HomeMy WebLinkAboutRDA SO CENTRAL RDA 07-01-85 REDEVELOPMENT AGENCY
7-1-85
Inter- Com
DATE: JLILY 1, 1985
TO:
FROM:
SUBJECT:
HONORABLE CHAIRNAN AND W_NBERS OF REDEVELOPMENT
R. KENNETH FLEAGLE, CONSULTANT
SOUTH/CENTRAL REDEVELOPMENT PROJECT PLAN ANENi)NENT AND REPORT
BACKGROUND:
Sections 33351 and 33352 of the Health and Safety Code require the Redevelopment
Agency to approve a redevelopment plan and to submit it to the City Council,
accompanied by a report.
The content of the report is specifically delineated to provide information for
the City Council to make a determination on the feasibility of the Redevelopment
Plan.
The plan amendment and report have been prepared in compliance with the law.
Upon receipt of the plan and report, the City Council schedules a joint public
hearing before the council and Redevelopment Agency.
A public hearing must be advertised for four successive weeks prior to the
hearing date. The hearing date for the Enviornmental Impact Report and
South/Central Redevelopment Project Amendment has been advertised for July 15,
1985.
RECO~qENDED ACTION:
Approve the South/Central Redevelopment Project Plan Amendment and Report and
transmit it to the City Council by adoption of RDA Resolution No. 85-8.
R. KENNETH FLEAGLE~/
Community Development Consultant
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RDA RESOLUTION NO. 85-8
A RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF TUSTIN ADOPTING A
REPORT AND TRANSMITTING REPORT, PROPOSED AMENDMENT, AND EIR 85-1 FOR THE
SOUTH/CENTRAL REDEVELOPMENT PROJECT AMENDMENT.
The Redevelopment Agency of the City of Tustin hereby resolves as follows:
The Redevelopment Agency hereby finds and determines the following:
Ae
Pursuant to Section 33352 of the Health and Safety Code, a
report has been prepared for evaluation of the proposed
SouthTCentral Redevelopment.Project Plan Amendment.
The Planning Commission conducted a public hearing on the Draft
EtR 85-1 for the proposed amendment and by Resolution No. 2241,
recommends certification of the EIR and approval of the proposed
South/Central Redevelopment Project Plan Amendment.
Ce
A public hearing on Draft EIR 85-1 and the proposed plan
amendment for the South/Central Redevelopment Project has been
duly advertised in the Tustin News and by certified mail to all
property owners within the amended area boundaries, for said
hearing to be conducted on July 15, 1985.
II. The Redevelopment Agency hereby:
A. Adopts and transmits its Report and Environmental Impact Report
85-1 to the City Council.
B. Approves the proposed Redevelopment Plan Amendment and submits
it to the City Council for hearing and adoption.
Requests a joint public hearing on the Redevelopment Plan
Amendment and EIR to be scheduled for July 15, 1985 at 7:00
p.m. in the City Council Chambers.
PASSED AND ADOPTED at a regular meeting of the Tustin Redevelopment Agency
held on the day of , 1985.
FRANK H. GREINKE
Chairman
MARY WYNN
Secretary
RE PO RT
SOUTH/CENTRAL REDEVELOPMENT
PROJECT' AMENDMENT
C~Y OF TUSTIN REDEVELOPMENT AGENCY
I JULY 1985
REPORT TO THE CITY COUNCIL
AND REDEVELOPMENT AGENCY
Amendment No. I To The South/Central
Redevelopment Project Area
July 1985
TABLE OF CONTENTS
I. INTRODUCTION
II. REASONS FOR SELECTION OF PROPOSED PROJECT AREA
III. PROPOSED PROJECTS AND BENEFITS.
A. Transportation Improvements
B. Storm Drain Improvements
C. Resulting Benefits
IV. DESCRIPTION OF PHYSICAL, SOCIAL AND ECONOMIC CONDITIONS
A. Existing Physical Conditions
B. Existing Social Conditions
C. Existing Economic Conditions
V. PROPOSED METHOD OF FINANCING REDEVELOPMENT OF PROJECT AREA
A. General Financing Methods Available to the Agency
B. Estimated Project Costs
C. Proposed Financing Methods
D. Tax Increment Limitations and Requirements
VI. PLAN AND METHOD OF RELOCATION
VII. ANALYSIS OF PRELIMINARY PLAN
VIII. REPORT AND RECOMMENDATIONS OF THE PLANNING COMMISSION
IX. PROJECT AREA COMMITTEE RECORD
X. PROJECT AREA ENVIRONMENTALIMPACT REPORT
XI. REPORT OF COUNTY FISCAL OFFICER
XII. ANALYSIS OF COUNTY FISCAL OFFICER'S REPORT
XIII. CONSULTATIONS WITH COUNTY AND AFFECTED TAXING AGENCIES
APPENDIXES
A. FINANCIAL REPORT, STANLEY HOFFMAN ASSOCIATES
B. DRAFT EIR 85-1 AND RESPONSES
C. SOUTH/CENTRAL REDEVELOPMENT PLAN AND AMENDMENT NO. I
EXHIBITS
A. MAP AND LEGAL DESCRIPTION
B. PHOTOGRAPHS OF THE SUBJECT AREA
C. TRAFFIC VOLUMES
D. PLANNING COMMISSION REPORT
E. ADVISORY COMMITTEE REPORT AND MINUTES
F. REPORT OF COUNTY FISCAL OFFICER
G. NOTICE AND INVITATION FOR CONSULTATION
REPORT
SOUTH/CENTRAL REDEVELOPMENT PROJECT AMENDMENT
REDEVELOPMENT AGENCY
TUSTIN, CALIFORNIA
JULY 1, 1985
I. INTRODUCTION
Section 33352 of the Health and Safety Code (Community Redevlopment Law)
requires the Redevelopment Agency to submit a report, to accompany the proposed
redevelopment plan, to the City Council prior to the joint hearing for adoption
of the plan. This report satisfies the requirement of law and is in
justification of the proposed project amendment.
II. REASONS FOR SELECTION OF PROPOSED PROJECT AREA
The area proposed for the South/Central Project area amendment is contiguous to
the existing South/Central project area. Proposed public improvements for the
South/Central area (Newport overpass) extend into the amendment area. Land and
improvements must be acquired within the amendment area to implement public
improvements related to the South/Central project.
Blight exists within the amendment area caused by mixed land uses, lack of
adequate development standards, inadequacy of public improvements, deficient
circulation system, transition of the character of land uses, and irregular
shaped lots.
Public improvements required to enable the area to develop or redevelop are so
extensive and costly that it is not reasonably expected that the disuse and
abandonment of sites could be reversed or alleviated nor could new development
take place by private enterprise acting alone.
The project area was thus selected for the purpose of eliminating and preventing
blight, the extension of public improvements, and the logical extension of the
South/Central project area to contiguous properties.
III. PROPOSED PROJECTS AND BENEFITS
A. Transportation Improvements
The arterial highway system serving the South/Central Rdevelopment Project
area is inadequate to serve existing local and regional traffic demands.
Projections to the year 2,000 show that the average daily traffic volumes
within the area will increase by 564 percent. Even with improvements to Red
Hill and Edinger to six travel lanes, the projected traffic demands will
exceed their capacity.
In the interest of finding a feasible solution to the existing and
projected traffic problems, Austin-Foust Associates, Inc. were commissioned
to design feasible strategies to accomodate the demands. The proposed
circulation plan is shown by Fig. 1.
,,mr--.
AUSTIN-POUST ASSOCIATES, lNG,
Figure -1
PROPOSED CIRCLU.~TION PLAN
Report
Page Two
The transportation improvements included in this section of the preliminary
report are feasible alternatives extracted from the draft report of
Austin-Foust Associates, and will be further refined upon adoption of the
Project Amendment and the submission of plans and specifications for
approval of the City Council, Redevelopment Agency, and responsible
transportation agencies.
Newport Avenue Southerly Extension
Newport Avenue is proposed for southerly extension by grade separation
over the Santa Aha (F-10) Flood Control Channel, ATSF Railroad
mainline, and Edinger Street to interconnect with Valencia.
2. Relocation of Costa Mesa Freeway (SR-55) Ramps
The Northbound off-ramp to Edinger Avenue would be deleted and
replaced by a northbound on and off ramp at Valencia.
3. Internal Circulation Improvements
Circulation improvements southerly of £dtnger will vary depending upon
the alternative design that is selected. All alternatives will require
a connection to the Valencia freeway ramp. Amoung the alternatives are
a new roadway parallel to Del Amo and the realignment of a section of
Edinger Street.
Edinger Street Improvement
Edinger will be widened to full six-lane arterial from Red Hill to
SR-55 with public improvements consisting of street lights, fire
hydrants, sidewalks, median and parkway landscaping.
5. Red Hill Avenue Improvement
Red Hill Avenue will be widened to full six-lane arterial within the
project limits.
6. Traffic Signals
Traffic signals will be replaced at Red Hill intersection with Edinger
and Valencia and a new signal will be required at Red Hill and
Industrial Drive.
B. Storm Drain Improvements
Storm drains will be constructed to carry flood waters from the interior of
the project area to the Redhill storm drain (FO 9 P15) to the Barranca
Channel (F 09).
Report
page three
C. Resulting Benefits
The following benefits will accrue to the city of Tustin, its residents,
and the region as a result of the proposed amendment to the South/Central
Redevelopment Project:
Abandoned industrial sites will be redeveloped and placed back into
productive use, thereby creating employment opportunities and
increased values.
Land areas that cannot be developed due to the inadequacy of public
improvements related to traffic circulation and storm drainage can be
developed as a result of governmental assistance by the redevelopment
agency.
Funds can be acquired for housing assistance to low income families.
Regional benefits will accrue by providing increased traffic capacity
for Redhill Avenue and Edinger Street and by providing an alternative
north/south arterial.
The extension of Newport Avenue will relieve congestion at freeway
interchanges and reduce the traffic demand on Redhill Avenue.
Emergency services can be more readily provided to the project area by
the construction of a grade separation for Newport Avenue and the ATSF
Railroad.
The elimination of blight, due to the disuse of the land within the
project amendment area caused by inadequate public improvements, and
the construction of major traffic circulation improvements that could
not be reasonably expected to be made by private enterprise acting
alone.
IV. DESCRIPTION OF PHYSICAL, SOCIAL AND ECONOMIC CONDITIONS
A. EXISTING PHYSICAL CONDITIONS
Project Location. The area under consideration is depicted by the map
shown as Exhibit A. It is bounded on three sides by major traffic
arterials - Redhill Avenue, Edinger Street and the Costa Mesa {Route
55) freeway, as further defined by the attached legal description.
Land Uses and Acreage. The total acreage of the area is + 137.746
acres of which + 110 acres are in private ownership with the~emaining
acreage in pubic right-of-way. The area is urbanized with 63 acres
developed or previously occupied for urban uses in accordance with the
zoning ordinance.
AM~NDM~N'I'
6t7¥ ~F' 'ru~TiH
LEGAL DESCRIPTION FOR 7~ME~'~MENT
TO THE SOUT[4/CEN?PAL AEDEVELOPM_ENT PROJECT AREA
iN T?iE CITY OF TUSTIN
That portion of Lots 65, 66, 67, 78, 79, 80, 81, 82 and 83 in
B..ocR 10 of the Irvine~,~u~d~ision,~ _ as shown, on a map recorded
Book 1, Page 88, of Miscellaneous Maps, records of Orange County,
and that portion of Section 16, Township 5 South, Range 9 k'est,
San ~ernardino ~eridian, all being in the City of Tustin, County
of Orange, State of California, described as follows:
B.~GINNING at the Southerly corner of the existing boundary of the
South-Central Redevelopment Project Area adopted by the City of
Tustin per Resolution No. 81-13 on December 7, 1981, said
Southerly corner being the intersection of the Southwesterly
prolongation of the Southeasterly line of.Red Hill Avenue (60
foot half-street) and the Southeasterly prolongation of the
Southwesterly line of Edinger Avenue (formerly Moulton Parkway,
~0 foot half-street);
Thence leaving said ex,sting South-Central Redevelopment /ro~ect
Area boundary along said Southeasterl~ line of Red Hill Avenue
~nd its Southwesterly prolongation, South 39o53, 23" West 890.57
feet to an angle point in said Southeasterly line;
Thence continuin~ alon~ said Southeasterly line of ~ed Hill
Avenue North 50006' 07 West to an angle point on said South-
easterly line of ~ed Hill Avenue. (50 foot half-street); Thence
contiDuing along said Southeasterly. line of Red Hill Avenue an'd
its Southwesterly prolongation South 39053'23'' ~est 1360~95 feet
to a point on the Southeasterly prolongation of the Southwesterly
line of Valencia'Avenue (40 foot half-street); _
T~e~ce along said Southwesterly line and said Southeasterly
prolongation of Valencia Avenue North 5~ 05' 12" %'est 2660.97
feet to a point on the existing City of Tustin '~oundary 'created
by the Warner-Sycamore Annexation adopted eS Ordinance No. .245,
d~ted Pecember 2, 1963 and the Irvine-Myford Annexation ~o. 81
adopted as 0rdin%nce No. 716, dated April 4, 1977, said City of
Tustin 3oundary also being the Southeasterly line of 01d Newport
Avenue (30 foot half-street);
Thence along said existing City o~ T~stin ~oun~ary through the
following courses and distances: ~orth 39053'38'' East 22~0.81
feet, more or !~ss, North 50006'22" '/est 60.00 feet, ~orth
39053'38,' East 20.00 feet to a point on said existing boundary
of,. the South-Central Redevelopment Project Area, also being on
the Northwesterly prolongation of the previo~s!y said
Southwesterly line of. Edinger Street (40 foot half-street);
Thence along said existing boundary of the South-Central
Redevelopment Project Area South 50006'07" East 2730.77 feet to
the POINT OF BEGINNinG
The above described ].and contains 137.746 acres, more or ]ess.
Report
page four
Structures and Conditions. The subject parcels were previously
reserved for rail uses by the Santa Fe Railroad and were developed by
industries requiring large amounts of outside storage area and small
capital investments in improvements. Typical of the users which have
abandoned the sites are Boise-Cascade prefabrication facilities and
other lumber and building products industries.
Upon expiration of leases, a demand no longer existed for the typical
uses within the area. Neither does a market demand exist for the
vacant parcels reserved for rail users. As a consequence, former
building sites are abandoned and serve as trash deposits.
Existing development consists of a variety of industrial type users,
with some limited commercial orientation, outdoor storage areas, and
vacant land. The predominant commercial activities are a
building products store and a retail landscape nursery. A beer
distributor is the primary warehouse facility. Primary industrial
tenants are manufacturers of plastic products and a small chemical
distribution facility.
The inclusionary character of the industrial zone has authorized a
mixture of commercial and industrial land uses characterized by
minimum site improvements. There is no continuity nor theme within
the area and a blighting condition results from the abandonment of
outdoor storage sites. The character of the area is depicted by
Exhibit B. The vacant parcels that have not been previously developed
are leased for truck farming, which mitigates against the appearance
of blight for undeveloped areas.
4. Properties
(A) Inadequacies of Public Improvements and Facilities
(1) Traffic Circulation Deficiencies
Edinger Street is the major east-west arterial extending
through the northern part of the site and connecting with
the Costa Mesa {Route 55) freeway on the west and extending
to Moulton Parkway in an easterly direction to the city of
Irvine.
Redhill Avenue provides access along the easterly project
boundary. This is a major arterial highway with the limited
capacity of a four-lane arterial. Valencia Avenue forms the
southerly boundary of the site. Del Amo bisects the site
between Valencia and Edinger. Existing average daily
traffic volumes for the area are shown by Exhibit C. The
transportation system comprises a major constraint upon the
development of the property.
Report
page five
North-south traffic congestion is the prime factor of
concern for city residents. Related to the project area are
the improvement of Redhill Avenue and the extension of
Newport Avenue southerly to interconnect with the Costa Mesa
Freeway southerly of Edinger Street.
Preliminary findings indicate that the extension of Newport
Avenue from its southerly terminus will require a grade
separation and elevated roadway crossing the ATSF RR
mainline and the F-lO Flood Control Channel and extending
into the amended project area. At the present, Newport
Avenue terminates at the F-lO channel.
The inadequacy of the circulation system to accommodate
existing traffic demands and the inordinate expense to
accommodate existing and future demands resulting from new
developments is a major justification for inclusion of the
area in a redevelopment project.
(2) Drainage Deficiencies
The terrain is level with no major grading required for
development. With truck farming and cultivation of large
areas of vacant land, sheet flood occurs without damage to
existing structures within the area. Drainage flows in a
southerly direction to the F 09 (Barranca) channel. The F
09 P 15 storm drain extends to the F 09 channel along
Redhill Avenue from a point 350 feet southerly of Edinger.
With the exception of 600 feet of storm drain on the
easterly terminus of Valencia Avenue, there are no storm
drain facilities serving the interior 100 acres.
To enable development and redevelopment of the vacant land
areas, a storm drain system will be required to transmit
storm waters to the F 09 channel.
(B) Configuration of Lots
Lots and parcels within the subject area were designed to
accommodate rail spurs. The development of the area by non rail
users will eliminate the necessity for irregular shaped lots and
will permit the realignment of lot lines.
B. Existin~ Social Conditions
There are no residential properties within the area proposed for amendment
to the South/Central Project Area.
Report
page si x
Development and redevelopment of the amended area will create employment
opportunities and demand for housing accommodations.
The adjoining South project area contains 2,279 dwelling units in 557
structures. There are 116 condominium units, 88 mobile homes, 1956
apartment units, and 118 single family residences. The Regional Housing
Authority Model prepared by the Southern California Association of
Governments shows a current need of 2,456 low and very low income
households in need of housing assistance. The South/Central Project
represents the highest density, lowest income, and greatest need within the
city's jurisdiction for housing assistance. (See City of Tustin Housing
Element) The Housing Element of the City of Tustin proposed the allocation
of tax increment funds (20%) for housing assistance to low income
households. With the diminishing of federal and state funds for housing
assistance, the housing set-aside of tax increment revenues appears as the
only viable alternative to provide housing accommodations for low income
families.
C. Existing Economic Conditions
1. The following industries and commercial establishments are located
within the area:
ASSESSORS PARCEL
430-253-03
430-251-04
430-251-03
430-251-09,10
430-251-07,08
430-253-05
430-261-02
430-261-03,05,06
430-261-09
430-262-03
OW#ERSHIP USE
Amplyco Properties
Champion Plywood Products
Harry J. O'Donnell
Wickes Building Materials
Harry J. O'Donnell
Nurseryland Garden Center
Martin Enterprises
Kerr Glass Warehouse
Coors Distributing
Coors Beer Distributing
Santa Fe Land
Vacant R&D Building
Kol 1 Co.
Business Center Mixed
(Industrial,retail+service)
E1 Paso Polyfins Co.
Plastic Products Manuf.
John Underwood
Food Products Warehouse
Foremost-McKesson
Chemical Warehouse and
Distribution
430-262-05
Enterprise 7
Protection Management
Volunteer Health Care
430-212-06 Reed LeVecke Liquor Distribution
Report
page seven
A portion of the area at Red Hill and Edinger has been approved as the
site of a development by Pacific Bell, a public utility. The proposed
453,000 sq. ft. structure will use-up all of the capacity of the road
system to accommodate the workers and will require staggered employee
work hours as an interim mitigating measure.
V. PROPOSED METHOD OF FINANCING REDEVELOPMENT OF PROJECT AREA
General Financing Methods Available to the Agency.
i. Tax Increment Revenues. The primary source of funding for
Redevelopment project area is tax increment revenues pursuant
Section 33670 et. seq. of the California Health and Safety Code.
the
to
Assessment District. The high cost of public improvements will
probably require the creation of an assessment district for a
proportion of the costs of public improvements directly related to the
properties within the project area.
o
Development Fees. The City Council by Ordinance No. 930 adopted on
May 20, 1985, imposed a development fee upon new and redevelopment
projects within the area to recoup partial costs of improvement to the
circulation system. The rate imposed by type of use is as follows:
Commercial/Offt ce
R&D
Industrial
$2.60 per sq. ft. of building area
$1.80 per sq. ft. of building area
$1.00 per sq. ft. of building area
B. Estimated Project Costs
Transportation improvements alone will require as expenditure between $10.6
million and $13.2 million, depending upon the alternative design selected
for the extension of Newport Avenue. (Source: Table IV-2, South
Newport-Edinger Circulation Study, Austin-Foust Associates.)
Flood control facilities and public improvements for existing properties
are estimated at an additional $1.4 million, for a total project cost
ranging from $11 to $14.6 million.
C. Proposed Financing Methods
The 1984-85 Value of property within the project area as assessed by the
Orange County Tax Assessor is $32,373,868 and $11,714,840 as assessed by
the State Board of Equalization for a total assessed value of $44,088,703
for the base year. Tax increment, less the 20% housing set-aside, will
range from $631,000 to $1,262,000 over a ten year period commencing in
1986-87.
Report
page eight
A projection of revenues to the Redevelopment Agency and city General Fund
is shown by the report of Stanley R. Hoffman Associates, Appendix A.
Battle-Wells Associates have been commissioned to determine the bonding
capabilities of the Redevelopment Agency from the tax incremental revenue
of the project area.
Circulation improvement fees are projected to generate $$ million over the
life of the project with the balance of improvement costs to be financed by
the Redevelopment Agency. Pending further analysis, it is assumed that the
net proceeds of tax increments will be required to finance public
improvements.
Deducted from the gross tax increment from the project area are:
1. 20~ of revenues for housing assistance
2. $2,000 per year after 1990 payable to the O.C. Water District.
3. Entitlement of increases in the assessed value of taxable property in
the project area (2~) as of the base year, pursuant to Section 33676
of the Community Redevelopment Law.
D. Tax Increment Limitations and Requirements
Due to the potential time lag between the construction and financing of
public improvements and the development and redevelopment of private
properties, tax increment revenues will not accrue to the Agency at an
equal or constant rate. Only upon ultimate development will tax revenues
be adequate to finance public improvements. For the above stated reason,
the maximum tax increment that could be realized from the project upon
ultimate potential development is established as the tax increment
limitation of $2.5 million per year.
It is also noted that the tax increment is reduced by the obligations
listed in Section C, above, and by an understanding between the Executive
Director of the Redevelopment Agency and the County Administrative Office
whereby funds in excess of those required for debt service and housing
set-aside would revert to the County of Orange for allocation to County
governed taxing districts and agencies.
The South/Central Redevelopment Project was adopted on August 1, 1983 with
a thirty year life. this limitation upon bonded indebtedness is determined
to be adequate for the amended project area.
VI. PLAN AND METHOD OF RELOCATION
Minimal displacement is anticipated within the project amendment area due to the
transitional nature of businesses and the availability of vacant land. There
are no residential dwelling units within the area and no relocation or housing
requirements for displaced families. In the event that implementation of the
project requires relocation of businesses or industries, relocation assistance
will be provided pursuant to existing law and Section IV of the Redevelopment
Plan of the South/Central Project.
Report
page nine
VII ANALYSIS OF PRELIMINARY PLAN
There are no significant differences between the preliminary plan and the
proposed redevelopment plan amendment. Further analysis of tax revenues confirm
initial estimates. Area boundaries remain as initially proposed. The only
significant change is the commencement of construction of an office and
communications center by Pacific Bell on the northeasterly boundaries of the
project area at Red Hill and Edinger.
VIII REPORT AND RECOMMENDATIONS OF THE PLANNING COMMISSION
The Planning Commission conducted an advertised public hearing on June 10, 1985
to consider Draft Environmental Impact Report (DEIR 85-1) for the South/Central
Redevelopment Project Amendment.
Communications were received from the Public Utilities Commission and the city
of Santa Aha. The letters were acknowledged and staff was directed to respond
to the concerns of the city of Santa Ana.
The Commission's findings
No. 2241 and the minutes
incorporated herein.
are incorporated in Planning Commission Resolution
of the meeting of June 10, 1985 as extracted and
The findings and recommendations are as follows:
Draft EIR 85-1 adequately address the environmental impact of the proposed
project; provides mitigating measures; and should be certified by the City
Council.
2. The South/Central Redevelopment Project Amendment is in conformance with
the applicable elements of the Tustin General Plan.
3. The Commission recommends that Section 600. Limitations on Finances, be
amended to read: "The average yearly tax increment which may be collected
shall not exceed 2.5 million dollars." and Section 700. Limitation on
Bonded Indebtedness, be amended to read: "The South/Central Redevelopment
Area may not exceed fifteen million of outstanding bonded indebtedness to
be paid for through tax increment funds."
4. The Commission recommends to the Redevelopment Agency and City Council
that the South/Central Redevelopment Project Plan Amendment be approved and
adopted.
IX PROJECT AREA COMMITTEE RECORD
The Project Area Committee reviewed the Project Amendment Plan during its
preparation and Draft Environmental Impact Report 85.1
Planning Commission Minutes
June 10, 1985
page nine
10. VARIANCE 85-3
Applicant:
Location:
Request:
James Needham on behalf of Basic Shelter, Inc.
510 S. "C" Street ~
Authorization to vary from the requirements for the width of the
lot and the size of garages in the multi-family residential
(R-3) zone
Presentation:
Mary Ann Chamberlain, Associate Planner
Chairman White opened the public hearing at 10:35 p.m. James Needham, applicant,
made himself available for questions. White closed the hearing at 10:38 p.m.
Puckett moved, McCarthy second to approve Variance 85-3 by approving Resolution
22¢2. Motion carried 4-0.
11. YORBA STREET STUDY
GENERAL PLAN AMENDMENT NO. 85-1
ZONE CHANGE 85-5
SPECIFIC PLAN NO. 9
Applicant:
Location:
Request:
City of Tustin
Certain properties located on Yorba Street between First Street
and Irvine Boulevard.
To amend the General Plan designations, zoning designations and
to create a specific plan establishing development guidelines
Presentati on:
Jeff Davis, Associate Planner
Chairman White opened the public hearing at 10:46 p.m. Seeing no one wishing to
speak he closed the hearing at 10:46 p.m. Wetl moved, Puckett second to approve
General Plan Amendment No. 85-1. Motion carried 4-0. Puckett moved, Well second to
approve Zone Change 85-5. Motion carried 4-0. Puckett moved, Well second to approve
Specific Plan No. 9. Motion carried 4-0.
12. SOUTH/CENTRAL COMMUNITY REDEVELOPMENT DEIR AND PROJECT PLAN
Review and consideration of a Draft Environmental Impact Report (EIR 85-1) for the
proposed amendment to the South/Central Redevelopment Project. The subject
properties are located in the territory bounded by Edinger, Redhill Avenue, Valencia,
and the Costa Mesa {SR-55) Freeway. Copies of the Draft EIR are available for
inspection at the Community Development Department in Tustin City Hall and the Tustin
Branch of the Orange County Library.
Presentation:
Dr. R. Kenneth Fleagle, Consultant
Chairman White opened the public hearing at ll:O0 p.m. Seeing no one wishing to
speak he closed the hearing at 11:00 p.m. Well moved, McCarthy second to approve by
adopting Resolution 2241. Motion carried 4-0. Puckett moved, Well second to
authorize by Minute Order a response to the City of Santa Aha.
EXHIBIT "D"
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
23
24
26
27
28
RESOLUTION NO. 2241
II.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN RECOMMENDING APROVAL OF THE
SOUTH/CENTRAL REDEVELOPMENT PROJECT AMENDMENT
AND CERTIFICATION OF EIR 85-1
The Planning Commission finds and determines as follows:
A Draft Environmental Impact Report (DEIR 85-1) has been
prepared, circulated, and noticed for public hearing on June 10,
1985 for the purpose of evaluating the environmental impact of
the proposed amendment to the South/Central Redevelopment
Project Area.
Oral and written comments have been received pertaining to DEIR
85-1 and have been incorporated, with responses, in the minutes
of the Commission meeting and the Draft EIR.
The proposed South/Central Redevelopment Project Amendment is in
conformance with the Preliminary Plan as recommended for
approval by the Planning Commission Resolution No. 2197.
The proposed South/Central Redevelopment Project Amendment is in
conformance with the General Plan of the city of Tustin.
The Planning Commission hereby recommends to the City Council and
Redevelopment Agency of the city of Tustin as follows:
· A. That Draft EIR 85-1 be certified as having adequately addressed
the environmental impacts of the proposed amendments and that
mitigating measures have been proposed.
B. That the proposed amendment to the South/Central Redevelopment
Project Area is in conformance with the Tustin General Plan and
should be adopted by the Redevelopment Agency and City Council.
C. That Sections (600) Limitations on Finances and (700) Limitation
on Bonded Indebtedness of the South Central Project Plan should
be amended to authorize 2.5 million dollars annual increment and
15 million of outstanding bonded indebtedness to be paid for
through tax increment funds.
PASSED AND ADOPTED a~ a regular meA~ting of the Tustin Planning
Commission held on the ,/~] day of ~/~/~,~_~--~' , 1985.
D~~N~O~R~,~rn~g~Se~cretary
RONALD H. WHITE, Chairman
EXHIBIT "D"
S'FAT~ OF CALIFORNIA)
COUNTY OF ORANGE )
CITY OF TUSTIN )
DONNA ORR, :he undersigned, hereby
~ecretary of the Planning Commission ~er%ify tha: I am :he Recording
' :he City of Tusi:in,
California; thai: Resolui:ion No. ~.~ was duly passed and adopi:ed~a~t
a regular ~)eeting of the Tus~n_?la~nlng Commission, held on the //~]
day o , 19 ~
'DON)IA ORR
Recording Secretary
May 28, 1985
Honorable Chairman Frank Greinke
and Members
Tustin Redevelopment Agency
300 Centennial Way
Tustin, CA 92680
Honorable Chairman and Members:
The Advisory Committee of the South/Central Redevelopment Project has reviewed
the Environmental Impact Report and the proposed amendment to the South/Central
Redevelopment Project.
The Committee finds that the Environmental Impact Report addresses their
concerns, and by unanimous action of the Committee on May 15, 1985 endorses and
recommends approval of the South/Central Redevelopment Project Amendment.
Sincerely,
South/Central Advisory Committee
LS:RKF:do
EXHIBIT "E"
MINUTES OF THE MEETING OF THE
ADVISORY COMMITTEE FOR THE
SOUTH/CENTRAL REDEVELOPMENT PROJECT
May 15, 1985
I. CALL TO ORDER
The meeting was called to order by Chairman Sutherland at 7:30 p.m. in the
conference room at City Hall, 300 Centennial Way.
II. ROLL CALL
Committee members present:
Lawrence E. Sutherland, Chairman
Elmo Anderson
Jeffrey K. Gwin
Mary Lilly
Committee members absent:
Jon Harrison
Jeff McElderry
III. APPROVAL OF MINUTES
By unanimous consent, the minutes of the meeting of April 10, 1985 were
approved as drafted.
IV. PRESENTATION AND DISCUSSION
The Draft Environmental Impact Report was reviewed and findings discussed.
Questions were related to assumptions in the appendix, responses to other
agencies, new employees in the area, and rate of development.
V. ACTIONS
The Committee determined that the Environmental Impact Report, upon
initial review, addressed the concerns of the Committee. Members of
the Committee were to direct individual comments to the secretary, who
would share the comments with other members, and the chair would call
a meeting if deemed desirable.
Advisory Committee Minutes
May 15, 1985
page two
It was moved by Gwin, seconded by Anderson to recommend to the
Redevelopment Agency and City Council approval and endorsement of the
Redevelopment Plan for the South/Central Project Amendment.
Ayes:
Anderson
Gwin
Lilly
Sutherland
Noes: None
Absent: McElderry
Harrison
VI.
ADJOURNMENT
At 8:35 p.m. the Chairman adjourned the meeting to the next meeting to be
held upon call of the Chair.
Secretary
LAWRENCE E. SUTHERLA~,~,).
Chairman
MINUTES OF THE MEETING OF THE
ADVISORY COMMITTEE FOR THE
SOUTH/CENTRAL REDEYELOPMENT PROJECT
April 10, 1985
I. CALL TO ORDER
The meeting was called to order by Chairman Sutherland at 7:45 p.m. in the
conference room at City Hall, 300 Centennial Way.
II. ROLL CALL
Committee members present:
Committee members absent:
Lawrence E. Sutherland, Chairman
Elmo Anderson
Jeffrey K. Gwin
Jeff McElderry (arrived late)
Staff members present:
Jon Harrison
Mary Lilly
III. PRESENTATION AND DISCUSSION
Dr. R. Kenneth Fleagle, Consultant
IV.
Dr. Fleagle furnished committee members with copies of the South/Central
Redevelopment Plan adopted August 1, 1983 and the proposed amendments to
the plan. Discussions were related to the means of financing public
improvements, employment estimates for the Pac Bell project alternative
traffic routes, relationship to SR 55 improvements, housing accommodations,
and timing of the project.
ACTION
The committee requested that the Environmental impact Report for the
project address the proposed Valencia on and off ramp to the SR 55
freeway in reference to other SR 55 improvements, including any
proposals for modification and/or elimination of the McFadden/Sycamore
ramps.
2. The committee requested an opportunity to review the draft EIR.
V. ADJOURNMENT
At 9:00 p.m. the Chairman adjourned the meeting to the next meeting to be
held upon call of the chair, upon receipt of the draft EIR.
R. KENhiETH FLEAGLE,~/
Secretary
Report
page ten
Enclosed herewith is the report from the Committee Chairman, Lawrence E.
Sutherland, stating that the Committee endorses and recommends approval of the
South/Central Redevelopment Project Amendment.
The minutes of the meetings held on April 10, 1985 and May 15, 1985 are attached
as Exhibits.
X PROJECT AREA ENVIRONMENTAL IMPACT REPORT
Environmental Impact Report 85-1 for the South/Central Redevelopment Project
Plan Amendment appears as Appendix B.
The Planning Commission conducted an advertised public hearing on June 10,
1985 on the Draft EIR 85-1 for the project. No public testimony was received.
Two letters of comment were received, one from the PUC Commission and one from
the city of Santa Aha. Subsequent to the hearing, comments have been received
from the County of Orange Environmental Management Agency. Comments and
responses are appendixed to the Draft EIR. The Environmental Impact Report
incorporates the neighborhood impact report.
XI REPORT OF COUNTY FISCAL OFFICER
The Auditor-Controller of the County of Orange prepared and distributed a Fiscal
Impact Report for the subject project on January 30, 1985. The report is shown
as Exhibit F.
The report indicates a total AV within the area of $32,373,863 which generates
$48,338 revenue to the city of Tustin. Based on county-wide average growth in
assessed value, the 1985-86 Increment Tax Revenue Estimate is $19,880. The
assessed value of property assessed by the Board of Equalization is
$11,714,840. Total AV for the base year is $44,122,283. Tax revenues and
incremental revenue to the Redevelopment Agency is mere fully discussed in the
Financial Report contained in Appendix A.
XII ANALYSIS OF COUNTY FISCAL OFFICER'S REPORT
Only the city of Tustin and East Orange County Water District have a taxable
value within the project area that exceeds one (1%) percent of their total
assessed value. The area represents .9835 percent of the assessed value within
the district boundaries of the Tustin Unified School District.
In terms of tax revenue from the project area, the following agencies receive
the major portion of tax receipts:
Tustln Unified School District
County General Fund
City of Tustin
$ 153,247
54,642
48,338
Report
page eleven
The remaining 37 (375) percent ($92,547) is shared by 14 other taxing agencies.
The Orange County Water District receives $1,787 per year in taxes, based on
1984-85 base year. Whereas, their sole source of funding is derived from the
property tax, the Redevelopment Agency has consented to an annual contribution
of $2,000 per year effective fiscal year 1990-91.
It is assumed that the school district will request, as required by law, the 2%
pass through of increased value, unless an agreement provides otherwise.
A Fiscal Review Committee was not created and the analysis of fiscal impact is
based on the Auditor-Controller Report of January 30, 1985, previously
identified as Exhibit F.
XIII CONSULTATIONS WITH COUNTY AND AFFECTED TAXING AGENCIES
A. NOTICE AND INVITATION
By letter of February 25, 1985, copy shown as Exhibit G, all taxing
agencies within the project area were furnished a copy of the Preliminary
Report, South/Central Redevelopment Project Amendment, and invited to
discuss the proposed amendment.
B. RESPONSES AND CONSULTATIONS
The Orange County Water District requested a meeting which was held on
March 20, 1985, at which time an agreement was proposed for the
Redevelopment Agency to pay the sum of $2,000 per year to the Orange County
Water District effective FY 1990-91, in lieu of taxes or pass through
agreement, in order to alleviate any financial detriment to the district
caused by increased demand for services within the area. The agreement was
approved by the Redevelopment Agency on April 15, 1985.
A meeting was held with representatives of the County Administrative Office
on March 25, 1985. An understanding was reached that the County's interest
in tax increment revenue would be subservient to any annual tax increment
required to finance the public improvements and housing set-aside funds.
A meeting was held on May g, 1985 with Tustin Unified School District
representative and the Director of Community Development to discuss the
potential of a contribution from the Redevelopment Agency to the Tustin
Unified School District in lieu of a pass through agreement or the
entitlement to the 2~ increment upon the base year valuation.
A fiscal review committee was not called for and the Redevelopment Agency
proceeded on the premise that the County will be responsible for allocating
its share of tax increment to County-governed taxing districts and agencies
from any surplus funds not required for housing and debt service.
UNTY' OF
OFFICE OF AUDITOR-CONTROLLER
January 30, 1985
$. E. LEWIS
TELEPHONE*. 834-2.450
AREA COOL 714
SUBJECT: South/Central Redevelopment Project Amendment
Purs-~nt to Section 33328 et seq. of the California Health
and Safety Code, you will find enclosed your copy of the
Fisca~ Impact Report for the subject redevelopment agency.
Fuz~cher inquiries may be directed to the:
County of Orange
Auditor-Controller' s Office
Attn: Tax Section
630 N. Broadway
P. O. Box 567
Santa Aha, CA 92702-0567
Accountant
Tax Unit
MTM:ei
~nclosure
TABLE I - HEALTM & SAFETY - CODE 33328 (A)
CITY OF TUSTIN CRA SOUTH/CENTRAL AMENDMENT
1984-85 BASE Y~AR ASSESSMENT ROLL
Secured Assessed Value - Local I%oll
State Board of Equalization - Public Utility R~ll
Unsecured Assessed Value - Local Roll
To~al Assessed Value within the Project
$26,669,879
5,703,984
$32,373,863
* Not Available At This Time
TABLE II - HEALTH & SAFETY CODE 33328 (B)
CITY CF TUSTIN CRA SOUTH/CENTRAL AMENDmeNT
.REPORT OF IDE.~TIFICATION OF TAXING DISTRICTS WITHIN THE PROJECT
The District Numbers and the Taxing Agencies' Names are:
001E
002A
063B
500A
560B
600A
60lA
703A
707A
710A
713A
744A
803A
820P
863B
922A
948A
960A
961A
County General (excluding CSFP)
Orange County Public Library
Tustin City
Saddleback Coz~mlnity College District
Tust. in Unified School District - Tustin Elem.
Department of Education - School Modification Aid
Depart/nent of Education - School Institution Tuition Tax
Orange County C~tery District No. 1
Orange County Transit District
Orange County Flood Control District
Orange County Harbors, Beaches & Parks
Orange County Vector Control District
East Orange County Water District
Metropolitan Water District - MWDOC - Rema{nder Area
M~nicipal Water District Orange County - Orig. Area
Orange County Sanitation District #7
Orange County Street Lighting Assessment Dist. %1
Orange County Water District
Orange County Water - Water Reserve
I I I
0 0
0
IIIIIIIIIIIIIIIIII
TABLE IV - HEALTH & SAi~ETY CODE 33328 (D)
CITY DF TUSTIN CPJ% SOUTH/CENTRAL AMENDMENT
REPORT OF TOTAL AD VALOREM RE%rENLrE EACH DISbaR/CT
HAS AVAILABLE FROM WITHIN AND OUTSIDE THE PROJECT
The revenue data necessary to complete this section of the
Fiscal Review Report does not currently exist because of the
impact of Assembly Bill 8. An inordinate manual effort and
expense would be reqLLTred of the County Auditor-Controller's
staff to gather any reliable substitute data. Therefore, the
Fiscal Review Report does not contain the total Ad Valorem
Revenue information for the project area.
There has been included, however~ a supplemental table of
comparative assessed values for each taxing district to give
a relative indication of Base Year Revenue percentage given
up to the CRA.
See Table IV (D), Supplement.
,/
~ 0
n. n.
Oo
TABLE iV - HEALTH & SAFETY CODE '33328 (F)
CiTY CF TUSTIN CRA SOUTH/CENTRAL AMENDMENT
REPORT OF ASSESSED vALUATION BY BLOCK WITHIN THE PROJECT
Health and Safety Code, Section 33328 (f) requires: "The assessed valuation of
the project area, by block for the preceding five years, except for state
assessed property on the board roll."
The assessed valuation data necessary to complete this section of the Fiscal
Review Report does not exist because the valuation files maintained by the
County do not contain historical assessed values by block. A~ inordinate
manual effort and expense would be required of the County Assessor's and County
Auditor's staff to gather any reliable sL%bstitute data. Therefore, the Fiscal
Review Report does not contain the preceding five-year assessed valuation
infol~nation for the project area.
We are however, providing five year assessed valuation infoz~nation for the
entire city:
FCV 1984-85
FCV 1983-84
FCV 1982-83
FCV 1981-82
A/V 1980-81
FCV 1980-81
Total Secured Unsecured Total
$1,528,424,985
1,286,977,030
1,209,413,248
1,058,416,970
209,974,397
839,897,588
$161,082,292
171,801,766
161,959,551
112,225,148
23,295,320
93,181,280
$1,689,507,277
1,458,778,796
1,371,372,799
1,170,642,118
233,269,717
933,078,868
FCV = Full Cash Value
A/V = Assessed Value
FCV = 4 Times A/V A~unt
TABLE VI - HEALTH & SAFETY CODE 33328
CITY OF TUSTIN CRA SOUTH/CENTRAL AMENDMENT
R~PORT OF AGENCY'S REVENUE IN FIRST YEAR
The Auditor-Controller has been advised by t_he T~stin
Community Redevelopment Agency that no major structures and
improvements will be made within the Project boundaries
during the first year, so therefore we anticipate a conser-
vative growth in value of the area within the Project boun-
daries to increase by only 5.7 percent.
Total 1984-85 Base Year Revenue
$348,773.98
Total Expected Percentage Increase
in Value
5.7%
1985-86 Increment Tax Revenue Estimate $ 19,880.12
March 6, 1985
Office of the City Ma.ager
Municipal Water District Orange County
1950 E. 17th Street
Santa Ana, Ca. 92701
SUBJECT: PRELIMINA.RY REPORT, SOUTH/CENTRAL REDEVELOPMENT PR(k)ECT AMENDMENT
Ladies/Gentlemen:
Pursuant to Section 33344.5 of the California Health and Safety Code,
transmitted herewith is a Preliminary Report in Justification of the proposed
amendment to the South/Central Redevelopment Project.
A Fiscal Impact Report was prepared and distributed to the taxing entities by
the Orange County Auditor-Controller on January 30, 1985.
In summary, the proposed redevelopment project amendment will enable the
development and redevelopment of + 64 acres of industrially zoned land by the
construction of major traffic arte-Fial improvements including a grade separation
of Newport Avenue extension across the ATSF Railroad and a new off and on-ramp
to the Costa Mesa Freeway (Route SR-55).
Development of the land area cannot be accommodated without improvements to the
circulation system and the major traffic improvements cannot be constructed
without the assistance of the Redevelopment Agency.
I will be pleased to discuss this proposed amendment with you.
Sincerely yours,
WILLIAM A. HUSTON,
City Manager
Executive Director, Tustin Redevelopment Agency
WH:RKF:do
EXHIBIT "G"
300 Ce,ltem~ial [*'ay · 7i,stin, C,difornia 92680 · (714) 544-8890