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Home My WebLink AboutRDA 84-16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 24' o.7 ,/81 RDA RESOLUTION NO. 84-16 A RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF TUSTIN ADOPTING A PRELIMINARY PLAN FOR AMENDMENT TO THE SOUTH/CENTRAL REDEVELOPMENT PROJECT WHEREAS, the City Council by Resolution No. 81-106 created a survey area and the Planning Commission by Resolution No. 2197 recommended the adoption of a preliminary plan for an amendment to the South/Central Redevelopment Project Area pursuant to Division 24, Part 1, Chapter 4 of the California Health and Safety Code; and WHEREAS, a preliminary plan has been prepared pursuant to Section 33324 of the above referenced statute for the proposed amendment to the South/Central Project Area; NOW THEREFORE, BE IT RESOLVED, that the Redevelopment Agency of the city of Tustin does hereby find and determine that: The Preliminary Plan for the Amendment tothe South/Central Redevelopment Project Area described by the map and boundary description as appendixed hereto and a part hereof as Exhibit is approved. A plan for the proposed amendment to the project area is being prepared and a notice of preparation of an Environmental Impact Report has been given. The Agency proposes to use the 1984-85 equalized assessment roll as the base year for the allocation of taxes within the amended area. The Secretary of the Redevelopment Agency is directed to transmit a certified copy of this Resolution to the auditor, assessor and tax collector of Orange County; to the governing bodies of local agencies which receive a portion of the property tax levy; and to the State Board of Equalization. PASSED AND ADOPTED at a regular meeting of the Redevelopment Agency of the city of Tustin held on the 3rd day of December , 1984. RONALD B. HOESTEREY Chairperson MARY WYN~, Secretar~F PRELIMINARY PLAN AMENDMENT TO SOUTH/CENTRAL REDEVELOPMENT PROJECT I. INTRODUCTION Pursuant to City Council Resolution No. 81-106 and Division 24, Part 1, Chapter 4, Articles 3 and 12 of the California Health and Safety Code, the following constitutes a Preliminary Plan for an amendment to the South area of the South/Central Redevelopment Project: The Redevelopment Agency on November 19, 1984, determined that the area bounded by Edinger, Redhill, Freeway 55 and Valencia Avenue should be considered for amendment to the South/Central Redevelopment Project Area. The Planning Commission was requested to select this area for amendment and to prepare a preliminary plan. The adoption of a Preliminary Plan is the first step in a Redevelopment Project. It is sufficient if it describes the boundaries of the project area; contains a general statement related to land uses, circulation, building intensities, and standards; shows conformity with the general plan; and describes generally the impact upon the surrounding neighborhood. II. AMENDED BOUNDARIES OF SOUTH PROJECT AREA The amended boundaries of the South Project Area extends from the southerly boundary of the existing South Project Area on Edinger Street southerly on the eastern right-of-way line of Redhill Avenue a distance of + 2,250 feet to the southerly right-of-way of Valencia Avenue, thus westerly along Valencia Avenue to Route 55 right-of-way, thence northerly along the Route 55 freeway right-of-way to Edinger Street {the point of beginning). The remaining boundaries of the South Project Area remain as adopted by Ordinance No. 890. The project area amendment is depicted by the map shown by Exhibit A. III. REASONS FOR SELECTION OF THE PROPOSED PROJECT AREA AMENDMENT The subject area is in transition from rail users requiring large expanses of land for open area storage and low capital investment and non-labor intensive uses to those of higher density and labor intensive. Sites that were formally used for the fabrication and storage of lumber and building products are now abandoned and in disuse. The area lacks public right-of-way improvements such as street lights, sidewalks, adequate street capacity, and circulation. The street system is inadequate to serve the transportation needs of activities outside of the area resulting from developments in other communities. Further study and consideration of the extension of Newport Avenue across the flood control channel and the ATSF railroad tracks, as proposed in the South/Central Redevelopment Project Plan, will require extension southerly of Edinger Avenue into the proposed amendment area. The proposed amendment to the South/Central Project Area was thus selected to enable public improvements that could not be expected to be completed by private enterprise acting alone, nor could private enterprise, without government assistance be expected to reverse the blighting conditions. Preliminary Plan page two IV. CHARACTERISTICS OF THE AREA A. Land Uses The + 110 acres of the subject expansion area are predominately urbanized in ~at sixty one percent (61%) of the land area (63 acres) is developedor previously occupied for urban uses in conformance with the Zoning Ordinance. Within the total South/Central Project Area, as amended, 323 acres {87%) of the total 370 acres are urbanized. Within theamendment area, approximately 40% {42.84 acres) of the territory is owned by the Santa Fe Land and Improvement Company. These parcels were reserved for rail users and were developed by industries requiring large amounts of outside storage area and small capital investments in improvements. Typical of the uses which have abandoned the sites are lumber and building products industries. Existing development consists of a variety of industrial type users, with some limited commercial orientation, outdoor storage areas, and vacant land. The predominant commercial uses are a building products store and a landscape nursery. A beer distributor is the primary warehouse facility and the manufacturer of plastic products are the primary industrial users. The inclusionary character of the industrial zoning district authorizes mixed commercial and industrial land uses. There is no continuity or theme within the area and a blighting condition results from the abandonment of outdoor storage sites. Street System Edtnger Street is the major east-west arterial extending through the northern part of the site and connecting with the Costa Mesa {Route 55) Freeway on the west and extending to Moulton Parkway in an easterly direction to the City of Irvine. Redhill Avenue provides access along the easterly project boundary. This is a major arterial highway with the limited capacity of a four-lane arterial. Valencia Avenue forms the southerly boundary of the site. Del Amo bisects the site between Valencia and Edtnger. Existing average daily traffic volumes for the area are shown by Exhibit B. The transportation system comprises a major constraint upon the development of the property and north-south traffic is the prime factor of concern for city residents. Related to the project area are the improvement of Redhill Avenue and the extension of Newport Avenue southerly to interconnect with the Costa Mesa Freeway southerly of Edinger Street. Co Population Densities and Building Intensities Parcels within the area range from one-half acre is size to 16.69 acres. Existing development does not exceed a 50% ratio of building coverage to land area, with an average building intensity ratio of 44%. There are no residential properties within the area proposed for addition to the South Project Area. Preliminary Plan Page three D. Propert~ Tax Revenues The total assessed value of the existing area of 108 acres amounts to $37,749,000 and contributes approximately $50,000 per year in revenue to the City of Tustin. By the year 2005, upon ultimate redevelopment, property values are expected to increase to $i06,150,000. V. PROPOSED REDEVELOPMENT PROJECTS A. Projects The primary projects within the area consist of circulation improvements consisting of Newport Avenue Extension, South Newport Avenue, freeway ramps at Valencia, and street improvements to Edinger and Redhill. The projects consist of right-of-way acquisition and construction of full improvements to include paving, curbs and gutters, landscaping, sidewalks, drainage, and street lights. B. Cost of Improvements The cost of public improvements, including right-of-way acquisition,range from $10,600,000 to $13,250,00, based upon preliminary cost estimates by Austin-Foust Associates. VI. PROPOSED METHOD OF FINANCING Public improvements will be financed from tax increment revenues. Those projects of limited scope may be financed by yearly tax increment revenues. Major improvements such as the Newport Avenue extension and freeway access ramps will require a bond issue financed from tax increments. By the 15th project year, $500,000 incremental revenue is projected per year. Consideration will also be given to the financing of local street improvements by assessment district. VII. PROPOSED STANDARDS FOR REDEVELOPMENT The standards for redevelopment of the area, in addition to those adopted for the existing South/Central Project Area, consist of specific criteria related to the redevelopment plan for the area to authorize commercial, office,research and development and industrial uses. Specific development standards shall also include landscaping, signing, fences and walls, land coverage, and height requirements related to the specific use. VIII. ACHIEVEMENT OF PLAN OBJECTIVES Redevelopment of the subject area would provide the following benefits: Ae Improve traffic circulation by providing alternatives to existing traffic patterns which now exceed the capacty of the existing arterials. Preliminary Plan Page Four IX. XI. Enhance visual amenities by the adoption of architectural controls, landscape themes, continuity and development theme. Enhance safety by the construction of sidewalks, street lighting, fire hydrants,traffic signals, and traffic flow. De Assure the compatibility of mixed land uses by the precise designation of parcels for specific land uses. The prevention and elimination of blight through public and private improvements and the development of abandoned parcels. Contribute revenues for the accommodation of housing needs for low-income families and to assist in the construction of transportation facilities. CONFORMANCE WITH GENERAL PLAN AND ZONING ORDINANCE. Development proposals are in conformance with all elements of the general plan and zoning ordinance. The subject properties are classified within the Industrial District {M Zone) which is inclusionary of commercial and industrial uses but excludes residential dwellings. IMPACT UPON RESIDENTS AND SURROUNDING NEIGHBORHOOD. An insignificant negative impact will affect residents of the surrounding neighborhood during the construction phase due to traffic interruptions and the moving of construction materials and equipment. The long range impact upon residents of the South/Central Project Area will be positive in that twenty percent {20%) of tax increment funds will be allocated to housing for low income families. There are no residents within the territory proposed for addition to the South/Central Project Area. Positive long range impacts will result for the entire city and county area as a consequence of improved transportation facilities and circulation patterns. ENVIRONMENTAL IMPACT. A Notice of Preparation of a Focused Environmental Impact Report has been prepared. Hearings upon the EIR will be conducted concurrently with the Council/Redevelopment Agency joint hearing for adoption of the Redevelopment Plan Amendment. REDEVELOPMENT PROJECT INDUSTRIAL DR~vE :.:.:-:-:.:-:.. SANTA FE DRIVE VALENCIA AVEI~JE ::::::::::;:: · ========================== ....... '"'"'""":::::i:?:':':':':': AMENDMENT TO THE SOUTH-CENTRAL REDEVELOPMENT AREA EXHIBIT A A/1ENDED PROJECT AREA 108 ac. ZONE DESIGNATION--INDUSTRIAL $ 10,000 CZ) ====================================================================================== q, O00 [EXISTING ADT TRAFFIC VOLOMES N.T.8. EXHIBIT "B" ~ J.l., WEB8 PLANI~NO STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS CITY OF TUSTIN ) MARY E. WYNN, City Clerk and Secretary Clerk of the Community Redevelopment Agency of the City of Tustin, California, does hereby certify that the whole num- ber of the members of the City Council as the Community Redevelopment Agency is five; that the above and foregoing Resolution No. RDA 1~4-16 was duly and regularly introduced, passed and adopted at a regular meeting of the City Council as the Community Redevelopment Agency held on the 3rd day of Dece~er, 1984, by the following vote: AYES : NOES : ABSENT: COUNCILPERSONS: COUNCILPERSONS: COUNCILPERSONS: Edgar, Hoesterey, Saltarelli None Greinke, Kennedy MARY E. WYNN, City~Cle~k/Se~.]retary Clerk City of Tustin, C~ifornia