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HomeMy WebLinkAbout07 RDA SURVEY MCAS 03-06-95NO. 7 3-6-95 I n t e r- C o m DATE: MARCH 6, 1995 TO: WILLIAM A. HUSTON, CITY MANAGER FROM: COMMUNITY. DEVELOPMENT DEPARTMENT SUBJECT: REDEVELOPMENT SURVEY AREA, MARINE CORP AIR STATION, TUSTIN RECOMMENDATION It is ~recommended the City Council adopt Resolution No. 95-31 designating a survey area for redevelopment study purposes for the area including, and surrounding, the Marine Corp Air Station, Tustin. BACKGROUND Since the Marine Corps Air Station (MCAS) Tustin closure was made in late 1991, the City of Tustin and the Marine Corps have been engaged in a cooperative effort to plan for conversion of MCAS, Tustin to a non-military use. The planning effort is expected to be competed in late 1995, culminating with the anticipated adoption of a joint Reuse/Specific Plan and Joint Environmental Impact Statement/Environmental Impact Report (EIS/EIR). The Reuse Plan/Specific Plan and joint EIS/EIR will provide the necessary development regulations .and environmental documentation so that any development proposal consistent with the Specific Plan may proceed without the requirement for new or additional environmental documentation. A seventeen member Base Closure Task Force is the local organizational framework established by the Tustin City Council for reuse planning. The Task Force provides policy oversight for reuse planning and will ensure that the project proceeds in a cooperative spirit. Once a reuse plan is recommended by the Task Force it will be subsequently transmitted to the Planning Commissions and City Councils of the cities of Tustin and Irvine for recommendations and adoption of those portions of the document that related to each respective jurisdiction (since approximately 80 acres is within Irvine)-. The City has undertaken a substantial planning effort to date to prepare for the conversion of the MCAS, Tustin from military to civilian use upon its release. This effort includes preparation of economic, planning, engineering, financial and environmental stUdies. To assist with the preparation of development sites City Council Report Redevelopment Survey Area March 6, 1995 Page 2 after closure as well as to help finance the substantial infrastructure costs which will be required for development, the City through its Redevelopment Agency, is proposing to prepare and adopt a redevelopment project covering MCAS, Tustin and a number of immediately adjacent properties. The City Council and Tustin Community Redevelopment Agency has approved contracts with Katz- Hollis to provide redevelopment plan adoption services and the firm of MCDonough Holland and Allen to act as special legal counsel for preparation of the redevelopment plan. At its regular meeting of February 27, 1995, the Planning Commission reviewed the proposed survey area. By a unanimous vote, the Commisssion recommended the City Council designate the survey area as proposed by the staff. DISCUSSION The creation, of a redevelopment project area.is a lengthy legal process. The Agency has begun the preliminary work and hopes to have the MCAS, Tustin Redevelopment project area presented to the City Council for adoption before the end of 1995. The proposed preliminary timetable of initial steps in the Redevelopment Plan process through the distribution of the Preliminary Report to the affected taxing agencies is attached for your information as Attachment A. The first step in identifying the need for a new redevelopment project area, however, is the designation by the City Council of a Survey Area. The purpose of establishing a Survey Area is to formally identify the area the Agency is studying for the potential Project Area. The ultimate Project Area may end up including any portion, or all, of the Survey Area. Designation of the Survey Area does NOT constitute any formal statement that the property in the survey area will be included in a project area. Nor does the designation of a survey area require the creation of a project area and redevelopment plan. Specifically, staff is recommending the following generalized Survey Area boundaries: On-the North: The private property line adjacent to northerly right-of-way line of the Santa Ana/Santa Fe Channel or the northerly right- of-way line of the Southern California Regional Rail Authority and OCTA right-of-way of the most northerly right-of-way limits, whichever is most northerly. City Council Report Redevelopment Survey Area March 6, 1995 Page 3 · On the East: The city limits between Tustin and Irvine within the Harvard Avenue right-of-way between the north boundary of the Survey Area and the point where the city limits cross MCAS between Harvard Avenue and Jamboree Road. From this point, along the City limits between Tustin and Irvine within the Jamboree Road right-of- way. On the South: The incorporated limits of the City of Tustin with the City of Irvine, as it extends from Harvard to Jamboree and the incorporated limits between Tustin and Irvine within the Barranca Parkway right of way. · On the West: The western right of way line of Red Hill Avenue, between Barranca Parkway and Valencia Avenue, and the eastern boundary of the South Central Project Area north of Valencia Avenue. A map of the proposed survey area is included as Exhibit 1 to Resolution No. 95-31. The southeast 80 acres of the Marine Base are in the City of Irvine and are included.in Tustin's Re-use Plan. State law does allow the City of Irvine to authorize the Tustin Redevelopment Agency to create a survey area, and ultimately a project area, for this property. The staff has formally and informally offered this possibility to the City of Irvine.several times in the past year. The most recent was a formal letter to Irvine on February 8, 1995, which is attached as Attachment B. No formal authorization has yet been received from the City of Irvine. Subsequent telephone discussions with the City of Irvine have indicated they are not prepared to act before the City Council meeting on March 6, 1995. Without such action, the City of Tustin has no authority to include a pOrtion of the City of Irvine in the Survey Area. Thus, this 80 acres of the Base have not been included in the preliminary Survey Area proposed/~ .this time. ~h~isti~e Shin~i~on /%~rd ....~i~er Assistant City M~ager ~edeve~ment Program Manager rzimmer \mcas \ccsurvy. rpt 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION NO. 95-31 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN DESIGNATING A SURVEY AREA FOR REDEVELOPMENT PURPOSES WHEREAS, the City Council of the City of Tustin desires that the area of the City including Marine Corp Air Station, Tustin, and certain surrounding properties hereinafter designated be studied to determine if a redevelopment project within the area is feasible; and WHEREAS, California Health and Safety Code Section 33310 provides that a survey area for redevelopment purposes may be designated by resolution of the City Council. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUSTIN DOES HEREBY RESOLVE AS FOLLOWS: Section 1. The City Council hereby designates as a redevelopment survey area that area shown an described on the map attached hereto and incorporated herein as Exhibit 1. Section 2. The City Council hereby finds that the designated survey area requires study to determine if a redevelopment project or projects within said area are feasible. Section 3. The Planning Commission is hereby requested to carry out such study and, in cooperation with the Community Redevelopment Agency of the City of Tustin, to select a redevelopment project area, or project areas, from said survey area, and to formulate and adopt a preliminary plan for each project area selected. PASSED AND ADOPTED at a regular meeting of the Tustin City Council, held on the 6th day of March, 1995. THOMAS R. SALTARELLI MAYOR Mary E. Wynn, City Clerk · [] .I [] i.~. I I ATTACHMENT A MCAS, TUSTIN, REDEVELOPMENT PLAN PROCESS THROUGH APPROVAL OF PRELIMINARY REPORT TASKS TENTATIVE DATES Planning Commission considers surveY area February 27, 1995 City Council designates survey area Staff review of feasible project area March 6, 1995 TBD Draft Preliminary Plan submitted , Final draft of Preliminary Plan submitted Planning Commission consideration of Preliminary Plan Preliminary Plan forWarded tom taxing entities Begin consultations with taxing entities Draft Redevelopment Plan submitted' Final draft of Redevelopment Plan accepted and transmitted to taxing entities Draft Preliminary Report submitted Final Preliminary Report accepted and transmitted to taxing entities TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD - TO BE DETERMINED ATTACHMENT B Office of the City Manager · February 8, 1995 City of Tustin 300 Centennial Way Tustin, CA 92680 (714) 573-3010 FAX (714) 832-0825 Mr. Paul Brady, Jr. City Manager City of Irvine one civic Center Plaza P.O. Box 19575 Irvine, California 92713 Dear Paul: The City of Tustin staff have previously informed Peter Hersh, of .your staff,-as early as spring of 1994, that the Tustin City CoUncil has authorized Tustin staff to' proceed with creation of a redevelopment project area to facilitate redevelopment of that portion of the MCAS, Tustin within the City of Tustin. In proceeding with preparation of a redevelopment project for MCAS, Tustin, the city has hired the redevelopment firm of Katz-Hollis and secured the redevelopment legal services of David Beatty from McDonough, Holland and Alle~. Since approximately 80 acres'6f the 1,594 acres, at MCAS, Tustin is within the jurisdiction of Irvine, we recommended to Irvine staff that Tustin might support inclusion.of that portion of the base within Irvine within a joint redevelopment project area consistent with the legal requirements of Article 2, Chapter 3, of the Community Redevelopment Law. Tustin staff felt that this would provid~ additional tax increment revenue to Irvine from the Irvine properties on the base that would help off-set infrastructure needs related to reuse on these properties. There was also the issue of ~roperties in Irvine north of Warner that would have their only access .point through portions of the base within the City of Tustin. Irvine staff indicated that they would explore this opportunity, .seek legal advice and get back to the City. We understand the particular sensitivity~ that Irvine has in never having previously adopted a Redevelopment Project Area. Tustin st~ff~discussed with Peter Hersh two.alternative procedures · for the joint adoption of a redevelopment plan that are identified in Community RedeVelopmentLaw' A summary of these two alternative approaches is enclosed for your information (Exhibit A). In summary, the first alternative (Alternative One) provides for the jOint .exercising of redevelopment powers between two communities. This may involve joint meetings and hearings between member bodies, separate meetings and hearings by public bodies or the designation of one community to act as the lead responsible entity (while Paul Brady Redevelopment Project Area February 8, 1995 Page 2 conducting separate meetings and hearings). The second alternative (Alternative Two) would give'one community the ability to act as the redevelopment agency as may be authorized by. ordinance.' We communicated that the Alternative Two procedure' was the only alternative aCceptable to the City of Tustin, with authority given to the Tustin Community Redevelopment Agency. The Tustin Redevelopment Agency is already in place and we already. have over 700 acres in two redevelopment project areas within the City. The City of Tustin has also already been identified as the lead reuse authority for MCAS, Tustin by the Department of Defense and State of California. The Alternative Two procedures would make the pla~ adoption process much more manageable. Issues regarding implementation of the redevelopment plan such as the allocation of tax increment revenue generated from Irvine properties on the base, and review and approval of development of Irvine properties can be addressed under a joint powers agreement which we can proceed during the adoption process of the plan, without delaying the plan adoption process. Since we have not yet heard back from your staff on the above issue, the CitY is now at a point where we must proceed with designation of a survey area'by the Tustin City Council. This is the first step in the redevelopment plan adoption process. A draft outline of initial steps in adoption of a'redevelopment project for the MCAS, Tustin is attached (Exhibit B). The survey area establishes the area from which the Planning Commission, in cooperation with the AgencY and City Council will select the boundaries of the redevelopment project area. It is our intention for the Tustin City Council to adopt a resolution designating the survey area on March 6, 1995. If Irvine is interested in benefiting frOm the creation .of the Redevelopment Project Area · under the Alternative Two approach discussed above, we would request concurrence for inclusion of Irvine properties .in the survey area by the city of Irvine. However, the City of Tustin would need to know within the next two weeks whether this would be confirmed by Irvine City Council action. Even 'without Irvine's participation, the City of Tustin will proceed with designation of a survey area and ultimately adoption of a redevelopment area for that portion of the base within the City of Tustin. Paul Brady Redevelopment Project Area February 8, 1995 Page 3 I would strongly suggest that we schedule a meeting between the cities'of Tustin and Irvine involving each City's key management staff and legal counsel as soon as possible. RecOgnizing how busy you are with the Orange County bankruptcy issue, Christine Shingleton will give Allison Hart a call to discuss this issue and for scheduling of the proposed meeting. Sincerely, William A. Huston City Manager cc: Christine Shingleton Dana 0gdon Rick Zimmer Robert Johnson Oliver Doll Peter Hersh : t~H: CAS: br:/rdpj area. ttr