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HomeMy WebLinkAboutRDA 2 JT PUBLC HRNG CC 04-21-03AGENDA REPORT Agenda Item RDA NO. 2 Reviewed: ~ City Manager Finance Director /~J~ MEETING DATE: APRIL 21, 2003 TO: FROM: SUBJECT: WILLIAM A. HUSTON, EXECUTIVE DIRECTOR REDEVELOPMENT AGENCY STAFF RECEIPT AND APPROVAL OF THE REPORT TO THE CITY COUNCIL FOR THE MCAS TUSTIN REDEVELOPMENT PROJECT, AND REQUEST FOR TUSTIN COMMUNITY REDEVELOPMENT AGENCY CONSENT FOR A JOINT PUBLIC HEARING WITH THE CITY COUNCIL SUMMARY Agency approval is requested acknowledging receipt of certain documents related to the MCAS-Tustin Redevelopment Project, including the Report to City Council for the MCAS Tustin Redevelopment Project and requesting consent for a joint public hearing with the City Council. RECOMMENDATION Staff recommends that the Redevelopment Agency take the following actions: 1. Adopt Resolution No. RDA 03-06 receiving and approving the Report to City Council for the MCAS-Tustin Redevelopment Plan; 2. Authorize the Executive Director to transmit the Report to the City Council; . . Approve the convening of the joint public hearing on June 2, 2003; and Approve the attached notices and related materials and authorize staff to notify affected taxing entities, property and business owners and residents within the project area in advance of the public hearing. FISCAL IMPACT The Agency's 2002-2003 budget anticipated the costs associated with creation of the MCAS-Tustin Redevelopment Project Area. William A. Huston MCAS Tustin Redevelopment Project April 21, 2003 Page 2 DISCUSSION The Tustin Community Redevelopment Agency (the "Agency") is in the process of adopting a Redevelopment Plan (the "Plan") for the MCAS Tustin Redevelopment Project ("Project Area" or "Project"). Agency staff has prepared a Report to the City Council on the Redevelopment Plan ("Report to the City Council" or "Report") pursuant to Section 33352 of the Community Redevelopment Law ("CRL"). The Report is one of the legally required documents leading to the adoption of the Plan. The purpose of the Report is to provide the information, documentation, and evidence required by the CRL to accompany the Plan when it is submitted by the Agency to the City Council. This information, documentation and evidence is provided to assist the City Council in its consideration of the Plan and in making the various findings associated with the adoption of the Plan. The Report provides, among other things, documentation of the nature and extent of blighting conditions that exist in the Project Area and how these conditions will be corrected through the use of redevelopment. The Report also describes how the redevelopment of the Project Area will be financed so that the economic feasibility of the Plan can be demonstrated. The Tustin Community Redevelopment Agency on March 17, 2003, took the following actions: (1.) adopted Resolution No. RDA 03-01 adopting the Rules Governing Participation and Preferences by Property Owners and Business Occupants; (2.) adopted Resolution No, RDA 03-02 receiving and approving the Preliminary Plan; and (3.) adopted Resolution No. RDA 03-03 receiving the proposed MCAS Tustin Redevelopment Plan and authorizing transmittal to the Planning Commission. The Tustin Planning Commission on April 14, 2003, adopted Resolution 3868 making its finding that the proposed MCAS Tustin Redevelopment Plan is in full conformance with the General Plan of the City of Tustin and recommending adoption of the Plan by the City Council. On March 19, 2003 copies of the Preliminary Report and proposed Redevelopment Plan were mailed in accordance with Section 33328 of the CRL for the purpose of consulting with affected taxing agencies. On April 16, 2003 a public information meeting was held to obtain the advice of and to consult with, business and property owners on the site and with residents, business owners and tenants in the community surrounding the site regarding the proposed MCAS Tustin Redevelopment Plan. Pursuant to Sections 33349, 33355, and 33361 of the CRL, the Agency, in cooperation with the City Council, is required to schedule a joint public hearing ("hearing") with the City Council with respect to the Redevelopment Plan and related actions. The Agency William A. Huston MCAS Tustin Redevelopment Project April 21, 2003 Page 3 must notify affected taxing entities, property and business owners, and residents within the Project in advance of the hearing. [Note: there are currently no residents in the Project Area.] The proposed time and place for the hearing will be scheduled in accordance with established Agency and City Council meeting times as follows: Monday, June 2, 2003 7:00 p.m. Tustin City Council Chambers 300 Centennial Way Tustin, California 92780 By adopting Resolution No. RDA 03-06, the Agency will approve and adopt the Report to the City Council; authorize the transmittal of the Report to the City Council, approve the convening of the joint public hearing at the proposed date, time and location; approve the notice for the joint public hearing and related attachments; and directing staff to work with the City Clerk and Agency advisors as necessary to cause the mailing and publication of the notices for the joint public hearing as required. Christine A. Shingleton~/ Assistant City Manager ~a~~m~~~~Redevelopme~ Program Manager Attachments RESOLUTION NO. RDA 03-06 l0 14 l? 20 22 24 2? 29 A RESOLUTION OF THE TUSTIN COMMUNITY REDEVELOPMENT AGENCY RECEIVING AND APPROVING THE REPORT TO THE CITY COUNCIL ON THE PROPOSED MCAS TUSTIN REDEVELOPMENT PLAN AND CONSENTING TO THE HOLDING OF A JOINT PUBLIC HEARING WITH THE CITY COUNCIL OF THE CITY OF TUSTIN The Tustin Community Redevelopment Agency DOES HEREBY RESOLVE as follows: I. The Tustin Community Redevelopment Agency finds and determines as follows: A. The Tustin Community Redevelopment Agency (the "Agency") has prepared a proposed Redevelopment Plan for the MCAS Tustin Redevelopment Project ("Project Area" or "Project"); and Bo The Agency has caused to be prepared a Report to the City Council on the MCAS Tustin Redevelopment Plan; and C, Pursuant to the provisions of the Community Redevelopment Law, Health & Safety Code Section 33000 et seq. (the "CRL") , there is that need for a joint public hearing by the City Council and the Agency in order to consult with and obtain the advice of property owners, business owners, tenants, residents, community organizations, and any other interested groups and/or citizens with respect to the proposed Redevelopment Plan and related items; and D. The Agency has prepared the required Notice of Joint Public Hearing and related attachments for transmittal pursuant to CRL Sections 33349 and 33361. NOW THEREFORE, the Tustin Community Redevelopment Agency resolves as follows: , The Agency hereby receives and approves The Report to the City Council on the MCAS Tustin Redevelopment Plan. , The Executive Director of the Agency is hereby authorized and directed to transmit the Report to the City Council on the MCAS Tustin Redevelopment Plan to the Tustin City Council. , The Agency hereby approves the convening of a joint public hearing with the City Council on June 2, 2003, at 7:00 p.m., in the City of Tustin Council Chambers, 300 Centennial Way, Tustin CA 92780, for the purpose of considering the proposed Redevelopment Plan and other related matters. l0 ll 14 l? 20 24 Resolution No. RDA 03-06 April 21, 2003 Page 2 , The Agency hereby approves the Notice of Joint Public Hearing and related attachments as written and attached to this resolution. o Agency staff is hereby directed to work with the City Clerk and Agency advisors in the mailing of a copy of the aforesaid notice and related materials attached hereto, pursuant to Sections 33349 and 33361 of the CRL, to the last known assessee of each parcel of land within the Project Area as shown on the latest equalized assessment rolls of Orange County and the State of California. The notice shall be sent to all property and business owners, tenants and residents within the Project Area, and to all taxing entities that receive a portion of the ad valorem taxes levied on properties within the Project Area. , Agency staff is hereby directed to work with the City Clerk and Agency advisors in the publishing of aforesaid notice, including a map and reference to the availability of the legal description for the Project Area prior to the date of the joint public hearing in a newspaper of general circulation for a period of not less than once a week for four (4) consecutive weeks. PASSED AND ADOPTED at a regular meeting of the Tustin Community Redevelopment Agency held on the 21st day of April 2003. TRACY WILLS WORLEY, Chairperson PAMELA STOKER Recording Secretary 14 17 18 2O 24 Resolution No. RDA 03-06 April 21, 2003 Page 3 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 03-06 was duly passed and adopted at a regular meeting of the Tustin Community Redevelopment Agency, held on the 21st day of April 2003, by the following vote: AGENCYMEMBER AYES: AGENCYMEMBER NOES: AGENCYMEMBER ABSTAINED: AGENCYMEMBER ABSENT: PAMELA STOKER Recording Secretary RDA Reso\03-06.doc ATTACHMENTS COVER LETTER JOINT PUBLIC HEARING NOTICE LEGAL DESCRIPTION MAP OF THE PROJECT AREA April ,2003 [INSERT MAILING ADDRESS HERE] RE: Joint Public Hearing on the MCAS Tustin Redevelopment Plan Dear Property Owner/Business OwnedResident/Interested Party: The Tustin Community Redevelopment Agency ("Agency") is in the final stages of adopting the Redevelopment Plan for the former MCAS Tustin. The primary purpose of the Redevelopment Plan will be to facilitate the implementation of the Specific Plan/Reuse Plan that has been adopted for the former military base. The Agency will have the authority to use eminent domain within the Project Area. Agency projects and programs proposed for the former MCAS Tustin include (but are not necessarily limited to): , , . , , The demolition of existing inadequate infrastructure, buildings and other facilities; The removal of aircraft runways, taxiways, landing pads and aprons to allow development; The assembly of parcels into developable sites; The installation of new infrastructure and public facilities, including streets and traffic improvements; Housing programs to create housing for all income levels; incentive programs; and Environmental remediation programs. We hope that you will be able to attend the joint public hearing on Monday, June 2, 2003, at 7:00 p.m. in the City Council Chambers at 300 Centennial Way, Tustin. If'you have other questions or comments pertaining to the joint public hearing on the proposed Redevelopment Plan for MCAS Tustin, you may call James Draughon at (714) 575-3121. Tustin Community Redevelopment Agency William A. Huston, Executive Director NOTICE OF A JOINT PUBLIC HEARING OF THE TUSTIN CITY OF COUNCIL AND THE TUSTIN COMMUNITY REDEVELOPMENT AGENCY FOR THE PROPOSED MCAS TUSTIN REDEVELOPMENT PLAN Notice is Hereby Given that a joint public hearing will be held before the Tustin City Council ("City Council") and the Tustin Community Redevelopment Agency ("Agency"): Date of Meeting: Time of Meeting: Place of Meeting: Monday June 2, 2003 7:00 p.m. City Council Chambers 300 Centennial Way Tustin, CA 92780 The Agency is in the process of adopting the proposed MCAS Tustin Redevelopment Plan. The Redevelopment Plan will permit the Agency to undertake redevelopment efforts to cause the reuse of the former MCAS Tustin. Redevelopment is one of the tools that will be used to implement the adopted MCAS Tustin Specific Plan/Reuse Plan that will convert the former military base into a mix of commercial, industrial, residential and public.uses to benefit the greater community. Redevelopment actions will include, but not necessarily be limited to, site clearance and demolition of obsolete and blighted buildings, facilities, infrastructure; land assembly into developable parcels; construction of infrastructure and facilities; traffic improvements; and the implementation of affordable housing programs and economic development programs; and the abatement of hazardous materials. All persons having objections to the Redevelopment Plan or the regularity of any of the prior proceedings related to the Project, or who deny the existence of blight within the Project Area may appear before the joint hearing of the Agency and City Council and show cause why the Redevelopment Plan should not be approved. At any time no later than the aforesaid hour set for the joint hearing, any person or organization may file a written statement with the City Clerk of the City of Tustin of his or her objections to the Project. Any person or organization desiring to be heard will be given an opportunity to be heard. At the aforesaid hour, the City Council and the Agency shall proceed to hear and pass upon all written and oral objections to the Project, prepared in accordance with the procedures promulgated in the California Redevelopment Law. The Agency and the City Council shall consider all evidence and testimony for and against approval and adoption of the Plan. A map of the Project Area is included with this Notice. A legal description of the area is available for public review at the City Clerk's Office, 300 Centennial Way, Tustin, California, during normal business hours. Copies of the legal description are available, upon request, free of charge. NOTICE IS ALSO HEREBY GIVEN that copies of the Agency's adopted Rules Governing Participation and Preferences By Property Owners and Business Occupants prepared for the Redevelopment Plan are available for public inspection at the City Clerk's Office. Interested persons may also inspect the Report to the City Council, the Draft Redevelopment Plan, the Final Joint Environment Impact Statement/Environmental Impact Report for the Disposal and Reuse of MCAS Tustin which evaluated the creation of the Redevelopment Plan, and other available documents and information pertaining to the Redevelopment Plan at the City Clerk's Office. Anyone having specific questions may contact James Draughon, Redevelopment Program Manager at (714) 573-3121. Date: April__, 2003 Published: May 1, 2003 May 8, 2003 May 15, 2003 May 22, 2003 City Clerk, City of Tustin Posted: [DATE] ATTACHMENT LEGAL DESCRIPTION 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 PSOMAS Legal DescriptiOn Exhibit "A" Those portions of Blocks 9, 10, 46, 47, and 62'ofIrvine~s Subdivision, in the City of ?ustin, 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: l~areel i 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 40036, 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 corner 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 southwesterly line of said Parcel C to the most southerly corner 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 corner 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 corner of said Parcel C, said point als° 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 40°37'53'' East 1.1.4 feet; 2) North 40037'39'' East 2640.40 feet; M :~2TUS010500\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 .PSOMAS Legal Description Exhibit "A" 3) North 40038'29" East 1203.19 feet to the most westerly comer 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 40038'29" East 80.00 feet along the southeasterly linc'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 COllrses: 1) South 49020'45,, 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 o'f 890.11 feet through a central angle of 29°18'36"; 3) South 20°02'09'' East 1351.19 feet to the beginning of a 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 30035'33" to the northerly line of Parcel F10-101-2 of the deed recorded in Book 6681, Page 721, Official Records of said County; M 52TUS010500\Task5~Legals\Tustin_legal.doc 12/19/02 10:14 AM Page 2 of 6 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 PSOMAS Legal Description Exhibit "A" 5) North 78o42'48" East 38.52 feet along said northerly line to the northeasterly line of said Parcel FI0-101-2; 6) South 43052'49" 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" East102.10 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 20o37'54"; 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 12°04'50" 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 40037'53" West 1259.59 feet; 2) South 40°37'37" West 1319.25 feet; 3) South 85°39'll"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 :~2TUS010500\Task5kLegals\Tustin_legal.doc 12/19/02 10:l 4 AM Page 3 of 6 ! 2 3 4 5 6 7 8 9~ 10 11 12 13 14 15 16 17 18 19 2o 21 22 23 24 25 26 27 28 PS OM.AS Legal Description EXhibit "A" 1) North 52032'09'' 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 throug~ a central angle of 11°58'36"; 4) South 79°59'38" 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 40°36'26'' West 569.50 feet along said southeasterly line to a point on the northeasterly line of Lot 102 of said. Block 47; 3) South 40038'05'' 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 50°35'32" West 33.01 feet along the westerly prolongation of the centerline of Deerfield to an 'angle point Page 4 of 6 M :k2TUS010500\Task5kLegals\Tustin_legal.doc 12/19/02 10:14 AM 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 PSOMAS 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 40037, 53" West 464.63 feet to the most easterly comer of the land described as Parcel 1 in the document recorded as Instrument No. 83-401960; thence along the boundary of last said fund 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 southwesterly 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 Instmmeni 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 of a 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 15o30,51,, 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 15040'59" East 165.55 feet along the easterly line of said Parcel 2; 5) North 46°07'11" East 669.04 feet to the be~nning of a curve concave northwesterly having a radius of 2085.00 feet; Page 5 of 6 M 52TUS010500\Task5\Legals\Tustin_legal.d oc 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 PSOMAS Legal Description Exhibit "A" 6) Northeasterly along said curve an arc length of 205.46 feet through a central angle of 05°38'46"; 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: 9/3 0/2004 Date M 52TUS010500\Task5~Legals\Tustin_legal.doc 12/19/02 10:14 AM Page 6 of 6 g g ,~z ¢~= ATTACHMENT MAP OF THE PROJECT AREA 'A¥~3HSDfl. ii1(~111 · NVIIMV.)I REPORT TO THE CITY COUNCIL FOR THE MCAS (MARINE CORPS AIR STATION) TUSTIN REDEVELOPMENT PLAN TUSTIN COMMUNITY REDEVELOPMENT AGENCY APRIL 2003 TABLE OF CONTENTS I. INTRODUCTION .................................................................................................................................. 1 II. A. B. C. D. III. A, 1. 2. 3. 4. 5. 6. B. 1. 2. C. 1. 2. 8. REASONS FOR SELECTION OF THE PROJECT AREA ............................................................... 3 BASE CLOSURES WITHIN CALIFORNIA .............................................................................................. 3 REUSE OF MCAS-TUSTIN ............................................................................................................... 4 PROJECT AREA TERRITORY ............................................................................................................. 6 REDEVELOPMENT GOALS ................................................................................................................ 6 DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS .............................. 9 PROJECT AREA SETTING ................................................................................................................. 9 Background ................................................................................................................................... 9 Location and Boundary ................................................................................................................. 9 Current Land Uses ...................................................................................................................... 11 Proposed Land Uses .................................................................................................................. 11 Blight Definitions ......................................................................................................................... 14 Inclusion of Non-Base Territory .................................................................................................. 15 URBANIZATION .............................................................................................................................. 15 Marine Corps Air Station ............................................................................................................. 15 Non-Base Territory. ..................................................................................................................... 15 PHYSICAL AND ECONOMIC CONDITIONS THAT CAUSE BLIGHT ......................................................... 1 8 Buildings in Which It Is Unsafe or Unhealthy for Persons to Live or Work ................................. 18 Factors That Prevent or Substantially Hinder the Economically Viable Reuse or Capacity of the Buildings or Areas ................................................................................................................. 22 3. Adjacent or Nearby Uses That Are Incompatible With Each Other ............................................ 29 4. Buildings on Land That, When Subdivided or When Infrastructure is Installed, Would Not Comply With Community Subdivision, Zoning or Planning Regulations ..................................... 29 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 Government Action, Without Redevelopment .............................................................................................................. 29 6. 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 ....................................................................................................................................... 38 Land that Contains Materials or Facilities that Would Have to Be Removed to Allow Development ............................................................................................................................... 39 Properties Containing Hazardous Wastes That May Benefit From the Use of Agency Authority ...................................................................................................................................... 42 BLIGHT SUMMARY, BURDEN ON THE COMMUNITY, AND NEED FOR REDEVELOPMENT ........................ 47 Physical and Economic Burden on the Community .................................................................... 47 a. Definition of Blight .................................................................................................................... 47 b. Existing Conditions .................................................................................................................. 48 i. Buildings in Which it is Unsafe or Unhealthy for Persons to Live or Work .......................... 48 ii. Factors that Prevent or Substantially Hinder the Economically Viable Reuse or Capacity of Building or Areas ............................................................................................................. 49 iii Incompatible Uses .............................................................................................................. 50 iv. Compliance With Community Subdivision, Zoning or Planning Regulations ..................... 50 v. Infrastructure Deficiencies .................................................................................................. 51 vi. Buildings That, When Built, Did Not Conform to the Then Effective Codes ....................... 52 vii. Land that Contains Material or Facilities That Would Have to Be Removed to Allow Development ....................................................................................................................... 53 viii. Properties that Contain Hazardous Wastes ........................................................................ 53 2. Burden on the Community .......................................................................................................... 55 3. Conditions Which Cannot Reasonably Be Expected To Be Reversed or Alleviated by Private Enterprise or Governmental Action, or Both, Without Redevelopment ....................................... 55 MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page i IV. DESCRIPTION OF PROJECTS AND PROGRAMS PROPOSED BY THE AGENCY AND HOW THE PROJECTS AND PROGRAMS WILL ALLEVIATE BLIGHT ........................................................... 58 A. PROJECTS AND PROGRAMS PROPOSED BY THE AGENCY ................................................................ 58 B. DISCRETIONARY PROJECTS AND PROGRAMS ..................................................................................58 1. Acquisition and Disposition of Base Property ............................................................................. 58 2. Public Improvements and Facilities ............................................................................................ 59 3. Demolition/Clearance and Site Preparation ................................................................................ 61 4. Economic Development Programs ............................................................................................. 62 5. Environmental Remediation ........................................................................................................ 62 6. Housing Programs ...................................................................................................................... 62 7. Agency Administrative Program Support and Indirect Costs ...................................................... 64 C. THE IMPACT OF THE PROPOSED PROJECTS AND PROGRAMS ON BLIGHTING CONDITIONS IN THE PROJECT AREA ............................................................................................................................. 64 1. Acquisition and Disposition of Base Property ............................................................................. 65 2. Public Improvements and Facilities ............................................................................................ 65 3. Demolition/Clearance and Site Preparation ................................................................................ 65 4. Economic Development Programs ............................................................................................. 66 5. Environmental Remediation ........................................................................................................ 66 6. Housing Programs ...................................................................................................................... 66 7. Agency Administrative Program Support and Indirect Costs ...................................................... 66 PROPOSED METHOD OF FINANCING THE REDEVELOPMENT PLAN, ECONOMIC FEASIBILITY, AND REASONS FOR INCLUDING TAX INCREMENT FINANCING ............................... 68 A. PROJECTED RESOURCES .............................................................................................................. 68 1. Net Tax Increment Revenues ..................................................................................................... 69 2. Housing Set Aside Revenue ....................................................................................................... 69 3. Other Potential Resources ..........................................................................................................70 B. PROJECTED COSTS ....................................................................................................................... 70 1. Public Infrastructure and Demolition ........................................................................................... 71 2. Affordable Housing Program ....................................................................................................... 71 3. Administrative Support ................................................................................................................ 73 4. Discretionary Projects and Programs ......................................................................................... 73 5. School Assistance ....................................................................................................................... 73 C. PROPOSED FINANCING METHOD, ECONOMIC FEASIBILITY, AND REASONS FOR INCLUDING TAX INCREMENT FINANCING ................................................................................................................. 73 D. BONDED INDEBTEDNESS AND TAX INCREMENT LIMITS ..................................................................... 74 IM PLEM ENTATION PLAN ............................................................................................................. 78 A. PROJECT AREA GOALS AND OBJECTIVES ....................................................................................... 78 B. PROJECTS AND PROGRAMS FOR THE FIRST FIVE YEARS OF THE REDEVELOPMENT PLAN ................. 79 1. Acquisition and Disposition of Base Property ............................................................................. 79 2. Infrastructure and Demolition ...................................................................................................... 80 a. Demolition/Clearance and Site Preparation ............................................................................80 b. Public Improvements and Facilities ......................................................................................... 81 3. Environmental Remediation ........................................................................................................ 82 4. Housing Programs ...................................................................................................................... 82 a. Requirements of CRL Section 33334.2 ................................................................................... 82 b. Requirements of Section 33414 .............................................................................................. 84 i. Replacement Housing ......................................................................................................... 84 ii. Inclusionary Housing ........................................................................................................... 85 5. Agency Administrative Program Support and Indirect Costs ...................................................... 86 C. EXPENDITURES FOR THE FIRST FIVE YEARS OF THE REDEVELOPMENT PLAN ................................... 86 D. HOW THE PROJECTS AND PROGRAMS AND EXPENDITURES WILL ALLEVIATE BLIGHT IN THE PROJECT AREA ............................................................................................................................................ 86 V. VI. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page ii VII. A. B. C. D. E. F. VIII. . 2. 3. 4. 5. 6. METHOD OR PLAN FOR RELOCATION .................................................................................. 89 AGENCY DISPLACEMENT ................................................................................................................. 89 RELOCATION IN THE EVENT OF AGENCY DISPLACEMENT ................................................................. 90 RULES AND REGULATIONS .............................................................................................................. 90 AGENCY DETERMINATIONS AND ASSURANCES .................................................................................90 RELOCATION ASSISTANCE ADVISORY PROGRAM AND ASSURANCE OF COMPARABLE REPLACEMENT HOUSING ....................................................................................................................................... 92 ADMINISTRATIVE ORGANIZATION .................................................................................................... 92 Responsible Entity ...................................................................................................................... 92 Functions .................................................................................................................................... 92 Information Program ................................................................................................................... 94 Relocation Record ...................................................................................................................... 94 Relocation Resources Survey. .................................................................................................... 94 Relocation Payments .................................................................................................................. 94 ANALYSIS OF THE PRELIMINARY PLAN ............................................................................... 96 IX. RECORD OF COMMUNITY CONSULTATIONS ........................................................................... 97 X. THE FINAL ENVIRONMENTAL IMPACT REPORT REQUIRED BY SECTION 21151 OF THE PUBLIC RESOURCES CODE .................................................................................................................. 98 Xl. THE REPORT OF THE COUNTY FISCAL OFFICER AND THE AGENCY'S ANALYSIS THEREOF, INCLUDING A SUMMARY OF CONSULTATIONS WITH AFFECTED TAXING ENTITIES 99 A. B. C. 1. 2. 3. XlI. ANALYSIS OF THE REPORT OF THE COUNTY FISCAL OFFICER ........................................................ 100 Total Assessed Valuation of All Taxable Property Within the Project Area as Shown on the Base Year Assessment Roll. .............................................................................................................. 100 2. Identification of Each Taxing Agency Levying Taxes in the Project Area ................................. 100 3. Amount of Tax Revenue to be Derived by Each Taxing Agency from the Base Year Assessment Roll from the Project Area, Including State Subventions .......................................................... 101 4. Total Ad Valorem Tax Revenue for Each Taxing Agency from All Property Within Its Boundaries, Whether Inside or Outside of the Project Area ......................................................................... 101 5. Estimated First Year Taxes Available to the Redevelopment Agency ...................................... 103 6. Assessed Valuation of the Project Area for the Preceding Year, Except for State Assessed Property on the Board Roll ........................................................................................................ 103 SUMMARY OF CONSULTATIONS WITH AFFECTED TAXING AGENCIES ............................................... 103 EFFECT OF THE CHANGE IN BASE YEAR ....................................................................................... 104 Impact on Total Assessed Value and Base Year Assessment Roll .......................................... 105 Impact on Taxing Agencies ....................................................................................................... 105 Impact on the Amount of Revenue Derived From the Base Year Assessment Roll By Each Taxing Agency .......................................................................................................................... 105 4. Impact on First Year Taxes Available to the Redevelopment Agency ...................................... 107' 5. Impact on Assessed Valuation of the Project Area in the Preceding Year ............................... 107 REFERENCES .......................................................................................................................... 109 APPENDIX Preliminary Building Condition Survey County Fiscal Officer's Report Chronology of Base Closure and Community Consultations Sign-in Sheet for Community Information Meeting on April 16, 2003 MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page iii LIST OF EXHIBITS No. Title Parle EXHIBIT 1: ORGANIZATION OF THE REPORT TO THE CITY COUNCIL .............................................. 2 EXHIBIT 2: SUMMARY OF CRL PROVISIONS - STANDARD PLAN ADOPTION VS. TUSTIN BASE CLOSURE ................................................................................................................................. 5 EXHIBIT 3: PROJECT AREA BOUNDARIES .......................................................................................... 10 EXHIBIT 4: FORMER BASE LAND USES ............................................................................................... 12 EXHIBIT 5: MCAS-TUSTIN SPECIFIC PLAN .......................................................................................... 13 EXHIBIT 6: URBANIZATION MAP ........................................................................................................... 17 EXHIBIT 7: RECOMMENDED DEMOLITION OR REHABILITATION FOR NON-RESIDENTIAL BUILDINGS ....................................................................................................................................... 24 EXHIBIT 8: LAND DESIGNATED FOR AIRCRAFT OR OTHER MILITARY-RELATED USES .............. 30 EXHIBIT 9: EXISTING ROAD NETWORK ............................................................................................... 33 EXHIBIT 10: PROPOSED ROADWAY NETWORK ................................................................................. 34 EXHIBIT 11: AIRCRAFT LANDING PADS, RUNWAYS AND TAXIWAYS THAT WOULD HAVE TO BE REMOVED TO ALLOW DEVELOPMENT .................................................................................. 40 EXHIBIT 12: HAZARDOUS WASTE SITES ............................................................................................. 46 EXHIBIT 13: (NOT USED) ........................................................................................................................ 54 EXHIBIT 14: IMPACT OF AGENCY PROGRAMS AND EXPENDITURES ON BLIGHTING CONDITIONS .................................................................................................................................... 67 EXHIBIT 15: ECONOMIC FEASIBILITY CASH FLOW ............................................................................ 75 EXHIBIT 16: TAX INCREMENT PROJECTION ....................................................................................... 76 EXHIBIT 17: NEW DEVELOPMENT VALUE ADDED ............................................................................. 77 EXHIBIT 18: RELATIONSHIP BETWEEN GOALS AND OBJECTIVES, PROJECTS AND PROGRAMS, AND BLIGHT ELIMINATION ...................................................................................... 88 EXHIBIT 19: ESTIMATE OF TOTAL AD VALOREM TAX REVENUES FOR ALL AFFECTED TAXING AGENCIES ....................................................................................................................... 102 EXHIBIT 20: REPORT OF BASE YEAR REVENUE EACH TAXING AGENCY CAN EXPECT FROM WITHIN THE PROJECT AREA .......................................................................................... 106 EXHIBIT 21: IMPACT OF CHANGE IN BASE YEAR ON PERCENTAGE OF PROJECT AREA ASSESSED VALUE TO AGENCY ASSESSED VALUE ................................................................. 108 MCAS- Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page iv I. INTRODUCTION This Report to the City Council ("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 33352 of the California Community Redevelopment Law (Health and Safety Code, Section 33000 et seq.). The Report was prepared by Agency staff with assistance by Keyser Marston Associates, Inc. (KMA). 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. The Report to the Legislative Body (City Council) is one of the required documents leading to the adoption of a redevelopment plan. The Report provides documentation of the nature and extent of the conditions within the project area and how these conditions can be corrected through the use of redevelopment. The Report also describes how the redevelopment of the project area will be financed so that economic feasibility can be demonstrated. The primary purpose of the Report is to provide the information, documentation, and evidence required to assist the City Council in their consideration of the proposed plan. As the legislative body, the City Council must make specific findings in order to adopt the redevelopment plan. The Report is divided in eleven sections. As illustrated on the following page (Exhibit 1) these sections correspond to the subdivisions contained within the CRL, which specifies the required contents of a Report to the Legislative Body. MCAS- Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 1 Exhibit 1: Organization of the Report to the City Council CRL Report Section Section 33352 (b) Section III 33352 (a) The reasons for the selection of the project area, a description of the specific projects Section II and proposed by the agency, a description of how these projects will improve or alleviate the Section IV conditions described in subdivision (b). A description of the physical and economic conditions specified in Section 33031 (or Section 33492.11, as applicable) that exist in the area that cause the project area to be blighted including a list of the conditions and a map showing where in the project the conditions exist. 33352 (c) 33352 (d) An Implementation Plan. An explanation of why the elimination of blight and the redevelopment of the project area cannot reasonably be expected to be accomplished by private enterprise acting alone or by the legislative body's use of financing alternatives other than tax increment financing. Section VI Section III.D 33352 (e) The proposed method of financing the redevelopment of the project area in sufficient Section V detail so that the legislative body may determine the economic feasibility of the plan. 33352 (f) A method or plan for the relocation of families and persons to be temporarily or Section VII permanently displaced from housing facilities in the project area. 33352 (g) Analysis of the Preliminary Plan. Section Vlll 33352 (h) The report and recommendations of the Planning Commission. Not Required 33352 (i) The summary referred to in Section 33387 (Project Area Committee or consultations with Section IX residents and community organizations). 33352 (j) The report required by Section 65402 of the Government Code (Report on the conformity Not Required~ of the Redevelopment Plan with the General Plan of the County and City). 33352 (k) The report required by Section 21151 of the Public Resources Code. (Environmental Section X Impact Report). 33352 (I) The report of the county fiscal officer as required by Section 33328. Appendix 33352 (m) Neighborhood Impact Report. Not Required 33352 (n) An analysis by the Agency of the report submitted by the County as required by Section Section XI 33328, which shall include a summary of the consultations of the agency, or attempts to consult by the Agency, with each of the affected taxing entities. ~ The report and recommendation of the planning commission is not required per Section 33492.20(d) nor is the ordinance adopting the redevelopment plan required to include a finding that the redevelopment plan conforms to the City's General Plan. However, the Agency may not expend any tax increment funds allocated to it from the Project Area for expenses related to carrying out the project unless and until the City finds that the Redevelopment Plan conforms to the City's General Plan, including the housing element per Section 33492.112 of the CRL. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 2 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 the nation to consider a strategic reduction in the 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 Report to the City Council Pa0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 3 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 2. 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 4 Exhibit 2: Summary of CRL Provisions - Standard Plan Adoption vs. Tustin Base Closure Summary of CRL Provisions - Standard Plan Adoption vs. Tustin Base Closure STANDARD PLAN TUSTIN BASE CLOSURE ADOPTION LEGISLATION 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 Deferral of Low-Moderate Yes Housing Payment No (Up to 10 years - 50 percent of amount required by Section 33334.2)~ 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 One physical and one Combination of two or more of the conditions described Blighting Condition required for Adoption economic in CRL Section 33492.104 (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 1th 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 MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 5 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 re-planning, 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 6 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 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 7 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. [Remainder of page left blank] MCAS - Tustin Redevelopment Plan Report to the City Council P^0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 8 III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS The California Community Redevelopment Law ("CRL") requires a report to the legislative body (City Council) 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 I1. 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 3. 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 MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 9 Base and the West Leg of the Eastern Transportation Corridor terminates just to the north of the Base's northern boundary. 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 Redhill 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 corner 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 4. 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 Base. The parcel is currently vacant land. 4. Proposed Land Uses Land uses for the reuse of the former Base are those outlined in the MCAS-Tustin Specific Plan/ Reuse Plan ("Specific Plan/Reuse 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 5). MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 11 EDINGER AVE SANTA ANA/SANTA FE CHANNEL VALENCIA AVE WARNi Project Area Boundary AIRFIELD OPERATIONS/ ~ FAMILY HOUSING OPERATIONALLY CONSTRAINED ~ BACHELOR HOUSING OTHER OPERATIONS/TRAINING ~ COMMUNITY SUPPORT MAINTENANCE ~ RECREATION AIRCRAFT MAINTENANCE ~ AGRICULTURE SUPPLY/STORAGE ~ UNDEVELOPED MEDICAL/DENTAL ADMINISTRATION ~ PRIVATELY OWNED UNDEVELOPED PARCEL Source: MCAS Tustin 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. Filename: Existing Landuse.ai; 01/12/01; cb .. MCAS-TUSTIN REDEVELOPMENT PROJECT EXHIBIT 4 - FORMER BASE LAND USES i City of iTust~ lo{i Tu~Un J LDR MDR (Not Part GV / NP GV GV GV NON-BASE PARCEL LDR i M~ Ave LDR city o~ Santa Ana CB CB CB CB Army Reserve Parcel MDR Mount~n Road LDR LOW DENSITY RESIDENTIAL (I-7 DU/ACRE) MDR MEDIUM DENSITY RESIDENTIAL (8-15 DLFACRE)* MHDR MEDIUM HIGH DENSITY RESIDENTIAL (16-25 DU/ACRE) 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 (K-6), 2O00 Feet Filename: Land Use Plan.ai; 01/12/01; cb ES-8 ELEMENTARY SCHOOL (K-8) HS HIGH SCHOOL ......... REGIONAL RIDING AND HIKING TRAIL ~ '-- MCAS TUSTIN BOUNDARY ......... IRVINErTUSTIN/SANTA ANA BOUNDARY ~ MILITARY (FEDERAL PROPERTY) ~ ADDITIONAL ROAD RIGHT-OF-WAY 1, Roadwa~y a~ignments ate ~. 2. ,?~ ~ ~t ~ ~ ~Y 3. DU= Dweaing ~ 4. ~ shown indtcae mad right-of-way. 12,5 dwelling units per acm, MCAS-TUSTIN REDEVELOPMENT PROJECT EXHIBIT 5 MCAS-TUSTIN SPECIFIC PLAN The 4.1-acre private site at Harvard Avenue is designated as medium-high density residential and was included in the MCAS-Tustin Specific Plan "planned community" land use designation with adoption of a General Plan Amendment in January 2001. 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 14 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 1. 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 military 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 report3 include "a description of the project area which is sufficiently detailed for a determination as to whether the project area is 2 MCAS Tustin EIS/EIR, page 1-6. 3 The description and analysis required by CRL Section 33344.5(c) is not required as part of a report to the legislative body (Section 33352). However, as required by Section 33367(d)(12) and Section 33492.102 of the CRL, the City Council must make a finding and determination that portions of the Project Area outside of the former Base are urbanized. Therefore, this analysis has been included herein to aid the City Council in their consideration of the Redevelopment Plan. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 15 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: (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 6, 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 16 C. Physical And Economic Conditions That Cause Blight Since the announcement in early 1991 of the closure of MCAS- Tustin, a large number of studies and reports have been conducted on the site of the former base by the Department of the Navy and the City of Tustin and their independent consulting firms. While these studies and reports tend to address specific issues and conditions related to the base's closure and conversion to civilian use, they are valuable collectively for the evaluation of physical, economic and environmental conditions on the former base. These studies and reports along with direct site investigations provide the basis for the data and conclusions presented herein. Most of the studies and reports are available for public inspection. A list of the studies, reports and related documents is provided in Section Xll of this Report and these documents are incorporated herein by reference. Buildings in Which It Is Unsafe or Unhealthy for Persons to Live or Work Marine Corps Air Station Tustin was originally built during the early 1940's wartime period to house lighter-than-air reconnaissance craft for patrolling the southern California coastline. The facility was decommissioned in 1949 and subsequently re-commissioned in 1952 during the Korean conflict period, serving thereafter as the main west coast training and operations site for Marine Corps medium- and heavy-lift helicopter aircrews. Since many of the structures, particularly those constructed during the 1940's and 1950's were constructed to serve the immediate wartime needs of the military, they were not designed nor were they intended to be used as permanent structures. Most of the non-residential structures on the former base are comprised of simply designed and inexpensively constructed rectangular buildings characterized by concrete, wooden frame or a combination of building materials. A representative sampling of these buildings is illustrated on Plates 1, 2 & 3. Approximately 290 individual non-residential structures and facilities have been inventoried and more specifically identified as to their use and year built in the table included in the Appendix of this Report and in the Specific Plan/Reuse Plan as "Appendix C-Preliminary Building Condition Survey". Of these structures, approximately 60 (21%) were built during the 1940's, 57 (20%) during the 1950's, with another approximately 35 buildings constructed during the 1960's wartime period. There are nearly 2,000,000 square feet of building floor area, net of family housing property, on the Base. Of the 2,000,000 square feet, approximately 606,416 square feet is within the two blimp hangers constructed in 1942. Of the approximately 1,393,584 square feet net of the blimp hangers, approximately 692,253 square feet have been identified for demolition due to substandard construction or poor condition addressed in Subsection 2. In addition, the military ceased regular maintenance of most of the existing buildings once the announcement of the base's closure was made in early 1991, which has substantially increased conditions of deferred maintenance, deterioration and dilapidation at the buildings. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 18 PLATE Line Maintenance Shack - Built in 1967. Identified as being in poor condition and recommended for demolition in the Reuse Plan. Typical of maintenance and storage buildings from the 1960s in the Project Area. Storage Building - built in 1942. Identified as being in poor condition and recommended for demolition in the Reuse Plan. Typical of maintenance and storage buildings built in the 1940s in the Project Area. Marine Corps Air Station - Tustin Redevelopment Project Report to the City Council PA 0304015:TUS:DVB:gbd 19830.002.002/04117~03 Page 19 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 Report to the City Council PA 0304015:TUS: DVB:gbd 19830.002.002/04117~03 Page 20 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 Report to the City Council PA 0304015:TUS: DVB:gbd 19830.002.002/04117/03 Page 21 2. Factors That Prevent or Substantially Hinder the Economically Viable Reuse or Capacity of the Buildings or Areas The buildings and facilities on the former base were designed primarily for military-specific aviation operations including, more specifically, to support of military helicopter operations after it was re-commissioned in 1952. As identified in the above referenced Appendix C, the majority of the structures and facilities on the former base were for military-specific aviation related uses. Uses such as aircraft hangers, bunkers, aviation fuel storage, hazardous waste storage facilities, line maintenance shacks, fueling stations and aircraft wash racks are prevalent along with the supporting warehousing and testing facilities. In evaluating the former base and its location for conversion to civilian use, the Federal Aviation Agency ("FAA") and the City of Tustin identified that the runways at the Marine Corps Air Station are not suitable for general aviation because the station was not designed for fixed-wing aircraft and civilian aviation use of the land is nevertheless restricted due to the impacted airspace resulting from the nearby operations at John Wayne Airport. In a Memorandum Report dated July 13, 1992, the Federal Aviation Administration identified no potential for reuse for either short-term or long-term aviation operations at the former base, concluding that very strong Local Orange County opposition and the lack of public interest and a sponsor would not allow reuse for civilian aviation. The Preliminary Building Condition Survey also reflects a preliminary assessment of the then existing conditions in 1995 of the non-residential buildings on the former base. The 1995 assessment was for the purpose of evaluating any short-term interim use opportunity for the individual buildings prior to the conversion of the Base to civilian use. This assessment was conducted in anticipation of the Base closure with input from various agencies, including the Agency and the City of Tustin, all of which had a prospective interest in the former Base. In addition, the 1995 assessment included a preliminary review of long-term suitability for reuse under the proposed civilian uses. Of the 290 structures surveyed, 171 of the structures (approximately 59%) were determined to not have any possible interim use, while, 192 of the structures (approximately 66 percent), were recommended for demolition as they had little long- term reuse potential. Some of the buildings in the 1995 assessment were identified for long-term reuse by certain governmental, institutional and non-profit agencies. The remaining buildings located in the areas identified for conversion to civilian use were re-evaluated in a subsequent survey completed in 2001, which is included as Exhibit 7. These remaining buildings were assessed in the separate survey to identify more specifically the potential for long-term reuse of the structures and facilities based on the condition and utility of the structures in the context of the adopted MCAS Tustin Specific Plan/Reuse Plan. The information in the updated evaluation was provided by CCL Construction Consultants, a construction consulting firm. The assessment included 135 non- residential structures or facilities identified in Exhibit 7 and located within the Economic Development Conveyance (EDC) areas for transfer to the City of Tustin that will be subject to future redevelopment under the proposed redevelopment plan. The joint evaluation by the real estate economist and the construction consultant addressed the combination of the structures' utility and condition to identify each building's viability and capacity for reuse or demolition. The 2001 survey identified that the 135 structures and facilities do not have the appropriate capacity or utility for civilian reuse based on the consultant's measurement of the buildings' MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 22 depreciation thus identifying them for demolition. The Encyclopedia of Real Estate Appraising, Third Edition (Edith Friedman/Prentice Hall) identifies depreciation as consisting of a structure's loss of utility from any source and includes: physical deterioration; functional obsolescence; and economic obsolescence. Physical deterioration is caused by wear and tear or structural weakness. Functional obsolescence is measured by to the decreased capacity of a structure to perform the function for which it is intended in terms of current standards. Economic or Iocational obsolescence results from factors outside the property, such as environmental changes in the neighborhood. Physical deterioration and functional obsolescence is deemed incurable if a typical purchaser would not consider it prudent or feasible to correct those factors contributing to depreciation based on the current permitted uses and market conditions. On the former base for example, a purchaser would not buy or construct improvements to an aviation fuel storage shed or aviation maintenance hanger for reuse in an area zoned for retail commercial or residential use since the aviation-related use would be prohibited by the existing MCAS Tustin Specific Plan/Reuse Plan zoning. The conversion of the former base to civilian uses indicates that most of the remaining existing non-residential buildings would not be compatible or consistent with the current market uses identified in the adopted Specific Plan/Reuse Plan. Through the numerous site condition surveys, market demand forecasts and community workshop process, many of the buildings were determined to be unsuitable for civilian use because they were designed specifically to support military functions. Such buildings include aircraft fueling stations, maintenance shelters, fuel storage facilities, and hazardous material lockers.. Other buildings were determined to have little reuse potential because they require significant rehabilitation or have limited civilian reuse potential due to design limitations. Such buildings include aviation hanger, testing facilities, bunkers, warehouses, and storage lockers. The family 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. Like the non-residential structures on the former base, the military ceased regular maintenance of the units once the announcement of the base's closure in early 1991 and as the units were vacated, which has substantially increased conditions of deferred maintenance, deterioration and dilapidation at the buildings. Plate 3 provides examples of the condition of family housing units. The analyses of the family housing units, including but not limited to the MCAS Tustin Family and Bachelor Housing Report (March 1994), identified that depending on age, physical condition, and financial feasibility, the unit would need to be upgraded or replaced to ensure the housing 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. While reuse of these units may be possible, it is not likely to be feasible or practical to correct the relatively high level of deferred maintenance and market obsolescence 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 fire code MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 23 i requirements, and substandard construction methods and materials in regard to State and County and local building code requirements. 3. Adjacent or Nearby Uses That Are Incompatible With Each Other The adopted Specific Plan/Reuse Plan identifies a broad mix of present market civilian uses to provide for the successful conversion of the former military base. These civilian uses are proposed to replace the former military use and existing related structures and facilities. A comparison of the former military land uses illustrated on Exhibit 4 to the civilian uses under the Specific Plan/Reuse Plan illustrated on Exhibit 5 shows that except for two family housing areas on the former base, the military aviation uses comprise a significant portion of the proposed redevelopment project (see Exhibit 8). Most of the existing non-residential structures and facilities are' not compatible with the non-aviation civilian uses that are either identified in the Specific Plan/Reuse Plan or located near by because they were designed for a specific military aviation use. 4. Buildings on Land That, When Subdivided or When Infrastructure is Installed, Would Not Comply With Community Subdivision, Zoning or Planning Regulations The Specific Plan/Reuse Plan reflected in Exhibit 5 was designed to provide for the orderly and viable subdivision of land on the former base including a configuration of roadways, infrastructure and land parcels. The Plan's configuration of land, roadways and infrastructure reflects present market conditions, as well as the need to in-fill with a network of roadways that complete the regional circulation pattern that was not allowable under military ownership. 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 Government Action, Without Redevelopment Infrastructure and utilities at MCAS-Tustin represent a major constraint on the effective reuse of the 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.4 4 Final EIS/EIR, Chapters 3.3, 3.4 and 3.10. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 29 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.5 As shown in Exhibit 4, large portions of the former Base were devoted to agricultural uses. Development was deliberately kept 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 units6 - 4,049 of which would be in the Project Area. The total number of units allowed (4,601) is 3 times the number of family housing units and twice the number of total units (including the barrack units on the former Base). 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 larger, the circulation system enlarged, and utility services must be provided in areas that were previously 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. Table 1: Comparison of Utility System Capacity Demand - MCAS Tustin vs. Reuse Plan System MCAS-Tustin Reuse Plan Percent Increase Baseline (1992) Total Demand In Demand Solid Waste 4,688 tons 37,000 tons 689% Electricity 27.9 kWh 158.0 kWh 466% Gas 103.5 MCF 836 MCF 708% Potable Water 1.3 million GPD 2.8 million GPD 115% kWh = Million kilowatt hours MCF = Million cubic feet GPD = Gallons per day Source: MCAS Tustin EI$/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 existing circulation system was designed solely for the internal circulation needs of military personnel on the former base. The existing roadways have little additional capacity to serve uses 5 MCAS-Tustin Specific Plan/Reuse Plan, October 1996, page 1-9. 6 Op. Cit., page 2-2, Table 2-1. The Specific Plan/Reuse Plan includes the portion of the former base in the City of Irvine. Of the total 4,601 units, 552 units would be in the Irvine portion and 4,049 units would be in the Project Area. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 31 other than the military-specific operations for which they were designed. In addition, the circulation system was not designed to civilian roadway standards or to integrate with the regional transportation system. Most of the existing roadways lack adequate paved widths and crown heights, pavement and base thicknesses, curbs and gutters, and sidewalks compared to current City roadway standards identified in Section 2.5 of the Specific Plan/Reuse Plan. Access was limited to three entrance points controlled by military personnel on the west and south ends of the former Base, and is now limited to only one entrance controlled by local or Tustin security on the west side of the former Base until a new circulation backbone infrastructure is constructed. The Specific Plan/Reuse Plan identifies three functions for the circulation system to serve the conversion to civilian use. These functions include: 1) to provide efficient accessibility to the regional and local transportation systems; 2) to supply adequate internal circulation capacity; and, 3) to effectively service the proposed land uses. The prohibition of through traffic on the former base served to create a large hole in the Orange County circulation system over the years by not accommodating certain regional roadway connections. These regional roadways include Valencia Avenue and Warner Avenue east/west connections and Von Karman Avenue and Tustin Ranch Road north/south connections. The limitation on through traffic resulted in impeding accessibility to both regional and location roadways in the surrounding area. To serve the conversion to present market uses identified in the Specific Plan/Reuse Plan, new roadways and circulation patterns would be required. The Specific Plan/Reuse Plan identifies the new circulation system and the City standards to be applied, while the Final EIS/EIR for the disposal and reuse of MCAS Tustin (1999) and its Appendix F, the MCAS-Tustin Disposal and Reuse Traffic Study prepared by Austin-Foust (1999), evaluates the adequacy of the circulation capacity and effectiveness to service the proposed land uses. In addition, as development occurs, private streets will be required throughout the Project Area. Per the analysis conducted for the Specific Plan/Reuse Plan,7 the following circulation improvements are required. · 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. · 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. 7 MCAS- Tustin Specific Plan/Reuse Plan, Chapter 2.5 MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 32 MOFFETTAV WARNER · I · I I BARRANCA PKWY Source: MCAS Tustin SpeclalArea Circulation Sludy, Dames & Moore, 1993 0 3000 feet GATE ENTRANCES REU~__E__ ~.LAN BOUNDARY I Filename: Exis'dng Roadway. ai; 02/08/01; cb MCAS-TUSTIN REDEVELOPMENT PRO.1ECT EXHTBIT 9 - Existing Roadway Network VALeNCiA / / // / / / S'~ NC, \ \ \ \ PKWY SA~',J'FA ANA/SAN~A c~ Ck'IAN,'~EL ~C~O~ / SEVEI~YNS ~ )AD , \ V~,LENC ~ SOUTH 8-Lone Major Arterial b-Lane Major Aderial !~ Primary Arleria, Seaondory Ad'erial Local Collector Sheet Loc°, Street Existing Bus Stops/ffurnout Proposed Bus Stops O O EX~ST ~NG--! J LOOP / £ONN£C!O~ i ~ RNAT ) VEi [~_~_J Proposed Bus Turnouts !'"-'O-'J Existing or Proposed Signals !~ Grade Separated or Interchange .~..~.J interchange/Overpass Base Bounaary ~_...~ Specific Plan Boundary ~.~.J hvine/Tustin Boundary * Base boundary along the Sanla Aha / Santa Fe Channel is along lhe norlh side of lhe channel belween Edinger and the Channel. /-£X~ST NG ,/ £X~ST iNG MARBLE I¢OIJNT~ !N ~O Filename: Proposed Roadway. at; 03/11/03; cb MCAS-TUSTIN REDEVELOPMENT PRO3ECT EXHIBIT 10 PROPOSED ROADWAY IMPROVEMENTS 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. 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 extends around its perimeter including two feeder mains that cross through the center of the 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 limits 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. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 35 Storm Drainaqe 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 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 of 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. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 36 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. 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 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. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/1 ?/03 Page 37 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. 6. 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 non-residential buildings and facilities existing on the former base were not required to comply with locally adopted State Uniform Building, Plumbing, Electrical, Mechanical or Fire Codes at the time of their construction. The federal/military jurisdiction provided oversight for design and construction review in accordance with their independent standards for construction as may have been applicable to individual structures at the time of their construction. None of the State, County or City building departments were involved in the design and building code review or construction inspections to ensure compliance with such State Uniform Building Codes. Examples of building code deficiencies include, but are not limited to, sharing of single sewer waste lines, master metering of water, gas and electrical services, and failure to meet State fire safety code requirements. Since the non-residential building and facilities on the former base were designed and constructed without integrating State fire, occupancy and other health and safety codes that if not integrated into the original design and construction of the buildings, reuse of the buildings would require substantial retrofit and/or reconstruction in order to upgrade to current codes to permit occupancy. The requirement to bring the existing buildings into compliance with the State Uniform Building, Plumbing, Mechanical and Fire Code for conversion to civilian use would add significant expense to reusing buildings which are already 40 to 60 years old, and which for the most part were not intended for long-term use. The family housing units on the former base were inspected by the Building Division of the Tustin Community Development Department 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" referenced previously. The inspection determined that, while the family housing units appear to have been designed and constructed in conformance with the Uniform Building Code applicable during the time of construction, all of the family housing units require modifications to correct building safety related deficiencies in accordance with the City's code requirements in order to be re-occupied. In addition, many of the family housing units have been identified by the Department of the Navy as containing lead-based-paint and/or asbestos containing materials, and were identified as generally unsafe or had been restricted from occupancy by the Navy due to the forgoing conditions. As with the non-residential buildings on the former base, the family housing units have not been maintained since the 1991 announcement that the base would close and have remained vacant as military families were transferred from the base. Since that time, a substantial level of deferred maintenance and deterioration has occurred. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 38 7. Land that Contains Materials or Facilities that Would Have to Be Removed to Allow Development Exhibit 11 shows the extent of the existing aircraft landing pads, runways, paving and related aircraft facilities on the former military base. MCAS-Tustin possesses approximately 220 acres of airfield paving, which reflects approximately 15% of the land area and extend across a substantial portion of the former base located within the Project Area. In addition, helicopter facilities, including practice pads, maintenance sheds, fuel storage sites and parking aprons that is not compatible with the conversion of the former base to a civilian non-aviation use. These materials and facilities serve to obstruct the necessary development of roadways, infrastructure and land uses identified in the adopted Specific Plan/Reuse Plan (Plate 4). In order to allow for development to present market civilian uses under Plan, the existing aircraft landing pads, runways, paving and related aviation facilities must be removed. [Remainder of page left blank] MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 39 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 Report to the City Council PA 0304015:TUS: DVB:gbd 19830.002.002/04/17103 Page 41 8. Properties Containing Hazardous Wastes That May Benefit From the Use of Agency Authority 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 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 42 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), semi-volatile 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 43 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 pads: IRP-13 East, IRP-13 West, and IRP-13 South. IRP-13 East and IRP-13 West are now recommended for no further 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 trace 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 station 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 44 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.8 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.9 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 12. [Remainder of page left blank] 8 "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. 9 Op. cit., page 3-116. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 45 __[ DYER SCCRA,/OCTA RAILWAY OU-3 BARRANCA PKWY MOFFETT AV 1 3 12 13S t ~u srr~A.~ REUSE PLAN AREABOUNDARY MOFFETT TRENCHES AND CRASH CREW BURN PITS PAINT STRIPPER DISPOSALAREA DRUM STORAGE AREA NO. 2 ............ (SEE onL;:,,; 3T";';A".",., ,~ .... ,~ NOTE) TEMPORARY STORAGE AREA 72 AND bflSCELLANEOU8 WASH AREA NO. ;3 WEST DIg,~;.', CTC,'9,~'.C-"' .~,,":.'-A :;.?.. S '.';.'-..CT (SEE NOTE) ..... ,-',, ................. ~-'"'.", (SEE NOTE) ..,.vv~ ...~vv~ ~.v. v~ ..... ..... EXTENT OF GROUNDWATER REMEDIATION AREAS ~;×'T ....,.,,- .........................~,,,. v. M .......... R-" D (SEE NOTE) E~ENT OF SOIL ~D GROUNDWATER CONTAMINATION AND HISTORIC DIS~AL ~EAS NOTE: IRP-13E, IRP-13W, OU-2, AND MDA-02 HAVE BEEN RECOMMENDED FOR NO FURTHER ACTION. SoUrce: DON 1998a and 1999d :: Fllename: Hazardous Sites.al; 02/08/01; cb MCAS-TUSTIN REDEVELOPMENT PRO]ECl' EXHIBIT 12 - Hazardous Waste Sites 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. 1. Physical and Economic Burden on the Community a. Definition of Blight As previously stated, 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. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 47 "(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." b. Existing Conditions All of the blighting conditions defined in the Tustin Base Closure legislation impact the Project Area. Some of the blighting factors such as obsolescence are prevalent and are a hindrance to the primary objective, which is to transition the Base from military to civilian use. Other blighting factors contribute cumulatively to blight findings such as buildings that are not built to current building codes. In this example and in others, the fact that a building was not built to current code is a secondary issue to the primary impediment to redevelopment, which is that the buildings were designed for military use and few have potential for civilian use. Buildings in Which it is Unsafe or Unhealthy for Persons to Live or Work A contributing factor to blight is unsafe building conditions. As mentioned above this condition is a contributing factor because the majority of the buildings were determined to be obsolete and have no reuse potential. Therefore, the condition of these buildings is secondary to the lack of reuse potential. Section 33492.102(a) states: "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." The military ceased regular maintenance of 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. In total 692,253 square feet of nonresidential building area have been identified for demolition due to a combination of factors including the substandard construction, small size and poor building condition. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 48 Factors that Prevent or Substantially Hinder the Economically Viable Reuse or Capacity of Building or Areas The blighting conditions that most readily impact the reuse of the Base and are related to the incompatibility of military buildings and improvements for civilian reuse are those that affect the economic viability of the reuse of the former Base. CRL Section 33492.102(b) defines as a blighting condition: "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." The presence of the military buildings and improvements interferes with the highest and best use of the property. An assessment of the buildings on the Base conducted by various agencies, including the Agency and the City of Tustin, concluded that of the 290 structures, a minimum of 192 or 66% were recommended for demolition due to the lack of reuse potential. The lack of reuse potential can be attributed to combination of the specific building use design, building size and building condition. In the table below the 128 buildings and improvements that were identified for demolition as part of analysis performed for economic development conveyance to the City of Tustin~° have been grouped by general type (see Exhibit 7). As shown below, most of the buildings were designed for specific military uses. Obsolete Buildings By General Type Identified for Demolition · Administration Maintenance shacks/bldgs · Fueling station · Storage Sewage pump station · Maintenance shop · Equipment storage · Washracks · Warehouse Flight Line Shelter · Supply building · Weather annex Rinse facility Restroom Facility · Sentry booth · Mechanical building · IMA complex Hazardous waste storage Flammable materials locker · Bunkers · Welding shop Misc. improvements~ As identified in the definition of blight, buildings that are too large or too small which cannot be adapted to reuse and interfere with the highest and best use of the former Base are a blighting condition. Of the 131 buildings that were the subject of building survey identified above, 80 had lO 131 buildings were evaluated of which three where identified as possible candidates for rehabilitation. 11 Includes pads, cells, ramps, lockers, fuel island, loading ramp, lube rack, and receiver. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 49 identified building sizes. Of these 80 buildings, three hangers are too large for effective reuse, ranging from 42,818 to 63,289 square feet. Also, as identified below, over half (47) of the buildings that were surveyed were very small, with less than 2,000 square feet, limiting their adaptability to an alternative use. Small Buildings · Line Maintenance Shack- 1,050 sq.ft. · Hazardous Materials Lockers (2) at 200 sq.ft. · Line Maintenance Shack - 1,400 sq.ft. · Hazardous Materials Lockers (2) at 100 sq.ft. · Line Maintenance Shack - 1,050 sq.ft. · Hazardous Materials Locker - 400 sq.ft. · Equipment Storage- 384 sq.ft. · Vehicle Washrack Bldg. - 228 sq.ft. · Engine Test Cell Admin- 675 sq.ft. - Storage Shed (2) at 1,800 sq.ft. · Flight Line Shack - 1,000 sq.ft. · FPN-63 Par Site - 700 sq.ft. · Refueler Admin - 700 sq.ft. · Generator Pad - 180 sq.ft. · Aircraft Washrack Bldg. - 684 sq.ft. · Bunker (3) at 1,370 sq.ft. · Weather Annex - 800 sq.ft. · Bunker - 1,270 sq.ft. · Generator Bldg.- 192 sq.ft. · Bunker- 206 sq.ft. · Sentry Booth - 91 sq.ft. · Shop Warehouse/shed 600 sq.ft. · Washrack Bldg. - 1,000 sq.ft. · Guard Shack (2) at 25 sq.ft. · Vehicle Washrack- 1,089 sq.ft. · Equipment Shed 225 sq.ft. · Lube Rack- 1,760 sq.ft. iii Incompatible Uses A fundamental component of the Base, its airfields and landing pads, are incompatible with the surrounding area. CRL Section 33492.102(c) states a condition of blight is: "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." The Federal Aviation Administration (FAA) concluded the reuse of the Base as a commercial aviation field was not compatible with the surrounding uses. This was based upon objections from the community on its potential commercial reuse and airspace restrictions resulting from the operations at the nearby John Wayne Airport. In a Memorandum Report dated July 13, 1992, the FAA concluded that "Local Orange County resistance and the lack of a sponsor will inhibit civilian (aviation) reuse". iv. Compliance With Community Subdivision, Zoning or Planning Regulations The location and density of the existing buildings is inconsistent with the Specific Plan/Reuse Plan. This is a condition of blight. Section 33492.102 (d) states: "Buildings on land that, when subdivided or when infrastructure is installed, would not comply with community subdivision, zoning, or planning regulations." MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 50 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.~2 In contrast,, the levels of development anticipated in the Specific Plan/Reuse Plan allows for up to 4,601 dwelling units~3 - of which 4,049 would be in the Project - 3 times the number of family housing units and twice the number of total units (including the barrack units). These extensive improvements cannot be accomplished through subdivision and increased density alone. The increased development and future multiple ownership will require subdivision, new road alignments, demolition of existing buildings and new development. The existing building layout is inconsistent with the Base Specific Plan/Reuse Plan. Exhibit 11 shows the existing building footprints and circulation system. Exhibit 5 shows future street system and land uses. v. Infrastructure Deficiencies Another blighting factor which greatly adds to the cost of redeveloping the Base and is infrastructure deficiencies. CRL section 33492.102 (e) states: "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." The infrastructure that was provided to the Base was designed to serve a military installation. Due to its age and capacity the infrastructure will require substantial upgrading or replacement. As identified later in this Report the cost to replace the infrastructure is estimated at $263,939,000. The inadequacy of the infrastructure can been seen by a comparison of former demand/capacity compared to the Specific Plan/Reuse Plan capacity. Comparison of Utility System Capacity Demand - MCAS Tustin vs. Reuse Plan System MCAS-Tustin Reuse Plan Percent Increase Baseline (1992) Total Demand In Demand Solid Waste 4,688 tons 37,000 tons 689% Electricity 27.9 kWh 158.0 kWh 466% Gas 103.5 MCF 836 MCF 708% Potable Water 1.3 million GPD 2.8 million GPD 115% kWh = Million kilowatt hours MCF = Million cubic feet GPD = Gallons per day Source: MCAS Tustin EIS/EIR, Sections 3.3 and 4.3 12 MCAS-Tustin Specific Plan/Reuse Plan, October 1996, page 1-9. 13 Op. Cit., page 2-2, Table 2-1. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 51 In addition to the undersized utility system the road system is internally oriented and is inadequate for integration with the surrounding area. Access to the Base was limited to three points and is the currently limited to one point on the west side of the former Base. Per the analysis conducted for Specific Plan/Reuse Plan,~4 the following circulation improvements are required. · 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. · 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. vi. Buildings That, When Built, Did Not Conform to the Then Effective Codes As previously stated, most of the military buildings were utilitarian structures that were constructed of inexpensive materials. These factors combined with specific military design requirements make the reuse of these buildings undesirable. An additional reuse deterrent are building code upgrades that would be required to adapt to civilian use. Examples of building deficiencies include but are not limited to, sharing of single sewer waste lines, master metering of water, gas and electrical services, and as discussed in more detail below, failure to meet state fire safety code requirements. This additional cost is a further disincentive to the reuse of these buildings. CRL section 33492.102(f) defines one of the conditions of blight as: "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 appear to have been designed and constructed in conformance with the Uniform Building Code applicable during the tim(~ 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 14 MCAS - Tustin Specific Plan/Reuse Plan, Chapter 2.5 MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 52 the lack of a fire sprinkler system in the barrack units. At the time, the Community Development Department of the City of Tustin 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). vii. Land that Contains Material or Facilities That Would Have to Be Removed to Allow Development Besides buildings that are too small, too large or a designed for military use there are substantial aviation related improvements that have no reuse potential must be removed to allow reuse of the Base. The Base's runways, taxiways and parking aprons are a significant impediment to reuse of the Base. 33492.102(g) of the CRL states: "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." Approximately 220 acres of the Base is covered with concrete land pads and runways which must be removed. This equates to approximately 15% of the total Base area. This is in addition to nearly 2,000,000 square feet of building floor area, net of residential property that has been identified for demolition. viii. Properties that Contain Hazardous Wastes 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 for civilian reuse. Although the hazardous waste contamination must be abated there are certain limitations to the extent of the cleanup. As discussed below future hazardous material mitigation will be a factor for buildings considered for reuse. CRL Section 33492.102(h) identifies as a blighting condition: "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." Asbestos surveys performed at MCAS-Tustin revealed that 77 buildings are known to contain ACM.1~ 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. 15 "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. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 53 Exhibit 13: (Not Used) [Page intentionally left blank] MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 54 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.16 Therefore, an on-going program to maintain, monitor, and abate lead-based paints in buildings in the Project Area will be required. 2. Burden on the Community Military structures of substandard design, inadequate size and obsolescence are a burden to the community since they have little or no reuse potential and would be difficult to lease or sell. As stated earlier, approximately 66 percent of the structures surveyed, or 192 of 290 structures, are recommended for demolition. In some instances the environmental contamination has not fully been determined therefore the buildings may be potentially be environmentally unsafe. Vacant buildings have limited potential to generate property taxes but do require at a minimum security to prevent illegal entry and vandalism. Therefore, the buildings transferred to the City will be a service cost without providing income to offset the cost. 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 was estimated to have equaled approximately 2,000 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.17 The private sector and the City cannot fund the removal of the landing strips, rehabilitate selected buildings and construct a new infrastructure system for the area. Without redevelopment, the Base will not develop in accordance with the Specific Plan/Reuse Plan and will continue as an underutilized area that will require services without contributing to local economy. 3. 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. Private development in the Project Area will be hindered by the risks associated with investment in a 16 Op. cit., page 3-116. 17 MCAS Tustin EIS/EIR, pages 4-23 and 3 - 34. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 55 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. In total there are approximately 220 acres of aircraft runways and taxiways and aprons that must be removed to allow for development. Infrastructure and utilities at MCAS-Tustin will represent a major constraint to the private sector reuse of the Base. The analysis prepared for 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.18 The circulation system will have to redesigned and, in most instances, replaced to provide adequate internal circulation and accessibility to the regional transportation system. Buildings that are proposed for reuse, specifically 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 of ground nor upgrade utility systems, the expected costs to upgrade Base housing units for civilian reuse or replace units will be substantial. As described in Section V of this Report, the program of activities to transition the Base to civilian use is estimated at $263.9 million. Given the size of the Base portion of the Project Area, 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 additional cost burden on any potential reuse of the Project Area. 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. Sections IV 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. 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 18 MCAS Tustin Specific Plan/Reuse Plan, October 1996, pages 1-18. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 56 needed to redevelop and reverse the conditions in the Project Area will not occur. 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 57 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.~9 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 Specific Plan/Reuse Plan. B. Discretionary Projects and Programs 1. 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 City of Tustin or Agency. Approximately 70 percent of the total acres of the Base were approved for conveyance to the City or the Agency, 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 19 The Planning Center, "MCAS Tustin Specific Plan/Reuse Plan, October 1996, page 2-45. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002J04/17/03 Page 58 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 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 59 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 on-site and off-site 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. 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 60 g. School Facilities The Agency plans to acquire a 10-acre elementary school site and a 40-acre high school site to serve the Tustin Unified School District (TUSD), and an additional 10-acre elementary school site for the TUSD if they are unsuccessful in obtaining a conveyance from 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. 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 61 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 Agency 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 62 b. Family Transitional Housing Acquisition of 36 existing housing units in the Project Area for three homeless service providers the Salvation Army, the Orange County Interfaith Shelter, and Human Options as family transitional housing is necessitated by agreements with these organizations. The agreements 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 (Families Forward). c. Children's Immediate Care Shelter A four-acre site will be provided by the Department of the Navy 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. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 63 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. 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 covenant 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: MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 64 · 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; · 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 14 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 unsafe, 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 MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 65 uses that serve the needs of the community, create jobs and enhance the surrounding communities. The reuse of the former Base will eliminate incompatible uses that have been determined to be non-feasible (use as an aviation field) by the FAA. 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 66 Z o Z Z 0 Z >'U.I ZLLI Vi PROPOSED METHOD OF FINANCING THE REDEVELOPMENT PLAN, ECONOMIC FEASIBILITY, AND REASONS FOR INCLUDING TAX INCREMENT FINANCING Section 33344.5(d) of the California Redevelopment Law (CRL) provides that the report to the legislative body (Report to the City Council) for the adoption of the Project contain an analysis 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 an economic feasibility cash flow (Exhibit 15). 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 15. 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 68 sale proceeds, Mello Roos or other special assessment district financing and developer infrastructure fee payments. Net Tax Increment Revenue Housing 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 16 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 16. 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 XIIIA of the California Constitution. The EPS development assumptions are summarized on Exhibit 17. 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 from 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 Report to the City Council Pa0304010:tUS:DVB:gbd 19830.003.002/04/17/03 Page 69 from the Project amount to $166,557,000. Exhibit 16 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 55,796,000 114,961,000 $601,249,000 MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 70 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 costs 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 Existinq 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 Report to the City Council Pa0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 71 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 16, 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 16, 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 72 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 15 cash flow projection. 5. School Assistance Although not incorporated into the Exhibit 15 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 15 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 Agency as it implements activities, which promote and achieve the stated goals and objectives of MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 73 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 15 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 15 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.2° 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.2~ 20 The twentieth year bonding capacity was based upon a 1.25 times coverage requirement, a 6% interest rate over a 25-year term. 2~ 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 74 0 ~ 0 C~ . ~ 0 -0 8'- ~° I !CD ,r-- 0 ~;7-- 0 o~ oO,- r-. c~ o'~ ~ o- o ~ 0 C~ 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 C~ 0 0 0 0 C~ 0 0 0 0 0 0 0 0 ~ 0 0 0 0 C~ 0 0 0 0 0 0 ~v~ 0 ~'~ 0 0 ~0 ~o -0 8'- VI. IMPLEMENTATION PLAN Section 33342(c) of the CRL requires that every redevelopment plan submitted by a redevelopment agency to the legislative body be accompanied by an Implementation Plan. The Implementation Plan describes the specific goals and objectives for the proposed project area, the specific projects proposed by the Agency (including a program of actions and expenditures proposed for the first five years of the redevelopment plan), and a description of how these projects will improve or alleviate the blighting conditions found in the project area. A. Project Area Goals and Objectives As described in Section II of this Report, the goals and objectives for the Project Area are as follows: 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. , The assembly of land into parcels suitable for modern, integrated development with improved pedestrian and vehicular circulation in the Project Area. . The re-planning, 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. 6. The creation of employment opportunities. 7. The provision of an environment for social and economic growth. . 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 Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 78 . 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. B. Projects and Programs For the First Five Years of the Redevelopment Plan As described in Section IV of this Report, the Agency proposes a series of activities and programs designed to alleviate the blighting conditions in the Project Area. These include the following: 1. Acquisition and Disposition of Base Property The reuse and redevelopment of the Project Area will be accomplished through the planned development of a mix of new uses on the Base. Existing buildings, equipment, utility systems and various other fixtures and furniture will be acquired by the Agency for reuse or disposal. The Agency intends to manage the disposition of land on the Base in order to facilitate orderly phased development of the Project Area. During the first five years, the Agency will initiate developer solicitation and disposition processes for a number of separate property interest owners. Medium-High Density Residential Site Disposition of an approximate 25-acre site to develop single-family and multi-family housing units at the northeast corner of the Tustin Legacy project (Parcel 33). Escrow is expected to close in Spring of 2003. Low-Density Residential Site Disposition of an approximate 38-acre property for development of detached single-family residential units (Parcel 34). Escrow is planned to close in the Fall of 2003. Regional Retail Site Tustin recently received responses to a Request for Proposals for the development of a regional retail project located in the vicinity of Jamboree Road and Barranca Parkway (Parcels 10 and 11). The Specific Plan/Reuse Plan authorizes up to 668,500 square feet of regional retail uses on this site. The preferred developer should be selected and plans to close escrow completed by early 2004. In addition, an approximate 30-acre option parcel will be retained by the City for potential expansion of the retail project. Master Development Site The 700+ acres of land that comprise the Master Development Site represent about half of the former MCAS Tustin property. The largest of the properties will be subject to selection of a qualified developer and then separate disposition of parcels within the Master Development Site based on a negotiated take-down of property which will accommodate a variety of uses. Plans for the Master Development Site will need to take into account the development of the adjacent properties and seek to create synergistic relationships with these sites through coordinated planning and financing, as appropriate. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 79 Public Uses About 83 acres of land along the west side of the former base within the Learning Village on Red Hill Avenue have been designated in the Specific Plan/Reuse Plan for institutional uses and will be conveyed to Orange County Community College and the Rancho Santiago Community College District. In addition, approximately 50 additional acres will be conveyed to the Tustin Unified School District for an approximately 40-acre high school and 10-acre elementary school. It is also anticipated that an additional 10-acre elementary school site will also be conveyed to the District by the Federal Department of Education. Learning Village An approximate 18-acre site within the Learning Village fronting on Redhill, north of the future Extension of Warner Avenue, will be marketed for sale and development. Utility System and Building Furniture, Fixtures and Equipment Utility Systems when not needed to support interim uses, will be abandoned and/or disposed of. Surplus building furniture, fixtures and equipment not needed for civilian reuse will also be disposed of. Interim Leasing It is expected that while awaiting development, interim leasing of land for agricultural uses and other uses will occur to offset caretaker and maintenance expenses. 2. Infrastructure and Demolition a. Demolition/Clearance and Site Preparation A considerable amount of demolition will be required to redevelop the Project Area including removal of runways and tarmac, demolition of obsolete and substandard buildings and residential units, and demolition of existing roadways and utility systems. During the first five years, and depending on available financial resources, Agency objectives include the Clearance of specific parcels, the construction of public improvements and facilities, and the development of residential and commercial uses. More specifically, demolition, clearance and/or site preparation activities will be necessary on Specific Plan/Reuse Plan disposal parcel numbers 23, 24, 33, 34, 35 (residential sites), parcels 4, 5, 6, 8, 10, 11, 12, 14 and 25 (Commercial business and commercial retail sites); Parcels 40, 41, and 42 (infrastructure right-of-way areas); parcels 26, 27, 28 and 29 (Golf Village site); parcel 16 (Community Core site); parcels 1, 17, 30, 31, 32, 21, 22, 20, 1, 19, 19, 2, 18 (public use sites). MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 80 b. Public Improvements and Facilities Existing roadway systems will be improved and/or extended and supplemented with new roadways. The existing utility systems, which will eventually be abandoned in place, will be initially supplemented and gradually replaced with new utility systems that will effectively serve the new mixed-use development in the Project Area. Community and recreational facilities will include parks,~open space and other recreational facilities, school facilities and a fire station. During the first five years, and depending upon available financial resources, work is expected to begin on the following on-site roadway, off-site roads, utility systems, and other community and recreational facilities as follows: On-Site Roadway Improvements West Connector N. Valencia - Redhill to Armstrong N. Valencia - Armstrong to West Connector Landsdowne Edinger Avenue (partial) Armstrong - Barranca to Warner Armstrong - N. Valencia loop to Warner Tustin Ranch Interchange Severyns Road N. Valencia Loop-West connector/Tustin Ranch Road East Connector - Edinger to N. Valencia loop Moffett-N. Valencia loop to Harvard Mountain N. Valencia Ioop-Tustin Ranch Road to Moffett N. Valencia Ioop-Moffett to Warner S. Valencia loop-Warner to Tustin Ranch Road Warner-Redhill to Jamboree Tustin Ranch Road- Warner to Barranca Warner-Jamboree to Harvard Redhill/Dyer Tustin Ranch Road-N. Valencia loop to Warner S. Valencia Ioop-Tustin Ranch Road to Armstrong Widen Tustin Ranch Road Widen Warner Road Off-Site Roadway ElSlEIR Traffic Mitigation/Dedications All Electric Service Utilities Phases I - IV Gas Utilities - Phases I - IV Telephone Utilities - Phases I- IV Cable TV Utilities - Phases I - IV Domestic and Reclaimed Water Utilities Phases I - IV Sewer On-site utilities - Phases I - IV Sewer Off-site - All MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 81 Telemetry On-site - Phase II through III Storm Drains Peters Canyon Channel Barranca Channel Santa Ana- Santa Fe Channel San Joaquin Channel Phases I-IV On-site Storm Drains Community Facilities Fire Station Community Park Phase land II Neighborhood Parks (2) Other facilities as needed and identified 3. Environmental Remediation The majority of hazardous waste remediation will by initiated by the Navy. However, the Agency anticipates that Agency assistance may be needed to facilitate the timely removal of hazardous wastes or to abate unanticipated hazardous materials discovered after Navy cleanup. The Agency may also incur costs associated with the monitoring of remediation activity and the land use restriction covenants placed on portions of the Base by the Navy. During the first five years, expenditures would be limited to abatement of hazardous materials (primarily asbestos and lead- based paint) that impede the demolition and replacement of buildings and facilities in the Project Area. As the actual funding needs for these activities cannot be determined at this time, no funds have been allocated for environmental remediation. In the event environmental remediation is required, funds allocated for infrastructure and demolition could be used. 4. Housing Programs a. Requirements of CRL Section 33334.2 Per Section 33334.2 of the CRL, the Agency will utilize 20 percent of the tax increment from the Project Area to increase, improve and preserve the community's supply of Iow- and moderate- income housing available to persons and families of Iow or moderate income and very Iow income households. Pursuant to provisions of the MCAS Tustin base closure legislation, the Agency may delay up to 50 percent of the required deposits into the housing set-aside fund in Years 1 through 10. The Agency will make the determination whether to delay deposits into the housing fund on an annual basis. (1) Proportional Expenditures of Housing Fund Monies The Project Area is subject to the Section 33334.4 requirement that the Agency expend Housing Fund monies in accordance with an income proportionality test and an age restriction proportionality test. These proportionality tests must be met every 10 years through the termination of the Project Area life. These tests do not have to be met on an annual basis. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 82 (a) Very-Low and Low Income Housing Expenditures The income proportionality test requires the Agency to expend Set-Aside funds in proportion to the housing needs that have been determined for the community pursuant to Section 65584 of the Government Code. The proportionality test used in this Implementation Plan is based on the most current RHNA prepared by SCAG and included in the City's Housing Element.22 Based on the 2000 RHNA, the City's minimum required allocation for very-low and Iow-income expenditures, and maximum moderate income housing expenditures at this time are approximately as follows: Category RHNA % Threshold (rounded) Very-Low Income At least 28% Low Income At least 35% Moderate Income No more 36% Total 100% Section 33334.4 requires that at least 28 percent of the Housing Fund monies dedicated to projects and programs be spent on housing for very-low income households. In addition, at least 35 percent of these funds must be spent on housing for Iow-income households, and no more than 36 percent of the funds can be spent on moderate-income households. However, the Agency is entitled to expend a disproportionate amount of the funds for very-low income households, and to subtract a commensurate amount from the Iow and/or moderate-income thresholds. Similarly, the Agency can provide a disproportionate amount of funding for Iow income housing by reducing the amount of funds allocated to moderate-income households. In no event can the expenditures targeted to moderate-income households exceed the established threshold amount. The projected housing set-aside tax increment allocations based upon household income levels are shown in the following table (as an example). 5. Housing Funds by Income Levels Unit Income Level % 5-Year Housing Set-Aside Tax Increment Projections Very Low 28% $314.3 Low 35% $393.4 Moderate 36% $390.1 Total 100 $1,099 (000s omitted) Numbers may not add due to rounding. 22 City of Tustin General Plan, Housing Element, Jan 16, 2001, p. 32. MCAS- Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 83 (b) Age Restricted Housing Expenditures Section 33334.4 also requires that the Agency assist housing that is available to all persons, regardless of age, in at least the same proportion as the population under age 65 bears to the City's total population as reported in the most recent census of the United States Census Bureau. The 2000 Census indicates that 92.9 percent of the City's population is under 65 years of age. As such, at least 92.9 percent of the Agency expenditures on affordable housing projects must be spent to assist projects that do not impose age restrictions on the residents. The following summarizes the allocation of housing fund monies. Age Category % 5-Year Housing Set-Aside Tax Increment Projections Senior 7% Max. $77 Unrestricted 93% $1,022 Total 100% $1,099 (000s omitted) Numbers may not add due to rounding. (2) Transfer of Housing Funds to Other Providers The Project Area is subject to the CRL provisions requiring the transfer of housing funds to other housing producers in the Tustin area in certain circumstances. Such transfers could possibly occur if the Housing Fund contained "excess surplus." Excess surplus means any unexpended and unencumbered amount in a Project Area's Housing Fund that exceeds the greater of one million dollars ($1,000,000) or the aggregate amount deposited into the Housing Fund during the project's preceding four fiscal years. The Agency does not anticipate having an excess surplus during the current Implementation Plan cycle or throughout the subsequent remaining Project Area life. a. Requirements of Section 33414 i. Replacement Housing Per the requirements of Section 33413(a) of the CRL, whenever dwelling units housing persons and families of Iow- or moderate-income are destroyed or removed from the Iow- and moderate- income housing market as part of a redevelopment project which is subject to a written agreement with the Agency or where financial assistance has been provided by the Agency, the Agency must rehabilitate, develop or construct, or cause to be rehabilitated, developed or constructed, an equal number of replacement dwelling units which have an equal or greater number of bedrooms as those destroyed or removed at affordable housing costs within the territorial jurisdiction of the Agency. These units must be created within four years of the destruction of the original units. The existing dwelling units in the Project Area are currently vacant. As military housing, these units have never been part of the general housing market since they have never been available MCAS- Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 84 The existing dwelling units in the Project Area are currently vacant. As military housing, these units have never been part of the general housing market since they have never been available for occupancy by the general public. Therefore, the Agency does not anticipate that its activities during the first five years of the Plan will trigger the replacement housing requirements of Section 33413(a). ii. Inclusionary Housing Section 33413(b) imposes certain affordable housing production requirements on redevelopment project areas adopted on or after January 1, 1976. The production obligation is measured as a function of the new development or substantial rehabilitation of units within redevelopment project areas. A unit is defined to be substantially rehabilitated if the rehabilitation cost is greater than or equal to 25% of the after-rehabilitation value. The obligation is triggered irrespective of whether the units are developed or substantially rehabilitated by a redevelopment agency or private entities. The production requirements imposed by Section 33413 are as follows: At least 30% of all new or substantially rehabilitated units developed by an agency shall be available at affordable housing costs to Iow- or moderate-income households. Not less than 50% of these units are required to be available to very-low income households. "Developed by an agency" means the units that an agency itself constructs or substantially rehabilitates. . At least 15% of the total of all new or rehabilitated units developed or substantially rehabilitated within a redevelopment project area, by public or private entities other than the redevelopment agency, shall be available at affordable housing costs to Iow- or moderate-income households. Not less than 40% of these units are required to be available to very-low income households. The production requirements imposed by Section 33413 are cumulative, and they must be filled within a 10-year period beginning at the adoption of the Project Area's Implementation Plan. It is anticipated that additional units will be developed or former military housing units will substantially rehabilitated within the Project Area over the course of the five-year period co~ered by this Implementation Plan. Based on the information currently available, it is anticipated that 2,760 units will be developed or substantially rehabilitated over thiS period. The resulting inclusionary housing obligation is estimated as follows: ,,. 15% of Total Total 40% at 60% at Very Low Low/Mod. Number of Units 2,760 166 250 MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 85 Agency Administrative Program Support and Indirect Costs The Agency will provide oversight and management for all redevelopment activities in the Project Area, including, but not limited to, coordination of the planning, marketing, and disposition of properties, management of infrastructure improvements, and the caretaking and maintenance of acquired assets. C. Expenditures for the First Five Years of the Redevelopment Plan As indicated in Table 2, the Agency anticipates expending $237.7 million over the first five years on the programs and activities proposed for the Project Area. The majority of these expenditures will be for Infrastructure and Demolition on the Base. Table 2 - Five Year Expenditure Plan (000s omitted) 2003-04 2004-05 2005-06 2006-07 2007-08 Totals Acquisition and Disposition* - . . Infrastructure & Demolition $16,482 $36,597 $59,191 $46,928 $40,555 $199,753 Affordable Housing Programs - 332 767 1,099 Administrative Support 6,716 8,110 8,676 7,234 6,151 36,887 Total Expenditures $23,198 $44,707 $67,867 $54,494 $47,473 $237,739 *Agency expenditures for the disposition of property are included in Administrative Support. D. How the Projects and Programs and Expenditures Will Alleviate Blight in the Project Area. The Project Area is characterized by a number of blighting conditions including: Buildings in which it is unsafe or unhealthy for persons to live or work. Factors that prevent or substantially hinder the economically viable reuse or capacity of buildings or areas. Incompatible adjacent and nearby uses Buildings on land that, when subdivided or when infrastructure is installed, would not comply with community subdivision, zoning, or planning regulations. 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 government action, without redevelopment Buildings that when built, did not conform to the then-effective building, plumbing, mechanical or electrical codes Land that contains materials or facilities that would have to be removed to allow development MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 86 · Properties that contain hazardous wastes The programs proposed are intended to eliminate or alleviate these conditions and encourage private investment in the Project Area. The demolition of buildings that are deteriorated, or in need of major repairs or upgrading, will remove those buildings in which it is unsafe or unhealthy for persons to live or work. Similarly, the demolition of such buildings, buildings that are too small and too large for effective reuse, and the removal and replacement of inadequate infrastructure and utilities will alleviate the conditions that prevent or substantially hinder the economically viable reuse and capacity of areas on the former Base. Removal of these buildings, facilities and infrastructure will also eliminate incompatible adjacent or nearby uses such as the presence of military or aircraft-related uses that are now obsolete, but that would prevent the effective reuse and development of non-military uses in the Project Area. The infrastructure on the former Base does not meet existing adopted utility and infrastructure standards. Demolition and construction of new utilities, streets and other infrastructure will alleviate these conditions and allow the redevelopment of the former Base. The demolition program will also allow the removal of buildings that may not have conformed to the codes in effect at the time they were constructed and that do not conform to current codes either. Much of the land in the Project Area contains aircraft-related facilities, runways, taxiways and aprons, and other specialized military uses. Removal of these facilities and materials will allow the development of the Project Area in accordance with the Specific Plan/Reuse Plan. A matrix illustrating the relationship between the programs and expenditures proposed and the blighting conditions found in the Project Area is included as Exhibit 18. MCAS- Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 87 VII. METHOD OR PLAN FOR RELOCATION Section 33352(f) of the CRL requires that the Agency's Report to the City Council contain a "Method or Plan" for the relocation of families and persons to be temporarily or permanently displaced from housing facilities in the project area, which...shall include the provision required by Section 33411.1. Section 33411 of the CRL requires the Agency to prepare a feasible "method or plan" for relocation of families or persons to be temporarily or permanently displaced from housing facilities in the Project Area, and for nonprofit local community institutions to be temporarily or permanently displaced from facilities actually used for institutional purposes in the Project Area. Section 33411.1 requires the legislative body to insure that "...such method or plan of the agency...shall provide that no persons or families of Iow- and moderate- income shall be displaced unless and until there is a suitable housing unit available and ready for occupancy by such displaced person or family at rents comparable to those at the time of their displacement. Such housing units shall be suitable to the needs of such displaced persons or families and must be decent, safe, sanitary, and otherwise standard dwelling. The agency shall not displace such person or family until such housing units are available and ready for occupancy." This Method or Plan for Relocation is not intended to be a "Relocation Plan" within the meaning of Section 6038 of the "Relocation Assistance and Real Property Acquisition Guidelines" promulgated by the California Department of Housing and Community Development (California Code of Regulations, Division 1 of Title 25, commonly called the "State Guidelines"). As described below, a Section 6038 Relocation Plan is not prepared until the Agency initiates negotiations for the acquisition of real property and prior to proceeding with any phase of a public improvement or facility project or other implementation activity that would result in any displacement other than an insignificant amount of non-residential displacement. The existing housing units on the former Base were occupied by military personnel and their families, and have been vacant since the closure of the Base in 1991. Therefore, the existing housing units in the Project Area are not and have never been available for occupancy by the general public. Thus the Agency has no plans to displace any persons or families from housing units in the Project Area. However, given that the Plan will have a 30-year duration, there may be a need to displace persons or families at some time in the future. Although not anticipated, there may also be a need to temporarily or permanently displace a local community nonprofit institution in the future. Therefore the following paragraphs are provided to describe the Agency's plans to comply with the requirements of Section 33411 of the CRL. A. Agency Displacement The Agency anticipates that its programs of land assembly and upgrading and installation of public improvements and facilities needed within the Project Area will provide an incentive for future owners and the private sector to develop or redevelop vacant, underutilized and blighted properties and to achieve the goals and objectives for the redevelopment of the Project Area. To the extent that the Agency acquires occupied property for land assembly or other purposes in the future, or enters into agreements with future owners, developers, or others under which occupants will be require to move, the Agency will cause or will be responsible, to the extent provided by law, for causing such displacement of occupants. The Agency is not responsible for any displacement, which may occur as a result of private development activities not directly assisted by the Agency under a disposition and development, participation, or other such agreement. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 89 B. Relocation in the Event of Agency Displacement Displacement of businesses or tenants may occur under Agency programs and activities over the 30-year life of the Redevelopment Plan. Should such displacement occur, the Agency will provide persons, families, business owners and tenants displaced by Agency activities with monetary and advisory relocation assistance consistent with the California Relocation Assistance Law (State Government Code, Section 7260 et seq.), the State Guidelines adopted and promulgated pursuant thereto, the Federal Uniform Relocation and Real Property Acquisition Policies Act of 1970 (42 U.S.C. Section 4601 et. seq.), appropriate Federal Guidelines, and the provisions of the Redevelopment Plan for the Southwest Redevelopment Project. The Agency will pay all relocation payments required by State and Federal law. The following portions of this Method or Plan for Relocation outline the general relocation rules and procedures, which must be adhered to by the Agency in activities requiring the relocation of persons and businesses. Also identified below are the Agency determinations and assurances, which must be made prior to undertaking relocation activities. The Agency's functions in providing relocation assistance and benefits are also summarized. C. Rules and Regulations In connection with the preparation of a Relocation Plan adopted pursuant to Section 6038 of the State Guidelines, the Agency shall adopt rules and regulations that: (1) implement the requirements of California Relocation Assistance Law (Government Code, Chapter 16 of Division 7 of Title 1, commencing with Section 7260) (the "Act"); (2) are in accordance with the provisions of the State Guidelines; (3) meet the requirements of the California Community Redevelopment Law and the provisions of the Redevelopment Plans and (4) are appropriate to the particular activities of the Agency and not inconsistent with the Act or the State Guidelines. D. Agency Determinations and Assurances The Agency may not proceed with any phase of a project or other activity which will result in the displacement of any person or business until it makes the following determinations: a, b. Fair and reasonable relocation payments will be provided to eligible persons as required by State and Federal law, the State Guidelines, Federal Guidelines, and Agency rules and regulations adopted pursuant thereto. d. A relocation assistance advisory program offering the services described in the State Guidelines will be established. Eligible persons will be adequately informed of the assistance, benefits, policies, practices and procedures, including grievance procedures, provides for in the State Guidelines. Based upon recent survey and analysis of both the housing needs of persons who will be displaced and available replacement housing, and considering MCAS- Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 90 . , , , , competing demands for that housing, comparable replacement dwellings will be available, or provided, if necessary, within a reasonable period of time prior to displacement sufficient in number, size and cost for the eligible persons who require them. e. Adequate provisions have been made to provide orderly, timely and efficient relocation of eligible persons to comparable replacement housing available without regard to race, color, religion, sex, marital status, or national origin with minimum hardship to those affected. A Relocation Plan meeting the requirements of State law and the State Guidelines has been prepared. No person shall be displaced until the Agency has fulfilled the obligations imposed by State and Federal law, the California Community Redevelopment Law, the Redevelopment Plan, the State Guidelines and the Agency rules and regulations. No persons or families of Iow- and moderate-income shall be displaced unless and until there is a suitable housing unit available and ready for occupancy by such displaced person or family at rents comparable to those at the time of their displacement. Such housing units shall be suitable to the needs of such displaced persons or families and must be decent, safe, sanitary and an otherwise standard dwelling. The Agency shall not displace such persons or families until such housing units are available and ready for occupancy. If any portion of the Project Area is developed by the Agency with Iow- or moderate- income housing units, the Agency shall require by contract or other appropriate means that such housing be made available for rent or purchase to the persons and families of Iow- and moderate-income displaced by Agency activities. Such persons and families shall be given priority in renting or buying such housing; provided, however, that failure to give such priority shall not affect the validity of title to real property. If insufficient suitable housing units are available in the community for Iow- and moderate- income persons and families to be displaced by the Agency from the Project Area, the City Council shall assure that sufficient land is made available for suitable housing for rental or purchase by Iow- and moderate-income persons and families. If insufficient suitable housing units are available in the City of Tustin for use by such persons and families of Iow- and moderate-income displaced by Agency activities within the Project Area, the Agency may, to the extent of that deficiency, direct or cause the development, rehabilitation, or construction of housing units within the City. Permanent housing facilities shall be made available within four years from the time occupants are displaced by the Agency, and pending the development of such facilities there will be available to such displaced occupants adequate temporary housing facilities at rents comparable to those in the City at the time of their displacement. MCAS- Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 91 E, Relocation Assistance Advisory Program and Assurance of Comparable Replacement Housing The Agency shall implement a relocation assistance advisory program, which satisfies the requirements of the State law and Article 2 of the State Guidelines and the Civil Rights Act. Such program shall be administered so as to provide advisory services which offer maximum assistance to minimize the hardship of displacement and to ensure that (a) all persons and families displaced from their dwellings are relocated into housing meeting the criteria for comparable replacement housing contained in the State Guidelines, and (b) all persons displaced from their places of business are assisted in reestablishing with a minimum of delay and loss of earnings. No eligible person shall be required to move from his/her dwelling unless adequate replacement dwelling is available to such person. The following outlines the general functions of the Agency in providing relocation assistance advisory services. Nothing in this section is intended to permit the Agency to displace persons other than in a manner prescribed by law, the State Guidelines and the adopted Agency rules and regulations prescribing the Agency's relocation responsibilities. F. Administrative Organization 1. Responsible Entity The Agency is responsible for providing relocation payments and assistance to site occupants (persons, families, business owners and tenants) displaced by the Agency from the Project Area, and the Agency will meet its relocation responsibilities through the use of its staff and consultants, supplemented by assistance from local realtors and civic organizations. 2. Functions The Agency's staff and/or consultants will perform the following functions: , Prepare a Relocation Plan as soon as possible following the initiation of negotiations for acquisition of real property by the Agency and prior to proceeding with any phase of a public improvement or facility project or other implementation activity that will result in any displacement other than an insignificant amount of non-residential displacement. Such Relocation Plan shall conform to the requirements of the Section 6038 of the State Guidelines. The Agency shall interview all eligible persons, business concerns, including non-profit organizations, to obtain information upon which to plan for housing and other accommodations, as well as to provide counseling and assistance needs. 2. Provide such measures, facilities or services as needed in order to: ao Fully inform persons eligible for a parcel of land as to the availability of relocation benefits and assistance and the eligibility requirements therefor, as well as the procedures for obtaining such benefits and assistance, in accordance with the requirements of Section 6046 of the State Guidelines. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 92 b. C, d, eo go ho mo Determine the extent of the need of each such eligible person for relocation assistance in accordance with the requirements of Section 6048 of the State and Federal Guidelines. Assure eligible persons that within a reasonable period of time prior to displacement there will be available comparable replacement housing meeting the criteria described in Section 6008(c) of the State Guidelines, sufficient in number and kind for and available to such eligible persons. Provide current and continuing information on the availability, prices and rentals of comparable sales and rental housing, and of comparable commercial properties and locations, and as to security deposits, closing costs, typical down payments, interest rates, and terms for residential property in the area. Assist each eligible person to complete applications for payments and benefits. Assist each eligible, displaced person to obtain and move to a comparable replacement dwelling. Assist each eligible person displaced from his/her business in obtaining and becoming established in a suitable replacement location. Provide any services required to insure that the relocation process does not result in different or separate treatment on account of race, color, religion, national origin, sex, marital status or other arbitrary circumstances. Supply to such eligible persons information concerning federal and state housing programs, disaster loan and other programs administered by the Small Business Administration, and other federal or state programs offering assistance to displaced persons. Provide other advisory assistance to eligible persons in order to minimize their hardships. As needed, such assistance may include counseling and referrals with regard to housing, financing, employment, training, health and welfare, as well as the assistance. Inform all persons who are expected to be displaced about the eviction policies to be pursued in carrying out the Project, which policies shall be in accordance with the provisions of Section 6058 of the State Guidelines. Notify in writing each individual tenant and owner-occupant to be displaced at least 90 days in advance prior to requiring a person to move from a dwelling or to move a business. Coordinate the Agency's relocation assistance program with the project work necessitating the displacement and with other planned or proposed activities of MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 93 other public entities in the community or other nearby areas which may affect the implementation of its relocation assistance program. 3. Information Program The Agency shall establish and maintain an information program that provides for the following: a. Within 60 days following the initiation of negotiations and not less than 90 days in advance of displacement, except for those situations described in subsection 6042(e) of the State Guidelines, the Agency shall prepare and distribute informational materials (in the language most easily understood by the recipients) to persons eligible for Agency relocation benefits and assistance. b. Conducting personal interviews and maintaining personal contacts with occupants of the property to the maximum extent practicable. C. Utilizing meetings, newsletters and other mechanisms, including local media available to all persons, for keeping occupants of the property informed on a continuing basis. d. Providing each person written notification as soon as his/her eligibility status has been determined. eo Explaining to persons interviewed the purpose of relocation needs survey, the nature of relocation payments and assistance to be made available, and encouraging them to visit the relocation office for information and assistance. 4. Relocation Record The Agency shall prepare and maintain an accurate relocation record for each person to be displaced as required by the State of California. 5. Relocation Resources Survey The Agency shall conduct a survey of available relocation resources in accordance with Section 6052 of the State Guidelines. 6. Relocation Payments The Agency shall make relocation payments to or on behalf of eligible displaced persons in accordance with and to the extent required by State and Federal law, Article 3 of the State Guidelines and appropriate Federal Guidelines. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 94 a. Temporary Moves Temporary moves would be required only if adequate resources for permanent relocation sites are not available. Staff shall make every effort to assist the site occupant in obtaining permanent relocation resources prior to initiation of a temporary move, and then only after it is determined that Agency activities in the Project Area will be seriously impeded if such move is not performed. b. Last Resort Housing The Agency shall follow State law and the criteria and procedures set forth in Article 4 of the State Guidelines for assuring that if the Agency action results, or will result in displacement, and comparable replacement housing will not be available as needed, the Agency shall use its funds or fund authorized for the Project to provide such housing. c. Eviction Policy Eviction for cause is permissible only as a last resort and must conform to state and local law. If a person is evicted for cause on or after the effective date of a notice of displacement issued, displaced persons retain the right to the relocation payments and other assistance for which they may be eligible. d. Grievance Procedures The Agency may adopt grievance procedures to implement the provisions of the State law and Article 5 of the State Guidelines. The purpose of the grievance procedures is to provide Agency requirements for processing appeals from Agency determinations as to the eligibility for, and the amount of a relocation payment, and for processing appeals from persons aggrieved by the Agency's failure to refer them to comparable permanent or adequate temporary replacement housing. Potential displaced persons will be informed by the Agency of their right to appeal regarding relocation payment claims or other decisions made affecting their relocation. e. Relocation Appeals Board The Redevelopment Agency of the City of Tustin shall act as the Appeals Board. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 95 VIII. ANALYSIS OF THE PRELIMINARY PLAN A preliminary plan is a generalized planning document required by the California Community Redevelopment Law (CRL) as one of the first steps in consideration of a proposed redevelopment plan. The primary purpose of the preliminary plan is the designation of boundaries which, following substantial documentation and analysis, are approved by the planning commission and adopted by the legislative body. The Preliminary Plan describes the boundaries of the Project Area, contains general statements of land use, layout of principal streets, population densities, building intensities and building standards proposed as the basis of redevelopment of the Project Area. The Preliminary Plan also shows how the purposes of the CRL would be attained through the redevelopment of the area, and states that it conforms to the Tustin General Plan and the Reuse Plan for MCAS-Tustin. The Preliminary Plan also describes the general impact of the Project upon the residents of the surrounding neighborhoods. The Preliminary Plan for the MCAS-Tustin Redevelopment Project was adopted by the Tustin Planning Commission on September 8, 1997. The Preliminary Plan was subsequently received by the Agency on September 15, 1997. These actions initiated the process of adopting the Redevelopment Plan and established the boundaries of the Project Area. The Agency subsequently proposed to amend the Project Area boundaries by deleting the portions of the former Base that are within Irvine city boundaries and by deleting approximately 48 of the 52 acres of non-Base territory that were included in the Preliminary Plan adopted in 1997. On December 9, 2002, the Tustin Planning Commission adopted Resolution No. 3856 amending the boundaries of the Project Area and approving an Amendment to the Preliminary Plan to delete the territory described above. The proposed Redevelopment Plan for the MCAS-Tustin Redevelopment Project conforms to the standards and provisions of the Preliminary Plan as amended to delete territory by the Planning Commission on December 9, 2002. The Project Area boundaries remain the same and include the same principal streets, the same land uses, building intensities and building standards described in the Preliminary Plan. These land uses and building standards conform to the adopted Specific Plan/Reuse Plan. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 96 IX. RECORD OF COMMUNITY CONSULTATIONS Beginning in 1991 when the closure of MCAS-Tustin was announced, the City held a number of meetings and workshops with community organizations, taxing agencies and community members to discuss and solicit input on the reuse of the Base. In addition, the Agency conducted a community information meeting on the Redevelopment Plan in April 2003 with residents, property owners, and tenants within the Project Area and the surrounding community. A recap of the consultations is provided below. A detailed chronology of Base closure and community consultation regarding the reuse of the Base are included in the Appendix. Consultations with Community Organizations April 27, 1995 Community Outreach Workshop with state and local agencies and homeless providers. October 31, 1995 Public solicitation of Notices of Interest from state and local governments and homeless providers. Consultations with the Community at large/Community Meetings 1992-1996 Numerous public meetings, workshops and hearings to obtain community input and comment in developing and considering a variety base reuse alternatives and the Base Reuse Plan, including: Base Closure Task Force Meetings to identify and evaluate the community's reuse planning issues, goals, and preferences; Community Workshops to obtain input and consensus on key reuse land planning issues, goals, and preferences. Community Survey of 30,000 residents and businesses for identification of key land use planning goals and preferences. 2000-2001 Numerous public meetings and hearings to obtain community input and comment on the (EIS/EIR) for the Disposal and Reuse of MCAS Tustin (including the Redevelopment Plan) Environmental Impact Statement/Environmental Impact Report. 2002-Feb. 3,2003 Numerous public meetings, workshop and hearings to obtain community input on the Specific Plan. February 3, 2003 Joint Final Hearing on the EIS/EIR April 16, 2003 MCAS Tustin Redevelopment Plan Community Information Meeting to obtain advice from, and to consult with, residents, property owners and business tenant within the Project Area and the surrounding area. A copy of the sign-in sheet is included in the Appendix. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 97 Xl THE FINAL ENVIRONMENTAL IMPACT REPORT REQUIRED BY SECTION 21151 OF THE PUBLIC RESOURCES CODE A Final Environmental Impact Statement/Environmental Impact Report (EIS/EIR) was certified by the Tustin City Council on January 16, 2001. The proposed Redevelopment Project was evaluated within the program EIS/EIR and no additional environmental analysis or action is required prior to adoption of the Redevelopment Plan by the City Council. The Final EIS/EIR is available for public inspection and is incorporated herein by reference. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 98 Xl. THE REPORT OF THE COUNTY FISCAL OFFICER AND THE AGENCY'S ANALYSIS THEREOF, INCLUDING A SUMMARY OF CONSULTATIONS WITH AFFECTED TAXING ENTITIES In a letter dated September 16, 1997, pursuant to CRL Section 33327, the Agency advised the Auditor- Controller and other Orange County taxing officials, the State Board of Equalization (SBE), and other affected taxing agencies that it had designated 1997-1998 as the base year for the Redevelopment Project. Subsequently, in a letter dated August 21, 2000, the Agency advised the above-mentioned taxing agencies and officials of the change of the base year to 2000-2001. In a letter dated December 19, 2002, the Agency advised the taxing agencies of the change of base year to 2002-2003 and the change to the boundaries of the Project Area to eliminate territory (as described in Section VIII of this Report (Analysis of the Preliminary Plan). Section 33328 of the CRL requires the county officials charged with the responsibility of allocating taxes under Section 33670 and 33670.5 to prepare and deliver a report to the Agency (the "Fiscal Officer's Report"). This report shall include the following: The total assessed valuation of all taxable property within the Project Area as shown on the Base Year assessment roll; 2. The identification of each taxing agency levying property taxes in the Project Area; The amount of tax revenue to be derived by each taxing agency from the Base Value assessment roll for the project area, including state subventions for homeowners, business inventory, and similar subventions; , For each taxing agency, its total ad valorem tax revenues from all property within its boundaries, whether inside or outside of the Project Area; The estimated first year taxes available to the Agency, if any, based upon information submitted by the Agency, broken down by taxing agencies, and; . The assessed valuation of the Project Area for the preceding year, or, if requested by the Agency, for the preceding five years, except for state assessed property on the SBE roll. Upon receipt of the notice of change in base year from 1997-1998 to 2000-2001, the County Fiscal Officer's Report was prepared and was received by the Agency on October 2, 2000. This report provided the information required in Section 33328 based upon the Project Area boundaries reflected in the Preliminary Plan adopted in September of 1997 but utilizing a 2000-2001 base year. Upon receipt of the change in base year (to 2002-2003) and change in boundaries, a Fiscal Officer's Report was received by the Agency on March 12, 2003 that reflected the change in base year (to 2002-20003) and the elimination of portions of the former Base in the City of Irvine and approximately 48 acres of non-Base territory in the City of Tustin from the Project Area. Pursuant to Section 33352(n) or the CRL, the Report to City Council must include an analysis of the Fiscal Officer's Report and must include a summary of the consultations of the Agency, or attempts to consult by the Agency, with each of the affected taxing agencies. If any of the affected taxing agencies have MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 99 expressed written objections or concerns with the proposed Project Area as part of the consultations, the Agency shall include a response to these concerns, if any, and, at the discretion of the Agency, proposed or adopted mitigation measures. A. Analysis of the Report of the County Fiscal Officer Section 33670 of the CRL states that the Base Year assessment roll for calculation of tax increment revenues is the roll last equalized prior to the effective date of the ordinance adopting the redevelopment plan. Tax rolls are equalized on August 20th of each year. It is anticipated that the Redevelopment Plan for the MCAS-Tustin will be adopted in July of 2003, resulting in a 2002- 2003 assessment roll as the base year roll for the Project Area. The Report of the County Fiscal Officer (CFO) was received by the Agency on March 12, 2003. A copy of the CFO's report is included in the Appendix of this Report. 1. Total Assessed Valuation of Ail Taxable Property Within the Project Area as Shown on the Base Year Assessment Roll The total assessed valuation reported for all taxable property in the Project Area during the 2002- 03 fiscal year is as follows: Secured Assessed Value .............................................................................. $0 State Board of Equalization Public Utility Roll .............................. Not Reported Unsecured Assessed Value ............................................................ $1,090,513 Total Assessed Value with the Project Area .................................... $1,090,513 2. Identification of Each Taxing Agency Levying Taxes in the Project Area The CFO's Report identified the following Project Area taxing agencies as those that are or will levy taxes in the Project Area: Irvine Ranch Water District Irvine Unified School District Metropolitan Water District Municipal Water District Orange, County of Orange County Cemetery District Orange County Orange County Orange County Orange County Orange County Orange County Orange County Department of Education Flood Control District Department of Harbors, Beaches and Parks Library District Sanitation District Transit Authority Vector Control District MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 100 Orange County Water District Rancho Santiago Community College District South Orange County Community College District Santa Ana Unified School District Tustin, City of Tustin Unified School District 3. Amount of Tax Revenue to be Derived by Each Taxing Agency from the Base Year Assessment Roll from the Project Area, Including State Subventions The amount of tax revenue to be derived by each taxing agency from the 2002-03 Base Year assessment roll is reported separately for the Basic Levy ($1.00 per $100.00 tax) Revenues and revenues derived from taxing agencies levies to repay voter-approved indebtedness (Bonded Indebtedness Revenue). Total Basic Levy Revenue is $10,905.12 and Bonded Indebtedness Revenue is $73.06. Total 2002-03 Revenue is $10,978.18. The breakdown of tax revenue for each taxing agency is shown on page 4 of Appendix 1. 4. Total Ad Valorem Tax Revenue for Each Taxing Agency from All Property Within Its Boundaries, Whether Inside or Outside of the Project Area According to the CFO's Report, the revenue data necessary to compile the total ad valorem tax revenue for each taxing agency from all property within its boundaries does not exist because of "the impact of Assembly Bill 8" and that an inordinate manual effort and expense would be required of the County Auditor-Controller's staff to gather any reliable substitute data. Therefore, this information was not included in the CFO's Report. The CFO's Report did include a table of comparative assessed values for each taxing agency to give a relative indication of Base Year Revenue percentage given up to the Agency (Table IV in the CFO's Report). However, ad valorem tax revenues are currently derived by the taxing agencies only for the non-Base portion (4.1 acres) within the Project Area. The majority of the Project Area territory (1,504.5 acres) has historically been in U.S. government ownership and therefore has not generated local tax revenue. While the total ad valorem tax revenue for each taxing agency from all property within its boundaries was not available, these data could be estimated based upon the data provided in Table IV in the CFO's Report. The approximate ad valorem tax revenues and properties of total revenues from the Project Area vs. the taxing agencies jurisdiction is summarized in Exhibit 19. As shown in Exhibit 19, the relative percentage of estimated taxes from the Project Area to the entire jurisdiction for each taxing agency is below one hundredth of a percent for all of the agencies. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 101 EXHIBIT 19 ESTIMATE OF TOTAL AD VALOREM TAXES REVENUES FOR ALL AFFECTED TAXING AGENCIES Tustin City Tustin City Lighting Reorg Rancho Santiago Comm. College O.C. Water District O.C. Water District Reserve O.C. Transportation Authority O.C. Sanitation District Tustin Unified General Fund South Orange Co. Comm. College Irvine Unified General Fund Santa Ana Unified General Fund O.C. Dept. of Education O.C. General Fund O.C. Library District O.C. Flood Control District O.C. Harbors, Beaches & Parks O.C. Vector District O.C. Cemetary District Metro Water District - Mun. O.C. Municipal Water District - O.C. Irvine Ranch Water District Irvine Ranch Water District #102 Irvine Ranch Water District #121 ERAF Taxing Taxing PA Taxes as Agency's A.V. Taxes Aeencv's Taxes Percent of Total County-wide (1% of A.V.) A.V. in P.A. (1% of A.V.) Taxes 5,521,941,579 5,521,942 1,090,513 1,091 0.01975% 5,521,941,579 5,521,942 - - - 154,831,559,222 154,831,559 1,090,513 1,091 0.00070% 154,719,126,239 154,719,126 1,090,513 1,091 0.00070% 265,354,144,582 265,354,145 1,090,513 1,091 0.00041% 188,880,177,601 188,880,178 1,090,513 1,091 0.00058% 11,855,873,809 11,855,874 1,090,513 1,091 0.00920% 100,1 54,906,746 100,1 54,907 1,090,513 1,091 0.00109% _ - - - 265,354,144,582 265,354,145 1,090,513 1,091 0.00041% 265,354,144,582 265,354,145 1,090,513 1,091 0.00041% 141,202,134,322 141,202,1 34 1,090,51 3 1,091 0.00077% 265,001,414,637 265,001,415 1,090,513 1,091 0.00041% 265,354,144,582 265,354,145 1,090,513 1,091 0.00041% 265,318,896,064 265,318,896 1,090,513 1,091 0.00041% 265,354,144,582 265,354,145 1,090,513 1,091 0.00041% 264,961,299,970 264,961,300 1,090,513 1,091 0.00041% 214,660,996,245 214,660,996 1,090,513 1,091 0.00051% - - 265,354,144,582 265,354,145 1,090,513 1,091 0.00041% - 265,354,144,582 265,354,145 1,090,513 1,091 0.00041% Source: Orange County Auditor-Controller's Report; 04/14/03; dvb 5. Estimated First Year Taxes Available to the Redevelopment Agency As provided for in Section 33674 of the CRL, the first year that the Agency will be eligible to receive tax increment revenues from the Project Area will be the tax year that begins after January 1st following adoption of the Project and the filing of certain specified documents by the Agency. Assuming that the Project is adopted and the required documents filed no later that December 31, 2003, the first year that the Agency will be eligible to receive tax increment revenue will be "tax year" or fiscal year 2004-2005. The CFO's report identified the Base Year revenue of $10,978.18 and projected 2003-04 incremental revenue of $219.57 (assumes two percent a month) and $1,317.36 (assuming 12 percent growth). 6. Assessed Valuation of the Project Area for the Preceding Year, Except for State Assessed Property on the Board Roll The total assessed valuation for the Project Area for the preceding year (2000-2001) was $251,092, broken down as follows. Secured Assessed Value .............................................................................. $0 Unsecured Assessed Value ............................................................... $251,092 State Board of Equalization Public Utility Roll ............................... Not Reported Total Assessed Value ......................................................................... $251,092 B. Summary of Consultations with Affected Taxing Agencies Per Section 33328, prior to publication of the notice of the joint public hearing on the proposed Redevelopment Plan, the Agency is required to consult with each affected taxing agency with respect to the Project and the allocation of tax increment revenues. A Statement of Preparation was sent to each affected taxing agency on September 16, 1997. These notices included an offer to consult with each agency regarding the Project. Pursuant to the requirements of the CRL, a description of the boundaries and a map indicating the boundaries of the Project Area were included with the Statement of Preparation. The letter also included a statement that the Agency intended to use the 1998-99 equalized assessment roll as the base year assessment roll for allocation of taxes for the Project, a statement that the Agency was available for consultation, and the name of the Agency staff person to be contacted to answer any questions. On August 21, 2000, a notice of the change in the base year assessment roll to 2000- 01 was sent to all affected taxing agencies. A subsequent notice of change in base year was transmitted to affected taxing agencies dated December 19, 2002. With a transmittal letter dated March 19, 2003, the Preliminary Report and proposed Redevelopment Plan were sent to all affected taxing agencies. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 103 Consultations with the Santa Ana Unified School District (SAUSD) occurred during 2001 and 2002 in response to litigation filed by the SAUSD against the City. To alleviate overcrowding conditions in an attendance area of the 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 School District that will be used for actual capital expenditures. All litigation has been withdrawn. Consultations with the Rancho Santiago Community College District (RSCCD) occurred during 2001 and 2002 in response to litigation filed against the City. Pursuant to a settlement agreement, 15 acres of property will be conveyed to the RSCCD District in the Project Area for Community College purposes. The City consulted with the Tustin Unified School District and Irvine Unified School Districts regarding future development at the Base. Based on the Specific Plan/Reuse Plan's support for conveyance of land to each District or school sites, the Tustin Unified School District on October 21, 1996 and the Irvine Unified School District on August 19, 1996, entered into agreements with the City of Tustin regarding the transfer of school sites and other mitigated measures. Based on the Agreements, each District has agreed not to challenge, comment on, or appear, nor fund or in any way assist any other person or entity to challenge, comment on, or oppose, to or before any local, state, or federal agency, or to file or maintain any actions or proceedings to set-aside, enjoin, challenge, appeal or otherwise pursue any legal or administrative remedies regarding the approval or implementation of any proposals, applications, approvals or permits (including any related environmental documentation or creation of development project areas) related to the Base or regarding any proposed, approved, or existing uses at the Base which are consistent with the approved land use plan. Numerous meetings and consultations occurred during 2000-2003 between the Agency and the Irvine Ranch Water District and Orange County Sanitation District regarding water and service infrastructure issues within the Project Area. The Irvine Ranch Water District is also currently including discussions with the Orange County Sanitation District to provide sewer service on the portions of the Project Area previously served by the Orange County Sanitation District. No issues have occurred to date regarding the allocation of tax increment revenues. Numerous meetings and consulting occurred during 2000-2003 between the South Orange County Community College District and the City of Tustin. No issues have been raised in these discussions regarding the allocation of tax increment revenues. Numerous meetings and consulting occurred during 2000-2003 with the County of Orange with respect to the Project. No issues have been raised in these discussions regarding the allocation of tax increment revenues. C. Effect of the Change in Base Year The initial Statement of Preparation identified the 1997-1998 fiscal year and the base year for the Redevelopment Project. However, a notice of the change in base year to 2000-2001 was MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 104 transmitted to the SBE, affected taxing agencies and the County Fiscal Officer on August 21, 2000. A County Fiscal Officer's Report was prepared and was received by the Agency on October 2, 2000. This report provided the information required in Section 33328 utilizing a 2000- 2001 base year. Upon receipt of the change in base year (to 2002-2003) and change in boundaries, a Fiscal Officer's Report was received by the Agency on March 12, 2003 that reflected the change in base year (to 2002-2003) and the elimination of portions of the former Base in the City of Irvine and approximately 48 acres of non-Base territory in the City of Tustin from the Project Area. 1. Impact on Total Assessed Value and Base Year Assessment Roll The majority of territory in the Project Area consists of property that was owned by the federal government and thus was not taxed on the local secured assessment roll. Much of the assessed value was derived from the non-Base territory, which was improved with a mix of commercial and industrial uses. Due to the deletion of most of the non-Base territory (approximately 48 of the 52 acres), the assessed value for property in the Project Area was reduced significantly. The secured assessed value of property was reduced from over $53.5 million to zero and the unsecured assessed value was reduced from over $3.3 million to $1.0 million. Impact of Base Year Change on Assessed Values Secured Assessed Value Base Year Base Year 2000-2001 2002-2003 $53,474,505 $0 Public Utility Roll (SBE) Unsecured Assessed Value Totals $3,375,461 $1,090,513 $56,849,966 $1,090,513 2. Impact on Taxing Agencies Due to the deletion of territory from the Project Area, certain taxing agencies are no longer agencies that level taxes in the Project Area. These agencies are: the City of Irvine and the Orange County Fire Authority. 3. Impact on the Amount of Revenue Derived From the Base Year Assessment Roll By Each Taxing Agency The amount of tax revenue to be derived by each taxing agency from the base year assessment roll for the Project Area declined upon change of the base year and deletion of territory. As shown in Exhibit 20, total basic levy revenue declined from $568,499.66 to $10,905.12. Total bonded indebtedness revenue declined from $5,486.83 to $73.06. Total revenue declined from $573,986.49 to $10,978.18. MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002J04/17/03 Page 105 I- 0 UJ UJ I- 0 UJ LU Z Z crJuj g The CFO's Reports did not contain the total ad valorem revenue each taxing agency has available from within and outside of the Project Area. However, the CFO included supplemental tables of comparative assessed value for each taxing agency to give a relative indication of Base Year Revenue percentage give up to the Agency for the base year. As shown in Exhibit 21, the percentage of Project Area assessed value to total assessed value declined for all taxing agencies, with most declining by 98 or 99 percent. Total assessed value percentage from the Project Area for each agency in the CFO's report for the 2000-2001 base year was 5.3928 or 5.4 percent. In the 2002-2003 base year report, the total assessed value from the Project Area as a percent of the total assessed value derived by each agency declined to 0.0368 or 0.04 percent of the total. 4. Impact on First Year Taxes Available to the Redevelopment Agency The reductions in assessed value also reduced the estimated first year of taxes available to the Agency as shown below. First year tax increment decreased from $573,986.49 to $10,978.18. The Agency does not anticipate that major structures or improvements would be completed within the Project Area boundaries within the first year. The Auditor-Controller's estimate of the 2003-04 tax increment utilized that assumption in both CFO's Reports. The estimated tax increment declined significantly under the CFO's assumption that the Base Year value would increase by from 2 to 12 percent in the first year. Impact of Base Year Change on First Year Tax Revenues Available to the Agency Est. Base Year Revenue Tax Increment- 2% Growth Tax Increment- 12% Growth Base Year Base Year Difference 2000-2001 2002-2003 $573,986.49 $10,978.18 ($563,008.31) $11,479.75 $219.57 ($11,260.18) $68,878.35 $1,317.36 ($67,560.99) 5. Impact on Assessed Valuation of the Project Area in the Preceding Year The change in base year and elimination of territory also reduced the assessed valuation for the Project Area in the previous year by over $37 million as shown below. Impact of Base Year Change on Preceding Year Assessed Value 2000-2001 2002-2003 Secured Assessed Value Public Utility Roll (SBE) Unsecured Assessed Value Totals Difference $53,474,505 0 ($53,474,505) $3,375,461 $1,090,513 ($2,284,948) $56,849,966 $1,090,513 ($55,759,453) MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 107 EXHIBIT 21 PROJECT AREA A.V. AS A PERCENT OF TOTAL A.V. FOR TAXING AGENCIES IMPACT OF CHANGE IN BASE YEAR ^genc¥ Percentage of Project A.V. to District A.V. 2000-2001 Base Year 2003-2004 Base Year Irvine City - - Irvine Ranch Water District 0.2296 - Irvine Ranch Water District #2 - - Irvine Ranch Water District #102 1.3656 0.0004 Irvine Ranch Water District #121 1.3656 - Irvine Unified General Fund 0.1124 - O.C. Cemetary District 0.0253 0.0004 O.C. Dept. of Education 0.0253 0.0004 O.C. Fire Authority - - O.C. Flood Control District 0.0254 0.0004 O.C. General Fund 0.0253 0.0004 O.C. Harbors, Beaches & Parks 0.0253 0.0004 O.C. Library District 0.0466 0.0008 O.C. Sanitation District 0.3038 0.0006 O.C. Transportation Authority 0.0253 0.0004 O.C. Vector District 0.0253 0.0004 O.C. Water District 0.0434 0.0007 O.C. Water District Reserve 0.0434 0.0007 Rancho Santiago Comm. College - - South Orange Co. Comm. College 0.0684 0.0011 Santa Ana Unified General Fund - - Tustin City 1.1336 0.0197 Tustin City Lighting Reorg - - Tustin Unified General Fund 0.4144 0.0092 Metro Water District - Mun. O.C. 0.0254 - Municipal Water District - O.C. 0.0381 0.0004 O.C. Sanitation District #14 - - Irvine Ranch Water Dist ID #221 - - ERAF 0.0253 0.0004 TOTALS 5.3928 0.0368 Impact of Change in Base Year Total Percent Change Change (0.2296) -100% . (1.3652) -100% (1.3656) -100% (0.1124) -100% (0.0249) -98% (0.0249) -98% -- (O.O25O) -98% (0.0249) -98% (0.0249) -98% (o.o458) -98% (0.3032) -100% (0.0249) -98% (0.0249) -98% (0.0427) -98% (0.0427) -98% -- (0.0673) -98% . (1.1139) -98% . (0.4052) -98% (0.0254) -100% (0.0377) -99% -- 10.0249) -98% (5.3560) -99% Source: Orange County Auditor-Controller Filename: ATE Impact Analysis; PAAV vs TotalAV; 3/31/03; dvb Xll. REFERENCES The following documents provide the information upon which the analysis of the condition of buildings, facilities and infrastructure were derived. These documents are available for public inspection and are incorporated herein by reference. REPORT NAME Airport Environs Land Use Plan Report of the California Military Base Reuse Task Force to Governor Pete Wilson: A Strategic Response to Base Reuse Opportunities Market Demand Forecasts for Reuse of the Tustin Marine Corps Air Station Properties MCAS Tustin Historic Resources Survey MCAS Tustin Reuse Plan, Utility Inventory Utility Feasibility Study for MCAS Tustin Recommendations on Specific Reuse Proposals for MCAS Tustin Summ~ry of Input from the MCAS Tustin Reuse Plan Community WOrkshop on Issues, Opportunities, and Constraints Tustin Special Area Master Plan, MCAS Tustin Tustin Special Area Traffic Circulation Study Tustin Special Area, Utilities Study Trip Reduction/Transportation Demand Management Plan City of Tustin General Plan Historic Blimp Hangars Analysis: Specific Plan/Reuse Plan and Base Disposal of MACS Tustin DATE Dec 19,2002 Jan 1994 Nov 1993 Om 1993 1993 1997 Nov 29, 1993 Apr 24, 1993 Sep 1993 Sep 1993 1993 1993 Nov. 4,2002 1994 PREPARED BY Airport Land Use Commission for Orange County California Military Base Reuse Task Force Economic Research Associates Thirtieth Street Architects City of Tustin Resource Management International, Inc. Memorandum from MCAS Tustin Project Committee to Base Closure Task Force City of Tustin Dames and Moore Dames and Moore City of Tustin City of Tustin City of Tustin Howard Needles Tammen and Bergendoff(HNTB), Leighton and Associates MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 109 REPORT NAME Summary of Comments from Community Workshop No 2. MCAS Tustin Family and Bachelor Housing Report Community Facilities and Infrastructure Report Fiscal Impacts of Proposed Specific Plan of Reuses for Marine Corps Air Station at Tustin and Irvine, California MCAS Tustin Specific Plan (includes Reuse Plan and Errata for MCAS Tustin) The Homeless Assistance Submission for MCAS Tustin Marine Corps Air Facility Tustin Redevelopment Sub Area Master Plan (SAMP) Employment Generation and Assessed Value Calculation Tables County of Orange Countywide Siting Element Marine Corps Air Station Tustin Masterplan Site Management plan for the Former Marine Corps Air Station, Tustin Final Basewide Environmental Baseline Survey, Marine Corps Air Facility, Tustin, California Base Realignment and Closure Business Plan 2000 in Review Marine Corps Air Facility, Tustin, California Military Base Closing Program Status Report Master Plan Report DATE Jan 21,1994 Jun 7,1994 Ju11995 Aug 16,1996 Feb 3,2003 Oct 1996 Dec 1999 Apr 1999 1995 Jun 1989 Nov 2002 Mar 2001 Feb 2001 July13, 1992 Apr 1999 PREPARED BY Memorandum from the Planning Center to the Base Closure Task Force City of Tustin HNTB City of Tustin The Planning Center City of Tustin Irvine Ranch Water District City of Tustin Integrated Waste Management Dept. CSU Fullerton. Center for Demographic Research. Western Division Naval Facilities Engineering Command Department of the Navy Department of the Navy Department of the Navy Federal Aviation Administration Orange County Water District MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 110 REPORT NAME DATE PREPARED BY A Cultural Resources Assessment Conducted for the Extension of Project Site A: Marine Corps Air Station (H), Tustin Memorandum for Record: Cultural Resource Support for the Marine Corps Recruit Depot, San Diego; Air Station, El Toro; Air Station, Tustin; and Logistics Base, Barstow, California Condition Assessment and Economic Analysis for Reuse of the Historic Blimp Hangars, MCAF Tustin (seven volumes) 1984 1988 Ju11998 Marie G. Cottrell Neil Robison EDAW, Inc. under Southwest Division Naval Facilities Engineering Command for COMCABWEST JD\MCAS Tustin Legacy\Documents & References list.doc MCAS - Tustin Redevelopment Plan Report to the City Council PA0304010:TUS:DVB:gbd 19830.003.002/04/17/03 Page 111 APPENDIX Preliminary Building Condition Survey, MCAS Tustin Specific Plan~Reuse Plan, October 1996 Appendix C. County Fiscal Officer's Report, February 11,2003. Chronology of Base Closure and Community Consultations Sign-In Sheet for Community Information Meeting Held April 16, 2003. Appendices C. PRELIMINARY BUILDING CONDITION SURVEY .... Total " ' ' 1 Possible I ' '" ' ' Bldg Year Area Proposed : interim I No. Existing Use i Built (Scl Ft) Condition Disposition Use / Ultimate Use 2 [STATION SUPpoRT 1943/ 12,660 ' FAIR REUSE 'I YES LEARNING VILLAGE ' 3 !AUDITORIUM ' 1943' ' 5,700 FAIR REUSE '' YES 'LEARNING VILLAGE ..... 4 STATION HEADQUARTERS 1943 13,253 i FAI'R' REUSE ' YES LEARNING Vlt'LAGE .... 5 ADMINISTRATION , i943' 22,466 'FAIR REUSE ' YES LEARNING"~ILLAGE : II ~ sEWAGE PUMI~ STATION ' ' ' : ': LAW ENFORCEMENT ' I !" , (ABAND) - · - POOR DEMO NO. ~TRAINING FACILITY II 12 SUBSTATION #1 1942 1,500 FAIR DEMO;NO ~AR~, ~O~A~i .~'T 13 COMB(NED FIRE/REsCuE 1942 3 325 ' FAIR DEMO NO RESIDENTIAL l 16 ADMINISTRATION "i 942 ', 7',900 FAIR DEMO NO 'RESIDENTIAL II' 17 MAINTENANCE SHOP" ; 1942 '6,077 FAIR DEMO NO :RESIDENTIAL ' ' ; Ii 20A WAREHOUSE 1943 13,536' FAIR REUSE YES REGIONAL PARK Il' 20B WAREHOUSE ...... 1943 13,121 ; FAIR REUSE 'YES REGIONAL PARK ' II, 21 .wAREHouSE~ 1942 543 POOR DEMo NO "REGIONAL PARK J !' 23A BUNKER . - 1942! 1,370 POOR DEMO NO GOLF VILLAGE ' II =B t BUNKER ' ' ,~942' ~,370 POOR D~iVi0 , ~O eOLFW~AGE " ~ ~' ~UNKE~ ~.4= ~,Z~0 i .OO~ ~MO I NO i eOb~V~e~ J~ 23F BUNKER ' '" ~1942 2,520 PO~R DEMO ~ NO GOLFVIL~GE ~ 2~ CHAPEL ' 1945 3,803 FAIR REUSE ~ YES LEARNING VIL~GE ' ~ 27 STUD.BY GENERATOR 1942 3,242 PO~R ' DEMO NO ,RSGIONAL PARK ~ .28A STORAGE ' 1942 941 POOR TBD' YES REGIONAL PARK ~ 29 HANGAR ' 19~ 298,188' FAIR TBD YES COMMUN~ CORE  2~A STOOGE ~ i942 941 PooR TBD YES 'COMMUNI~ CORE  30 ~GEMD~sSA " 1942 4,666 POOR DEMO NO REGIONAL PARK '  35 STAFF NCO CLUB 19~ ' 6,802 FAIR REUSE YES ~' REGION~ pARK ~ 35A STOOGE 19~ 1,311 FAIR DSMO ' ' YES REGIONAL PARK ' . WIND DIREOTiS'N " ' J~ 39 INDICATOR - - : POOR DEMO NO GOLF VIL~GE ~ 40B STORAGE 1942 2~ ~ pOOR DEMO ~O OoMMERcI~ BUSINESS ~] 41 STOOGE 1942 2,712t POOR DEMO NO RESIDENTIAL ' ~ ~2. ADMINISTRATIO~ 19~ 11,238 FAIR DEMO NO CHILDREN'S SHELTER ' ,4 ADM~hlST~AT~oN ~4~ ~,~ ~ D~MO NO R~S~D~N~AL ' I~. 49 FIREHOUSE ANN~ 1942 1,800 POOR DEMO NO ~ 3 FAOILI~ 1942 1,970 POOR DEMO NO RBS1DBN~AL City of Tustin Page 6-28 MCAS Tustin Specific Plan~Reuse Plan October 199~ Appendices , , PRELIMINARY BUILDING CONDITION SURVEY ,,, ,,, · Total ~ possible .... Bldg Year Area '/ Proposed Interim No, Existing Use Built (Sq Ft) j Condition Disposition , Use Ultimate Use , 66 PUBLIC WORKS SHOP 194.4 3,663 POOR DEMO NO RESIDENTIAL ' '71A WAREHOUSE 1945. 1 650 POOR DEMO NO REGIONAL PARK 71B WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 71C : WAREHOUSE' 1945 1,650 Poor DEMO NO REGIONAl. PARK 71D WAREHOUSE 1945. 1,650 POOR DEMO NO REGION,~L' PARK ,, 71E WAREHOUSE 1945 1,650 poOR DEMO NO REGIONAL PARK 71F... ,,! WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 71G WAREHOUSE 1945. 1,650 POOR DEMO NO REGIONAl. PARK ' ~, 71H WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 711 WAREHOUSE 1945 1,650 ..... poOR DEMo NO REGIONAL PARK 715 wAREHousE 1945 i,650 POOR DEMO NO REGIONAL PARK 77 FLAGPOLE FAIR REUSE YES LEARNING VILLAGE 86 BACHELOR ENLISTED ~ QUARTERS 1953 14,531 FAiR REUSE YES LEARNING VILLAGE ' PHYSICAL FITNESS 87 CENTER 1953 14,388 FAIR REUSE Y~:S LEARNING VILLAGE 88 RELIGIOUS EDUCATION 1953 14,388 FAIR REUSE YES l i=ARNING VI~AGE 89 WAREHOUSE 1953 7,575 FAIR DEMO NO RESIDENTIAL .... 90 WAREHOUSE 1953 10,600 FAIR REUSE YES REGIONAL PARK 92 ADMINISTRATION 1942 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 _ _ ! 03 TRAINING/CLASSROOM 1958 2,856 POOR DEMO NO REGIONAL PARK SELF SERVICE CAR WASH 1954. 924 POOR DEMO 106 (DECOM) NO REGIONAL PARK _128 SOFTBALL DIAMOND #1 - 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 134 ADMINISTRATION 1961 30,636 FAIR REUSE YES LEARNING VILLAGE 142 PICNIC SHELTER 1H60 3,072 POOR DEMO NO coMMUNFI'Y PARK 143 BARBECUI~ PiT - ' POOR DEMO NO COMMUNITY PARK 144 VOLLEYBALL COURT - - FAIR REUSE YES COMMUNFr'Y' PARK 145 BASKETBALL COURT - GO~DD REUSE YES COMMUNITY PARK 146 BARBECUE HUT POOR DEMO NO I COMMUNITY PARK 148' S~CCER FIELD -. FAIR' I REUSE YES COMMUNITM PARK 149 VEHICLE GREASE RACK 1963 517 POOR DEMO NO COMMUNITY CORE 150 RACQUETBALL' COURT 1963 POOR DEMO NO COMMUNITY PARK 159 BOWLING CENTER '19&3 5,6.40 FAIR REUSE YES LEARNING VILLAGE 1 60 BAS KE.i t::¢ALL/ VOLLEYBALL COURT - - GOOD REUSE YES LEARNING VILLAGE _ 161 APPLIED INSTRUCTION 1964 13,980 FAiR REUSE YES t REGIONAL PARK 16;2 PUBLIC' TOILET 1965 245 FAIR DEMO NO t COMMUNITY PARK 163 PUBLIC TOILEt 1965i 245 FAIR DEMo t NOt COMMUNITY PARK MCAS Tustin Specific PlarCReuse Plan October 1996 City of Turn. Page 6-29 " PRELIMIN_ARY BUILDING CONb]TION SURVEY ... , , Total . ' Possible Bldg Year Area Proposed Interim , No. Existing U~e Built (Sq Ft) Condffion Disposition Use Ultimate Use 164 swiMMING POOL , - FAIR DEMO NO I COMMONIT~ PARK 'CONVENIENCE FOOD 165 STORE 1965 - 7,520 FAIR REUSE YES LEARNING 166 RE~AIL ST~RE 1966 9,600 FAIR REUSE YES LEARNING VIL~GE - 167 cAF~ERIA 1966 1 ','800 FAIR REUSE YES LEARNING ~IL~GE ~68 SERVICE O~L~S 1¢66' 3,200 FAIR" REUSE YES LEARNING A~RC~ 'h~DV FU~L 169 STOOGE 1966 263,~ POOR DEMO NO REGIONAL.PARK AIRCRA~ R~Dy FUEL ............ 170 STORAGE 1966 203,756 POOR DEMO NO ~EGIONAL PARK , AiRCRA~ 'OPERATIONS ........ 171 FAOILI~ 19 eS i8,~8 POOR DEMO NO REGIONAL PARK ",72 '~u~ FUEL ,ese 2,s~o PboR ....... ~MO' ~O L~AR~b'8 V~L~S~". 1.~3 :APPLIED INSTRUCTION 1986 26,000" FAiR REUSE YES REGIONAL PARK .... 174 WELDING SHOP ~967' " 1,240 PAIR DEMO NO co~MuNi~ CORE 175 =ARTS STOOGE 1967 384 POOR DEMO NO COMMUN~ CORE ~0D " 176 ADMINIST~TION 1967 9,760 FAIR DEMO YES COMMERCIAL BACHELOR ENLISTED .......... 1~ QUARTERS 1968 23,0S2 FAIR REUSE eLS L~RNING VIL~GE LINE MAINTENANCE ...... 178 S~CK 1967 1,400 POOR DEMO NO REGIONAL PARK , ,, , ,,, ,,,, ,, , , , LINE MAI~ENANCE 179 SHACK 1967 1,950 POOR DEMO NO REGIONAL PARK LIN~ 'MA~ENANCE ...... 180 SHACK 1967 1,050 POOR DEMO NO COMMERCI~ BUSINESS 181 SHACK 1967 1,400 POOR DEMO NO COMMERCIAL BUSINESS , 182 SHAcKLINE MAINTENANCE 1967 1,050 POOR. .......... DEMO .fJ NO COMMERCIAL BUSINESS , , , 183 STA~ON 1968 6,827 FAIR REUSE YES ~GIO~ PARK 184 ~ENL]STED MESS HALL.. 1969 .... ~,007 GOOD REUSE YES LEARNING VIL~GE ~A~OMOTIV~ HOBBY SHSRIFFS T~INING 185 SHOP 1969 S,808 FAIR REUSE YE8 FAO~L~ ~EHIOLE MAI~ENANCE I . " 186 SHOP 1~70~ 10,765 FAIR DEMO NO GOLFVI~GE , ,, PA~ & B~ST1N~ SHOP ~7 (D~CO~) . ~970 ~,200 FAiR DSMO NO COMMUN~ "'189' FLOWER SHOP 1969 1,080 FAIR RSUSE YE~ ' ~L~RNING ~IL~GE 190 H~GAR ' 19~0 42,81B,,J .GOOD REUSE YES '~coMMER?AL BUSINESS ..... " ' AO~ DIRECT FUELING 191 - - POOR DEMO ~ ~ARNING VIL~GE STATION 'AC~ DIRECT FUELING " ~2 . . ~ooR D~o . NO L~N~e V~L~e~ STATION AO~ DIREOT FUELING 193 STATION - POOR DEMO NO LEARNING ! STO~GEDAY TANK ACC'FUEL j ............. 194 - - POOR '.I DEMO NO -LEARNING VIL~GE .... ,, ,,, City of TuStin Page 6-30 MOAS Tu,;tin Specific Plan/Reuse Plan October 1996 Appendices Ii- PRELIMINARY BUILDING CONDITION SURVEY /j ~ ' , , I Total' .'" 'Possible ..... I/ Bidg YearI Area Proposed Interim l/ No. Existing Use BuittJ (Sq Ft) Condition Disposition Use Ultimate Use If ._. ACFr DIR'~'CT FUELING " ' ....... I I ] ~ STATION POOF DEMO NO COMMERCIAL BUSINESS II ...... ACFT DIRECT FUELING .. II 196 STATION - POOR DEMO NO COMMERCIAL BUSINESS ~" __ ACFT DIRECT FUE~'ING ' "1t 1~/STATION_. DAY TANK ACFT FUEL - POOF DEMO NO COMMERCIAL BUS,NESS II '~ STORAGE - POOR DEMO NO C0MMEROIAL BUSINESS ~ II" 199 CHILD CARE CENTER "' 1970 5,853 FAIR REUSE YES CHILD CARE CENTERS II 201 sToRAGE 1971 960 POOR DEM°. NO REGIONAL PARK Il '202" TENNIs COURTS 1971 - GOOD REUSE 'YES COMMUNITY PAtaK · jt 203 SEWAGE puMp STATION POOR DEMO NO REGIONAL PARK ' II 204 SEWAGE PUMP STATION FAIR DEMO YES COMMUNI"~Y CORE" ti" 205 SEWAGE puMp STATION., - " FAIR 'DEMo YES COMMERCIAL abSeNt'SS I09 MONUMENT - - POOR DEMO II 210 FOEL P'UMP STA'J"ION -' POOR DEMO NO REGIONAL PARK " I,_ ,ELEO/OOMM ' YES OOMMERCIALBUSINESS tl 212 MAiNTENANOE SHOP 19723,700 FAIR REUSE t¢ 2,;¢ QUARTERS 1973,' 35,424 GOOD REUSE YES LEARNING' VILLAGE Il' . INDOOR HANDBALL " ' NO COMMUNITY PARK Il216 COURTS 1974 1,722 POOR· DEMO II 218 ENLISTED CLUB 1976 10,384 FAIR REUSE YES LEARNING VILLAGE ~QU=PM~T sTORAGE 1976 384 POOR DEMO ' I NO CO~C~AL"Us~N~SS Il'" ' ENGINE 'I:EST CELL l II.220 ADMINISTRATION 1981 675 GOOD ...REUSE.....'. YES COMMERCIAL BUSINESS Il' CENTERPHYSICAL FITNESS ' YES COMMUNITY PARK . II.221 1977 4,200 FAIR REUSE 1t'"'225 I MAIN;FLIGHTGATEsIMULAToRHOUSE .' .... ... 1980 24 POOR DEMO ' NO ' LEARNING VILLAGE 19a0'9,820 GOODi REUSE II,'i''22e YES REGIONAL PARK I1"~ - BACHELOR ENLISTED YES LEARNING VILLAGE II..F'z/ QUARTERS 1981 48,960 GOOD REUSE I1",22~ ;ISSUE wAREHOUSE 1980 FAIR DEMO II ' 229 ;ACFT ' 3,150 NO RESIDENTIAL "' WASHRACK 1960 755 POOR DEMO NO 'COMMERCIAL BUSINESs · - SHERIFFS T~JNING _231 ENGINE TEST CELL PAD t968 4,022 GOOD REUSE YES COMMERCIAL BUSINESS COMMUNITY CORE ' -' MCAS Tustin Specific Plan~Reuse Plan October 1996 City of Tum'n Page 6..31 Appendices '~ , , PRELIMINARY BUILDING CONDITION suR~vEY, , TOtal Possible Btdg Year Area Proposed Interim No. Existing Use Built {Scl Ft) Condition Disposition Use Ultimate Use , ,, 239 TRANSFORMER PAD . FAIR REUSE YES I LEARNING VILLAGE LAW ENFORCEbIENT 240 TRANSFORMER PAD . FAIR TED YES TRAINING FACILITY 241 TRANSFORMER PAD FAIR REUSE YES COMMERCIAL BUSINESS 242 TRANSFORMER PAD FAIR TED YES REGIONAL PARK 244 FLIGHT 'LINE sHAcK 1981 1,000 POOR DEMO N0 COMMERCIAL BUSINESS 245 BACHELOR ENLISTED 1984 47,370 GOOD REUSE YES LEARNING VILLAGE QUARTERS 245 BAc'HELOR 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 1,11 8 POOR DEMO NO REGIONAL PARK =ACILITY 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. ~56 FLAGPOLE 1'983 0 FAIR 'i~EUSE YES COMMLJNFFY PARK RECREATION PICNIC 1983 748 GOOD REUSE YES REGIONAL PARK 257 SHELTER · 258 NAVY RELIEF PAPER 1982 117 POOR DEMO NO. LEARNING VILLAGE COLLECTION 259 STORAGE 1984 1,025 POOR DEMO NO REGIONAL PARK .......... , LINE MAINTENANCE 1984 1,000 POOR DEMO NO REGIONAL PARK 250 SHELTER LINE' 'MAINTENANCE 261 SHELTER 1 984 1,000 POOR DEMO NO REGIONAL PARK ,, 262 HAZARDOUS/FLAM 1984 300 POOR DEMO NO REGIONAL PARK LOCKER 263 'IAzARDouS/FLAM 1984 300 POOR DEMO NO REGIONAL PARK LOCKER ,, , ,, ,,L 264 'HAZARDOUS/FLAM 1984: 300 POOR ' DEMO NO REGIONAL PARK LOCKER HAZARDOUS/FLAM 1984; 300 POOR DEMo NO COMMUNITY CORE 265 LOCKER · 266 HAZARDOUS/FL.AM 1984. 300 POOR DEMO NO COMMUNFT'Y CORE LOCKER HAZARDOUS/FLAM 1 984 150 POOR DEMO NO COMMERCIAL 267 LOCKER 268 FILLING ST~,TI~DN ' . POOR DEMO NO RESIDENTIAL 269' GSE LOADING RAMP . FAIR ' DEMO '~ NO COMMERCIAL BUSINESS , , , ,, City of Tustin Page 6-32 MCAS Tustin Specific P/an/Reuse Pla~ October 1996 Appendices PRELIMINARY BUILDING CONDITION SURVEY J Bldg Year Area ~ Proposed Interim t No. Existing Use Built (Sq Ft) Condition I Disposition Use Ultimate Use II ~ 1~'~'~T c~" i~¢~, ~,~ ,, ~o~;~ ~u~ I y~s oo~M~O,,~ j~' 278 !BASk~BALL COURT ¢1 ' - '' GOOD REUSE [ YES LEARNING VI~GE" ~ 279 VO~EYBALL couRT ¢i' "-, : GOoD. 'REUSE YES LEARNING VIL~GE ~ 300'' MAG-16 H~DQUA~TERS 19~' 21,170 FAIR :' REUSE YES L~RNING VIL~GE m I 'G~NE~L sTOOGE , ' .... ~ 303 ,SHED 1,610 POOR DEMO NO LEARNINGVIL~GE H~RDOUS¢~M " ' t~ 306 STOOGE 1949, 100 POOR DEMO NO LEARNING VIL~GE It 502 BASEBA~ F}ELD ': - FAIR ~USE YES REGIONAL PARK II 503 soCcE~PA~DE FIELD ' - FAiR REUSE YES' REGIONAE PARK ' I TELEPHONE SWiTCHiNG , ' , I II ... A~O~ WAsH~OK' . I SHERIFFS T~*I ILII ~u~ ' BLDG , 1985 684 POOR DEMO ' NO , FAOILI~ ~' 512 STOOGE SH~D ' 1586 1,800 POOR DEMO NO 1 REGIONAL PARK I it~ :stO~s~ ' ~ ~,~oo ,oO. ' ~o ~8 ~.~e~o.~.,~ ~[ s~4 STOOge SHED ~98e 1,800 POOR DEMO , NO COMMUN~CORE " ~ 515 'STOOGE SHED 1986 1,800 poOR DEMO NO COMMUNi~ coRE ~J, 5i6 POLICE STATION i1986 ~,551 GOOD DEM© NO : T~NSITION~MERG ~ 523" APPLIED INSTRUCTiOn' ' I 1 ~7 2~,~0 SooD ~US~ Y~ I' ~'ON*L I¢ 525 I HAhGAR ' , 1987 45,959 GOOD DEM© ' YES : COMMERCIAL RECR~TION I~,, 526 ~IL~ BUILDING SHED '~987 1,872 FAIR REUSE Y~S II L~RNING VIL~GE ~'',,, 527 FLIGHT LINE SHELTER 1987 2,000 POOR DEMO NO COMMERCIAL .... ADMINIST~TION ...... JJ 528 BUILDING 1988 4,935 GOOD REUSE ' YES i COMMERCIAL BUSINESS h29 SUPPLY BuILD,NG' 1988 15,000 GOOD REUSE YES ~COMMERCI~BU~I~ESS ~J, 530' ~L::MUNI;ATIONS~ :988 ,5,029 GOOD REUSE YES COMMERCIALBUSINESS I~,' ~2 GENE~TOR BUILDING 1988 192 ; FAIR DEMO NO COMMERCIAL H~: ,, 5~ ARMORY 1988 5,363' GOOD' REUSE YES REGIONAL PARK ~ I ~ A~ ~C~A~ WAS H ~CK 1 ~8 ' POOR DEMO ~O COMMERCIAL REOA~TIO WASH~CK ~ILI~ " · 538 . BUILDING 1988 672 FAIR DEMO NO COMMERCI~ REOR~TION MOAS Tustin Specific Plan~Reuse Plan City of Tust~n October 1996 Page 6.33 Appendices. I "' PRELIMINA'RY BUlk'DING CONDITION suRvEY " ' I " ' ' ' ' ' Total ' '" P~ss'ible ' ' ......... Bid9 J Year Area . Proposed Interim ~ . II No, / ' Existing Use ' Built (ScIFt) Condition Disposition Use Ultimate Use 11988 35,717 ' GOOD REUSE YES COMMERCIAL BUSINESS Il ENGINE MAINtENANcE I ' '' I I' I ......... 537 SHOP' J/ BACHELOR ENLISTED · 538 QUARTERS 1989 53,240 GOOD REUSE YES LEARNING VILLAGE ...... BACHELOR ENLISTED Il' 539 QUARTERS 1989 53,240 GOOD REUSE YES LEARNING VILLAGE HAZARDOUS WASTE " FAIR DEMO NO GOLF VILLAGE II 540 STORAGE TANK .- ' 541 PuMP STATION #1" FAJ'R "DEMO NO COMMERCIAL BUSINESS II 542 PUMP STATION #2 - - FAIR DEMO "NC COI~IMERCIAL' BUSINESS l/ 543 ACFT RINSE FACILITY 1988 - POOR E~EMO NO COMMERCIAL BUSINESS 54~4 RESTROOM FACILITY 1989 2,005 " GOOD DEMO ~O COMMERCIAL'BUSINESs'' '545 SENTRY BOOTH · 1989 91 POOR DEMO~' NO coMMERCIAL EL~R~CAUS~:ER~GE 546 ROOM 1989' 1,755 GOOD REUSE YES COMMERCIAL BUSINESS It" 547 CHILD CARE CENTER' i990 13,120 GOOD REUSE YES CHJ"I'~) CARE CENTERS Jl 549 MEC'HANICALROOM 1989 933 GOOD REUSE YES LEARNING VILLAGE II 550 TRANSFORMER PAD - FAIR REUSE YEs LEARNING VILLAGE II 551 'WASHF~CK BU'ILDING 1989 ' 1',000 POOR 'DEMO "NO COMMERCIAL BUSINESS tl52 553 TRANSF~DRMER PAD ' iFAIR' REUSE YES COMMERCIAL BusINESS BACHELOR ENUSTED QUARTERS 1991 40,980 'GOOD REUSE YES TRANSFTIONAL/EMER HSG ! ~ACHEI~0R E'NLJSTED QUARTERS 199' 40.,980 GOOD REUSE YES TRANSITIONAL/EMER HSG · ,, MECHA~'ICAL BUILDING 1990 GOOD REUSE YES COMMERCIAL BUSINESS 556 4AZ~DOUS/FLAM STORAGE 1990 3,840 GOOD DEMO NO COMMERCIAL II 557' MEc'~A'I~I~,L BUILDIN~ ' 199.1 400 GOOD REUSE "'YE~" TRANSITIONAL/EMER HSG ll,,.,.ll 558 =UEL ISLAND . pOOR DEMO NO COMMERCIAL BUSINESS ' II 559 LOADINg'RAMP ,.FAI'R ........... DEMO ...... YES. CCMMERCIALBUsINEss '11 560 'VEHICLE WASHRACK 1990 1,089 POOR ' DEMO NO COMMERCIAL BUSINESS MECHANICAL BUILDING 1989 933 FAIR REUSE YES' LEARN'lNG VILLAGE wARF-'hOUSE ' ", ' 2,363 poOR I~EMO Nb COMMUNFr~ CORE Il 563 ~EWER METER VAULT FAIR REU~'E N~) LEARN'lNG VILLAGE.' 554 HAZARDOUS/FLAM POOR DEMO NO REGIONAL PARK IlSTORAGE ..... TACTICAL VAN PAD GOOD DEMO NO COMMERCIAL BUSINESS II 565 COMPLEX Jl 586 ' .LUBE' RACK ",' 1988 1,760 POOR DEMO NO COMMERCIAL BUSINESS ,,. ,, jt HAZARDOU~ WASTE' 1990 2,400 POOR DEMO NO GOLF VILLAGE 67 STORAGE PAD It"568 IMA COMPLEX i1991 19,680 GOOD REUSE YES COMMERCIAL BUSINESS I I 569 FpN-~;3 PAR ~ITE 1991 700 POOR DEMO NO" ~OMMUNITY CORE HAZARDOUS WASTE POOR DEMO NO COMMERCIAL BUSINESS ~{AZARDOUS WASTE " . POOR .DEMO NO COMMERCIAL 71 . .... STORAGE city of Tustin Page 6-34 MOAS Tustin Specific Plan/Reuse Plan October I996 Appendices I PRELIMINARY BUILDING CONDITION SURVEY,, Total Possible Bids Year Area Propesed Interim No. Existing Use Built (Sq Ft) Condition Disposition , Use Ultimate Use ,.. , .... · 572 HAZARDOUS WASTE -. - POOR DEMO ' NO COMMERCIAL STORAGE HAZARDOUS WASTE POOR DEMO NO LEARNING VILLAGE 573 STORAGE 574 HAZARDOUS WASTE - POOR DEMO NO LEARNING VILLAGE STORAGE 575 HAZARD(~US WASTE . - POOR DEMO NO RESIDENTIAL STORAGE , , , 576 'HAZARD(~US WASTE - 'POOR DEMO NO REGIONAL PARK STORAGE ,. ,, 577 HAZARDOUS WASTE POOR DEMO NO REGIONAL PARK STORAGE ., I HAZARDOUS WASTE 578 POOR DEMO NO REGIONAL PARK STORAGE ....... 579 HAZARDOUS WASTE - - POOR DEMO. NO REGIONAL PARK STORAGE .... 580 HAZARDOUS WASTE - POOR DEMO NO REGIONAL PARK STORAGE 581 HAZARDOUS V~ASTE - POOR DEMO NO COMMERCIAL BUSINESS STORAGE , , 582 HAZARDOUS WASTE . - POOR DEMO NO COMMERCIAL BUSINESS STORAGE .... HAZARDOUS WASTE.' - 583 STORAGE - - POOR DEMO' NO COMMERCIAL BUSINESS 584 HAZARDOUS WASTE POOR DEMO NO COMMUNITY CORE STORAGE 585 HAZARDOUS WASTE . - POOR DEMO NO COMMERCIAL BUSINESS STORAGE . ,, . 586 HAZARDOUS WASTE - POOR DEMO NO cOMMERCIAL BUSINESS STORAGE , , 587 -IAZARDOUS WASTE - , POOR ..... DEMO ...... NO COMMUNITY CORE STORAGE 588 HAZARDOUS' wAsTE - POOR DEMO NO COMMERCIAL BUSINESS STORAGE 589 HAZARDOUS WA§TE - - POOR DEMO NO COMMUNFI'Y CORE STORAGE .... 590 HAZARDOUS WASTE . POOR DEMO NO GOLF VILLAGE STORAGE , , ,, ,, 591 HAZARDOUS WASTE POOR DEMO NO COMMERCIAL BUSINESS STORAGE 592. GENERATOR PAD 1991 180 POOR DEMO NO COMMUNITY CORE 593 sEWER LIFT STATION . ~AIR DEMO YES COMMERCIAL BUSINESS 594 I I PICNIC SHELTER II 1991 312" FAIR REUSE YES LEARNING VILLAGE 595 SEWER LIFT'STATION , - FAIR ~EMO YES COMMERCIAL BUSINESS - ,, , 596 HAZARDOUS/FLAM MAT'L 1992 200 POOR DEMO NO GOLF VILLAGE LOCKER 597 HAZARDOUS/FLAM MA'FL 1992 100 POOR DEMO'~ NO COMMERCIAL BUSINESS LOCKER , ,, HAZARDOUS/FLAM MAT'L 1992 200 POOR DEMO NO COMMERCIAL BUSINESS 598 LOCKER , , , , , 'MCAS Tustin Specific Plan/Reuse Plan October 1996 : City of Tus~n Page ~.35 APPendices '~ .. pRELIM'iNAR~('BUILDING CONDITION SURVEY , , , Total Possible Bldg Year: Area Proposed interim No, Existing Use Built (Sq Ft) Condition Disposition Use Ultimate Use '~{A~RDOUS/F~-AM MA'FL '19921 100 POOR DEMO NO COMMERCIAL BUSINESS 599 LOCKER · 'HAZARDOUS/FI.AM MAT'L 1992 400 POOR DEMO' NO COMMERCIAL BLiSINESS 600 LOCKER HAZARDOUS/FL.~M MAT'L 1992 100 POOR DEMO NO COMMERCIAL 601 LOCKER - - HAZAR~US/FLAM MAT"L 1992 100 POOR DEMO NO LEARNING VILLAGE 602 LOCKER _ 603 ':t'RANSFORMER PAD - FAIR RE~J~;E YES LEARNING VILLAGE ,. ! 604 AN/CMO-13 TRANSMITTER poOR DEMO YES COMMUNITY CORE 605 AN/CMO-13 RECEIVER POOR 'DEMO YES GOLF VILLAGE ANA=PN-63 MTN -- . POOR DEMO YES GOLF VILLAGE 606 REFLECTOR ,,, '607 ANAJMQ-29 . "- POOR "DEMO Y'F_S COMMUNITY CORE '608' AN/CMO-10 TRANS~IiTTER - POOR DEMO YES COM~UNITY CORE - 609 AN/cMO-10 RECEIVER POOR DEMO YES COMMUNITY CORE .. '610' " GENEP~:I'OR WASHRACK POOR DEMO NO COMMERCIAL BUSINESS ~AZ~RDOUS MATERIAL - POOR ' DEMo NO COMMERCIAL BUSINESS 611 STORAGE ... ,, FREST ? 10,800 POOR DEMO 'NO COMMUNITY CORE 3000T ADMIN/CLASSROOM ~3002T GUARD SHACK POOR DEMO NO RESIDENTIAL - 6188 SEWAGE PUMP ST,~TION .j FAiR DEMO YES . GoLF VILLAGE . .. 61E~9 SEWAGE PUMP STATION - FAIR ' DEMO YES COMMERCIAL 6480 sEWAGE PUMP STATION , - FAIR DEMo YES RESIDENTIAL , , 6798 SEWAGE PUMP STATION - . FAIR DEMO YES RESIDENTIAL _ 6857 SEWAGE PUMP STATION - FAIR DEMo YES RESIDENTIAL _ C VIP QUARk'ERS 1946 972 FAIR DEMO NO ELEMENTARY SCHOOL C3 YOUTH CENTER 1943 6,552 pOOR . DEMO NC) .'1 COMMUNITY PARK: __ , 04 .I OFFICERS CLUB 1943 7,~8 .... FAIR REUSE YES COMMUNITY PARK _ ,, LJS-T OF ACRONYMS ABAND ABANDONED HAZ HAZARDOUS ACFT AIRCRAFT IMA INTERMEDIATE MAINTENANCE ACTIVITY ADMIN ADMINIETRAT1ON LA~ LABORATORY !BLDG BUILDING MAG MARINE AIR GROUP :COMM COMMUNICATIONS MAT'L MATERIAL COT CITY OF TUSTIN MWFi MORALE WELFARE. & RECREATION DECOM DECOMMISSIONED NCO NON-COMMISSIONED OFFICER DOE DEPARTMENT OF EDUCATION CC ORANGE COUNTY ELEC ELECTRONICS TED TO BE DETEFWIINED . . EQUIP ' EQUIPMENT FAC FACILJT¥ FLAM FLAMMABLE GSE GROUND SUPPORT EQUIPMENT ,,, City of Page MOAS Tustin Specific Plan~Reuse PI~ October 1996 flRR-]2-2'O03 NED 04:48 PM ~.' OOIII~UNIT¥_DEVELOPIIENT 5733113 ?14~342~,20. ¢¢2 T¢¢4 UN,:[T AUDrrOR-CONTROLLER ,' COUNTY OF ORANGE ('/14) g3,g24~0 ~,&X: (714) 1134-256~; DAVID ~ ~UNDSTROM~ CPA AUDXTOR.CONTROL~ February 11, 2003 P, 02 JOHN H. NAKANE JAMES M. McCONNELL .4.SSL.q~ AT.J~ITC~.CONTRO~ 8HAuN M, SKELLY MAHESH N. PATEL RECEIVED City of Tusdn Redevelopment Agency 300 Centennial Way Tustin, CA 92780 REDE ELOP ENT AGENC Y Attention: William A. Huston, Executive Director Subject: Fiscal Impact Rep~r'l: for TuRn CRA - Marine Corp Air Station Project Pursuant to Section 33328.7 et seq. of the California Health and Safety Code, you will find enclosed your copy of the Fiscal Impact Report for the subject redevelopment agency. Further Inquiries may be dire~ed to: NGG:ja Encloaure County of Orange Auditor-Controller's Office Attn: Tax Unit P,O. Box 587 Santa Aha, CA 92702-0567 Neai G. Grube~ Supervisor, Property Tax Unit F:~ACcountant Cormspondenc~ATyping~.002.2O03,,Tu~in M~,$ Fis~l Impact Notice.doc 1RI -12-2003 NED 04:48 PR OOM IUNITY_DEVELOP IENT 5733113 05/12t2083 17: 8B 7~48~4~B~8 ~ TAX UNIT . The attached !~ and enciosu~ ~ also me~ to the following Btll Mahoney, As~i=tant CEO Robert Austin, C~unty Counsel Bob Witsonr.PFRjD .---Tustin City Tustin City Lighti.~g Reorg · ~Rancho Santiago.' Corem Co]lege Diet .~)Oramnge County Water District nge Co. Water District- Reserve .... -Orange County T~nsit Authority . ~OC Sanitation ~.Tustin Unified Geh Fund -.~outh Orange Cd C,~mm College ~,....Irvine Unified Seliooj District .:..Santa Aha Unifle~l, $choel District [,OC Dept of Edu~tion. Gen Fund, Lynn Hartline . I' OC Dept of Edue~tt0n-Gen Fund, Wendy Margarita ,--.Orange Co Gen. Fund · ~Orange County ~ublic Library .~,'OC Floocl ControliDistrict ~'OC Harbom Beaches & Parks CSA 26 · "'Orange Co Vbcto~, Control Dtst ,'~Orange Co Came{ery Fund-Genera/ .~'Metropoiltan Water District ~Muni Water D. tstri~t I Irvine Ranch Wat&r District i Irvtne Ranch Wate~r District ID102 i Irvfne Ranch Wat&r District ID121 P! 03 I N -12-2003 14ED 04 48 03/12/2~03 17:0~, PM O0111 UNIT¥_DEVELOPIIENT 5733113 7140542620 ~0 TCCK UNIT TABLE ! . H~.~LI"N & SAFETY · G13D~' CTTY OF TU$71N - MARINE CORP AIR: STATION PROJECT YEAR A,~,~E~I~ ROtJ. 20O2.,O3 --. Value - Lo~l R~! State B~ar~ of E~uall=mtton · Public Ut~t7 Roll Un, eecured A~Jead Value · Local Roll 'T~,t~l A~,e4~ Value within the Pmj~:t 1,060,613 , , P! O4 Funcf Numbaf' Numb~ A62 0639 VOA 400~ C87 C~7 C89 7~8A C9o 016 UDA ~0~ ~ 710~ 405 713~ 7~4 C~ 820 C~ Agan=¥ Name TUSTIN CITy TUSTIN CITY LIGi'~NG REORG · RANCNo SANTIAGO OOMM COLLEC~ DIb"T ORANGE COUNTY WATER DISTRICT · O~ANGE OO. WATF. M DI,gl'RICT. REa~'RVE ORANGE COUNTY TP, ANS~ AUTHoRr'i-y~..~' O¢ SANITATION/ TUI~I'IN UNIFIED GEN FUND ~ /.' SOUTH ORANGE CZ3 C:OMM COLLEGE" IRV~NE UNIFIED SCHOOL DISTRICT / SANTA ANA UNIRED S01-tOOL DISTRICT O C DEPT OF EDUCA1qON-GEN FUND/' ORANQE CO SEN. FUND / ORANGE COUNTY PUBLIC LIBRARY ~ O C FLOOD CONTROL DISTRICT 0 C HARI~ORS BEACHES & PARKS ORANGE CO VECTOR CONTROL DfST ORANGE CO CEMETERY FUND-GENERAL METROPOLITIAN WATER DIS"I'RICT MUN1 WATER DtSTRIOT II=[VJNE RANCH WATER DISTRICT IRVtNE RANCH WATER DISTRICT ID102 IRVINE RANCH WATER DI&"rRICT ID121 f~AR-12-2003 WED 04:49 PM OOHMUN I TY_QEVELOPHENT 573:3113 71483421~20 AO TAX UNIT TABLE III · HF--j~LTH & SAFETY - Crl'Y OF TUSTIN - MARINE CORP AIR STATION PROJECT 2002 REPORT OF 2002.0,3 BASE YEAR REVENUE EACH DlrgTPJCT CAN EXPECT FROM WITHIN THE PROJECT P! 05 D~trl~ Number 0638 400B 961A 708A 660B 500A 640B 410B 600A 0010 002^ 710^ 713A 744A 703A 820 863B 9928 982M 982P 664 Agency Name I TUSTIN CITY TUSTIN CITY LI,GHTINO REORG RANCHO SANT~GO COMM COLLEGE DIST ORANGE COUNTY WATER DISTRICT ORANQE GO, V~?ATER DISTRICT- RESERVE ORANGE COUNTY TRANSIT AUTHORITY CC SANITATIO~I TUSTIN UNIFIED (3EN FUND SOUTH ORANGE CO COMM COLLEGE IRVINE UNIFIED, SCHOOL DIb~rRiCT SANTA ANA UNIFIED SCHOOL DISTRICT 0 C DEPT OF EDUCATION-GEN FUND ORANGE CO GleN. FUND OI:~N(]E COUNTY PUBLIC LIBRARY 0 C FLOOD CO .I~I'ROL DISTRICT 0 C HARBORS SEACHE8 & PARKS CSA 26 ORANGE CO V~CTOR CONTROL DIST ORANGE CO CL~ME"rERY FUND-GENERAL METROPOLITIA~ WATER DIS"r~ICT MUNI WATER DISTRICT IRVINE RANCH WATER DISTRICT IRVINE RANCH WATER DISTR~CT ID102 IRVINE RANCH WATER DISTRICT IDt21 ERAF _ TOTAL * Soume AT88¢J-.171 Run Dat~ Bonded BaeIo Levy Indibtednears Total 2002-03 Revenue · Revenu. Revertut 331.54 $ - $ 331,54 $ . $ - 54,50 $ - $ 84.S0 1.2~ $ - $ '1,28 ~S,60 171.50 $ - $ 171.50 5,~1.11 $ - $ 5,S01.11 ~,~2g. 35 $ - $ 1,129.35 - ~ . S . 2~.63 ~ - $ 2~.53 212.72 $ ' $ 212.72 252.28 $ - $ 252.29 195.01 $ $ 195.01 ~4.24 $ $ t4.24 8.34 $ - - $ 73.06 $ 73.~ - . $ , $ - 1,~8.37 $ - $ 1,878.37 ,, 10,805.12 $ 73.0~ $ I0,g78,18 12-200:3 IED 04:48 O01ihlUNI TY_DEVELOPIIENT 57331 7148342628 ,~C TAX' UNZT T~' 'LE ~. H~LTH & ~AFE~- CODE ~*- c~ OF TU~TIN - ~R~NE ~RP AIR 8TA~ON PROdECT 2002 RGPORT OF TOTAL AD VALOREM REVENUE EACH DISTRICT HA8 AVAILABLE FROM WITHIN AND OUTSIDE THE PROJECT PI The revenue data necessaW to complete this section of the Fiscal Impact Report does not currently exist because of the lmpac~.ef A.~$embh/BII~ 8. An inordinate manual effort end expense would be required of the County Audlltor-ControiJer'a staff !~ gather any reliable substitute data. Therefore, the FisCal Impact Report dOes not contain the total Ad Valorem Revenue information for the project area. . There has been inelucl~d, however, a supplemental table of comparative a~sessed velue~ for each tm(lng district to give a, relative indication of Base Year Revenue perCentage given up to the Community Redevalopmenj .Agsnoy. See Table IV (D), Supplement, ':N~R-12-2003 NEI) 04:49 PN OOMNUNITY_DEVELOPMENT 5733113 PI 07 12-2003 NED 04:50 El$/12t2~B~ 17:06 PM O01 IUNI T¥_DEVELOPYlENT 5733113 7'i4ss4262e AC TAX UNZT TABLE V. H~TN & ~~ 60DE 333~ (El G~OF TUg~N. ~RINE CORP AIR 8TA~ON PROJEOT 2002 ~P0~ OF AOENC~S ~NUE IN FIRST Y~ Pt O8 /. 2 $ 10 ff f2 f$ '/5 f? '/8 20 2,3 24 The Audtt~r-Conb-oll~tr has been advised bi/~he Communi~ Redevelopment Agent7 that no major structures and Improvements w]tt be completed within the Project boundafles during the first year, and thai'afore, we anticipate fl~e growth in value of the ama within the Pn3ject boundaries to Increaae by 2-g,5 percenL Source; Benjamin Pohgetl:j Age~y Name TUSTtN CITY TUS'FIN CITY L~HTtNG REORG RANCHO SANTIAGO COMM COLLEGE DIST ORANGE COUNTY WATER DISTRICT ORANGE CO. WATER DISTEICT, RESERVE ORANGE COUNTY '~.flSfT AUTHORITY CC SANITATION TUSTIN UNIFIED SEN FUND SOUTH OP~NeE CO COMM COLLEeE IRVINE UNIFIED SCHOOL DISTRICT SANTA ANA UNIFIEEI SCHOOL DISTRICT O C DEPT OF EDUCATION,GEN FUND ORANGE CO GEN. FUND ORANGE COUNTY [~UBLIC LIBRARY O C FLOOD CONTRGL DISTRICT O C HARBORS BEAC~HES & PARKS CSA 21~ ORANGE CO VECTOR CONTROL DIST ORANGE CO CEME'~ERY FUND-GENERAL METROPOLITIAN WATER DISTRICT MUNi WATER DISTRICT IRVINE RANCH WATER DISTRICT IRVINE RANCH WATER DISTRICT ID102 IRVINE RANCH WATER DISTRICT ID121 ERAF ; __ TOTAL 2002-03 Base Y~r Total Revenue 331,54 . 84.60 1,28 3S.60 171.50 ~,6,01.11 1,129.35 204.53 786.54 212.72 252,29 195.01 t4.24 6.34 73.06 1,878.37 10,978,18 $ 2003-04 Tax ln~rement Rev. Eetlmate ' 2% growt~ $ 6,63 1.89 0,03 0.72' 3,43 112,02 22.59 4.09 15.73 4,25 5.05 3.90 0.28 0,13 1 3'7,57 219,57 $ 2003-04 Increment Rev _;st_ imate 12% growth 39,78 10.14 0,15 4.30 20.58 67'Z. I3 135,$2 24,54 94.38 25.53 30.27 23.40 1.71 0;76 8.77 225.40 1,3'17,35 . I[111 .. R-12-2003 NED 04:50 PM OOMMUN I TY_DEVELOPMENT 5733113 7148:342628 ~C TA~( UNIT ' V! .- HEALTH & 8&FETY - CODE 3a$2~ 09 ¢[~"f OF TUSTIN - MARINE GORP AIR 8TAT~ON PROJECT 2002 REPOi~ OF A,~E~SED VALUATION EW BLOCK WITHIN THE PROJEGT P! 09 Health and S~fety Cede, 6e~lon 3332~,(f) mquir~ if requestae by the ageno~. "The a~e~sed valuation of the project ama, by block, ~or the pmm~ding five yearn, except for sta~ aaaes.~l l~perty on the beard rolL' The ~.e~se~l valuation dee neca~ary t= ~mp~ ~b ~ of ~a F~ Impact R~od does nat ~t ba~u~ ~e val~on fl[~ ~b~in~ by ~e C~n~ ~o not co~mln h~rl~l a~a~d valuea by blo~. Therebm, th~ F~I lmaa~ RepoK d~ not ~on~ln ~e pm~t~ ~-year ~a~ Y~uaflon inaction f~ ~e proposed pmje~ a~m, ' We are, how,~va& pre,,,'fdtng ftve-y~ar a~.ae,,~ valuation infom'~adon for Me entire =it~: TOTAL SECURED UNSE~IJRED City, of Turn -'~- "-~ - , FCV 2002,03 5,170,367,334 351.554,2.45 FCV 2001-02 4,869,845,891 467,71~5,74~ FCV 20~D--01 4,546,037,024 470,083,55a FOV 1999,00 4, FCV 1998-99 3,643,84 '1,2~7 473,411.995 FCV 1997-98 3.387,450,~'18 371,617,042 TOTAL, ' 5,~I,941,57~ 8,357,$II,640 5,016,120,583 4,S1~,236,272 4,1 '17,253,292 3,759,067,a6D 13ROWTN ,,._ 9.7% N/A Value of eta TueU~ MG~ - Seoured A~aer~ed Valua., Pubit; Utility Roll - 8tare Board of tSquar~'alton Unsecurecl Roll 2002.03 ., 1,090,513 2000-0~ 0 251,092 TOTAL.~ 1,090,5t3 '11 _ _ 2~1,092 r GROWTH 0,0% 334,3% 33,4.3% Chronology of Base Closure and Community Consultations on MCAS Tustin Reuse Plan In March 1991, the Department of Defense recommended the closure and realignment of the main (air operations) portion of the base. The 1991 BRAC decision mandated main base closure to occur by July 1997. Family housing areas at MCAS Tustin were identified for retention by the Marine Corps to support housing needs at MCAS El Toro. City of Tustin forms Base Closure Task Force and holds first Base Closure Task Force Meeting in March 1992. Specific Plan planning was to always include the entire military base in case of future surplus determinations for the retained housing areas. · In November 1992, a survey of 30,000 households and businesses was used to gauge public opinion and solicit input about reuse of the entire military base in general as well as specific ideas for reuse. · In December 1992, the Task Force formulated the following three possible orientations against which suggestions for reuse and specific plan planning would be guided: 1. Self-Contained Orientation - a reuse plan would be developed as a closed system focusing on itself to create a balanced community within its boundaries. 2. Integration Orientation - reuse planning would be developed by extending existing surrounding development and land use patterns to the adjacent areas of the base. 3. Market-Driven Orientation - reuse planning would be driven by market forces. In March 1993, MCAS El Toro was announced for closure negating the need to retain the family housing areas at MCAS Tustin. The 1993 BRAC Commission modified its previous decision and required closure of all portions of MCAS Tustin by July 1999. The LRA added more detail and effort to planning the reuse of the family housing areas. OEA reuse planning grant funds were approved to the LRA for this additional work and analysis for the affected family housing areas. The City of Irvine provided written concurrence to allow the City of Tustin to act as the LRA for all portions of the base located within Irvine jurisdiction. In April 1993, the LRA's economic consultant team shared with the Base Closure Task Force general and preliminary economic information concerning the economic health and commercial and residential development demand for the central Orange County region. In addition, the LRA's planning consultants presented to the Task Force general issues, opportunities and constraints associated with the site location, adjoining land uses, circulation, and existing condition. Broad land use patterns were essentially "ballooned" to identify how compatibility with adjoining or existing land use patterns could be established. A weekend workshop was held on April 24, 1993 with the public and the Base Closure Task Force to receive input on the patterns of reuse that might be considered for the entire base, in light of the issues, opportunities and constraints discussed above. · Market Demand Forecasts for the property were refined in August 1993 and a final Market Demand Forecasts report was issued in November 1993. Page 1 On October 1, 1993, the Navy/Marine Corps conducted screening for federal/military, Indian tribes, state and local agencies and other interested parties for interest in acquiring surplus property at the base. At this time the disposal of surplus federal base property followed a myriad of federal legislation and agency rules including Title V of the Stewart B. McKinney Homeless Assistance Act of 1987 (McKinney Act). The McKinney Act required homeless providers to be notified of the availability of surplus federal property. Under the McKinney Act, homeless provider responses to this notification were to be reviewed and approved by the federal Department of Health and Human Services (HHS). Because the housing areas at MCAS Tustin had not officially been determined surplus to the needs of the federal government, no homeless solicitation occurred at this time. In November 1993, responses to the Navy/Marine solicitation were provided to the LRA Base Closure Task Force for consideration and recommendation. On December 7, 1993, the Base Closure Task Force considered each response (federal, military, state and local agency or other "interested party" against the aforementioned orientations, opportunities and constraints and other consultant and public input including the following criteria: . 2. 3. 4. 5. The Tustin Vision Statement The results of the Community Opinion Survey Driving Issues Opportunity and Constraints Preliminary Market Analysis The development of the three alternative reuse scenarios occurred simultaneously with the consideration of all of the input and screening responses received by the Task Force at that time. A weekend workshop was held on December 12, 1993 to receive public and Base Closure Task Force input on the preliminary versions of the three alternative reuse scenarios. On October 25, 1994, the President of the United States signed the Base Closure Community Redevelopment and Homeless Assistance Act of 1994 (Redevelopment Act). The Redevelopment Act exempted qualified base closure and realignment property from Title V and substituted it with a new community-based decision process for disposal of surplus property to federal, state and local agencies, and the homeless. The LRA complied with the Redevelopment Act by officially requesting that the Department of Defense (DOD) accept the LRA's request to qualify to participate under the provisions of the Redevelopment Act. The DOD officially acknowledged LRA participation under the Redevelopment Act in December 1994. The Redevelopment Act required that the LRA submit the completed reuse plan to the DOD and federal department of Housing and Urban Development (HUD) by not later than October 31, 1996. Due to the fact that the DON had still not determined the family housing portion of MCAS Tustin to be surplus to the needs of the United States, the LRA requested authorization from the DOD to immediately initiate the required notice of interest process. In June 1995, the LRA received this authorization from the DOD. Page 2 On August 3, 1995, the LRA published a notice inviting Notices of Interest from state and local agencies, representatives of the homeless and other interested parties by not later than October 31, 1995. At the direction of representatives of the Department of Defense, the notice required State and local agencies which had previously submitted Notices of Interest in response to the 1993 solicitation conducted by the Navy/Marine Corps to resubmit a new Notice of Interest to comply with the requirements of the Redevelopment Act. A workshop was held on September 19, 1996 for consideration of the Notices of Interest submitted. Recommendations for disposal of base property to public agencies and homeless providers were reviewed by the LRA. On October 1, 1996, final Task Force recommendations for conveyance of Federal, military, state and local agencies and other interested parties were approved to be included in the MCAS Tustin Reuse Plan. On October 17, 1996, the Task Force reviewed and approved the Reuse Plan and Homeless Assistance Submission for forwarding to the DOD and HUD. On October 21, 1996, the Tustin City Council approved the submittal of the Reuse Plan and Homeless Assistance Submission to the DOD and HUD. The Navy declared the family housing areas surplus to the needs of the United States on December 31, 1997. On March 24, 1998, HUD notified the DOD and City of Tustin that the community's Reuse Plan complied with all base closure requirements and the Redevelopment Act. In September 1998, the City of Tustin publicly released an Errata of updates and minor corrections to the Reuse Plan. Copies of the Errata were also forwarded to HUD and DOD. Page 3 STGN TN SHEET April 16, 2003 Community Tnformation Meeting for the Proposed MCAS Tustin Redevelopment Plan