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RDA 04 MCAS REDEV 03-17-03
r' i MEETING DATE: AGENDA REPORT Agenda Item RDA 4 Reviewed: City Manager Finance Director MARCH 17, 2003 I TO: . . FROM' WILEIAM A. HUSTON, EXECUTIVE DIRECTOR SUBJECT: REDEVELOPMENT AGENCY STAFF II I MCAS-TUSTIN REDEVELOPMENT ACTIONS INCLUDING: 1.) RECEIPT AND ADOPTION OF RULES GOVERNING PARTICIPATION; 2.) RECEIPT AND APPROVAL 'OF THE PRELIMINARY REPORT; AND 3.) RECEIPT OF THE PROPOSED REDEVELOPMENT PLAN FOR THE MCAS-TUSTIN REDEVELOPMENT PROJECT, AND AUTHORIZATION TO TRANSMIT THE PRELIMINARY REPORT AND PROPOSED PLAN TO TAXING OFFICIALS AND AGENCIES, AND THE PROPOSED REDEVELOPMENT PLAN TO THE PLANNING COMMISSION. SUMMARY Agency approval is requested for resolutions receiving and approving documents that are related to the MCAS-Tustin Redevelopment Project. RECOMMENDATION Staff recommends that the Redevelopment Agency take the following actions: o Adopt Resolution No. RDA 03-01 adopting the Rules Governing Participation by Property Owners and Business Occupants for the MCAS-Tustin Redevelopment Project and authorizing and directing that such rules be made available for public inspection as required by Section 33339.5 and Section 33345 of the Community Redevelopment Law (Health and "Safety Code Section 33000, et seq.); . Adopt Resolution No. RDA 03-02 receiving and approving the Preliminary Report for the MCAS-Tustin Redevelopment Project and authorizing and directing the transmittal of information required by Section 33344.5 of the Community Redevelopment Law (Health and Safety Code Section 33000, et seq.); and, . Adopt Resolution No. RDA 03-03 receiving the Proposed Redevelopment Plan for the MCAS-Tustin Redevelopment Project, and authorizing transmittal as required by Section 33328 and Section 33356 of the Community Redevelopment Law (Health and Safety Code Section 33000, et seq.). William A. Huston MCAS-Tustin Preliminary Report March 17, 2003 Page 2 FISCAL IMPACT · The Agency's 2002-03 budget anticipated costs associated with creation of the MCAS- Tustin Redevelopment Project Area. BACKGROUND/DISCUSSION Creation of a redevelopment project area for the former Marine Corps Air Station (MCAS) Tustin has been previously identified as an important tool for implementing the MCAS Tustin Reuse Plan/Specific Plan and for aiding in the speedy conversion of base property to civilian use. However, the preparation of a redevelopment plan involves a complex statutorily mandated process designed to provide final decision makers with the necessary analysis and input to make informed decisions about the scope and content of a redevelopment plan. Tustin has over the last several years moved forward on and expended considerable financial resources in preparation of many of the reports and documents necessary for creation of the MCAS-Tustin Redevelopment Project Area. Following are steps taken to date: - - · Tustin identifies Survey Area for redevelopment which Mar, 6, 1995 includes Tustin portion of MCAS Tusin only. · Tustin modifies Survey Area to include Irvine portion of Nov. 4, 1996 MCAS Tustin in response to Irvine request. · Tustin Planning Commission confirms Project Area Sepo 8, 1997 boundaries and approves Preliminary Plan. · Tustin/Agency approve Preliminary Plan, established Base Sepo 15, 1997 Year Roll and transmits Project description to-taxing agencies. · Tustin/Agency modifies Base Year to FY2000-01 and Aug, 24,2000 transmits modification to taxing agencies. · Tustin Planning Commission amends Preliminary Plan and Dec. 9, 2002 boundaries of Project Area to delete Irvine portion and approximately 48 acres of land outside the boundaries of MCAS Tustin. William A. Huston MCAS-Tustin Preliminary Report March 17, 2003 Page 3 Tustin/Agency approve Preliminary Plan Amendment, establishes new Base Year Roll FY2003-04. Dec, 16, 2002 · Tustin/Agency transmits modified Project Description to taxing officials and others. Dec, 18, 2002 As noted above and pursuant to Sections 33327 and 33328 of the California Redevelopment Law (Health and Safety Code), the Agency transmitted specific information to the taxing officials (i.e. the auditor, assessor, County tax collector, and governing bodies of local agencies that receive a portion of property taxes) and the State Board of Equalization. Section 33328 of the CRL then requires County officials charged with responsibility for allocating taxes to prepare and deliver to the Agency and all taxing agencies, a report which identifying each taxing agency, the amount of tax revenue to be derived by each taxing agency from the Base Year Rolls, and the estimated first year to the Agency. The report is required to be provided to the Agency and each taxing agency within 60 days (or by February-20, 2003). Section 33344.5 of the CRL requires that after receiving the report prepared pursuant to Section 33328, or in the event the 60-day time frame has expired with no preparation of the report by County officials, a redevelopment agency shall prepare and send to each affected taxing agency a preliminary report. Since the Agency has not received the County's report pursuant to Section 33328, the Agency may proceed with any steps necessary for adoption of the Redevelopment Plan. Therefore, the Preliminary Report (Exhibit A to Resolution No. RDA 03-2) was prepared in accordance with the requirements under Section 33344.5. Attached is the Preliminary Report and the Proposed Redevelopment Plan. The only non-base property now identified within the Project Area is located within the City of Tustin and only includes the 4.1 acre Irvine Company-owned property adjacent to Parcel 33 in the Tustin Legacy Project. The non-base property is included to ensure that the existing and future uses adjacent to the former Base are compatible with the proposed reuse of the Base and that future development of any vacant parcels is accomplished in a manner that is complementary to the MCAS Tustin Reuse/Specific Plan. Below are additional tasks that will follow: · Preliminary Report transmitted to taxing and other agencies and will consult with affected agencies on the Plan; William A. Huston MCAS-Tustin Preliminary Report March 17, 2003 Page 4 · Staff holds Community Information Meeting to obtain advice of persons and organizations within the Project Area; Tustin Planning Commission will receive the Preliminary Plan and Proposed Redevelopment Plan and report on General Plan consistency (anticipated April 14, 2003); · Agency will need to approve a Report to Council and transmit it to the Council; · Agency and Tustin City Council would hold a joint public hearing on the Redevelopment Plan (anticipated June 2, 2003). Section 33345 of the CRL requires that each agency with respect to each redevelopment project shall, within a reasonable time before its approval of the redevelopment plan adopt and make available for public inspection rules to implement the operation of owner participation in connection with the plan. The Rules Governing Participation by Property Owners and Business Occupants (Exhibit A to Resolution No. RDA 03-1) has been prepared in accordance with the CRL and pursuant to Section 33345 and is attached. CONCLUSION By adopting the attached Resolutions, the Agency will satisfy the required respective actions as identified above. Following adoption of the Rules Governing Participation, receipt and approval of the Preliminary Plan, and receipt of the proposed Redevelopment Pan, as authorized by the Agency, staff will transmit the information required information under the CRL to each affected taxing agency and make the appropriate information available for public review and inspection as required under the law. Christine A. Shingle~J'r)/ Assistant City Man~:j~r Ja~'es D'~aughon L.,/ Redevelopment Program Manager RDA~°.eport~vlar 17 03 Prelim Report, OP Rules and Redevelopment Plan, doc Attachments: Tab 1 Resolution No. RDA 03-1 Tab 2 Resolution No. RDA 03-2 Tab 3 Resolution No. RDA 03-3 Tab 1 Resolution No. RDA 03-1 (Rules Governing Participation) 14 17 2O 22 23 24 25 26 2? 28 RESOLUTION NO. RDA 03-01 A RESOLUTION OF THE TUSTIN COMMUNITY REDEVELOPMENT AGENCY RECEIVING THE RULES GOVERNING PARTICIPATION AND PREFERENCES BY PROPERTY OWNERS AND BUSINESS OCCUPANTS IN THE MCAS-TUSTIN REDEVELOPMENT PROJECT, ADOPTING SUCH RULES, AND DIRECTING THAT SUCH RULES BE MADE AVAILABLE FOR PUBLIC INSPECTION The Tustin Community Redevelopment Agency DOES HEREBY RESOLVE as follows: I. The Tustin Community Redevelopment Agency finds and determines as follows: A, Section 33339.5 of the California Community Redevelopment Law (Health and Safety Code Section 33000 et seq.) provides that a redevelopment agency shall adopt and make available for public inspection rules to implement the operation of business re-entry preferences in connection with a redevelopment plan. Bo Section 33345 of the Community Redevelopment Law (CRL) provides that a redevelopment agency shall adopt and make available for public inspection rules to implement the operation of owner participation in connection with a redevelopment plan. NOW THEREFORE, the Tustin Community Redevelopment Agency resolves as follows: , The "Rules Governing Participation and Preferences by Property Owners and Business Occupants in the MCAS-Tustin Redevelopment Project," attached as Exhibit A and by reference made a part hereof, are hereby received and adopted. , The Executive Director of the Tustin Community Redevelopment Agency is hereby authorized and directed to make the Rules available for public inspection. l0 2O 2! 22 23 24 26 2? PASSED AND ADOPTED at a regular meeting of the Tustin Community Redevelopment Agency held on the 17th day of March, 2003. TRACY WILLS WORLEY, Chairperson PAMELA STOKER Recording Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) SS I, Pamela Stoker, Recording Secretary and ex-officio Recording Secretary of the Community Redevelopment Agency of the City of Tustin, California, do hereby certify that the whole number of the members of the Community Redevelopment Agency of the City of Tustin is five; that the above and foregoing Resolution No. RDA 03-01 was duly passed and adopted at a regular meeting of the Tustin Community Redevelopment Agency, held on the 17th day of March 2003, by the following vote: AGENCYMEMBER AYES: AGENCYMEMBER NOES: AGENCYMEMBER ABSTAINED: AGENCYMEMBER ABSENT: PAMELA STOKER Recording Secretary Rda 03-01 MCAS owner part.doc 10 2o 22 23 2.4 26 2? 28 29 Exhibit A Rules Governing Participation and Preferences by Property Owners and Business Occupants in the MCAS-Tustin Redevelopment Project [Attach copy of Rules to resolution] EXHIBIT A RULES GOVERNING PARTICIPATION AND PREFERENCES BY PROPERTY OWNERS AND BUSINESS OCCUPANTS IN THE MCAS-TUSTIN REDEVELOPMENT PROJECT Adopted by: Tustin Community Redevelopment Agency Date: Resolution No: PA0301011.TUS:DVB:gbd 19830.003,004102127103 TABLE OF CONTENTS PAGE [Section 100] PURPOSE AND INTENT ................................................................................. 1 [Section 200] REALIGNMENT AND CLOSURE .................................................................... 1 III. [Section 300] DEFINITIONS .................................................................................................. 1 IV. [Section 400] OPPORTUNITIES FOR OWNER PARTICIPATION AND PREFERENCES TO BUSINESS OCCUPANTS TO REENTER IN BUSINESS WITHIN REDEVELOPED AREA .................................................. 2 A. [Section 401] Opportunities for Owner Participation .............................................................. 2 B. [Section 402] Preferences for Persons Engaged in Business in the Project Area ................ 2 Mo [Section 500] METHODS OF PARTICIPATION, AND LIMITATIONS THEREON ............... 2 A. [Section 501] B. [Section 502] C. [Section 503] Methods of Participation .................................................................................. 2 Limitations on Participation Opportunities ....................................................... 2 Conflicts Between Potential Participants ............ .7. .......................................... 3 VI. [Section 600] METHODS FOR EXTENDING REENTRY PREFERENCES, AND LIMITATIONS THEREON .......................................... 3 A. [Section 601] B. [Section 602] C. [Section 603] Methods for Extending Reentry Preferences ....................................... .' ........... 3 Limitations on the Extension of Preferences ................................................... 3 Conflicts Between Business Occupants Seeking Similar Preferences ...................................................................................................... 4 VII. [Section 700] PARTICIPATION PROCEDURES ................................................................... 4 A. [Section 701] Notice and Statement of Interest ..................................................................... 4 B. [Section 702] Participation Agreements .............................................................. ~ .................. 5 1. [Section 703] 2. [Section 704] 3. [Section 705] General .................................................................................................... 5 Contents .................................................................................................. 5 Approval of Agreements .......................................................................... 5 VIII. [Section 800] ENFORCEMENT ............................................................................................. 5 IX. [Section 900] AMENDMENT OF RULES ............................................................................... 5 "Statement of Interest in Participating'' Form PA0301011.TUS:DVB:gbd 19830.003.004/02J27/03 RULES GOVERNING PARTICIPATION AND PREFERENCES BY PROPERTY OWNERS AND BUSINESS OCCUPANTS IN THE MCAS-TUSTIN REDEVELOPMENT PROJECT I. [Section 100] PURPOSE AND INTENT These rules are adopted by the Tustin Community Redevelopment Agency ("Agency") to implement the provisions of the Redevelopment Plan for the MCAS-Tustin Redevelopment Project ("Project") regarding participation and the exercise of preferences by property owners and business occupants within the Project Area. These rules set forth the procedures governing such preferences and participation. The California Community Redevelopment Law (Health and Safety Code Section 33000 et seq.) requires the adoption of these rules by the Agency to provide for participation in the redevelopment of the Project Area by owners of real property and the extension of preferences to persons engaged in business within the boundaries of the Project Area to reenter the redeveloped area to the maximum extent feasible consistent with the objectives of the redevelopment plan for the Project ("Redevelopment Plan" or "Plan"). II. [Section 200] REALIGNMENT AND CLOSURE The Tustin Marine Corps Air Station ("MCAS") has been realigned and closed by the U.S. Department of Defense pursuant to the federal Base Closure and Realignment Act. All existing residents and other military and non-military Project Area occupants have been relocated by the U.S. Department of Defense in connection with the realignment and closure of the MCAS. Accordingly, the following provisions regarding owner participation and business re-entry preferences have limited immediate applicability. However, the duration of the Redevelopment Plan for the MCAS-Tustin Redevelopment Project is 30 years and given this, it is possible that the following provisions regarding owner participation and business re-entry preferences may have applicability in the future. III. [Section 300] DEFINITIONS As used herein, the following definitions apply: (1) "Redevelopment Plan" means the Redevelopment Plan for the MCAS-Tustin Redevelopment Project, as adopted by the City Council of the City of Tustin. (2) "Project Area" means the Project Area described in Section 200 of the Redevelopment Plan and shown on Exhibit "A," Redevelopment Plan Map, attached thereto. (3) "Agency" means the Community Redevelopment Agency of the City of Tustin. (4) "Owner" means any person, persons, corporation, association, partnership, or other entity holding fee title to or a long term lease of real property in the Project Area for so long as such Owner holds such title or long term lease. (5) "Long Term Lease" means a lease of real property with a term of twenty (20) years or more, with at least five (5) years remaining on such term. (6) "Participation Agreement" means an agreement entered into by an Owner with the Agency providing for such Owner to participate in the redevelopment of property within the Project Area in accordance with the provisions of the Redevelopment Plan and these rules. (7) "Participant" means an Owner who has entered into a Participation Agreement with the Agency. Pa0301011 .TUS:DVB:gbd 19830.003.004/02/27/03 Page 1 (8) "Business Occupant" means any person, persons, corporation, association, partnership, or other entity engaged in a lawful business within the Project Area for so long as such Business Occupant remains in business within the Project Area. IV. [Section 400] OPPORTUNITIES FOR OWNER PARTICIPATION AND PREFERENCES TO BUSINESS OCCUPANTS TO RE-ENTER IN BUSINESS WITHIN THE PROJECT AREA A. [Section 401] Opportunities for Owner Participation Owners of real property within the Project Area shall be extended reasonable opportunities to participate in the redevelopment of property in the Project Area if such Owners agree to participate in the redevelopment in conformity with the Redevelopment Plan and these rules. B. [Section 402] Preferences for Persons Engaged in Business in the Proiect Area Business Occupants engaged in business in the Project Area shall be extended reasonable preferences to re-enter in business within the redeveloped area if they otherwise meet the' requirements prescribed by the Redevelopment Plan and these rules. V. [Section 500] METHODS OF PARTICIPATION, AND LIMITATIONS THEREON A. [Section 501] Methods of Participation Participation methods include remaining in substantially the same location either by retaining all or portions of the property; or by retaining all or portions of the property and purchasing adjacent property from the Agency; or joining with another person or entity for the rehabilitation or development of the Owner's property and, if appropriate, other property; or submitting to the Agency for its consideration anoth~-r method of participation proposal pursuant to these rules. An Owner who participates in the same location may be required to rehabilitate or demolish all or part of his/her existing buildings, or the Agency may acquire the buildings only and then remove or demolish the buildings. Participation methods also include the Agency buying land and improvements at fair market value from Owners and offering other parcels for purchase and rehabilitation or development by such Owners, or offering an opportunity for such Owners to rehabilitate or develop property jointly with other persons or entities. B. [Section 502] Limitations on Participation Opportunities Participation opportunities shall necessarily be subject to and limited by factors such as the following: (1) The elimination and changing of some land uses; (2) The construction, realignment, abandonment, widening, opening and/or other alteration or elimination of public rights-of-way; (3) The removal, relocation, and/or installation of public utilities and public facilities; (4) The ability of potential Participants to finance the proposed acquisition, development or rehabilitation in accordance with the Redevelopment Plan; (5) The ability and experience of potential Participants to undertake and complete the proposed rehabilitation or development; (6) Any reduction in the total number of individual parcels in the Project Area; (7) The construction or expansion of public improvements and facilities, and the necessity to assemble areas for such; (8) Any change in orientation and character of the Project Area; PA0301011 .TUS:DVB:gbd 19830.003.004102127103 Page 2 (9) (10) The necessity to assemble areas for public and/or private development; The requirements of the Redevelopment Plan and applicable rules, regulations, and ordinances of the City of Tustin; (11) (12) Any design guidelines adopted by the Agency pursuant to the Redevelopment Plan; and The feasibility of the potential Participant's proposal. C. [Section 503] Conflicts Between Potential Participants If conflicts develop between the desires of potential Participants for particular sites or land uses, the Agency is, subject to the limitation factors above, authorized to establish reasonable priorities and preferences among the potential Participants and to determine a solution by consideration of such factors as: (1) Length of time in the Project Area; (2) The needs and desires of the Project Area; (3) (4) Accommodation of as many potential Participants as possible; Ability to perform; (5) Similar land use to similar land use; and (6) Conformity with intent and purpose of the Redevelopment Plan and these rules. -- Participation to the extent feasible shall be available for two or more persons, firms or institutions to join together in partnerships, corporations, or other joint entities. VI. [Section 600] METHODS FOR EXTENDING REENTRY PREFERENCES, AND LIMITATIONS THEREON A. [Section 601] Methods for Extending Reentry Preferences Whenever a Business Occupant will be displaced by Agency action from the Project Area, if any, the Agency will, prior to such displacement, determine: 1) whether such Business Occupant desires to relocate directly to another location within the Project Area, or 2) if suitable relocation accommodations within the Project Area are not available prior to displacement, whether such Business Occupant would desire to re-enter in business within the Project Area at a later date should suitable accommodations become available. For those Business Occupants who desire to relocate directly to another Project Area location, the Agency will make reasonable efforts to assist such Business Occupants to find accommodations at locations and rents suitable to their needs. A record of the Business Occupants who cannot be or do not want to be directly relocated within the Project Area, but who have stated that they desire to re-enter into business in the Project Area whenever suitable locations and rents are available, will be maintained by the Agency. The Agency will make reasonable efforts to assist such Business Occupants to find re-entry accommodations at locations and rents suitable to their needs. B. [Section 602] Limitations on the Extension of Preferences Re-entry preferences shall necessarily be subject to and limited by factors such as the following: (1) The extent to which suitable relocation or re-entry accommodations exist or are rehabilitated or developed within the Project Area; (2) The extent to which suitable relocation or re-entry accommodations are available to displaced Business Occupants within an acceptable time period or at rents and other PA0301011.TUS:DVB:gbd 19830.003.004/02/27/03 Page 3 terms that are acceptable to such displaced Business Occupants, and within their financial means; and (3) The requirements of the Redevelopment Plan or any design guidelines adopted by the Agency pursuant to the Redevelopment Plan. ' Co [Section 603] Conflicts Between Business Occupants Seekinq Similar Preferences If conflicts develop between Business Occupants who seek similar preferences (e.g., two or more occupants who desire to relocate directly to or to re-enter in business at the same premises), the Agency is, subject to the limitation factors above, authorized to establish reasonable priorities and preferences among such occupants and to determine a solution by consideration of such factors as: (1) Length of time in the neighborhood; (2) (3) Accommodation of as many Business Occupants as possible; Appropriateness of the type of business within the proposed premises and/or at the proposed location; (4) The needs and desires of the area; (5) The feasibility of business success; and VII. (6) [Section 700] Conformity with the intent and purpose of the Redevelopment Plan and these rules. PARTICIPATION PROCEDURES A. [Section 701] Notice and Statement of Interest Before entering into any Participation Agreements, Disposition and Development Agreements, Exclusive Negotiation Agreements, or taking other actions which may involve the acquisition of real property in the Project Area, the Agency shall first notify Business Occupants and Owners of property which may be acquired and call upon them to submit Statements of Interest in Participating in the proposed development or in otherwise participating in the redevelopment of the Project Area. The Agency shall deliver to each Owner of real property which may be acquired, a Statement of Interest in Participating form at least forty-five (45) days prior to considering any of the actions requiring acquisition of real property. Those desiring to submit Statements of Interest in Participating must complete and submit such statements to the Agency within thirty (30) days of receipt. Such statements shall include information requested by the Agency and shall be in the form requested by the Agency. Any Owner may also submit such a statement at any time before such notification. A sample statement is included herein as the last page of this document. The Agency shall consider such statements as are submitted on time and shall seek to develop reasonable participation for those submitting such statements whether to stay in place or to move to another location. The Agency may in its sole discretion determine that a participation proposal is not feasible or in the best interest of the Redevelopment Project or the community, or is otherwise limited by one or more of the Criteria set forth in Section 502 hereof. In such event, the Agency may select a developer from among prospective participants submitting Statements of Interest in Participating and others invited to submit proposals. The Agency also has the option to select none of the proposals, and, if deemed desirable, to solicit new participation or development proposals. PA0301011.TUS:DVB:gbd 19830.003.004/02/27103 Page 4 B. [Section 702] Participation Agreements 1. [Section 703] General Public and private Owners and Business Occupants wishing to develop or improve their properties within the Project Area may be required, as a condition to Agency approval of such development, to enter into a binding, written Participation Agreement with the Agency if the Agency determines it is necessary to impose upon such property any of the standards, restrictions and controls of the Redevelopment Plan or of any design guidelines adopted by the Agency pursuant to the Redevelopment Plan. 2. [Section 704] Contents A Participation Agreement shall obligate the Owner and/or Business Occupant, and the Owner's or Business Occupant's heirs, successors and assignees to acquire, rehabilitate, develop and use the property, as may be applicable, in conformance with the Redevelopment Plan and/or to be subject to such other provisions and conditions of the Redevelopment Plan as the Agency may require for the period of time that the Redevelopment Plan is in force and effect, excepting those provisions related to non-discrimination and non-segregation which shall run in perpetuity. Each Participation Agreement will contain such terms and conditions and will require the pOtential Participant to join in the recordation of such documents as the Agency may require in order to insure the property will be acquired, rehabilitated, developed and used in accord with the Redevelopment Plan and the agreement. 3. [Section 705] Approval of Aqreements All Participation Agreements must be approved by majority vote of the Agency Board before they are effective. VIII. [Section 800] ENFORCEMENT In the event a property is not acquired, developed, rehabilitated, or used in conformance with the Redevelopment Plan, with an Agency determination of conformance, or a Participation Agreement, then the Agency is authorized to (1) purchase the property, (2) purchase any interest in the property sufficient to obtain conformance, or (3) take any other appropriate action sufficient to obtain such conformance. The Agency shall not acquire real property retained or developed under an approved Participation Agreement if the Participant fully performs under the agreement. IX. [Section 900] AMENDMENT OF RULES The Agency may amend these rules at any regular meeting or duly called special meeting held after their adoption, but only after notice to the Agency members and the public. The text of the proposed change shall be furnished along with the notice of the meeting. Such notice shall be delivered at least fourteen (14) days before the date of the meeting at which the proposed amendment will be considered. The method of notice is at the discretion of the Agency. No such amendment shall retroactively impair the rights of any parties who have executed Participation Agreements with the Agency in reliance upon these rules as presently constituted. PAO301011.TUS:DVB:gbd 19830.003.004102127103 Page 5 SAMPLE TUSTIN COMMUNITY REDEVELOPMENT AGENCY STATEMENT OF INTEREST IN PARTICIPATING ! hereby express my interest in participating in the MCAS-Tustin Redevelopment Project and submit the following information: Daytime 1. Name: Telephone: 2. Home Address: . My present involvement in the Project Area is: (check a or b) a) m I now own property in the Project: b) m I now lease property in the Project: Explain: (use additional sheets if necessary) 4. Address of Business: 5. Name of Business(es) located on my property, if any; 6. I_ own _ do not own business(es) located on my property (check one) 7. If you do not own the business(es) located on your property, please list the name(s), address(s) and telephone number(s) of the owner(s) on a separate sheet. 8. If l participate: (check a, b or c) a) __ I would like to continue at the same location b) __ I would like to change my present location c) ~ I would like to acquire real property for expansion (indicate approximate requirements; use additional sheets if necessary) REMARKS: (use additional sheets if necessary) I understand that submission of this Statement of Interest in Participating form does not obligate me to participate in the MCAS-Tustin Redevelopment Project. Signed Date PA0301011.TUS:DVB:gbd 19830.003.004/02/27/03 Tab 2 Resoulution No. RDA 03-2 (Preliminary Report) l? 18 20 22 24 RESOLUTION NO. RDA 03-02 A RESOLUTION OF THE TUSTIN COMMUNITY REDEVELOPMENT AGENCY RECEIVING AND APPROVING THE PRELIMINARY REPORT FOR THE MCAS-TUSTIN REDEVELOPMENT PROJECT ("PRELIMINARY REPORT") AND AUTHORIZING AND DIRECTING THE TRANSMITTAL OF THE PRELIMINARY REPORT TO TAXING OFFICIALS AND AGENCIES. The Tustin Community Redevelopment Agency DOES HEREBY RESOLVE as follows: I. The Tustin Community Redevelopment Agency finds and determines as follows: A. The Redevelopment Agency of the City of Tustin (the "Agency") is proposing to adopt the MCAS-Tustin Redevelopment Project. B. Pursuant to Section 33344.5 of the Community Redevelopment Law (California Health and Safety Code Section 33000, et seq.), a redevelopment agency shall prepare and send to each affected taxing entity a preliminary report containing the information set forth in Section 33344.5. -- C. Pursuant to Section 33344.5 of the Community Redevelopment Law, Agency staff has prepared the Preliminary Report. NOW THEREFORE, the Tustin Community Redevelopment Agency resolves as follows: . The Agency hereby acknowledges receipt of and approves the Preliminary Report. . Staff is hereby authorized and directed to transmit a copy of the Preliminary Report to the taxing officials and agencies. PASSED AND ADOPTED at a regular meeting of the Tustin Community Redevelopment Agency held on the 17th day of March, 2003. TRACY WILLS WORLEY, Chairperson PAMELA STOKER Recording Secretary ]0 ]3 ]4 ]5 ]6 ]? 2O 2! 23 24 ?.8 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) SS I, Pamela Stoker, Recording Secretary and ex-officio Recording Secretary of the Community Redevelopment Agency of the City of Tustin, California, do hereby certify that the whole number of the members of the Community Redevelopment Agency of the City of Tustin is five; that the above and foregoing Resolution No. RDA 03-02 was duly passed and adopted at a regular meeting of the Tustin Community Redevelopment Agency, held on the 17th day of March 2003, by the following vote: AGENCYMEMBER AYES: AGENCYMEMBER NOES: AGENCYMEMBER ABSTAINED: AGENCYMEMBER ABSENT: PAMELA STOKER Recording Secretary Rda '03-02 mcas prelim rpt tax agencies.doc Exhibit A Tustin Marine Corps Air Station Redevelopment Project Preliminary Report PRELIMINARY REPORT FOR THE MCAS (MARINE CORPS AIR STATION) TUSTIN REDEVELOPMENT PLAN Prepared For The: TUSTIN COMMUNITY REDEVELOPMENT AGENCY Prepared By: Keyser Marston Associates, Inc. MARCH 2003 PRELIMINARY REPORT FOR THE MCAS (MARINE CORPS AIR STATION) TUSTIN REDEVELOPMENT PLAN MARCH 2003 Prepared For The: TUSTIN COMMUNITY REDEVELOPMENT AGENCY Prepared By: Keyser Marston Associates, Inc. 500 South Grand Avenue, Suite 1480 Los Angeles, California 90017 1660 Hotel Circle North, Suite 716 San Diego, California 92108 Golden Gateway Commons 55 Pacific Avenue Mall San Francisco, California 94111 TABLE OF CONTENTS II. INTRODUCTION ............................................................................................................................... 1 REASONS FOR SELECTION OF THE PROJECT AREA ................................................................ 2 A. BASE CLOSURES WITHIN CALIFORNIA .............................................................................................. 2 B. REUSE OF MCAS-TUSTIN ............................................................................................................... 3 C. PROJECT AREA TERRITORY ............................................................................................................. 5 D. REDEVELOPMENT GOALS ................................................................................................................ 5 III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS ............................... 8 IV. A. 1. 2. 3. 4. 5. 6. B. 1. 2. C. 1. 2. . D, A. . 4. 5. 6. 7. C. PROJECT AREA SETTING ................................................................................................................. 8 Background ................................................................................................................................... 8 Location and Boundary ................................................................................................................. 8 Current Land Uses ...................................................................................................................... 10 Proposed Land Uses ................................................................................................................... 10 Blight Definitions .......................................................................................................................... 13 Inclusion of Non-Base Territory. ........................ .......................................................................... 14 URBANIZATION CRITERIA ............................................................................................................... 1 4 Marine Corps Air Station ............................................................................................................. 14 Non-Base Territory ...................................................................................................................... 14 PHYSICAL AND ECONOMIC CONDITIONS THAT CAUSE BLIGHT ......................................................... 17 Substandard Design .................................................................................................................... 17 Buildings, That When Built, Did Not Conform to the Then-Effective Building, Plumbing, Mechanical, or Electrical Codes Adopted by the Jurisdiction in Which the Project Area is Located ........................................................................................................................................ 28 Land that Contains Materials or Facilities that Would Have to Be Removed to Allow Development ............................................................................................................................... 28 Hazardous Wastes ........................................ ~ ............................................................................. 30 Properties Currently Served by Infrastructure that does not Meet Existing Adopted Utility or Community Infrastructure Standards or the Existence of Inadequate Public Improvements, Public Facilities and Utilities that Cannot be Remedied by Private or Governmental Action, without Redevelopment .............................................................................................................. 35 BLIGHT SUMMARY, BURDEN ON THE COMMUNITY, AND NEED FOR REDEVELOPMENT ........................ 43 Physical and Economic Burden on the Community .................................................................... 43 2. Conditions Which Cannot Reasonably Be Expected To Be Reversed or Alleviated by Private Enterprise or Governmental Action, or Both, Without Redevelopment ....................................... 46 DESCRIPTION OF PROJECTS AND PROGRAMS PROPOSED BY THE AGENCY AND HOW THE PROJECTS AND PROGRAMS WILL ALLEVIATE BLIGHT ................................................. 47 PROJECTS AND PROGRAMS PROPOSED BY THE AGENCY ................................................................ 47 DISCRETIONARY PROJECTS AND PROGRAMS .................................................................................. 47 1. Acquisition and Disposition of Base Property ............................................................................. 47' 2. Public Improvements and Fac#ities ............................................................................................. 48 Demolition/Clearance and Site Preparation ................................................................................ 50 Economic Development Programs ................................. ~ ............................................................ 51 Environmental Remediation ........................................................................................................ 51 Housing Programs ...................................................................................................................... 51 Agency Administrative Program Support and Indirect Costs ...................................................... 53 THE IMPACT OF THE PROPOSED PROJECTS AND PROGRAMS ON BLIGHTING CONDITIONS IN THE PROJECT AREA ............................................................................................................................. 53 1. Acquisition and Disposition of Base Property ............................................................................. 54 2. Public Improvements and Facilities ............................................................................................. 54 3. Demolition/Clearance and Site Preparation ................................................................................ 54 4. Economic Development Programs .............................................................................................. 55 MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002J'03/11/03 Page i V, A. 2. 3. B. 1. 2. 3. 4. 5. C. D, 5. Environmental Remediation ........................................................................................................ 55 6. Housing Programs ...................................................................................................................... 55 7. Agency Administrative Program Support and Indirect Costs ...................................................... 55 PRELIMINARY ASSESSMENT OF THE PROPOSED METHOD OF FINANCING THE REDEVELOPMENT PLAN, ECONOMIC FEASIBILITY, AND REASONS FOR INCLUDING TAX INCREMENT FINANCING .............................................................................................................. 57 PROJECTED RESOURCES .............................................................................................................. 57 Net Tax Increment Revenues ..................................................................................................... 58 Housing Set Aside Revenue ....................................................................................................... 58 Other Potential Resources .......................................................................................................... 59 PROJECTED COSTS ....................................................................................................................... 59 Public Infrastructure and Demolition ........................................................................................... 60 Affordable Housing Program ....................................................................................................... 60 Administrative Support ................................................................................................................ 62 Discretionary Projects and Programs .......................................................................................... 62 School Assistance ....................................................................................................................... 62 PROPOSED FINANCING METHOD, ECONOMIC FEASIBILITY, AND REASONS FOR INCLUDING TAX INCREMENT FINANCING ................................................................................................................. 62 BONDED INDEBTEDNESS AND TAX INCREMENT LIMITS ..................................................................... 63 APPENDIX LIST OF EXHIBITS No. Title Paqe EXhibit 1' Summary of CRL Provisions - Standard Plan Adoption vs. Tustin Base Closure ........................ 4 Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit 2: Project Area Boundaries ............................................................................................................... 9 3: Former Base Land Uses ............................................................................................................. 11 4: Land Use Plan ............................................................................................................................ 12 5: Urbanization Map ........................................................................................................................ 16 6: Recommended Demolition or Rehabilitation for Non-Residential Buildings ............................... 20 7: Hazardous Waste Sites .............................................................................................................. 34 8: Existing Road Network ................................................................................................................ 38 9: Proposed Roadway Network ...................................................................................................... 39 10: Composite Map of Blighting Conditions in the Project Area ..................................................... 45 11: Impact of Agency Programs and Expenditures on Blighting Conditions ................................... 56 12: Economic Feasibility Cash Flow ............................................................................................... 64 13: Tax Increment Projection .......................................................................................................... 65 14: New Development Value Added ............................................................................................... 66 MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page i I. INTRODUCTION This Preliminary Report ("Preliminary Report" or "Report") on the proposed Redevelopment Plan for the Marine Corps Air Station-Tustin Redevelopment Project ("Project" or "Project Area") has been prepared for the Tustin Community Redevelopment Agency ("Agency") pursuant to Section 33344.5 of the California Community Redevelopment Law (Health and Safety Code, Section 33000 et seq.). The proposed Project is being adopted in accordance with the provisions of Article 7 of Chapter 4.5 of Part 1 of Division 24 of the Health and Safety Code, which was added by the Legislature (Chapter 165, 1996 Statutes) to assist the City of Tustin in using the redevelopment process to transition the Marine Corps Air Station-Tustin ("MCAS-Tustin," "Marine Corps Air Station," or "Base"), which has been realigned and closed pursuant to federal legislation, from military to civilian uses. This Preliminary Report provides the following information to the governmental taxing agencies (the "affected taxing agencies") that currently levy or will levy a property tax on all or any portion of the property located within the boundaries of the Project within the last fiscal year. This Report contains the following four parts: I. The reasons for the selection of the Project Area; II. A description of the physical and economic conditions existing in the Project Area (blight conditions); III. A description of specific projects proposed by the Agency in the Project Area and description of how projects proposed by the Agency will improve or alleviate said blighting conditions (described in Section III of this Report), and; - IV. A preliminary assessment of the proposed method of financing redevelopment of the Project Area, including an assessment of the economic feasibility of the Project and the reasons for including tax increment financing. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 1 II. REASONS FOR SELECTION OF THE PROJECT AREA A. Base Closures Within California Following the end of the Cold War, U.S. military requirements were fundamentally altered, allowing ~he nation ~o consider a stra~eglc reduction in ~he number of military installations. In 1990, Congress enacted the Defense Base Closure and Realignment Act of 1990, which was designed to provide decision-makers with an impartial process to assist in the difficult task of military base closure. To date, four rounds of base closures have been initiated (calendar years 1988, 1991, 1993, and 1995). During the course of the base closure process, the Department of the Navy (DON) was directed to close and/or realign several of its bases. Marine Corps Air Station (MCAS) Tustin was included in the base closure actions taken in 1991, 1993, and 1995. Consequently, MCAS-Tustin was closed in July 1999, and the DON is in the process of carrying out the directive to dispose of the property in accordance with applicable laws and regulations. The closing of selected military bases throughout California presents economic opportunities as well as economic hardships for the communities in which these bases are located. The opportunities may include the effective reuse of the land area for diverse regional and/or community serving development; the ability of a city to offer the area as a potential development site for a planned commercial and/or residential development; or other economic development opportunities to the local economy. Economic hardships include the loss of civilian jobs resulting from the closure of base operations and the substantial costs associated with converting a military base to civilian use. Physical obstacles and difficulties increase the costs of base conversions. Infrastructure, rehabilitation, demolition, marketing and maintenance costs increase the costs of base conversions well beyond-the level private enterprise acting alone could incur. In anticipation of the physical and economic impacts the closing of military bases would have on the State of California, former Governor Pete Wilson created the California Military Base Reuse Task Force to study and identify the problems associated with base closure and to develop means by which these problems can be overcome. The Task Force reported on financing options (and their requirements) available to fund the high costs of preparing old military facilities for civilian uses. Financing options that were explored included the provision of redevelopment assistance. The goal of the State is to create successful and speedy base conversions to reduce the economic impacts of base closure and strengthen the economic position of the State. The State Legislature amended Chapter 4.5 of the California Community Redevelopment Law ("Military Base Conversion Redevelopment Agencies") to facilitate the adoption of redevelopment plans for communities with military bases slated for closure. The general provisions of Chapter 4.5 (Article 1) include provisions applicable to all base closure projects, with Articles 1.5 through 8 applicable to specific bases. In addition to amending the general base closure provisions, the city of Tustin sought and obtained the approval of special legislation for the closure of MCAS-Tustin. Article 7 of Chapter 4.5 "Tustin Marine Corps Air Station" is applicable specifically to MCAS-Tustin (Tustin Base Closure Legislation). Provisions of the Tustin Base Closure Legislation include but are not limited to defining the characteristics of blight within the Project Area, urbanization requirements, Iow-moderate housing requirements, and application of CEQA provisions with regard to adoption of the Redevelopment Plan. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 2 When implementing the military base closure provisions for MCAS-Tustin, Article 7 is utilized unless this special legislation does not address a provision of the CRL, in which case the general provisions of Chapter 4.5 are consulted. Should an instance arise that the general provisions of Chapter 4.5 or the special Tustin Base Closure Law do not address, then the remainder of the CRL is consulted. A summary of the main provisions of the Tustin Base Closure Legislation and standard plan adoption requirements is presented in Exhibit 1 B. Reuse Of MCAS-Tustin Within the southern Orange County area, there are two major military bases that have closed: Marine Corps Air Station-Tustin and Marine Corps Air Station-El Toro. As late as 1994, these two bases together employed 11,121 military and civilian personnel, many of whom lived in the City of Tustin. MCAS-Tustin alone employed 348 civilian and 4,105 military personnel. This significant loss of jobs is perhaps the greatest hardship resulting from the closing of the military facilities, . while the greatest opportunity, and possibly dilemma, is the effective reuse of the property. While the closure of the MCAS-Tustin presents an excellent opportunity to facilitate the creation of a diverse regional and/or community-serving development, the ability of Tustin to offer the area as a development site for a planned commercial development, residential development or other economic development is severely limited by its blighted condition. Reuse of MCAS-Tustin is impeded by structures exhibiting conditions of deterioration and dilapidation, and defective design and physical construction. A number of buildings are either too small or too large for reuse, and/or were not built to the then effective local building, plumbing, mechanical or electrical codes. Many of the military improvements, including runways and landing pads, will need to be removed to allow development to occur. Further inhibiting development is an inadequate infrastructure system, which has deficient circulation, water and sewer systems. In addition, hazardous materials are present on the Base and require remediation. The Tustin Community Redevelopment Agency, as lead Agency in the redevelopment process, is using redevelopment as a tool to implement the MCAS-Tustin Specific Plan/Reuse Plan ("Specific Plan/Reuse Plan"). The Specific Plan/Reuse Plan provides the detailed policies, regulations, implementation strategies and procedures necessary to guide the civilian reuse of the Base. The selection of the MCAS-Tustin Redevelopment Project Area and redevelopment of the Project Area are vital to addressing the challenges to the reuse of the area, including the need to integrate this large site with its surrounding community, and responding to the problems of the area and the need for public/private cooperation and assistance to solve those problems. The conversion of military bases to civilian uses, as stated, is a difficult process that often entails severe economic hardships for surrounding communities. Redevelopment is a useful tool in aiding the speedy conversion of closed military bases to productive civilian uses. Redevelopment provides the community with the appropriate financing mechanism to facilitate the implementation of the Specific Plan/Reuse Plan prepared for the Marine Corps Air Station. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 3 Exhibit 1 Summary of CRL Provisions - Standard Plan Adoption vs. Tustin Base Closure STANDARD PLAN TUSTIN BASE CLOSURE ADOPTION LEG ISLATION Plan Effectiveness 30 years 30 years Debt Establishment 20 years + 10 years 20 years + 10 years by amendment by amendment Repay Indebtedness/ 45 years 45 years Collect Tax Increment Eminent Domain 12 years MCAS -Tustin - Yes, 12 years Non-Base - No Tax Increment Limit No Yes (Section 33492.13(a)(1) Bonded Indebtedness Limit Yes Yes MCAS -Tustin - No Urbanization Finding Requirement -Yes Non-Base-Yes Yes Deferral of Low-Moderate (Up to 10 years - 50 percent of amount Housing Payment No required by Section 33334.2)4 General Plan Conformance Finding Yes No2 Required for Plan Adoption EIR Required for Plan Adoption Yes Yes-may be delayed3 Statutory Tax Sharing Yes Yes4 Formulas Blighting Condition required for One physical and one Combination of two or more of the conditions economic described in CRL Section 33492.104 Adoption (CRL Section 33031) NOTES ~ Agency shall pay to the Iow-moderate-income housing fund the amount of payments deferred between the period beginning in the 11th year to the end of the 20th year after the establishment of the Project Area 2 Per the provisions of Section 33492.20(a)(2), the Agency may not expend any tax increment funds allocated from the Project Area on Project related expenses until the legislative body finds that the Redevelopment Plan conforms with the General Plan, including the housing element. 3 Per the special provisions for MCAS Tustin contained in Section 33492.110, the Agency may delay the application of CEQA. The Agency must certify an environmental document within 18 months after the effective date of the ordinance adopting the redevelopment plan. 4 The Agency shall make pass-through payments, except that each of the time periods governing the payments shall be calculated from the date the county auditor makes the certification pursuant to Section 33492.9 of the CRL, instead of from the first year that the Agency receives tax increment revenue. Source: CRL, Katz Hollis Filename: Legislation Comparison Chart; rev. 2/25/03; dvb Marine Corps Air Station - Tustin Redevelopment Project Preliminary Report PA0302016:TUAS:DVB:gbd 19830.002.007/02/25/03 Page 4 C. Project Area Territory As described in Section III.A.2, the Project Area is comprised of approximately 1,504.5 acres of territory on the MCAS -Tustin that are within the jurisdiction of the City of Tustin and a 4.1-acre parcel of land outside of the Base within the City of Tustin. The inclusion of this non-base territory within the Project was provided for in Article 7, Section 33492.102 of the CRL. The Agency proposes to include the Non-Base Territory to insure that future uses adjacent to the Base are compatible with the proposed reuse of the Base and that the future development of the vacant parcel is accomplished in a manner that is complementary to the Specific Plan/Reuse Plan. D. Redevelopment Goals The major redevelopment goals of the Redevelopment Plan are as follows: A. 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 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 landing pads; and (vi) properties containing hazardous wastes. B. The assembly of land into parcels suitable for modern, integrated development with improved pedestrian and vehicular circulation in the Project Area. C. The replanning, redesign, reuse and redevelopment of portions of the Project Area that are stagnant or improperly utilized. D. The provision of opportunities for participation by owners and tenants in the revitalization of their properties. E. The strengthening of the economic base of the Project Area by stimulating new investment and economic growth. F. The creation of employment opportunities. G. The provision of an environment for social and economic growth. H. The expansion, preservation, and improvement of the community's supply of housing available to Iow- and moderate-income persons and families. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830,003.002/03/11/03 Page 5 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. These goals are supported by the Specific Plan/Reuse Plan. As set forth in the MCAS-Tustin Specific Plan/Reuse Plan, the key goals and objectives of the proposed Marine Corps Air Station-Tustin Redevelopment Project are summarized below. The Specific Plan/Reuse Plan also identifies the following supporting goals: Good Neighbor: The new uses and design peacefully coexist with surrounding residences and businesses in Tustin and adjacent cities, minimizing impacts on noise, air quality, traffic, and other environmental features. Coherent Setting: The development pattern resembles a classical setting that offers a connectedness between buildings and uses, and has a strong sense of place through timeless architectural style and creative landscape design. Self-Sufficient: The mixture of uses enable people living or working in the Project Area to choose to meet a significant part of their daily needs within the Project Area. Fiscally Sound: The uses do not drain community resources - tax revenues generated by uses in the Project Area offset the costs of public services. Distinct Design: The architecture, landscaping, signage, open space design, circulation patterns, and landscape patterns are of exceptional quality, distinct from surrounding areas, and not in competition with Old Town Tustin. Valued Heritage: The distinguished history of the MCAS is preserved in one or more locations within the Project Area and prominently displayed - embracing City of Tustin's theme: "Proud of its Heritage, Preparing for its Future." Forward Looking: The uses and institutions accommodate and attract 21st Century jobs and technologies. Balanced Local and Regional Responsiveness: The uses benefit the broader community's needs and are balanced with development that is compatible with the surrounding communities. Sustainable Environment: The land and water are clean and safe to use, now and in the future; native plants and animals are selectively re-introduced into the design. Civilian Transition: A successful transition from military to civilian use that reasonably satisfies the public interests at local, countywide, regional, state and federal levels. MCAS -Tustin Redevelopment Plan Page 6 Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Foster Economic Development: A means of documenting and implementing a balanced response to competing and conflicting demands for use of the property to ensure the community's need to foster economic development. Strategic Phasing of Development: Responsiveness to phasing requirements for hazardous material clean up, infrastructure capacity, circulation, and market absorption. MCAS -Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 7 III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS The California Community Redevelopment Law ("CRL") requires a preliminary report to describe the physical and economic conditions existing in a project area. Furthermore, the CRL requires redevelopment projects to be blighted as defined by the CRL. Due to the unique conditions of MCAS- Tustin that inhibit its civilian reuse, the Agency requested and was granted special base closure legislation. The special legislation (CRL Section 33492.100 et seq.) was approved July 15, 1996. The special legislation specifically provides for the inclusion in the Project Area of up to 52 acres of land outside, but contiguous to the Base. However, only 4.1 acres of non-Base territory has been included in the Project Area. The special legislation provides separate conditions for the establishment of redevelopment authority for the Base and the non-Base areas. The Non-Base Territory is required to meet existing requirements of California Redevelopment Law for the establishment of a project area. Conditions specifically within the Marine Corps Air Station that constitute blight are set forth in Section 33492.104. A. Project Area Setting 1. Background The Marine Corps Air Station-Tustin was commissioned in 1942 as a Navy lighter-than-air (LTA) base to support navy reconnaissance blimps and personnel that protected the Southern California coast during World War II. The LTA base was decommissioned in June 1949. In 1951, the Base was reactivated as a Marine Corps Air Facility for helicopters and operated continuously until closure. Designated as MCAS-Tustin in April 1985, the Base was the main West Coast facility for training and operations involving medium- and heavy-lift capable helicopters. 2. Location and Boundary The Project Area is located in the city of Tustin near the center of Orange County, and is approximately 40 miles southeast of downtown Los Angeles. The Project Area (including the Base and the 4.1 acres of non-base territory) is 1,508.6 acres in area. The Project Area boundaries are illustrated in Exhibit 2. a. Marine Corps Air Station The MCAS-Tustin portion of the Redevelopment Project encompasses approximately 1,504.5 acres. The Base is located in a heavily urbanized location surrounded by residential, commercial and light industrial uses and represents one of the few vacant or significantly underutilized developable tracts of land in central Orange County. Regional access is provided by four freeways in the vicinity of the Project Area: the Costa Mesa (SR-55), Santa Ana (I-5), Laguna (SR- 133), and San Diego (I-405) Freeways. The boundaries of the Base are, for the most part, defined by four major roadways; Redhill Avenue on the west, Edinger Avenue on the north, Harvard Avenue on the east, and Barranca Parkway on the south. Jamboree Road crosses the Base and the West Leg of the Eastern Transportation Corridor terminates just to the north of the Base's northern boundary. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 8 ! 1 ! / / / 1 t / / / / "a,W pu~.zD \ \ / f / / / / ! / \ % .% b. Non-Base Territory The Non-Base Territory is located adjacent to MCAS-Tustin along Harvard Avenue and south of Edinger Avenue. The 4.1 acres consist of a separate parcel that is contiguous to the Base. 3. Current Land Uses Former land uses within the Tustin Portion of the Base consisted of airfield operation/agricultural, other operation/training, maintenance, aircraft maintenance, supply/storage, medical/dental, administration, family housing, bachelor housing, community support, recreation, agricultural, and vacant. The largest land use (530 acres) within the Marine Corps Air Station was agricultural. Due to noise and crash hazards associated with airfield operations, portions of the Base had to be kept clear of development. Agricultural production took place in these required open spaces. Airfield operations were the primary military land use on the Base. The location of airfield operation facilities was the main determinant of the locations and relationships of all other land uses on the Base. Airfield operations included runways, taxiways, parking aprons, flightline shacks, tower/crash crew facilities, and safety zones. Other operation/training, maintenance, and aircraft maintenance were located in proximity to the airfield operations. Uses within these categories included facilities and areas related to squadrons operating at the Base, aircraft maintenance hangars, and ground support equipment. General service facilities, including medical/dental, administration and recreation uses, were located at the main entrance of the Base on Red Hill Avenue. The Base had 1,537 family housing units along with 966 barrack (bachelor) units. The majority of the bachelor housing units were located in the northwest and easterly portions of the Base, with the family housing units located at the northwest and eastern portion of the Base (east of Jamboree Road). Of the 1,537 family housing units, 552 were located in the portion of the Base in the City of Irvine (and thus not within the Project Area). Former Base uses are shown on Exhibit 3. The Non-base portion of the Project Area consists of one parcel bordering Harvard Avenue just south of the railroad tracks and adjacent to the City of Irvine. This parcel is approximately 4.1 acres in size and is directly adjacent to the former Base. The parcel is currently vacant land. 4. Proposed Land Uses Land uses for the reuse of the former Base are outlined in the MCAS-Tustin Reuse Plan adopted by the Tustin City Council on October 21, 1996 by Minute Order and amended in September 1998 by Resolution No. 98-80; and the Specific Plan adopted February 3, 2003 by Ordinance No. 1257. Proposed land uses for the former Base include Iow density residential, medium density residential, medium high density residential, transitional/emergency housing, golf village, commercial business, commercial, village services, community core, learning village, urban regional park, community park, neighborhood park, regional riding/hiking and bicycle trail, and elementary school/high school (Exhibit 4). The 4.1-acre private site at Harvard Avenue is designated as medium-high density residential and was included in the "MCAS-Tustin Planned Community" land use designation with adoption of a General Plan Amendment in January 2001. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 11 EDINGER AVEj SANTA ANA/SANTA FE CHANNEL VALENCIA AVE WARNER DYER RD Project Area Boundary AIRFIELD OPERATIONS/ ~ FAMILY HOUSING OPERATIONALLY CONSTRAINED ~ BACHELOR HOUSING OTHER OPERATIONS/TRAINING ~ COMMUNITY SUPPORT MAINTENANCE ~ RECREATION AIRCRAFT MAINTENANCE SUPPLY/STORAGE ~ AGRICULTURE MEDICAL/DENTAL ~ UNDEVELOPED ADMINISTRATION ~ PRIVATELY OWNED UNDEVELOPED PARCEL Source: MCAS Tusfin Masterplan, Figure 5-4, June 1989; Aerial Photograph 1994. Base map: HNTB 1999 Note: The cultivated fields do not coincide directly with the land uses shown in the Masterplan, 500 0 1000 2000 ft Filename: Existing Landuse.ai; 01/12/01; cb MCAS-TUSTIN REDEVELOPMENT PRO.3ECTI EXHIBIT 3 - FORMER LAND USES ~d~nge~ Ave Road ICity of Tusfln ~CRRAJOCTA RaL~,v~-/ Road LDR MDR RP SEE NOTE VS Future Tustln Commuter Ratt Station GV / NP GV GV GV NON-BASE PARCEL LDR LDR City of Santa Ana CB CB CB CB C Army Reserve Parcet MDR ~ NP ES-a !c y j ! Maitre Moumatn Road LDR LOW DENSITY RESIDENTIAL (I-7 DUIACRE) MDR MEDIUM DENSITY RESIDENT[AL (8-'~5 DU/ACRE)* MHDR MEDIUM HIGH DENSITY RESIDENTIAL (~.G~25 DUtACRE) T/EH TRANSITIONAL/EMERGENCY HOUSING GV GOLF VILLAGE C COMMERCIAL CB COMMERCIAL BUSINESS VS VILLAGE SERVICES CC COMMUNITY CARE LV LEARNING VILLAGE CP COMMUNITY PARK RP URBAN REGIONAL PARK NP NEIGHBORHOOD PARK ES ELEMENTARY SCHOOL 2000 Feet Filename: Land Use Plan.ai; 01/12/01; cb ES-8 HS ELEMENTARY SCHOOL (K-8) HIGH SCHOOL REGIONAL RIDING AND HIKING TRAIL MCAS TUSTIN BOUNDARY IRV~NE/T USTIN/SANTA ANA BO UNDAR¥ MILITARY (FEDERAL PROPERTY) ADDITIONAL ROAD RIGHT-OF-WAY 1. Roadway alignments are conceptual. 2~ Shedec~ areas represent conceptual alternative roadway a~nmem a,ees and in ~temhenge locations. 3. OU= ~ ~ 4. Roads shown in~ca~e mad dght~,way. 5. W'FtJ~in the CitY of Iwine. the de~$1ty within the Me~um ~ Residential designatto~ will '12.5 d~llng ~ per MCAS-TUSTIN REDEVELOPMENT PRO]ECT EXHIBIT q BASE LAND USE PLAN 5. Blight Definitions Section 33492.104 of the Tustin Base Closure Legislation states "For purposes of this article, a blighted area within the boundaries of the Marine Corps Air Station-Tustin Redevelopment Project is an area described in subdivision (a) of Section 33492.102 in which a combination of two or more of the following conditions are so prevalent and so substantial that it causes a reduction of, or a lack of, proper utilization of the area to an extent that constitutes a serious physical and economic burden on the community that cannot reasonably be expected to be reversed or alleviated by private enterprise or governmental action, or both, without redevelopment: "(a) 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 and deterioration, defective design or physical construction, faulty or inadequate infrastructure, or other similar factors. "(b) Factors that prevent or substantially hinder the economically viable reuse or capacity of buildings or areas. This condition may be caused by conditions including, but not necessarily limited to, all of the following: a substandard design; buildings that are too large or too small given present standards and market conditions; and age, obsolescence, deterioration, dilapidation, or other physical conditions that could prevent the highest and best uses of the property. This condition also may be caused by buildings that must be demolished or buildings that lack parking. "(c) Adjacent or nearby uses that are incompatible with each other and that prevent the economic development of those parcels or other portions of the project area. "(d) Buildings on land that, when subdivided or when infrastructure is installed, would not comply with community subdivision, zoning, or planning regulations. "(e) Properties currently served by infrastructUre that does not meet existing adopted utility or community infrastructure standards or the existence of inadequate public improvements, public facilities, and utilities that cannot be remedied by private or governmental action, without redevelopment. "(f) Buildings that, when built, did not conform to the then-effective building, plumbing, mechanical, or electrical codes adopted by the jurisdiction in which the project area is located. "(g) Land that contains material or facilities, including, but not necessarily limited to, materials for aircraft landing pads and runways that would have to be removed to allow development. "(h) Properties that contain hazardous wastes that may benefit from the use of agency authority as specified in Article 12.5 (commencing with Section 33459) of Chapter 4 [of Part I of the CRL] in order to be developed by either the private or public sector or in order to comply with applicable federal or state standards." MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page13 6. Inclusion of Non-Base Territory Section 33321 of the CRL allows the inclusion of lands, buildings, or improvements that are not detrimental to the public health, safety or welfare, but the inclusion of which is necessary for the effective redevelopment of an area of which they are a part. The 4.1-acre parcel that is outside of the Base has been included in the Project Area to ensure effective redevelopment of the area. As indicated in the Reuse Plan EIS/EIR, incorporating this parcel is a logical extension of the reuse planning process.~ The 4.1-acre parcel is contiguous to the Base, is part of the planning area for the Base, and is included in the MCAS Tustin Specific Plan/Reuse Plan. The 4.1-acre site is adjacent to a 27.5-acre parcel that is master planned for residential development. Because it is an integrated part of a larger master planned development, it has been included and analyzed in the Reuse Plan for the Base. For these reasons, the parcel has been included in the Project Area. B. Urbanization Criteria Marine Corps Air Station The Tustin Base Closure Legislation does not address the urbanization requirement for the former Base. Therefore, the general base closure provisions of the Chapter 4.5 were consulted. Section 33492.3 of the military base conversion general provisions states that "For any project area formed pursuant to this chapter, the project area may include all, or any portion of, property within a military base that the federal Base Closure Commission has voted to close or realign when that action has been sustained by the President and Congress of the United states, regardless of the percentage of urbanized land, as defined in Section 33320.1, within the milita-ry base" (emphasis added). Based on Section 33492.3, urbanization findings do not need to be made for MCAS-Tustin. 2. Non-Base Territory Section 33492.102 permits the inclusion of up to 52 acres of territory adjacent to the Marine Corps Air Station-Tustin if this land meets the exiting prerequisites for the establishment of a project area. Therefore, pursuant to Section 33344.5 (c) of the CRL, a description of the adjacent Non- Base Territory which is sufficiently detailed for a determination as to whether the adjacent territory is predominantly urbanized, based on the terms defined in Section 33320.1 of the CRL, is included in this Preliminary Report. Section 33344.5(c) of the CRL requires that a preliminary report include "a description of the project area which is sufficiently detailed for a determination as to whether the project area is predominantly urbanized." Furthermore, Section 33344.5(c) defines predominantly urbanized as follows: "As used in this section, "predominantly urbanized" means that not less than 80 percent of the land in the project area: ~ MCAS Tustin EIS/EIR, page 1-6. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 14 (1) Has been or is developed for urban uses; or (2) Is characterized by subdivided lots of irregular form and shape and inadequate size for proper usefulness and development that are in multiple ownership; or (3) Is an integral part of one or more areas developed for urban uses which are surrounded or substantially surrounded by parcels which have been or are developed for urban uses. Parcels separated by only an improved right-of-way shall be deemed adjacent for the purpose of this subdivision." Section 33344.5(c) states that the urbanized area description shall include at least the following information: · The total number of acres within the project area. The total number of acres that is characterized by the conditions described in Paragraph 4 of Section 33031. (the existence of subdivided lots of irregular form and shape and inadequate size for proper usefulness and developments that are in multiple ownership). · The total number of acres that is in agricultural uses (used for purpose of producing an agricultural product [plant or animal] for commercial purposes). · The total number of acres that is an integral part of an area developed for urban uses. · The percent of property within the project area that is predominantly urbanized. · A map of the project area that identifies the property in paragraphs (2) and (3) and the property not developed for an urban use. Although the 4.1-acre parcel outside of the Base is vacant, it is an integral part of an area developed with urban uses and, as such, is 100 percent predominantly urbanized. As shown in Exhibit 5, the 4.1-acre parcel and the former Base are surrounded on all sides by urbanized uses including commercial, industrial and residential development. Thus, this parcel is adjacent to parcels containing development and is within context of the larger urbanized areas of the cities of Tustin and Irvine. As a single, regularly-shaped parcel, it is not characterized by the conditions described in Paragraph 4 of Section 33031 of the CRL. The Non-Base Territory does not contain any land that is being utilized for agricultural purposes. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 15 C. Physical And Economic Conditions That Cause Blight 1. Substandard Design MCA...q-Tu~tin was the rnnin west coast training and operations site for Marine Corps medium- and heavy-lift helicopter aircrews. As such, the Marine Corps Air Station was designed for the operation and support of military helicopter operations. The Federal Aviation Agency ("FAA") and the City of Tustin concluded that the runways at the Marine Corps Air Station are not suitable for general aviation mainly because the station was not designed for fixed-wing aircraft. In addition, aviation use of the land is restricted, given the impacted airspace resulting from operations at John Wayne Airport. The Federal Aviation Administration has concluded, "Local Orange County resistance and the lack of a sponsor will inhibit civilian (aviation) reuse." Given that reuse of the Marine Corps Air Station for aviation uses will not occur, all of the existing runways and landings will have to be removed. Existing structures are not suitable for civilian non-aviation activities, either because they were designed for a specific military use, require substantial rehabilitation, or are too small for reuse. The City of Tustin has made an initial assessment of the redevelopment potential of larger buildings on the Base as described in the Specific Plan/Reuse Plan.2 These buildings were rated for reuse potential and possible interim use. Approximately 66 percent of the structures surveyed, or 192 of 290 structures, were recommended for demolition as they had little reuse potential. Of the 290 structures, 59 percent, or 171 of 290 structures, were determined not have any possible interim use. Exhibit 10 (before page 46) shows blighting conditions on the Base including buildings requiring rehabilitation and buildings and facilities that require demolition. A large number of existing non-residential structures at MCAS Tustin have been rendered obsolete due to the closing of the base, which ended specific military aviation use for which the buildings were originally designed and constructed. Since many of the military buildings built in the 1940's and 1950's, including the two large Blimp Hangars, were built to support an immediate wartime need of the federal government, they were not designed or intended to be used as permanent structures and as a result reflect little if any remaining economic life. All non- residential buildings at MCAS Tustin are simply and inexpensively constructed rectangular structures, composed of concrete, concrete block, wood frame or a combination of materials. The severe function obsolescence of these structures is incurable given that any future aviation use at the property is prohibited by the adopted of the MCAS Tustin Specific Plan. In addition, since the federal government was not required to comply with locally adopted State Uniform Building, Plumbing, Electrical, Mechanical or Fire Codes, none of the State, County or the City building departments were involved in plan check review or construction inspection at the time the buildings were constructed. Consequently, the base's non-residential buildings are constructed without integrating State fire, handicapped access, occupancy, and other health and 2 The Planning Center: "Marine Corps Air Station (MCAS) Tustin Specific Plan/Reuse Plan", October 1996, Appendix C - Preliminary Building Condition Survey, pages 6-28 through 6-36. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830,003.002/03/11/03 Page 17 safety codes that if not integrated into the original building design, and would require the a future owner of the building to either provide for numerous and expensive retrofits prior to reuse occupancy or to demolish and replace the buildings. Further, the military ceased regular maintenance of these buildings once the announcement of the base's closure in early 1991, which has substantially increased the condition of deferred maintenance at the buildings. In December 2001, the City of Tustin evaluated the economic viability of rehabilitating each non-residential building within the EDC footprint and determined that only three buildings had a potential for such reuse (see Exhibit 6). The functional requirements of the current commercial/business real estate market for this part of Orange County would appear to support, replacement rather than significant retrofit/rehabilitation of the functionally obsolete military buildings at the property. Many of buildings were determined to be unsuitable for civilian use because they were designed specifically to support military functions. Such buildings (shown in Plates 1 and 2) include fueling stations, maintenance shelters, fuel storage facilities, and hazardous material lockers. Other buildings were determined to have little re-use potential because they require significant rehabilitation or have limited civilian re-use potential due to design limitations. Such buildings include storage facilities, bunkers, warehouses, and storage lockers. A subsequent analysis of rehabilitation potential of 131 of the non-residential structures that were part of the economic development conveyance to the City of Tustin was conducted in 1997.3 Of the 131 buildings, only three (or 2.3 percent) were identified as possible rehabilitation candidates. These findings are summarized in Exhibit 6. The housing units at MCAS-Tustin were designed to military architectural standards. As such, they lack design treatments and amenities that are found in private market housing. Family housing units, depending on age, condition, and financial feasibility, will need to be upgraded or replaced so that housing areas can be integrated with surrounding communities and be marketable in the private sector. Possible upgrades might include, but would not be limited to, new roofs, windows and sash treatments, paint and landscaping improvements. Plate 3 provides examples of the condition of family housing units. Similarly, the design and construction of the family housing units reflected the limited functional requirements that were intended to meet a military rather than a civilian need. While reuse of these units may be possible, it is not likely to be feasible or practical to correct the high level of market obsolescence and deferred maintenance necessary to reuse the units. Examples of the units' functional deficiencies include, but are not limited to remote master metering of water, gas and electric utilities, single sewer connections serving multiple units (a violation of City code), failure to meet State handicapped accessibility requirements, failure to meet State fire code requirements, and substandard construction methods and materials in regard to State and local building code requirements. The problems related to reuse of the residential units are further exacerbated like those described above for non-residential buildings, in that the units were designed and constructed in disregard for State and local Building and Fire Codes, and would require significant code compliance redesign and construction upgrades and prior to occupancy. Many of the units have been identified as containing lead-based-paint and/or asbestos containing materials, and were identified 3 Non-residential structures that were conveyed, or expected to be conveyed, to entities other than the City of Tustin, were excluded from this analysis. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 18 C. Physical And Economic Conditions That Cause Blight 1. Substandard Design MCA~-Tustln was the main west coast training ancl operations site {or Marine Oorps mecllum- and heavy-lift helicopter aircrews. As such, the Marine Corps Air Station was designed for the operation and support of military helicopter operations. The Federal Aviation Agency ("FAA") and the City of Tustin concluded that the runways at the Marine Corps Air Station are not suitable for general aviation mainly because the station was not designed for fixed-wing aircraft. In addition, aviation use of the land is restricted, given the impacted airspace resulting from operations at John Wayne Airport. The Federal Aviation Administration has concluded, "Local Orange County resistance and the lack of a sponsor will inhibit civilian (aviation) reuse." Given that reuse of the Marine Corps Air Station for aviation uses will not occur, all of the existing runways and landings will have to be removed. Existing non-residential structures are not suitable for civilian non-aviation activities, either because they were designed for a specific military use, require substantial rehabilitation, or are too small for reuse. The City of Tustin has made an initial assessment of the redevelopment potential of larger buildings on the Base as described in the Specific Plan/Reuse Plan.2 These buildings were rated for reuse potential and possible interim use. Approximately 66 percent of the structures surveyed, or 192 of 290 structures, were recommended for demolition as they had little reuse potential. Of the 290 structures, 59 percent, or 171 of 290 structures, were determined not have any possible interim use. Exhibit 10 (before page 46) shows blighting conditions on the Base including buildings requiring rehabilitation and buildings and facilities that require demolition. A large number of existing non-residential structures at MCAS Tustin have been rendered obsolete due to the closing of the base, which ended specific military aviation use for which the buildings were originally designed and constructed. Since many of the military buildings built in the 1940's and 1950's, including the two large Blimp Hangars, were built to support an immediate wartime need of the federal government, they were not designed or intended to be used as permanent structures and as a result reflect little if any remaining economic life. All non- residential buildings at MCAS Tustin are simply and inexpensively constructed rectangular structures, composed of concrete, concrete block, wood frame or a combination of materials. The severe functional obsolescence of these structures is incurable given that any future aviation use at the property is prohibited by the adopted of the MCAS Tustin Specific Plan. In addition, since the federal government was not required to comply with locally adopted State Uniform Building, Plumbing, Electrical, Mechanical or Fire Codes, none of the State, County or the City building departments were involved in plan check review or construction inspection at the time the buildings were constructed. Consequently, the base's non-residential buildings are constructed without integrating State fire, handicapped access, occupancy, and other health and 2 The Planning Center: "Marine Corps Air Station (MCAS) Tustin Specific Plan/Reuse Plan", October 1996, Appendix C - Preliminary Building Condition Survey, pages 6-28 through 6-36. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 19 0 Z; 0 0 0 0 0 PLATE 1 Line Maintenance Shack - Built in 1967. Identified as being in poor condition and recommended for demolition in the Reuse Plan. Storage Building - built in 1942. Identified as being in poor condition and recommended for demolition in the Reuse Plan. Marine Corps Air Station - Tustin Redevelopment Project Preliminary Report PA0302016:TUS:DVB:gbd 19830.002.007/02/25/03 Page 25 PLATE 2 Storage Building - built in 1943. Identified as being in poor condition and recommended for demolition in the Reuse Plan. Marine Corps Air Station - Tustin Redevelopment Project Preliminary Report PA0302016:TUS:DVB:gbd 19830.002.007/02/25/03 Page 26 PLATE 3 Typical family housing units. These units require upgrading or replacement. Typical bachelor housing units. As with the family units, these would require significant upgrading or replacement. Marine Corps Air Station - Tustin Redevelopment Project Preliminary Report PAO302016:TU S: DVB:gbd 19830, 002.007/02/25/03 Page 27 Buildings, That When Built, Did Not Conform to the Then-Effective Building, Plumbing, Mechanical, or Electrical Codes Adopted by the Jurisdiction in Which the Project Area is Located The Building Division of the Tustin Community Development Department conducted an inspection of MCAS-Tustin housing units to determine the status of the units with regard to compliance with local, state and federal building laws in late 1993. The findings of these inspections are presented in the "MCAS-Tustin Family and Bachelor Report," prepared in March 1994. The inspection determined that, while Base housing units were designed and constructed in conformance with the Uniform Building Code applicable during the time of construction, all housing units require modifications to correct building safety related deficiencies. These modifications include, but are not limited to, a lack of smoke detectors, non-conforming handrails and guardrails, and inadequate seismic bracing of water heaters. The most serious deficiency is the lack of a fire sprinkler system in the barrack units. The Community Development Department estimated the costs of making the necessary building and fire code corrections would be $3,728,705, or $1,490 per unit (in 1993 dollars). . Land that Contains Materials or Facilities that Would Have to Be Removed to Allow Development As mentioned earlier, in order to facilitate the transition of the Marine Corps Air Station to civilian uses, the existing airfield paving and runway surfaces must be removed (Plate 4). MCAS-Tustin possesses approximately 220 acres of airfield paving. Helicopter facilities, including runways, practice pads, and parking aprons, will also need to be removed to allow for the reuse of the property. In addition, there are nearly 2,000,000 square feet of building floor area, net of residential property, on the Base. Of these 2,000,000 square feet of building floor area, 692,253 square feet have been identified for demolition due to substandard construction or poor condition.4 [Remainder of page left blank] 4 MCAS Tustin Specific Plan/Reuse Plan, October 1996, Appendix C. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 28 PLATE 4 Extensive runways, taxiways and aprons (approximately 220 acres) in poor condition that must be removed to allow re-use of the property. Marine Corps Air Station - Tustin Redevelopment Project Preliminary Report PA0302016:TU S: DVB:gbd 19830.002.007/02/25/03 Page 29 4. Hazardous Wastes Like many military facilities, MCAS-Tustin has been a user of hazardous materials. The types of chemical materials used and hazardous materials generated at the Base were mainly petroleum- based products including waste oils, hydraulic fluids, fuel products, solvents and bags containing these substances. Other hazardous wastes that were generated to a lesser amount include paint, antifreeze, paint thinner, aerosol paint cans, asbestos, and sludge from the cleaning of tanks and fuel filters. The Department of the Navy has implemented environmental restoration programs in response to the presence of hazardous substances for MCAS-Tustin. There are two major environmental programs: The Installation Restoration Program (IRP) and the Compliance Program. Both programs are designed to ensure that the management, on-going abatement and monitoring of hazardous materials is conducted in a proper and safe manner. Since 1994, the United States Marine Corps and Navy have actively pursued environmental remediation at MCAS Tustin. At present, the Navy reports that it is approximately 85% completed with this effort but it may take 60-100 years for all of the known contamination to be remediated at MCAS Tustin. The Navy is required to comply with Base Closure law in completing the necessary Finding of Suitability to Transfer (FOST) and Finding of Suitability to Lease (FOSL) documents to support the transfer of property to the City of Tustin for civilian reuse. The Navy's FOST documents certify that the property transferred by deed is suitable for reuse to be implemented, as identified in the approved Reuse Plan for MCAS Tustin. The Navy's FOSL documents certify that the leased property can be reused for the purposes identified in the Reuse Plan, but with certain restrictions or conditions. Regardless of the Navy's past efforts or timing to complete remaining remediation at MCAS Tustin, the property's past and-remaining military soil and groundwater contamination will create a stigma (that does not exist at competing, civilian non-base property in the area) that will negatively impact the civilian reuse, marketing and development of the former base property. IRP The IRP identifies, assesses, characterizes, and provides remediation or manages contamination from past hazardous waste disposal operations and hazardous material spills. The Compliance Program addresses solid and infectious waste management, surface water/groundwater discharge, hazardous materials/waste management, air emission, storage tanks, oil/water separators, wash areas/grease racks, fuel line closure, well abandonment/destruction activities, polychlorinated biphenyls (PCBs), asbestos-containing material (ACM), radon, and lead-based paint (LBP). IRP sites at MCAS-Tustin have been investigated, and comprehensive risk assessments have been conducted. Sixteen areas were initially identified as potential IRP sites. Seven sites were identified as requiring a Remedial Investigation/Feasibility Study (RI/FS) under the IRP and eight sites were identified for Expanded Site Inspections. The remaining site, an alleged blimp- construction wood disposal area received a No Further Action (NFA) determination since investigative findings and document searches indicate that the site did not exist. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 30 Based upon further investigation and/or remediation actions, several areas were identified as needing further action and/or on-going monitoring: IRP-1 IRP-1, known as the Moffett Trenches and Crash Crew Burn Pits, has been extensively investigated since 1983 and a number of remedial actions have occurred. This site consists of shallow landfill trenches and burn pits constructed for firefighter training. Municipal solid waste and industrial waste (including paints, oils, solvents, and perhaps PCB-containing transformers) were reportedly disposed of in the trenches. Flammable liquids burned in the burn pits consisted primarily of jet fuel, but also reportedly included oils, fuels, solvents, lacquers, primers, and various chemicals. In the early 1980s, much of the site was removed and backfilled with clean material. The remaining landfill is within the groundwater table, which slows the decomposition process and diminishes the amount of gas that may be released. Jamboree Road was widened and reconstructed and now covers approximately 90 percent of the site. The principal contaminants detected were petroleum hydrocarbons, volatile organic compounds (VOCs), semivolatile organic compounds, and to a lesser extent, metals. The majority of site-related contamination is in subsurface soil and groundwater in the first water bearing zone (WBZ). Groundwater flows in a southwest direction toward Peters Canyon. Groundwater flow is slow enough that no appreciable amount of groundwater flows from the site; however, groundwater is tested quarterly to insure that it continues to meet State of California Regional Water Quality Control Board (RWQCB) requirements. Estimated human health risks associated with residential use of the groundwater from the first WBZ are above the USEPA's acceptable excess cancer risk range. Institutional controls, such as deed restrictions and maintenance of the containment wall, long-term groundwater monitoring have been identified as components of the remedial action for the site. A Record of Decision (ROD) was signed by the Navy in December 2001 selecting a containment remedy for the site that is supportive of the site's planned reuse as a roadway. Once it is determined that the remedy is "in place and effective", the site will be transferred to the City of Tustin. IRP-3 IRP-3, the Paint Stripper Disposal Area, operated from 1967 until September 1998. Several buildings at this site have been used for chemical storage, painting, and paint- stripping operations with four areas used for waste disposal. Solvents, paint stripper, and battery acids were reportedly poured directly onto the ground outside the painting and storage buildings. Trichloropropane (TCE) was found in both soil and groundwater during site investigations. Two plumes of hazardous waste were identified. Estimated health risks with residential exposure to soil were found to be within the USEPA's acceptable range. However, estimated human health risks associated with residential use of groundwater are above the USEPA's acceptable limits. Modeling for groundwater indicates the VOC plumes will continue to migrate down gradient and off-site at concentrations above the maximum contaminant level for drinking water in both WBZs and that TCE in soil may act as a contributing source of groundwater contamination. A MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 31 ROD requiring the Navy to conduct hydraulic containment, groundwater extraction and treatment is scheduled for May 2003 IRP-12 IRP-12, known as Drum Storage Area No. 2, operated from the mid-1960s to 1975. IRP- 12 contains three subareas where various solvents, crankcase oil, and hydraulic fluids are reported to have leaked from storage drums and containers. TCE was found in both soil and groundwater at this site, which likely was from past surface spills or leaky containers. Soil contamination exists to a depth of approximately 25 feet below ground surface and estimated health risks associated with residential exposure were found to be below the acceptable USEPA level. However, modeling shows that under pumping conditions, TCE in soil may act as a continuing source of groundwater contamination. Two VOC plumes have been identified in the first permeable WBZ and a much smaller VOC plume has been identified in the second permeable WBZ. The plumes consist primarily of dissolved TCE with trace amounts of other chlorinated VOCs. Estimated human health risks associated with residential use of groundwater from the first WBZ are greater than the USEPA acceptable level. Groundwater monitoring indicates that VOC plumes will continue to move down gradient in the future and will mingle with the plumes of IRP-3. A ROD requiring the Navy to conduct hydraulic containment, groundwater extraction and treatment is scheduled for May 2003. IRP-13 IRP-13, Drum Storage Area No. 3, is divided into three parts: IRP-13 East, IRP-13 West, and IRP-13 South. IRP-13 East and IRP-13 West are now recommended for no furt-I~er action. The IRP-13 South site consists of two areas: Temporary Storage Area (ST)-72 and Miscellaneous Wash Area (MWA)-18. TCE and 1,2,3 - trichloropropane (TCP) were found in both soil and groundwater at this site. The plumes at IRP-13 South consist primarily of dissolved TCP and TCE with tract amounts of chlorinated VOCs. Estimated human health risks associated with residential use of groundwater from the first WBZ are above the USEPA acceptable level. Groundwater modeling indicates the VOC plumes will continue to migrate downgradient and off-site at elevated concentration in both the first and second WBZs. The development and evaluation of remedial alternatives such as monitored natural attenuation, hydraulic containment, groundwater extraction and treatment, permeable reaction walls, and vacuum enhanced extraction and treatment has been recommended. A preferred remediation alternative has not yet been identified for the site. A gasoline additive, methyl ter-butul ether (MTBE), was also detected in several IRP-13 South wells during the post-remedial investigation groundwater monitoring. The source of the MTBE plume was identified as a former service stati°n located northwest of IRP-13 South. The extent of the MTBE plume is being determined by ongoing investigation. Results of the investigation may impact the evaluation of remedial alternatives for IRP-13 South if the MTBE plume mingles with other plumes in the area. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 32 The Compliance Programs Numerous compliance programs are currently in place to ensure that waste management practices are conducted in a manner that protects human health and the environment. It should be noted that many of the compliance programs allow for on-going clean-up after the Base has been transferred. For example, redevelopment of the Project Area will likely require the evaluation, and remediation of hazardous materials associated with the demolition or reuse of structures containing asbestos-containing materials (ACM) or lead-based paint. Asbestos surveys performed at MCAS-Tustin revealed that 77 buildings are known to contain ACM.5 ACM that is known to be damaged will be abated in accordance with proper asbestos removal procedures prior to transfer. If the property is transferred, future management of ACM would be the responsibility of the transferee, who would be required to manage the ACM in accordance with applicable laws and regulations. Any subsequent ACM removal or remediation due to renovation or demolition will be the responsibility of the developer. Housing constructed at MCAS-Tustin before 1978 has been inspected by the DON for lead-based paint and associated hazards and is restricted from residential use. Non-residential buildings built or maintained before 1980 are assumed by DON to contain lead- based paint. Lead-based paint in non-residential buildings would be maintained and transferred in good condition, but would not be abated prior to transfer.6 Therefore, an on-going program to maintain, monitor, and abate lead-based paints in buildings in the Project Area will be required. The location of hazardous waste sites is illustrated on Exhibit 7. "Final Environmental Impact Statement (FEIS)/Final Environmental Impact Report (FEIR) for the Disposal and Reuse of Marine Corp Air Station (MCAS) Tustin" (Final EIS/EIR), page 3-116, Volume I, December 1999. Op. cit., page 3-116. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 33 EDtNGER AV WARNER DYER RD SCCRA/OCTA RAILWAY OU-3 BARRANCA PKWY MOFFETT AV 1 3 12 13E 13S MDA sITE AREA ou srm A~EA: OU-1 OU-3 REUSE PLAN AREA BOUNDARY MOFFETT TRENCHES AND CRASH CREW BURN PITS PAINT STRIPPER DISPOSAL AREA DRUM STORAGE AREA NO. 2 ...... "T~7,,~,'''~ A,";,"'~ ,';C,. 3 ~A~T (SEE NOTE) TEMPORARY STORAGE AREA 72 AND MISCELLANEOUS WASH AREA NO. 3 WEST ,C~U,;~ STO,";~,C-"' ,~,,'";~ ,%'0.3, ';;.'-ST (SEE NOTE) ............................ (SEE NOTE) EXTENT OF GROUNDWATER REMEDtATION AREAS ~, ~,~, u, ~,~,,,, vn .~v, ~,,,,~v,i. ~,,,~,AT'IO?~ AC~ (SEE NOTE) EXTENT OF SOIL AND GROUNDWATER CONTAMINATION AND HISTORIC DISPOSAL AREAS NOTE: IRP-13E, IRP-i3W, OU-2, AND MDA-02 HAVE BEEN RECOMMENDED FOR NO FURTHER ACTION. SourCe: DON 1998a end 1999d 0 2000 Feet Hazardous $ites.ai; 02/08/01; cb MCAS-TUSTIN REDEVELOPMENT PROJECT EXHIBIT 7 - Hazardous Waste Sites 5. Properties Currently Served by Infrastructure that does not Meet Existing Adopted Utility or Community Infrastructure Standards or the Existence of Inadequate Public Improvements, Public Facilities and Utilities that Cannot be Remedied by Private or Governmental Action, without Redevelopment Infrastructure and utilities at MCAS-Tustin represent a major constraint on the effective reuse of the military Base. The infrastructure system of the Base was built incrementally over a 50-year period to serve the military installation and its mission and is obsolete. There is limited reuse potential for the sewer, water, electrical gas, telephone and cable TV utilities on Base, and these utilities will require substantial upgrading or replacement. All utilities and storm drains are owned by the City of Tustin (as of May 2002). Most of the system service accounts have been terminated and the systems no longer function. The circulation system will have to be redesigned and upgraded to provide adequate internal circulation and accessibility to the regional transportation system.? At the time of closure, development at MCAS-Tustin consisted of approximately 250 structures with 2,183,956 square feet of non-residential building space, 1,537 attached family housing units, and 966 barracks housing units.8 As shown in Exhibit 5, large portions of the former Base were devoted to agricultural uses. Development was deliberately keep to Iow heights and density levels due to the types of activities and the need to maintain unobstructed flight paths for aircraft over much of the Base. In contrast, the levels of development anticipated in the Project Area, while consistent with surrounding communities, will be much higher than the existing level of development. The Reuse Plan allows for up to 4,601 dwelling units9 - 3 times the number of family housing units and twice the number of total units (including the barrack units). The amount of open space will be much lower under the Reuse Plan. Only 22 percent of the land at the former Base has been designated for parks, public right-of-way, and school/institutional uses. Thus, the infrastructure needs in the Project Area will be much more intense to serve institutions, residents, and businesses adequately. The capacity of water, sewer and other services and systems must be much larger, the circulation system enlarged, and utility services must be provided in areas that are currently either agricultural fields or aircraft runways and taxiways. A comparison of key infrastructure data for the Base in 1992 and the level of development anticipated in the Reuse Plan is illustrated in Table 1. Final EIS/EIR, Chapters 3.3, 3.4 and 3.10. MCAS-Tustin Specific Plan/Reuse Plan, October 1996, page 1-9. Op. Cit., page 2-2, Table 2-1. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 35 Table 1' Comparison of Utility System Capacity Demand - MCAS Tustin vs. Reuse Plan System MCAS-Tustin Reuse Plan Baseline (1992) Total Demand Solid Waste 4,688 tons 37,000 tons Electricity 27.9 kWh 158.0 kWh Gas 103.5 MCF 836 MCF Potable Water 1.3 million GPD 2.8 million GPD kWh = Million kilowatt hours MCF = Million cubic feet GPD = Gallons per day Source: MCAS Tustin EIS/EIR, Sections 3.3 and 4.3 As can be seen from the above table, the utility system demands for the former Base are considerably higher than the demand for the same services while the Base was in military use. The capacity of the existing systems will need to be expanded considerably in terms of volume, and distributed over the entire base. Circulation The current on-site circulation system is primarily designed for internal military mission-related use and does not provide for through traffic. The Base circulation system was designed solely for the internal circulation needs of Base military personnel and was not developed to integrated with the. -- regional transportation system. Access was limited to three entrance points controlled by military personnel on the west and south ends of the Base, and is now limited to only one entrance controlled by local or Tustin security on the west side of the former Base. Roadways on the former Base and within the Project Area consist primarily of, but are not limited to, Moffett Drive and Severyns Road ( Exhibit 8 ). The design of the current circulation is inadequate for new development and existing roadways do not meet public street standards for the City of Tustin. For example, street curbs, sidewalks, street construction/design speeds, traffic signs, and street lighting have been designed to support military activities and civilian circulation purposes. The capacity of the existing circulation system on-site is limited, and cannot accommodate increased traffic resulting from a transition to non- military uses. In addition, as development occurs, private streets will be required throughout the Project Area. Per the analysis conducted for the Reuse Plan~°, the following circulation improvements are required (see Exhibit 9). Jamboree Road - construction of grade-separated interchanges at Edinger Avenue and Barranca Parkway; removal of bike lanes and sidewalks. Redhill Avenue - upgrading with the addition of lanes to this major arterial road. l0 MCAS - Tustin Reuse Plan/Specific Plan, Chapter 2.5 MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 36 Tustin Ranch Road - extension of major arterial roadway through the Project Area and construction of major interchange at Edinger Avenue. Warner Avenue - extension of major arterial roadway through the Project Area. Edinger Avenue - increase existing roadway width to upgrade to a Major Arterial classification. Harvard Avenue - widening of primary arterial right-of-way to accommodate widening of intersecting streets and addition of sidewalks. Valencia North and South Loop Roads - construction of new secondary arterial loops to connect major streets that currently approach but do not transect the Project Area. East and West Connectors - construction of two secondary arterial roads that connect the Valencia North and South Loop Roads to existing streets. These major roadway construction and improvement projects represent significant changes to circulation in the Project Area. [Remainder of page left blank] MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 37 TESSIER ST. MOFFETTAV Source: MCAS Tustln Special Area Circulalion Study, Dames & Moore, 1993 BARRANCA PKWY 3000 feet REUSE PLAN BOUNDARY Filename: Existing Roadway. ai; 02/08/01; cb MCAS-TUS'I-JN REDEVELOPMENT PRO.1ECTI EXHTBI-I' 8 - Existing Roadway NetworkI SCRRA/OCT~ iRA ! L'ROAD WESI CONNE.CTOP,7 EDINGER ROAD X ~ ST t NC --// WARN£R VAL ENO b~ SOUTH · 8-Lane Major Arterial Secondary Local Coliector Sl,ee~ Local Street Existing Bus Stops~u~nout Pjoposed Bus Slops EXIST Filename: Proposed Roadway. ai; 03/11/03; cb \ U&L. ENC J A LOOP T£ Il Il t I1~ 1I i'~ Proposed Bus Turnouts i'~ Existing or ProPosed Signals [=~ J Glade Separated o~ Interchange i."i~j ,nte,changelOverpass i~ Base Boundary :~.~ SpeCific Pton Boundary * B~se bound~w along the $~m8 An~ t $~nt8 Fe Channel is 8tong the north side al lhe channel between EdJnger 8nd lhe Ch~nnd. MCAS-TUSTIN REDEVELOPMENT PROJECT EXHIBIT 9 PROPOSED ROADWAY IMPROVEMENTS Water System Potable water service is not available at the former Base, though it was previously provided by the Irvine Ranch Water District (IRWD). The former Base has an extensive distribution system that ex[ends around lis perlme[er includes two Ceecler mains thai cross [brough [he cen[er of [he Base. The primary transmission main runs northeast to southwest and connects the 54 inch Irvine feeder main in Barranca Parkway with a 12 inch main in Edinger Avenue. An 18-inch high pressure "Navy Line" provides higher demand fire flow backup and a secondary connection to the regional distribution system. Private distribution lines from IRWD metered water connections to points of service or buildings are now either owned by the City of Tustin or retained by the Department of the Navy pending future property disposition. Since the distribution system is not operated by a public utility, potable water cannot be currently guaranteed. Additionally, inadequate capacity, age and poor connection of the water system limit its reuse potential for future private development. Undersized meters at most service connections prevent the Base water system from meeting basic fire flow demand requirements. Inadequate service, compounded by undersized flow restricting meters, prevents compliance with minimum fire flow delivery requirements. Existing water mains would need to be abandoned. Existing distributing systems already in place in housing areas would not be connected to the proposed backbone system as private facilities, unless the lines were accepted by IRWD. Service connections to new development would be provided through a new backbone system and from existing water mains in adjacent roadways. The proposed backbone of the water system will follow the proposed arterial roadway system, providing service areas with multiple sources of supply. - Sewer System The overall existing sewer system is considered to be in poor physical condition. The primary sewer lines are over 50 years old and operated at capacity when supporting the previous military use. Portions of the system, including most of the family housing, do not use gravity flows, but rather, rely on a pumping station to convey waste water over 12,000 feet to a point of discharge into the Orange County Sanitation District (OCSD) system at the western perimeter of the former base. There is no additional capacity for new development. As a result, the existing sewer system is considered to have limited reuse potential. It is proposed that most existing systems be replaced and service be provided to developments through connections to a new backbone sewer system if accepted by the local sewer agency. Storm Drainage The existing on-site storm drain system is composed of a series of underground storm drainpipes and open earthen ditches. The existing system collects most of the Base runoff and discharges it into either the Peters Canyon or Barranca channels. While the existing storm drain channels are capable of accommodating runoff from the existing Base uses, the system cannot accommodate increased run-off that would occur with the more intensive development that is anticipated. The MCAS - Tustin Redevelopment Plan Preliminary Report Pa0302016:tUS:DVB:gbd 19830.003.002/03/11/03 Page 40 existing system will need to be improved in order to accommodate flows from 25-year and 100- year storm events. Development would necessitate an improved storm drain system to replace the existing system. The proposed storm drain facilities will need to be designed to protect areas, particularly those susceptible to flooding, located in the southeast portion of the Base. The proposed storm drain plan would include replacing the current system with a backbone system that follows the alignments of the future arterials on the Base, including Valencia Loop Road, Armstrong Avenue and Warner Avenue. The system will include five major on-site drainage areas with mainline facilities, as well as improvements to the Barranca Channel, the Santa Ana/Santa Fe Channel and the Peters Canyon Channel. Additional in-tract drainage facilities will also need to be developed. Electric System The existing system is served by Southern California Edison (SCE) distribution lines located on Red Hill Avenue, Barranca Parkway, Edinger Avenue, and Warner Avenue around the perimeter of the Base. The feeder from Red Hill Avenue is constructed as an overhead wood pole line. The feeders frOm Barranca, Edinger, and Warner Avenues are underground. Service from points of utility company connections to individual buildings are accomplished through use of both overhead and underground facilities. The majority of the on-site distribution system has been transferred to the City of Tustin with a small portion retained by the Department of the Navy pending future property disposition. The existing electrical distribution system was considered to be "functional" for purposes of providing service to a military installation and mission. As it presently exists, the system contains infractions ~f California Electric Codes and has been determined inadequate to serve new development. Design of modern industrial parks and planned unit developments such as that proposed in the Specific Plan/Reuse Plan requires consideration of optimal sizing and operation of system components. The number of feeders, utility service points, receiving station transformer capacity, system protection, and operational requirements determine the optimal service voltage. Construction of an underground distribution system is also consistent with City standards and systems provided in other modern community planned unit developments. Natural Gas System Prior to 1974, MCAS-Tustin did not have a natural gas system, and fossil fuel energy requirements were provided by fuel oil. In 1974, a natural gas system was added on the site. This system was a underground steel piping distribution system, with some segments of the original system replaced with plastic piping. The existing natural gas system consists of service to the Base by a gas utility provider through a series of eight master meters located around the perimeter of the Base. The feeder lines to the meters and the meters themselves are maintained by the local gas utility company, with the City of Tustin owning and maintaining a majority of the natural gas piping distribution system on the Base from the outlet of the master meters to the end usage points. A small portion of the system has been also retained by the Navy pending future property disposition. The gas was distributed to the various end usage points and, in some cases, was again metered at the individual buildings. MCAS - Tustin Redevelopment Plan Preliminary Report PAO302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 41 Typically these sub-meters were located at housing facilities but in some cases individual housing units were not individually metered. The existing natural gas distribution piping system is of a radial design with pipe line size being continually reduced in relation to the distance from master meter locations. The gas distribution areas served by the master meters is also segmented and not interconnected. This design limits the system reliability and flexibility for expansion or development. For example, adding an additional significant natural gas load at the end of the pipes from any of the master meters could not be done. The existing distribution mains and lateral lines are too small to handle sufficient additional load. In addition, if a gas line leak occurs at any point, the entire area served by that master meter would have to be taken out of service in order to effect repairs. In fact, the City, in managing the existing gas distribution systems, has had to discontinue service due to public health and safety concerns. A new looped system would provide adequate capacity for the maximum build-out of the Specific Plan/Reuse Plan. New backbone distribution lines would be installed underground per City standards at the same time as on-site arterial highways are constructed. Telecommunications Telephone service to the former Base has been terminated but had previously been provided by Pacific Bell connections from a wire center on Irvine Center Drive in the City of Irvine. All ducts, pull boxes, and other structural facilities were constructed by the military but are now owned by the City of Tustin. The existing telephone system provided potential service to former operational areas on the Base separate from services to family housing areas. The majority of the system does not meet current industry standards. Depending on location, and to meet modern qualifying of service considerations, services in numerous locations will need to be rerouted to closer telephone switching stations. Based on occupancy cable reinforcements may have to occur in distribution cables and inside wire. If occupants have local area network data requirements, rewiring and/or reinforcement of inside wire will be needed. Duct banks may also need to be replaced to correspond to new roadway alignments. In addition, some cable routes and buildings are served by aerial cable, rather than underground. Per City standards, undergrounding of all utilities will be an investment needed. No fiber optic cable or fiber distribution frame exists on the Base. The uses envisioned by the Specific Plan/Reuse Plan will require a response to customer desires in this market place for higher speed computer access to Internet Service Providers, telecommunications access for all employers' computer systems, and long distance access for switched video service and high speed fax. Other services in development stages that will require uninterrupted access to data services will be in demand. However, a fiber optic backbone will be necessary to support these types of services. There is fiber cable for cable systems in the vicinity of the northeast border of the Project Area. However, there is still concern that an existing fiber trunk system in the vicinity cannot support extension of a distributor system to new development at MCAS-Tustin for provision of expanded cable TV services. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 42 D. Blight Summary, Burden on the Community, and Need for Redevelopment Under Section 33492.104 of the CRL, a blighted area within the boundaries of the Marine Corps Air Station-Tustin Redevelopment Project is an area in which the combination of two or more conditions described in Section 33492.104 are so prevalent and substantial that it causes a reduction of, or lack of, proper utilization of the area to such an extent that is constitutes a serious physical and economic burden on the community which cannot reasonably be reversed or alleviated by private enterprise or governmental action, or both, without redevelopment. This section of the Report summarizes the conditions detailed in Section 33492.104 documented above and describes the burden on the community that cannot be alleviated without redevelopment. Physical and Economic Burden on the Community The conditions in the Project Area that cause blight include: · substandard design; · buildings that when built did not conform to the then-effective building codes adopted by the jurisdiction in which the Project Area is located; · land that contains materials or facilities that would have to be removed to allow development; · hazardous waste; · properties currently served by infrastructure that does not meet existing adopted utility or community infrastructure standards, and; · the existence of inadequate public improvements, public facilities and utilities that cannot be remedied by private or governmental action, without redevelopment. These conditions create a serious potential burden on the health, safety and economic stability of the community. Each of these conditions, as it relates to the Project Area, is described in the following paragraphs. The conditions that can be illustrated are shown on Exhibit 10. Structures of substandard design located on the Base represent a potential burden to the community since they would be difficult to lease or sell, may generate little or no property taxes and in some instances may have the potential to be environmentally unsafe. Vacant and substandard buildings would become community eyesores, unless put to reuse, that would negatively impact the surrounding area. As stated earlier, approximately 66 percent of the structures surveyed, or 192 of 290 structures, have little reuse potential and are recommended for demolition. In terms of structures that did not and do not conform to applicable building codes, the Base housing stock will require substantial modification to correct building safety- and code-related deficiencies and in some cases, complete replacement. The estimated cost of making necessary building and fire code corrections is $3,728,705, or $1,490 per unit (in 1993 dollars). Given the original inspections of the housing stock did not include testing in conformance with EPA regulations and did not analyze costs to correct maintenance/construction problems, or enhance the exterior appearance of units to meet private market expectations, or improve the appearance MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 43 of ground nor upgrade utility systems, the expected costs to upgrade Base housing units for civilian reuse or replace units will be substantial. A number of facilities will have to be removed to allow the effective private sector reuse of the Base. Approximately 220 acres of airfield paving and runway surfaces will have to be removed, and of the existing 2 million square feet of building space, at least 692,253 square feet have been identified for demolition, due to substandard construction or poor condition. Given the enormous effort involved in removing such a large amount of paving and structures, it is unlikely the private sector could economically undertake this effort. The continued presence of runways, landing pads, and unusable structures would make large portions of the Base unusable to the private sector and would result in a burden to the community. While most hazardous materials identified on the Base have been removed or otherwise remediated, there are significant on-site plumes of contamination in soil and groundwater that will require long-term operation, management and monitoring. In addition, there are buildings that contain asbestos and lead paint. On-going monitoring and abatement programs will be required to insure that these materials are properly handled and to protect the environment in and around the Project Area. Infrastructure and utilities at MCAS-Tustin will represent a major constraint to the private sector reuse of the Base. The analysis contained in The Specific Plan/Reuse Plan indicates that the Base infrastructure system was built incrementally over a 50-year period and was designed to accommodate military uses. As such, it is poorly designed and unable to accommodate civilian reuse. All utility systems will require substantial upgrading or replacement.~ The circulation system will have to redesigned and, in most instances, replaced to provide adequate internal circulation and accessibility to the regional transportation system. The economic impacts of the closure of MCAS-Tustin have been significant. Under baseline operation, MCAS Tustin had a payroll of greater than $51 million for 4,105 active duty military and 384 civilian personnel. Expenditures to the local economy based on payroll, given a multiplier ratio effect of 1.75 to 2.75, represented a contribution of $121 million to $173 million. Indirect employment based on baseline military and civilian employment is estimated an approximately 2000 jobs generated in the regional economy. This loss of jobs and expenditures had had a negative impact on the local economy as most expenditures from the Base (including purchases of goods and services and payroll) were made locally. These figures were derived using a total local area multiplier of 1.25 for civilian jobs and 0.26 for military jobs. Realizing that these figures take into account a number of assumptions, and the relationship of military jobs to associated civilian jobs is not straightforward, the figure of 2,000 jobs lost represents a useful working assumption and an indication of the order of magnitude of the loss rather than a precise data point.12 The conditions just described, when combined, are substantial and prevalent throughout the Project Area, and unless mitigated through redevelopment efforts, will cause a reduction of, or lack of, proper utilization of the area to such an extent that it will constitute a serious physical and economic burden on the community. ~ MCAS Tustin Specific Plan/Reuse Plan, October 1996, pages 1-18. 42 MCAS Tustin EIS/EIR, pages 4-23 and 3 - 34. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830,003.002/03/11/03 Page 44 Conditions Which Cannot Reasonably Be Expected To Be Reversed or Alleviated by Private Enterprise or Governmental Action, or Both, Without Redevelopment The conditions described above cannot reasonably be expected to be reversed or alleviated by private enterprise or governmental action, or both, alone without redevelopment because of the significant costs associated with the elimination of existing site conditions, and because of limited financial resources available to the City. The need for redevelopment is due to the current state of the former Base that, while suitable for military operations, is not suitable for civilian reuse. Because of the serious inadequacies of the MCAS-Tustin site, it is unlikely that a single developer or individual developers would have the capabilities or resources to clear the site of runways and structures that cannot be reused or to provide the infrastructure required for new development without assistance. Private development in the Project Area will be hindered by the risks associated with investment in a closed military base. In analyzing potential sites for development, the private sector reviews the costs and issues attendant to each site in relation to the potential revenues from the site and compares these to alternative sites. An area with inadequate infrastructure and unusable facilities (such as runways and substandard buildings) will have higher costs and more significant risk factors than other areas. As described in .the preceding section of this Report, there is an extensive amount of backbone infrastructure that will require either improvement or replacement, the demolition of deteriorated and substandard buildings, and there are approximately 220 acres of aircraft runways and taxiways and aprons that must be removed. As described in Section V of this Report, the_cost associated with these activities is estimated to be $263.9 million. Given the size of the Base portion of the Project Area (1504.5 acres), the cost equates to a development cost burden of $175,000 per acre or approximately $4.00 per square foot of land beyond normal in-tract improvements. Typically, infrastructure development costs represent from 25 percent to over 75 percent of the value of the land. These costs represent an addition cost burden on any potential reuse of the Project Area. Governmental actions cannot address all the conditions that limit the reuse potential of a closed military base or reduce the risks and impediments to developers of the Project Area single- handedly or in conjunction with private enterprise without redevelopment. Without some form of public assistance, private sector investment in closed military bases is risky. Alternative areas that are not subject to the limitations of a closed military base offer better and safer investment opportunities. Therefore, without major public intervention, the large-scale effort needed to redevelop and reverse the conditions in the Project Area will not occur. Sections III and V of this Report identify the programs and costs needed to reverse the conditions that cause blight found in the Project Area. These programs cannot be undertaken solely by private enterprise or governmental programs because of their nature, scope and cost. Some of these programs require the extraordinary tools granted to redevelopment agencies through the Community Redevelopment Law, including the use of tax increment financing to cover portions of the extensive program costs that will be incurred in implementing the redevelopment program, and land acquisition to create developable sites. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 46 IV, DESCRIPTION OF PROJECTS AND PROGRAMS PROPOSED BY THE AGENCY AND HOW THE PROJECTS AND PROGRAMS WILL ALLEVIATE BLIGHT A. Projects and Programs Proposed by the Agency As described in the Specific Plan/Reuse Plan, the preferred strategy for redevelopment of the former Base is for one entity to have control over the reuse and disposition of the majority of the property in order to avoid the problems associated with land assembly, inconsistent development and inappropriate tenants.~3 As a result of the analysis of existing conditions in the Project Area, a generalized program has been developed by the Agency that is designed to alleviate the blighting conditions found and to facilitate the reuse of MCAS-Tustin in an orderly manner consistent with the Reuse Plan. B. Discretionary Projects and Programs Acquisition and Disposition of Base Property The Agency intends to acquire certain real property, infrastructure systems and personal property at MCAS-Tustin pursuant to the Defense Base Closure and Realignment Act of 1990 (Base Closure Act), as amended and supplemented. Section 2905(b)(4) of the Base Closure Act provides the Navy with the authority to transfer property to the Agency. Approximately 70 percent of the total acres of the Base were approved for conveyance to the City, including utility systems and various building furniture items, fixtures and equipment that are important to reuse. The City pursued acquisition of MCAS-Tustin for the following reasons: The redevelopment of MCAS-Tustin, in accordance with the Specific Plan/Reuse Plan, involves complete redevelopment of the site, including substantial public infrastructure improvements. It requires significant investment to eliminate blight and to create land useable for creating jobs and other uses. The Specific Plan/Reuse Plan calls for a large mixed-use development of MCAS-Tustin property. Acquisition of a majority of the site is the best mechanism to insure that the community's desires and needs are met. The Specific Plan/Reuse Plan calls for a vibrant, synergistic mix of economic uses. It provides jobs, balanced with community needs for community facilities residential, educational, commercial and governmental uses. Acquisition of the site allows the Agency to forge development partnerships to insure that actions occur to effectuate the purpose of the Redevelopment Plan and that the Reuse Plan's balanced development occurs. The success of Redevelopment of Base property is dependent on a timely, planned development. The Specific Plan/Reuse Plan includes public conveyances for education, park, health and human services, and public and homeless accommodation public benefit conveyances. Dividing the property into additional separate parcels by other federal property transfer methods and conveying to various parties in a haphazard schedule does not provide the Agency with the control, timing or flexibility necessary to eliminate blight The Planning Center, "MCAS Tustin Specific Plan/Reuse Plan, October 1996, page 2-45. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830,003.002/03/11/03 Page 47 and achieve economic and community development objectives. Further, a fragmented acquisition strategy ignores the comprehensive infrastructure replacement and improvement requirements. Other conveyance mechanisms would not facilitate, within a reasonable time frame, the development of MCAS-Tustin. Under other conveyance techniques, residual land value cannot be "captured" by the Agency to pay for a portion of significant infrastructure and other improvement costs. Once acquired, the Agency will utilize a full range of disposition tools available to it to dispose of and improve property and to effectuate the purposes of the Redevelopment Plan and elimination of blight including, but not limited to sale, leasing, exchange, subdivision, transformation, and rehabilitation of miscellaneous buildings or structures on Base property. 2. Public Improvements and Facilities Proposed infrastructure improvements necessary to accommodate development at the Base would result in the extension of existing roadways and utility systems through the closed military installation providing increased traffic circulation. New backbone infrastructure/utility systems are planned for construction within proposed roadway rights-of-way, whenever feasible. The majority of existing utility systems on the Base would eventually be abandoned in place. Due to the necessity of phasing the infrastructure improvements, a dual system (existing systems in some areas modified and improved, and new backbone) will need to co-exist in some portions of the Project Area until completion of the proposed infrastructure system. In addition, on-site traffic- related transportation/circulation improvements and infrastructure improvements would be made as required as well as any additional mitigation measures developed as required by the approved EIS/EIR (January 16, 2001) for of the project once certain development thresholds are reached. On-site and off-site improvements necessary in order to accommodate development include the following: a. Domestic (Potable) and Reclaimed Water Systems Modification of existing systems to serve initial phased development and installation of new domestic water supply and reclaimed backbone systems are necessary to serve the Project Area. Both backbone systems and in-tract systems will be developed. b. Sanitary Sewer and Storm Drainage Modification of existing systems to serve initial phased development and installation of new sanitary sewer and storm drainage systems will need to be developed to serve the Project Area. Both backbone systems and in-tract systems will be necessary as well as improvements to regional flood control channels including the Peters Canyon Channel, Barranca Channel and Santa Ana/Santa Fe Channel. Off-site sewer main improvements are also necessary for connections to Orange County Sanitation District systems. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 48 c. Utilities Modification of existing systems to serve initial phased development and installation of new electricity, natural gas, telephone (including fiber optic backbone infrastructure) and cable television will be necessary throughout the Project Area, given that the existing systems do not meet current Tustin or community industry standards or are generally undersized, outdated, or otherwise unacceptable. Undergrounding of existing and new systems is anticipated. d. On-Site Circulation Systems In order to alleviate the discontinuity that is created by the former Base property, the Reuse Plan contemplates the development of a new on-site arterial roadway system. Major regional arterials will be created that service through traffic in both the north-south and east-west directions, supplemented with a looped road system also serving the Base property. The development of this circulation system will require extensive development of new streets that meet the design standards and requirements of local jurisdictions. Improvement of existing streets adjacent to the former Base and installation of a network of new local in-tract streets will also need to occur to serve individual portions of the Project Area. On-site circulation improvements would include, but not be limited to curbs, gutters, sidewalks, traffic signals, street lighting, streetscape and median landscaping enhancement, new traffic initial installation. A network of local and regional bikeways and trails is also proposed in the Specific Plan/Reuse Plan that is consistent with and tied into the master-planned bikeway/trail systems of Orange County and the City of Tustin. e. Off-site Traffic/Circulation Mitigation The final traffic technical report for the disposal and reuse of the MCAS-Tustin identifies impacts on the adjacent arterial intersections and freeway ramps from proposed development. A list of mitigation measures has been developed to avoid significant traffic impacts and to minimize significant impacts at these intersections. Generally, mitigation measures would add lanes or change land movements to increase roadway capacity and would implement automated traffic management systems improvements. This would involve traffic signalization, modifications and new traffic improvements to increase operating efficiency. The addition of lanes and modifications of lane movements, depending upon the specific location, may be accomplished by re-striping or by construction. f. Community Recreational and Open Space Facilities A variety of community facilities (including an animal control facility, law enforcement training facility and community family and youth support facility), public parklands, recreational facilities and trails are necessary to serve new residents and the Tustin community are necessary. Three neighborhood parks, a community park, and a regional park are contemplated as well as day care facilities. Improvements include upgrading of existing facilities and construction of new facilities. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 49 g. School Facilities The Agency plans to acquire a lO-acre elementary school site and a 40-acre high school site to serve the Tustin Unified School District (TUSD), and an additional 1 O-acre elementary school site for the TUSD if they are unsuccessful in obtaining a conveyance for the federal Department of Education. To alleviate overcrowding conditions in an attendance area of the Santa Ana Unified School District (SAUSD) serving a portion of the Project Area, the Agency agreed to assist the District with the costs for acquisition of land and construction of a school located outside the Project Area that would serve to the Project Area and surrounding community. Pursuant to a settlement agreement, obligations to the SAUSD have been met and funds have been received by the District that shall be used for actual capital expenditures. The City shall also acquire from the federal government a 15-acre site to then be conveyed to the Rancho Santiago Community College District (RSCCD) pursuant to a settlement agreement with the RSCCD. The site will also be used for community ~college facilities and will require new construction of facilities and on-site infrastructure. An advanced technology community college facility for the South Orange County Community College District proposed in the Project Area will require major rehabilitation of existing buildings, and new construction of facilities and on-site infrastructure. Assistance may be necessary to effectuate implementation of the Plan and to eliminate blight on this site. In addition, the Agency may support the establishment and maintenance of any small business incubators established at this facility. The debt for such obligations will be a finance_d debt of the Project Area including financing costs. h. Fire Station The Orange County Fire Department has indicated the need for a new fire station to serve development within the Project Area. Cost associated with facility construction and furnishings are anticipated. 3. Demolition/Clearance and Site Preparation Implementation of the Specific Plan/Reuse Plan will require a substantial amount of demolition work. These projects include demolition of the following: existing roadways; existing utility systems once they are abandoned; both older residential dwelling units and obsolete and substandard existing buildings on the Base; the tarmac and runway areas; and numerous other smaller demolition projects. In many cases, demolition and site preparation activities also require asbestos and lead-based paint remediation. Since the presence of many existing buildings on Base property will inhibit marketing, it is in the best interest of effectuating redevelopment and the timely elimination of blight to demolish structures as soon as possible and prepare property for disposition and development. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 50 4. Economic Development Programs A variety of developer, property owner and tenant assistance programs are anticipated to support development and revitalization of the Project Area. The type of assistance may include, but not be limited to: land assembly and resale to private developers, land preparation, off-site improvements, fee payments, design and engineering assistance and development loans (as may be authorized by law). The Base property has been designated as a Local Area Military Base Recovery Area (LAMBRA) by the State of California Department of Trade and Commerce. With very similar advantages as an enterprise zone, costs for staffing and managing the program, vouchering industries for tax credits will need to be financed by the Agency. The Agency would also intend to operate business assistance and outreach programs to support retention of existing businesses in the Project Area (once they were established) and to attract new business. Expenditures would include, but not be limited to such items as brochures, presentation folders, data sheets, prospectus, videos, newsletters, direct mail, advertising, on-site signage, and other marketing materials. 5. Environmental Remediation While a majority of initial hazardous waste remediation on the Base property will be initiated by the Navy, the Agency, in acquiring property, may incur expenses for monitoring environmental remediation measures in place and special land use covenant restrictions placed on portions of the property by the Navy. To facilitate more timely redevelopment on portions of the site, the City may also need to assume more direct costs associated with expediting remediation or pursuing more advanced remediation techniques. Asbestos and lead-based paint in existing buildings will -also be an issue necessitating Agency assistance since the federal government assigns responsibility for this remediation to future property owners. The issue of prior contamination of the Base property, fear of unknown contamination being discovered during property development and the environmental risks to the Agency related to demolition and infrastructure construction necessitate coverage of the property by environmental insurance as a key marketing and risk avoidance cost. 6. Housing Programs The Agency will utilize available Housing Funds to facilitate the development and preservation of housing affordable to persons and families of Iow- and moderate-incomes. Contemplated programs and projects may include, but not be limited to the following: a. Homeless Accommodation For emergency housing, two, three-story barrack structures on Base property near the southeast corner of Valencia Avenue and Redhill Avenue will be converted into an emergency/transitional housing facility. The program will promote the integration of counseling, education, and job training to ensure that the cycle of homeless is ended. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 51 b. Family Transitional Housing Acquisition of 36 housing units in the Project Area for families as transitional housing is necessitated by agreements with 3 homeless service providers. The Agency would reserve the right to ultimately convey units to homeless providers or to provide a homeless provider the financially equivalent number of units elsewhere in Project Area or resources for the acquisition of facilities off-site so long as the financial assistance is substantially equivalent or comparable to the original agreements. While outside of the Project Area, an additional 14 units within the City of Irvine located on the former Base property Would also need to be accommodated pursuant to agreements with one homeless service provider. c. Children's Immediate Care Shelter A four-acre site will be provided to the County of Orange to accommodate development of a 60- bed facility to shelter abused children. d. Affordability Programs The Redevelopment Plan provides that a minimum of 15 percent of all newly constructed or rehabilitated units within the Project Area must be dedicated for very Iow, Iow- and moderate- income households, with 6 percent of the total units constructed or rehabilitated to be reserved for very Iow income households. With a maximum number of units authorized in the Project Area of - 4,049 dwelling units, up to 607 units will be redevelopment restricted affordable units in the Project Area. Programs anticipated at this time include the following: First time homebuyers programs involving Iow interest montage loans, down payment assistance second mortgage loans with provisions for deferred or minimal payment to reduce overall mortgage costs; participation in the mortgage credit certificate program (if available) to provide federal income tax credits as a form of assistance to homebuyers and down payment assistance to police officers pursuant to Section 33334.21 of California Redevelopment Law. Rehabilitation of existing housing stock. Agency activities could include, acquisition and rehabilitation assistance to mitigate the amount of affordability gap for qualified potential tenants (in the case of rental or new housing) or owners (for ownership housing). New housing construction including land acquisition assistance to private developer for construction of new ownership and rental housing to offset the costs of ensuring affordability. Support and ancillary services including, existing Section 8 rental assistance to provide assistance for very Iow and Iow-income through the Section 8 rental assistance certificate program of the Orange County Housing Authority. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 52 Program support costs to be incurred and directly related to implementing housing program include personnel salaries, overhead, consultant and legal expenses, supplies, etc. for monitoring and managing all affordable housing programs including the 45-year restrictions on ownership units and 55-year restrictions on rental units. 7. Agency Administrative Program Support and Indirect Costs The Agency will serve as the Executive Developer and provide oversight and management for all redevelopment activities within the Project Area. This includes, but is not limited to, direct management, marketing, infrastructure improvements and maintenance of acquired assets. The primary role of the Agency will be to effectuate the goals of the Redevelopment Plan in a timely manner and eliminate blight. The Agency's direct role will be to stimulate private sector investment by providing a seamless coordination of planning, marketing, negotiations and the disposition process for the redevelopment of the Project Area, and in particular the Base property. Expenditures anticipated will include, but not be limited to, infrastructure construction management fees, predevelopment planning and on-going management costs related to disposition of property, and overall management of implementation activities. This would include the costs for personnel salaries, overhead, professional/consulting services, office and technical support, legal expenses and office materials and supplies. Marketing and disposition cost will include all costs necessary to raise the profile and publicize the disposition of Base property for sale to third-party investors including the costs of contract development advisors to the Agency. Development of marketing and promotional materials to implement a marketing program will be necessary (RFP/RFQ preparation, preparation and distribution costs, brochures, a web page, presentation folders, building site data streets, a video and newsletter, and other materials). It will also be necessary to follow-up on marketing leads through advertising ads, direct mail, open houses, brokers' breakfasts, and billboard advertising. Caretaker/asset maintenance and security costs include the costs that will be incurred by the Agency to maintain property in the Project Area, it acquires prior to its sale to third party investors. These costs include the provision of repair and maintenance of utilities provided in the Project Area, private security, and maintenance for all acquired parcels during the implementation process. The Agency anticipates the need to issue bonds secured by projected tax-increment. Financing costs will be an administrative expense. C. The Impact of the Proposed Projects and Programs on Blighting Conditions in the Project Area The participation of the Agency in the redevelopment of the Project Area as a part of implementing the Reuse Plan will help accomplish the following: · Elimination of the blighting conditions that prevent the effective reuse of buildings and facilities; · Upgrading and replacement of infrastructure to meet the needs of the proposed uses on the Base, thereby enhancing the health, safety and welfare of the community; MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 53 · Enhancing existing recreational facilities, creating new recreational facilities, and providing open space to the neighborhoods on and surrounding the Base property, and; · Facilitating the creation of a well-balance and economically viable community on the Base property; · Expanding the supply of affordable housing for qualifying households and families. The impact on the blighting conditions (as defined in CRL Section 33492.104)found in the Project Area as described in Section 111.5.a of this Report is illustrated in Exhibit 11 and is briefly summarized in the following paragraphs. 1. Acquisition and Disposition of Base Property The orderly acquisition and disposition of real property, infrastructure and personal property at the former Base by the Agency will allow the development of MCAS-Tustin in a planned, orderly manner that will be consistent with the Reuse Plan and that meets the economic and community development objectives that have been established. It will also ensure that the comprehensive infrastructure needs can be met in a complete and orderly manner and allow the Agency to effectively manage the complex timing, planning and financial issues involved in redeveloping such a large area. 2. Public Improvements and Facilities As previously described, the infrastructure that currently exists in the Project Area was designed and installed more that fifty years ago (in some cases) and to meet the needs of a military installation. As such, it was not designed to meet local building and zoning codes, or public safety and health requirements. In many cases, the existing systems are inadequate and cannot be added on to or retrofitted for civilian use. The need for an extensive new infrastructure adds significant costs to potential development and reuse of property in the Project Area, costs that are difficult, if not impossible, for the private sector to meet without the assistance of the Agency. Control of the design, phasing and installation of the systems must be undertaken by the Agency to ensure that all new infrastructure systems function in an efficient and coordinated manner. 3. Demolition/Clearance and Site Preparation The orderly demolition, clearance and assembly of sites for disposition will help insure that sites are prepared for development in a cost effective manner. It will also eliminate many of the blighted buildings, i.e. the buildings that are deteriorated or unsuitable for non-military use. The clearance of inadequate infrastructure, utilities, runways and taxiways will eliminate materials and facilities that would have to be removed to allow development, and facilitate the reuse of the former Base and development of uses that serve the needs of the community, create jobs and enhance the surrounding communities. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 54 4. Economic Development Programs Developer, property owner and tenant assistance programs will help alleviate conditions such as substandard design and buildings that when built do not conform to codes by providing assistance in the effective occupation and reuse of buildings for civilian use. If the former Base property is designated as a Land Area Military Base Recovery Area (LAMBRA), additional tools will be available to provide incentives to businesses and property owners to upgrade and reuse substandard buildings, and to replace outdated and inadequate infrastructure and utility systems. 5. Environmental Remediation Assisting property owners and tenants with the abatement of any hazardous materials i.e., lead paint or asbestos, will encourage the reuse of buildings in the Project Area and facilitate the protection of the health and safety of potential occupants. 6. Housing Programs The proposed housing programs will contribute to the reuse of buildings suffering from substandard design and the upgrading of buildings that when built, did not conform to then-effective codes, by correcting these deficiencies, while at the same time, providing housing to Iow- and moderate-income households. 7. Agency Administrative Program Support and Indirect Costs As the Executive Developer and managing agency for the redevelopment of-the former Base, the Agency will be able to administer all of the programs described herein. These programs are designed to address issues of substandard design; code non-compliance; the removal of materials or facilities (such as aircraft runways and taxiways) in order to allow development; the remediation of hazardous wastes such as lead paint and asbestos not abated by the Navy; and the removal of existing inadequate infrastructure that does not meet current standards. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 55 Z 0 0 Z Z 0 Z >'LU ZLU V. PRELIMINARY ASSESSMENT OF THE PROPOSED METHOD OF FINANCING THE REDEVELOPMENT PLAN, ECONOMIC FEASIBILITY, AND REASONS FOR INCLUDING TAX INCREMENT FINANCING 8ection 33344.5(d) of the California Redevelopment Law (CRL) provides that the Preliminary Report for the adoption of the Tustin Marine Corps Air Station Redevelopment Project (the Project) contain a preliminary assessment of the proposed method of financing the Project, including an assessment of economic feasibility and the reasons for including a provision for the division of taxes pursuant to Section 33670 of the CRL. Economic feasibility, for purposes of this analysis, is defined to be a comparative analysis of anticipated costs for implementation of the Redevelopment Plan (the Plan) to the resulting revenues to be generated by the Project. Under existing redevelopment law, the effectiveness of the Plan is limited to a maximum of 30 years (except for payment of indebtedness and the enforcement of covenants) and the collection of tax increment to repay indebtedness may occur for an additional 15 years thereafter. A 30-year Plan effectiveness term has been incorporated in the Exhibit 10 economic feasibility cash flow. This analysis is intended to provide a preliminary assessment of the proposed method of financing the redevelopment of the Project as authorized under existing law. This Report is also intended to provide an assessment of the economic feasibility of the Project and reasons for including tax increment financing and other financing sources in the Plan. This section contains a general discussion of the costs associated with the anticipated redevelopment program of activities, and an evaluation of the general financing methods that may be available to the Agency. Economic feasibility is determined through a summarized feasibility cash flow analysis for the Project as summarized on Exhibit 10. The dollar amounts referenced in this section represent aggregate totals from the first year of Plan effectiveness through the thirtieth year. A. Projected Resources The Plan is prepared with the intent of providing the Agency with the necessary legal authority and flexibility to implement the revitalization of the Project. The Plan authorizes the Agency to finance the Project with financial assistance from any or all of the following sources: (1) City of Tustin; (2) State of California; (3) federal government or (4) any other legally available public or private sources allowed under the CRL. Current provisions of the CRL provide authority to the Agency to create indebtedness, issue bonds, borrow funds or obtain advances in implementing and carrying out the specific intents of a redevelopment plan. The Agency is authorized to fund the principal and interest on the indebtedness, bond issues, borrowed funds or advances from tax increment revenue and any other funds available to the Agency. To the extent that it is able to do so, the City may also supply additional assistance through City loans or grants for various public facilities or other Project costs. For purposes of the feasibility analysis, the assumed resources to finance the anticipated redevelopment programs over the 30-year life of the Project are limited to tax increment revenues as reflected on Exhibit 10. Other potential revenue sources legally available to the Agency, but not specifically assumed on Exhibit 10, include tax allocation bond proceeds, loan proceeds, land MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 57 sale proceeds, Mello Roos or other special assessment district financing and developer infrastructure fee payments. Net Tax Increment Revenue Housincj Set Aside Total Resources Resources $434,701,000 166,557,000 $601,258,000 Net Tax Increment Revenues The tax increment revenue projections shown on Exhibit 13 are presented over the 30-year term of the effectiveness of the Redevelopment Plan. The CRL permits the Agency to continue to collect tax increments beyond the 30-year term for up to an additional 15 years after the Plan termination date solely for the purpose of repaying existing indebtedness incurred during the first 20 years of the Plan. At this time the Agency has not identified a specific plan for the incurrence of indebtedness in which debt service repayment would extend beyond the 30-year term. Therefore, the cash flow presented in Exhibit 10 extends only through the 30-year term of the Plan. Net tax increment generated from the Project over the 30-year term is projected to total $434,701,000, as shown on Exhibit 11. The amounts projected are net of County administrative charges, the 20% housing set aside requirement as set forth under Health and Safety Code Section 33492.106 and the AB 1290 statutory pass through obligations to affected taxing agencies, including the City of Tustin, as allowed under Health and Safety Code Section 33607.5(b). Tax increment revenues are based upon increases over the preliminary 2002-03 base year taxable values of the Project as determined from a parcel by parcel review of the secured and unsecured property tax rolls of the Orange County Assessor. To date, the Agency has not received the County Fiscal Officer's Report detailing the actual base year value. Annual incremental taxable valuation increases in the Project are the result of assumed military base new construction activities projected February 2003 by the Agency's consultant Economic and Planning Systems, Inc. (EPS) and the real property annual inflationary increase allowable under Article XlIIA of the California Constitution. The EPS development assumptions are summarized on Exhibit 12. An additional 0.2% growth factor is incorporated commencing in FY 2005-06, and increases to 0.4% commencing FY 2010-06 and stabilizes at 0.6% commencing FY 2015-16, to reflect future transfers of ownership or new development activities which may occur throughout the Project Area. These assumptions result in total growth factors of 2.2%, 2.4% and 2.6% for those respective periods. 2. Housing Set Aside Revenue Under Health and Safety Code Section 33492.106, the Agency may, for up to 10 years, defer depositing into the Low- and Moderate-Income Housing Fund up to 50% of the amount required under the CRL. The deferral shall be repaid during the period between the 11th year to the end of the 20th year after the establishment of the Project. Thereafter, the Agency would be required to deposit 20 percent of gross tax increment revenues generated by the Project into the Agency's Housing Fund. Housing set aside revenues and deferral repayments projected to be available MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 58 from the Project amount to $166,557,000. Exhibit 11 tax increment revenue projection assumes that the Agency will elect to defer the Housing Set Aside during the period authorized under Section 33492.106, the actual election to do so will be made by the Agency on an annual basis as tax increment resources are allocated to future projects, programs and activities contemplated for the Project. 3. Other Potential Resources The Plan authorizes the Agency to finance the Project with financial assistance from any or all of the following sources: (1) City of Tustin; (2) State of California; (3) federal government or (4) any other legally available public or private sources authorized by the CRL. Although not reflected in Exhibit 10, other potential revenue sources to fund Project costs could include, but are not limited to, tax allocation bond proceeds, loan proceeds, land sale proceeds, Mello Roos or other special assessment district financing and developer infrastructure fees. To the extent that it is able to do so, the City may elect to supply additional assistance through City loans or grants for various public facilities or other Project costs. Current provisions of the CRL provide authority to the Agency to create indebtedness, issue bonds, borrow funds or obtain advances in implementing and carrying out the specific intents of a redevelopment plan. The Agency may pledge tax increment revenues to secure the principal and interest payments of bonded indebtedness issued to finance anticipated project and program costs. The issuance of tax-exempt bonds and the use of said proceeds are subject to federal tax restrictions. The Agency may elect to incur bonded indebtedness at any time over the initial 20 years of the Plan's effectiveness. B. Projected Costs A determination of economic feasibility requires an identification of the potential costs associated with redevelopment of the Project. Redevelopment could require significant participation from the Agency in activities to promote and achieve the goals and objectives of the Plan and to address blighting conditions. The implementation strategy also includes programs to assist in the creation and retention of affordable housing opportunities in the community. The redevelopment program described in this Report outlines a set of activities that may be implemented by the Agency for the purpose of facilitating private reinvestment in the Project and eliminating physical and economic blighting influences, and increasing, improving and preserving the community's supply of Iow- and moderate-income housing. The estimated cost of the proposed redevelopment programs over the 30-year life of the Project is as follows: Public Infrastructure & Demolition Affordable Housing Programs Administrative Support Discretionary Projects Total Expenditures Expenditures $263,935,000 166,557,000 55,796,OOO 114,961,000 $601,249,000 MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 59 1. Public Infrastructure and Demolition As part of the Agency's anticipated plan for the development of the Tustin Marine Corps Air Station site, a program of public infrastructure improvements and demolition activities will be implemented including necessary off-site traffic/circulation infrastructure necessary to mitigate environmental impacts of the Project. Projected co~ts were provided by EPS estimates and also include construction management fees associated with the infrastructure and demolition activities contemplated. 2. Affordable Housing Program Within the parameters permitted under Health and Safety Code Section 33492.106 discussed previously, the Agency is required to set aside tax increment revenues into the Agency's Housing Fund for the purposes of increasing, improving and preserving the community's supply of Iow- and moderate-income housing. The Agency will annually calculate the amount to be set aside for deposit into the Low- and Moderate-Income Housing Fund. Low- and moderate-income housing activities would include a variety of existing programs of the Agency including the following: First-Time Homebuyers Program · Low Interest Mortgage Loans consist of referring potential homebuyers to banks and other lenders that offer below market down payment requirements to qualified buyers. -- · Down Payment Assistance Second Mortgage Loans which consist of the provision of deferred or minimal payment second mortgages that reduce the overall mortgage cost of a home to levels supportable to Iow-mod buyers. Mortgage Credit Certificate Program (MCCP) administered by the County of Orange, the program provides federal income tax credits as a form of assistance to homebuyers. Each redevelopment project will be responsible for the provision of reserve accounts to assure that the MCCP will be utilized and for an allocation of the administrative costs of the program. Rehabilitation of Existing Housing Stock Owner Occupied (1 to 2 units) Rehabilitation Loans and Grants for owner- occupied single-family properties benefiting the Project and within certain specified target areas for households at or below 120% of the median income, adjusted for family size. · Rental Rehabilitation Loans and Grants to owners and/or developers of rental properties in need of moderate rehabilitation. · Multi-family Rehabilitation and Conversion to Ownership Housing for apartment projects which could be acquired, rehabilitated, converted to condominiums and MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 60 sold to qualified homebuyers with resale restrictions which limit the use of the property and limit the extent to which home prices may increase. Multi-family Rehabilitation and Rental to facilitate the substantial rehabilitation of apartments that could be rented to qualifying Iow- and moderate-income tenants for the longest period feasible, but for not less than the period of land use controls as established in the respective Redevelopment Plans. New Housing Construction New Owner Housing Construction would provide land acquisition assistance to private developers for construction of new owner housing to mitigate the amount of the affordability gap for qualified potential homebuyers. New Senior Rental Construction to provide assistance for construction of new senior apartments for eligible tenants that are at or below 80% of the median income and will remain rented to qualifying very Iow and Iow-income tenants for the longest feasible period of time. Support and Ancillary Services Homeless Housing Partnership to provide assistance through federal programs to provide transitional housing for persons and families that are at or below 50% of the medium income level, adjusted for family size. Existing Section 8 Rental Assistance for very Iow and Iow-income persons and families through the Section 8 Rental Assistance certificate program of the Orange County Housing Authority. Program Support Expenditures Program Support costs incurred and directly related to implementing the housing program including salaries, overhead, consultant and legal expenses, supplies, etc. for monitoring and managing all affordable housing programs including units with covenant restrictions. Actual administrative program support expenditures would be determined each year and found to be necessary to implement the housing program. As shown on Exhibit 11, the cumulative contribution to the Agency's Housing Fund (annual set aside plus deferral repayment) is projected to be $166,557,000 over the 30-year term of the Plan. Although not shown on Exhibit 11, additional deposits beyond Year 30 would be required to the extent that the Agency continues to receive tax increment revenue to repay indebtedness beyond Year 30. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 61 3. Administrative Support Project administration activities would include the preparation and administration of overall redevelopment programs, including administrative support services related to the implementation and development of the Marine Corps Air Station site and on-going budgeting, monitoring, reporting and auditing services. Specific projected support costs were estimated by the Agency through fiscal year 2015-16 and include (a) administrative support and staffing, (b) marketing and disposition of property costs, (c) caretaker and asset management costs, (d) environmental mitigation expenses, (e) loan issuance costs and (f) contingencies. Commencing in fiscal year 2016-17, future on-going administrative support costs are assumed to be equal to 10% of annual net tax increment revenue. As a result, administrative support costs are projected to total $55,796,000 over the 30-year term of the Plan. 4. Discretionary Projects and Programs To the extent additional revenue sources become available to the Project in future fiscal years as anticipated public infrastructure, demolition and economic development activities are completed over time, the economic feasibility cash flow assumes that the Agency will exercise discretion in the allocation of these annual available tax increment resources to fund various other redevelopment projects, programs and activities to eliminate blighting conditions in the Project. The economic feasibility analysis does not assume the funding of these proposed projects, programs and activities by any particular category or time sequence and assumes that the Agency, at its discretion, will allocate Project resources (pay-as-you-go tax increment revenues or tax allocation bond proceeds) as they are annually prioritized and determined by the Agency. Projected tax increment revenues available to fund future discretionary projects and programs amount to $114,961,000 in the Exhibit 10 cash flow projection. 5. School Assistance Although not incorporated into the Exhibit 10 cash flow analysis, a Settlement Agreement was reached between the Agency and the Santa Ana Unified School District for the provision of a one- time $60 million assistance payment. The Settlement Agreement was reached in order to provide financial assistance to the District for costs associated with land acquisition and construction of school facilities. The Agency's funding of this Settlement Agreement obligation comes from the proceeds of two Revenue Anticipation Notes issued December 2002. The repayment of the loans may come from available revenue sources of the Agency and it is anticipated that future land sale proceeds could be available for the loan repayment. For purposes of the Exhibit 10 analysis, tax increment revenue is not used for loan repayments. C,, Proposed Financing Method, Economic Feasibility, and Reasons for Including Tax Increment 'Financing The economic feasibility analysis summarized on Exhibit 10 was created to represent only one scenario of economic feasibility. Revitalization of the Project Area will require participation from the MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 62 Agency as it implements activities, which promote and achieve the stated goals and objectives of the Redevelopment Plan. In the initial years of the Project implementation period, substantial public infrastructure and administrative support costs will be required. Tax increment revenues generated from the Project Area will not be sufficient in these initial years to cover the anticipated costs. A cumulative financial deficit is therefore shown on the Exhibit 10 cash flow and, under the pay-as-you-go analysis, will be fully repaid by the 26th year of the projection. Although not assumed in the Exhibit 10 projection, the Agency may elect to finance the anticipated infrastructure and administrative costs in the initial years by means of any of the financing options previously mentioned, including the issuance of bonds or the use of land sale proceeds and loan proceeds, the creation of special assessment districts, .or the reliance upon developer fees, grants or other City sources. In the event that City General Fund resources or the private sector market acting alone cannot fully bear the costs associated with revitalization of the Project, the implementation of a redevelopment program utilizing tax increment revenues must be considered as a viable financing tool. The Agency will maintain full discretion over the commitment of annual available resources to future projects and programs as priorities are updated and revised for the Project Area. D. Bonded Indebtedness and Tax Increment Limits A bonded indebtedness limit, as required by the CRL for inclusion in the Plan, has been determined. The total bonds supported in whole or in part by tax increment revenues, which may be outstanding at one time, may not exceed $180,000,000. The bonded indebtedness limit has been determined based on the projected gross bonding capacity of the Project in the twentieth year of the Plan.~'~ A tax increment dollar limit, as required by the CRL for inclusion in the Plan, has been determined. The limitation on the number of dollars of taxes which may be divided and allocated to the Agency may not exceed $1,800,000,000. The tax increment dollar limit has been determined based on a projection of gross tax increment revenues over a 45-year period in which the Agency is eligible to receive tax increment to repay Project Area indebtedness.~5 44 The twentieth year bonding capacity was based upon a 1.25 times coverage requirement, a 6% interest rate over a 25-year term. 45 The forty-five year projection of gross tax increment revenues incorporates new development growth reflected on Exhibit 12 and additional trended valuation increases resulting from future transfers of ownership or development activities not specifically reflected on Exhibit 12. MCAS - Tustin Redevelopment Plan Preliminary Report PA0302016:TUS:DVB:gbd 19830.003.002/03/11/03 Page 63 w'- ix" 0 v ,'-'m ~ zOO O O O IZ'3 ~--- CO; '~'-' CO O IZ3 O3 O0 ~ E E > ~ ~n ~o~~ ~§~o Z 'T' Z Oc: o x m n o C~I CO 0 0 ~ooo~ ~ .mE 8e non o 0 · 0 ~> 0 o 0 0 0 0 0 0 0 w-' 0 0 0 0 0 0 0 0 0 0 0 0 O~ O0 0 0 0 0 0 0 P'~ I~,. 0 v- 0 0 I',... I,,~ O~ P'-,.. 0 Oq ~ 0 0 ~ C'q 0 w-- 0 O000 ~1' '~ C~ ~0 ~0 ~00000 C~Ov- Ov-O0 C'q ~ 0 ~0 c~ o 0000000000 0000000 0000000000 0000000 0000000000 v- 0 ~00 . 00 0 (0 00 00 Ea-~ °g 0 0 C~ 0 c~ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0000000 0 o O~ 0 0 0 0 0 0 o O~ cO o o o o o 0 o _ o o o~ 0 o 0 o o o o O~ ~0 0 o o o 0o o o 00 0 o o o~ o o o o o 0 0 O~ 0 0 0 o 00 0 0 0 . 0 o o~ o o o o o 0 o O~ § 00 o 0 0 0 0 o0 0 v- ~,- o o I- I- Z I=- I=- 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 .~..-, 03: 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 v- 0 0 0 0 w-CO 0 0 0 0 0 0 0 0 0 0 0 0 ~ 0 0 0 0 ~ ~ ~ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ~ ~ ~ ~ ~ ~ 0 ~ 0 0 ~ 0 ~ --- ~Oo u) o >. I APPENDIX Preliminary Building Condition Survey, MCAS Tustin Specific Plan/Reuse Plan, October 1996 Appendix C. Appendices C. PRELIMINARY BUILDING CONDITION SURVEY Total Possible Bldg Year Area Proposed Interim No. Existing Use Built (Sq Ft) Condition Disposition Use Ultimate Use 1 MEDICAL/DENTAL CLINIC 1943 11,21 0 FAIR DEMO YES CHILDREN'S. SHELTER 2 STATION SUPPORT ~943 12,660 FAIR REUSE YES LEARNING VILLAGE 3 AUDITORIUM 1943 5,700 FAIR REUSE YES LEARNING VILLAGE 4 STATION HEADQUARTERS 1943 13,253 FAIR REUSE YES LEARNING VILLAGE '5 ADMINISTRATION 1943 22,466 FAIR REUSE yEs LEARNING VILLAGE SEWAGE PUMP STATION LAW ENFORCEMENT 11 - - POOR DEMO NO. (ABAND) TRAINING FACILITY ..... LAW ENFORCEMENT 12 SUBSTATION #1 1942 1,500 FAIR DEMO NO TRAINING FACILITY 13 COMBINED FIRE/RESCUE 1942 3,325 FAIR DEMO NO RESIDENTIAL 16 ADMINISTRATION 194; 7,900 FAIR DEMO NO RESIDENTIAL 17 MAINTENANCE SHOF~" 1942 6,077 FAIR DEMO NO RESIDENTIAL NIGHT VISION GOGGLES 19 1942 2,208 FAIR DEMO NO REGIONAL PARK 20A WAREHOUSE 1943 13,536 FAIR REUSE YES REGIONAL PARK 20B WAREHOUSE 1943 13,121 FAIR REUSE YES REGIONAL PARK 21 WAREHOUSE 1942 543 POOR DEMO N'~D REGIONAL PARK "' , , 23A BUNKER 1942 1,370 POOR DEMO NO GOLF VILLAGE , , 23B ;BUNKER 1942 1,370 POOR DEMO NO GOLF VILLAGE 23C BUNKER 1942 1,370 POOR 'DEMO NO GOLF VILLAGE .23D BUNKER 1942 1,270 POOR DEMO NO GOLF VILLAGE 23E BUNKER 19421 206 .POOR DEMO NO NEIGHBORHOOD PARK 23F BUNKER 1942 2,520 POOR DEMO NO GOLF VILLAGE 26 CHAPEL 19451 3,803 FAIR REUSE YES LEARNING Vii' LAGE 27 STAND,BY GENERATOR 1942 3,242 POOR DEMO NO REGIONAL PARK 28 HAI~GAR 1942 308,228 .FAIR..-~:. TBD .YES REGIONAL PARK · 28A STORAGE 1942 941 POOR TBD YES REGIONAL PARK 29 HANGAR 1943 298,188 FAIR TBD YES COMMUNITY CORE 29A STORAGE 1942 941 POOR TBD YES COMMUNITY CORE , 30 GEMD/'I'SSA 1942 4,666 POOR DEMO NO REGIONAL PARK 35 STAFF NCO CLUB 1943 6,802 FAIR REUSE YES REGIONAL PARK 35A STORAGE 1943 . 1,311 FAiR DEMO YES REGIONAL PARK WIND DIRECTION 39 - POOR DEMO NO GOLF VILLAGE INDICATOR 40A ' STORAGE 1942 233 POOR DEMO N© REGIONAL PARK 40B STORAGE 1942 233 POOR DEMO NO COMMERCIAL BUSINESS 41 STORAGE 1942 2,712 POOR DEMo NO RESIDENTIAL 42 ADMINISTRATION 1944 11,238 FAIR DEMO NO CHILDREN'S SHELTER , 47 ADMINISTRATION 1942 5,381 FAIR DEMO NO RESIDENTIAL LAW ENFORCEMENT 49 FIREHOUSE ANNEX 1942 1,800 POOR DEMO NO TRAINING FACILITY MOTOR TRANSPORT 53 1942 1,970 POOR DEMO NO RESIDENTIAL FACILITY City of Tustin Page 6-28 MCAS Tustin Specific Plan~Reuse Plan October 1996 Appendices PRELIMINARy B~ILDING coN'DITiO. SURVEY ' ' Total Possible Bidg Year Area Proposed Interim No. Existing Use Built (Sq Ft) Condition Disposition Use Ultimate Use ,, 66 PUBLIC WORKS SHop 1944 3,663 POOR ' DEMo NO RESIDENTIAL 71A WAREHOUSE 1945 1,650 PooF~' DEMO NO REGIONAL PARK 71B WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK ~:1 ~ WAREHOUSE' 1945 1,650 POOR" DEMO NO REGIONAL PARK 71D [WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 71E i WAREHOUSE 1945~ 1,650 POOR DEMO NO REGIONAL PARK 71F WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK "'~ G WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAI' PARK 71H WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 711 WAREHOUSE 1945 1,650 .... POOR DEMO NO REGIONAL PARK 71J WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 77 FLAGPOLE - FAIR REUSE YES LEARNING VILLAGE BAcHELoR ENLISTED 86 QUARTERS 1953 14,531 FAIR REUSE YES LEARNING VILLAGE PHYSICAL FITNESS 87 CENTER 1953 14,388 FAIR REUSE YES LEARNING VILLAGE "88 RELIGIOUS EDUCATION 1953, 14,388 FAIR REUSE YES LEARNING VILLAGE 89 !WAREHOUSE 1953' 7,575 FAIR DEMO NO RESIDENTIAL 90 WAREHOUSE 1953 10,600 FAIR REUSE 'YES REGIONAL PARK 92 ADMINISTRATION 194~ 420 FAIR DEMO' NO REGIONAL PARK BACHELOR OFFICERS - 93 QUARTERS ' 1953 15,172 FAIR DEMO YES COMMUNITY PARK PAINT BOOTH 98 (DECOMMISSIONED) 1954 552 POOR DEMO NO RESIDENTIAL 103 TRAINING/CLASSROOM 1958 2,856 POOR DEMO NO REGIONAL PARK .... , SELF SERVICE CAR WASH 106 (DECOM) 1954 924 POOR DEMO NO REGIONAL PARK 128 SOFTBALL DIAMOND #t - FAIR REUSE YES COMMUNITY PARK '131 FOOTBALl' FIELD FAIR ~.. REUSE. ".YES COMMUNITY pARK BACHELOR ENLISTED 132 QUARTERS 1961 30,636 FAIR REUSE YES LEARNING VILLAGE ~34 ADMINISTRATION 1961 30,636 FAIR REUSE YES LEARNING VILLAGE 142 PICNIC SHELTER 1960 3,072 POOR DEMO NO COMMUNITY PARK ,,, 143 BARBECUE PIT - - POOR DEMO NO COMMUNITY PARK i,, 144 VOLLEYBALL COURT - FAIR REUSE YES COMMUNITY PARK 145 BASKETBALL couRT - GOOD REUSE YES COMMUNITY PARK 146 BARBECUE HUT - POOR DEMO N© COMMUNITY PARK ..... i48`SOCCER FIELD -. FAIR REUSE YES COMMUNITY PARK 149 VEHICLE GREASE RACK 1963 517 POOR DEMO NO COMMUNITY'CORE 150 RACQUETBALL COURT 1963 - POOR DEMO NO COMMUNITY PARK 159 BOWLING CENTER 1963 5,640 FAIR REUSE YES LEARNING vILLAGE BASKETBALL/ 160 VOLLEYBALL COURT GOOD REUSE YES LEARNING VILLAGE 161 APPLIED INSTRUCTION 1964 13,980 FAIR REUSE 'YES REGIONAL PARK 162 PuBLic TOILET 1965 245 FAiR DEMO NO coMMUNITY PARK ,, 163 PUBLIC TOILET 1965 245 FAIR DEMO NO COMMUNITY PARK MCAS Tustin Specific Plan/ReUse Plan October 1996 City of TustJ'n~ Page 6-29 Appendices ,, 'l , PRELIMINARY BUILDING coNDITION SURVEY ,,, ·. ...... Total . possible Bidg Year Area Proposed Interim . No. Existing use Built (Sq Ft) Condition Disposition Use Ultimate Use ,,, 1¢M gWIMMI'kI~ POOL - FAIR DEMO NO COMMUNITY PARK CONVENIENCE FOOD 165 STORE 1965 7,520 FAIR REUSE YES LEARNING VILLAGE !. 166 RETAIL STORE 1966 9,600 FAIR REUSE YES LEARNING VILLAGE 167 CAFETERIA 1966 1,800 "'FAIR' REUSE YES' LEARNING VILLAGE 168 SERVICE OLr~LETS 1966 3,200 FAIR REUSE YES LEARNING VILLAGE , , 169 AIRCRAFT READY FUEL 1966 203,644 POOR DEMO NO REGIONAL .PARK STORAGE AIRCRAFT READY FUEL 170 STORAGE 1966i 203,756 'POOR DEMO NO REGIONAL PARK · AIRCRAFT "0PERATIONS 1965 8,048 POOR DEMO NO REGIONAL PARK 171 FACILITY 172 BULK FUEL 1966 2,520 POOR DEMO NO LEARNING VILLAGE ~ 173 APPLIED INSTRUCTION ..... 1966 26,000 FAIR REUSE YES REGIONAL PARK 174 WELDI'NG SHOP 1967 1,240 FAIR DEMO NO coMMuNITM CORE ,, , 175 pARTs STORAGE 1967 ' 384 POOR DEMO NO COMMUNITY CORE ,, , 176 DAF/DOD 1967 9,760 FAIR DEMO YES COMMERCIAL ADMINISTRATION , ..... 177 BACHEi. OR ENLISTED 1968 23,052 FAIR REUSE YES LEARNING VILLAGE QUARTERS , ,, 178 LINE MAINTENANCE 1967 1,400 POOR DEMO NO REGIONAL PARK SHACK _ , , ,,, LINE MAINTENANCE 1967 1,050 POOR DEMO NO REGIONAL PARK 179 SHACK ~ LINE MAINTENANCE 1967 1,050 POOR DEMO NO COMMERCIAL BUSINESS 180 !SHACK . , ' LINE MAINTENANCE 1967 1,400 POOR DEMO NO COMMERCIAL BUSINESS 181 SHACK , 182 LINE MAINTENANCE 1967 1,050 POOR. DEMO. NO COMMERCIAL BUSINESS SHACK .. 183 COMBINED FIRE/RESCUE 1968 6,827 FAIR REUSE YES REGIONAL PARK STATION 184 ENLISTED MESS HALL · 1969 22,007 GOOD REUSE YES LEARNING vILLAGE SHERIFFS TRAINING AUTOMOTIVE HOBBY 1969 5,808 FAIR REUSE YES FACILITY 185 SHOP '186 vEHIcLE MAINTENANCE 1970 10,765 FAIR DEMO NO GOLF VILLAGE SHOP 187 PAINT & BLASTING SHOP 1970 1,200 FAIR DEMO NO COMMUNITY CORE (DECOM) 189 ' FLOWER SHOP 1969 1,080 FAIR REUSE' YES LEARNING VILLAGE 190 HANGAR 1970 42,818 .GOOD REUSE' YES COMMERCIAL BUSINESS ACFT DIRECT FUELING - - POOR DEMO ND LEARNING VILLAGE 191 STATION ACFT DIRECT FUELING . POOR DEMO NO LEARNING VILLAGE 192 STATION · ACFT DIRE~T FUELING - POOR DEMO NO LEARNING vILLAGE 193 STATION 194 DAY TANK ACFT FUEL POOR DEMO NO LEARNING VILLAGE STORAGE ; ,, City of Tustin MCAS Tustin Specific Plan~Reuse Plan Page 6-30 October 1996 Appendices ,, Total Possible Bldg Year Area Proposed Interim No. Existing Use Built (Sq Ft) Condition Disposition Use Ultimate Use AOF:T DiREdT' FLJELI'NG ............ '" " " .... "' " '' ' .......... 195 - POOR DEMO NO COMMERCIAL BUSINESS STATION :ACFT DIRECT"FUELING 196 - POOR DEMO NO COMMERCIAL BUSINESS STATION ACFT DIRECT FUELING 197 - - POOR DEMO NO COMMERCIAL BUSINESS STATION DAY TANK ACFT FUEL 198 - - POOR DEMO NO COMMERCIAL BUSINESS STORAGE 199 CHILD CARE CENTER 1970 5,853 FAIR REUSE YES CHILD CARE CENTERS 201 STORAGE 1971 960 POOR DEMO NO REGIONAL PARK 202 TENNIS COURTS 1971 - GOOD REUSE YES COMMUNITY PARK 203 SEWAGE PUMP STATION - POOR DEMO NO REGIONAL PARK 204 SEWAGE PUMP STATION - FAIR DEMO YES COMMUNITY CORE 205. SEWAGE PUMP STATION - FAIR DEMO YES COMMERCIAL BusINESS LINE MAINTENANCE 207 1971 1,920 POOR DEMO NO REGIONAL PARK SHACK 208 SOFTBALL FIELD #2 FAIR REUSE YES coMMUNITY PARK ,,, OUTDOOR HELICOPTER 209 POOR DEMO NO LEARNING VILLAGE MONUMENT 210 FUEL PUMP STATION - POOR DEMO NO REGIONAL PARK ELEC/COMM 212 MAINTENANCE SHOP 1972 3,700 FAIR REUSE YES COMMERCIAL BUSINESS ,, BACHELOR ENLISTED 213 QUARTERS 1973 35,424 GOOD REUSE YES LEARNING VILLAGE INDOOR HANDBALL 216 COURTS 1974 1,722 POOR DEMO NO COMMUNITY PARK 218 ENLISTED CLUB 1976 '10,384 FAIR REUSE YES LEARNING VILLAGE 219' EQUIPMENT STORAGE 1976 384 POOR DEMO NO COMMERCIAL BUSINESS ENGINE TEST CELL 220 1981 675 GOOD REUSE .. YES COMMERCIAL BUSINESS ADMINISTRATION PHYSICAL FITNESS 221 1977 4,200 FAIR REUSE YES COMMUNITY PARK CENTER 22.2 AUTO SERVICE CENTER 1974 4,680 POOR DEMO NO COMMUNITY PARK 225 MAIN GATE HOUSE 1980 24 POOR DEMO NO LEARNING VILLAGE 226 FLIGHT SIMULATOR 1980 9,620' GOOD REUSE YES REGIONAL PARK 227 BACHELOR ENLISTED 1981 48,960 GOOD REUSE YES LEARNING VILLAGE QUARTERS 228 ISSUE wAREHOUSE 1980 3,150 FAIR DEMO NO RESIDENTIAL , 229 ACFT WASHRACK 1960 755 POOR DEMO NO COMMERCIAL BUSINESS SHERIFFS TRAINING 230 ACFT WASHRACK 1968 1,642 POOR DEMO NO FACILFFY 231 ENGINE TEST CELL PAD 1968 4,022 GOOD REUSE "' YES COMMERCIAL BUSINESS "233 VEHICLE WASHRACK 1968 960 POOR DEMO - NO COMMUNITY CORE 234 VEHICLE WASHRACK 1968 800 POOR DEMO NO REGIONAL PARK 236 TRANSFORMER 'PAD FAIR REUSE .... YES LEARNING VILLAGE 237 TRANSFORMER PAD FAIR REUSE YES COMMERCIAL 238 TRANSFORMER I~AD . FAIR REUSE YES LEARNING VILLAGE MCAS Tustin Specific Plan~Reuse Plan October 1996 City of TuCoh Page 6-31 Appendices PRELIMINARY BUILDING CONDITION SUR;VEY I ,, Total Possible Bldg Year Area Proposed Interim No. Existing Use Built (Sq Ft) Condition Disposition Use Ultimate Use 239 TRANSFORMER PAD . FAIR REUSE YES LEARNING VILLAGE LAW ENFORCEMENT 240 TRANSFORMER PAD - FAIR TBD YES i TRAINING FACILITY 241 TRANSFORMER PAD ' ' ' - FAIR REUSE YES coMMERCIAL BUSINESS 242 TRANSFORMER PAD . FAIR TBD YES REGIONAL PARK 244 FLIGHT LINE SHACK 1981 1,000 POOR DEMO NO COMMERCIAL BUSINESS 245 BACHELOR ENLISTED 1984 47,370 GOOD REUSE YES LEARNING VILLAGE QUARTERS ,, 246 BACHELOR ENLISTED 1984 47,370 GOOD REUSE YES LEARNING VILLAGE QUARTERS ,,, , POL TESTING LAB 1982 600 GOOD REUSE YES · REGIONAL PARK 247 ADMINISTRATION 248 HAZ WASTE TRANSFER 1982 1,118 POOR DEMO NO REGIONAL PARK FACILITY 249 HEATING PLANT BLDG 1984 768 GOOD REUSE "YES LEARNING ~ILLAGE 250 WAREHOUSE 1984 66,976 GOOD REUSE YES COMMERCIAL BUSINESS 251 GROUND SUPPORT EQUIP 1984 13,770 GOOD REUSE YES COMMERCIAL BUSINESS SHOP 252 GROUND SUPPORT EQUIP 1984 10.755 GOOD REUSE YES COMMERCIAL BUSINESS SHED 253 APPLIED INSTRUCTION 1984 3,972 GOOD REUSE YES__ REGIONAL pARK , ~ REFUELER 1984 700 POOR DEMO NO LEARNING VILLAGE 254 ADMINISTRATION .... REFUELER 1984 700~ POOR DEMO NO COMMERCIAL BUSINESS 255 ADMINISTRATION. 256 FLAGPOLE 1983 0 FAIR REUSE YES COMMUNITY PARK RECREATION PICNIC 1983 748 GOOD REUSE YES REGIONAL PARK 257 SHELTER NAVY RELIEF PAPER 1982 117 POOR DEMO' NO. LEARNING VILLAGE 258 COLLECTION 259 STORAGE 1984 1,025', P0~)R DEMO NO REGIONAL PARK LINE MAINTENANCE 1984 1,000 POOR DEMO NO REGIONAL PARK 260 SHELTER LINE MAINTENANCE 261 SHELTER 1984 1,000 POOR DEMO NO REGIONAL PARK ,, 262 HAZAFIDOUS/FLAM 1984 300 POOR DEMO NO REGIONAL PARK LOCKER 263 HAZARDOUS/FLAM 1984 300 POOR DEMO NO REGIONAL PARK LOCKER ,, 264 HAZARDOUS/FLAM 1984 300 POOR ' DEMO NO REGIONAL PARK LOCKER HAZARDOUS/FLAM 1984 300 POOR DEMO NO COMMUNITY CORE 265 LOCKER .... HAZARDOUS/FLAM 1984 300 POOR DEMO NO COMMUNITY CORE 266 LOCKER HAZARDOUS/FLAM 1984 150 POOR DEMO NO COMMERCIAL 267 LOCKER 268 'FILLI'NG STATION . POOR DEMO NO RESIDENTIAL 269 GSE LOADING RAMP . - FAIR ' 'DEMo NO COMMERCIAL BUSINESS , City of Tustin Page 6-32 MCAS Tustin Specific Plan~Reuse Plan October 1996 Appendices PRELIMINARY BUILDING cONDITION SURVEY , , .... Total Possible Bldg Year Area Proposed Interim No. Existing Use Built (Sq Ft) Condition Disposition Use Ultimate Use 273 ENGINE TEST CELL 1987 2,974 GOOD REUSE YES COMMERCIAL BUSINESS 278 BASKETBALL COURT #1 -. GOOD REUSE YES LEARNING vILLAGE 279 VoLLEyBALL COURT #1 GOOD ' " REUSE YES LEARNING VILLAGE 300 MAG-16 HEADQUARTERS 1943 21,170 "FAIR REUSE YES LEARNING VILLAGE 303 GENERAL STORAGE 1,610 POOR DEMO NO LEARNING VILLAGE SHED 306 HAZARDOUS/FI. AM 1949 100 POOR DEMO NO LEARNING VILLAGE STORAGE 502 BASEBALL FIELD . FAIR REUSE YES REGIONAL PARK 503 SOCCER/PARADE FIELD - FAIR REUSE YES REGIONAL PARK 504 BASEBALL FIELD - FAIR REUSE YES REGIONAL PARK 505 TELEPHONE SWITCHING 240 POOR DEMO YES LEARNING VILLAGE CENTER ,,, 506 GENERATOR/TRANSFORM 1985 360 GOOD REUSE YES LEARNING VILLAGE ER BLDG 507 ;VEHICLE WASHRACK 1985 228 POOR DEMO NO COMMUNITY CORE BLDG 508 I AIRCRAFT WASHRACK 1985 684 POOR DEMO NO COMMERCIAL BUSINESS BLDG i AIRCRA~'i' WASHRACK 1985 684 POOR DEMO NO SHERIFFS TRAINING "' 509 BLDG FACILITY -511 STORAGE SHED 1986 1,800 POOR. "'DEMO NO REGIONAL PARK. 512 STORAGE SHED 1986 1 ,S00 POOR DEMO NO REGIONAL PARK 513 STORAGE SHED 1986 1,800 POOR DEMO NO REGIONAL PARK 514 STORAGE SHED 1986 1,800 POOR "DEMO NO COMMUNITM CORE 515 STORAGE SHED 1986 1 ,S00 POOR DEMO NO COMMUNITY CORE 516 pOLICE STATION 1986 1,551 GOOD DEMO NO TRANSITIONAL/EMERG HSG 517 AIRCRAFT WASHRACK 1985 POOR DEMO NO COMMERCIAL BUSINESS 520 HANGAR 1989 63,289 GOOD REUSE YES COMMERCIAL BUSINESS 523 APPLIED INSTRUCTION 1987 23,330 GOOD REUSE YES REGIONAL PARK 524 HANGAR 1987 45,959 GOOD REUSE YES LEARNING VILLAGE 525 HANGAR 1987 45,959 GOOD DEMO YES COMMERCIAL RECREATION 526 UTILITY BUILDING SHED 1987 1,672 FAIR REUSE YES LEARNING VILLAGE 527 FLIGHT LINE SHELTER 1987 2,000 POOR DEMO NO COMMERCIAL ADMINISTRATION 1988 4,935 GOOD REUSE YES COMMERCIAL BUSINESS 528 BUILDING 529 SUPPLY BUILDING 1988 15,000 GOOD REUSE YES COMMERCIAL BUSIN ESS COMMUNICATIONS/MAINT 1988 5,029 GOOD REUSE YES COMMERCIAL BUSINESS 530 ' BLDG 531 WEATHER ANNEX 1988 800 FAIR DEMO NO COMMERCIAL 5-~ i GENERATOR BUILDING 1988 192 FAIR DEMO NO COMMERCIAL 533 ARMORY 1988 5,363 GOOD REUSE YES REGIONAL PARK 534 CRASH CREW BURN PIT 1988 - GOOD DEMO NO COMMUNITY CORE 535 AIRCRAFT WASHRACK 1988 - POOR DEMO ' 'NO COMMERCIAL'RECREATION WASHRACK UTILITY 1988 672 FAIR DEMO NO COMMERCIAL RECREATION 536 BUILDING MOAS Tustin Specific Plan~Reuse Plan October 1996 City of TustJn Page 6-33 Appendices ,, {i .... PRELIMINARY BUILDING CONDITION SURVEY Total PosSible Bldg Year Area . Proposed Interim No. Existing Use Built (ScI Ft) Condition Disposition Use Ultimate Use 537 ENGINE MAINT'ENANCE 1988 35,717 GOOD REUSE YES COMMERCIAL BUSINESS SHOP BAcHELoR ENLISTED 1989 53,240 GOOD REUSE YES LEARNING VILLAGE 538 QUARTERS BACHELOR ENLI'STED 1989 53,240 GOOD REUSE YES LEARNING VILLAGE 539 QUARTERS _ HAZARDOUS WASTE - FAIR DEMO NO GOLF VILLAGE 540 STORAGE TANK 541 PUMP STATION #1 FAIR DEMO NO COMMERCIAL BUSINESS 542 PUMP STATION #2 " FAIR DEMO NO COMMERCIAL BUSINESS 543 ACFT RINSE FACILITY 1988 POOR DEMO NO COMMERCIAL BUSINESS 544' RESTROOM FACILITY 1989i 2,005 GOOD DEMO NO COMMERCIAL BUSINESS 545 SENTRY BOOTH "" 1989 91 ' "Poor DEMO., NO COMMERCIAL 'BUSINESS ELECTRICAL/STORAGE 1989 1,755 GOOD REUSE YES COMMERCIAL BUSINESS 546 ROOM 547 CHILD CARE CENTER 1990 13,120' GOOD REUSE YES CHILD CARE CENTERS 549 MECHANICAL ROOM 1989 933 GOOD REUSE YES LEARNING VILLAGE ,, 550 TRANSFORMER PAD FAIR REUSE YES LEARNING VILLAGE 551 WASHRACK BUILDING 198'9 "1,000 POOR DEMO NO COMMERCIAL BUSINESS 552 '~RANSFORMER PAD - - FAIR REUSE YEs ~OMM~{CIAL'BUSINESS .... ..... BACHELOR ENUSTED 1991 40,980 GOOD REUSE YES TRANSlTIONAL/EMER HS-G 553 QUARTERS ,, , BACHELOR ENLISTED 1991 40,980 GOOD REUSE YES TRANSITIONAL/EMER HSG 554 QUARTERS , 555 MECHANICAL BUILDING 1990 - GoOD REUSE YES COMMERCIAL BUSINESS ,,, HAZARDOUS/FLAM 1990 3,840 GOOD DEMO . NO COMMERCIAL 556 STORAGE , 557" ~4ECHANICAL BUILDING 199-1 400 GOOD REUSE YES TRANSITIONAL/EMER HSG 558 FUEL ISLAND '" - POOR DEMO ' NO COMMERCIAL BUSINESS ' _ 559 LOADING RAMP · FAIR ........... DEMO ...... YES' COMMERCIAL BUSINESS , ,, 560 ' VEHICLE WASHRACK 19901 1,089 POOR DEMO NO COMMERCIAL BUSINESS ,, 561 MECHANICAL BUILDING 19891 933 FAIR REUSE YES LEARNING VILLAGE ,, "562 WAREHOUSE 2,363 pOOR DEMO NO COMM~JNrTY CORE 563 SEWER METER VAULT FAIR REUSE NO LEARNING VILLAGE. -IAZARDOUS/FLAM POOR DEMO NO REGIONAL PARK 564 STORAGE TACTICAL VAN PAD GOOD DEMO NO COMMERCIAL BUSINESS 565 COMPLEX 566 · LUBE RACK 1988 1,760 POOR DEMO NO COMMERCIAL BUSINESS ,, , HAZARDOUS WASTE 1990 2,400 POOR DEMO NO GOLF VILLAGE 567 STORAGE PAD , 568 MA COMPLEX 1991 19,580 GooD REUSE YES COMMERCIAL BUSINESS 569 FPN-63 PAR SITE 1991 700 POOR DEMO NO COMM~JNITY CORE _ , HAZARDOUS wASTE - POOR DEMO NO COMMERCIAL BUSINESS 570 STORAGE . , , HAZARDOUS WASTE POOR .DEMO NO COMMERCIAL 571 STORAGE City of Tustin Page 6-34 MOAS Tustin SpeCific Plan/Reuse Plan October 1996 Appendices - PRELIMINARY BUILDING CONDITION SURVEY I' - Total ~ossible Bldg Year! Area Proposed Interim No, Existing Use Built (Sci Ft) Condition Disposition Use Ultimate Use _ HAZARDOUS WASTE POOR DEMO · NO COMMERCIAL 572 STORAGE HAZARDOUS WASTE POOR DEMO NO LEARNING VILLAGE 573 STORAGE ' HAZARDOUS WASTE POOR DEMO NO LEARNING VILLAGE 574 STORAGE ' ' HAZARDOUS WASTE POOR DEMO NO RESIDENTIAL 575 STORAGE ' HAZARDOUS WASTE 'POOR DEMO NO REGIONAL PARK 576 STORAGE ' HAZARDOUS WASTE POOR DEMO NO REGIONAL PARK 577 STORAGE HAZARDOUS WASTE POOR DEMO NO REGIONAL PARK 578 STORAGE HAZARDOUS WASTE POOR DEMO. NO REGIONAL PARK 579 STORAGE ' HAZARDOUS WASTE POOR DEMO NO REGIONAL PARK 580 STORAGE ' ,. HAZARDOUS WASTE POOR DEMO NO COMMERCIAL BUSINESS 581 STORAGE ' ' HAZARDOUS WASTE POOR DEMO NO COMMERCIAL BUSINESS 582 STORAGE ' ' HAZARDOUS WASTE POOR DEMO NO COMMERCIAL BUSINESS 583 STORAGE ' ' HAZARDOUS wASTE POOR DEMO NO COMMUNITY CORE 584 STORAGE ' HAZARDOUS WASTE POOR DEMO NO COMMERCIAL BUSINESS 585 STORAGE ., HAZARDOUS WASTE POOR DEMO NO coMMERCIAL BUSINESS 586 STORAGE - HAZARDOUS WASTE ,.. POOR ..... DEMO ...... NO COMMUNITY CORE 587 STORAGE HAZARDOUS' WASTE POOR DEMO NO COMMERCIAL BUSINESS 588 STORAGE HAZARDOUS WASTE POOR DEMO NO COMMUNITY CORE 589 STORAGE ' ' HAZARDOUS WASTE POOR DEMO NO GOLF VILLAGE 590 STORAGE ' ' HAZARDOUS WASTE POOR DEMO NO COMMERCIAL BUSINESS 591 STORAGE 592. GENERATOR PAD 1991 180 PO'OR DEMO NO COMMUNITY CORE 593 SEWER LIFT STATION FAIR DEMO YES COMMERCIAL BUSINESS 594 PICNIC SHELTER 1991 312 FAIR REUSE YES LEARNING VILLAGE 595 SEWER LIFT STATION . FAIR DEMO YES COMMERCIAL, BUSINESS HAZARDOUS/FLAM MA'FL 1992 200 POOR DEMO NO GOLF VILLAGE 596 LOCKER - HAZARDOUS/FL-AM MAT'L 1992 100 POOR DEMO NO COMMERCIAL BUSl NESS 597 LOCKER HAZARDOUS/FI-AM MA'FL 1992 200 POOR DEMO NO COMMERCIAL BUSINESS 598 LOCKER MCAS Tustin SpeCific Plan~Reuse Plan City of October 1996 Page 6-35 Appendices I '' PRELIMINARY BUILDING 'CONDiTiON SURVEY I Total Possible Bldg Year Area Proposed Interim No. Existing Use Buitt (Sq Fl) Condition Disposition Use Ultimate Use HAZARDOUS/FI.AM MAT'L 1992 100 POOR DEMO NO COMMERCIAL BUSINESS 599 LOCKER HAZARDOUS/FI.AM MA'FL 1992 400 POOR DEMO NO COMMERCIAL BUSINESS 600 LOCKER ... HAZARDoUS/FI.AM MAT'L 1992: 100 POOR DEMO NO COMMERCIAL 601 LOCKER HAZARDOUS/FI-AM MAT'L 1992 100 POOR DEMO NO LEARNING VILLAGE 602 LOCKER - ~ 603 TRANSFORMER PAI~ - 'FAIR 'REUSE YES LEARNING VILLAGE 604 AN/GMQ-13 'TRANSMITTER - . POOR DEMO YES COMMUNITY CORE 605 AN/GMQ-13 RECEIVER . . POOR 'DEMO YES GOLF VILLAGE ANA=PN.63 MTI- POOR DEMO YES GOLF VILLAGE 606 REFLECTOR ' ' . - 607 ANAJMQ-2g . POOR DEMO YES COMMUNITY CORE _ 608 AN/GMQ-10 TRANSMITTER - . POOR DEMo YES COMMUNITY CORE ..... 609 AN/GMQ-I'0 RECEIVER - POOR DEMO YES COMMUNITY CORE "610' GENERATOR WASHRACK - POOR DEMO NO COMMERCIAL BUSINESS HAZARDOUS MATERIAL POOR DEMO NO COMMERCIAL BUSINESS 611 STO RAG E ' ' FREST ? 10,800 POOR DEMO 'NO COMMUNITY CORE 3000T ADMIN/CLASSROOM 3002T GUARD SHACK - POOR DEMO NO RESIDENTIAL 6168 SEWAGE PUMP STATION - FAIR DEMO YES GOLF VILLAGE ~169 sEWAGE PUMP STATION . FAIR ' DEMo YES COMMERCIAL 6480 sEWAGE PUMP STATION . FAIR DEMO YES RESIDENTIAL 679'8 SEWAGE PUMP STATION . 'FAIR DEMO YES RESIDENTIAL 6857 SEWAGE PUMP STATION - FAIR DEMO YES RESIDENTIAL C VIP QUARTERS 1946 972 FAIR DEMO NO ELEMENTARY SCHOOL 03 YOUTH cENTER 1943 6,552 POOR ~ DEMO NO · COMMUNITY PARK _ C4 OFFICER~ CLUB 1943 7,548 FAIR REUSE YES COMMUNFi'Y PARK , , MST OF ACi~ONY~S ABAND ABANDONED HAZ HAZARDOUS ACFT AIRCRAFT IMA INTERMEDIATE MAINTENANCE ACTIVITY ADMIN ADMINISTRATION LA~ LABORATORY BLDG BUILDING MAG MARINE AIR GROUP COMM COMMUNICATIONS MAT'L MATERIAL COT CITY OF TUSTIN MWR MORALE WELFARE, & RECREATION DECOM DECOMMISSIONED NCO NON-COMMISSIONED OFFICER DOE DEPARTMENT OF EDUCATION CC ORANGE COUNTY ELEC ELECTRONICS TBD TO BE DETERMINED EQUIP ' EQUIPMENT · FAC FACILITY FI.AM FLAMMABLE GSE GROUND SUPPORT EQUIPMENT ... City of Tustin Page 6-36 MCAS Tustin Specific Plan~Reuse October 1996 Tab 3 Resolution No. RDA 03-3 (Proposed Redevelopment Plan) 10 14 20 2! 22 23 24 26 2? 28 29 RESOLUTION NO. RDA 03-03 A RESOLUTION OF THE TUSTIN COMMUNITY REDEVELOPMENT AGENCY RECEIVING THE PROPOSED REDEVELOPMENT PLAN FOR MCAS-TUSTIN REDEVELOPMENT PROJECT, AND AUTHORIZING TRANSMITTAL OF THE PROPOSED REDEVELOPMENT PLAN TO AFFECTED TAXING AGENCIES, AND PERSONS AND ORGANIZATIONS WITHIN THE PROJECT AREA, AND SUBMITTAL TO THE PLANNING COMMISSION OF THE CITY OF TUSTIN FOR ITS REPORT AND RECOMMENDATIONS The Tustin Community Redevelopment Agency DOES HEREBY RESOLVE as follows: I. The Tustin Community Redevelopment Agency finds and determines as follows: Ac B. The Tustin Marine Corps Air Station ("MCAS") has been realigned and closed by the U.S. Department of Defense pursuant to the federal Base Realignment and Closure Act. The California Legislature has amended the Health and Safety Code to add Article 7 (commencing with Section 33492.100) to Chapter 4.5 of Part I of Division 24 (Chapter 165, 1996 Statutes), to provide a legal framework for the redevelopment of the MCAS. Co Health and Safety Code Section 33492.102 permits the inclusion of up to 52 acres of land contiguous to the MCAS within the project area if necessary for the effective redevelopment of the project area. D. The Agency has prepared a Redevelopment Plan for the MCAS-Tustin Redevelopment Project. E. The California Community Redevelopment Law ("CRL") provides in Section 33328 that prior to the publication of the notice of the joint Agency/City Council public hearing on the proposed Redevelopment Plan, the Agency shall consult with each affected taxing agency with respect to the proposed Redevelopment Plan. F, The CRL provides in Section 33356 that prior to a joint public hearing on the proposed Redevelopment Plan, the Agency shall submit the proposed Redevelopment Plan to the Tustin Planning Commission for its report and recommendation. O. The CRL further provides, in Section 33385(0, that the Agency shall consult with and obtain the advice persons and organizations within the Project Area on the proposed Redevelopment Plan prior to its submittal to the Tustin City Council. 14 2O 22 24 26 2? 28 29 NOW THEREFORE, the Tustin Community Redevelopment Agency resolves as follows: o The proposed Redevelopment Plan for the Tustin Marine Corps Air Station Redevelopment Project is hereby received in the form attached hereto as Attachment A. . The Executive Director is hereby authorized and directed to transmit the proposed Redevelopment Plan to each affected taxing agency for purposes of consultations. , The Executive Director is hereby authorized and directed to meet with and make available to persons and community organization copies of the proposed Redevelopment Plan prior to submitting it to the Tustin City Council. The proposed Redevelopment Plan is referred to the Planning Commission of the City of Tustin for report and recommendation. PASSED AND ADOPTED at a regular meeting of the Tustin Community Redevelopment Agency held on the 17th day of March, 2003. TRACY WILLS WORLEY, Chairperson PAMELA STOKER Recording Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) SS I, Pamela Stoker, Recording Secretary and ex-officio Recording Secretary of the Community Redevelopment Agency of the City of Tustin, California, do hereby certify that the whole number of the members of the Community Redevelopment Agency of the City of Tustin is five; that the above and foregoing Resolution No. RDA 03-03 was duly passed and adopted at a regular meeting of the Tustin Community Redevelopment Agency, held on the 17th day of March 2003, by the following vote: AGENCYMEMBER AYES: AGENCYMEMBER NOES: AGENCYMEMBER ABSTAINED: AGENCYMEMBER ABSENT: PAMELA STOKER Recording Secretary REDEVELOPMENT PLAN for the MCAS-TUSTIN REDEVELOPMENT PROJECT TUSTIN COMMUNITY REDEVELOPMENT AGENCY _ TUSTIN, CALIFORNIA Adopted: ,2003 Ordinance No. Recommended by Planning Commission ., 2O03 Redevelopment Agency Tracy Wills Worley, Chairperson Tony Kawashima, Vice Chair Lou Bone Doug Davert Jeffrey M. Thomas REDEVELOPMENT PLAN FOR THE MCAS-TUSTIN REDEVELOPMENT PROJECT I, [§100] INTRODUCTION This is the Redevelopment Plan (the "Plan") for the MCAS-Tustin RedevelOpment Project (the "Project") in the City of Tustin ("City"), County of Orange, State of California. This Plan. consists of the text, the Legal Description of the Project Area Boundaries (Attachment No. 1), the Project Area Map (Attachment No. 2), and the Proposed Public Improvements and Facilities Projects (Attachment No. 3). As more. particularly described in Section 200, the area within the Project (the "Project Area") includes two distinct areas: (1)property within the Marine Corps Air Station-Tustin ("MCAS-Tustin") which is located in the territory of the City of Tustin (the "Tustin Base Portion"); and (2) property outside of but adjacent to the MCAS-Tustin solely located within the City of Tustin (the "Non-Base Property"). This Plan was prepared by the Agency pursuant to the Community Redevelopment Law of the State of California (Health and Safety Code Section 33000 et seq.), including Chapter 4.5 commencing with Section 33492, et seq. and special legislation pertaining to the realignment and closure of 'the Tustin Marine Corps Air Station contained in Section 33492.100, et seq. ("MCAS-Tustin Legislation"), the California Constitution, and all applicable local laws and ordinances. This Plan is based upon a Preliminary Plan formulated and adopted by the Planning Commission of the City of Tustin (the "Planning Commission") by Resolution No RDA 97-4, on September 15, 1997, and amended on December 9, 2002, by Resolution No. 3856. On February 3, 2003, the City Council of the City of Tustin adopted the MCAS Tustin Specific Plan/Reuse Plan (the "Specific Plan") by Ordinance No. 1257. The Project Area is coterminous with the area governed by the Specific Plan. The Specific Plan is intended to serve as both a policy- oriented and regulatory document and includes detailed planning, policies, regulations, implementation strategies and procedures necessary to guide the reuse and development of the Project Area. The Specific Plan also contains the development and reuse regulations that constitute zoning for the Project Area upon conversion to civilian use. As further TUS_RedevPlan_v3.doc 3/5/03 29171_001 described in Article IV of this Plan, the reuse and redevelopment of the Project Area shall be governed by the applicable provisions of the Specific Plan. This Plan provides the Agency with powers, duties, and obligations to implement and further the program generally formulated in this Plan for the redevelopment, rehabilitation, and revitalization of the area within the Project Area. Because of the long-term nature of this Plan and the need to retain in the Agency flexibility to respond to market and economic conditions, property owner and developer interests, and opportunities from time to time presented for redevelopment, this Plan does not present a precise plan or establish specific projects for the redevelopment, rehabilitation, and revitalization of any area within the Project Area, nor does this Plan present specific proposals in an attempt to solve or alleviate the concerns and problems of the community relating to the Project Area. Instead, this Plan presents a process and a basic framework within which specific plans will be presented, specific projects will be established, and specific solutions will be proposed and by which tools are provided to the Agency to fashion, develop, and proceed with such specific plans, projects, and solutions. The purposes of the Community Redevelopment Law will be attained through, and the major goals of this Plan are:- A, 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 existing adopted utility or community infrastructure standards; (vi) land containing materials or facilities that will have to be removed to allow for development, such as runways and landing pads; and (vii) properties containing hazardous wastes; B, The assembly of land into parcels suitable for modern, integrated development with improved pedestrian and vehicular circulation in the Project Area. TUS_RedevPlan_v3.doc 29171_001 2 3/5/03 Ce De Ee Ge He The replarming, redesign, reuse and redevelopment of portions of the Project Area which are stagnant or improperly utilized. The provision of opportunities for participation by owners and tenants in the revitalization of their properties. The strengthening of the economic base of the Project Area by stimulating new investment and economic growth. The creation of employment opportunities. The provision of an environment for social and eConomic growth The expansion, preservation, and improvement of the community's supply of housing available to low- and moderate-income persons and families. 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. [§200] DESCRIPTION OF PROJECT AREA The boundaries of the Project Area are described in the "Legal Description of the Project Area Boundaries" attached hereto as Attachment No. 1 and incorporated herein by reference, and are shown on the "Project Area Map," attached hereto as Attachment No. 2 and incorporated herein by reference. The two distinct areas of the Project Area and the number and identification of the separate parcels comprising each area are as follows: (1) the Tustin Base Portion of MCAS-Tustin consisting of two (2) parcels (Parcels 1 and 2); and (2) the Non-Base Property solely within the City of Tustin consisting of one (1) parcel which is a portion of Parcel 2 located at the most northeasterly corner of Parcel 2. III. [§300] PROPOSED REDEVELOPMENT ACTIONS A. [§301] General The Agency proposes to eliminate and prevent the spread of blight and deteriOration in the Project Area by: TUS_RedevPlan_v3.doc 29171_001 3 3/5/03 le , . , , . Se . 10. 11. 12. The acquisition of certain real property and the assembly of adequate sites for the development and construction of uses in conformance with this Plan; The demolition or removal of certain buildings, structures and other improvements; Providing for participation by owners and tenants presently located in the Non-Base Property and for participation by future owners and tenants within the entire Project Area, and the extension of preferences to business occupants and other tenants desiring to remain or relocate within the redeveloped Project Area; The management of any property acquired by and under the ownership and control of the Agency; Providing relocation assistance to any displaced Project occupants; The installation, construction, or reconstruction of streets, utilities, and other public improvements and-facilities, including, but not limited to, parks, recreational facilities and community facilities; The disposition of property for uses in accordance with this Plan; The redevelopment of land by private enterprise or public agendes for uses in accordance with this Plan; and The rehabilitation of structures and improvements. The expansion, preservation, and improvement of the community's supply of housing available to low and moderate income persons and families. The installation of new or replacement of existing public improvements, facilities, and utilities in the areas which are currently inadequately served with regard to such improvements, facilities, and utilities. Hazardous substance release cleanup. TUS_RedevPlan_v3.doc 29171_001 3/5/03 In the accomplishment of these purposes and activities and in the implementation and furtherance of this Plan, the Agency is authorized to use all the powers provided in this Plan and all the powers now or hereafter permitted by law. Bi [§302] ...Participation Opportunities; Extension of Preferences for Reentry Within Redeveloped Project Area Because the Project is a military base closure project, it is anticipated that initially these rules will only be applicable to the Non-Base Property but that they will be applicable to future owners and businesses within the entire Project Area. 1. [§303] Opportunities for Owners and Business Tenants In accordance with this Plan and the rules for participation adopted by the Agency pursuant to this Plan and the Community Redevelopment Law, persons who are owners of real property in the Project Area shall be given a reasonable opportunity to participate in the redevelopment of the Project Area consistent with the objectives of this Plan. For the purposes of this Plan and the rules for participation, an-"owner" of real property shall not include agencies of the United States Government, the United States Department of Defense or any of the military branches of the United States Government. The Agency. shall extend reasonable preferences to persons who are engaged in business in the Project Area to participate in the redevelopment of the Project Area or to reenter into business within the redeveloped Project Area if they otherwise meet the requirements prescribed in this Plan and the rules for participation adopted by the Agency. , [§304] Rules for Participation Opportunities, Priorities, and Preferences In order to provide opportunities to owners to participate in the redevelopment of the Project Area and to extend reasonable preferences to businesses to reenter into business within the redeveloped Project Area, the Agency shall promulgate rules for participation by owners and the extension of preferences to business tenants for reentry within the redeveloped Project Area. If conflicts develop between the desires of participants for particular sites or TUS_RedevPlan_v3.doc 29171_001 5 3/5/O3 ge land uses, the Agency is authorized to establish reasonable priorities and preferences among the owners and business tenants. Some of the factors to be considered in establishing these priorities and preferences may include a participant's length of occupancy in the area; accommodation of as many participants as possible; similarity of land use; the necessity to assemble sites for integrated, modern development; conformity of a participant's proposal with the intent and objectives of this Plan; financial capability to effect redevelopment of a site; and service to the community of a participant's proposal. In addition to opportunities for participation by individual persons and firms, participation shall be available for two or more persons, firms, or institutions to join together in partnerships, corporations, or other joint entities. Participation opportunities shall necessarily be subject to and limited by such factors as: (1) the elimination and changing of land uses; 2)the construction, widening, or realignment of streets; (3)the ability of participants to finance acquisition and development or rehabilitation in accordance with this Plan and development criteria adopted by the Agency in implementation of this Plan; (4)the reduction in the total number of individual parcels in the Project Area; and (5).the construction or expansion of public facilities. [§305] Participation Agreements The Agency may require that, as a condition to participation in redevelopment, each participant shall enter into a binding agreement with the.Agency by which the participant agrees to rehabilitate, develop, and use and maintain the property in conformance with this Plan and to be subject to the provisions hereof. In such agreements, participants who retain real property shall be required to join in the recordation of such documents as may be necessary to make the provisions of this Plan applicable to their properties. Whether or not a participant enters into a participation agreement with the Agency, the provisions of this Plan are applicable to all public and private property in the Project Area. TUS_RedevPlan__v3.doc 29171_001 6 3/5/03 Co In the event a participant fails or refuses to rehabilitate, develop, and use and maintain its real property pursuant to this Plan and a participation agreement, the real property or any interest therein may be acquired by the Agency and sold or leased for rehabilitation or development in accordance with this Plan. 4. [§306] Conforming Owners The Agency may, at its sole and absolute discretion, determine that certain real property within the Project Area presently meets the requirements of this Plan, and the owner of such property will be permitted to remain as a conforming owner without a participation agreement with the Agency provided such owner continues to operate, use, and maintain the real property within the requirements of this Plan. However, a conforming owner shall be required by the Agency to enter into a participation agreement with the Agency in the event that such owner desires to: (a) construct any additional improvements or substantially alter or modify existing structures or uses on any of the real property described above as conforming; or (b) acquire additional property within the Project Area. [§307] Cooperation with Public Bodies Certain public bodies are authorized by state law to aid and cooperate, with or without consideration, in the planning, undertaking, construction, or operation of this Project. The Agency shall seek the aid and cooperation of such public bodies and shall attempt to coordinate this Plan with the activities of such public bodies in order to accomplish the purposes of redevelopment and the highest public good. The Agency, by law, is not authorized to acquire real property owned by public bodies without the consent of such public bodies. The Agency, however, will seek the cooperation of all public bodies which own or intend to acquire property in the Project Area. Any public body which owns or leases property in the Project Area will be affOrded all the privileges of owner and tenant participation if such public body is willing to enter into a participation agreement with the Agency. All plans for development of property in the Project Area by a public body shall be subject to Agency approval. TUS_RedevPlan_v3.doc 29171_001 7 3/5/03 Do The Agency may impose on all public bodies the planning and design controls contained in this Plan to insure that present uses and any future development by public bodies will conform to the requirements of this Plan. To the extent now or hereafter permitted by law, the Agency is authorized to financially (and otherwise) assist any public entity in the cost of public land, buildings, facilities, structures, or other improvements (within or without the Project Area), which land, buildings, facilities, structures, or other improvements are or would be of benefit to the Project. [§308] Property Acquisition 1. [§3091 Real Property Except as specifically exempted herein, the Agency may acquire, but is not required to acquire, any real property located in the Project Area by any means authorized by law. It is in the public interest and is necessary in order to eliminate the conditions requiring redevelopment and in order to execute this Plan for the power of eminent domain to be employed bY the Agency to acquire real property in the Tustin Base Portion of the Project Area which cannot be acquired by gift, devise, exchange, purchase, or any other lawful method. The Agency shall have no eminent domain authority within Non-Base Property in the Project Area.. Eminent domain proceedings, if used, must be commenced within twelve (12) years from the date the ordinance adopting this Plan becomes effective. The Agency shall not acquire real property to be retained by an owner pursuant to a participation agreement if the owner fully performs under the agreement. The Agency is authorized to acquire structures without acquiring the land upon which those structures are located. The Agency is authorized to acquire either the entire fee or any other interest in real property less than a fee, including, without limitation, a leasehold interest. The Agency shall not acquire real property on which an existing building is to be continued on its present site and in its present form and use without the consent of the owner unless: (a) such building requires structural alteration, improvement, modernization, or rehabilitation; (b) the site, or lot on which the building is situated, requires TUS_RedevPlan_v3.doc 29171_001 3/5/03 Ee F, modification in size, shape, or use; or (c) it is necessary to impose upon such property any of the controls, limitations, restrictions, and requirements of this Plan and the owner fails or refuses to execute a participation agreement in accordance with the provisions of this Plan. The Agency is not authorized to acquire real property owned by public bodies which do not consent to such acquisition. The Agency is authorized, however, to acquire public property transferred to private ownership before redevelopment of the Project Area is completed, unless the Agency and the private owner enter into a participation agreement and the owner completes his responsibilities under the participation agreement. 2. [§310] Personal Property Generally, personal property shall not be acquired. However, where necessary in the execution of this Plan, the Agency is authorized to acquire personal property in the Project Area by any lawful means, including eminent domain; provided, however, that personal property within the Non-Base Property shall not be acquired by eminent domain. [§311] Property Management During such time as property, if any, in the Project Area is owned or leased by the Agency, such property shall be under the management and control of the Agency. Such property may be rented or leased by the Agency pending its disposition for redevelopment, and such rental or lease shall be pursuant to such policies as the Agency may adopt. [§312] Payments to Taxing Agencies to Alleviate Financial Burden Pursuant to Section 33607.5 of the Community Redevelopment Law, the Agency is required to and shall rr(ake payments to affected taxing entities to alleviate the financial burden and detriment that the affected taxing entities may incur as a result of the adoption of this Plan. The payments made by the Agency shall be calculated and paid in accordance with the requirements of Sections 33607.5, 33492.9, and 33492.108 of the Community Redevelopment Law. TUS_RedevPlan_v3.doc 29171_001 9 3/5/03 G. [§313] , H. [§316] . Relocation of Persons, Business Concerns, and Others Displaced by the Project [§314] Assistance in Finding Other Locations The Agency shall assist all persons, business concerns, and others displaced by the Project in finding other locations and facilities. In order to carry out the Project with a minimum of hardship to persons, business concerns, and others, if any, displaced by the Project, the Agency shall assist such persons, business concerns and others in finding new locations that are decent, safe, sanitary, within their respective financial means, in reasonably convenient locations, and otherwise suitable to their respective needs. The Agency may also provide housing inside or outside the Project Area for displaced persons. [§315] Relocation Payments The Agency shall make relocation payments to persons, business concerns, and others displaced by the Project for moving expenses and direct losses of personal property and additional relocation payments as may be required by law. The Agency may make such other payments as may be appropriate and for which funds are available. Demolition, Clearance, and Building and Site Preparation [§317] Demolition and Clearance The Agency is authorized to demolish and clear buildings, structures, and other improvements from any real property in the Project Area as necessary to carry out the purposes of this Plan. e [§318] Preparation of Building Sites The Agency is authorized to prepare, or cause to be prepared, as building sites any real property in the Project Area owned by the Agency. In connection therewith, the Agency may cause, provide for, or undertake the installation or construction of streets, utilities, parks, playgrounds, and other public improvements necessary to carry out this Plan. The Agency is also authorized to construct foundations, platforms, and other structural forms necessary for the TUS_RedevPlan_v3.doc 29171_001 10 3/5/03 Ie [§319] o provision or utilization of air rights sites for buildings to be used for residential, commercial, industrial, public, and other uses provided for in this Plan. Prior consent of the City Council is required for the Agency to develop sites for commercial or industrial use by providing streets, sidewalks, utilities, or other improvements which an owner or operator of the site would otherwise be obliged to provide. Property Disposition and Development [§320] Real Property Disposition and Development a. [§321] General For the purposes of this Plan, the Agency is authorized to sell, lease, exchange, subdivide, transfer, assign, pledge, encumber by mortgage or deed of trust, or otherwise dispose of any interest in real property. To the extent permitted by law, the Agency is authorized to dispose of real property by negotiated 'lease, sale, or transfer without public bidding. Property acquired by the Agency for rehabilitation and resale shall be offered for resale within one (1) year after completion of rehabilitation or an annual report concerning such property shall be published by the Agency as required by law. Real property acquired by the Agency may be conveyed by the Agency without ch'arge to the City of Tustin and, where beneficial to the Project Area, without charge to any public body. All real property acquired by the Agency in the Project Area shall be sold or leased to public or private persons or entities for development for the uses permitted in this Plan. All purchasers or lessees of property acquired from the Agency shall be obligated to use the property for the purposes designated in this Plan, to begin and complete development of the property within a period of time which the Agency fixes as reasonable, and to comply with other conditions which the Agency deems necessary to carry out the purposes of this Plan. TUS_RedevPlan_v3.doc 29171_001 11 3/5/03 b, C, [§322] Disposition and Development Documents To provide adequate safeguards to ensure that the provisions of this Plan will be carried out and to prevent the recurrence of blight, all real property sold, leased, or conveyed by the Agency, as well as all property subject to participation agreements, is subject to the provisions of this Plan. The Agency shall reserve such powers and controls in the disposition and development documents as may be necessary to prevent transfer, retention, or use of property for speculative purposes and to ensure that development is carried out pursuant to this Plan. Leases, deeds, contracts, agreements, and declarations of restrictions of the Agency may contain restrictions, covenants, covenants running with the land, rights of reverter, conditions subsequent, equitable servitudes, or any other provisions necessary to carry out this Plan. Where appropriate, as determined by the Agency, such documents, or portions thereof, shall be recorded in the office of the Recorder of Orange County. All property in the Project Area is hereby subject to the restriction that there shall be no discrimination or segregation based upon race, color, creed, religion, sex, marital status, national origin, or ancestry in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of property in the Project Area. All property sold, leased, .conveyed, or subject to a participation agreement shall be expressly subject by appropriate documents to the restriction that all deeds, leases, or contracts for the sale, lease, sublease, or other transfer of land in the Project Area shall contain such nondiscrimination and nonsegregation clauses as required by law. [§323] Development by the Agency To the extent now or hereafter permitted by law, the Agency is authorized to pay for, develop, or construct any publicly-owned building, facility, structure, or TUS_RedevPlan_v3.doc 29171_001 12 3/5/03 d, other improvement either within or without the Project Area, for itself or for any public body or entity, which buildings, facilities, structures, or other improvements are or would be of benefit to the Project Area. Specifically, the Agency may pay for, install, or construct the buildings, facilities, structures, and other improvements identified in Attachment No. 3, attached hereto and incorporated herein by reference, and may acquire or pay for the land required therefor. In addition to the public improvements authorized under Section 318 and the specific publicly-owned improvements and facilities identified in Attachment No. 3 of this Plan, the Agency is authorized to install and construct, or to cause to be installed and constructed, within or without the Project Area, for itself or for any public body or entity for the benefit of the Project Area, public improvements and public utilities, including, but not limited to, the following: (1) over- and underpasses; (2) sewers; (3) natural gas distribution systems; (4)water distribution systems; (5) parks, plazas, and pedestrian paths; (6)play- grounds; (7)parking facilities; (8)landscaped areas; and (9) street improvements. The Agency may enter into contracts, leases, and agreements with the City of Tustin or other public body or 'entity pursuant to this Section 323, and the obligation of the Agency under such contract, lease, or agreement shall constitute an indebtedness of the Agency which may be made payable out of the taxes levied in the Project Area and allocated to the Agency under subdivision (b) of Section 33670 of the Community Redevelopment Law and Section 502 of this Plan or out of any other available funds. [§324] Development Plans All development plans (whether public or private) shall be submitted to the Agency and the City of Tustin for approval and architectural review. All development in the Project Area must conform to the development requirements, including design review standards of the City of Tustin, as applicable, and any TUS_RedevPlan_v3.doc 29171_001 13 3~5~03 Ko , [§326] . [§329] , design guidelines that may be adopted by the Agency pursuant to Section 420 hereof. [§325] ..Personal Property Disposition For the purposes of this Plan, the Agency is authorized to lease, sell, exchange, transfer, assign, pledge, encumber, or otherwise dispose of personal property which is acquired by the Agency. Rehabilitation, Conservation, and Moving of Structure8 [§327] Rehabilitation and Conservation The Agency is authorized to rehabilitate and conserve, or to cause to be rehabilitated and conserved, any building or structure in the Project Area owned by the Agency. The Agency is also authorized and directed to advise, encourage, and assist in the rehabilitation and conservation of property in the Project Area not owned by the Agency. The Agency is also authorized to acquire, restore, rehabilitate, move, and conserve buildings of historic or architectural significance. [§328] Moving of Structures As necessary in carrying out this Plan, the Agency is authorized to move, or to cause to be moved, any structure or building to a location within or outside the Project Area. bow- and Moderate-Income Housing [§330] Replacement Housing In accordance with Section 33334.5 of the Community Redevelopment Law, whenever dwelling units housing persons and families of low or moderate income are destroyed or removed from the low and moderate income housing market as part of the Project, the Agency shall, within four (4) years of such destruction or removal, rehabilitate, develop, or construct, or cause to be rehabilitated, developed, or constructed, for rental or sale to persons and families of low or moderate income the required number of replacement dwelling units at affordable housing costs within the Project Area or within the territorial jurisdiction of the Agency in accordance with all of the TUS_RedevPlan_v3.doc 29171_001 14 3/5/03 2. . provisions of Sections 33413 and 33413.5 of said Community Redevelopment Law. Prior to the date of adoption of this Plan, all housing units within the Tustin Base Portion have been unoccupied and uninhabitable for significant periods of time and have never been part of the low and moderate incorfie housing market because they were restricted military housing not available to the general public. [§331] Inclusionary Housing Whenever new or substantially rehabilitated dwelling units are developed by the Agency or by other public or private entities or persons within the Project Area, the Agency shall comply with the inclusionary housing requirements set 'forth in Section 33413 (in particular, subdivision (b) of that section) of the Community Redevelopment Law. [§332] Increased and Improved Housing Supply Except as otherwise provided in this paragraph, pursuant to Section 33334.2-of the Community Redevelopment Law, not less than twenty percent (20%) of all taxes which are allocated to the Agency pursuant to Section 33670 of the Community Redevelopment Law and Section 502 of this Plan shall be used by the Agency for the purposes of increasing, improving, and preserving the City of Tustin's supply of housing for persons and families of very low, low, or moderate income unless certain findings are made as required by that section to lessen or exempt such requirement. Notwithstanding the provisions set forth above in this Section and in Section 33334.2 of the Community Redevelopment Law, pursuant to Section 33492.106 of the Community Redevelopment Law, for the Tustin Base Portion of the Project Area, the Agency may, for up to ten (10) years, defer up to fifty percent (50%) of the amount required by this Section 332 and Section 33334.2 of the Community Redevelopment Law. Any amount deferred shall be repaid to the Low and Moderate Income Housing Fund pursuant to Section 33492.106. In carrying out this purpose, the Agency may exercise any or all of its powers. The Agency may use these funds to meet, in whole or in part, the replacement housing provisions in Section 330, TUS_RedevPlan_v3.doc 29171_001 15 3/5/03 above, or the inclusionary housing provisions in Section 331, above. These funds may be used inside or outside the Project Area provided, however, that funds may be used outside the Project Area only if findings of benefit to the Project are made as required by said Section 33334.2 of the Community Redevelopment Law. The funds for this purpose shall be held in a separate Low and Moderate Income Housing Fund (the "Housing Fund") until used. Any interest earned by such Low and Moderate Income Housing Fund shall accrue to the Fund. IV. [§400] USES PERMITTED IN THE PROJECT AREA A. [§401] Land Uses - General Real property located within the Project Area shall be developed and used for uses that are consistent with the applicable provisions of the Specific Plan as it may be amended from time to time. B. [§402] Land Uses - Other 1. [§403] .Public Rights-of-Way The major public streets within the Project Area shall be as shown in the Specific Plan. Additional public streets, alleys, and easements may be created in the Project Area as needed for proper development. Existing streets, alleys, and easements may be abandoned, closed, or modified as necessary for proper development of the Project. Any changes in the existing interior or exterior street layout shall be in accordance with the Specific Plan, shall be effectuated in the manner prescribed by state and local law, and shall be guided by the following criteria: 'A balancing of the needs of proposed and potential new developments for adequate pedestrian and vehicular access, vehicular parking, and delivery loading docks with the similar needs of any existing developments permitted to remain. Such balancing TUS_RedevPlan_v3.doc 29171_001 16 3/5/03 3~ shall take into consideration the rights of existing owners and tenants under the rules for owner and tenant participation adopted by the Agency for the Project and any participation agreements executed thereunder; bi The requirements imposed by such factors as topography, traffic safety and aesthetics; and Co The potential need to serve not only the Project Area and new or existing developments but to also serve areas outside the Project by providing convenient and efficient vehicular access and movement. The public rights-of-way may be used for vehicular and/or pedestrian traffic, as well as for public improvements, public and private utilities, and activities typically found in public rights-of-way. [§404]Other Public, Semi-Public, Institutional, and Nonprofit Uses In any portion of the Project Area, the Agency is authorized to permit the maintenance, establishment, or enlargement of public, semi-public, institutional, or nonprofit uses, including park and recreational facilities, libraries, educational, fraternal, employee, philanthropic, religious and charitable institutions, utilities, railroad rights-of-way, and facilities of other similar associations or organizations. All such uses shall, to the extent possible, conform to the provisions of this Plan applicable to the uses in the specific area involved and the Specific Plan. The Agency may impose such other reasonable requirements and/or restrictions as may be necessary to protect the development and use of the Project Area. [§405] Interim Uses Pending the ultimate development of land by developers and participants, the Agency is authorized to use or permit the use of any land in the Project Area for interim uses that are not in conformity with the uses permitted in this Plan, consistent with the applicable provisions of the Specific Plan as it may be amended from time to time. TUS_RedevPlan_v3.doc 29171_001 17 3/5/03 4. [§406] Nonconforming Uses The Agency may permit an existing use to remain in an existing .building in good condition which use does not conform to the provisions of this Plan, provided that such use is generally compatible with existing and proposed developments and uses in the Project Area. The owner of such a property must be willing to enter into a participation agreement and agree to the imposition of Such reasonable restrictions as may be necessary to protect the development and use of the Project Area, consistent with the applicable provisions of the Specific Plan as it may be amended from time to time. The Agency may authorize additions, alterations, repairs, or other improvements in the Project Area for uses which do not conform to the provisions of this Plan where such improvements are within a portion of the Project where, in the determination of the Agency, such improvements would be compatible with surrounding Project uses and development. C. {~407] General Controls and Limitations All real property in the Project Area is made subject to the controls and requirements of this Plan. No real property shall be developed, rehabilitated, or otherwise changed after the date of the adoption of this Plan, except in conformance with the provisions of this Plan. 1. [§408] Construction All construction in the Project Area shall comply with all applicable state and local laws and codes in effect from time to time. In addition to applicable codes, ordinances, or other requirements governing development in the Project Area, additional specific performance and development standards may be adopted by the Agency to control and direct redevelopment activities in the Project Area. 2. [§409] Rehabilitation and Retention of Properties Any existing structure within the Project Area approved by the Agency for retention and rehabilitation shall be repaired, altered, reconstructed, or rehabilitated in such a manner that TUS_.RedevPlan_v3.doc 29171_001 18 3/5/03 1 , , 6~ it will be safe and sound in all physical respects and be attractive in appearance and not detrimental to the surrounding uses. [§410] Limitation on the Number of Buildings The number of buildings in the Project Area shall not exceed the number of buildings permitted under the Specific Plan. [§411] Number of Dwelling Units The number of dwelling units permitted in the Project Area shall not exceed the number of dwelling units permitted under the Specific Plan. [§412] Limitation on Type, Size, and Height of Buildings Except as set forth in other sections of this Plan, the type, size, and height of buildings shall be as limited by the Specific Plan and any other applicable federal, state and local statutes, ordinances and regulations. [§413] Open Spaces, Landscaping, Light, Air, and Privacy The approximate amount of open space to be provided in the Project Area is the total of all areas which will be in the public rights-of-way, the public ground, the space around buildings, and all other outdoor areas not permitted to be covered by buildings. Landscaping shall be developed in the Project Area to ensure optimum use of living plant material. , Sufficient space shall be maintained between buildings in all areas to provide adequate light, air, and privacy. [§414] Signs All signs shall conform to the Specific Plan, applicable City sign ordinances and other requirements as they now exist or are hereafter amended. Design of all proposed new signs shall be submitted to the City prior to installation for review and approval pursuant to the procedures of this Plan. TUS_RedevPlan_v3.doc 29171_001 19 3/5/03 8. [§415] Utilities . 10. 11. 12. The Agency shall require that all utilities be placed underground whenever physically and economically feasible. [§416] Incompatible Uses No use or structure which by reason of appearance, traffic, smoke, glare, noise, odor, or similar factors, as determined by the Agency, would be incompatible with the surrounding areas or structures shall be permitted in any part of the Project Area. [§417] Nondiscrimination and Nonsegregation There shall be no discrimination or segregation based upon race, color, creed, religion, sex, marital status, national origin, or ancestry permitted in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of property in the Project Area. [§418] Subdivision of Parcels No parcel in the Project Area, including any parcel retained by a participant, shall be subdivided without the approval of the Agency and the City. [§419] Minor Variations .Under exceptional circumstances, the Agency is authorized to permit a variation from the limits, restrictions, and controls established by this Plan. In order to permit such variation, the Agency must determine that: The application of certain provisions of this Plan would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of this Plan; b. There are exceptional circumstances or conditions applicable to the property or to the intended development of the property which do not apply generally to other properties having the same standards, restrictions, and controls; TUS_RedevPlan__v3. doc 29171_001 20 3/5/03 Ce Permitting a variation will not be materially detrimental to the public welfare or injurious to property or improvements in the area; and d, Permitting a variation will not be contrary to the objectives of this Plan or the Specific Plan. No variation shall be granted which changes a basic land use or 'which permits other than a minor departure from the provisions of this Plan. In permitting any such variation, the Agency shall impose such conditions as are necessary to protect the public peace, health, safety, or welfare and to assure compliance with the purposes of this Plan. Any variation permitted by the Agency hereunder shall not supersede any other approval required under applicable City codes and ordinances. E. [§420] Design. for Development Within the limits, restrictions, and controls established in this Plan, the Agency is authorized to establish heights of buildings, land coverage, setback requirements, architectural and design criteria, traffic circulation, traffic access, and other development and design controls necessary for proper development of both private and public areas within the Project Area. No new improvement shall be constructed, and no existing improvement shall be substantially modified, altered, repaired, or rehabilitated, except in accordance with this Plan and the Specific Plan and such controls imposed on the use of development of property pursuant to thereto In the case of property which is the subject of a disposition and development or participation agreement with the Agency and any other property, in the discretion of the Agency, no new improvement shall be constructed and no existing improvement shall be substantially modified, altered, repaired or rehabilitated except in accordance with architectural, landscape, and site plans submitted to and approved in writing by the Agency. One of the objectives of this Plan is to create an attractive and pleasant environment in the Project Area. Therefore, such plans shall give consideration to good design, open space, and other amenities to enhance the aesthetic quality of the Project Area. The Agency shall not approve any plans that do not comply with this Plan. TUS_RedevPlan_v3.doc 29171_001 21 3/5/03 F. [§421] Building Permits No permit shall be issued for the construction of any new building or for any construction on an existing building in the Project Area from the date of adoption of this Plan until the application for such permit has been approved by the Agency as consistent with this Plan and processed in a manner consistent with the applicable City of Tustin requirements. The Agency is authorized to establish permit procedures and approvals in addition to those set forth above where required for the purposes of this Plan. Where such additional procedures and approvals are established, a building 'permit shall be issued only after the applicant for same has been granted all approvals required by the City and the Agency at the time of application. V. [§500] METHODS OF FINANCING THE PROJECT [§501] General Description of the Proposed Financing Method The Agency is authorized to finance this Project with financial assistance from the City of Tustin, the State of California, the federal government, tax increment funds, interest income, Agency bonds, donations, loans from private financial institutions, the lease or sale of Agency-owned property, or any other available source, public or private. The Agency is also authorized to obtain advances, borrow funds, and create indebtedness in carrying out this Plan. The principal and interest on such advances, funds, and indebtedness may be paid from tax increments or any other funds available to the Agency. Advances and loans for survey and planning and for the operating capital for nominal administration of this Project may be provided by the City of Tustin until adequate tax increment or other funds are available, or sufficiently assured, to repay the advances and loans and to permit borrowing adequate working capital from other sources. The City of Tustin may also supply additional assistance through loans and grants for various public facilities. The City of Tustin or any other public agency may expend money to assist the Agency in carrying out this Project. As available, gas taX funds from the state and county may be used for street improvements and public transit facilities. TUS_RedevPlan_v3.doc 29171_001 22 3/5/03 B. [§502] Tax Increment Funds All taxes levied upon taxable property within the Project Area each year, by or for the benefit of the State of California, the County of Orange, the City of Tustin, any district, or any other public corporation (hereinafter sometimes called "taxing agencies"), after the effective date of the ordinance approving this Plan shall be divided as follows: That portion of the taxes which would be produced by the rate upon which the tax is levied each year by or for each of said taxing agencies upon the total sum of the assessed value of the taxable property in the Project as shown upon the assessment roll used in connection with the taxation of such property by such taxing agency, last equalized prior to the effective date of such ordinance, shall be allocated to and when collected shall be paid into the funds of the respective taxing agencies, including the City of Tustin pursuant to Health and Safety Code Section 33607.5(b), as taxes by or for said taxing agencies on all other property are paid (for the purpose of allocating taxes levied by or for any taxing agency or agencies which did not include the territory of the Project on the effective date of such ordinance but to which such territory is annexed or otherwise included after such effective date, the assessment roll of the County of Orange, last equalized on the effective date of said ordinance, shall be used in determining the assessed valuation of the taxable property in the Project on said effective date). 2~ Except as provided in subdivision 3, below, that portion of said levied taxes each year in excess of such amount shall be allocated to and when collected shall be paid into a special fund of the Agency to pay the principal of and interbst on loans, moneys advanced to, or indebtedness (whether funded, refunded, assumed, or otherwise) incurred by the Agency to finance or refinance, in whole or in part, this Project. Unless and until the total assessed valuation of the taxable property in the Project exceeds the total assessed value of the taxable property in the Project as shown by the last equalized assessment roll referred to in subdivision 1 hereof, all of the taxes levied and collected upon the taxable property in the Project shall be paid into the funds of the respective taxing agencies. When said loans, advances, and indebtedness, if any, and interest thereon, have been paid, TUS_RedevPlan_v3.doc 29171_001 23 3/5/03 all moneys thereafter received from taxes upon the taxable property in the Project shall be paid into the funds of the respective taxing agencies as taxes on all other property are paid. , That portion of the taxes in excess of the amount identified in subdivision 1, above, which are attributable to a tax rate levied by a taxing agency which was approved by the voters of the taxing agency on or after January 1, 1989, for the purpose of producing revenues in an amount sufficient to make annual repayments of the principal of, and the interest on, any bonded indebtedness for the acquisition or improvement of real property shall be allocated to, and when collected shall be paid into, the fund of that taxing agency.. The portion of taxes mentioned in subdivision 2 above are hereby irrevocably pledged for the payment of the principal of and interest on the advance of moneys, or making of loans or the incurring of any indebtedness (whether funded, refunded, assumed, or otherwise) by the Agency to finance or refinance the Project, in whole or in part. The Agency is authorized to make such pledges as to specific advances, loans, and indebtedness as appropriate in carrying out the Project. The portion of taxes divided and allocated to the Agency pursuant to subdivision 2 above shall not exceed a cumulative total of EIGHT HUNDRED THIRTY-THREE MILLION DOLLARS ($833,000,000). The Agency is authorized to issue bonds from time to time, if it deems appropriate to do so, in order to finance all or any part of the Project. Neither the members of the Agency nor any persons executing the bonds are liable personally on the bonds by reason of their issuance. The bonds and other obligations of the Agency are not a debt of the City of Tustin, or the state, nor are any of its political subdivisions liable for them, nor in any event shall the bonds or obligations be payable out of any funds or properties other than those of the Agency, and such bonds and other obligations shall so state 'on their face. The bonds do not constitute an indebtedness within the meaning of any constitutional or statutory debt limitation or restrictiOn. TUS_RedevPlan_v3.doc 29171_001 24 3/5/03 C, The amount of bonded indebtedness to be. repaid in whole or in part from the allocation of taxes described in subdivision 2 above which can be outstanding at any one time shall not exceed ONE HUNDRED EIGHTY MILLION DOLLARS ($180,000,000). Unless this Plan is amended pursuant to Health and Safety Code Section 33492.13(a)(2)(B), the Agency shall not establish or incur loans, advances, or indebtedness to finance in whole or in part the Project beyond twenty (20) years from the date the County of Orange Auditor makes its certification pursuant to Section 33492.9 of the Community Redevelopment Law (the ("Auditor's Certification"). Loans, advances, or indebtedness may be 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 Community Redevelopment Law. Further, this time limit shall not prevent the Agency from refinancing, refunding, or restructuring indebtedness after the time limit if the indebtedness is not increased and the time during which the indebtedness is to be repaid is not extended beyond the time limit for repaying indebtedness set forth immediately below in this Section 502. -The Agency shall not receive, and shall not repay loans, advances, or other indebtedness to be paid with the proceeds of property taxes from the Project Area pursuant to Section 33670 of the Community Redevelopment Law and this Section 502 beyond forty-five (45) years from the date of adoption of the Auditor's Certification. · [§503] Other Loans and Grants Any other loans, grants, guarantees, or financial assistance from the United States, the State of California, or any other public or private source will be utilized if available. VI. [§600] ACTIONS BY THE CITY OF TUSTIN The City of Tustin shall aid and cooperate with the Agency in carrying out this Plan and shall take all actions necessary to ensure the continued fulfillment of the purposes of this Plan and to prevent the recurrence or spread in the area of conditions causing blight. Actions by the City shall include, but not be limited to, the following: TUS_RedevPlan_v 3. doc 25 3 / 5 / 03 29171_001 ge B, Ce D, El F, G, H, Institution and completion of proceedings for opening, closing, vacating, widening, or changing the grades of streets, alleys, and other public rights-of-way and for other necessary modifications of the streets, the street layout, and other public rightS-of-way in thb Project Area. Such action by the City shall include the requirement of abandonment, removal, and relocation by'the public utility companies of their operations of public rights-of-way as appropriate to carry out this Plan provided that nothing in this Plan shall be construed to require the cost of such abandonment, removal, and relocation to be borne by others than those 'legally required to bear such cost. Provision of advances, loans, or grants to the Agency or the expenditure of funds for projects implementing this Plan as deemed appropriate by the City and to the extent funds are available therefor. Institution and completion of proceedings necessary for changes and improvements in private and publicly owned public utilities within or affecting the Project Area. Revision of zoning (if necessary) within the Project Area to permit the land uses and development authorized by this Plan. Imposition wherever necessary (by conditional use permits or other means) of appropriate controls within the limits of this Plan upon parcels in the Project Area to ensure their proper development and use. Provision for administrative enforcement of this Plan by the City after development. The City and the Agency shall develop and provide for enforcement of a program for continued maintenance by owners of all real property, both public and private, within the Project Area throughout the duration of this Plan. Renovation and/or preservation of historical sites, if economically feasible or practical. Performance of the above actions and of all other functions and services relating to public peace, health, safety, and physical development normally rendered in accordance with a schedule which will permit the redevelopment of the Project Area to be commenced and carried to completion without unnecessary delays. TUS_RedevPlan_v3.doc 29171_001 26 3/5/03 Ie The undertaking and completing of any other proceedings necessary to carry out the Project. The foregoing actions to be taken by the City do not involve or constitute any commitment for financial outlays by the City unless specifically agreed to and authorized by the City. VII. [§700] ENFORCEMENT The provisions of this Plan or other documents entered into pursuant to this Plan may be enforced by court litigation instituted by either the Agency or the City of Tustin. Such remedies may include, but are not limited to, specific performance, damages, reentry, injunctions, or any other remedies appropriate to the purposes of this Plan. In addition, any recorded provisions which are expressly for the benefit of owners of property in the Project Area may be enforced by such owners. VIII. [§800] DURATION OF THIS PLAN Except for the nondiscrimination and nonsegregation provisions which shall run in perpetuity, the provisions of this Plan shall be effective, and the provisions of other documents formulated pursuant to this Plan may be made effective, for thirty (30) years from the date of the Auditor's Certification (the "Termination Date"); provided, however, that subject to the limitations set forth in Section 502 of this Plan, the Agency may issue bonds and incur obligations pursuant to this Plan which extend beyond the Termination Date, and in such event, this Plan shall continue in effect to the extent necessary to permit the full repayment of such bonds or other obligations. After the Termination Date, the Agency shall have no authority to act pursuant to this Plan except to pay previously incurred indebtedness and to enforce existing covenants or contracts unless the Agency has not completed its housing obligations pursuant to Section 33413 of the Community Redevelopment Law, in which case the Agency shall retain its authority to implement requirements under Section 33413 of the Community Redevelopment Law, including its ability to incur and pay indebtedness for this purpose, and shall use this authority to complete such housing obligations as soon as is reasonably possible. TUS_RedeVplan_v3.doc 27 3/5/03 29171_001 IX. [{}900] PROCEDURE FOR AMENDMENT This Plan may be amended by means of the procedure established in Section 33354.6 and/or 33450-33458 of the Community Redevelopment Law or by any other procedure hereafter established by law. TUS_RedevPlan_v 3. do c 28 3 / 5 / 03 29171_001 ATTACHMENT NO. 1 LEGAL DESCRIPTION OF THE PROJECT AREA BOUNDARIES The boundaries of the MCAS-Tustin Redevelopment Project are described as follows: TUS_RedevPlan_v3.doc Attachment No. 1 3/5/03 29171_001 1 2 3 4 5 6 7 8 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 .PSOMAS Legal Description Exhibit "A" Those portions of Blocks 9, 10, 46, 47, and 62 oflrvine's Subdivision, in the City of Tustin, County of Orange, State of California, as shown on the map filed in Book 1, Page 88 of Miscellaneous Record Maps, records of Orange County, California, described as follows: Parcel 1 COMMENCING at the intersection of the centerline of Red Hill Avenue, 60.00 feet wide, with the centerline of Barranca Parkway, 60.00 feet wide, as shown on Record of Survey 97-1015 filed in Book 165, Pages 31 through 39 inclusive of Records of Survey, in the office the County Recorder of said County; thence along said centerline of Red Hill Avenue, North 40°36'16" East 30.00 feet to the northwesterly prolongation of the northeasterly line of said Barranca Parkway; thence leaving said centerline and along said prolongation, South 49°19'41" East 30.00 feet to the intersection of the southeasterly line of said Red Hill Avenue with said northeasterly line of Barranca Parkway, said point being the TRUE POINT OF BEGINNING; thence North 40037'53" East 2559.92 feet along the said southeasterly line to the most westerly comer of the land described in Parcel C of the deed recorded in Book. 1180, Page 12, Official Records of Said County; thence leaving said southeasterly line South 49020'02" East 80.00. feet along the souti~westerly line of said Parcel C to the most southerly comer of said Parcel C; thence leaving said southwesterly line North 40°37'53'' East 80.00 feet along the southeasterly line of said Parcel C to the most easterly comer of said Parcel C; thence leaving said southeasterly line North 49020'02" West 80.00 along the northeasterly line of said Parcel C to the most northerly comer of said Parcel C, said point also being on said southeasterly line of Red Hill Avenue; thence leaving said northeasterly line along last said southeasterly line the following three courses: 1) North 40037'53" East 1.14 feet; 2) North 40037'39'' East 2640.40 feet; M:~TUS010500\Task5~Legals\Tustin_legal.doc 12/19/02 10:14 AM Page 1 of 6 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 PSOHAS Legal Description Exhibit "A" 3) North 40°38'29" East 1203.19 feet to thc most westerly corner of Parcel B of said deed recorded in Book 1180, Page 12, Official Records of said County; thence leaving said southeasterly line South 49°21 '28" East 80.00 feet along the southwesterly line of said Parcel B to the most southerly comer of said Parcel B; thence leaving said southwesterly line North 40°38'29" East 80.00 feet along the southeasterly line of said Parcel B to the most easterly comer of said Parcel B; thence leaving said southeasterly line North 49°21'28" West 80.00 feet along the northeasterly line of said Parcel B to the most northerly comer of said Parcel B, said point also being on said southeasterly line of Red Hill Avenue; thence leaving said northeasterly line North 40°38'29" East 37.73 feet along said southeasterly line to the southwesterly line of the Parcel Map filed in Book 64, Page 39 of Parcel Maps, records of said County; thence leaving said southeasterly line South 49°21 '28" East 1292.68 feet'along said southwesterly line to the most southerly comer of said Parcel Map; thence leaving said southwesterly line North 40°38'39'' East 1156.51 feet along the southeasterly line of said parcel map to the southwesterly line of Edinger Avenue, shown on said Record of Survey as being parallel with and 60.00 feet southwesterly from the centerline of said Edinger Avenue; thence leaving said southeasterly line and along said southwesterly line through the following ten courses' 1) South 49°20'45" East 5409.23 feet to the beginning of a curve concave southwesterly having a radius of 1740.00 feet; 2) Southeasterly along said curve an arc length of 890.11 feet through a central angle of 29o18'36"; 3) South 20002'09" East 1351.19 feet to the beginning ora curve concave westerly having a radius of 835.00 feet; 4) Southerly along said curve an arc length of 445.84 feet through a central angle of 30°35'33" to the northerly line of Parcel F10-101-2 of the deed recorded in Book 6681, Page 721, Official Records of said County; M :X2TUS010500\Task5XLegals\Tusfin_legal.doc 12/19/02 10:14 AM Page 2 of 6 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PSOf, tAS Legal Description Exhibit "A" 5) North 78°42'48" East 38.52 feet along said northerly line to the northeasterly line of said Parcel FI0-101-2; 6) South 43°52'49'' East 15.00 feet along said northeasterly line to the northwesterly line of Peters Canyon Channel, 170.00 feet wide, described as Parcel F6-401 in the deed recorded in Book 6681, Page 721, Official Records of said County; 7) North 46°07'11" East 102.10 feet along said northwesterly line to the beginning of a non-tangent curve concave northeasterly having a radius of 1860.00 feet, a radial line to said beginning of curve bears South 61 °17'09" West, said curve being concentric with and distant 60.00 feet southwesterly from the centerline of said Edinger Avenue as shown on said Record of Survey; 8) Southeasterly along said curve an arc length of 669.77 feet through a central angle of 20°37'54"; -- 9) South 49°20'45'' East 428.16 feet to the beginning of a curve concave southwesterly having a radius of 1740.00 feet; 10) Southeasterly along said curve an arc length of 366.87 feet through a central angle of 12004'50" to a point on the southeasterly boundary line of the City of Tustin shown on said Record of Survey as being parallel with and distant 36.00 feet northwesterly from the centerline of Harvard Avenue as shown; Thence along the boundary of the City of Tustin through the following four courses: 1) South 40°37'53'' West 1259.59 feet; 2) South 40°37'37" West 1319.25 feet; 3) South 85°39'11" West 1060.72 feet; 4) North 49°21'01" West 1230.66 feet to the northwesterly line of Peter's Canyon · Channel, 180.00 feet wide, as described in said Parcel F6-401, said northwesterly line also being the southeasterly line of the deed recorded September 12, 1988 as Instrument No. 88-456312, Official Records of said County; Thence along the boundary of the land described in said deed through the following six courses: M:k2TUSO 10500\Task5\Legats\Tustin_legal.doc 12/19/02 10:14 AM Page 3 of 6 1 2 3 5 6 ? 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 2? 28 PSOHAS Legal Description Exhibit "A" 1) North 52032'09TM East 580.56 feet; 2) North 37°27'51" West 54.86 feet to the beginning of a non-tangent curve concave northerly having a radius of 1644.00 feet, a radial line to said point bears South 21 °57'38" East; 3) Westerly along said curve an arc length of 343.65 feet through a central angle of 11°58'36"; 4) South 79059'38" West 161.74 feet; 5) South 88°08'17" West 18.38-feet to the beginning of a curve concave southerly having a radius of 320.00 feet; 6) Westerly and southwesterly along said curve an arc length of 183.93 feet through a central angel of 32°55'58'' to a point in the boundary of the City of Tustin; Thence along said boundary through the .following five courses: 1) North 49°21'01" West 1651.98 feet to a point on the southeasterly line of Lot 90 of said Block 46; 2) South 40036'26" West 569.50 feet along said southeasterly line to a point on the ~ -northeasterly line of Lot 102 of said Block 47; 3) South 40°38'05'' West 2641.46 feet to said northeasterly line of Barranca Parkway; 4) North 49019'54" West 3963.38 feet to the most westerly comer of Lot 101 of said Block 47; 5) North 49°19'41" West 2612.95 feet to the TRUE POINT OF BEGINNING. Containing 64,396,188 square feet or 1,478.33 acres, more or less. Parcel 2 COMMENCING at the intersection of the centerline of Harvard Avenue with the centerline of Deerfield as shown on.Record of Survey 97-1015 filed in Book 165, Pages 31 through 39 inclusive of Records of Survey, records of said County; thence North 50035'32TM West 33.01 feet along the westerly prolongation of the centerline of Deerfield to an angle point Page 4 of 6 M :k2TUS010500\Task5\Legals\Tustin_legal.doc 12/19/02 10:14 AM 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15, 16 17 18 19 20 21 22 23 24 25 26 27 28 PSOHAS Legal Description Exhibit "A" in the southeasterly line of the land described in the deed recorded May 1, 1992 as Instrument No. 92-287556, Official Records of said County, said point being the TRUE POINT OF BEGINNING; thence along the boundary of said land described in Instrument No. 92-287556 and the northwesterly line of said Harvard Avenue, South 40°37'53" West 464.63 feet to the most easterly comer of the land described as Parcel t in the document recorded as Instrument No. 83-401960; thence along the boundary of last said land the following two courses: 1) South 60°55' 17" West 27.30 feet to the beginning of a non-tangent curve concave southwesterly having a radius of 1870.00 feet, a radial line to said beginning of curve bears North 50°32'52'' East; 2) Northwesterly along said curve an arc length of 219.13 feet through a central angle of 06°42'51" to the beginning of a non-tangent curve concave so_uthwesterly having a radius of 1103.48 feet, a radial line to said beginning of curve bears North 43°50'01" East, said curve being the southeasterly extension of the curve described in Instrument No. 92-287556 having a radius of 1103.48 feet; thence along said southeasterly extension and said curve northwesterly an arc length of 103.77 feet through a central angle of 05°23'16"; thence along the boundary of said land described in Instrument No. 92-287556 the following seven Courses: 1) North 50°29'31" West 375.98 feet; 2) North 48°11'27" West 52.58 feet to the beginning ora non-tangent curve concave northeasterly having a radius of 1476.77 feet, a radial line to said beginning of curve bears South 40°39'29'' West; 3) Northwesterly along said curve an arc length of 399.87 feet through a central angle of 15°30'51'' to the southerly comer of Parcel 2 of the deed recorded September 13, 1983 as Instrument No. 83-401960, Official Records of said County; 4) North 15°40'59" East 165.55 feet along the easterly line of said Parcel 2; 5) North 46007, 11" East 669.04 feet to the beginning of a curve concave northwesterly having a radius of 2085.00 feet; Page 5 of 6 M 52TUS010500\Task5~_egals\Tustin_legal.doc 12/19/02 10:14 AM 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 P.S OHAS Leg al -D esc rip ti o n Exhibit "A" 6) Northeasterly along said curve an arc length of 205.46 feet through a central angle of 05o38'46"; 7) North 40°28'25" East 49.73 feet; thence along said boundary and it's southeasterly prolongation South 49°20'45" East~ 1150.65 feet to said northwesterly line of Harvard Avenue; thence South 40°37'53" West 653.90 feet along said northwesterly line to the TRUE POINT OF BEGINNING. Containing 1,320,752 square feet or 30.32 acres, more or less. As shown on Exhibit "B" attached hereto and by this reference made a part hereof. This legal description is not intended to be used in the conveyance of land in violation of -- the subdivision map act of the State of California. : Prepared under my supervision: Walter A. Sheek, P.L.S. 4838 Expires:9~30~2004 Date M :~2TUS010500\Task5~Legals\Tustin_legal.doc 12/19/02 10:14 AM Page 6 of 6 C>~-- .~- Z 49'21 '28" ',, 1292.68' ~ ,,,,"%,,,,.SEE DETAJ L C LINE OF F~~ _EDINGER 10 i46 6@ 76 AVEI,,JE 5409.23' 70 PARCEL 1 IA=- 29'18'56" R=1740.00' L--890.11' 2'2 ~6 88 SEE D[ RED HILL AVE. ',, ....... '<~.,.SEE DETAIL B T.P.O.B. Porcel 1 i,i i0 9 t04 lOO ~ N! 30' ', ' /CITY OF TUSTI ~ N49'19'41"W i 2612.95' -"~.-%~ C~TY o~' I~w.~-'/' 10i NE'LY LINE OF BARRANCA PKWY. N49'19'54"W__ SEE DETAIL A @0 N49'21 '0 ~ 1651.91 S40'36'26"w ~ 569.50' . ~ ~"~ BARRANCA EXHIBIT "B" IPREPARED BY: Ii~ 3963.38' PARKWAY C2 20'3 C3 12'0 TUSTIN LEGACY PROJECT REDEVELOPMENT BOUNDARY ANNEXATION NO. 96-5 CITY OF TUSTIN COUNTY OF ORANGE STATE OF CALIFORNIA PSOMAS 3187 Red Hill Avenue, Suite 250 Costa Mesa, California 92626 (714) 751-757.5 0 10C ~..N40'28'25"E 49.7.3' i= 5'58'46" =.2085.00' =205.46' O~'t ~2~28-1666 PARCEL 2 ,,~ -' I z T.P.O.B. · , ---, SEE: DETA.__.JL F- Porcel 2 -.- I , I 0 V ', ~I .-d ~ t , ~K', ~o,-o MOST E'LY CGRNER -._ ~ / / ! ,~ ., ,,,< ~ NO. 83_4019~0. O.R. ,X~n i i ~ "-~ / ,k ~ ~ ~:~ PARCEL 1 'N~T. . -. ~ . .__ 57598' ' AVENUE -' _ ~ · PARCEL ~ EXHIBIT "B" TUSTIN LEGACY PROJECT REDEVELOPMENT BOUNDARY ANNEXATION NO. 96-5 CITY OF TUSTIN COUNTY OF ORANGE STATE OF CALIFORNIA PREPAREDp$o~.~BY: SI 3187 Red Hill Avenue, Suite 250 Cost(] Mesa, Californio 92626 (714) 751-7375 c21 o5':~ c3t ~5'3. 0 ATTACHMENT NO. 2 PROJECT AREA MAP TUS_RedevPlan_v3.doc 29171_001 Attachment No. 2 3/5/03 ~IYAMVH ZO 0 U I ~IIN'dAY NOA 'AY ATTACHMENT NO. 3 PROPOSED PUBLIC IMPROVEMENTS AND FACILITIES PROJECTS Domestic (Potable) and Reclaimed (Nonpotable) Water Supply and Distribution Facilities A, gl Install new potable and nonpotable water facilities which may include but not be limited to new distribution mains and service connections to developments and in-tract systems served through.a new backbone system and from existing and new mains in adjacent roadways. Alter, modify and/or improve existing potable and nonpotable connections and distribution mains where necessary to support reuse and demolish and remove pipelines, service connections and wells to be abandoned. D, Acquire and dispose of existing potable and nonpotable water supply and distribution systems and facilities and acquire and install new well sites in the Project Area as may be needed. Acquire easements and right-of-way, as necessary, to accommodate new water facilities and the continued operation of existing facilities until new facilities can be constructed. e Sanitary .Sewer Facilities go Install new sewer facilities including but not limited to new sewer lines, any necessary on-site lift or pump stations, connections necessary to discharge the sewage to off-site conveyance systems, as well as service connections to development and in-tract collection systems to be served through a new backbone system and from existing and new mains in adjacent roadways. Be Alter, modify and/or improve existing sewer collections systems where necessary to support reuse and demolish and remove pipelines and service connections to be abandoned. TUS_RedevPlan_v3.doc 29171_001 Attachment No. 3 Page 1 3/5/2003 Co Acquire and dispose, where necessary, existing sanitary sewer facilities. Do Acquire easements and right-of-way, as necessary, to accommodate new sewer facilities and the continued operation of existing facilities until new facilities can be constructed. 3, Storm Drain and Flood Control Facilities A, Install new storm drain systems including but not limited to collection systems and retention basins or other related facilities to reduce flood risks, where necessary to serve development and in- tract'collection systems to be served by a new backbone system. Additional improvements to the following regional flood control channels will be necessary including the Barranca Channel, the Santa Ana-Santa Fe Channel, and the Peters Canyon Channel. B. Alter, modify and/or improve existing storm drain systems and drainage facilities where necessary to support reuse of Base property and demolish and remove storm drain and drainage facilities to be abandoned. Ce Acquire certain storm drain facilities, where necessary to provide storm and flood control protection for reuse and install and construct each facility. D, In conjunction with storm drain improvement and facility projects, also institute water quality mitigation measures for runoff management, including but not limited to the control of nutrients and sediments by implementation of best management practices. E, Acquire easements and rights-of-way, as necessary, to accommodate new storm drain and flood control facilities and the continued operation of existing facilities until new or modified facilities can be constructed. 4, Utilities Facilities Ae Install new utility facilities including but not limited'to new electrical facilities, new natural gas facilities, new telephone facilities (including fiber optic applications), and new cable television facilities to serve development and in-tract utility systems to be served by new utility backbone distributions systems. TUS_RedevPlan_v3.doc 29171_001 Attachment No. 3 Page 2 3/5/2003 Be Gl D. E. Installations could include but would not be limited to lines and distribution systems, conduit boxes, switchgear, transformers, etc. Alter, modify and/or improve existing utility facilities and connec~ons wl'xere necessary to support reuse and demolish and remove utility facilities to be abandoned. Underground existing and new utility facilities. Acquire and dispose of, as necessary, existing utility facilities. Acquire easements and right-of-way, as necessary, to accommodate new utility facilities and the continued operation of existing facilities until new or modified fadlities can be constructed. e Transportation/Circulation Improvements and Facilities A, Install new Transportation/Circulation Improvements and Facilities including but not limited to a new arterial backbone system within the Project Area (on-site improvements and facilities) to serve development, a network of new in-tract street improvements- and off-site transportation/ circulation mitigation for the Project Area. Major arterials will be created that service through traffic both in the north-south and east-west directions supplemented with a looped road system also serving Base property. Transportation projects may include but not be limited to curb, gutter, sidewalks, paving, landscaping, graphics, bus pull-out and shelters, street furniture, medians, street trees, street lighting and traffic controls. Off-site transportation/ circulation mitigation would generally add lanes, change lane movements or enhance intersections to increase roadway capacity and reduce any impacts of development within the Project Area. The improvement would also involve~ traffic signalization, modifications and new improvements to increase operational efficiency. Be Alter, modify and/or improve existing roadways and streets where necessary to support reuse and demolish and remove roadways, aircraft runways, streets and related facilities to be abandoned. Ce Acquire additional rights-of-way necessary to complete on-site transportation/circulation improvements and facilities and off-site transportation/circulation mitigation for the Project Area. TUS_RedevPlan_v3.doc 29171_001 Attachment No. 3 Page 3 3/5/2003 D, El (. Acquire, install and construct the Tustin Commuter Rail Station immediately adjacent to the Project Area, including any modifications benefiting the Project Area and any related transportation facilities. Acquire and install a network of local and regional bikeways and trails within and benefiting the Project Area consistent with the master planned bikeway/trail systems of the County of Orange, and the City of Tustin. e Community, Recreational and Open Space Facilities A. Neighborhood Parks Acquire and develop two neighborhood parks in the Project Area. B. Community Park Acquire and develop a community park located in the northwestern portion of the Project Area. Improvements include upgrading existing facilities which could include but not be limited to sports fields, swimming pool, cOmmunity center and/or a community auditorium and other related community and recreational facilities either on the community park ~ite or developed in cooperation within other entities. C. Urban Regional Park Acquire and develop an urban regional park (the park may be conveyed directly to the County of Orange by the Federal Department of the Interior) coordinating on the park site accommodation of facilities such as community family and youth support, regional animal control and law enforcement training. Improvements would include but also not be limited to major rehabilitation and upgrading of existing facilities and construction of new facilities and infrastructure. (2) Acquire and develop child care facilities within the Project Area. Improvements include upgrading of existing facilities and construction of new facilities. TUS_RedevPlan__v3.doc 29171_001 Attachment No. 3 Page 4 3/5/2003 7. Other Public Facilities A, Acquire and develop a fire station to serve development in the Project Area. Costs would include the cost of the land, facility construction and furnishings. Be Acquire land and existing facilities within the Learning Village to accommodate community college programs to serve the South Orange County Community College and Rancho Santiago Community College Districts (approximately 65 acres for South Orange County Community College and 15 acres for Rancho Santiago Community College). Major rehabilitation of existing. facilities and new construction of facilities and infrastructure will be necessary. C, Acquire two 10-acre elementary school sites to serve the Tustin Unified School District. (One of these sites may be conveyed to TUSD directly by the Federal Department of Education.). New construction of facilities and infrastructure will be necessary. De Acquire a 40 acre high School site to serve the Tustin Unified School District. New construction of facilities and infrastructure will be -- necessary. E, Complete financing security obligations associated with the payment to Santa Aha Unified School District of SIXTY MILLION DOLLARS ($60,000,000) for school acquisition and construction off- site which occurred on December 27, 2002, and was secured by a THIRTY-EIGHT MILLION DOLLAR ($38,000,000) Revenue Anticipation Note and a TWENTY-TWO MILLION DOLLAR ($22,000,000) Revenue Anticipation Note. TUS_RedevPlan_v3.doc 29171_001 Attachment No. 3 Page 5 3/5/2003