilities ........................................... 58
Tustin Community Redevelopment Agency Page ~ 3
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
Section
Five-Year Implementation Plan
Introduction
Tustin Community Redevelopment Agency Page ~ 4
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
INTRODUCTION
This document has been prepared by the Tustin Community Redevelopment Agency
("Agency") pursuant to Article Section 33490 of California Community Redevelopment Law
("CRL" or "State Law") (Figure I-1). It is the Second Five-Year Implementation Plan ("Plan") for
the Redevelopment Plan ("Redevelopment Plan") for the MCAS Tustin Redevelopment
Project ("Project" or "Project Area") in the City of Tustin (the "City").
Redevelopment Agencies are required to adopt an Implementation Plan every five years. The
initial Implementation Plan for MCAS Tustin was incorporated into Section VI of the Report to
City Council during the adoption process for the MCAS Tustin Redevelopment Plan. The
Agency approved a Report to the City Council for the MCAS-Tustin Redevelopment Project
("Report") and authorized its transmittal to the Tustin City Council on April 21, 2003. This
Report includes an Implementation Plan for the MCAS Tustin Project Area pursuant to Section
33352(c) of CRL. The City and Agency subsequently considered the Report to the City Council
and the Redevelopment Plan and introduced Ordinance No. 1276 to approve and adopt the
Redevelopment Plan for the MCAS-Tustin Redevelopment Project on June 2, 2003. Ordinance
1276 was subsequently adopted on June 16, 2003. Amid-term review and public hearing on
the initial Implementation Plan occurred on June 19, 2006, as required by CRL.
FIGURE I-1
SUMMARY OF LEGAL REQUIREMENTS
California Community Redevelopment Law, Article 16.5, Section 33490
Section 33490(a) of the California Community Redevelopment Law requires each redevelopment agency to
adopt an implementation plan every five years that includes:
The Agency's specific goals and objectives for its redevelopment project areas.
Specific programs, including potential projects, and estimated expenditures for the next five years.
An explanation of how these goals, objectives, projects, and expenditures will eliminate blight in the Project
Areas.
• An explanation of how these specific goals, objectives, projects and expenditures will implement the low and
moderate-income housing requirements mandated bylaw, including the following:
1. An annual Housing Program for the five-year term that provides sufficient detail to measure
performance of the Low and Moderate Income Housing Fund requirements.
2. An estimate of the number of housing units to be rehabilitated, assisted, price restricted, or
destroyed during the term of the redevelopment plan for the MCAS Tustin redevelopment project.
3. An outline of the Agency's plan in using the Low and Moderate Income Housing Fund including
annual deposits, transfer of funds, or accruals for special projects.
4. An identification of programs and projects that will result in the destruction of existing affordable
housing (if any) and the proposed locations for replacement housing.
5. The Agency's Ten-Year Housing Affordability Compliance Plan as required by California Community
Redevelopment Law, Sections 33413(b)(4) and 33490 (a)(2).
The purpose of the Second Five-Year Implementation Plan for the MCAS Tustin
Redevelopment Project, for non-housing activities, is asfollows:
Tustin Community Redevelopment Agency Page ~ 5
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
• Revisitthe goals and objectives of the Redevelopment Plan.
• Define the Agency's strategy for achieving the goals and objectives of the
Redevelopment Plan.
• Identify anticipated programs, projects and estimated expenditures for the next five-
yearperiod (Fiscal Years 2008/2009 through 2012/2013).
• Describe how these programs, projects, and expenditures will eliminate blight in the
Project Area.
The Second Five-Year Implementation Plan should address the Agency's housing activities as
follows:
• Demonstrate how the statutory requirements for the set-aside and expenditure of tax
increment for housing purposes will be met including programs, projects and
expenditures directed towards increasing, improving, and preserving the community's
supplyof lowand moderate-income housing.
• Identify how residential development will be implemented in the Project Area per the
Agency's established goals and incompliance with the CRL.
The elimination of blight as summarized, which follows in Figure I-2 below, is a fundamental
purpose for redevelopment under CRL and is discussed more fully in Section II of this Plan.
The provision of affordable housing is another fundamental purpose under the CRI, and is
addressed in Section III of this Plan. While identification of specific programs, including
projects, and estimates of expenditures proposed to be made is required under CRI, the
Implementation Plan should be viewed as a policy and program document. The intent is not
to restrict the Agency's activities since the conditions, expectations, resources, and needs of
the Project maychangefrom time totime. Rather, this Plan outlinesthe currentexpectations
of the Agency for the next five years. This Plan will be subject to a mid-term review by the
Agency Board of Directors.
Tustin Community Redevelopment Agency Page ~ 6
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
Blight
A primary requirement of a Redevelopment Project and an Implementation Plan is to address
the elimination of and the prevention of the spread of blight. Figure I-2 provides a definition
of physical and economic blight conditions under the CRL existing at the time of adoption of
the Redevelopment Plan. The CRL has been amended since the adoption of the Plan, but the
operative definitions of blight, for purposes of the Plan, are as set forth in Figure 1-2. Some
of the conditions continue to exist in the MCAS Tustin Project Area and are addressed in
Section II ofthis Implementation Plan.
Figure I-2
PHYSICAL AND ECONOMIC BLIGHT DEFINED
California Community Redevelopment Law, Article 3, Sections 33030 and 33031
Sections 33030 and 33031 of the California Community Redevelopment Law define blight to include:
Unsafe/Dilapidated/Deteriorated Buildings. Buildings in which it is unsafe or unhealthy for persons
to live or work. These conditions can be caused by serious building code violations, dilapidation or
deterioration, defective design or physical construction, faulty or inadequate utilities, or other similar
factors.
Physical Conditions that Limit the Economic Viability and Use of Lots and Buildings. Factors that
prevent or substantially hinder the economically viable use or capacity of buildings or lots. These
conditions can be caused by a substandard design, inadequate size given present standards and
market conditions, lack of parking, or other similar factors.
Incompatible Uses. Adjacent or nearby uses that are incompatible with each other and which
prevent the economic development of those parcels or other portions of the project area.
Lots of Irregular Shape, Inadequate Size, and Under Multiple Ownership. The existence of subdivided
lots of irregular form and shape and inadequate size for proper usefulness and development that are
in multiple ownership.
Inadequate Public Infrastructure/Facilities. The existence of inadequate public improvements,
parking facilities, open space, or utilities.
Depreciated/Stagnant Property Values; Impaired Investments. Depreciated or stagnant property
values or impaired investments, including, but not necessarily limited to, those properties containing
hazardous waste that required the use of agency authority as specified in Article 12.5 (commencing
with Section 33459).
High Business Turnovers and Vacancies/Low Lease Rates/Abandoned Buildings/Vacant Lots.
Abnormally high business vacancies, abnormally low lease rates, high turnover rates, abandoned
buildings, or excessive vacant lots within an area developed for urban use and served by utilities.
Lacl< of Commercial Facilities. A lack of necessary commercial facilities that are normally found in
neighborhoods, including grocery stores, drug stores, banks, and other lending institutions.
Residential Overcrowding/Excess Bars, Liquor Stores, Adult Businesses. Residential overcrowding or
an excess of bars, liquor stores, or other businesses that cater exclusively to adults that has led to
problems of public safety and welfare.
High Crime Rates. A high crime rate that constitutes a serious threat to the public safety and welfare.
Tustin Community Redevelopment Agency Page ~ 7
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
The boundaries for the MCAS Tustin Redevelopment Project Area are shown in Figures I-3.
FIGURE I-3
MCAS TUSTIN REDEVELOPMENT PROJECT AREA
~ ~~
~w
~asm
Tustin Community Redevelopment Agency Page ~ 8
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
Section II
Five-Year Implementation Plan
for
Non-Housing
Redevelopment Activities
Tustin Community Redevelopment Agency Page ~ 9
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
11.1 BACKGROUND
MCAS REDEVELOPMENT PLAN
The MCAS Tustin Redevelopment Project Area is comprised of a total of 1,508.6 acres of
property within the City of Tustin including approximately 1,504.5 acres at the former MCAS
Tustin base and 4.1 acres outside the former MCAS Tustin base. The Project Area, referred to
as Tustin Legacy, is located in a heavily urbanized location surrounded by residential,
commercial and light industrial uses. At the time of adoption the Project Area represented
one of the few vacant or significantly underutilized developable tracts of land in central
Orange County.
Former land uses on site before adoption of the Project Area largely consisted of operations
associated with the operation of the Marine Corps base including airfield operations, training,
aircraft maintenance, supply and storage, medical and dental administration, family housing,
bachelor housing, community
support, recreation, and vacant
land. Some of the base was leased
for interim agriculture uses to
private parties.
Land uses for the reuse of the
former MCAS Tustin are those
outlined in the MCAS Tustin Reuse
Plan/Specific Plan adopted
February 2, 2003 by Ordinance No.
1257 as subsequently amended.
Land Uses include low density
residential, medium density
residential, medium high density
residential, transitional/emergency
housing, residential village,
commercial business, commercial,
village services, community core,
educational village, urban regional
park, community park,
neighborhood parks, and schools.
y `'~
~~ ,~, ~
~~
n ~ ql e I
^I # .1 f 1) ' f ~e~~~
i r, ~yJrPl ~~1 ~a
.~: 1'~f ~Y {M w~'-
qe PPk ff r ~ ,
~t ~QI l~'~~ 1.
~.;~,~
.
Y + I R ~.'ia f~ . ~~
~' ~ ~ ~ ; y g;~1V~~~' ~``1;
1 ~ ~ -~
--
:r.
'~~
°` y ~"
ro.
~ ~~
~
~.F:~
.~:
~- ~~~¢
~~
`:; ak A
X
'~
~
"'
M;~,
ifrM
.~~~ ~ ~
..
,~ ~,~,
`~.
~~, ~,~
r~
~~
..
--
-
~
~ ~~~
~I~
u~/w
r r~
~;
~. ~ -
pp~
..
~~~~
3 ~d~"
A N~~,.. ..~t
y~
t
j
~,
:~
_~
;~
y. _ ..:
.
~:
. ~:. :~:
~ ~~~
~
_
~~ m
~~
~~
~~~
Lifestyle Center -The District
Tustin Community Redevelopment Agency Page ~ 10
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
The MCAS Tustin Redevelopment Plan identifies a number of goals and objectives as follows
in Figure II-1:
Figure II-1
Redevelopment Goals and Objectives -MCAS Tustin Project Area
Major goals and objectives for the Project Area as described in the Redevelopment Plan
andthe initial Implementation Plan areasfollows:
1. The elimination of blighting influences and the correction of environmental
deficiencies in the Project Area, including, among others, (i) buildings in which it is
unsafe or unhealthy for persons to live or work, buildings on land that, when
subdivided or when infrastructure is installed, would not comply with community
subdivision, zoning or planning regulations and buildings that, when built, did not
conform to the then-effective building, plumbing, mechanical, or electrical codes
adopted by the applicable jurisdiction; (ii) factors that prevent or substantially hinder
the economically viable reuse or capacity of buildings or areas; (iii) adjacent or nearby
incompatible and uneconomic land uses; (iv) properties currently served by
infrastructure that do not meet the existing adopted utility or community
infrastructure standards; (v) land containing materials or facilities that will have to be
removed to allow for development such as runways and landingpads; and, (vi)
properties containing hazardous wastes.
2. The assembly of land into parcels suitable for modern, integrated development with
improved pedestrian and vehicular circulation in the Project Area.
3. The re-planning, redesign, reuse and redevelopment of portions of the Project Area
which are stagnant or improperly utilized.
4. The provision of opportunities for participation by owners and tenants in the
revitalization of their properties.
5. The strengthening of the economic base of the Project Area bystimulating new
investment and economic growth.
6. The creation of employment opportunities.
7. The provision of an environment for social and economic growth.
8. The expansion, preservation, and improvement of the community's supply of housing
available to low-and moderate-income persons and families.
9. The installation of new or replacement of existing public improvements, facilities, and
utilities in areas which are currently inadequately served with regard to such
improvements, facilities, and utilities.
Tustin Community Redevelopment Agency Page ~ 11
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
As noted in Section I, the MCAS Tustin Redevelopment Plan was adopted on June 16, 2003 by
Ordinance 1276. The Redevelopment Plan has been subsequently amended. Figure II-2 is a
summaryof the Project Area's description, plan elements, plan limits, and debt capacity.
FIGURE II-2
MCAS TUSTIN REDEVELOPMENT PROJECT AREA DATA SUMMARY
Project Area Size, Location and Characteristics The MCAS Tustin Redevelopment Project
Area is comprised of 1,508.6 acres including
1,504.5 acres that were part of the former
MCAS Tustin base and 4.1 acres that are
located outside the former base boundaries.
Redevelopment Plan Elements Date Ordinance No.
Redevelopment Plan Adopted June 16, 2003 Ord. No. 1276
Redevelopment Plan Amendment No.1
April 3, 2007 Ord. No. 1334
(description of Agency programs)
Redevelopment Plan Limits
• Last Date to Incur Project Area Indebtedness* July 16, 2023
or from date of Auditor's Certification
• Redevelopment Plan Expiration Date** July 16, 2033
or from date of Auditor's Certification
• Last Date to Receive Project Area Tax Increment*** July 16, 2048
• Expiration Date for Eminent Domain Authority**** 12 years from effective date of ordinance
1276 or July 16, 2048;
modified to June 13, 2015
• Total Amount of Permitted Bonded Debt $180,000,000 would be outstanding at any
onetime
• Maximum Amount of Tax Increment $833,000,000 (100%)
* The Agency shall not establish or incur loans, advances, or indebtedness to finance in whole or in part the Project beyond
20 years from the date the County of Orange Auditor makes its certification pursuant to Section 33492.9 of the CRL. Loans,
advances, or indebtedness maybe repaid over a period of time beyond said time limit. This time limit shall not prevent the
Agency from incurring debt to be paid from the Low and Moderate Income Housing Fund or establishing more debt in order
to fulfill the Agency's housing obligations under Section 33413 of the CRL.
**County Auditors Certificate per Redevelopment Plan
***Redevelopment Plan Expiration Date and Last Date to Receive Project Area Tax Increment maybe extended for one year
for each year ERAF Payment is made to State pursuant to Health & Safety Code Section 33333.6 (revised per SB1045).
****Per Ordinance No. 1334
Tustin Community Redevelopment Agency Page ~ 12
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
11.2 MAJOR ACCOMPLISHMENTS
1. Acquisition and Disposition of Property in Project Area
The Agency has been responsible for administering the conveyance, development and leasing
of all City-owned properties conveyed to the City by the Navy under the terms and conditions
of an Economic Development Conveyance Agreement approved in 2002. Since 2002, all
properties conveyed to the city by the Navy ("City owned properties") intended for
conveyance or leasing to private entities, public agencies, and non-profit institutions have
been committed through conveyance agreements, disposition and development agreements
or interim lease agreements intended for eventual conveyance, as appropriate.
The status of those dispositions is detailed as follows, including the highlights identified in
Figure II-3:
Figure II-3
Highlights During Initial Implementation Plan
• Residential Uses Constructed: 765 dwelling units constructed of a potential 4,210 dwelling
units permitted per MCAS Tustin Specific Plan.
• Commercial Uses Constructed: l million square feet of retail space within a regional Class A
retail center.
• Educational Uses: Two community college districts have completed campus improvements
including the Rancho Santiago College Law Enforcement Training Facility and Phase I of the
South Orange County Community College Advanced Technology Education Campus.
• Transitional Housing: Orange County Rescue Mission has completed a transitional
homeless facility, known as the Village of Hope, that contains 192 residential units.
• Total Valuation and Tax Increment: New development has generated $924M in assessed
valuation to date and over $10M in tax increment.
• Land Dispositions: Private transactions have a land purchase price value of $332.2 million
dollars, plus additional back-side profit participation on all transactions.
• Jobs Created: To date, over 4,155 construction jobs have been generated and 2,055
permanent jobs.
• Regional Retail Site (The District at Tustin Legacy) The City conveyed 87 acres to
Vestar/Kimco Tustin, L.P., for development of The District at Tustin Legacy, a 1,006,000
square foot regional Class A retail center, located at the northwest corner of Jamboree
Road and Barranca Parkway. The Specific Plan/Reuse Plan authorized up to 1,006,000
square feet of regional retail uses on this site. The developer opened the center in May
2007; most of the vertical improvements on the restaurant pads were completed during
2008.
Tustin Community Redevelopment Agency Page ~ 13
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
~.
~~"' -
_ ~, -. ~~
~~
`^r
`~~~
MA4TER Stl3E PLAN
Garland tCommQn} tldantificalinn & Cireutlatifln
RETAI! Z{3NE~
lltestyle Center
I~ Tustin Ranch R~a~i hlPajars & 5tlaps
u ~ Jamboree Road Majors & Shaps
~ ~~I
P'atl Tenants
,~' GENEitAL DISTAItT SIGN TYPES
DISTRICT&CONIMUNITYIDENd1fICATl4hl
MULTI•TENANTPYLD°NStGN
SING4.E& MUI.TI•TkNANT PYLCNJ SIfiN
SINGLE-T€NANTMDNUN~ENTSIGN
4'EHItULAA ID1AECTIQNAL 51GN
LIFESTYLE{ENTERBLADE
LIFESTYLE CENTER PClRTAL ID
LIFESTYLE CENTER SUPER GAAPFiI{S
PkDESTAIANDIA€CTI4NALBLADE
DIRECT4Rv
WALL IDEN)7~ICA1'141~l
PAi7JECTIDWIWATERFEATURE
DISTRICT PLAZA LED, DISPLAY
ENTERTAINftiiEfJTSTAGf LED. DISPLAY
TEN514NFABAICSTRUCTURES
PAQCESSICNN AAMNERSdLtFESTYLE BAFfNERS
®ISTAICFATilISTIN LEGACY AI@AST€R DESIGN PRUGRANS{DRnERIA
The District -Master Plan
• Tustin Master Development (Legacy Park at Tustin Legacy)
The City entered into a Disposition and Development Agreement (DDA) with Tustin
Legacy Community Partners LLP (TLCP~ in April 2006 for the development of
approximately 820 acres. Of the total 820 acres the land uses are distributed as follows:
185 acres as residential, 234 acres as non-residential including office and retail, and 403
acres for open space and ~ - _ y - _ - -..
- EGIryGERA'Yf:NU`k s
~~
~~ .__ -- .... `~.w i 1~ANSrr
_ 1 ~ MDR '' Sr~tront
tt)f/))} 7~~71N ~~~L°~
institutional uses such as ' ~ '"~
III. i -- LY9N! ~,. 7 '' ~ LDR.. Y~.+. ,: (l AING't
~~ ~ LEC7NAR ~. I~' GQ ~ ~ rv~ ~w ,~ - ,..
__ .~
` ~ ~ ~t LDR REC ,tif ..- ;.ti
_~_ ,_ ` .
schools. The DDA is ~ ` ~~~ } L°~ """°~ ~ ` -
is ~ '..
A
ELEM. .,-.. t r t ...~. ~..-- DR
performance based, ~~~A~K ~ ~~~tF~J~~~ ~ ; ~ sR MDR ~c~p LDR ~~ i` LAING
1 ~~°`~ rai~t•seHaoL 1. G.
conve in arcels b hase ~~~ ---- ~~~'~-~~ L~ ~ '~'~~~ ~'~
Y g p Y p ~ ~ T~ ~ a uR¢ana RE ~oNa ~ ~ ~,.~~" ~ MDR MDRErnveraue ,. ----~--~w
~\ ~ ~ ~ ~ ~
based on development ~ z P,~R~ ~ '~ , 'MDR
W
J Ep11GRTi0N r ° ~ NC a LDR LDR ~ d
§§ 'v ' 2 LYON! /
6isrrroCr ~ '~~ ~~ I~ ~ LENNAR ~
LDR
progress. In June 2007, the ~ f~' ~-°~ ' x
~ f LDR LDR I ~ _
~t le'' ';~~ 0
~~._ ,..
first hase consistin of J -~ !, ~° M~ ~~ ~~ MDR MDR f ~ /~~~~i
~ ~Tvsnra It~~~ . MU L. f(MU G8 '~~ W 1 ~' r,~~, ~~
a roximatel 320 acres, ;~~~PRfiHERTY 1~ . '.~ e°~ ~._~r~ ~~ ~.,~___a~, ~,~ ,~ ~ ~ ;~ ,~
pp Y _.,~;___•>_ .___d~ -___~-,r< MU M~~ ~ ~ wnRw~anvervug'" ~--.~m
~ ' wr~RwEF AVENUE-- ~` ~ ~ ,°~ - ~ '~ yc
~ MU i s~MU MU '~`IU ~/` ~,~~
was conveyed to TLCP for ~e , ~° Mu MU ~/ ~,~f iv
l C@ _ -. ~`~~`~ THE DISTRICT ;~ rtFOlu~.F+IIeHDENSIrv
~ MU MLt U ~ps~iy IVES7AR1 ~ ,iu ~ ~ r ~ENnnt
development including the ;; ~~ .~ M~~~~~~~~u~E
a~ `r '~~~ Y4y° III GD Gcr~.;u,aL~pFlte SR Housr+c
-4 tt;~ ~' GQ ~U, ~ ~MU ~~i' t~'~`c~~ IIUaL
followin( uses: residential, '` ~° ` ~``~~p~'~~° ~ ~' ~~ ~`~° ~° ~fl(~ur'OF4TEE3~bINE55 ~,a,
5 ~ i~ MU ~ .~ NC NEIG+tBOFHOOD COPMAENCIhI. REC HE4R~ATION CENTER
~ a
~' W LpR Lt}tv 6r;N51'IY RE$IQ(N71a1_ ~ l)I'LN af'AGt
~w :t~ ~ ff
office, reta i I, and open ~ ~ ~° ~° ~ I ~DR °nE,I°.'OENS~TVRESIOEN,L~L
MU ¢ I~
I
,, <
_ - -...
T r-- ~;a:rsraNenrnNNwAY ~ ___
.,, r.,- -- --~--. _._ -
space, and public
infrastructure.
Tustin Community Redevelopment Agency Page ~ 14
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
• Residential Vertical Builders
Tustin Fields I and II (W.L. Homes, dba John Laing Homes): The City disposed of
approximately 67 acres for the development of 565 residential units of which 118 or
21% were affordable units. Construction and occupancy of the units was completed
in the years 2004 through 2006.
Villages of Columbus (Marble Mountain Partners, LLC and Moffett Meadows
Partners, LLC): Approximately 229 acres were conveyed by the Navy through a public
bid sale to Marble Mountain Partners, LLC and Moffett Meadows Partners, LLC. Of
the approximately 229 acres, approximately 161 acres are in the Project Area. Of the
1,390 approved residential units within the Project Area within Villages of Columbus,
approximately 800 have completed to date.
,~_ _ -
• Public and Institutional including Non-Profit Conveyances.
Approximately 67 acres on the west side of the Project Area, within the Education Village,
have been designated in the Specific Plan/Reuse Plan and Redevelopment Plan for
institutional uses and have been conveyed as follows:
Tustin Community Redevelopment Agency Page ~ 15
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
a. South Orange County Community College District (SOCCCD): 37.66 acres
conveyed by quit claim deed and 30.71 acres by sublease. Both the conveyance
and lease agreements are between the City and SOCCCD.
b. Rancho Santiago Community College District (RSCCD): 15 acres conveyed by quit
claim deed. The conveyance agreement was between the City and RSCCD.
c. Orange County Rescue Mission (OCRM): 5.1 acres conveyed by quit claim deed.
The property was conveyed pursuant to a settlement agreement between the City
and OCRM.
d. Transitional Housing: The City has secured the transfer of 18 newly constructed
unitstothree homeless providers within the Project Area: 6 unitsto the Salvation
Army, 6 units to Human Options, and 6 units to Orange Coast Interfaith Shelter.
All conveyances were at no cost to the homeless provider. The City has also
secured a 16 unit apartment complex for a homeless provider, the Salvation
Army, off-site, at no cost. These transactions were conducted in partnership with
WL Homes (dba John Laing Homes) and Lennar/William Lyon Homes.
e. County of Orange (Social Services Agency): 4 acres were conveyed directly from
the Federal Department of Human Health Services (HHS) to the County of Orange
Social Services Agency in 2006.
f. Tustin Unified School District (TUSD): 10-acre elementary school site, adjacent to
Red Hill Avenue, was conveyed directly from the Federal Department of Education
to the Tustin Unified School District in 2003. Additionally, the City in 2008,
prepared Conveyance Agreements for the development of a future high school
site (40-acre) and a future elementary school site (10-acre). Conveyance of these
sites, by the City to TUSD, is anticipated to occur by the end of calendar year
2008.
The Agency did not acquire any land in the Redevelopment Project Area during the term
of the initial Implementation Plan.
2. Demolition/Clearance and Site Preparation
A considerable amount of demolition has been completed and will continue to occur in
the overall redevelopment of the former MCAS Tustin base. During the initial
Implementation Plan significant demolition was conducted on the site of the former
MCAS Tustin Marine base which included the removal of runways and tarmac, demolition
of obsolete and substandard buildings and residential units, and demolition of existing
roadways and utility systems. Much of the demolition, clearance and site preparation
was accomplished as a condition of the Disposition and Development Agreements
Tustin Community Redevelopment Agency Page ~ 16
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
between the developers associated with the designated sites to accommodate new
developments.
Over 80% of all materials generated as a result of demolition from the former base are
also recycled on-site and are used in the new construction of public and private streets.
3. Public Improvements and Facilities
During the initial term of the Implementation Plan, over $130 million dollars of
infrastructure and related capital improvement projects were completed. In addition,
$300 million of improvements are under design. Work has been completed on the
following Tustin Legacy roadways with all related utility systems, including storm drains,
dry utilities, and traffic control improvements.
Infrastructure Improvements Completed:
• Kensington Park Road (formerly known as the West Connector)
• Valencia Avenue -Red Hill Avenue to Kensington Park Road
• Lansdowne Avenue
• Edinger Avenue -From approximately 1400 East of Red Hill to Harvard Avenue
• Armstrong Avenue -Valencia Avenue to future Warner Avenue
• Severyns Road
• Park Avenue (formerly known as South Loop Road) - Warner to Tustin Ranch Road
• Tustin Ranch Road -Warner Avenue to Barranca Parkway
• Warner Avenue -Tustin Ranch Road to Jamboree Road
• Modification to Warner Ramp at Jamboree Road and the transition area of the west
leg of the Eastern Transportation Corridor.
4. Environmental Remediation Activities
After the 1991 announcement that MCAS Tustin would close, the Navy pursuant their
responsibilities as the occupant of the base, commenced remediation of military
contaminants to support reuse of the property as approved in the MCAS Tustin Specific
Plan. Hundreds of sites at the former Marine facility have been investigated, documented
and remediated, as needed. Agency staff actively participates with Navy staff and state
and federal regulatory agencies (United States Environmental Protection Agency,
California Environmental Protection Agency/Department of Toxic Substances Control and
Regional Water Quality Control Board) in reviewing and commenting on Navy
remediation documents, and providing recommendations to assist the Navy in selecting
remediesthat support rapid economic developmentand reuse atthe site.
Since adoption of the initial Implementation Plan, the Navy has continued to make
significant progress on several major initiatives to resolve MCAS Tustin's remaining
Installation Restoration Programs. During this period, significant progress was made in
investigating and remediating the Operable Units (OUs), IRP sites, and Resource
Tustin Community Redevelopment Agency Page ~ 17
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
Conservation and Recovery Act areas of concern (ADCs). The remaining AOCs are shown
below:
Highlights include:
• OU-1A -Progress was made to remediate primarily TCP 1, 2, 3 and MTBE
groundwater contamination plumes at OU-1A and Underground Storage Tank (UST)
Site 222 utilizing two groundwater pumps and treat systems including the removal of
hot spots in soil that previously served as the source of the site's groundwater
contamination. Construction of the final treatment system was completed in
November 2007 and has been operational since December 2007.
• OU-1B -Progress was made to remediate primarily TCE groundwater contamination
plumes at OU-1B. Construction of the final treatment systems were completed in
November 2007 (North treatment system in Carve-Out 5) and December 2007 (South
treatment system in Carve-Out 6) and have been operational since December 2007
and January 2008, respectively.
• OU-4B - On August 23, 2005, the Navy issued a Draft Feasibility Study (FS) that
identified a number of optional methods to remediate primarily TCE groundwater
contamination at OU-4B. A revised Draft FS was released in March 2008.
Tustin Community Redevelopment Agency Page ~ 18
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
• The Agency has actively participated with the Restoration Advisory Board (RAB) and
Base Cleanup Team to support continued monitoring of Navy remediation activities
and the land use restriction covenants placed within portions of the Project Area.
• Supported economic development and reuse within the site through the abatement
of hazardous materials (primarily asbestos and lead-based paint) that impede
demolition and replacement of buildings and facilities in the Project Area.
5. Administrative Program Support and Indirect Costs
While the Agency continues to provide oversight and management for all redevelopment
activities in the Project Area, a portion of the estimated administrative support and
indirect costs associated with the project oversight during the implementation period has
been largely covered by funding sources in addition to a small amount of tax increment
revenue. Land sale proceeds deposited into the MCAS Tustin Legacy Enterprise Fund, as
provided for under the Economic Development Conveyance agreement between the
Navy and the City of Tustin, account for a substantial portion of the funding during the
early years of the project. In addition, the City is recovering some administrative costs
from developers.
6. Adopted Project Area Benefit Resolutions
The following resolutions were adopted during the period of the initial Implementation
Plan thatdemonstrated benefitand enhancementtothe Project Area.
• City Council Resolution No. 03-78 making the finding that the expenditure of Low and
Moderate Housing Set-Aside Funds is of benefit to the MCAS Tustin Project Area and
authorizing the expenditure of such funds Citywide.
• RDA Resolution No. 03-10 (Low and Moderate Income Funds outside the Project
Area): This resolution found benefit to the Project through the use of low and
moderate income funds outside the Project Area in eliminating blighting conditions.
• RDA Resolution Nos. 07-01, 07-02, 07-03 (Newport Avenue and Edinger
Improvements): These resolutions found benefit to the Project in eliminating blighting
conditions through the acquisition of property and right-of-way necessary to
construct the Phase I Newport Avenue Extension/Northbound SR-55 ramp
reconfiguration/Edinger Avenue Widening Project Improvements. The acquisition
and improvements were identified in the Joint Final Environmental Impact
Statement/Environmental Impact Report for the disposal and reuse of the Tustin
Marine Corps Air Station as necessary to provide primary arterial access to the MCAS
Tustin Redevelopment Project Area.
Tustin Community Redevelopment Agency Page ~ 19
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
11.3 NON-HOUSING PROGRAM FINANCIAL RESOURCES
The Agency's implementation activities are based on the availability of funding from existing
fund balances, bond proceeds and estimated future tax increment revenues not previously
committed to existing financial obligations. While it was indicated that Implementation Plan
goals and objectives, programs, specific projects and expenditures could assist in eliminating
blight within the Project Areas, private sector investment will additionally contribute to the
removal of blight.
In the initial Implementation Plan, the Report to the City Council for the Redevelopment Plan
identified that substantial infrastructure and administrative support costs would be required.
The Report identified that tax increment revenues generated from the Project Area would not
be sufficient during the initial years to cover the anticipated costs. The Report also identified
that while the feasibility analysis for the Project Area assumed the use of tax increment
revenues to finance the anticipated redevelopment programs over the 30-year life of the
Project, other potential revenue sources legally available to the Agency may be used. These
additional resources included tax allocation bond proceeds, loan proceeds, land sale
proceeds, Mello Roos or other special assessment district financing, and developer
infrastructure fee payments.
Revenues
To date, a combination of tax increment revenues, loan proceeds, federal grants, land sale
proceeds, Community Facility District (CFD) financing, developer advances, and Tustin Legacy
backbone infrastructure fee payments from developers have been used to fund
implementation activities in the Project Area. This combination of resources may be
expanded in future years depending on the needs and timing of the Project Area's activities.
Net tax increment revenues available to fund non-housing programs, projects and
expenditures of the Agency were identified as estimates in Exhibit 15 of the initial Five-Year
Implementation Plan. Net tax increment revenues are projections after the Agency's 20%
deposit to the low and moderate income housing set-aside fund, County administrative fees,
and statutory pass-through to other taxing agencies (approximately 20% with additional pass-
thru required to educational institutions in year 11 of the Project Area). They include tax
increment, revenue from bond proceeds, land sales, prior loan repayments, interest earnings,
and new loans to the Agency.
It is estimated that as of June 30, 2008, there will be a starting capital fund balance of
approximately $33,800,000. As shown in Figure II-4, approximately $83,200,000 in net non-
housingtax increment will be generated over the next five years to fund non-housing projects
and programs and expenditures over the Implementation Plan's time frame. The funding for
affordable housing activities is discussed in the housing section of this Implementation Plan.
Tustin Community Redevelopment Agency Page ~ 20
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
11.4 EXISTING DEBT OBLIGATIONS (NON-HOUSING AND HOUSING)
The existing financial obligations for the MCAS Tustin Project Area as shown in Table II-4 are
as follows:
• Debt -Tax Allocation Notes ($25M)
On April 1, 2007, the Agency entered into two related Note Purchase Agreements in
the amount of $19,900,000 Series B (Tax-exempt) and $5,100,000 Series A (Taxable)
with Citigroup Global Markets, Inc. for the acquisition of a 37 acre parcel in the
vicinity of the SR55 ramp area/Edinger Avenue within the South Central Project Area.
The land was found to have benefit to the MCAS Tustin Project Area (RDA Resolution
Nos. 07-01, 07-02, 07-03), as necessary for the acquisition and implementation of the
Phase I Newport Avenue Extension Project. Principal is payable in annual payments
due in November of each year, for five years with the term of the notes ending in
November 2012. Interest payments are payable monthly during the Initial Note
Period with a fixed interest rate of 4.3% through November 2008. After the Initial
Note Period, variable rate interest payments are payable monthly, not to exceed 12%
annually. The Notes are secured by tax increment revenue generated within the
MCAS Tustin Project Area. In addition, proceeds from sale of land are pledged to the
repayment of the notes.
• Set-Aside of Low and Moderate Income Housing Purposes
Section 33334.2(a) of the CRL requires that that not less than twenty percent (20%) of
annual gross tax increment revenue be set-aside to facilitate the development of
housing for persons with low and moderate incomes. The Agency may choose to
expend more than the mandatory 20% on an annual basis, as determined necessary,
to meet existing affordable housing obligations. Particulars regarding the estimated
amount and planned usage of the set-aside funds are described in the Housing
Section of this Implementation Plan.
• Affordable Housing Reimbursement Agreement
On June 5, 2007 the City of Tustin and the Tustin Community Redevelopment Agency
entered into a reimbursement agreement for related housing responsibilities to be
assessed the Agency (the "Reimbursement Agreement"). The agreement will
reimburse the City for advancing funds to assist the Agency in carrying out its
affordable housing obligations (Housing Affordability Subsidy) under MCAS Tustin
Redevelopment Plan (see further discussion under the Reimbursement Agreement).
The total reimbursement obligation, under the reimbursement agreement, by the
Agency to the City general fund is $46,407,736 in subsidizing 118 units in Tustin Field I
and II; the reimbursement is proposed to be paid to the City over a 25 year period at
annual interest rate of 5.00% under the current debt service schedule which can be
Tustin Community Redevelopment Agency Page ~ 21
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
modified on an annual basis by the City's Finance Director and City Manager in
conjunction with the annual budget process. The Agency's annual obligation is
estimated at approximately $3.2M which can be accelerated and will likely include an
additional $3.2M annually from the 80% non-housing monies. It is estimated that the
Agency's Housing Affordability Subsidy may grow up to an additional $62,296,000
during the term of the Second Implementation Plan requiring modification or a new
reimbursement agreement.
• Overhead Reimbursement for City's Cost
Funds advanced by the City for operating expenses, support services and capital
improvements will be reimbursed to the City on an annual basis in conjunction with
the budget adoption process.
Tustin Community Redevelopment Agency Page ~ 22
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
11.5 AGENCY FIVE YEAR NON-HOUSING IMPLEMENTATION ACTIVITIES
11.5.1 INTRODUCTION
Non-housing implementation activities for the Project Area will be associated with the
following major areas:
1. Acquisition, Disposition, and Development Coordination Program
2. Public Improvements & Facilities
3. Demolition/Site Clearance
4. Economic Development
5. Environmental Remediation
6. Administrative Program Support and Indirect Costs
These programs often coincide and are overlaid to produce a successful project.
Infrastructure and community facility improvements may work in concert with a private
development project to ensure that the desired objective is achieved. Projects may vary
dramatically during the next five years in reaction to market conditions and private
development interest, but the main areasshownabove will remain the focus of the Agency.
The Agency's five-year implementation activities are based on the availability of funding from
existing fund balances, developer advances, bond proceeds, and future tax increment
revenues not previously committed to existing financial obligations. In addition, financial
resources from other City, State and Federal programs, including but not limited to,
Community Development Block Grant (CDBG~ and capital improvement project funds may be
used, if available, to assistin implementingtheAgency'sprojectsand programs.
The proposed projects, programs and the corresponding expenditures over the five-year
implementation period are designed to achieve the Goals and Objectives of the
Implementation Plan and assist in the elimination of blighting conditions.
The funding of the programs identified in this Plan is greatly influenced by economic
conditions and the ability of the private sector to respond to Agency initiatives. Projects and
expenditures rely on the private sector's ability to obtain funding, as well as the Agency's
ability to maintain and increase tax increment revenues. If the Agency's revenues are
depleted because of higher than projected expenditures or new requirements imposed by
the State, it is unlikely that all of the projects and/or programs listed will be implemented.
In order for the Implementation Plan's Goals and Objectives to be achieved, the projects,
programs and expenditures outlined in this Second Implementation Plan will need to be
implemented. The relationship between the Goals and Objectives of the Implementation
Plan to eliminate blight conditions, and the projects, programs and expenditures outlined in
Tustin Community Redevelopment Agency Page ~ 23
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
the Implementation Plan are described at the end of Section IV and in Figure IV-1. Private
sector activities will additionally contribute to the removal of blight within the Project Area
and the revitalization of the Project Area.
11.5.2 CASH FLOW
An illustrative five year cash flow for non-housing activities is provided in Figure II-4 which
includes the proposed programs and project expenditures that are identified in the following
section detailing the five year implementation activities.
. ,
~ 1 ~ ~ ~
111 ~ •~
Plan Year
Projected 6 7 8 9 10
Fund
Balance (6- 2008-09 2009-10 2010-11 2011-12 2012-13 Cumulative
1. Revenues
Fund Balance 1 $ 33,842 33,842 8,935 (23,349) (22,090) (17,750) (20,411)
Non-Housing Tax Increment Z 9,918 14,693 16,576 20,100 21,949 83,235
Interest Earnings ~ 413 541 791 1,073 1,417 4,235
Total -Gross Revenues: $ 44,173 $ 24,168 $ (5,982) $ (917) $ 5,616 $ 67,059
2. Expenses
(Less) Tax Allocation Note ($25M) -Debt Service Payment 3
Principal 4,046 5,992 6,763 8,199 25,000
Interest 1,506 2,128 1,752 765 6,152
Total - P&I 5,552 8,120 8,515 8,964 31,152
(Less) Housing Reimbursement Agreement ($46M) 4 3,293 3,293 3,293 3,293 3,293 16,465
(Less) Housing Reimbursement Agreement ($62M) 4 TBD TBD TBD TBD TBD -
(Less) Projects/Programs s 26,393 36,104 4,299 4,576 3,992 75,364
Total -Expenses $ 35,238 $ 47,517 $ 16,107 $ 16,833 $ 7,285 $ 122,981
3. Net Available $ 33,842 $ 8,935 $ (23,349) $ (22,090) $ (17,750) $ (1,669) $ (55,922)
Notes:
1. Projected Fund Balance: based on adopted City budget for FY08-09 includes: (1) Fund 54, Marine Base Debt Service, $9,089,302; (2) Fund 55,
Marine Base RDA, $24,752,710.
2. Non-Housing Tax Increment and Interest Earnings: projections based on analysis conducted by David Taussig & Associates in 2005.
3. Tax Allocation Notes ($25M): The debt schedule is per agreement with Citigroup Global Markets, Inc., the lender.
4. Affordable Housing Reimbursement Agreements: Both housing set-aside funds and non-housing net tax increment will be used to meet the
debt obligation for the Affordable Housing Reimbursement Agreement ($46M). The Agency may reimburse the City for affordable housing
in an amount of $62M; this phase of affordable housing is not anticipated to coming online until 2011-12. Annual payments can be modified
on an annual basis; the debt repayment may be accelerated. Total annual debt service payments are anticipated to range from
approximatley $3.2M to $12M.
5. Projects/Programs: Based on anticipated annual program expenditures. Expenditures on these projects/programs will be determined on an
annual basis based on source of funds, need, and timing. The detail for the Projects/Programs is shown in Figure II-5.
The term "Illustrative" is an example and is not intended to be limiting on the Agency's activities.
Tustin Community Redevelopment Agency Page ~ 24
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
11.5.3 FIVE YEAR PROJECTS, PROGRAMS, AND EXPENDITURES
1. Acquisition, Disposition and Development Coordination Program
During the initial term of the Implementation Plan, the Agency staff administered
acquisition, disposition and development coordination activities of City-owned properties
in the disposition and development of parcels throughout the Tustin Legacy project. The
Agency staff, during the term of the Second Implementation Plan, will continue in its role
in acquisition, disposition, and coordinating development activities with the appropriate
developers and City operating departments. Issues associated with the disposition of
properties and management oversight of the activities will also be performed including
leasing, licensing, property management, and site preparation. Market conditions will
impact of the ability disposition to occur within the term of the Plan. The Agency is
anticipated to coordinate with the City as follows:
a. Disposition and Development Agreements (DDA) with the City of Tustin
during the initial term of the Implementation Plan, entered into four DDAs.
^ Vestar/Kimco Tustin L.P. (The District at Tustin Legacy)
Convey 3.96 acres currently ground leased to Vestar/Kimco Tustin LP, the
current lessee. The City is currently leasing the property from the Navy;
conveyance is conditioned upon the Navy's remediating specific
environmental conditions impacting the site. The lease is conditioned with
significant obligations that are not expected to conclude until 2010-2011. The
Agency is responsible for all development coordination activities associated
with the termsand conditions of the DDA.
^ Tustin Legacy Community Partners, LLC (Master Developer)
A total of 820 acres will be conveyed over four phases. In June 2007, the first
phase, consisting of approximately 320 acres, was conveyed to TLCP for
development including the following uses: residential, office, retail, and open
space, and public infrastructure. The remaining acreage is anticipated to be
disposed of in Phases 2, 3, and 4 during the term of the Second
Implementation Plan based on TLCP meeting specified performance
measures. leased parcels (LIFOC) will not be conveyed until the Navy has
fulfilled environmental remediation conditions that make the site suitable for
transfer. The Agency is responsible for all development coordination activities
associated with the terms and conditions of the DDA.
Tustin Community Redevelopment Agency Page ~ 25
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
^ WL Homes (dba John Laing Homes)
In March 2003, 29.4 acres (Tustin Field I) was conveyed for the construction of
376 residential units of which 78 were affordable units, and in May 2003 an
additional 36.8 acres (Tustin Field II) was conveyed for the development of
189 residential units of which 40 were affordable units.
b. Community Facilities District Financing and Related Assessment Financing
The Agency staff will coordinate with City departments, including the City's
Finance Department, in seeking Community Facility District (CFD) financing and
related assessment district financing as appropriate for new development within
the Project Area. During the initial term of the Implementation Plan, the Agency
participated in coordinating financing for three CFD totaling approximately $78M
(CFD 04-01 $11,415,000; CFD 06-01 $53,570,000; CFD 07-01 $13,680,000). It is
anticipated that approximately $170M will be financed during the term of the
Second Implementation Plan.
c. Development Coordination in Project Area
The Agency staff will be responsible for overall development coordination within
the Project Area and the Tustin Legacy project. This development coordination
role will include all sites and parcels with Tustin Legacy.
d. Solicitation of Existing City-owned Site (18.5 acres)
Solicit interests in the development of a City-owned site located in the western
portion of the Project Area. In addition to solicitation of interests, the Agency will
be responsible for all development coordination activities associated with the site.
The property is bounded by Red Hill Avenue on the west, Valencia Avenue on the
north, Warner Avenue on the south, and the SOCCCD property on the east. The
schedule for solicitation and disposition will take into consideration market
conditions thatare in the City's and Agency's best interest.
e. Interim Leasing and Licensing
The Agency will administer the leasing and licensing of City-owned properties in
the Tustin Legacy project. Some of the leased parcels will be conveyed when
environmental conditions have been remediated and the properties are found
suitable for conveyance by the Navy. Licensing of City-owned properties will be
done on an interim basis to address temporary needs related to the development
of Tustin Legacy.
f. Acquisition of Parcels currently Leased from Navy
Acquire leased parcels, also known as LIFOC parcels (Lease in Furtherance of
Conveyance), from the Navy as part of the Economic Development Conveyance to
Tustin Community Redevelopment Agency Page ~ 26
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
the City. Some of these parcels will be retained by the City for community
facilities or infrastructure, while other LIFOC parcels will be conveyed to
developer under the terms and conditions of existing DDA, as previously noted.
These parcels are as follows:
^ City Parcels: 1) a 24 acre community park, and 2) a 2.4 acre site containing a
former child care center. The Agency is responsible for development
coordination on these sites.
^ TLCP Parcels: 1) a 32.2 acre site, known as Carve-Out Area 6, with a
designated commercial land use; 2) 39.33 acres known as a portion of Carve-
OutArea 5; and, 3) a 2.17 acre site, known as Carve-Out Area 9. The Agency is
responsible for development coordination on these sites.
^ SOCCCD Parcels: 31 acres are currently located in LIFOC area; the parcels are
leased from the City to SOCCCD. The leased parcels are part of a larger site of
68 acres; 37 acres has been conveyed. The conveyance is subject to South
Orange County Community College District (SOCCCD) complying with the
terms and conditions of the Conveyance Agreement.
^ Vestar/Kimco Tustin Parcel: 3.96 acres are currently located in a LIFOC area.
This is part of an 87 acre conveyance. The Agency is responsible for
development coordination on these sites.
2. Public Improvements & Facilities
The Agency will participate and coordinate the planning, design, and construction of
public infrastructure improvements and community facilities. The projects listed below
are currently proposed and may change during the term of the Implementation Plan,
these changes will depend be the result of the of the following: market conditions; site
conditions discovered during facility planning; identified community needs; and, the need
to eliminate blight conditions.
Currently the Agency has identified an estimated $407M of public infrastructure needs
known as "backbone infrastructure", within the Project Area or of benefit to the Project
Area. These improvements include roadways, bridges, traffic signals, traffic mitigation
(FEIS/EIR), drainage improvements, water quality improvements, dry utilities, public
parks, and community facilities. A comprehensive list of potential projects is attached as
Appendix B, Public Infrastructure and Community Facilities. A few of the anticipated
projects from that list, as well as these infrastructure projects, are highlighted in the
discussion that follows. Most of the projects highlighted will receive direct Agency
funding with the potential that Agency funding may also be needed for other projects
Tustin Community Redevelopment Agency Page ~ 27
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
listed in Appendix B; in likelihood, the funding would be needed for cost overruns or
unknowns discovered during design.
• Tustin Ranch Road and Bridge Project -assist in the design, construction, and
acquisition of right-of-way associated with the extension of Tustin Ranch Road from
Walnut Avenue to Warner Avenue.
• Valencia/Armstrong Roadway Project -assist in the design and construction of the
two remaining portions located in the southwest portion of the Project Area
(Armstrong Avenue - Barranca to Warner), and the northeast portion (Valencia
Avenue -Kensington to Moffett). Construction of these roadways will open parcels
for the development of residential and commercial uses. Armstrong is a major
north/south arterial and Valencia is a major east/west arterial.
• The District at Tustin Legacy Infrastructure Project -assist in the design and
construction of the remaining portions of new infrastructure and the expansion of
existing systems including roadways, storm drains, and utilities, including
infrastructure in Warner Avenue and Barranca Parkway. This infrastructure will serve
the new regional retail center, The District at Tustin Legacy, and the western portion
of the Project Area.
• Red Hill Median -assist in the design and construction of median improvements
associated with the widening of Red Hill Avenue, a roadway adjacent to the western
boundary of the Project Area.
• Phase I Newport Avenue Extension/Northbound SR55 Ramp Reconfiguration /Edinger
Avenue Widening Project Improvements (referred to as Phase I Newport Avenue) -
acquisition of a 37 acres necessary for construction of Phase I Newport Avenue within
the South Central Project Area. Although this project is in the South Central Project
Area, the land was found to have benefit to the MCAS Tustin Project Area as a result
of traffic generation from new development within the MCAS Tustin Redevelopment
Project Area. A resolution, RDA Resolution No. 07-01, finding benefit to the Project
Area was adopted by the Agency in 2007. It is anticipated because of the scope and
schedule that as the project proceeds additional acquisition monies will be necessary
above the initial project estimates.
• Tustin Legacy Community Park (24 acres) -planning, design, environmental
assessment of existing buildings for adaptive reuse, environmental assessment of
existing contamination plumes with Navy clean-up efforts, and construction of a
community park to be owned and operated by the City of Tustin.
Tustin Community Redevelopment Agency Page ~ 28
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
• Tustin Legacy Park (86 acres) -planning, programming, design, and construction of
public athletic facilities, recreation facilities, open space areas, and trails, bicycle
paths, and walkways.
• Fire Station (8,500 sq. ft. building on 1.25 acres) -planning, design and construction
of a fire station. The fire station facilities and land will be owned by the City and
leased to the Orange County Fire Authority. The facilities will service development in
the Project Area.
3. Demolition/Site Clearance
The Agency will participate in demolition and site clearance activities throughout Tustin
Legacy to prepare sitesfordevelopment by private and public entities.
4. Economic Development Programs
The Agency will initiate and participate in economic development programs in
conjunction with the business community in the creation of jobs, and the growth and
retention of businesses within the Project Area. The Agency will be instrumental in
business attraction.
• Business Promotion and Attraction: Property owner and tenant assistance programs
that promote and support new commercial development within the Project Area
particularly businesses that are high job generators such as retail uses, office uses,
and R&D uses. Expenditures would include, but not be limited to brochures, digital
media, and marketing materials.
• LAMBRA: Assist business owners eligible for benefits under the local Agency Military
Base Recovery Act (LAMBRA). LAMBRA benefits include: 1) state tax benefits such as
15-year net operating loss carry-over; 2) business expense deductions; 3) sales and
use tax credits; 4) hiring tax credits; and, 5) preference points on state contracts.
5. Environmental Remediation
The Agency is engaged in mitigation activities associated with environmental impacts in
the Project Area and environmental impacts found to have a benefit to the Project Area
that are outside the Project Area. The Agency is also engaged in on-site mitigation
activities with the Navy as part of the Economic Development Conveyance process.
City of Tustin staff actively participates with Navy staff and state and federal regulatory
agencies (United States Environmental Protection Agency, California Environmental
Protection Agency/Department of Toxic Substances Control and Regional Water Quality
Control Board) in reviewing and commenting on Navy remediation documents, and
providing recommendations to assist the Navy in selecting remedies that support rapid
economic development and reuse at the site, including specialized legal services
associated military base closures and hazardous clean-ups.
Tustin Community Redevelopment Agency Page ~ 29
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
6. Administrative Program Support & Indirect Costs
The Agency may also make payments to reduce the Low and Moderate Income Housing
reimbursement agreement obligations, if additional tax increment funds are available
from the non-housing (80%~ funds during the Plan's five year period. Funding available
and distribution is determined on an annual basis by the City's Finance Director and the
City Manager as part of the annual budget process.
Administrative and indirect costs will be ongoing during the term of the Plan. The
services include, but are not limited to, the following:
• Security Services -contracted services for protection of City-owned properties at
Tustin legacy that will be developed during the term of the Plan.
• Security Lighting -lighting associated with securing City-owned properties at Tustin
legacy that will be developed during the term of the Plan.
• Due Diligence activities -third party and in-house services associated the disposition
and development of sites located at Tustin Legacy.
• Legal Services -comprehensive legal services related to activities within the Project
Area and activities outside the Project Area in which a finding of benefit has been
established including City Attorney services and Special Counsel.
• Management of Assets - in-house and contracted third party legal services.
• Planning and Design - in-house and contracted third party services associated with
planning and design activities.
• Leasing of Office Space and Equipment
• Telephone
• Printing
• Audit/Accounting
• Office Materials and Supplies
• Meetings and Training
• Membership Dues and Subscriptions
• Computer Software and Hardware
To support the major areas of the Implementation Plan, direct administrative costs, and
indirect costs including consulting and legal expenses will also be incurred, as shown in
Figure II-5.
Tustin Community Redevelopment Agency Page ~ 30
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
Total 6
2008-09 7
2009-10 8
2010-11 9
2011-12 10
2012-13
1 Acquisition, Disposition, and Development Coordination
Vestar/KimcoTustin (The DistrictatTustin Legacy) 143,360 37,085 38,940 40,890 20,445 6,000
Tustin Legacy Community Partners 2,234,075 385,000 740,000 345,545 557,994 205,536
WL Homes (Tustin Field I and II) 5,000 5,000 - - - -
Lennar/Lyon (The Villages of Columbus) 45,000 15,000 15,000 7,500 5,000 2,500
Newport Extension 1 20,000,000 10,000,000 10,000,000 - - -
So I i ci to ti o n Process -18 a cre s i to 290,000 40,000 150,000 50,000 25,000 25,000
Interim Le a s i n g a n d Licensing 37,500 7,500 7,500 7,500 7,500 7,500
Parcel Acquisition activities associated LIFOCparcels 189,300 50,600 50,600 50,600 25,000 12,500
Total -Acquisition, Disposition, and Development Coordination $ 22,944,235 $ 10,540,185 $ 11,002,040 $ 502,035 $ 640,939 $ 259,036
2 Public Improvements and Facilities
Ge ne ra I Ove rs i ght 2 4,691,283 413,510 1,461,475 1,264,070 1,052,228 500,000
Tustin Ranch Road 1,106,191 1,106,191 - - - -
Valencia/Armstrong 25,000 25,000 - - - -
The DistrictatTustin Legacylnfrastructure 30,000,000 10,000,000 20,000,000 - - -
Red Hill Avenue Median Improvements 2,500,000 2,500,000 - - - -
Tustin LegacyPark-24acre Community Park 1,557,765 - 1,557,765 - - -
Total -Public Improvements and Facilities $ 39,880,239 $ 14,044,701 $ 23,019,240 $ 1,264,070 $ 1,052,228 $ 500,000
3 Demolition/Site Clearance
Site Preparation and Demolition 380,000 180,000 50,000 50,000 50,000 50,000
Total -Community Facilities $ 380,000 $ 180,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000
4 Economic Development
Business Attraction, Growth and Retention Program 639,600 127,920 127,920 127,920 127,920 127,920
LAMBRA Promotion and Monitoring Program 250,000 50,000 50,000 50,000 50,000 50,000
Total -Community Facilities $ 889,600 $ 177,920 $ 177,920 $ 177,920 $ 177,920 $ 177,920
5 Environmental Remediation
Special Studies and Monitoring 150,000 30,000 30,000 30,000 30,000 30,000
Le ga I Se rvi ce s 125,000 25,000 25,000 25,000 25,000 25,000
Total -Environmental $ 275,000 $ 55,000 $ 55,000 $ 55,000 $ 55,000 $ 55,000
6 Administrative Program & Indirect Costs 3
Administrative Program Costs 6,250,000 $ 750,000 $ 1,000,000 $ 1,250,000 $ 1,500,000 $ 1,750,000
Overhead/Indirect Costs 4,745,000 $ 645,000 $ 800,000 $ 1,000,000 $ 1,100,000 $ 1,200,000
Total - Admin Program & Indirects $ 10,995,000 $ 1,395,000 $ 1,800,000 $ 2,250,000 $ 2,600,000 $ 2,950,000
TOTAL NON-HOUSING PROGRAMS $ 75,364,074 $ 26,392,806 $ 36,104,200 $ 4,299,025 $ 4,576,087 $ 3,991,956
Notes: This budget will be modified on an annual basis to accommodate changes in the mitigation of blight conditions, changes in revenues, and changes in market
conditions. The sub-categories listed under the six programs/activities listed above are representative of programs that will be addressed under this Plan; these
projects and programs are subject to change.
1 Newport Extension- mayinclude public improvements
2 approximately 5.0% of project costs
3 Administratvie Program & Indirect Costs include the reimbursements to the City's General Fund for work completed by the City's operating departments,
RedevelopmentAgency staff, and supporting consulting services. This also includes overhead associated with City and Agency staff.
Tustin Community Redevelopment Agency Page ~ 31
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
Section III
Five-Year Implementation Plan
for
Housing Redevelopment Activities
Tustin Community Redevelopment Agency Page ~ 32
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
HOUSING ACTIVITIES
111.1 Introduction
The Housing Section is a major component of the Implementation Plan. The Plan represents
the Agency's explanation of how specific goals and objectives and proposed projects,
programs and expenditures will implement the low and moderate income housing
requirements mandated by law, includingthe following:
1. An annual housing program for the five year Implementation Plan term that provides
sufficient detail to measure performance of the Low and Moderate Income Housing
Fund Requirements.
2. An estimate of the number of new, rehabilitation, assisted, price restricted and
destroyed housing units during the term of the respective redevelopment plan.
3. An outline of the Agency's plan in using the Housing Set Aside Funds including annual
deposits, transfers of funds, or accruals for special projects.
4. An identification of programs and projects that will result in the destruction or
removal of existing affordable housing, if any, and the proposed locations for
replacement housing.
5. The Agency's ten year housing affordability compliance plan as required by California
Community Redevelopment Law (CRL) Sections 33413(b)(4) and 33490(a)(2).
111.2 Background
In addition to CRL requirements, the Agency's affordable housing efforts are guided by the
Regional Housing Needs Assessment (RHNA) produced by the Southern California Association
of Governments (SCAG), and the City's Housing Element and Comprehensive Affordable
Housing Strategy. In June 2008, the City and the Community Redevelopment Agency adopted
the 2008/09 - 2017/18 Comprehensive Affordable Housing Strategy (CANS) to direct and
focus the City's and Agency's efforts to produce and maintain affordable housing within the
community. The CANS is largely the basis which the Second Five-Year Implementation Plan
has been formulated. While the 2000/01 - 2009/10 Comprehensive Affordable Housing
Strategy had not expired, significant changes in the housing market led the Agency to prepare
an updated CANS Strategy for the 2008/2009 to 2017/2018 period, to be coordinated with
the City's required 5 year update of its Housing Element. The updated CANS will further the
Agency's affordable housing efforts while taking into account the changing market and
ensuring consistency between Agency activities and the Housing Element.
The housing component of the Second Five-Year Implementation Plan is also guided by the
numerous provisions of the Community Redevelopment Law that regulate low and moderate-
income housing activities. As a result, the Housing Section of the Implementation Plan is
Tustin Community Redevelopment Agency Page ~ 33
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
more comprehensive than the section for non-housing redevelopment activities. Along with
outlining the programs including the activities and expenditures, the housing component also
evaluates the Agency's compliance with the laws and regulations governing the Low and
Moderate-Income Housing Set-Aside Fund and Housing Production in a Redevelopment
Project Area. More particularly, the report reviews the Agency's major housing
responsibilities which generally fall under four broad categories including: 1) the set-aside of
20% of gross tax increment for low and moderate income housing (Sections 33334.2 and
33334.6 of CRL); 2) the creation of housing affordable to low and moderate income persons
and families based on the production of all new or substantially rehabilitated dwelling units
(Section 33413(b) of CRL); 3) the replacement of low and moderate income dwelling units
removed as result of Agency activity (Section 33413(a) of CRL); and 4) the proportional
expenditure from the 20% Set Aside fund on housing for low and very low income persons
based on community need (Section 33334.4(a)).
The goals of the Housing Program are to increase the quantity and improve the quality of
housing stock in Tustin by providing new and rehabilitated affordable housing opportunities
throughout the community. To accomplish the goals and objectives of the Housing Program,
the Agency adopted a Finding of Benefit on June 2, 2003, as allowed under the law, which
determined the use of Housing Set-Aside Funds outside of designated Redevelopment Project
Areas and throughout the City that would be of direct benefit to the MCAS Tustin
Redevelopment Project Area.
Under the California Health and Safety Code Section 33413, at least 15% of all new and
substantially rehabilitated dwelling units developed within a project area are required to be
made available at an affordable housing cost to and occupied by person and families of low-
ormoderate-income. Not less than 40% of the total required affordable dwelling units are to
be made available to very low income households. The ten year production and expenditure
requirements under the CRL put a high financial burden on the Agency's new MCAS Tustin
Redevelopment Project Area. Insufficient tax increment revenue in the MCAS Tustin
Redevelopment Project Area's early years limited the Agency's ability to directly subsidize
affordable housing.
In order to assist the Agency in meeting its affordable housing obligations within the MCAS
Tustin Redevelopment Project Area, the City entered into agreements, either as a condition
of developing a larger project or developments that sold City-owned properties within the
MCAS Tustin Project Area at a discount to the market value accounting for the affordability
gap associated with the development of affordable units. On June 5, 2007, the City Council
approved the "Reimbursement Agreement Between the City of Tustin and Tustin Community
Redevelopment Agency Related to Affordable Housing Responsibilities to be Assumed by the
Agency ("ReimbursementAgreement")".
Tustin Community Redevelopment Agency Page ~ 34
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
Under the Reimbursement Agreement, the Agency is reimbursing the City for its financial
assistance in carrying out the Agency's Redevelopment Plan objectives including the
production of affordable housing units. The reimbursement may come from 80% Tax
Increment/Non-Housing Funds and from 20% Tax Increment/Housing Set-Aside Funds.
Reimbursement sources are not limited to the MCAS Tustin Project Area but may also come
from 80% Tax Increment/Non-Housing Funds and Housing Set-Aside Funds from the Town
Center and South Central Project Areas.
111.3 Recent Legislation Affecting Housing Activities
Recently enacted legislation, Assembly Bill (ABA 987, effective January 1, 2008, requires
redevelopment agencies to compile and maintain a database of existing, new and
substantially rehabilitated housing units developed or otherwise assisted with monies from
the Low and Moderate Income Housing Fund. The database must be available to the public
on the Internet, and be updated on an annual basis. The Agency's database consists of two
lists, one for affordable owner-occupied housing units and the other for affordable rental
housing projects. The list can be found on the City of Tustin website, www.tustinca.or~,
under Housing. In addition, AB 987 requires the recordation of a separate document, called
"Notice of Affordability Restrictions on Transfer of Property," for all new or substantially
rehabilitated units developed or otherwise assisted with moneys from the low and Moderate
Income Housing Fund on or after January 1, 2008.
111.4 The Low and Moderate Income Housing Funds Available
Section 33334.2 of the CRL requires, for every redevelopment plan adopted or amended to
add territory on or after January 1, 1977, no less than 20 percent of the tax increment
received by the Agency from a Redevelopment Project Area be set aside for increasing,
improving and preserving the community's supply of low and moderate income housing. The
revenues may be expended inside or outside of a project area. If expended outside the
Project Area, a resolution must be adopted stating that outside expenditures are of benefit to
the Project Area. As discussed earlier, the Redevelopment Agency adopted Resolution No.
RDA 03-10 on June 2, 2003, stating that outside expenditures benefitted the Project Area.
Figure III-1 identifies the amount of housing set-aside funds available in the low and
Moderate Income Housing Fund and the estimated amounts which will be deposited in the
Low and Moderate Income Housing Fund during each of the next five years. While the
projected set-aside tax increment revenues shown are based on projected development
activity within the Project Area, the actual housing set-aside deposits could be more or less
than the amounts shown based on actual development phasing.
Tustin Community Redevelopment Agency Page ~ 35
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
1 1 ~ 1' 1
11: 1' ~ ~ I
Estimated
Beginning
MCASTustin Fund Balance
Project Area (7/1/2008) 2008/09 2009/10 2010/11 2011/12 2012/13
Estimated Tax
Increment
Deposits1 $3,306,096 $4,897,544 $5,525,186 $6,699,892 $7,316,224
Interest Earnings2 $45,135 $46,159 $75,051 $115,432 $177,077
Total Revenue $3,351,231 $4,943,703 $5,600,237 $6,815,324 $7,493,301
Debt Oblieations
Reimbursement
Agreement3 $3,292,743 $3,292,743 $3,292,743 $3,292,743 $3,292,743
Amended
Reimbursement to
City4 TBD TBD TBD TBD TBD
Total Funds
Available5 $2,579,162 $2,637,650 $4,288,610 $6,596,104 $10,118,685 $14,319,243
1 Housing Set-Aside taxincrement is 20%ofthe total taxincrement generated in the MCASTustin Project Area. The estimated tax
increment deposits is based on calculations from Taussig & Associates, Inc.; adjusted to reflect a 1 year delay in the Implementation
Plan schedule.
Z The Interest Earnings is estimated at 3.5%, based on 50%ofthe outstanding balance from the previous year.
3The City loan payment of$3,292,743 is shown againstthe MCASTustin Redevelopment ProjectArea Housing Set-Aside Funds but the
payment can be distributed a mong all three Project Areas' 80%Non-Housing and 20% Housing Set-Aside Funds. The reimbursement to
the City has been modified from the June-adopted 2008 Comprehensive Affordable HousingStrategy. In addition, these payments are
assigned to payforspecific CIP projects. CIP priorities and costs can change annuallyas could the projected reimbursement payment
amounts by yearas determined bythe Finance Director. The encumberance will result in no surplus determination.
4The Agency mayamend the Reimbursement Agreement with the City in the projected amount of $62 million; this phase of affordable
housing is not anticipated to comingonline until 2011-12. The terms and conditions ofthe Reimbursement Agreement are anticipated
to be similarto the first reimbursement agreement. Annual payments are to be determined (TBD1.
5 Total Funds Available is the sum of the previous year's Funds Available and current year's Total Revenue, less Reimbursement to the
Cit
The total amount of available funds for the five year period (FY 2008/09 to FY 2012/13) is
estimated to be $14,319,243. In addition to these funds being used for the production and
rehabilitation of affordable housing over the next five years, these funds will also reimburse
the City for its financial assistance to the Agency in the production of affordable housing units
during the Initial Five-Year Implementation Plan for the MCAS Tustin Project Area. Under the
Reimbursement Agreement, the Agency incurred a $46,407,736 obligation (debt) to the City.
Tustin Community Redevelopment Agency Page ~ 36
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
111.5 Housing Programs, Projects and Expenditures
A description of the projects and program expenditures comprising the Agency's housing
activities during the next five and ten year periods are provided below.
1. Tustin Legacy -Ownership Multi-Family New Construction (322 units, $39,753,509)
It is anticipated that 322 affordable ownership units will be created in the next five
years. The 322 units are distributed as follows: 40 units for very low income
households,116 units for low income households, and 166 units for moderate income
households as shown by location in Figure III-3. While no Agency direct funding will
be provided by the Agency for the affordable units in the Villages of Columbus, units
will be developed as a result of the City providing density bonus incentives including
variances of certain development standards as a financial incentive towards the
developer's provision of affordable housing.
The unit count in Neighborhood D and G represents Phase 1 of the Tustin Legacy
Community Partners LLC (TLCP) Master Planned development; the subsidy
requirement by the Agency is unknown at this time but we can assume that the
average subsidy will be consistent with at least current affordability gaps of providing
affordable ownership units by household type currently at the Tustin legacy project.
The initial subsidy will be borne by the City as an off-set against land sale value with
the cost being transferred to the Agency under the terms and conditions of the
existing Reimbursement Agreement, asmay beamended.
Depending on Financing Markets and also other market conditions, the Agency will
need to maintain the flexibility to reduce its affordability gap in producing these units
by changing out affordableownership unitsforaffordablemulti-familyapartments.
2. Tustin Legacy -Multi-Family Rental, New Construction (253 units, $35,445,300
The City's Disposition and Development Agreement with TLCP calls for the
development of 253 new affordable rental units, including 126 units for very low
income households, 64 units for low income households, and 63 units for moderate
income households. The TLCP unit count represents projected Phase 1 development;
the subsidy requirement is currently estimated at approximately $35,445,300. David
Rosen & Associates' affordability gap calculation of $140,100 per unit found in Table 4
of the 2008/09 - 2017/18 Comprehensive Affordable Housing Strategy was used to
calculate the estimated subsidy. The subsidy will be borne by the City as an off-set
against land sale value with the cost being transferred to the Agency under the terms
and conditions ofthe existing Reimbursement Agreement, asmay beamended.
Tustin Community Redevelopment Agency Page ~ 37
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
3. First Time Homebuyer Assistance and/or Foreclosure Negotiated Purchase
(30 units, $2,400,000)
The City's First-Time Homebuyer Program provides down payment and second
mortgage assistance to low and moderate income buyers to assist them to purchase
an existing home in the City. The recent mortgage credit crises have resulted in
increasing foreclosure rates throughout many parts of California. The City has
allocated $2.4 million to assist new first-time homebuyers in purchasing a home. This
may also include negotiated purchase of homes in foreclosure, which may represent a
lower cost buying opportunity for first-time homebuyers. The City anticipates
assisting 30 buyers with these funds and projects two purchases occurring in the
MCAS Tustin Project Area.
4. Homeless Assistance and Supportive Services (non-local resource)
The City has allocated $60,000 in CDBG funds to continue its financial support of
homeless assistance and supportive services in the City. The City's goal for this
program is to assist 200 homeless individuals per year during the Second Five-Year
Implementation Plan.
5. Administrative Support Expenditures ($1,439,579)
Administrative Support costs incurred and directly related to implementing the
housing program include salaries, overhead, consultant and legal expenses, supplies,
etc. The Agency's administrative program support expenditures from Housing Set-
Aside Funds must be determined each year and found to be necessary to implement
the housing program (CRL Section 33334.3(4)).
Figure III-2 provides an illustrative example of how the combined housing programs could be
financed on an annual basis over a five year period. Actual timing and specific amounts may
be adjusted over time and specific decisions are made as part of the Agency's annual budget
process. The CRL identifies that beginning fund balances in any year which exceed the higher
of$1 million orthe sum of the prior4yeardeposits and which are fundswhich have not been
contractually encumbered are considered "Excess Surplus" and such funds must be expended
within one year.
Tustin Community Redevelopment Agency Page ~ 38
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
Tustin Community Redevelopment Agency Page ~ 39
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
Given the successful implementation of the Housing Program, projects and expenditures
noted above, the annual distribution ofthe unitsforeach major program category is provided
below:
111.6 Proportional Expenditure of Housing Funds
Section 33334.4(a) of the CRL requires expenditures in the Low and Moderate Income
Housing Fund during a 10-year period to assist very low and low income households in at
least the same proportion as the total number of units needed within the community. The
proportion of very low, low and moderate income units is determined for each community on
the basis of the unmet need for housing amount certain income group categories as reflected
in the City's share of the regional housing needs identified pursuant to Section 65584 of the
California Government Code (the Regional Housing Needs Assessment (RHNA). In addition
CRL 33490(a)(2)(C)(i) requires the Agency to identify the number of housing units needed for
very low, low and moderate income persons as each of those needs have been identified in
the most recent determination pursuant to Section 65584. "Figure III-4 - 2006-2014 RHNA
Adjusted Affordable Housing Expenditure Goal" identifies the number of affordable housing
units the City is to produce under the current RHNA. The number of housing units was
Tustin Community Redevelopment Agency Page ~ 40
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
produced by the Southern California Association of Governments (SCAG) and has been in
effect since January 1, 2006 and was included in the newly adopted Housing Element of the
General Plan.
Tustin Community Redevelopment Agency Page ~ 41
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
The Agency's original RHNA proportional expenditure requirements are 37% for very low
income households, 29% for low income households, and 34% for moderate income
households. Pursuant to CRL 33334.4(a), the Agency may adjust the proportion by
subtracting from the need identified for each income category, the number of units for
persons of that income category that are newly constructed over the duration of the
implementation plan with other locally controlled assistance and without agency assistance.
The City initiated the development of additional very low, low and moderate income housing
in the MCAS Tustin Project Area through density bonus incentives. Therefore, the Agency is
permitted to adjust the proportional expenditure requirements accordingly as shown in
Figure III-4. In addition, MCAS Housing Set-Aside funds can be used outside of the Project
Area based upon an adopted benefit resolution and the Agency will insure funds used as such
will assist the Agency's efforts to comply with the ten-year requirement.
Based on the above, as adjusted pursuant to Section 33334.4(a) of CRL, the Agency will
spend, at minimum, 28% of Housing Set-Aside Funds for very low income households, 32% for
low income households and 40% for moderate income households. Figure III-4 identifies the
projected allocation of households assisted duringthe Second Five-Year Implementation Plan.
The target is intended over the life of the redevelopment project and not strictly on an annual
basis and the goal will be adjusted in conjunction with any further locally assisted projects not
funded by the Agency.
In addition, as of January 1, 2003, according to CRL Section 33334.4(b), each redevelopment
agency shall expend, over the duration of each redevelopment Implementation Plan, funds
for all persons regardless of age in at least the same proportion as the number oflow-income
households with a member under age 65 years as compared to the total number of low-
income households of the community as reported in the most recent census of the United
States Census Bureau. According to the 2000 U.S. Census, 87 percent of low-income
households in Tustin included a member under the age of 65. Therefore, it is the Agency's
goal to spend approximately 87% of the moneys in the Housing Fund for non-senior
affordable housing activities to reflect this proportion of persons under 65 years of age in the
community. All of the units produced to date are for family housing and no expenditures
have been made for senior housing units. Coventry Court, the Lennar Homes senior housing
development projected to open in FY 2008/09, is building 153 affordable units in the
developmentas a result of City density bonus incentives.
Figure III-5 reports the Agency's first five year of expenditures and projects the next five years
for aten-year picture of expenditures in relation to compliance with Section 33334.4(a). As
noted in Figure III-4, the Agency's proportional expenditure goal of 28% for very low income
households and 32% for low income households requires at least 60% of the Agency's
Housing Set-Aside Funds are to be spent on very low and low income households. Figure III-5
Tustin Community Redevelopment Agency Page ~ 42
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
demonstratesthe Agencywill actuallyspend 63%of Housing Set-Aside Funds on very low and
low income households, 38% for very low income households and 25% for low income
households. The allocation of funds was based on the projected number of households
developed under each income category multiplied by the average gap funding provided by
the Agency for each income category. The projections do not show the Amended
Reimbursement to the City's distribution of funds across the income categories. Based upon
the average gap funding for each income category and the number of units funded in each
income category, the Agency projects to spend at least 67% of the Housing Set-Aside funds
on very low and low income households when the Amended Reimbursement to the City
funds are applied to the Figure III-5 calculations. The Agency will insure Housing Set-Aside
funds are expended in proportional compliance with Section 33334.4(a~.
Tustin Community Redevelopment Agency Page ~ 43
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
~ ~~ 1 1 1 1 ' 1' 1 1 1 ~
~~ / • ~
Expenditures -
Housing Programs
First Five Years
2008/09
2009/10
2010/11
2011/12
2012/13 TenYear
2003 - 2008 TOTAL
Reimbursement $2,500,000 $3,292,743 $3,292,743 $3,292,743 $3,292,743 $3,292,743 $18,963,715
Agreement1
Very Low $2,500,000 $954,895 $954,895 $954,895 $954,895 $954,895 $7,274,477
100% 29% 29% 29% 29% 29% 38%
Low $0 $921,968 $921,968 $921,968 $921,968 $921,968 $4,609,840
0% 28% 28% 28% 28% 28% 24%
Moderate $0 $1,415,879 $1,415,879 $1,415,879 $1,415,879 $1,415,879 $7,079,397
0% 43% 43% 43% 43 % 43% 37%
First Time $0 $0 $80,000 $0 $80,000 $0 $160,000
Homebuyer and/or
Foreclosure
Very Low $0 $0 $0 $0 $0 $0 $0
0% 0.0% 0.0% 0.0 % 0.0% 0.0%
Low $0 $0 $80,000 $0 $80,000 $0 $160,000
0.0% 100.0% 0.0% 100.0 % 0.0% 100.0%
Moderate $0 $0 $0 $0 $0 $0 $0
0.0% 0.0 % 0.0% 0.0 % 0.0% 0.0%
Amended $0 TBD TBD TBD TBD TBD TBD
Reimbursement to
city2
TOTAL $2,500,000 $3,292,743 $3,372,743 $3,292,743 $3,372,743 $3,292,743 $19,123,715
Very Low $2,500,000 $954,895 $954,895 $954,895 $954,895 $954,895 $7,274,477
100% 29% 28% 29% 28% 29% 38%
Low $0 $921,968 $1,001,968 $921,968 $1,001,968 $921,968 $4,769,840
0% 28% 30% 28% 30% 28% 25%
Moderate $0 $1,415,879 $1,415,879 $1,415,879 $1,415,879 $1,415,879 $7,079,397
0% 43% 42% 43% 42 % 43% 37%
1 The initial payment to the City duringthe Initial Five-Year Implementation Plan was assigned to the very low income
expenditure category. The reimbursement to the City has been modified from the June-adopted 2008 Comprehensive
Affordable HousingStrategy. The allocation offunds across the income categories was based on the percentage of promissory
notes incurred for each income category.
2 The Amended Reimbursement Agreement is projected to total $62 million. This phase of affordable housing is not anticipated
to coming online until 2011-12. The projected payment is To Be Determined (TBD) and the payments can be modified on an
annual basis. The allocation offunds across income categories will be based on the projected percentage of promissory notes
to be assigned for each income category.
As discussed earlier in Section I, the Agency has a $46,407,736 obligation to the City as
described in the June 5, 2007 Reimbursement Agreement between the City and the Agency.
This payment schedule can be modified pursuant to the Reimbursement Agreement and in
conjunction with the adoption of the annual Agency Budget as determined necessary by the
Agency's finance director and executive director. An Amendment to the Reimbursement
Agreement or a new Agreement to reimburse the City by the Agency for up to an additional
Tustin Community Redevelopment Agency Page ~ 44
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
$62 million is anticipated with the Master Developer's footprint to accommodate the
progress laid out in Figure III-3.
111.7 Affordable Housing Compliance Plan
1. Housing Production
The MCAS Tustin Project Area was adopted in 2003, and as a result is subject to housing
requirements contained in Section 33413 of CRL. These requirements mandate that certain
percentages of all housing developed in the project area be affordable to low to moderate
income households.
• At least 15% of the units developed or substantially rehabilitated in the project area
(there are currently only new units being developed) by public or private entities
other than the Agency (including such entities receiving agency assistance) must be
available at an affordable housing cost to, and occupied by persons and families of
low to moderate income. Of these units, not less than 40% must be affordable to
very low income households. This translates to a very low income requirement of 6%
of the total units developed in the project area.
• Although rehabilitation and construction activities are not currently envisionedfnrthe
Agency directly by the Implementation Plan, at least 30% of the housing developed or
substantially rehabilitated by the Agency itself within a project area must be available
at affordable housing cost, and occupied by persons or families of low to moderate
income. Of these units, 50% must be affordable to verylow income households. This
translates to a very low income requirement of 15% of the total project area units
developed or substantially rehabilitated by the Agency. This requirementapplies only
to units directly developed by the Agency and would not apply to units developed by
housing developers pursuantto agreementswith orassistancefrom the Agency.
Per Section 33413(b)(2)(A)(iii) of the CRL, substantially rehabilitated dwelling units means all
units substantially rehabilitated with Agency assistance. Section 33413(b)(2)(A)(iv) of the CRL
also defines substantial rehabilitation as "rehabilitation, the value of which constitutes 25
percent of the after rehabilitation value of the dwelling, inclusive of land value.
Effective January, 2004, long term affordability covenants must be recorded on dwelling units
produced pursuant to Section 33413 of the CRL, requiring that the units be maintained at an
affordable housing cost to, and occupied by persons and families of low to moderate income,
forthe longestfeasible time but not lessthan 55 yearsfor rental units and 45 years for owner
occupied units. The affordability controls on such units must be made enforceable by
recorded covenants or restrictions in the same manner as required for units assisted by the
Tustin Community Redevelopment Agency Page ~ 45
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
Agency's 20% Housing Set Aside Fund if they are to count towards meeting production
requirements,.
Section 33413(b)(4) of the CRL also requires that the Agency's Implementation Plan for
housing activities must be consistent with the community's housing element and the
Agency's housing production requirement must be met every ten years. If more than the
required number of low and moderate income units are developed in the ten year period, the
affordable units in excess of the required number may be counted towards the agency's
requirements for the next ten year period. If fewer than the required number of units are
developed at the end of the ten year period, the agency must meet its production goals on an
annual basis until the requirements for the ten year period are met. The Agency may cause
the required inclusionary housing units to be produced inside or outside the redevelopment
project area, but all units developed or substantially rehabilitated by the private sector,
require two units outside the project area for each unit that otherwise would have had to be
available inside the project area.
2. Past Production of Affordable Units in the Project Area
"Figure III-6 -Project Area Inclusionary Housing Production" identifies the number of
affordable units that have been developed to meet the Agency's production requirements to
date. The MCAS Tustin Specific Plan has authorized the development of 4,210 housing units,
of which 4,076 units are proposed within the MCAS Tustin Redevelopment Project Area.
Approximately 21% of the housing is projected to be available at an affordable housing cost
to low and moderate income households. It is not projected during the Term of the
Implementation Plan that the Agency would develop or substantially rehabilitate dwelling
units within the Project Area.
Based on the information shown below, the Agency is exceeding the housing production
requirementsfor lowand moderate income unitsand 14 units behind on the verylow income
unit requirement. Appendix A has a detailed summary by project location of the number of
units produced and actual affordable covenant restricted very low, low and moderate income
units.
Tustin Community Redevelopment Agency Page ~ 46
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
• •
1 • ~ ~ i
1 ~ 1 1 1 1 1 ~
Total Project Very low Low Income Moderate Above Total
Area Income Units Units Income Units Moderate Affordables in
Construction Income Units Project Area
(Unrestricted)
Total Units Produced in
l 1338 1104
Project Area
Affordable Units
80 121 201
Required
Affordable Units by
Project
John Laing 447
Tusti n Fi el d I 22 12 44 78
Tustin Field II 11 11 18 40
Columbus Square 410
Cambridge Lane 13 23 0 36
Camden Place 8 17 13 38
Columbus Grove 224
CI a rendon 12 0 30 42
Total Affordable
66 168 234
Housing Production
of Tota
4.9% 5% 7.8% 17%
Construction
Unit Surplus / (Deficit)
2 -14 47*
1 The number for above moderate income units was developed from Community Development's Tustin Legacy Monitoring Report
as ofJune 3, 2008 while the affordable production numbers were developed from the Redevelopment Agency's Affordable Housing
database. A portion of the Villages of Columbus' Cantara (27) and Westbourne (16) developments - a total of 43 units - is in the
MCAS Tustin Specific Plan but not in the MCAS Tustin Redevelopment Project Area. These units were reduced from the total
number of units in calculatingthe Total Units Produced in the Project Area.
Z Phasing for development resulted in a lag in very low income unit production but all affordable obligations under statute have
been conditioned in the entitlement approvals.
* Reflects the combined low a nd moderate income category (Section 33413(b)(2)
3. Housing Units to be Developed (Future Production).
The successful implementation of projects, programs, and expenditures identified previously
in the housing portion of the Implementation Plan, would be anticipated to create new price
restricted units over the next five year period as shown in Figure III-7. Based on the proposed
projects, programs and expenditures, the Agency does not anticipate any problem in meeting
its required housing affordability obligations under State Law.
Tustin Community Redevelopment Agency Page ~ 47
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
I ~ ' ~ ' . ~ . ~ ' I ~ 1 ~
i 1 ' •
1 ~ 11 1 1 I ~
Total Project Very Low Low Income Moderate Above Total
Area Income Units Units Income Units Moderate Affordables
Construction Income Units in Project
(Unrestricted) Area
Estimated Production 2225 1650
Estimated Affordable
Housing Production 134 200 334
Requirement
Estimated Affordable
Housing Production
Ownership Units
Columbus Square1 40 85 67 423 192
Columbus Grovel 0 0 0 49 0
Neighborhood G2 0 0 33 444 33
Neighborhood D2 0 31 66 671 97
Total Ownership 40 116 166 1587 322
Rental Units
Neighborhood G2 73 42 39 38 154
Neighborhood D2 53 22 24 24 99
Total Rental 126 64 63 62 253
Total Estimated
Affordable Housing 166 409 575
Production
Second Five-Year
Implementation Plan 32 209 241
Unit Surplus/(Deficit)
Initial Implementation
Plan Surplus/(Deficit) -14 47 33
Total Surplus/(Deficit) 18 256
1 The Columbus Square and Columbus Grove above moderate income production numbers were developed from Community
Development's Tustin Legacy Monitoring Report as ofJune 3, 2008 while the affordable production numbers were developed from the
Redevelopment Agency's Affordable Housing database. While the Ainsley Pa rkdevelopment -a total of 84 units - is in the MCAS Tustin
Specific Plan, 83 ofthe 84 units are not in the MCAS Tustin Redevelopment ProjectArea and these units were reduced from Community
Development's estimated production numbers.
2 Neighborhood G & D production numbers were based on TLCP Phase 1 development projections in the current DDA.
Tustin Community Redevelopment Agency Page ~ 48
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
Figure III-7 reflects the anticipated development of the 2,225 housing units during the Second
Five-Year Implementation Plan. The development of 575 affordable units includes
construction of 253 rental units. As discussed earlier, the MCAS Tustin Specific Plan has
authorized a total of 4,076 units in the Project Area, 879 (21%) are affordable. During the
initial Five-Year Implementation Plan, 1,338 housing units were built, of which 234 are
affordable. There is a Specific Plan-approved balance of 513 housing units, 70 affordable, left
to be developed beyond July 16, 2013, the end of the Second Five-Year Implementation Plan.
111.8 Replacement Housing Obligations
Section 33413(a) of the CRL requires that whenever dwelling units housing low or moderate
income households are destroyed or removed from the low and moderate income housing
market as part of a redevelopment project that is subject to a written agreement with the
Agency or where financial assistance has been provided by the Agency, the Agency shall,
within four years of the destruction or removal, rehabilitate, develop, or construct, or cause
to be rehabilitated, developed, or constructed, an equal number of replacement dwelling
units which have an equal or greater number of bedrooms as those removed or destroyed at
affordable housing costs within the jurisdiction of the Agency. The replacement housing
units shall be available at affordable housing cost to persons in the same or a lower income
category (low, very low, or moderate), as the persons displaced from those destroyed or
removed units. The MCAS Tustin Redevelopment Plan and Second Five-Year Implementation
Plan have determined that no replacement housing unitobligationswould occur.
Tustin Community Redevelopment Agency Page ~ 49
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
IV. RELATIONSHIP TO BLIGHT
The CRL requires an explanation of the relationship between proposed projects, programs
and expenditures to the elimination of blight with the project area during the period of the
Plan. At the time the MCAS Tustin Redevelopment Plan was adopted, the plan spoke to
health and safety conditions of buildings, and the factors that characterize economic
dislocation, deterioration or disuse. Briefly, a blighted area is one that contains specific
conditions and factors resulting in the lack of proper utilization of the area that constituted a
serious burden on the community and that could not be alleviated by private enterprise
acting alone.
Eliminating blight conditions are addressed through the adopted five-year programs outlined
in this Plan. Specifically, the Implementation Plan Goals and Objectives will assist in
attracting, retaining and growing businesses that are high job generators; assist in the
planning, design, and installation of public improvements that were non-existent prior to the
adoption of the Plan; assist in developing community facilities that address community needs;
and, assist in correcting environmental problems that will allow property throughout the
Project Area to be developed.
During the initial five years of the Implementation Plan, the Agency assisted and private
sector redevelopment activities have made major contributions in transforming the Project
from a former military base into a mixed use project comprising both public and private uses
that address the needs of the community in housing, commercial development, job creation,
and public facilities. Although significant progress toward addressing many of the blighting
conditions have been completed or are in the process of being completed, major blight
conditions remain. Many of the blight remediation conditions will be addressed under the
Second Implementation Plan.
Figure IV-1 illustrates the relationship between goals & objectives, projects & programs, and
blight elimination. This table ties the Agency's programs, described in Section II, to the
project and activities during the term of the Second Implementation Plan. The following is a
list of major blighting characteristics identified in the MCAS Tustin Redevelopment Plan and
how the proposed Agency programs during the next five-year period will eliminate or prevent
the spread ofthese blighting conditionswithin the Project Area:
• Unsafe/Unhealthy Buildings. The former MCAS Tustin base contains buildings and
structures used by its former occupant, the Marine Corps. Many of these buildings
contain materials that are no longer considered suitable for human occupancy. In
addition, most of the buildings are special purpose military buildings including
hangars used in the upkeep and maintenance of helicopters. Many of the buildings
date back to the 1940's and 1950's, none of the buildings have been seriously
Tustin Community Redevelopment Agency Page ~ 50
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
maintained since the early 1990's. Most of the buildings not removed during the
term of the initial Implementation Plan will be removed during the term of the
Second Implementation Plan.
• Factors that Hinder Economic Viability Use. Inadequate and obsolete infrastructure,
inadequate and obsolete buildings, and hazardous waste are factors that hinder
economically viable uses. During the term of the Second Implementation Plan
existing infrastructure will be removed, existing buildings will be removed, and
identified hazardous waste from the former occupant will be removed and/or
treated.
• Adjacent/Nearby Incompatible Uses. The former Marine base contained military uses
that are not compatible with the uses adopted under the Reuse/Specific Plan and the
MCASTustin Redevelopment Plan.
• Buildings on Land That When Subdivided would not meet Local Regulations. The
former Marine base contains buildings are not compatible with the City's zoning code.
The buildings occupying the former base were built for military functions and were
exempt from local regulations as a Federal facility. None of the buildings on the
former base were found suitable for occupancy. In addition, much of the land in the
Project Area contains aircraft-related facilities, runways, taxiways and aprons, and
other specialized military uses.
• Inadequate Infrastructure & Public Improvements. Existing infrastructure serving the
former MCAS Tustin base is antiquated having deteriorated over time. Additionally,
the infrastructure did not have the capacity to adequately serve the proposed uses
under the Reuse/Specific Plan. Infrastructure necessary to serve the uses under the
Reuse/Specific Plan was installed during the term of the initial Implementation Plan
by the private sector under various financing mechanisms. Not all of the necessary
infrastructure can be installed by the private sector without financial assistance from
the Agency. Under the Second Implementation Plan appropriate public infrastructure
will be installed to allow for the development of the Tustin legacy project.
• Buildings that did not Conform to Codes Effective when Built. The closure of the
Marine Corps base resulted in the abandonment of buildings and the creation of
vacant lots.
• Facilities that must be Removed to Allow Development. Buildings on the former
military base will be demolished that are unsafe or unhealthy. All of the former
military buildings are in various stages of decay due to lack of maintenance after the
base was abandoned by the Marine Corps in the early 1990's. Removal of existing
buildings, facilities, and infrastructure will eliminate incompatible adjacent or nearby
Tustin Community Redevelopment Agency Page ~ 51
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
uses such as the presence or military or aircraft-related uses that are now obsolete,
but would facilitate the effective reuse and development of non-military uses in the
Project Area.
• Hazardous Waste. The programs proposed are intended to eliminate or alleviate
hazardous waste conditions and encourage private investment in the Project Area.
During the term initial term of the Implementation Plan, the Agency worked with
local, regional, state, and federal agencies inclean-up activities resulting from military
operations.
Figure IV-1 is a table thatshowsthe relationship between the Goals & Objectives, Projects
& Programs, and Blight Elimination.
Tustin Community Redevelopment Agency Page ~ 52
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
N
qA
(6
a
u
.~
0
L
a
+~
c
a~
a
0
a~
a~
a~
~~
u ~ m
c ~
Q ~ O
~,a~
~ ~ o
~ ~ N
~ t
~ ~ 4A
O ~ ~
N 0
~ ~ t
~ N +J
~ ~ O
~ _ O
.~ ~ ~
~ } O
~ N
L
U ~
V. SUMMARY AND CONCLUSION
Combined redevelopment activities by the City, Agency and private sector have contributed
to reducing the blighting conditions in the Project Area during the initial five years of the
Implementation Plan. Substantial progress towards achieving the Redevelopment Plan's
goals and objectives will continue during the Second Implementation Plan period; however,
financial resources are expected to be insufficient to complete all implementation activities
within the five-year time period.
During the initial Five-Year Implementation Plan the Agency's actions coupled with favorable
economic conditions served to stimulate development within the Project Area. The projects
identified in this Implementation Plan have substantially increased tax increment over the
estimates provided in the initial Implementation Plan.
The Project Area experienced considerable housing and non-housing activity during the initial
Implementation Plan period as a result of property disposition activity, demolition/clearance
activity, and site preparation work in the Project Area. Combined public and private
investments in the Project Area have made significant contributions toward eliminating
blighting conditions and stimulating new development and economic revitalization.
A number of large-scale public improvement projects are in progress and more of these
projects are in the planning and engineering stages. These activities are typically longer-term
and require considerably more money and financial participation than individual
development projects. The construction start dates for these public improvement projects
are subject to project funding availability, agreements with developers, and entitlement
conditions.
The projects, programs and expenditures to be implemented over the next five years will
depend on the level of financial resources available to the Agency. Available financial
resources will include tax increment, afterthe Agency's 20% deposit to the low and moderate
income housing set-aside fund, and revenue from bond proceeds, land sales, prior loan
repayments, interest earnings, and new loans to the Agency.
Tustin Community Redevelopment Agency Page ~ 54
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
APPENDIX A
AFFORDABLE HOUSING TABULATIONS
Tustin Community Redevelopment Agency Page ~ 55
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
APPENDIXA
MCAS Tustin Redevelopment Project Area
Housing Units Constructed/Restricted Units
July 17, 2003 to July 16, 2008
Total
Development Very Low Low Moderate Market TOTAL Affordables
John Laing
Tustin Field I 22 12 44 62 140 78
Lindy Crossing 0 0 0 52 52 0
Wright's Landing 0 0 0 58 58 0
Corrigan 0 0 0 126 126 0
Ellyson Pointe 0 0 0 77 77 0
Bennett's Place 0 0 0 61 61 0
Tustin Field 11 11 11 18 11 51 40
John Laing Totals 33 23 62 447 565 118
Villages of Columbus
Columbus Square
The Gables 0 0 0 68 68 0
Astoria 0 0 0 38 38 0
Verandas 0 0 0 44 44 0
Coventry Court 0 0 0 9 9 0
Cambridge Lane 13 23 0 64 100 36
Camden Place 8 17 13 100 138 38
Meriwether 0 0 0 87 87 0
Columbus Square Totals 21 40 13 410 484 74
Columbus Grove
Ciara 0 0 0 59 59 0
Westbourne 1 0 0 0 43 43 0
Can Cara 2 0 0 0 41 41 0
Madison 0 0 0 44 44 0
Clarendon 12 0 30 60 102 42
Columbus Grove Totals 12 0 30 247 289 42
TOTAL DEVELOPMENT 66 63 105 1104 1338 234
1 There were an additional 16 units built at Westbourne that a re outside of the MCAS Tustin Redevelopment Project Area.
ZThere were an additional 27 units built at Cantara that are outside ofthe MCAS Tustin Redevelopment Project Area.
Tustin Community Redevelopment Agency Page ~ 56
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
APPENDIX B
PUBLIC INFRASTRUCTURE AND COMMUNITY FACILTIES
Tustin Community Redevelopment Agency Page ~ 57
Second Five-Year Implementation Plan, MCAS Tustin Redevelopment Project Area
Fiscal Year 2008-2009 through 2012-2013
David Taussig and f4ssocia~es, Inc,
Page ;~ 1 M2
TUSTIN LEGACY FAIR SHARE ANALYSIS
PUBLIC INFRASTRUCTURE NEEDS LIST THRQUGH BUILDQUT
z
E Descri tiara
P 3 ~ a °-
~ a U r-
~ ~wQ~~r
Roadwa ~ Brid a !m rovements
1 Kensi can Park West Gannector -Inca rated info Item 7 Reach 102
~ Valenaa N. Valencia Lao -Red Hill to Armstran Incur rated into Item 7 Reach 1x2 -
~ Valenaa N. Valencia Lao -Armstran to I(ensin an Park West Cannectar - Inca anted into Item 7 R
4 Lansdowne Incar rated into item ~' Reach 102
5 Edin er -1406 Ft East of Redhill Ta East Connector Non-8ackbane
6 Armstran - Barranca to blamer
7
Arn7atrort • Vaienaa N. Valenaa Loo to blamer Included Item 1 2 3 & 4 3,433 878
20 g25 gg3
8 Brid a -Tustin Ranch -Valencia N. Valencia Loa to North end of Brid a includin Ram 23
582
062
9 Tustin Ranch Road -North end of Brid eta Walnut Inco rated into Stem 8, Reach 140 ,
,
~A Tustin Ranch Raad 1 Walnut North East Career Widenin
10
Sure ns Road 1,150,142
11
Valenaa N. Valencia Lao - Kensin an park to Tustin Ranch 731,412
1
137
113
12 East Connector -Valencia N. Valencia Loa to West end of Bride ,
,
2
81x
154
13 Brid a East Canne~ctor aver Santa Ana Santa Fe Channel to Edin er ,
,
14
Moffett -North Lao to West end of Brtd a 2,132,292
l5
Brid a -Moffett aver Peters Can on Channel 2,323,341
16
Maffvtt Eas# end of Brld a aver Channel to Harvard and Bike Path 3,693,373
l7
Sweet Shade Marble Mvun#ain -Irvine CI=D l=air Share 1824 052
IB
Valenaa N. Valencia Lao -Tustin Ranch to Moffet# 1686
5
795
629
19 North Loa - Moffett to Jamboree Ram Into rated into Item 18 Reach 114
122 ,
,
?0 ,
Park North Lao -blamer North to Jamboree Ram lnayr orated Into Item 21 Read 151
'1
' Pads South Loa -blamer North to Tustin Ranch 15 568 098
-2 Warner - Redhill to Armstran Into rated into Item 23 Reach 148 4 584 954
?3 Warner -Armstran to Tustin Ranch
?4
Wemer -Tustin Ranch to Jamt~oree includin Ri ht of Wa A uisitian 5,687,480
'.5
Tustin Ranch -Warner North to Barranca 5148182
.
'6
Warner - Jamboree to Harvard Irvine CFD Fair Share ~~
6 538=
',7
Redhill 1 D er Intersection lm rovemments 704 663
'8 Tustin Ranch •Valenaa N, Valenaa Loo to Warner North Inca rated into Item 8
Reach 140
!9 ,
South Lao -Tustin Ranch to Armstran 4 Lanes 2
437
685
sQ Jamboree Ram - Jamboree to Park ,
,
G1
Barranca -Tustin Ranch Rd, to Redhill 522 5B6
r2
~rranca - Jamboree trr Tust!'~n Ranch Includin Ri ht of Wa A usition 2,595,704
8 907136
E3 SCE Barranca 220kv Trenami~ian Fate Relocations Qaleted
East Side Redhill - Barranca to Warner
~5
East Side Redhill- Warner to Valenaa Loa 2,xT0,a25
iA
East Side Redhill -Valenaa Loa to 1000' North Incur rated into Item 35, Reach 162 491,684
SB SHIppQ Stud -
iC Sound Miti ation - Warnerfrom Harvard to Culver 133'500
1,494,xD2
T(3TAL 126,965,715
Traffic Si eels
Edin er I Kensin tan Park West Connector New Incur rated into Item 7 Re~h 102
Edin er I E
t C
as
onnector U rode
H
d I
' 168,250
arvar
Warner U rode • !ruins CFD F
airshare
J
b
I 245 4Q0
am
oree
~rrance ~ reds
6
1 M 288 238
arranca
illiken New
Barr
1 T
R 413 074
anca
ustin
anch New
Barranca !A
t B07 079
rms
ran U rode
Redhill 1 B
' 166,250
arranca U rode - Cit of Irvine Clp Pro
ect
:Deleted
-
Redhill 1 Warner
Rerihlll i V
l
a -
166 tax
er
en
a New Inca rated into Item 7 Reach 1x2
Valenda 1 Armstran New Inca rated into Item 7 Reach 102
Warner I Armstron New
Armstran ISauth Lao New
WamerlA
E S
-
332 5x0
332 5x0
rea
treet Nor • Nate: TBD r TLCp Land Plan
Deleted 332,5x0
Tustin R
h f P
anc
ark South Loa New
Tustin R
h 1 W 3012x0
anc
arner South New
Tustin R
h !W 465 500
anc
arner North New
Tustin Ran
h l W 2E5,100
c
arner North New
Tustin R
h !M
ff 172,500
anc
o
ett New
Tustin R
h I V
l 332 560
anc
a
enaa New
blamer N
th 1 P
k 332 500
or
ar
North L
Park North Lao I Jamboree SB Ram New
Val
a
f K
i 301,250
241,000
en
a
ens
n #an Park West Connector
Moffett 1 No
th L
N 183 087
r
oa
ew 299.250
David Taussig acrd Associates, inc.
Pa~e.~l-3
61 Mo#f'ett i Harvard U rade Incur orated into Item 16 Reach 139
fit Tustin Ranch I Ram New
63
Tustin Ranch l Walnu# U rade 332,500
64
Edin er f Ram New 166,256
65
Sweet Shade Marble Mountain I Harvard Incur orated Ento Item 17 Reach 158 465 a00
65 Si nal Interconnect S stem Inco orated into item 7 Reach 192
F5 East Connector I North Loa New
55
Sa nal Interconnect S stem Nate casts are inco orated into the various traffic si nal bud ets 299,250
65 Si naf Controller Note casts are incur rated into the various traffic si nai bud ets
65 Si nal Controller Nate casts are inco orated into the various traffic si nai bud ets
TOTAL ~7,2o7,47fi
Traffic Miti ation -Santa Ana I Irvine A regiments
fifi Ne rt 1 Edin er - Fi ure 19 -Tustin ATMS Fee Pa ent
67
Redhill I Edin er - Fi ure 19 -Tustin ATMS Fee Pa en# 81 196
58
Tustin Ranch 1 Walnut - Fi ure 19 -Tustin Addition to Items 8 & 9 Irvine Contribution 81 196
fig
Radhtll i Main - F' ure 22 -Irvine 1 85,000
TO
Mtchelsan i Von Karmen - Fi ure 23 -Irvine 1787 $61
71
Jamboree 1 Alton - Fi ure 24 -Irvine 1618 625
72
Harvard i Alton - F` ure 25 -Irvine 2 775 664
78
Culver iWarner - FI ure 2fi -Irvine 594 051
74
Barranca l Van Kerman Su lemental im ravements Into orated into Item 32 Reach 152 594 451
139 865
75 Barranca i Jamboree Intersection Im rovements Potens~al TSIA
76
Redhill i Warner Santa Ana 4 482 005
77
Grand 1 er -Santa Ana Tustin Share ~ 29°/° ~ 165 220
78
Grand 1 EdRn er -Santa Ana Tustin Share ~ 5fi°f° 1659 661
7,628 ~' ~
TOTAL ~~ 795343
raina a Im rovements
79 Peters Can an Channel from Railroad Track to Edin er
80
Peters Can an Channel from Edin er to Ci Limit Incar orated into Item 79
Reach 504 21,310 215
81 ,
Peters Can an Channel from Ci Limit to Barranca Irvine CFD Fair Share _
8
700
900
82 Backbone Storm Drain overall Valencia Armstron ,
,
82
Backbone Storm Drain Overall Includin Interim Storm Drain Cannectian at Warner b RSCCD 7 216,593
25
783
307
82 Backbone Storm Drain Gverall Barranca Channel Tustin Ranch Park ~ W ,
,
83 arner
Gradan Modification to eliminate Pum Station 26 488149
$4
Deleted 14 283 000
85 Deleted -
86 Barranca Channel Detention Basin 1 S arts Fields at Redhill l Warner
87
Barranca Channel - Redhill to south of Tus#in Ranch Not include Irvine CIP Pro~ect 1,059,432
fi
788
56fi
8$ Santa Ana Santa Fe Channel Embankment Incur orated into Item 13, Reach 204 ,
,
TOTAL 111,524,122
Water Quali 1Miti ation Im rrovements
89 Selenium Treatment Facili Phase 1 Backbone Facilit 4 284 900
89 SelenEUm Treatment Facili Phase 2 Backbone Facili
90
Water Quali Treatment S stems Phase 1 Backbone Facili 2 856 600
2 285 280
90 Water Qual Treatment S stems Phase 2 Backbone Facili
91
Resources A enc M~ti atian Im ravements -Peters Can an I Railroad to Edin er 571,320
92
Resources A enc Mitt atian Im ravements -Peters Can on 1 Edin er to Ci Limit 370,033
98
Resource A enc Miti atian Im rovements -Peters Can on i Cit Limit to Barranca 4,627,222
94 Resources A enc Miti atian Im ravements - Master Devela er
93A
Resource A en Miti atian fm ravements -Peters Can on I Ci Limit to Barranca 1,194 342
TOTAL 1fi,189,697
D Utilities
Electric
95 Backbone Phase 1 Backbone + Contractor Char es -Refunds
96 Backbone Phase 1 Backbone + Contractor Char es -Refunds -
97 Backbone Phase 1 Backbone + Contractor Cho es -Refunds ~ -
98 Backbone Phase 1 Backbone + Contractor Char es -Refunds -
David Tazrssig and ~,ssociales, Inc.
1'a~e A 1-4
Gas
s~9 Badcborte Phase 1 Backbone + Contractor Cha es ~ Refunds
900
Backbone Phase 1 Backbone + Contractor Char es -Refunds _
101
Backbone Phase 1 Backbone + Contractor Char es • Refunds _
102 Backbone Phase 1 Backbone + Contractor Char es -Refunds
Tel hone
103 Backbone Phase 1 Backbone * Contra~ar Char es -Refunds
904 Badcbane Phase 9 Backbone + Contractor Char es -Refunds
145 Backbone Phase 1 Backbone + Contractor Char es • Refunds
10fi Backbone Phase 1 Backbone + Contractor Char es -Refunds
Cable N
907 Backbone Phase 1 Backbone + Cantraaor Char as -Refunds
108 Backbone Phase 1 Backbone + Contractor Char es -Refunds
109 Bs€ckbar~e Phase 9 Backbone + Contractor Cha es -Refunds
110 Backbone Phase 1 Backbone + Contractor Char es -Refunds
TetecomUnications
111 Backbone phase t Backbone + Contra~or Cha es -Refunds
112 Backbone Phase 1 Backbone + Contractor Char es -Refunds
113
Beckbona Phase 1 Backbone + Contractor Char eg • Refunds _
114
Backbone Phase 1 Backbone + Contractor Char es -Refunds _
Backbone Pktase 1 Backbone + Contractor Char es Total Aii Lltilftfes
Backbone Phase 1 Backbone + Contractor Char es Tate! All l~tiiities ~ ~~~ 4sD
lJtili Backbone All Phases Ail U#iGties 5 853 343
11,284,280
TOTAL 19,539,7x3
Parks and Communi Facilities
115 Ne' hborhood Park Master Develo r Area G Parse x1
116 Nei hborhood Park; Master Develo r Area G Park x2 4
408
243
117 Communi Park; Maser Develo er Area 46 Acres ,
,
118
A vatic Center in Master bevel er Communi Park 18,211,264
119
Tennis Center in Master Develo er Communi Park fi,237,607
124
Tustin i~e Park, Ci Area 24.5 Arras 3,585,$x3
121
Linear Park; Master Develo er Area G indudin waterwa , ands 5 738,889
122 Linear Park; Master Develo er Area D indudin watenNa
nds
123 ,
Linear Park; Master Develo r Area E indudin watenNa , onds 8 969 666
124 Qther Public-owned O n 5 see Masser Develo r Area G
125
other Public~owned O n 5 ace Master Develo r Area D _
126 Other Public-owned O n 5 ace Master Develo rArea E 3
742
009
127 Pedestrian Brid a -blamer 1 Linear Park ,
,
126
Pedestrian Brid e _ Armstron J Linear Park 11,818152
129
Grid a Tustin Ranch over Linear Park Pedestrian Grossin 4,830,pOD
130
Lea Arch Structures in Linear Park 5 290000
131 O.G.F,A. Pire Station - Edin er 1 Kensin ton Park 2-Ba 80x0 SF' S 48B 855
932 Git of Tustin Libra ;Tustin Civic Center
133
Ci of Irvine Public Park Marble Mountain 7,953,900
133
Communi Ens Si na a 2 800 OQ4
9 20A Tustin Le ac Fark~ Ci Area 24.5 Acres 1,325,287
1208 Tustin L Park Ci Area 24,5 Acres 2 321080
1740 Tustin Lea park C Area 24.5 Acres • Contin en 4 989 484
132A Ci of Tustin Libra ~ Tus#In Civic Center 288044
1328 Ci of Tustin Libra ~ Tustin Civic Center 1000,000
1326 Ci of Tustin Libr ~ Tustin Givlc Center 1082 000
133A Communi En Si na e - Vaianda ! Redhiil - 5' n Onl 2 854 000
81A
Peters Can 1 Trs€ii lm ravements 225 x04
248 858
TOTAL 102,156,874
GRAND TQTALS
4x7,478,93x
Notes;
1 Items in blue were provided by City Staff
2 Items No. 1, 2, 3, 4, 7, 3fi, 4~ & 47 are based on actual contracted construction casts
3 .
items No. 20, 21, 24, 25, 30, 32, 33, 39, 4~, 41, 52, 54, 57 & a8 are based upon actual construction
costs as identified in Exhibit A of Infrastructure Construction and Purchase Agreement with
Vestarl#~imco, Tustin, L.P.
4 MGAS Tustin Settlement Agreements with Cities of Irvine, Santa Ana and actual ENR
Cost Index.
5 Items No. 77 & 7$ are based upon March 2pt77 estimates from City of Santa Ana pursuant t o
Settlement Agreements
~ Item No, 133 A based upon actual contracted construction costs.
T items highlighted in yellow are the latest changes,