HomeMy WebLinkAboutORD 1276 (2003)ORDINANCE NO. 1276
AN ORDINANCE OF THE CITY OF TUSTIN, CALIFORNIA,
APPROVING AND ADOPTING THE REDEVELOPMENT
PLAN FOR THE MCAS-TUSTIN REDEVELOPMENT
PROJECT
WHEREAS, the City Council of the City of Tustin (the "City Council") has
received from the Community Redevelopment Agency of the City of Tustin (the
"Agency") the proposed Redevelopment Plan (the "Redevelopment Plan") for the
MCAS -Tustin Redevelopment Project (the "Project"), as approved and recommended
by the Agency, a copy of which is on file at the office of the Agency at 300 Centennial
Way, Tustin, California, and at the office of the City Clerk at 300 Centennial Way,
Tustin, California, together with the Report of the Agency to the City Council on the
proposed Redevelopment Plan, including: (1) the reasons for selection of the Project
Area; (2) a description of the physical and economic conditions existing in the Project
Area; (3) a description of specific projects proposed by the Agency in the Project Area
and an explanation as to how the proposed projects will improve or alleviate the
conditions existing in the Project Area; (4) the proposed method of financing
redevelopment of the Project Area, including an assessment of the economic feasibility
of the Project and an explanation of why the elimination of blight and redevelopment of
the Project Area cannot be accomplished by private enterprise acting alone or by the
City Council's use of financing alternatives other than tax increment financing; (5) a
method for the relocation of families and persons who may be temporarily or
permanently displaced from housing facilities as a result of the Redevelopment Plan;
(6) an analysis of the Preliminary Plan for the Project; (7) the Report and
Recommendations of the Planning Commission of the City of Tustin (the "Planning
Commission"); (8) the Final Environmental Impact Report; (9) a neighborhood impact
report; (10) a summary of consultations with affected taxing agencies and responses to
written objections and concerns expressed by affected taxing agencies during the
consultations; and (11) an Implementation Plan.
WHEREAS, the Planning Commission has reported that the Redevelopment
Plan is consistent with the General Plan of the City of Tustin and has recommended
approval of the Redevelopment Plan; and
WHEREAS, the Project Area includes two distinct areas: (1) property within the
Marine Corps Air Station -Tustin ("MCAS -Tustin") which is located within the City of
Tustin (the "Tustin Base Portion") and (2) property outside of but adjacent to the MCAS -
Tustin solely located within the City of Tustin (the "Non -Base Property"); and
WHEREAS, the Tustin Base Portion of the Project Area is the only portion in
which the Agency may exercise its power of eminent under the Redevelopment Plan.
Ordinance No. 1276
Page 2
Further, the Non -Base Property is specifically exempt from the Agency's power of
eminent domain; and
WHEREAS, the City Council found and determined that the MCAS -Tustin
Redevelopment Project does not contain a substantial number of low- and moderate -
income persons who could be displaced or who would be subject to displacement by
the Agency, and that formation of a Project Area Committee is not required prior to the
adoption of the Redevelopment Plan and further determined that a Project Area
Committee shall not be formed in connection with the Project; and
WHEREAS, on January 16, 2001 the City Council approved and adopted
Resolution No. 00-90 Certifying the Joint Final Environmental Impact
Statement/Environmental Impact Report for the Reuse and Disposal of the former
MCAS Tustin (the "Program FEIS/EIR"), and the Redevelopment Plan was analyzed as
part of that Program FEIR/EIR, in accordance with the California Environmental Quality
Act (Public Resources Code Section 21000 et seq.), the Guidelines for Implementation
of the California Environmental Quality Act (14 Cal. Code Regs. Section 15000 et seq.);
and
WHEREAS, the City Council has found that the Program FEIS/EIR adequately
analyzed the Redevelopment Plan and no supplemental or subsequent environmental
impact report was required; and
WHEREAS, the City Council and the Agency held a joint public hearing in the
City Council Chambers 300 Centennial Way, Tustin, California, on June 2, 2003, to
consider adoption of the Redevelopment Plan; and
WHEREAS, a notice of said hearing was duly and regularly published in a
newspaper of general circulation in the City of Tustin, once a week for four successive
weeks prior to the date of said hearing, and a copy of said notice and affidavit of
publication are on file with the City Clerk and the Agency; and
WHEREAS, copies of the notice of joint public hearing were mailed by first-class
mail to the last known address of each assessee of each parcel of land in the proposed
Project Area as shown on the last equalized assessment roll of the County of Orange;
and
WHEREAS, copies of the notice of joint public hearing were mailed by first-class
mail to all residential and business occupants within the proposed Project Area; and
Ordinance No. 1276
Page 3
WHEREAS, copies of the notice of joint public hearing were mailed by certified
mail with return receipt requested to the governing body of each taxing agency which
receives taxes from property in the Project Area; and
WHEREAS, the City Council has considered the Agency Report to City Council,
the Report and Recommendations of the Planning Commission, the Redevelopment
Plan, and the Program FEIS/EIR; has provided an opportunity for all persons to be
heard and has received and considered all evidence and testimony presented for or
against any and all aspects of the Redevelopment Plan; and has adopted written
findings in response to each written objection to the Redevelopment Plan from an
affected taxing entity or property owner; and
WHEREAS, all actions required by law have been taken by all appropriate public
bodies;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUSTIN DOES
HEREBY ORDAIN AS FOLLOWS:
Section 1. That the purpose and intent of the City Council with respect to the
Project Area is to accomplish the following: (a) the elimination of blighting influences
and the correction of environmental deficiencies in the Project Area, including among
others: 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; factors that prevent or substantially hinder the
economically viable reuse or capacity of buildings or areas; adjacent or nearby
incompatible and uneconomic land uses; property currently served by infrastructure that
does not meet existing adopted utility or community infrastructure standards; land
containing materials or facilities that will have to be removed to allow for development
such as runways and landing pads; and 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 low -and moderate -income persons and families; (i) and
the installation of new or replacement of existing public improvements, facilities, and
Ordinance No. 1276
Page 4
utilities in areas which are currently inadequately served with regard to such
improvements, facilities and utilities.
Section 2. The City Council hereby finds and determines that:
(a) The Project Area is a blighted area, the redevelopment of which is
necessary to effectuate the public purposes declared in the California Community
Redevelopment Law (Health and Safety Code Section 33000 et seq.). This finding is
based upon the following facts, as more particularly set forth in the Report of the
Agency to the City Council:
(1) The Project Area is proposed to be adopted pursuant to
Chapter 4.5 of the Health and Safety Code which states: "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." Based on Section 33492.3, urbanization findings do
not need to be made for the MCAS Tustin Project Area.
(2) Section 33492.102 under Article 7 of Chapter 4.5 of the
Health and Safety Code permits the inclusion of up to 52 acres of territory adjacent to
the MCAS -Tustin property if this land meets the existing prerequisites for the
establishment of a project area. As further described in the Agency Report to City
Council and Pursuant to Section 33344.5(c) of the Health and Safety Code, the Non -
Base Property consists of 4.1 acres of land which is currently vacant, however, it is an
integral part of an area developed with urban uses and, as such, is 100 percent
predominantly urbanized. The Tustin Base Portion and the Non -Base Property are
surrounded on all sides by urbanized uses including commercial, industrial and
residential development. The Non -Base Property does not contain any land that is
being utilized for agricultural purposes.
(3) The Project Area is an area in which the combination of all 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 actions, or both, without
redevelopment:
(i) Buildings in which it is unsafe or unhealthy for
persons to live or work;
Ordinance No. 1276
Page 5
(ii) Factors that prevent or substantially hinder the
economically viable reuse or capacity of buildings or
areas;
(iii) 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;
(iv) Buildings or land that, when subdivided or when
infrastructure is installed, would not comply with
community subdivision, zoning or planning
regulations;
(v) 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;
(vi) 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;
(vii) Land that contains materials or facilities, including, but
not necessarily limited to, materials for aircraft landing
pads and runways that would have to be removed to
allow development; and
(viii) 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 the Health and Safety Code in order to
be developed by either the private or public sector or
in order to comply with applicable federal or state
standards.
(b) The Redevelopment Plan will redevelop the Project Area in
conformity with the Community Redevelopment Law and in the interests of the public
peace, health, safety, and welfare. This finding is based upon the fact that
Ordinance No. 1276
Page 6
redevelopment of the Project Area will implement the objectives of the Community
Redevelopment Law by: (a) the elimination of blighting influences and the correction of
environmental deficiencies in the Project Area; (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 low -
and moderate -income persons and families; (i) and 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.
(c) The adoption and carrying out of the Redevelopment Plan is
economically sound and feasible. This finding is based on the facts, as more
particularly set forth in the Report of the Agency to the City Council, that under the
Redevelopment Plan the Agency will be authorized to seek and utilize a variety of
potential financing resources, including tax increments; that the nature and timing of
public redevelopment assistance will depend on the amount and availability of such
financing resources, including tax increments generated by new investment in the
Project Area; and that under the Redevelopment Plan no public redevelopment activity
will be undertaken unless the Agency can demonstrate that it has adequate revenue to
finance the activity.
(d) The Redevelopment Plan is consistent with the General Plan of the
City of Tustin, including, but not limited to, the housing element, which substantially
complies with state housing law. This finding is based upon the finding of the Planning
Commission that the Redevelopment Plan is consistent with the General Plan of the
City of Tustin.
(e) The carrying out of the Redevelopment Plan would promote the
public peace, health, safety, and welfare of the City of Tustin and will effectuate the
purposes and policy of the Community Redevelopment Law. This finding is based upon
the fact that redevelopment, as contemplated by the Redevelopment Plan, will benefit
the Project Area by correcting conditions of blight and by coordinating public and private
actions to stimulate development and improve the physical and economic conditions of
the Project Area.
(f) The condemnation of real property within the Tustin Base Portion of
the Project Area, as provided for in the Redevelopment Plan, is necessary to the
Ordinance No. 1276
Page 7
execution of the Redevelopment Plan, and adequate provisions have been made for the
payment for property to be acquired as provided by law. This finding is based upon the
need to ensure that the provisions of the Redevelopment Plan will be carried out and to
prevent the recurrence of blight.
(g) The Agency has a feasible method and plan for the relocation of
families and persons who may be displaced, temporarily or permanently, from housing
facilities in the Project Area. This finding is based upon the fact that the Agency's plan
for relocation, as contained in the Report of the Agency to the City Council, and the
Redevelopment Plan provide for relocation assistance and benefits according to law
and authorize the Agency to provide other assistance as determined to be appropriate
under the circumstances.
(h) There are, or shall be provided, within the Project Area or within
other areas not generally less desirable with regard to public utilities and public and
commercial facilities and at rents or prices within the financial means of the families and
persons who may be displaced from the Project Area, decent, safe, and sanitary
dwellings equal in number to the number of and available to such displaced families and
persons and reasonably accessible to their places of employment. This finding is based
upon the fact that in the event any residential displacement is caused by the
Redevelopment Plan, no person or family will be required to move from any dwelling
unit until suitable replacement housing is available.
(i) Families and persons shall not be displaced prior to the adoption of
a relocation plan pursuant to Sections 33411 and 33411.1 of the Community
Redevelopment Law; and dwelling units housing persons and families of low or
moderate income within the Project Area shall not be removed or destroyed prior to the
adoption of a replacement housing plan pursuant to Sections 33334.5, 33413, and
33413.5 of the Community Redevelopment Law.
Q) Inclusion of any lands, buildings, or improvements in the Project
Area which are not detrimental to the public health, safety, or welfare is necessary for
the effective redevelopment of the entire area of which they are a part; and any area
included is necessary for effective redevelopment and is not included for the purpose of
obtaining the allocation of tax increment revenues from such area pursuant to
Section 33670 of the Community Redevelopment Law without other substantial
justification for its inclusion. This finding is based upon the fact that the boundaries of
the Project Area were chosen as a unified and consistent whole to include all properties
contributing to or affected by the blighting conditions characterizing the Project Area.
(k) The time limitations in the Redevelopment Plan, which are the
maximum time limitations authorized under the Community Redevelopment Law, are
Ordinance No. 1276
Page 8
reasonably related to the proposed projects to be implemented in the Project Area and
the ability of the Agency to eliminate blight within the Project Area. This finding is based
upon the facts that redevelopment depends, in large part, upon private market forces
beyond the control of the Agency and shorter time limitations would impair the Agency's
ability to be flexible and respond to market conditions as and when appropriate and
would impair the Agency's ability to maintain development standards and controls over
a period of time sufficient to assure area stabilization. In addition, shorter time
limitations would limit the revenue sources and financing capacity necessary to carry
out proposed projects in the Project Area.
Section 3. The Council is satisfied that permanent housing facilities will be
available within three (3) years from the time occupants of the Project Area are
displaced and that, pending the development of the facilities, there will be available to
the displaced occupants adequate temporary housing facilities at rents comparable to
those in the community at the time of their displacement.
Section 4. In order to implement and facilitate the effectuation of the
Redevelopment Plan, certain official actions must be taken by the City Council;
accordingly, the City Council hereby: (a) pledges its cooperation in helping to carry out
the Redevelopment Plan; (b) directs the various officials, departments, boards, and
agencies of the City of Tustin having administrative responsibilities in the Project Area
likewise to cooperate to such end and to exercise their respective functions and powers
in a manner consistent with the Redevelopment Plan; (c) stands ready to consider and
take appropriate action on proposals and measures designed to effectuate the
Redevelopment Plan; and (d) declares its intention to undertake and complete any
proceeding, including the expenditure of moneys, necessary to be carried out by the
City under the provisions of the Redevelopment Plan.
Section 5. The Council is satisfied that written findings have been adopted in
response to each written objection received from affected taxing entities or property
owners either before or at the noticed public hearing. Having considered all evidence
and testimony presented for or against any aspect of the Redevelopment Plan, the
Copncil hereby overrules all written and oral objections to the Redevelopment Plan.
Section 6. That certain document entitled "Redevelopment Plan for the MCAS -
Tustin Redevelopment Project," a copy of which is on file in the office of the City Clerk
and attached hereto as Exhibit A, is hereby incorporated by reference herein and
designated as the official "Redevelopment Plan for the MCAS Tustin Redevelopment
Project."
Section 7. The City of Tustin Community Development Department and Building
Division is hereby directed for a period of at least two (2) years after the effective date of
Ordinance No. 1276
Page 9
this Ordinance to advise all applicants for building permits within the Project Area that
the site for which a building permit is sought for the construction of buildings or for other
improvements is within a redevelopment project area.
Section 8. The City Clerk is hereby directed to send a certified copy of this
Ordinance to the Agency, and the Agency is hereby vested with the responsibility for
carrying out the Redevelopment Plan.
Section 9. The City Clerk is hereby directed to record with the County Recorder
of Orange County a notice of the approval and adoption of the Redevelopment Plan
pursuant to this Ordinance, containing a description of the land within the Project Area
and a statement that proceedings for the redevelopment of the Project Area have been
instituted under the Community Redevelopment Law.
Section 10. The City Clerk is hereby directed to transmit a copy of the
description and statement recorded pursuant to Section 9 of this Ordinance, a copy of
this Ordinance, and a map or plat indicating the boundaries of the Project Area, to the
auditor and assessor of the County of Orange, to the governing body of each of the
taxing agencies which receives taxes from property in the Project Area, and to the State
Board of Equalization within thirty (30) days following adoption of this Ordinance.
Section 11. The City Clerk is hereby ordered and directed to certify to the
passage of this Ordinance and to cause the same to be published once in a newspaper
of general circulation published and circulated in the City of Tustin.
Section 12. If any part of this Ordinance or the Redevelopment Plan which it
approves is held to be invalid for any reason, such decision shall not affect the validity
of the remaining portion of this Ordinance or of the Redevelopment Plan, and this City
Council hereby declares that it would have passed the remainder of this Ordinance or
approved the remainder of the Redevelopment Plan if such invalid portion thereof had
been deleted.
Section 13. This Ordinance shall be in full force and effect thirty (30) days after
its adoption.
PASSED AND ADOPTED by the City Council of the City of Tustin, at a regular
meeting on the 16th day of June, 2003. „
TRACY WILD S WORLEY
Mayor
Ordinance No. 1276
Page 10
PAMELA STOKER
City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE )SS
CITY OF TUSTIN )
CERTIFICATION FOR ORDINANCE NO. 1276
PAMELA STOKER, City Clerk and ex -officio Clerk of the City Council of the City of
Tustin, California, does hereby certify that the whole number of the members of the City
Council of the City of Tustin is 5; that the above and foregoing Ordinance No. 1276 was
duly and regularly introduced at a regular meeting of the Tustin City Council, held on the
2nd day of June, 2003 and was given its second reading, passed, and adopted at a
regular meeting of the City Council held on the 16th day of June, 2003 by the following
vote:
COUNCILMEMBER AYES: WORLEY, KAWASHIMA, BONE, DAVERT, THOMAS
COUNCILMEMBER NOES: unNE
COUNCILMEMBER ABSTAINED: NONE
COUNCILMEMBER ABSENT: NONE
PAMELA STOKER
City Clerk
REDEVELOPMENT PLAN
FOR THE
MCAS-TUSTIN REDEVELOPMENT PROJECT
I. [§100] INTRODUCTION
This is the Redevelopment Plan (the "Plan') for the MCAS -Tustin
Redevelopment Project (the "Project") in the City of Tustin ("City"),
County of Orange, State of California. This Plan consists of the text, the
Legal Description of the Project Area Boundaries (Attachment No. 1), the
Project Area Map (Attachment No. 2), and the Proposed Public
Improvements and Facilities Projects (Attachment No. 3).
As more particularly described in Section 200, the area within the Project
(the "Project Area") includes two distinct areas: (1) property within the
Marine Corps Air Station -Tustin ("MCAS -Tustin") which is located in the
territory of the City of Tustin (the "Tustin Base Portion'); and (2) property
outside of but adjacent to the MCAS -Tustin solely located within the City
of Tustin (the 'Non -Base Property").
This Plan was prepared by the Agency pursuant to the Community
Redevelopment Law of the State of California (Health and Safety Code
Section 33000 et seq.), including Chapter 4.5 commencing with Section
33492, et seq. and special legislation pertaining to the realignment and
closure of the Tustin Marine Corps Air Station contained in Section
33492.100, et seq. ("MCAS -Tustin Legislation"), the California
Constitution, and all applicable local laws and ordinances.
This Plan is based upon a Preliminary Plan formulated and
adopted by the Planning Commission of the City of Tustin (the 'Planning
Commission') by Resolution No RDA 97-4, on September 15, 1997, and
amended on December 9, 2002, by Resolution No. 3856.
On February 3, 2003, the City Council of the City of Tustin adopted the
MCAS Tustin Specific Plan/Reuse Plan (the "Specific Plan") by Ordinance
No. 1257. The Project Area is coterminous with the area governed by the
Specific Plan. The Specific Plan is intended to serve as both a policy -
oriented and regulatory document and includes detailed planning,
policies, regulations, implementation strategies and procedures necessary
to guide the reuse and development of the Project Area. The Specific Plan
also contains the development and reuse regulations that constitute
zoning for the Project Area upon conversion to civilian use. As further
TUS_RedevPlan_v2.doc 2/27/03
29171 001
described in Article IV of this Plan, the reuse and redevelopment of the
Project Area shall be governed by the applicable provisions of the Specific
Plan.
This Plan provides the Agency with powers, duties, and obligations to
implement and further the program generally formulated in this Plan for
the redevelopment, rehabilitation, and revitalization of the area within the
Project Area. Because of the long-term nature of this Plan and the need to
retain in the Agency flexibility to respond to market and economic
conditions, property owner and developer interests, and opportunities
from time to time presented for redevelopment, this Plan does not present
a precise plan or establish specific projects for the redevelopment,
rehabilitation, and revitalization of any area within the Project Area, nor
does this Plan present specific proposals in an attempt to solve or alleviate
the concerns and problems of the community relating to the Project Area.
Instead, this Plan presents a process and a basic framework within which
specific plans will be presented, specific projects will be established, and
specific solutions will be proposed and by which tools are provided to the
Agency to fashion, develop, and proceed with such specific plans,
projects, and solutions.
The purposes of the Community Redevelopment Law will be attained
through, and the major goals of this Plan are:
A. The elimination of blighting influences and the correction of
environmental deficiencies in the Project Area, including, among
others, (i) buildings in which it is unsafe or unhealthy for persons
to live or work, buildings on land that, when subdivided or when
infrastructure is installed, would not comply with community
subdivision, zoning or planning regulations, and buildings that,
when built, did not conform to the then -effective building,
plumbing, mechanical, or electrical codes adopted by the applicable
jurisdiction; (ii) factors that prevent or substantially hinder the
economically viable reuse or capacity of buildings or areas; (iii)
adjacent or nearby incompatible and uneconomic land uses; (iv)
properties currently served by infrastructure that do not meet
existing adopted utility or community infrastructure standards; (vi)
land containing materials or facilities that will have to be removed
to allow for development, such as runways and landing pads; and
(vii) properties containing hazardous wastes;
B. The assembly of land into parcels suitable for modern, integrated
development with improved pedestrian and vehicular circulation
in the Project Area.
TUS RedevP1an_v2.doc 2 2/27/03
29171_001
C. The replanning, redesign, reuse and redevelopment of portions of
the Project Area which 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 low- and moderate -income persons
and families.
The installation of new or replacement of existing public
improvements, facilities, and utilities in areas which are currently
inadequately served with regard to such improvements, facilities,
and utilities.
II. [§200] DESCRIPTION OF PROJECT AREA
The boundaries of the Project Area are described in the "Legal Description
of the Project Area Boundaries" attached hereto as Attachment No. 1 and
incorporated herein by reference, and are shown on the "Project Area
Map," attached hereto as Attachment No. 2 and incorporated herein by
reference.
The two distinct areas of the Project Area and the number and
identification of the separate parcels comprising each area are as follows:
(1) the Tustin Base Portion of MCAS -Tustin consisting of two (2) parcels
(Parcels 1 and 2); and (2) the Non -Base Property solely within the City of
Tustin consisting of one (1) parcel which is a portion of Parcel 2 located at
the most northeasterly corner of Parcel 2.
III. [§300] PROPOSED REDEVELOPMENT ACTIONS
A. [§301] General
The Agency proposes to eliminate and prevent the spread of blight
and deterioration in the Project Area by:
TUS_RedevPlan_vldoc 3 2/27/03
29171_001
1. The acquisition of certain real property and the assembly of
adequate sites for the development and construction of uses
in conformance with this Plan;
2. The demolition or removal of certain buildings, structures
and other improvements;
3. Providing for participation by owners and tenants presently
located in the Non -Base Property and for participation by
future owners and tenants within the entire Project Area,
and the extension of preferences to business occupants and
other tenants desiring to remain or relocate within the
redeveloped Project Area;
4. The management of any property acquired by and under the
ownership and control of the Agency;
5. Providing relocation assistance to any displaced Project
occupants;
6. The installation, construction, or reconstruction of streets,
utilities, and other public improvements and facilities,
including, but not limited to, parks, recreational facilities
and community facilities;
7. The disposition of property for uses in accordance with this
Plan;
8. The redevelopment of land by private enterprise or public
agencies for uses in accordance with this Plan; and
9. The rehabilitation of structures and improvements.
10. The expansion, preservation, and improvement of the
community's supply of housing available to low and
moderate income persons and families.
11. The installation of new or replacement of existing public
improvements, facilities, and utilities in the areas which are
currently inadequately served with regard to such
improvements, facilities, and utilities.
12. Hazardous substance release cleanup.
TUS_RedevPlan_v2.doc 4 2/27/03
29171-001
In the accomplishment of these purposes and activities and in the
implementation and furtherance of this Plan, the Agency is authorized to use all
the powers provided in this Plan and all the powers now or hereafter permitted
by law.
B. [§302] Participation Opportunities; Extension of Preferences for
Reentry Within Redeveloped Project Area
Because the Project is a military base closure project, it is
anticipated that initially these rules will only be applicable to the
Non -Base Property but that they will be applicable to future
owners and businesses within the entire Project Area.
1. [§303] Opportunities for Owners and Business Tenants
In accordance with this Plan and the rules for participation
adopted by the Agency pursuant to this Plan and the
Community Redevelopment Law, persons who are owners
of real property in the Project Area shall be given a
reasonable opportunity to participate in the redevelopment
of the Project Area consistent with the objectives of this Plan.
For the purposes of this Plan and the rules for participation,
an 'owner" of real property shall not include agencies of the
United States Government, the United States Department of
Defense or any of the military branches of the United States
Government.
The Agency shall extend reasonable preferences to persons
who are engaged in business in the Project Area to
participate in the redevelopment of the Project Area or to
reenter into business within the redeveloped Project Area if
they otherwise meet the requirements prescribed in this Plan
and the rules for participation adopted by the Agency.
2. [§304] Rules for Participation Opportunities, Priorities, and
Preferences
In order to provide opportunities to owners to participate in
the redevelopment of the Project Area and to extend
reasonable preferences to businesses to reenter into business
within the redeveloped Project Area, the Agency shall
promulgate rules for participation by owners and the
extension of preferences to business tenants for reentry
within the redeveloped Project Area. If conflicts develop
between the desires of participants for particular sites or
TUS_RedevP1an_v2.doc 5 2/27/03
29171_001
land uses, the Agency is authorized to establish reasonable
priorities and preferences among the owners and business
tenants. Some of the factors to be considered in establishing
these priorities and preferences may include a participant's
length of occupancy in the area; accommodation of as many
participants as possible; similarity of land use; the necessity
to assemble sites for integrated, modern development;
conformity of a participant's proposal with the intent and
objectives of this Plan; financial capability to effect
redevelopment of a site; and service to the community of a
participant's proposal.
In addition to opportunities for participation by individual
persons and firms, participation shall be available for two or
more persons, firms, or institutions to join together in
partnerships, corporations, or other joint entities.
Participation opportunities shall necessarily be subject to
and limited by such factors as: (1) the elimination and
changing of land uses; 2) the construction, widening, or
realignment of streets; (3) the ability of participants to
finance acquisition and development or rehabilitation in
accordance with this Plan and development criteria adopted -
by the Agency in implementation of this Plan; (4) the
reduction in the total number of individual parcels in the
Project Area; and (5) the construction or expansion of public
facilities.
3. [§305] Participation Agreements
The Agency may require that, as a condition to participation
in redevelopment, each participant shall enter into a binding
agreement with the Agency by which the participant agrees
to rehabilitate, develop, and use and maintain the property
in conformance with this Plan and to be subject to the
provisions hereof. In such agreements, participants who
retain real property shall be required to join in the
recordation of such documents as may be necessary to make
the provisions of this Plan applicable to their properties.
Whether or not a participant enters into a participation
agreement with the Agency, the provisions of this Plan are
applicable to all public and private property in the Project
Area.
TUS RedevPlan_v2.doc 6 2/27/03
29171 001
In the event a participant fails or refuses to rehabilitate,
develop, and use and maintain its real property pursuant to
this Plan and a participation agreement, the real property or
any interest therein may be acquired by the Agency and sold
or leased for rehabilitation or development in accordance
with this Plan.
4. [§306] Conforming Owners
I
The Agency may, at its sole and absolute discretion,
determine that certain real property within the Project Area
presently meets the requirements of this Plan, and the owner
of such property will be permitted to remain as a
conforming owner without a participation agreement with
the Agency provided such owner continues to operate, use,
and maintain the real property within the requirements of
this Plan. However, a conforming owner shall be required
by the Agency to enter into a participation agreement with
the Agency in the event that such owner desires to: (a)
construct any additional improvements or substantially alter
or modify existing structures or uses on any of the real
property described above as conforming; or (b) acquire
additional property within the Project Area.
C. [§307] Cooperation with Public Bodies
Certain public bodies are authorized by state law to aid and
cooperate, with or without consideration, in the planning,
undertaking, construction, or operation of this Project. The Agency
shall seek the aid and cooperation of such public bodies and shall
attempt to coordinate this Plan with the activities of such public
bodies in order to "accomplish the purposes of redevelopment and
the highest public good.
The Agency, by law, is not authorized to acquire real property
owned by public bodies without the consent of such public bodies.
The Agency, however, will seek the cooperation of all public bodies
which own or intend to acquire property in the Project Area. Any
public body which owns or leases property in the Project Area will
be afforded all the privileges of owner and tenant participation if
such public body is willing to enter into a participation agreement
with the Agency. All plans for development of property in the
Project Area by a public body shall be subject to Agency approval.
TUS_RedevP1an_v2.doc 7 2/27/03
29171_001
The Agency may impose on all public bodies the planning and
design controls contained in this Plan to insure that present uses
and any future development by public bodies will conform to the
requirements of this Plan. To the extent now or hereafter permitted
by law, the Agency is authorized to financially (and otherwise)
assist any public entity in the cost of public land, buildings,
facilities, structures, or other improvements (within or without the
Project Area), which land, buildings, facilities, structures, or other
improvements are or would be of benefit to the Project.
D. [§308] Property Acquisition
1. [§309] Real Property
Except as specifically exempted herein, the Agency may
acquire, but is not required to acquire, any real property
located in the Project Area by any means authorized by law.
It is in the public interest and is necessary in order to
eliminate the conditions requiring redevelopment and in
order to execute this Plan for the power of eminent domain
to be employed by the Agency to acquire real property in the
Tustin Base Portion of the Project Area which cannot be
acquired by gift, devise, exchange, purchase, or any other
lawful method. The Agency shall have no eminent domain
authority within Non -Base Property in the Project Area.
Eminent domain proceedings, if used, must be commenced
within twelve (12) years from the date the ordinance
adopting this Plan becomes effective.
The Agency shall not acquire real property to be retained by
an owner pursuant to a participation agreement if the owner
fully performs under the agreement. The Agency is
authorized to acquire structures without acquiring the land
upon which those structures are located. The Agency is
authorized to acquire either the entire fee or any other
interest in real property less than a fee, including, without
limitation, a leasehold interest.
The Agency shall not acquire real property on which an
existing building is to be continued on its present site and in
its present form and use without the consent of the owner
unless: (a) such building requires structural alteration,
improvement, modernization, or rehabilitation; (b) the site,
or lot on which the building is situated, requires
TUS_RedevP1an_v2.doc 8 2/27/03
29171_001
modification in size, shape, or use; or (c) it is necessary to
impose upon such property any of the controls, limitations,
restrictions, and requirements of this Plan and the owner
fails or refuses to execute a participation agreement in
accordance with the provisions of this Plan.
The Agency is not authorized to acquire real property
owned by public bodies which do not consent to such
acquisition. The Agency is authorized, however, to acquire
public property transferred to private ownership before
redevelopment of the Project Area is completed, unless the
Agency and the private owner enter into a participation
agreement and the owner completes his responsibilities
under the participation agreement.
2. [§310] Personal Property
Generally, personal property shall not be acquired.
However, where necessary in the execution of this Plan, the
Agency is authorized to acquire personal property in the
Project Area by any lawful means, including eminent
domain; provided, however, that personal property within
the Non -Base Property shall not be acquired by eminent
domain.
E. [§311] Property Management
During such time as property, if any, in the Project Area is owned
or leased by the Agency, such property shall be under the
management and control of the Agency. Such property may be
rented or leased by the Agency pending its disposition for
redevelopment, and such rental or lease shall be pursuant to such
policies as the Agency may adopt.
F. [§312] Payments to Taxing Agencies to Alleviate Financial Burden
Pursuant to Section 33607.5 of the Community Redevelopment
Law, the Agency is required to and shall make payments to
affected taxing entities to alleviate the financial burden and
detriment that the affected taxing entities may incur as a result of
the adoption of this Plan. The payments made by the Agency shall
be calculated and paid in accordance with the requirements of
Sections 33607.5, 33492.9, and 33492.108 of the Community
Redevelopment Law.
TUS_RedevPlan_v2.doc 9 2/27/03
29171_001
G. [§313] Relocation of Persons, Business Concerns, and Others
Displaced bathe Project
1. [§314] Assistance in Finding Other Locations
The Agency shall assist all persons, business concerns, and
others displaced by the Project in finding other locations and
facilities. In order to carry out the Project with a minimum
of hardship to persons, business concerns, and others, if any,
displaced by the Project, the Agency shall assist such
persons, business concerns and others in finding new
locations that are decent, safe, sanitary, within their
respective financial means, in reasonably convenient
locations, and otherwise suitable to their respective needs.
The Agency may also provide housing inside or outside the
Project Area for displaced persons.
2. [§315] Relocation Payments
The Agency shall make relocation payments to persons,
business concerns, and others displaced by the Project for
moving expenses and direct losses of personal property and
additional relocation payments as may be required by law.
The Agency may make such other payments as may be
appropriate and for which funds are available.
H. [§316] Demolition Clearance, and Building and Site Preparation
1. [§317] Demolition and Clearance
The Agency is authorized to demolish and clear buildings,
structures, and other improvements from any real property
in the Project Area as necessary to carry out the purposes of
this Plan.
2. [§318] Preparation of Building Sites
The Agency is authorized to prepare, or cause to be
prepared, as building sites any real property in the Project
Area owned by the Agency. In connection therewith, the
Agency may cause, provide for, or undertake the installation
or construction of streets, utilities, parks, playgrounds, and
other public improvements necessary to carry out this Plan.
The Agency is also authorized to construct foundations,
platforms, and other structural forms necessary for the
TUS_RedevPlan_v2.doc 10 2/27/03
29171_001
provision or utilization of air rights sites for buildings to be
used for residential, commercial, industrial, public, and
other uses provided for in this Plan.
Prior consent of the City Council is required for the Agency
to develop sites for commercial or industrial use by
providing streets, sidewalks, utilities, or other improvements
which an owner or operator of the site would otherwise be
obliged to provide.
I. [§319] Property Disposition and Development
1. [§320] Real Property Disposition and Development
a. [§321] General
For the purposes of this Plan, the Agency is
authorized to sell, lease, exchange, subdivide,
transfer, assign, pledge, encumber by mortgage or
deed of trust, or otherwise dispose of any interest in
real property.' To the extent permitted by law, the
Agency is authorized to dispose of real property by
negotiated lease, sale, or transfer without public
bidding. Property acquired by the Agency for
rehabilitation and resale shall be offered for resale
within one (1) year after completion of rehabilitation
or an annual report concerning such property shall be
published by the Agency as required by law.
Real property acquired by the Agency may be
conveyed by the Agency without charge to the City of
Tustin and, where beneficial to the Project Area,
without charge to any public body. All real property
acquired by the Agency in the Project Area shall be
sold or leased to public or private persons or entities
for development for the uses permitted in this Plan.
All purchasers or lessees of property acquired from
the Agency shall be obligated to use the property for
the purposes designated in this Plan, to begin and
complete development of the property within a
period of time which the Agency fixes as reasonable,
and to comply with other conditions which the
Agency deems necessary to carry out the purposes of
this Plan.
TUS_RedevPian_v1doc 11 2/27/03
29171_001
b. [§322] Disposition and Development Documents
To provide adequate safeguards to ensure that the
provisions of this Plan will be carried out and to
prevent the recurrence of blight, all real property sold,
leased, or conveyed by the Agency, as well as all
property subject to participation agreements, is
subject to the provisions of this Plan.
The Agency shall reserve such powers and controls in
the disposition and development documents as may
be necessary to prevent transfer, retention, or use of
property for speculative purposes and to ensure that
development is carried out pursuant to this Plan.
Leases, deeds, contracts, agreements, and declarations
of restrictions of the Agency may contain restrictions,
covenants, covenants running with the land, rights of
reverter, conditions subsequent, equitable servitudes,
or any other provisions necessary to carry out this
Plan. Where appropriate, as determined by the
Agency, such documents, or .portions thereof, shall be
recorded in the office of the Recorder of Orange
County.
All property in the Project Area is hereby subject to
the restriction that there shall be no discrimination or
segregation based upon race, color, creed, religion,
sex, marital status, national origin, or ancestry in the
sale, lease, sublease, transfer, use, occupancy, tenure,
or enjoyment of property in the Project Area. All
property sold, leased, conveyed, or subject to a
participation agreement shall be expressly subject by
appropriate documents to the restriction that all
deeds, leases, or contracts for the sale, lease, sublease,
or other transfer of land in the Project Area shall
contain such nondiscrimination and nonsegregation
clauses as required by law.
C. [§323] Development by the Agency
To the extent now or hereafter permitted by law, the
Agency is authorized to pay for, develop, or construct
any publicly -owned building, facility, structure, or
TUS_RedevPlan_v2.doc 12 2/27/03
29171 001
other improvement either within or without the
Project Area, for itself or for any public body or entity,
which buildings, facilities, structures, or other
improvements are or would be of benefit to the
Project Area. Specifically, the Agency may pay for,
install, or construct the buildings, facilities, structures,
and other improvements identified in Attachment
No. 3, attached hereto and incorporated herein by
reference, and may acquire or pay for the land
required therefor.
In addition to the public improvements authorized
under Section 318 and the specific publicly -owned
improvements and facilities identified in Attachment
No. 3 of this Plan, the Agency is authorized to install
and construct, or to cause to be installed and
constructed, within or without the Project Area, for
itself or for any public body or entity for the benefit of
the Project Area, public improvements and public
utilities, including, but not limited to, the following:
(1) over- and underpasses; (2) sewers; (3) natural gas
distribution systems; (4) water distribution systems;
(5) parks, plazas, and pedestrian paths; (6) play-
grounds; (7) parking facilities; (8) landscaped areas;
and (9) street improvements.
The Agency may enter into contracts, leases, and
agreements with the City of Tustin or other public
body or entity pursuant to this Section 323, and the
obligation of the Agency under such contract, lease,
or agreement shall constitute an indebtedness of the
Agency which may be made payable out of the taxes
levied in the Project Area and allocated to the Agency
under subdivision (b) of Section 33670 of the
Community Redevelopment Law and Section 502 of
this Plan or out of any other available funds.
d. [§324] Development Plans
All development plans (whether public or private)
shall be submitted to the Agency and the City of
Tustin for approval and architectural review. All
development in the Project Area must conform to the
development requirements, including design review
standards of the City of Tustin, as applicable, and any
TUS_RedevP1an_v2.doc 13 2/27/03
29171_001
design guidelines that may be adopted by the Agency
pursuant to Section 420 hereof.
2. [§325] Personal Property Disposition
For the purposes of this Plan, the Agency is authorized to
lease, sell, exchange, transfer, assign, pledge, encumber, or
otherwise dispose of personal property which is acquired by
the Agency.
J. [§326] Rehabilitation, Conservation, and Moving of Structures
1. [§327] Rehabilitation and Conservation
The Agency is authorized to rehabilitate and conserve, or to
cause to be rehabilitated and conserved, any building or
structure in the Project Area owned by the Agency. The
Agency is also authorized and directed to advise, encourage,
and assist in the rehabilitation and conservation of property
in the Project Area not owned by the Agency. The Agency is
also authorized to acquire, restore, rehabilitate, move, and
conserve buildings of historic or architectural significance.
2. [§328] Moving of Structures
As necessary in carrying out this Plan, the Agency is
authorized to move, or to cause to be moved, any structure
or building to a location within or outside the Project Area.
K. [§329] Low- and Moderate -Income Housing
1. [§330] Replacement Housing
In accordance with Section 33334.5 of the Community
Redevelopment Law, whenever dwelling units housing
persons and families of low or moderate income are
destroyed or removed from the low and moderate income
housing market as part of the Project, the Agency shall,
within four (4) years of such destruction or removal,
rehabilitate, develop, or construct, or cause to be
rehabilitated, developed, or constructed, for rental or sale to
persons and families of low or moderate income the
required number of replacement dwelling units at affordable
housing costs within the Project Area or within the territorial
jurisdiction of the Agency in accordance with all of the
TUS RedevPlan_v2.doc 14 2/27/03
29171 001
provisions of Sections 33413 and 33413.5 of said Community
Redevelopment Law.
Prior to the date of adoption of this Plan, all housing units
within the Tustin Base Portion have been unoccupied and
uninhabitable for significant periods of time and have never
been part of the low and moderate income housing market
because they were restricted military housing not available
to the general public.
2. [§331] Inclusionary Housing
Whenever new or substantially rehabilitated dwelling units
are developed by the Agency or by other public or private
entities or persons within the Project Area, the Agency shall
comply with the inclusionary housing requirements set forth
in Section 33413 (in particular, subdivision (b) of that
section) of the Community Redevelopment Law.
3. [§332] Increased and Improved Housing Supply
Except as otherwise provided in this paragraph, pursuant to
Section 33334.2 of the Community Redevelopment Law, not
less than twenty percent (20%) of all taxes which are
allocated to the Agency pursuant to Section 33670 of the
Community Redevelopment Law and Section 502 of this
Plan shall be used by the Agency for the purposes of
increasing, improving, and preserving the City of Tustin's
supply of housing for persons and families of very low, low,
or moderate income unless certain findings are made as
required by that section to lessen or exempt such
requirement. Notwithstanding the provisions set forth
above in this Section and in Section 33334.2 of the
Community Redevelopment Law, pursuant to Section
33492.106 of the Community Redevelopment Law, for the
Tustin Base Portion of the Project Area, the Agency may, for
up to ten (10) years, defer up to fifty percent (50%) of the
amount required by this Section 332 and Section 33334.2 of
the Community Redevelopment Law. Any amount deferred
shall be repaid to the Low and Moderate Income Housing
Fund pursuant to Section 33492.106. In carrying out this
purpose, the Agency may exercise any or all of its powers.
The Agency may use these funds to meet, in whole or in
part, the replacement housing provisions in Section 330,
TUS_RedevPlan_vldoc 15 2/27/03
29171_001
above, or the inclusionary housing provisions in Section 331,
above. These funds may be used inside or outside the
Project Area provided, however, that funds may be used
outside the Project Area only if findings of benefit to the
Project are made as required by said Section 33334.2 of the
Community Redevelopment Law.
The funds for this purpose shall be held in a separate Low
and Moderate Income Housing Fund (the "Housing Fund")
until used. Any interest earned by such Low and Moderate
Income Housing Fund shall accrue to the Fund.
IV. [§400] USES PERMITTED IN THE PROJECT AREA
A. [§401] Land Uses - General
Real property located within the Project Area shall be developed
and used for uses that are consistent with the applicable provisions
of the Specific Plan as it may be amended from time to time.
B. [§402] Land Uses - Other
1. [§403] Public Rights -of -Way
The major public streets within the Project Area shall be as
shown in the Specific Plan.
Additional public streets, alleys, and easements may be
created in the Project Area as needed for proper
development. Existing streets, alleys, and easements may be
abandoned, closed, or modified as necessary for proper
development of the Project.
Any changes in the existing interior or exterior street layout
shall be in accordance with the Specific Plan, shall be
effectuated in the manner prescribed by state and local law,
and shall be guided by the following criteria:
a. A balancing of the needs of proposed and potential
new developments for adequate pedestrian and
vehicular access, vehicular parking, and delivery
loading docks with the similar needs of any existing
developments permitted to remain. Such balancing
TUS_RedevPlan_v2.doc 16 2/27/03
29171_001
shall take into consideration the rights of existing
owners and tenants under the rules for owner and
tenant participation adopted by the Agency for the
Project and any participation agreements executed
thereunder;
b. The requirements imposed by such factors as
topography, traffic safety and aesthetics; and
C. The potential need to serve not only the Project Area
and new or existing developments but to also serve
areas outside the Project by providing convenient and
efficient vehicular access and movement.
The public rights-of-way may be used for vehicular and/or
pedestrian traffic, as well as for public improvements, public
and private utilities, and activities typically found in public
rights-of-way.
2. [§404] Other Public Semi -Public Institutional and
Nonprofit Uses
In any portion of the Project Area, the Agency is authorized
to permit the maintenance, establishment, or enlargement of
public, semi-public, institutional, or nonprofit uses,
including park and recreational facilities, libraries,
educational, fraternal, employee, philanthropic, religious
and charitable institutions, utilities, railroad rights-of-way,
and facilities of other similar associations or organizations.
All such uses shall, to the extent possible, conform to the
provisions of this Plan applicable to the uses in the specific
area involved and the Specific Plan. The Agency may
impose such other reasonable requirements and/or
restrictions as may be necessary to protect the development
and use of the Project Area.
3. [§405] Interim Uses
Pending the ultimate development of land by developers
and participants, the Agency is authorized to use or permit
the use of any land in the Project Area for interim uses that
are not in conformity with the uses permitted in this Plan,
consistent with the applicable provisions of the Specific Plan
as it may be amended from time to time.
TUS_RedevP1an_v2.doc 17 2/27/03
29171_001
4. [§406] Nonconforming Uses
The Agency may permit an existing use to remain in an
existing building in good condition which use does not
conform to the provisions of this Plan, provided that such
use is generally. compatible with existing and proposed
developments and uses in the Project Area. The owner of
such a property must be willing to enter into a participation
agreement and agree to the imposition of such reasonable
restrictions as may be necessary to protect the development
and use of the Project Area, consistent with the applicable
provisions of the Specific Plan as it may be amended from
time to time.
The Agency may authorize additions, alterations, repairs, or
other improvements in the Project Area for uses which do
not conform to the provisions of this Plan where such
improvements are within a portion of the Project where, in
the determination of the Agency, such improvements would
be compatible with surrounding Project uses and
development.
C. . [§407] General Controls and Limitations -
All real property in the Project Area is made subject to the controls
and requirements of this Plan. No real property shall be
developed, rehabilitated, or otherwise changed after the date of the
adoption of this Plan, except in conformance with the provisions of
this Plan.
1. [§408] Construction
All construction in the Project Area shall comply with all
applicable state and local laws and codes in effect from time
to time. In addition to applicable codes, ordinances, or other
requirements governing development in the Project Area,
additional specific performance and development standards
may be adopted by the Agency to control and direct
redevelopment activities in the Project Area.
2. [§409] Rehabilitation and Retention of Properties
Any existing structure within the Project Area approved by
the Agency for retention and rehabilitation shall be repaired,
altered, reconstructed, or rehabilitated in such a manner that
TUS_RedevPlan_v2.doc 18 2/27/03
29171_001
it will be safe and sound in all physical respects and be
attractive in appearance and not detrimental to the
surrounding uses.
3. [§410] Limitation on the Number of Buildings
The number of buildings in the Project Area shall not exceed
the number of buildings permitted under the Specific Plan.
4. [§411] Number of Dwelling Units
The number of dwelling units permitted in the Project Area
shall not exceed the number of dwelling units permitted
under the Specific Plan.
5. [§412] Limitation on Type, Size, and Height of Buildings
Except as set forth in other sections of this Plan, the type,
size, and height of buildings shall be as limited by the
Specific Plan and any other applicable federal, state and local
statutes, ordinances and regulations.
6. [§413] Open Spaces, Landscaping, Light Air, and Privacy
The approximate amount of open space to be provided in
the Project Area is the total of all areas which will be in the
public rights-of-way, the public ground, the space around
buildings, and all other outdoor areas not permitted to be
covered by buildings. Landscaping shall be developed in
the Project Area to ensure optimum use of living plant
material.
Sufficient space shall be maintained between buildings in all
areas to provide adequate light, air, and privacy.
7. [§414] Signs
All signs shall conform to the Specific Plan, applicable City
sign ordinances and other requirements as they now exist or
are hereafter amended. Design of all proposed new signs
shall be submitted to the City prior to installation for review
and approval pursuant to the procedures of this Plan.
TUS_RedevPian_v2.doc 19 2/27/03
29171_001
8. [§415] Utilities
The Agency shall require that all utilities be placed
underground whenever physically and economically
feasible.
9. [§416] Incompatible Uses
No use or structure which by reason of appearance, traffic,
smoke, glare, noise, odor, or similar factors, as determined
by the Agency, would be incompatible with the surrounding
areas or structures shall be permitted in any part of the
Project Area.
10. [§417] Nondiscrimination and Nonsegregation
There shall be no discrimination or segregation based upon
race, color, creed, religion, sex, marital status, national
origin, or ancestry permitted in the sale, lease, sublease,
transfer, use, occupancy, tenure, or enjoyment of property in
the Project Area.
11- [§418] Subdivision of Parcels
No parcel in the Project Area, including any parcel retained
by a participant, shall be subdivided without the approval of
the Agency and the City.
12. [§419] Minor Variations
Under exceptional circumstances, the Agency is authorized
to permit a variation from the limits, restrictions, and
controls established by this Plan. In order to permit such
variation, the Agency must determine that:
a. The application of certain provisions of this Plan
would result in practical difficulties or unnecessary
hardships inconsistent with the general purpose and
intent of this Plan;
b. There are exceptional circumstances or conditions
applicable to the property or to the intended
development of the property which do not apply
generally to other properties having the same
standards, restrictions, and controls;
TUS_RedevPlan_v2.doc 20 2/27/03
29171_001
C. Permitting a variation will not be materially
detrimental to the public welfare or injurious to
property or improvements in the area; and
d. Permitting a variation will not be contrary to the
objectives of this Plan or the Specific Plan.
No variation shall be granted which changes a basic land use
or which permits other than a minor departure from the
provisions of this Plan. In permitting any such variation, the
Agency shall impose such conditions as are necessary to
protect the public peace, health, safety, or welfare and to
assure compliance with the purposes of this Plan. Any
variation permitted by the Agency hereunder shall not
supersede any other approval required under applicable
City codes and ordinances.
E. [§420] Design for Development
Within the limits, restrictions, and controls established in this Plan,
the Agency is authorized to establish heights of buildings, land
coverage, setback requirements, architectural and design criteria,
traffic circulation, traffic access, and other development and design
controls necessary for proper development of both private and
public areas within the Project Area.
No new improvement shall be constructed, and no existing
improvement shall be substantially modified, altered, repaired, or
rehabilitated, except in accordance with this Plan and the Specific
Plan and such controls imposed on the use of development of
property pursuant to thereto In the case of property which is the
subject of a dispositionand development or participation
agreement with the Agency and any other property, in the
discretion of the Agency, no new improvement shall be constructed
and no existing improvement shall be substantially modified,
altered, repaired or rehabilitated except in accordance with
architectural, landscape, and site plans submitted to and approved
in writing by the Agency. One of the objectives of this Plan is to
create an attractive and pleasant environment in the Project Area.
Therefore, such plans shall give consideration to good design, open
space, and other amenities to enhance the aesthetic quality of the
Project Area. The Agency shall not approve any plans that do not
comply with this Plan.
TUS_RedevPlan_vldoc 21 2/27/03
29171_001
F. [§421] Building Permits
No permit shall be issued for the construction of any new building
or for any construction on an existing building in the Project Area
from the date of adoption of this Plan until the application for such
permit has been approved by the Agency as consistent with this
Plan and processed in a manner consistent with the applicable City
of Tustin requirements.
The Agency is authorized to establish permit procedures and
approvals in addition to those set forth above where required for
the purposes of this Plan. Where such additional procedures and
approvals are established, a building permit shall be issued only
after the applicant for same has been granted all approvals required
by the City and the Agency at the time of application.
V. [§500] METHODS OF FINANCING THE PROJECT
A. [§501] General Description of the Proposed Financing Method
The Agency is authorized to finance this Project with financial
assistance from the City of Tustin, the State of California, the
federal government, tax increment funds, interest income, Agency
bonds, donations, loans from private financial institutions, the lease
or sale of Agency -owned property, or any other available source,
public or private.
The Agency is also authorized to obtain advances, borrow funds,
and create indebtedness in carrying out this Plan. The principal
and interest on such advances, funds, and indebtedness may be
paid from tax increments or any other funds available to the
Agency. Advances and loans for survey and planning and for the
operating capital for nominal administration of this Project may be
provided by the City of Tustin until adequate tax increment or
other funds are available, or sufficiently assured, to repay the
advances and loans and to permit borrowing adequate working
capital from other sources. The City of Tustin may also supply
additional assistance through loans and grants for various public
facilities.
The City of Tustin or any other public agency may expend money
to assist the Agency in carrying out this Project. As available, gas
tax funds from the state and county may be used for street
improvements and public transit facilities.
TUS_RedevPlan v1doc 22 2/27/03
29171_001
B. [§502] Tax Increment Funds
All taxes levied upon taxable property within the Project Area each
year, by or for the benefit of the State of California, the County of
Orange, the City of Tustin, any district, or any other public
corporation (hereinafter sometimes called "taxing agencies"), after
the effective date of the ordinance approving this Plan shall be
divided as follows:
1. That portion of the taxes which would be produced by the
rate upon which the tax is levied each year by or for each of
said taxing agencies upon the total sum of the assessed value
of the taxable property in the Project as shown upon the
assessment roll used in connection with the taxation of such
property by such taxing agency, last equalized prior to the
effective date of such ordinance, shall be allocated to and
when collected shall be paid into the funds of the respective
taxing agencies, including the City of Tustin pursuant to
Health and Safety Code Section 33607.5(b), as taxes by or for
said taxing agencies on all other property are paid (for the
purpose of allocating taxes levied by or for any taxing
agency. or agencies which did not include the territory of the
Project on the effective date of such ordinance but to which
such territory is annexed or otherwise included after such
effective date, the assessment roll of the County of Orange,
last equalized on the effective date of said ordinance, shall
be used in determining the assessed valuation of the taxable
property in the Project on said effective date).
2. Except as provided in subdivision 3, below, that portion of
said levied taxes each year in excess of such amount shall be
allocated to and when collected shall be paid into a special
fund of the Agency to pay the principal of and interest on
loans, moneys advanced to, or indebtedness (whether
funded, refunded, assumed, or otherwise) incurred by the
Agency to finance or refinance, in whole or in part, this
Project. Unless and until the total assessed valuation of the
taxable property in the Project exceeds the total assessed
value of the taxable property in the Project as shown by the
last equalized assessment roll referred to in subdivision 1
hereof, all of the taxes levied and collected upon the taxable
property in the Project shall be paid into the funds of the
respective taxing agencies. When said loans, advances, and
indebtedness, if any, and interest thereon, have been paid,
TUS_RedevPlan_vldoc 23 2/27/03
29171_001
all moneys thereafter received from taxes upon the taxable
property in the Project shall be paid into the funds of the
respective taxing agencies as taxes on all other property are
paid.
3. That portion of the taxes in excess of the amount identified
in subdivision 1, above, which are attributable to a tax rate
levied by a taxing agency which was approved by the voters
of the taxing agency on or after January 1, 1989, for the
purpose of producing revenues in an amount sufficient to
make annual repayments of the principal of, and the interest
on, any bonded indebtedness for the acquisition or
improvement of real property shall be allocated to, and
when collected shall be paid into, the fund of that taxing
agency.
The portion of taxes mentioned in subdivision 2 above are hereby
irrevocably pledged for the payment of the principal of and interest
on the advance of moneys, or making of loans or the incurring of
any indebtedness (whether funded, refunded, assumed, or
otherwise) by the Agency to finance or refinance the Project, in
whole or in part. The Agency is authorized to make such pledges
as to specific advances, loans, and indebtedness as appropriate in_
carrying out the Project.
The portion of taxes divided and allocated to the Agency pursuant
to subdivision 2 above shall not exceed a cumulative total of EIGHT
HUNDRED THIRTY-THREE MILLION DOLLARS ($833,000,000).
The Agency is authorized to issue bonds from time to time, if it
deems appropriate to do so, in order to finance all or any part of the
Project. Neither the members of the Agency nor any persons
executing the bonds are liable personally on the bonds by reason of
their issuance.
The bonds and other obligations of the Agency are not a debt of the
City of Tustin, or the state, nor are any of its political subdivisions
liable for them, nor in any event shall the bonds or obligations be
payable out of any funds or properties other than those of the
Agency, and such bonds and other obligations shall so state on
their face. The bonds do not constitute an indebtedness within the
meaning of any constitutional or statutory debt limitation or
restriction. i
TUS RedevP1an_v2.doc 24 2/27/03
29171 001
The amount of bonded indebtedness to be repaid in whole or in
part from the allocation of taxes described in subdivision 2 above
which can be outstanding at any one time shall not exceed ONE
HUNDRED EIGHTY MILLION DOLLARS ($180,000,000).
Unless this Plan is amended pursuant to Health and Safety Code
Section 33492.13(a)(2)(B), the Agency shall not establish or incur
loans, advances, or indebtedness to finance in whole or in part the
Project beyond twenty (20) years from the date the County of
Orange Auditor makes its certification pursuant to Section 33492.9
of the Community Redevelopment Law (the ("Auditor's
Certification"). Loans, advances, or indebtedness may be repaid
over a period of time beyond said time limit. This time limit shall
not prevent the Agency from incurring debt to be paid from the
Low and Moderate Income Housing Fund or establishing more
debt in order to fulfill the Agency's housing obligations under
Section 33413 of the Community Redevelopment Law. Further, this
time limit shall not prevent the Agency from refinancing,
refunding, or restructuring indebtedness after the time limit if the
indebtedness is not increased and the time during which the
indebtedness is to be repaid is not extended beyond the time limit
for repaying indebtedness, set forth immediately below in this
Section 502.
The Agency shall not receive, and shall not repay loans, advances,
or other indebtedness to be paid with the proceeds of property
taxes from the Project Area pursuant to Section 33670 of the
Community Redevelopment Law and this Section 502 beyond
forty-five (45) years from the date of adoption of the Auditor's
Certification.
C. [§503] Other Loans and Grants
Any other loans, grants, guarantees, or financial assistance from the
United States, the State of California, or any other public or private
source will be utilized if available.
VI. [§600] ACTIONS BY THE CITY OF TUSTIN
The City of Tustin shall aid and cooperate with the Agency in carrying out
this Plan and shall take all actions necessary to ensure the continued
fulfillment of the purposes of this Plan and to prevent the recurrence or
spread in the area of conditions causing blight. Actions by the City shall
include, but not be limited to, the following:
TUS_RedevPlan_v2.doc 25 2/27/03
29171_001
A. Institution and completion of proceedings for opening, closing,
vacating, widening, or changing the grades of streets, alleys, and
other public rights-of-way and for other necessary modifications of
the streets, the street layout, and other public rights-of-way in the
Project Area. Such action by the City shall include the requirement
of abandonment, removal, and relocation by the public utility
companies of their operations of public rights-of-way as
appropriate to carry out this Plan provided that nothing in this Plan
shall be construed to require the cost of such abandonment,
removal, and relocation to be borne by others than those legally
required to bear such cost.
B. Provision of advances, loans, or grants to the Agency or the
expenditure of funds for projects implementing this Plan as
deemed appropriate by the City and to the extent funds are
available therefor.
C. Institution and completion of proceedings necessary for changes
and improvements in private and publicly owned public utilities
within or affecting the Project Area.
D. Revision of zoning (if necessary) within the Project Area to permit
the land uses and development authorized by this Plan.
E. Imposition wherever necessary (by conditional use permits or other
means) of appropriate controls within the limits of this Plan upon
parcels in the Project Area to ensure their proper development and
use.
F. Provision for administrative enforcement of this Plan by the City
after development. The City and the Agency shall develop and
provide for enforcement of a program for continued maintenance
by owners of all real property, both public and private, within the
Project Area throughout the duration of this Plan.
G. Renovation and/or preservation of historical sites, if economically
feasible or practical.
H. Performance of the above actions and of all other functions and
services relating to public peace, health, safety, and physical
development normally rendered in accordance with a schedule
which will permit the redevelopment of the Project Area to be
commenced and carried to completion without unnecessary delays.
TUS_RedevPlan_vldoc 26 2/27/03
29171_001
I. The undertaking and completing of any other proceedings
necessary to carry out the Project.
The foregoing actions to be taken by the City do not involve or constitute
any commitment for financial outlays by the City unless specifically
agreed to and authorized by the City.
VII. [§700] ENFORCEMENT
The provisions of this Plan or other documents entered into pursuant to
this Plan may be enforced by court litigation instituted by either the
Agency or the City of Tustin. Such remedies may include, but are not
limited to, specific performance, damages, reentry, injunctions, or any
other remedies appropriate to the purposes of this Plan. In addition, any
recorded provisions which are expressly for the benefit of owners of
property in the Project Area may be enforced by such owners.
VIII. [£800] DURATION OF THIS PLAN
Except for the nondiscrimination and nonsegregation provisions which
shall run in perpetuity, the provisions of this Plan shall be effective, and
the provisions of other documents formulated pursuant to this Plan may
be made effective, for thirty (30) years from the date of the Auditor's
Certification (the "Termination Date"); provided, however, that subject to
the limitations set forth in Section 502 of this Plan, the Agency may issue
bonds and incur obligations pursuant to this Plan which extend beyond
the Termination Date, and in such event, this Plan shall continue in effect
to the extent necessary to permit the full repayment of such bonds or other
obligations. After the Termination Date, the Agency shall have no
authority to act pursuant to this Plan except to pay previously incurred
indebtedness and to enforce existing covenants or contracts unless the
Agency has not completed its housing obligations pursuant to Section
33413 of the Community Redevelopment Law, in which case the Agency
shall retain its authority to implement requirements under Section 33413
of the Community Redevelopment Law, including its ability to incur and
pay indebtedness for this purpose, and shall use this authority to complete
such housing obligations as soon as is reasonably possible.
TUS_RedevPlan_v2.doc 27 2/27/03
29171_001
IX. [§900] PROCEDURE FOR AMENDMENT
This Plan may be amended by means of the procedure established in
Section 33354.6 and/or 33450-33458 of the Community Redevelopment
Law or by any other procedure hereafter established by law.
TUS_RedevPlan_v2.doc 28 2/27/03
29171_001
ATTACHMENT NO.1
LEGAL DESCRIPTION OF THE PROJECT AREA BOUNDARIES
The boundaries of the MCAS -Tustin Redevelopment Project are described as
follows:
The Tustin Base Portion
Insert Description of MCAS -Tustin Property located within the City or Tustin
(Tustin Base Portion).
The Non -Base Property
Insert Description of the Non -Base Property (property outside MCAS -Tustin but
within the City of Tustin).
TUS_RedevP1an_v2.doc Attachment No. 1 2/27/03
29171_001
ATTACHMENT NO.2
PROJECT AREA MAP
Insert Map which delineates the following:
Tustin Base Property
Non -Base Property
TUS RedevP1an_v2.doc Attachment No. 2 2/27/03
29171_001 1
ATTACHMENT NO.3
PROPOSED PUBLIC IMPROVEMENTS AND FACILITIES PROJECTS
1. Domestic (Potable) and Reclaimed (Nonpotable) Water Supply and
Distribution Facilities
A. Install new potable and nonpotable water facilities which may
include but not be limited to new distribution mains and service
connections to developments and in -tract systems served through a
new backbone system and from existing and new mains in adjacent
roadways.
B. Alter, modify and/or improve existing potable and nonpotable
connections and distribution mains where necessary to support
reuse and demolish and remove pipelines, service connections and
wells to be abandoned.
C. Acquire and dispose of existing potable and nonpotable water
supply and distribution systems and facilities and acquire and
install new well sites in the Project Area as may be needed.
D. Acquire easements and right-of-way, as necessary, to accommodate
new water facilities and the continued operation of existing
facilities until new facilities can be constructed.
2. Sanitary Sewer Facilities
A. Install new sewer facilities including but not limited to new sewer
lines, any necessary on-site lift or pump stations, connections
necessary to discharge the sewage to off-site conveyance systems,
as well as service connections to development and in -tract
collection systems to be served through a new backbone system
and from existing and new mains in adjacent roadways.
B. Alter, modify and/or improve existing sewer collections systems
where necessary to support reuse and demolish and remove
pipelines and service connections to be abandoned.
TUS_RedevP1an_v2.doc Attachment No. 3 2/27/2003
29171_001 Page 1
C. Acquire and dispose, where necessary, existing sanitary sewer
facilities.
D. Acquire easements and right-of-way, as necessary, to accommodate
new sewer facilities and the continued operation of existing
facilities until new facilities can be constructed.
3. Storm Drain and Flood Control Facilities
A. Install new storm drain systems including but not limited to
collection systems and retention basins or other related facilities to
reduce flood risks, where necessary to serve development and in -
tract collection systems to be served by a new backbone system.
Additional improvements to the following regional flood control
channels will be necessary including the Barranca Channel, the
Santa Ana -Santa Fe Channel, and the Peters Canyon Channel.
B. Alter, modify and/or improve existing storm drain systems and
drainage facilities where necessary to support reuse of Base
property and demolish and remove storm drain and drainage
facilities to be abandoned.
C. Acquire certain storm drain facilities, where necessary to provide
storm and flood control protection for reuse and install and
construct each facility.
D. Acquire easements and rights-of-way, as necessary, to
accommodate new storm drain and flood control facilities and the
continued operation of existing facilities until new or modified
facilities can be constructed.
4. Utilities Facilities
A. Install new utility facilities including but not limited to new
electrical facilities, new natural gas facilities, new telephone
facilities (including fiber optic applications), and new cable
television facilities to serve development and in -tract utility
systems to be served by new utility backbone distributions systems.
Installations could include but would not be limited to lines and
distribution systems, conduit boxes, switchgear, transformers, etc.
TUS_RedevP1an_v2.doc Attachment No. 3 2/27/2003
29171_001 Page 2
B. Alter, modify and/or improve existing utility facilities and
connections where necessary to support reuse and demolish and
remove utility facilities to be abandoned.
C. Underground existing and i new utility facilities
D. Acquire and dispose of, as necessary, existing utility facilities.
E. Acquire easements and right-of-way, as necessary, to accommodate
new utility facilities and the continued operation of existing
facilities until new or modified facilities can be constructed.
5. Transportation/Circulation Improvements and Facilities
A. Install new Transportation/Circulation Improvements and
Facilities including but not limited to a new arterial backbone
system within the Project Area (on-site improvements and
facilities) to serve development, a network of new in -tract street
improvements and off-site transportation/
circulation mitigation for the Project Area. Major arterials will be
created that service through traffic both in the north -south and
east -west directions supplemented with a looped road system also
serving Base property. Transportation projects may include but not
be limited to curb, gutter, sidewalks, paving, landscaping, graphics,
bus pull-out and shelters, street furniture, medians, street trees,
street lighting and traffic controls. Off-site transportation/
circulation mitigation would generally add lanes, change lane
movements or enhance intersections to increase roadway capacity
and reduce any impacts of development within the Project Area.
The improvement would also involve traffic signalization,
modifications and new improvements to increase operational
efficiency.
B. Alter, modify and/or improve existing roadways and streets where
necessary to support reuse and demolish and remove roadways,
aircraft runways, streets and related facilities to be abandoned.
C. Acquire additional rights-of-way necessary to complete on-site
transportation/ circulation improvements and facilities and off-site
transportation/ circulation mitigation for the Project Area.
D. Acquire, install and construct the Tustin Commuter Rail Station
immediately adjacent to the Project Area, including any
TUS_RedevP1an_v2.doc Attachment No. 3 2/27/2003
29171_001 Page 3
modifications benefiting the Project Area and any related
transportation facilities.
E. Acquire and install a network of local and regional bikeways and
trails within and benefiting the Project Area consistent with the
master planned bikeway/trail systems of the County of Orange,
and the City of Tustin.
6. Community, Recreational and Open Space Facilities
A. Neighborhood Parks
Acquire and develop two neighborhood parks in the Project Area.
B. Community Park
Acquire and develop a community park located in the
northwestern portion of the Project Area. Improvements include
upgrading existing facilities which could include but not be limited
to sports fields, swimming pool, community center and/or a
community auditorium and other related community and
recreational facilities either on the community park site or
developed in cooperation within other entities.
C. Urban Regional Park
(1) Acquire and develop an urban regional park coordinating on
the park site accommodation of facilities such as community
family and youth support, regional animal control and law
enforcement training. Improvements would include but also
not be limited to major rehabilitation and upgrading of
existing facilities and construction of new facilities and
infrastructure.
(2) Acquire and develop child care facilities within the Project
Area. Improvements include upgrading of existing facilities
and construction of new facilities.
7. Other Public Facilities
A. Acquire and develop a fire station to serve development in the
Project Area. Costs would include the cost of the land, facility
construction and furnishings.
TUS_RedevP1an_v2.doc Attachment No. 3 2/27/2003
29171_001 Page 4
B. Acquire land and existing facilities within the Learning Village to
accommodate community college programs to serve the South
Orange County Community College and Rancho Santiago
Community College Districts (approximately 65 acres for South
Orange County Community College and 15 acres for Ranchc
Santiago Community College). Major rehabilitation of existing
facilities and new construction of facilities and infrastructure will
be necessary.
C. Acquire two 10 -acre elementary school sites to serve the Tustin
Unified School District. (One of these sites may be conveyed to
TUSD directly by the Federal Department of Education.). New
construction of facilities and infrastructure will be necessary.
D. Acquire a 40 acre high school site to serve the Tustin Unified School
District. New construction of facilities and infrastructure will be
necessary.
E. Complete financing security obligations associated with the
payment to Santa Ana Unified School District of SIXTY MILLION
DOLLARS ($60,000,000) for school acquisition and construction off-
site which occurred on December 27, 2002, and was secured by a
THIRTY-EIGHT MILLION DOLLAR ($38,000,000) Revenue
Anticipation Note and a TWENTY-TWO MILLION DOLLAR
($22,000,000) Revenue Anticipation Note.
TUS_RedevP1an_v2.doc Attachment No. 3 2/27/2003
29171_001 Page 5
Tab 7
Report to the City Council for the MCAS Tustin Redevelopment Plan
REPORT TO THE CITY COUNCIL
FOR THE
MCAS (MARINE CORPS AIR STATION)
TUSTIN REDEVELOPMENT PLAN
TUSTIN COMMUNITY REDEVELOPMENT AGENCY
APRIL 2003
TABLE OF CONTENTS
INTRODUCTION.......................................................................................................... 1
.................
If. REASONS FOR SELECTION OF THE PROJECT AREA...............................................................3
A. BASE CLOSURES WITHIN CALIFORNIA..............................................................................................3
B. REUSE OF MCAS-TUSTIN...............................................................................................................4
C. PROJECT AREA TERRITORY ..................................... 6
D. REDEVELOPMENT GOALS................................................................................................................6
III. DESCRIPTION OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS ..............................9
A. PROJECT AREA SETTING ...................................... 9
...........................................
1. Background...................................................................................................................................9
2. Location and Boundary................................................................................ ................... 9
3. ..............
Current Land Uses......................................................................................................................11
4. Proposed Land Uses......................................................................................... 11
5. ..............
Blight Definitions......................................................................................................................... 14
6. Inclusion of Non -Base Territory .................................................................................................. 15
B. URBANIZATION..............................................................................................................................15
1. Marine Corps Air Station............................................................................................................. 15
2. Non -Base Territory ............................................... .
C. PHYSICAL AND ECONOMIC CONDITIONS THAT CAUSE BLIGHT.........................................................18
I. Buildings in Which It is Unsafe or Unhealthy for Persons to Live or Work ................................. 18
2. Factors That Prevent or Substantially Hinder the Economically Viable Reuse or Capacity of
the Buildings or Areas .................................................
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 ......................................... .
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....................................................................
7. Land that Contains Materials or Facilities that Would Have to Be Removed to Allow
Development .............................................
8. Properties Containing Hazardous Wastes That May Benefit From the Use of Agency
Authority................................................................ .
D. BLIGHT SUMMARY, BURDEN ON THE COMMUNITY, AND NEED FOR REDEVELOPMENT ........................47
I. Physical and Economic Burden on the Community ..................................................
a. Definition of Blight....................................................................................................................47
b. Existing Conditions........................................................ .
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
ofBuilding or Areas.............................................................................................................49
iii Incompatible Uses................................................................ .
iv. Compliance With Community Subdivision, Zoning or Planning Regulations .....................50
V. Infrastructure Deficiencies ........................... .
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 — I ustin Redevelopment Plan
Report to the City Council
PA0304010:TUS:D VB: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
I. 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
EnvironmentalRemediation..................................................................... ................................... 62
6. Housing Programs ........................... .
...........
7. Agency Administrative Program Support and Indirect Costs......................................................64
C. THE IMPACT OF THE PROPOSED PROJECTS AND PROGRAMS ON BLIGHTING CONDITIONS IN THE
PROJECTAREA.................................................................................................. ............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 ............................................
7. Agency Administrative Program Support and indirect Costs ...................................................... 66
V. PROPOSED METHOD OF FINANCING THE REDEVELOPMENT PLAN, ECONOMIC
FEASIBILITY, AND REASONS FOR INCLUDING TAX INCREMENT FINANCING...............................68
A. PROJECTED RESOURCES ................................... 68
...................................................................
I. Net Tax increment Revenues ................... 69
32. Housing Set Aside Revenue ................................................... .................................................... 69
. Other Potential Resources.......................................................................................................... 70
B. PROJECTED COSTS.............................................................. .........................................................70
1. Public Infrastructure and Demolition........................................................................................... 71
2. Affordable Housing Program......................................................................................
3. Administrative Support .....................................................................
4. Discretionary Projects and Programs......................................................................................... 73
5. School Assistance ....................
C. PROPOSED FINANCING METHOD, ECONOMIC FEASIBILITY, AND REASONS FOR INCLUDING TAX
INCREMENTFINANCING.....................................................................................................
D. BONDED INDEBTEDNESS AND TAX INCREMENT LIMITS.....................................................................74
VI. IMPLEMENTATION PLAN...................................................................... ........78
...............................
A. PROJECT AREA GOALS AND OBJECTIVES ................. .
B. PROJECTS AND PROGRAMS FOR THE FIRST FIVE YEARS OF THE REDEVELOPMENT PLAN.................79
I. Acquisition and Disposition of Base Propert
2. Infrastructure and Demolition.......................y......................................................................"""' 79
............. ................................................
a. Demolition/Clearance and Site Preparation........................................................................... 0
b. Public Improvements and Facilities.........................................................................................81
3. Environmental Remediation........................................................................................................82
4. Housing Programs .......................................
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
MCAS — Tustin Redevelopment Plan
Report to the City Council
PA0304010:TUS:DVB:gbd
19830.003.002/04/17/03
Page ii
VII. METHOD OR PLAN FOR RELOCATION..................................................................................89
A. AGENCY DISPLACEMENT
................................................................................................................89
B. RELOCATION IN THE EVENT OF AGENCY DISPLACEMENT.................................................................90
C. RULES AND REGULATIONS.............................................................................................................90
D. AGENCY DETERMINATIONS AND ASSURANCES................................................................................90
E. RELOCATION ASSISTANCE ADVISORY PROGRAM AND ASSURANCE OF COMPARABLE REPLACEMENT
HOUSING......................................................................................................................................
92
F. ADMINISTRATIVE ORGANIZATION
....................................................................................................92
1. Responsible Entity.........................................................
................................ .............................92
2. Functions
....................................................................................................................................
3. Information Program
92
...................................................................................................................
4. Relocation Record
94
......................................................................................................................
5. Relocation Resources Survey
94
...................................................................................................
.
6. Relocation Payments
94
..................................................................................................
.................94
VIII. ANALYSIS OF THE PRELIMINARY PLAN...............................................................................96
IX. RECORD OF COMMUNITY CONSULTATIONS...........................................................................97
X. THE FINAL ENVIRONMENTAL IMPACT REPORT REQUIRED BY SECTION 21151 OF THE
PUBLICRESOURCES CODE
..................................................................................................................98
XI. THE REPORT OF THE COUNTY FISCAL OFFICER AND THE AGENCY'S ANALYSIS
THEREOF, INCLUDING A SUMMARY OF CONSULTATIONS WITH AFFECTED TAXING ENTITIES 99
A.
1.
2.
3.
4.
5.
6.
B.
C.
1.
2.
3.
4.
5.
XII.
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
YearAssessment Roll............................................................................................................... 100
Identification of Each Taxing Agency Levying Taxes in the Project Area ................................. 100
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
Total Ad Valorem Tax Revenue for Each Taxing Agency from All Property Within Its Boundaries,
Whether Inside or Outside of the Project Area......................................................................... 101
Estimated First Year Taxes Available to the Redevelopment Agency ...................................... 103
Assessed Valuation of the Project Area for the Preceding Year, Except for State Assessed
Propertyon 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
Impacton Taxing Agencies....................................................................................................... 105
Impact on the Amount of Revenue Derived From the Base Year Assessment Roll By Each
TaxingAgency..........................................................................................................................105
Impact on First Year Taxes Available to the Redevelopment Agency ...................................... 107
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
P A0304010: T U S :DVB : g bd
19830.003.002/04/17/03
Page iii
LIST OF EXHIBITS
No. Title
Parte
EXHIBIT 1: ORGANIZATION OF THE REPORT TO THE CITY COUNCIL ..............................................
2
EXHIBIT 2: SUMMARY OF CRL PROVISIONS — STANDARD PLAN ADOPTION VS. TUSTIN
BASECLOSURE.................................................................................................................................
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
...................................................................................................
EXHIBIT 7: RECOMMENDED DEMOLITION OR REHABILITATION FOR NON-RESIDENTIAL
17
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
EXHIBIT13: (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 ........................................ .. .....................................................................
EXHIBIT 20: REPORT OF BASE YEAR REVENUE EACH TAXING AGENCY CAN EXPECT
102
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:DV B: gbd
19830.003.002/04/17/03
Page iv
1. 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.
1wc,y5 — I ustin Redevelopment Plan
Report to the City Council
PA0304010:TU S: D V B: gbd
19830.003.002/04/17/03
Page 1
Exhibit 1: Organization of the Report to the City Council
CRL Report Section
Section
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).
33352 (b) A description of the physical and economic conditions specified in Section 33031 (or Section III
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)
An Implementation Plan.
Section VI
33352 (d)
An explanation of why the elimination of blight and the redevelopment of the project area
Section IIID
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.
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 VIII
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 Q)
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(l)
The report of the county fiscal officer as required by Section 33328.
Appendix
33352 (m)
Neighborhood Impact Report. I
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
19830.003.002/04117/03
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.
I
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, low -moderate housing requirements, and application of CEQA provisions with
regard to adoption of the Redevelopment Plan.
ivit,Ha — i usun Neoevelopment Plan
Report to the City Council
PA0304010:TUS: D VB: 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 -EI 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.
IVIUAb — I ustin 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
NOTES
1 Agency shall pay to the low -moderate -income housing fund the amount: of payments deferred between the period beginning in the
11 th 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:D V B:gbd
19830.003.002/04/17/03
Page 5
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/
Collect Tax Increment
45 years
45 years
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
Urbanization Finding Requirement
Yes
MCAS -Tustin — No
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
Required for Plan Adoption
Yes
Noz
EIR Required for Plan Adoption
Yes
Yes- may be delayed
Statutory Tax Sharing
Formulas
Yes
Yes4
One physical and one
Blighting Condition required for Adoption
economic
Combination of two or more of the conditions described
(CRL Section 33031)
in CRL Section 33492.104
NOTES
1 Agency shall pay to the low -moderate -income housing fund the amount: of payments deferred between the period beginning in the
11 th 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:D V B: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 low- and moderate -income persons and families.
MCAS — Tustin Redevelopment Plan
Report to the City Council
PA0304010:TUS: DV B: gbd
19830.003.002/04/17/03
Page 6
I. 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.
I
• 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
19830.003.002104/17/0 3
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
PA0304010: T U S: D V B: g b d
19830.003.002/04/17/03
Page 8
I11. 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 II. The LTA base was decommissioned in June 1949. In 1951, the Base
was reactivated as a Marine Corps Air Facility for helicopters and operated continuously until
closure. Designated as MCAS -Tustin in April 1985, the Base was the main West Coast facility for
training and operations involving medium- and heavy -lift capable helicopters.
2. Location and Boundary
The Project Area is located in the city of Tustin near the center of Orange County, and is
approximately 40 miles southeast of downtown Los Angeles. The Project Area (including the
Base and the 4.1 acres of non -base territory) is 1,508.6 acres in area. The Project Area
boundaries are illustrated in Exhibit 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 (1-5), Laguna (SR -
133), and San Diego (1-405) 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
19830.003.002104/17/03
Page 9
r
3
Walnut Ave.
—_ METROLINK RR f
------
TUSTIN
MARINE CORPS Q
f "
AIR STATION--------------
alencie Ave. `, n Moffett Dr.
' r
Ave.
1
�f
1
U aP
U oEaaancaPk
I
t � I
I� u lti
l Q
1 ly I
� rzal � ti
I I
Alton Pkwy
I I
I 1
V
i I
LEGEND
QProject Area Boundary
Non -Base Territory
Note: This map is not to scale
Filename: Mainmap2.ai; 04109/01
MCAS-TUSTIN REDEVELOPMENT PROJECT
EXHIBIT 3 - PROJECT AREA BOUNDARIES
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 low 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). 1
MCAS — Tustin Redevelopment Plan
Report to the City Council
PA0304010:TUS: DVB:gbd
19830.003.002/04/17/03
Page 11
EDINGER AVE
VALENCIA AVE
w
a c~n
J Z
Q
U
w I Q
ALf*
�— Project Area Boundary
LUQ
Q
AIRFIELD OPERATIONS/
®
FAMILY HOUSING
o
BACHELOR HOUSING
Ir
a�a
NI
Y
MAINTENANCE
®
Q
�
ALf*
�— Project Area Boundary
AIRFIELD OPERATIONS/
®
FAMILY HOUSING
OPERATIONALLY CONSTRAINED
BACHELOR HOUSING
s,7
OTHER OPERATIONSITRAINING
MAINTENANCE
®
COMMUNITY SUPPORT
�
RECREATION
?4ic'I
AIRCRAFT MAINTENANCE
SUPPLYISTORAGE
AGRICULTURE
MEDICAUDENTAL
UNDEVELOPED I
I
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.
500 0 1000 2000ft
MCAS-TUSTIN REDEVELOPMENT PROJECT
EXHIBIT 4 - FORMER BASE LAND USES
Filename: Existing Landuse.ai; 01/12/01; Cb
City of I Future Tustin Commuter
{ Rae. station site
Tustin ;f (Not Part or Ptan),
s ems LDR
Road ws 1 GV
o
/ NP `1
ES I MDR
— I CP HSLV `
I `
t�
LV7Tf RP l-----`�\ CsY „I
1 city ttf 16 LV
Warner
City of
ante Arca t CB
NON -BASE
PARCEL
Canter Dr
GV
.Moffett Ave
GV
CC `r � NP 1 LDR
�
SEE NOTE 2 r 1
i / I t r
CB
CB. !t' CB
MCAS TUSTIN REDEVELOPMENT PROJECT
EXHIBIT 5
MCAS-TUSTIN SPECIFIC PLAN
m > \
< <.
Ijf�nE
o Ar
MDR
O'
o-- E
CB
X
r
t
1!
f
LDR
LOW DENSITY RESIDENTIAL (L7 DU/ACRE)
MDR
MEDIUM DENSITY RESIDENTIAL (8.15 DU/ACRE)*
MHDR
MEDIUM HIGH DENSITY RESIDENTIAL (16-25
DU/ACRE)
TIER
TRANSITIONAUEMERGENCY HOUSING
GV
GOLF VILLAGE
C
COMMERCIAL
CB
COMMERCIAL BUSINESS
VS
VILLAGE SERVICES
CC
COMMUNITY CARE
LV
LEARNING VILLAGE
CP
COMMUNITY PARK
ES -8 ELEMENTARY SCHOOL (K-8)
RP
URBAN REGIONAL PARK
"..`."' REGIONAL RIDING AND HIKING TRAIL
NP
NEIGHBORHOOD PARK
ES
ELEMENTARY SCHOOL (K 6)
0 2000 Feet
Filename: Land Use Plan.ai; 01/12/01; cb
MCAS TUSTIN REDEVELOPMENT PROJECT
EXHIBIT 5
MCAS-TUSTIN SPECIFIC PLAN
�
Ijf�nE
MDR
CB
v I
r
t
1!
f
Moumaiin
—NP'+t
Road
Es-
Barranca Pkwy
ieserve o
reel m
8
City of
?
z
p Irvine
ES -8 ELEMENTARY SCHOOL (K-8)
HS HIGH SCHOOL
"..`."' REGIONAL RIDING AND HIKING TRAIL
T MCAS TUSTIN BOUNDARY
" IRVINEITUSTIN/SANTAANA BOUNDARY
MILITARY (FEDERAL PROPERTY)
ADDITIONAL ROAD RIGHT-OF-WAY
Nines:
1. Roadway alignments are conceptual;
2- Shaded areas represent conceptual attentalive roadway
alignment areas and In interchange locations.
k DU=-Dweliing Drifts
4 Roads shown indicate road right-of-way.
S. Within the GtyofIrvine; the density within the
Medium Density Residential designation will not
12.5 dwelling units per acre,
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 — i ustin Redevelopment Plan Page 14
Report to the City Council
PA0304010:TUS: DVB:gbd
19830.003-002/04/17/03
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 .2 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. i
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
Q:ti 1P 'J F F'M1 lLJ Tiii - W
k ,g
5j17�$�yyt95d +t ,; 'k'
.I' 'L°'.� �
LS i rZ}ir�pll�" St, m '
2 ei' e u2 s '
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 XII of this Report and these documents are incorporated herein
by reference.
1. 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: DV B:gbd
19830.003.002/04/17/03
Page 18
�_ ��
�F 1„ _ r 1 �
r
'Ro,�yylp, �ga_-,,
3 s
p t t h �1 k4 k YyS �{1r ryd` i,
'4�1t aarl�'gf(�11�
tr'�w,4iJ�l�iy�i.p
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 Page 21
Report to the City Council
PA 0304015:TUS:DVB:gbd
19830.002.002/04/17/03
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
19830.003.002104/17/03
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 locational
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:T US: D V B: gbd
198 30.003.002/04/ 17/03
Page 23
EXHIBIT 7
RECOMMENDED DEMOLITION OR REHABILITATION FOR NON-RESIDENTIAL BUILDINGS
MARINE CORPS AIR STATION TUSTIN
BLDG
No
parcel
CURRENT USE (1/10/97)
Reuse
Potential
(10 is
High)
AGE
SIZE (SF)
DEMO
RE
HAB
REMARKS
176
1 4
EAF/EOD ADMINISTRATION
0*
1 30
9,760
Yes
Possible asbestos
180
1 14
ILINE MAINTENANCE SHACK
0*
30
1,050
Yes
181
14
LINE MAINTENANCE SHACK
0*
30
1,400
Yes
182
12
LINE MAINTENANCE SHACK
0*
30
1,050
Yes
190
12
HANGAR
0*
27
42,818
Yes
Possible asbestos
195
8A
ACFT DIRECT FUELING STATION
0*
-
-
Yes
Subject to environmental testing/tank removal
-4E+06
8A
ACFT DIRECT FUELING STATION
0*
Yes
Subject to environmental testing/tank removal
197
8A
jAcFr DIRECT FUELING STATION
0*
-
Yes
Subject to environmental testing/tank removal
198
8A
JDAY TANK ACFT FUEL STORAGE
0*
-
-
Yes
Subject to environmental testing/tank removal
205
12
SEWAGE PUMP STATION
0*
-
Yes
Subject to environmental testing & equipment removal
212
7
ELEC/COMM MAINTENANCE SHOP
7
25
3,700
Yes
Possible.asbestos
219
7
EQUIPMENT STORAGE
0*
21
384
Yes
Possible asbestos
220
12
ENGINE TEST CELL ADMINISTRATION
8
16
1 675
Yes
229
14
ACFT WASHRACK
0*
37
755
Yes
231
12
ENGINE TEST CELL PAD
8
29
4,022
Yes
237
4
TRANSFORMER PAD
7
-
-
Yes
241
12
TRANSFORMER PAD
0*
-
-
Yes
244
14
FLIGHT LINE SHACK
0*
16
1,000
Yes
250
12
WAREHOUSE
0*
13
66,976
Yes
251
12
GROUND SUPPORT EQUIP SHOP
8
13,770
Maybe
Maybe
Renovation & tenant improvements needed.
252
12
GROUND SUPPORT EQUIP SHOP
8
10,755
Maybe
Maybe
Renovation & tenant improvements needed.
255
8A
REFUELER ADMINISTRATION
0*
700
Yes
267
11B
HAZARDOUS/FLAM LOCKER
0*
kI
150
Yes
269
12
GSE LOADING RAMP
0*
Yes
273
12
ENGINE TEST CELL
8
2,974
Yes
508
12
AIRCRAFT WASHRACK BLDG
0*
12
684
Yes
517
12
AIRCRAFT WASHRACK
0*
12
iYes
520
10 1HANGAR
8 1
8
63,289 IMaybe
IMaybe
lRenovation
& tenant improvements needed.
"'-' ' 45 Pages
EXHIBIT 7
RECOMMENDED DEMOLITION OR REHABILITATION FOR NON-RESIDENTIAL BUILDINGS
MARINE CORPS AIR STATION TUSTIN
BLDG
NO
Parcel
CURRENT USE (1/10/97)
Reuse
Potential
(10 is
High)
RE-
AGE SIZE (SF) DEMO HAB REMARKS
525
5
IfANGAR
0*
10
45,959
Yes
527
4
FLIGHT LINE SHELTER
0*
10
2,000
Yes
528
7
ADMINISTRATION BUILDING
8
9
4,935
Yes
529
7
SUPPLY BUILDING
8
9
15,000
Yes
530
7
COMMUNICATION/MAINT BLDG
8
9
5,029
Yes
531
4
WEATHER ANNEX
0*
9
800
Yes
532
4
jGENERATOR BUILDING
0*
9
192
Yes
535
5
AIRCRAFT WASHRACK
0*
9
Yes
536
5
WASHRACK UTILITY BUILDING
0*
9
Yes
537
12
ENGINE MAINTENANCE SHOP
8
9
35,717
Yes
543
14
ACFT RINSE FACILITY
0*
9
Yes
544
12
RESTROOM GACILITY
0*
8
2,005
Yes
545
12
SENTRY BOOTH
0*
8
91
Yes
546
12
ELECTRICAL/STORAGE ROOM
8
8
1,755
Yes
551
14
WASHRACK BUILDING
0*
8
1,000
IYes
552
8A
TRANSFORMER PAD
7
-
Yes
555
12
MECHANICAL BUILDING
8
7
-
Yes
556
IIB
HAZARDOUS/FLAM STORAGE
0*
7
3,840
Yes
558
12
FUEL ISLAND
0*
-
Yes
559
12
LOADING RAMP
0*
-
Yes
560
12
VEHICLE WASHRACK
0*
7
1,089
Yes
565
12
TACTICAL VAN PAD COMPLEX
0*
-
-
Yes
566
7
LUBE RACK
0*
9
1,760
Yes
568
12
JIMA COMPLEX
8
6
19,680
Yes
570
7
IHAZARDOUS WASTE STORAGE
0*
-
-
Yes
571
4
HAZARDOUS WASTE STORAGE
0*
-
-
Yes
572
4
HAZARDOUS WASTE STORAGE
0*
-
-
Yes
581
12
HAZARDOUS WASTE STORAGE
0*
-
-
Yes
582
12
HAZARDOUS WASTE STORAGE
0*
-
-
Yes
Page 2 of 5 Pages
EXHIBIT 7
RECOMMENDED DEMOLITION OR REHABILITATION FOR NON-RESIDENTIAL BUILDINGS
MARINE CORPS AIR STATION TUSTIN
BLDG
No
Parcel
CURRENT USE (1/10/97)
Reuse
Potential
(10 is
High)
AGE SIZE (SF) DEMO
RE REMARKS
HAB
583
14
HAZARDOUS WASTE STORAGE
0*
-
-
Yes
586
12
HAZARDOUS WASTE STORAGE
0*
-
-
Yes
587
12
HAZARDOUS WASTE STORAGE
0*
Yes
588
13
HAZARDOUS WASTE STORAGE
0*
Yes
591
12
HAZARDOUS WASTE STORAGE
0*
-
-
Yes
593
12
SEWER LIFT STATION
0*
-
Yes
595
12
SEWER LIFT STATION
0*
-
IYes
597
12
HAZARDOUS/FLAM MAT'L LOCKER
0*
5
200
Yes
598
14
HAZARDOUS/FLAM MAT'L LOCKER
0*
5
200
Yes
599
12
HAZARDOUS/FLAM MAT'L LOCKER
0*
5
100
Yes
600
7
HAZARDOUS/FLAM MAUL LOCKER
0*
5
400
Yes
601
4
HAZARDOUS/FLAM MAIL LOCKER
0*
5
100
Yes
610
7
GENERATOR WASHRACK
0*
-
-
Yes
611
7
HAZARDOUS MATERIAL STORAGE
0*
-
Yes
619
11A
SEWAGE PUMP STATION
0*
-
-
Yes
507
VEHICLE WASHRACK BUILDING
13
228
IYes
Brick Bldg
514
STORAGE SHED
12
1,800
11Yes
515
STORAGE SHED
12
1,800
Yes
534
CRASH CREW BURN PIT
10
Yes
562
WAREHOUSE
-
2,363
Yes
569
FPN-63 PAR SITE
7
700
Yes
584
HAZARDOUS WASTE SITE
-
-
Yes
Conc slab with roof
589
HAZARDOUS WASTE STORAGE
-
-
1Yes
Conc slab with roof
592
GENERATOR PAD
7
180
Yes
604
AN/GMQ-13 TRANSMITTER
-
-
Yes
10'x 10' slab & elec equip
607
AN/UMQ-29
-
-
Yes
10'x 10' slab & elec equip
608
AN/GM1 TRANSMITTER
-
-
Yes
10'x 10' slab & elec equip
609
AN/GMQ-10 RECEIVER
-
Yes
10' x 10' slab & elec equip
30007'
FREST ADMIN/CLASSROOM
-
10,800
Yes
10'x 10' slab & elec equip
P--- I -f5 Pages
EXHIBIT 7
RECOMMENDED DEMOLITION OR REHABILITATION FOR NON-RESIDENTIAL BUILDINGS
MARINE CORPS AIR STATION TUSTIN
BLDG
No
Parcel
CURRENT USE (1/10/97)
Reuse
Potential
(10 is
High)
AGE
SIZE (SF)
DEMO
RE
HAB
REMARKS
23A
BUNKER
1 56
1,370
lYes
Conc w/ earth cover
23B
BUNKER
56
1,370
IYes
Conc w/ earth cover
23C
BUNKER
56
1,370
IYes
Conc w/ earth cover
23D
BUNKER
56
1,270
IYes
Conc w/ earth cover
23
BUNKER
56
206
Yes
Conc w/ earth cover
23F
BUNKER
56
2,520
Yes
Conc
39
WIND DIRECTION INDICATOR
-
-
Yes
186
VEHICLE MAINTENANCE SHOP
28
10,765
Yes
230
AIRCRAFT WASH RACK
6,400
Yes
80'x 80' slab
567
HAZARDOUS WASTE STORAGE PAD
8
2,400
Yes
Slab
590
HAZARDOUS WASTE STORAGE
7
.100
Yes
100 sq ft slab with roof
596
IIAZARDOUS/FLAM MATERIAL LOCKER
6
200
Yes
29
HANGAR
55
298,188
Yes
jPossible asbestos
29A
STORAGE
56
941
1 Yes
I Possible asbestos
149
VEHICLE GREASE RACK
35
517
IYes
jPossible
asbestos
174
WELDING SHOP
1 31
1,240 IYes
jPossible
asbestos
175
1
PARTS STORAGE
31
384
Yes
Possible asbestos
187
PAINT & BLASTING SHOP (DECOM)
28
1,200
Yes
Possible asbestos
204
SEWAGE PUMP STATION
-
-
Yes
Conc valut with pump
233
VEHICLE WASHRACK
30
960
Yes
265
HAZARDOUS/FLAM LOCKER
14
300
Yes
266
HAZARDOUS/FLAM LOCKER
14
300
Yes
542
JPUMP
STATION #2
-
-
Yes
Conc valut with pump
585
HAZARDOUS WASTE STORAGE
-
Yes
Slab with roof
541
PUMP STATION #I
-
Yes
Conc valut with pump
619
SEWAGE PUMP STATION
-
Yes
40B
STORAGE
56
233
Yes
Possible asbestos
605
AN/GMQ-13 RECEIVER
-
-
Yes
ISmall
slab with equip
Page 4 of 5 Pages
EXHIBIT 7
RECOMMENDED DEMOLITION OR REHABILITATION FOR NON-RESIDENTIAL BUILDINGS
MARINE CORPS AIR STATION TUSTIN
BLDG
NO
Parcel
CURRENT USE (1/10/97)
Reuse
Potential
(10 is
High)
AGE
SIZE (SF)
DEMO
RE-
HAB
REMARKS
606
AN/FPN-63 MTI -REFLECTOR
-
Yes
Small slab with equip
6168
1
ISEWAGE PUMP STATION
-
Yes
jConc vault with pump
16
1
JADMINISTRATION
56
7,900
Yes
Possible asbestos
17
1
IMAINTENANCE SHOP
56
6,077
Yes
Possible asbestos
41
ISTORAGE
56
2,712
Yes
Possible asbestos
47
ADMINISTRATION
56
5,381
Yes
Possible asbestos
47T
SHOP WAREHOUSE/SHED
8
600
Yes
Possible asbestos
53
MOTOR TRANSPORT FACILITY
56
1,970
Yes
Possible asbestos
66
PUBLIC WORKS SHOP
54
3,663
Yes
Possible asbestos
89
WAREHOUSE
45
7,575
Yes
Possible asbestos
228
JISSUE WAREHOUSE
18
3,150
Yes
3002T
IGUARDSHACK
6
25
Yes
Wood shack
3003T
GUARD SHACK
6
25
Yes
Wood shack
3005T
EQUIPMENT SHED
8
225
Yes
6480
SEWAGE PUMP STATION
-
Yes
Cone vault with pump
6798
SEWAGE PUMP STATION
Yes
=Conc
vault with pump
6857
SEWAGE PUMP STATION
1yes
I
I Conc vault with pump
Source: PCR Kotin, Nov. 1997
CCL Construction Consultants, May 1996
(1) The inflation factor is based on the percent increase in the ENR costruction cost index for Los Angeles between July 1999 and July 2001.
(2) Rehab costs are not inflated or included in the business plan.
r ^� s -�5 Pages
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
° Final EIS/EIR, Chapters 3.3, 3.4 and 3.10.
A MCAS — Tustin Redevelopment Plan Page 29
Report to the City Council
PA0304010:T U S: D V B: g b d
19830.003.002/04/17/03
NON -BASE
PAPCPI
Project Area Boundary
`! Airfield Operations, Aircraft Maintenance, Supply/Storage, Maintenance,
Administration, and other Military Operations and Training Facilities.
Filename: Airtield Oper.ai; 03/21/03; cb
MCAS TUSTIN REDEVELOPMENT PROJECT
EXHIBIT 8
Land Designated for Aircraft or other Military Uses
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 low 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 unitss — 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
Baseline (1992)
Reuse Plan
Total Demand
Percent Increase
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
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 limitationion 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.
a
■ 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:DV B:gbd
19830.003.002104/17103
Page 32
-- ---
Source: MCAS 7us—6n S-
pacial Mea C6cu1a1ion Study, Demes 8 Moore, 1899 D GATE ENTRANCES
0 0 feet REUSE PLANBOUNDARY
MCAS-TUSTIN REDEVELOPMENT PROJECT
EXHIBIT 9 - Existing Roadway Network
Filename: Existing Roadway.ai; 02/08/01; cb
i
B-Lane tvtciorArterial
[) Proposed Bus Turnouts
6-lane Maio! Arterial
Existing or Proposed Signals
9 9
Primary Arterial
y Grade Separated of Interchange
Secondary Arterial
zm�v Inferchang&/`verposs
Laval Collector Street
Base Boundary
Local Street
Specific Plan Bounddry
Existing Bus Stopsjuinout
Invineilustin Boundary
I
1
Proposed Bus Stops
* Base boundary along the Santa Ana / Santa Fe Channel
�
is along the north side of the channel beween Edinger
and the Channel.
MCAS TUSTIN REDEVELOPMENT PROJECT
EXHIBIT 10
PROPOSED ROADWAY IMPROVEMENTS
Filename: Proposed Roadway.ai; 03/11/03; cb
■ 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 Page 35
Report to the City Council
PA0304010:TUS: D VB:gbd
19830.003.002/04/ 17/03
Storm Drainage
The existing on-site storm drain system is composed of a series of underground storm drainpipes
and open earthen ditches. The existing system collects most of the Base runoff and discharges it
into either the Peters Canyon or Barranca channels. While the existing storm drain channels are
capable of accommodating runoff from the existing Base uses, the system cannot accommodate
increased run-off that would occur with the more intensive development that is anticipated. The
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:TU S: DV B: gbd
19830.003.002104/17/03
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 Page 37
Report to the City Council
P A0304010: T U S: D V B: g bd
19830.003.002/04/17/03
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: DV B: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:D VB:gbd
19830.003.002/04/17/03
Page 39
All
—AIN
A It mlezigggap,
ARW i'd
Extensive runways, taxiways and aprons (approximately 220 acres) in poor condition that must be removed to
PLATE 4
allow re -use of the property.
Marine Corps Air Station — Tustin Redevelopment Project Page 41
Report to the City Council
PA 0304015:TUS:DVB:gbd
19830.002.002104/17/03
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.
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
P A0304010: T U S: DV B: g b d
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 Page 43
Report to the City Council
PA0304010:TUS: DVB:gbd
19830.003.002/04/17103
ROD requiring the Navy to conduct hydraulic containment, groundwater extraction and
treatment is scheduled for May 2003
IRP -12
IRP -12, known as Drum Storage Area No. 2, operated from the mid-1960s to 1975. IRP -
12 contains three subareas where various solvents, crankcase oil, and hydraulic fluids are
reported to have leaked from storage drums and containers. TCE was found in both soil
and groundwater at this site, which likely was from past surface spills or leaky containers.
Soil contamination exists to a depth of approximately 25 feet below ground surface and
estimated health risks associated with residential exposure were found to be below the
acceptable USEPA level. However, modeling shows that under pumping conditions, TCE
in soil may act as a continuing source of groundwater contamination. Two VOC plumes
have been identified in the first permeable WBZ and a much smaller VOC plume has
been identified in the second permeable WBZ. The plumes consist primarily of dissolved
TCE with trace amounts of other chlorinated VOCs. Estimated human health risks
associated with residential use of groundwater from the first WBZ are greater than the
USEPA acceptable level. Groundwater monitoring indicates that VOC plumes will
continue to move down gradient in the future and will mingle with the plumes of IRP -3. A
ROD requiring the Navy to conduct hydraulic containment, groundwater extraction and
treatment is scheduled for May 2003.
IRP -13
IRP -13, Drum Storage Area No. 3, is divided into three parts: IRP -13 East, IRP -13 West,
and IRP -13 South. IRP -13 East and IRP -13 West are now recommended for no 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:T US: DVB: g bd
19830.003.002/04/17/03
Page 44
The Compliance Proqrams
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 Page 45
Report to the City Council
PA0304010:TUS:DVB:gbd
19830.003.002/04/17/03
SCCRA/OCTA RAILWAY
EDINGER AV C t g
y = IRP 12
PALENCIA AVS
RD
/
N{yRNeA9V
NOTE: i
IRP -13E, IRP -13W, OU -2, AND
MDA -02 HAVE BEEN RECOMMENDED
FOR NO FURTHER ACTION.
p 2000 Feet
MCAS TUSTIN REDEVELOPMENT PROJECT
Filename: Hazardous sites.ai; 02/08/01; cb EXHIBIT 12 - Hazardous Waste Sites
--
REUSE PLAN AREA BOUNDARY
• i
!RP SrrE No.
1
MOFFETT TRENCHES AND CRASH CREW BURN PITS
3
PAINT STRIPPER DISPOSAL AREA
12
DRUM STORAGE AREA NO. 2
4
(SEE NOTE)
13S
TEMPORARY STORAGE AREA 72 AND MISCELLANEOUS
WASH AREA NO. 3 WEST
i 3-
E (SEE NOTE)
-.
MDA SRE AREA
(SEE NOTE)
OU Sill! AREA
OU -1
EXTENT OF GROUNDWATER REMEDIATION AREAS
9L1zEff
te er- (SEE NOTE)
OU -3
EXTENT OF SOILAND GROUNDWATER CONTAMINATION AND
HISTORIC DISPOSALAREAS
-- Source: DON 1998a and 1999d
I
N{yRNeA9V
NOTE: i
IRP -13E, IRP -13W, OU -2, AND
MDA -02 HAVE BEEN RECOMMENDED
FOR NO FURTHER ACTION.
p 2000 Feet
MCAS TUSTIN REDEVELOPMENT PROJECT
Filename: Hazardous sites.ai; 02/08/01; cb 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:T U S: D V B: 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
Tustint0 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
■ Weather annex
■ Maintenance shacks/bldgs
Rinse facility
■ Fueling station
a Restroom Facility
■ Storage
• Sentry booth
■ Sewage pump station
■ Mechanical building
■ Maintenance shop
M IMA complex
■ Equipment storage
N Hazardous waste storage
■ Washracks
0 Flammable materials locker
• Warehouse
E Bunkers
■ Flight Line Shelter
a Welding shop
• Supply building
X 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
10 131 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.
a Hazardous Materials Locker — 400 sq.ft.
■
Equipment Storage — 384 sq.ft.
a 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.
a Bunker — 1,270 sq.ft.
■
Generator Bldg. — 192 sq.ft.
N Bunker — 206 sq.ft.
■
Sentry Booth — 91 sq.ft.
0 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: T U S :DVB : g b d
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. 12 In contrast, the levels of development anticipated in the
Specific Plan/Reuse Plan allows for up to 4,601 dwelling units13 — 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
Baseline (1992)
Reuse Plan
Total Demand
Percent Increase
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%
Kvvn — iwunon 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.
lvli,AJ — I ustln Redevelopment Plan
Report to the City Council
PA0304010:TU5: 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,14 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.
I
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 time of construction, all
housing units require modifications to correct building safety related deficiencies. These
modifications include, but are not limited to, a lack of smoke detectors, non -conforming handrails
and guardrails, and inadequate seismic bracing of water heaters. The most serious deficiency is
14 MCAS — Tustin Specific Plan/Reuse Plan, Chapter 2.5
MCAS — Tustin Redevelopment Plan Page 52
Report to the City Council
PA0304010:TUS: DVB:gbd
19830.003.002/04/17/03
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 (FOSE) 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." i
Asbestos surveys performed at MCAS -Tustin revealed that 77 buildings are known to contain
ACM.15 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.
IVIUHS — I ustin Redevelopment Plan Page 53
Report to the City Council
PA0304010:TUS: D VB: gbd
19830.003.002/04/17/0 3
Exhibit 13: (Not Used)
[Page intentionally left blank]
MCAS — Tustin Redevelopment Plan
Report to the City Council
PA0304010:TUS: DVB: gbd
19830.003.002/04117/0 3
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.
77 MCAS Tustin EIS/EIR, pages 4-23 and 3 — 34.
MUHs — I ustin Redevelopment Plan
Report to the City Council
PA0304010: T U S: D V B: g bd
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. t8 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. i 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.
iv—ho — i usun Keaeveiopment Nan
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.t9 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 I 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
P A0304010: T U S :DVB : g b d
19830.003.002/04/17/03
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.
MCHs — i ustin Redevelopment Plan Page 59
Report to the City Council
PA0304010:TUS: DVB:gbd
19830.003.002/04/17/03
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
19830.003.002/04/17103
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.
n UA, — I ustm Redevelopment Plan Page 61
Report to the City Council
PA0304010JUS: DVB:gbd
19830.003.002/04/17/03
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 low- 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:DV B: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 low, low- and moderate -
income households, with 6 percent of the total units constructed or rehabilitated to be reserved for
very low 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 low 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.
MUAS — T ustin 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 low and low-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:
MUA6 — i ustin 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. IIt 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
— i ustin Keoevelopment Plan Page 65
Report to the City Council
PA0304010:TUS: D V B: gbd
19830.003.002/04/17/03
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 low- 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
EXHIBIT 14
IMPACT OF AGENCY PROGRAMS AND EXPENDITURES ON BLIGHTING CONDITIONS
MCAS TUSTIN REDEVELOPMENT PROJECT
Blighting Conditions (CRL Section 33492.1041
Filename: Programs Blight; Exhibit; 2/21/03; DVB
Properties currently
Land that contains
served by
materials or
infrastructure that
Buildings, that
facilities that would
does not meet
when built, did not
have to be
existing standards/
Substandard
conform to then-
removed to allow
Hazardous
inadequate public
Programs
design
effective codes
development
wastes
improvements
Impact on Blighting Conditions
Acquisition and
Assures that balanced and coordinated development
Disposition of Base
X
X
X
X
X
occurs that meets the community's needs; allows
Property
coordinated development of needed infrastructure
improvements.
Public Improvements
Allows rehabilitation, retrofitting and construction of new
X
X
utility systems, streets, recreational facilities, open space,
and Facilities
schools and other public facilities needed in the Project
Area.
Demolition/Clearance
Allows timely demolition of substandard and obsolete
and Site Preparation
X
X
X
X
X
buildings and facilities, and preparation of sites for
marketing to the private sector. Will facilitate private
sector participation in redevelopment of the. Project Area.
Economic
Development and business assistance programs will allow
Development
X
X
X
the Agency to support the retention of existing businesses
Programs
and attract new businesses and redevelopment to the
Project Area.
Environmental
X
X
Allows the Agency to monitor and/or assist remediation
Remediation
programs to facilitate redevelopment.
Housing Programs
X
X
Allows the rehabilitation of existing and development of
X
new housing (including affordable housing) in the Project
Area.
Agency Administrative
Allows oversight, administration and implementation of
Program Support and
X
X
X
X
X
projects and programs designed to alleviate blighting
Indirect Costs
conditions.
Filename: Programs Blight; Exhibit; 2/21/03; DVB
V. 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, th6 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.
Resources
Net Tax Increment Revenue $434,701,000
Housing Set Aside 166.557.000
Total Resources $601,258,000
1. 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. I 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
MUAS — I ustin Redevelopment Plan
Report to the City Council
PA0304010: T U S :DVB: g b d
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 low- and moderate -income housing. The estimated cost of the proposed
redevelopment programs over the 30 -year life of the Project is as follows:
Expenditures
Public Infrastructure & Demolition
$263,935,000
Affordable Housing Programs
166,557,000
Administrative Support
55,796,000
Discretionary Projects
114.961,000
Total Expenditures
$601,249,000
iviUHS — I ustin 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 Agencys anticipated plan for th6 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 low- 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 low -mod buyers.
• Mortgage Credit Certificate Program (MCCP) administered by the County of
Orange, the program provides federal income tax credits as a form of assistance
to homebuyers. Each redevelopment project will be responsible for the provision
of reserve accounts to assure that the MCCP will be utilized and for an allocation
of the administrative costs of the program.
Rehabilitation of Existing Housing Stock
• Owner Occupied (1 to 2 units) Rehabilitation Loans and Grants for owner -
occupied single-family properties benefiting the Project and within certain
specified target areas for households at or below 120% of the median income,
adjusted for family size.
• Rental Rehabilitation Loans and Grants to owners and/or developers of rental
properties in need of moderate rehabilitation.
• Multi -family Rehabilitation and Conversion to Ownership Housing for apartment
projects which could be acquired, rehabilitated, converted to condominiums and
MCAS — Tustin Redevelopment Plan Page 71
Report to the City Council
PA0304010:TUS: DVB:gbd
19830.003.002/04/17/03
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 low- 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 Housinq 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 low and low-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 low and low-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: TU S: 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 Page 73
Report to the City Council
P A0304010: T U S: D V B: g bd
19830.003.002/04/17/03
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 26`h 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 .20
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 .21
20 The twentieth year bonding capacity was based upon a 1.25 times coverage requirement, a 6% interest rate over
a 25 -year term.
21 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
Exhibit 15
Economic Feasibility Cash Flow
Tustin MCAS Project
Tustin Redevelopment Agency
(000's Omitted)
Plan Year: 0 1 2 3 4 5 6 7 8 9 10
2002-03 2003-04 2004-05 2005-06 2006-07 2007-08 2008-09 2009-10 2010-11 2011-12 2012-13
1. Carryover Balance
-
(23,198)
(67,905)
(135,772)
(187,681)
(229,178)
(282,514)
(282,970)
(272,264)
(260,136)
(247,419)
II. Resources:
Net Tax Increment Revenue
-
-
-
2,253
5,210
9,103
11,602
12,259
12,967
13,555
14,085
Housing Set Aside
-
-
-
332
767
1,339
1,707
1,803
1,907
1,994
2,072
Net Bond Proceeds
-
-
-
-
-
-
-
-
-
-
-
Other Resources
-
-
-
-
-
-
-
-
-
-
-
Interest Earnings at 6%
-
-
-
-
-
-
-
-
-
-
-
Total Resources
-
-
-
2,585
5,977
10,442
13,309
14,062
14,874
15,549
16,157
III. Expenditures:
Bond Debt Service
-
-
-
-
-
-
-
-
-
-
- -
Public Infrastructure & Demolition
16,482
36,597
59,191
46,928
40,555
54,761
9,421
-
-
-
-
Affordable Housing Program
-
-
-
332
767
1,339
1,707
1,803
1,907
1,994.
2,072
Administrative Support
6,716
8,110
8,676
7,234
6,151
7,677
2,636
1,552
839
838
855
Discretionary Projects at 100%
-
-
-
-
-
-
-
-
-
-
-
Total Expenditures
23,198
44,707
67,867
54,494
47,473
63,777
13,764
3,355
2,746
2,832
2,927
IV. Ending Balance
(23,198)
(67,905)
(135,772)
(187,681)
(229,178)
(282,514)
(282,970)
(272,264)
(260,136)
(247,419)
(234,189)
Prepared by Keyser Marston Associates, Inc.
Filename: Feas 03-05-2003: Cash: 4/17/2003: GSH: Page 1 of 3
Exhibit 15
Economic Feasibility Cash Flow
Tustin MCAS Project
Tustin Redevelopment Agency
Plan Year: 11 12 13 14 15 16 17 18
2013-14 2014-15 2015-16 2016-17 2017-18 2018-19 2019-20 2020-21
Debt Incurrence ->
19 20 21
2021-22 2022-23 1 2023-24
I. Carryover Balance (234,189) (222,892) (210,635) (197,693) (183,738) (169,476) (154,897) (139,755) (124,029) (107,692) -
It. Resources:
Net Tax Increment Revenue 11,745 12,716 13,390 14,096
Housing Set Aside 5,776 6,240 6,562 6,899
Net Bond Proceeds - - - -
Other Resources - - - -
Interest Earnings at 6% - - - -
Total Resources 17,521 18,956 19,952 20,995
III. Expenditures:
Bond Debt Service
Public Infrastructure & Demolition
Affordable Housing Program
Administrative Support
Discretionary Projects at 100%
Total Expenditures
IV. Ending Balance
14,407 14,726 15,295 15,885 16,502 17,143 18,725
7,048 7,200 7,471 7,754 8,048 8,354 7,349
- - - - - 151,466 -
- - - - - 822
21,455 21,926 22,766 23,639 24,550 176,963 26,896
- - -- - - - -
13,714
5,776 6,240 6,562 6,899 7,048 7,200 7,471 7,754 8,048 8,354
7,349
448 458 448 141 144 147 153 159 165 171
187
- - - - 60,746
5,646
6,224 6,698 7,010 7,040 7,192 7,347 7,624 7,913 8,213 69,271
26,896
(222,892) (210,635) (197,693) (183,738) (169,476) (154,897) (139,755) (124,029) (107,692) - -
Prepared by Keyser Marston Associates, Inc.
Filename: Feas_03-05-2003: Cash: 4/17/2003: GSH: Page 2 of 3
Exhibit 15
Economic Feasibility Cash Flow
Tustin MCAS Project
Tustin Redevelopment Agency
(000's Omitted)
Plan Termination ->
Plan Year: 22 23 24 25 26 27 28 29 30
2024-25 2025-26 2026-27 2027-28 2028-29 2029-30 2030-31 2031-32 2n:12-33
I. Carryover Balance
-
_
-
_
_
-
-
-
_
II. Resources:
2,975
981,125
273,494
315,422
49,632
263,935
210,164
208,456
57,032
Net Tax Increment Revenue
19,125
19,535
19,956
20,388
20,957
21,546
22,020
22,505
23,004
Housing Set Aside
7,540
7,736
7,937
8,143
8,415
8,696
8,922
9,154
9,392
Net Bond Proceeds
-
_
_
Other Resources
-
-
_
Interest Earnings at 6%
822
822
822
822
822
822
822
822
822
Total Resources
27,487
28,093
28,715
29,353
30,194
31,064
31,764
32,481
33,218
III. Expenditures:
- Bond Debt Service
13,714
13,714
13,714
13,714
13,714
13,714
13,714
13,714
13,714
Public Infrastructure & Demolition
-
_
_
Affordable Housing Program
7,540
7,736
7,937
8,143
8,415
8,696
8,922
9,154
9,392
Administrative Support
191
195
200
204
210
215
220
225
230
Discretionary Projects at 100%
6,042
6,447
6,864
7,292
7,856
8,439
8,908
9,388
9,882
Total Expenditures
27,487
28,093
28,715
29,353
30,194
31,064
31,764
32,481
33,218
IV. Ending Balance
Prepared by Keyser Marston Associates, Inc.
Filename: Feas-03-05-2003: Cash: 4/17/2003: GSH: Page 3 of 3
NPV
Totals
6%
602,297
168,933
208,456
57,032
151,466
44,555
18,906
2,975
981,125
273,494
315,422
49,632
263,935
210,164
208,456
57,032
55,796
42,177
137,5091
33,993
981,118 1
392,999
Exhibit 16
Tax Increment Projection
Tustin MCAS Project
Tustin Redevelopment Agency
(000's Omitted) 0 1 2 3 4 5 6 7 8 9 10
Reported I st Year of TI
Base Value Receipt
2002-03 2003-04 2004-05 2005-06 2006-07 2007-08 2008-09 2009-10 2010-11 2011-12 2012-13
I. Real Property
157
157
160
163
331,573
766,410
1,338,791
1,706,420
1,802,858
1,907,085
1,993,621
Inflationary Growth
0
3
3
4
7,295
16,861
29,453
37,541
43,269
45,770
47,847
New Development Value Added
0
0
0
331,407
427,542
555,520
338,175
58,897
60,958
40,766
30,076
It. Total Project Value
1,075
1,078
1,081
332,492
767,330
1,339,713
1,707,343
1,803,783
1,908,012
1,994,550
2,072,475
Less Base Value
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
Incremental Value Over Base
0
3
6
331,417
766,255
1,338,638
1,706,269
1,802,709
1,906,938
1,993,475
2,071,401
III. Gross Tax Increment
0
0
0
3,314
7,662
13,386
17,062
18,027
19,069
19,934
20,714
Less County Admin Fees at 2%
0
0
0
(66)
(153)
(267)
(341)
(360)
(381)
(398)
(414)
Less Housing Set Aside at 20%
0
0
0
(332)
(767)
(1,339)
(1,707)
(1,803)
(1,907)
(1,994)
(2,072)
Less Housing Deferral Repayment
0
0
0
0
0
0
0
0
0
0
0
Less Statutory Pass Through at 20%
NA
0
0
(663)
(1,532)
(2,677)
(3,412)
(3,605)
(3,814)
(3,987)
(4,143)
Less Statutory Pass Through at 16.81/1c
NA
0
0
0
0
0
0
0
0
0
0
IV. Net Tustin Tax Increment
0
0
0
2,253
5,210
9,103
11,602
12,259
12,967
13,555
14,085
Prepared by Keyser Marston Associates, Inc.
Filename: Feas_03-05-2003: TI: 4/17/2003: GSH: Page 1 of 3
Exhibit 16
Tax Increment Projection
Tustin WAS Project
Tustin Redevelopment Agency
000's Omitted
11
12
13
14
15
16
17
18
19
20
21
Deb
Incurrence
Limit
2013-14
2014-15
2015-16
2016-17
2017-18
2018-19
2019-20
2020-21
2021-22
2022-23
2023-24
I. Real Property
2,071,544
2,292,061
2,523,849
2,684,9171
2,853,624
2,927,818
3,003,942
3,139,706
3,281,018
3,428,093
3,581,154
Inflationary Growth
49,717
55,009
65,620
69,809
74,194
76,123
78,102
81,632
85,306
89,130
93,110
New Development Value Added
170,800
176,778
95,502
98,844
0
0
57,662
59,680
61,769
63,930
0
II. Total Project Value
2,292,994
2,524,784
2,685,907
2,854,563
2,928,759
3,004,884
3,140,650
3,281,964
3,429,041
3,582,104
3,675,215
Less Base Value
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
Incremental Value Over Base
2,291,920
2,523,709
2,684,833
2,853,488
2,927,684
3,003,809
3,139,575
3,280,889
3,427,966
3,581,029
3,674,141
III. Gross Tax Increment
22,919
25,237
26,848
28,534
29,276
30,038
31,395
32,808
34,279
35,810
36,741
Less County Admin Fees at 2-0/a
(458)
(504)
(536)
(570)
(585)
(600)
(627)
(656)
(685)
(71:6)
(734)
Less Housing Set Aside at 20%
(4,584)
(5,048)
(5,370)
(5,707)
(5,856)
(6,008)
(6,279)
(6,562)
(6,856)
(7,162)
(7,349)
Less Housing Deferral Repayment
(1,192)
(1,192)
(1,192)
(1,192)
(1,192)
(1,192)
(1,192)
(1,192)
(1,192)
(1,192)
0
Less Statutory Pass Through at 20%
(4,584)
(5,047)
(5,370)
(5,707)
(5,855)
(6,008)
(6,279)
(6,562)
(6,856)
(7,162)
(7,348)
Less Statutory Pass Through at 16.81/c
(356)
(730)
(990)
(1,262)
(1,381)
(1,504)
(1,723)
(1,951)
(2,188)
(2,435)
(2,585)
IV. Net Tustin Tax Increment
11,745
12,716
13,390
14,096
14,407
14,726
15,295
15,885
16,502
17,143
18,725
Prepared by Keyser Marston Associates, Inc.
Filename: Feas_03-05-2003: TI: 4/17/2003: GSH: Page 2 of 3
Exhibit 16
Tax Increment Projection
Tustin WAS Project
Tustin Redevelopment Agency
(000's Omitted) 22 23 24
25 26 27 28 29 sn
Plan Urni
2024-25 2025-26 2026-27 2027-28 2028-29 2029-30 2030-31 2031-32 2032-33
I. Real Property
3,674,264
3,769,795
3,867,809
3,968,372
4,071,550
4,207,513
4,348,064
4,461,114
4,577,103
Inflationary Growth
95,531
98,015
100,563
103,178
105,860
109,395
113,050
115,989
119,005
New Development Value Added
0
0
0
0
30,103
31,156
0
0
0
II. Total Project Value
3,770,748
3,868,765
3,969,330
4,072,509
4,208,474
4,349,027
4,462,079
4,578,070
4,697,077
Less Base Value
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
(1,075)
Incremental Value Over Base
3,769,674
3,867,690
3,968,255
4,071,435
4,207,399
4,347,953
4,461,004
4,576,995
4,696,002
III. Gross Tax Increment
37,696
38,676
39,682
40,714
42,073
43,479
44,610
45,769
46,960
Less County Admin Fees at 2%
(753)
(773)
(793)
(814)
(841)
(869)
(892)
(915)
(939)
Less Housing Set Aside at 20%
(7,540)
(7,736)
(7,937)
(8,143)
(8,415)
(8,696)
(8,922)
(9,154)
(9,392)
Less Housing Deferral Repayment
0
0
0
0
0
0
0
0
0
Less Statutory Pass Through at 20%
(7,539)
(7,735)
(7,936)
(8,143)
(8,415)
(8,696)
(8,922)
(9,154)
(9,392)
Less Statutory Pass Through at 16.8%
(2,739)
(2,897)
(3,060)
(3,226)
(3,445)
(3,672)
(3,854)
(4,041)
(4,233)
IV. Net Tustin Tax Increment 19,125 19,535 19,956 20,388 20,957 21,546 22,020 22,505 23,004
Prepared by Keyser Marston Associates, Inc.
Filename: Feas 03-05-2003: TI: 4/17/2003: GSH: Page 3 of 3
Exhibit 17
New Development Value Added (1)
Tustin WAS Project
Tustin Redevelopment Agency
(000's Omitted)
Total Real Property Value Added 1,997,471
Total Real Property - Inflated at 1 3.5%
(1) Source: Economic 8 Planning Systems, Inc. as of February 19, 2003.
Prepared by Keyser Marston Associates, Inc.
Filename: Feas_03-05-2003: TI: 4/17/2003: GSH: Page 1 of 3
V U zoli,t5U1 659,979 451,916 265,803 44,727 44,727 28,900 20,601
0 0 0 331,407 427,542 555,520 338,175 58,897 60,958 40,766 30,076
New Value
2002-03
2003-04
2004-05
2005-06
2006-07
2007-08
2008-09
2009-10
2010-11
2011-12
2012-13
1
Low Density Residential
349,929
0
0
0
198,239
96,292
55,397
0
0
0
0
0
2
Low Density Residential (Rehab)
0
0
0
0
0
0
0
0
0
0
0
3
Medium Density Residential
161,885
0
0
0
40,471
40,471
40,471
40,471
0
0
0
0
0
4
Medium Density Residential (Rehab)
0
0
0
0
0
0
0
0
0
0
0
5
Medium High Density Residential
230,206
0
0
0
50,091
43,148
0
0
0
0
28,900
0
0
6
Golf Village Low Density Residl
101,815
0
0
0
0
0
50,907
50,907
0
0
0
0
7
Golf Village Medium Density Residl
178,908
0
0
0
0
0
44,727
44,727
44,727
44,727
0
0
8
General Commercial
47,050
0
0
0
0
16,184
21,312
9,554
0
0
0
0
9
General Office
112,158
0
0
0
0
14,984
84,531
12,643
0
0
0
0
10
Office Park
316,012
0
0
0
0
26,672
26,672
26,672
0
0
0
0
11
Industrial Park
181,099
0
0
0
0
25,988
30,940
0
0
0
0
0
12
Light Industrial -
123,641
0
0
0
0
21,585
40,830
61,227
0
0
0
0
13
Shopping Center
98,437
0
0
0
0
74,655
0
0
0
0
0
0
14
Commercial / Recreation
13,878
0
0
0
0
0
13,878
0
0
0
0
15
Village Services
35,031
0
0
0
0
0
14,430
0
0
0
0
0
20,601
16
Golf Village Hotel
39,204
0
0
0
0
0
19,602
19,602
0
0
0
0
17
Golf Commercial
8,217
0
0
0
0
0
8,217
0
0
0
0
0
Total Real Property Value Added 1,997,471
Total Real Property - Inflated at 1 3.5%
(1) Source: Economic 8 Planning Systems, Inc. as of February 19, 2003.
Prepared by Keyser Marston Associates, Inc.
Filename: Feas_03-05-2003: TI: 4/17/2003: GSH: Page 1 of 3
V U zoli,t5U1 659,979 451,916 265,803 44,727 44,727 28,900 20,601
0 0 0 331,407 427,542 555,520 338,175 58,897 60,958 40,766 30,076
Exhibit 17
New Development Value Added (1)
Tustin WAS Project
Tustin Redevelopment Agency
(000's Omitted)
(1) Source: Economic & Planning Systems, Inc. as of February 19
Prepared by Keyser Marston Associates, Inc.
Filename: Feas_03-05-2003: TI: 4/17/2003: GSH: Page 2 of 3
New Value
2013-14
2014-15
2015-16
2016-17
2017-18
2018-19
2019-20
2020-21
2021-22
2022-23
1
Low Density Residential
349,929
0
0
0
0
0
0
0
0
0
0
2
Low Density Residential (Rehab)
0
0
0
0
0
0
0
0
0
0
0
3
Medium Density Residential
161,885
0
0
Q
0
0
0
0
0
0
0
4
Medium Density Residential (Rehab)
0
0
0
0
0
0
0
0
0
0
0
5
Medium High Density Residential
230,206
54,033
54,033
0
0
0
0
0
0
0
0
6
Golf Village Low Density Residl
101,815
0
0
0
0
0
0
0
0
0
0
7
Golf Village Medium Density Residl
178,908
0
0
0
0
0
0
0
0
0
0
8
General Commercial
47,050
0
0
0
0
0
0
0
0
0
0
9
General Office
112,158
0
0
0
0
0
0
0
0
0
0
10
Office Park
316,012
58,999
58,999
58,999
58,999
0
0
0
0
0
0
11
Industrial Park
181,099
0
0
0
0
0
0
31,043
31,043
31,043
31,043
12
Light Industrial
123,641
0
0
0
- 0
0
0
0
0
0
0
13
Shopping Center
98,437
0
0
0
0
0
0
0
0
0
0
14
Commercial / Recreation
13,878
0
0
0
0
0
0
0
0
0
15
Village Services
35,031
0
0
0
0
0
0
0
0
0
0
0
16
Golf Village Hotel
39,204
0
0
0
0
0
0
0
0
0
0
17
Golf Commercial
8,217
0
0
0
0
0
0
0
0
0
0
Total Real Property Value Added 11,997,471
1
113,033
113,033
58,999
58,999
0
0
31,043
31,043
31,043
31,043
Total Real Property - Inflated at 1
3.5%
170,800
176,778
95,502
98,844
0
0
57,662
59,680
61,769
63,930
(1) Source: Economic & Planning Systems, Inc. as of February 19
Prepared by Keyser Marston Associates, Inc.
Filename: Feas_03-05-2003: TI: 4/17/2003: GSH: Page 2 of 3
Exhibit 17
New Development Value Added (1)
Tustin MCAS Project
Tustin Redevelopment Agency
(000's Omitted)
r
New Valuel 2023-24
1
Low Density Residential
349,929
0
2
Low Density Residential (Rehab)
0
0
3
Medium Density Residential
161,885
0
4
Medium Density Residential (Rehab)
0
0
5
Medium High Density Residential
230,206
0
6
Golf Village Low Density Residl
101,815
0
7
Golf Village Medium Density Residl
178,908
0
8
General Commercial
47,050
0
9
General Office
112,158
0
10
Office Park
316,012
0
11
Industrial Park
181,099
0
12
Light Industrial
123,641
—0
13
Shopping Center
98,437
0
14
Commercial / Recreation
13,878
0
15
Village Services
35,031
0
16
Golf Village Hotel
39,204
0
17
Golf Commercial
8,217
0
2024-25
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Total Real Property Value Added 1,997,471 0 0
Total Real Property - Inflated at 3.5% 0 0
(1) Source: Economic & Planning Systems, Inc. as of February 19
Prepared by Keyser Marston Associates, Inc.
Filename: Feas_03-05-2003: TI: 4/17/2003: GSH: Page 3 of 3
2025-26 2026-27
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
2027-28 2028-29 2029-30 2030-31 2031-32 2032-33
0
0
0
0
0 0
0
0
0
0
0 0
0
0
0
0
0 0
0
0
0
0
0 0
0
0
0
0
0 0
0
0
0
0
0 0
0
0
0
0
0 0
0
0
0
0
0 0
0
0
0
0
0 0
0
0
0
0
0 0
0
0
0
0
0 0
0
0
0
0
0 0
0
11,891
11,891
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 11,891 11,891 0 0 0
0 30,103 31,156 0 0 0
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:
1. 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.
2. The assembly of land into parcels suitable for modern, integrated development with
improved pedestrian and vehicular circulation in the Project Area.
3. The re -planning, redesign, reuse and redevelopment of portions of the Project Area which
are stagnant or improperly utilized.
4. The provision of opportunities for participation by owners and tenants in the revitalization
of their properties.
5. 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.
8. The expansion, preservation, and improvement of the community's supply of housing
available to low- and moderate -income persons and families.
MCAS — I ustin Redevelopment Plan
Report to the City Council
PA0304010:TUS: DV B:gbd
19830.003.002/04/17/03
Page 78
9. 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:
9. 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: D VB: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 bel 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 loop -Tustin Ranch Road to Moffett
N. Valencia loop -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 loop -Tustin Ranch Road to Armstrong
Widen Tustin Ranch Road
Widen Warner Road
Off -Site Roadway EIS/EIR 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 Page 81
Report to the City Council
PA0304010:TUS: DVB:gbd
19830.003.002/04/17103
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 I and 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 low- and moderate -
income housing available to persons and families of low or moderate income and very low 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. Theses 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
19 830.003.002/04/17/03
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. Based on the 2000 RHNA,
the City's minimum required allocation for very -low and low-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 low-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 low and/or
moderate -income thresholds. Similarly, the Agency can provide a
disproportionate amount of funding for low 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
%.. ---U/ ivuuiucio nilly 11ut duu uuu to rounaing.
22 City of Tustin General Plan, Housing Element, Jan 16, 2001, p. 32.
iwL;Alj — i usun Redevelopment Plan Page 83
Report to the City Council
PA0304010:TUS:DVB: gbd
19830.003.002/04/17/03
(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
tuuus 0m11Tea) 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
Replacement Housing
Per the requirements of Section 33413(a) of the CRL, whenever dwelling units housing persons
and families of low- or moderate -income are destroyed or removed from the low- and moderate -
income housing market as part of 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:
1. At least 30% of all new or substantially rehabilitated units developed by an agency shall
be available at affordable housing costs to low- 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.
2. 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 low- 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 covered
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:
MCAS — Tustin Redevelopment Plan Page 85
Report to the City Council
PA 0304010: T U S: D V B: g b d
19830.003.002/04/17/03
15% of Total
Total
40% at
Very Low
60% at
Low/Mod.
Number of Units
2,760
166
250
MCAS — Tustin Redevelopment Plan Page 85
Report to the City Council
PA 0304010: T U S: D V B: g b d
19830.003.002/04/17/03
6. 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)
Y, F, IJ a:� un:uucu M Munnnisuauve ouppor[.
I
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
rVIUA6 — I ustin Redevelopment Plan
Report to the City Council
PA0304010:TUS: DVB:gbd
19830.003.002/04/17/03
Page 86
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
Y, F, IJ a:� un:uucu M Munnnisuauve ouppor[.
I
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
rVIUA6 — I ustin 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 Page 87
Report to the City Council
PA0304010: T U S: D V B: g b d
19830.003.002/04/17/03
EXHIBIT 18
RELATIONSHIP BETWEEN GOALS & OBJECTIVES, PROJECTS & PROGRAMS, AND BLIGHT ELIMINATION
GOALS & OBJECTIVES
BLIGHTING CONDITIONS
c yo ° �° oc c '� .o�°i •g y cP J%10
J, a� F o s m ro cmc o
A
zQm �m
°sr� �o� or �° �� �S
°cryrc�cm� °c°�AZ y
J.2C 1z'°Qlc JyZ .b QQ /� !v y V 0c �c y� 0°. d 5� -k Jy o° ! Ca 2 .�O C� (•-
m of
co c zc J / Ym
O vv Om oQ Q m
y6 �JmmL
01 Gcm` y
eJ
PROPOSED a .Z'
omC
REDEVELOPMENT
to
0 V Q
PROGRAMS
Acquisition &
Disposition
X
X
X
X
X
X
X
Program
Public
Improvements &
X
X
X
X
Facilities
Demolition/Site
tion/site
Clearance
Clear
X
X
X
X
X
X
X
X
X
X
X
X
X
X
Economic
XX
X
X
X
Development
Environmental
Remediation
X
X
X
X
I
�(
Housing
Programs
Admin. Program
Support & Indirect
X
X
X
X
X
X
X
X
X
X
X
X
X
Costs
Prepared by: Keyser Marston Associates, Inc.
Filename: Imp Plan Expenditures; tablet; 41172003; cb
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 1 rea. 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 low- 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 Page 89
Report to the City Council
P A0304010: T U S :DVB : g bd
19830.003.002/04/17/03
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. 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.
b. A relocation assistance advisory program offering the services described in the
State Guidelines will be established.
C. Eligible persons will be adequately informed of the assistance, benefits, policies,
practices and procedures, including grievance procedures, provides for in the
State Guidelines.
d. 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.
f. A Relocation Plan meeting the requirements of State law and the State
Guidelines has been prepared.
2. 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.
3. No persons or families of low- 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.
4. If any portion of the Project Area is developed by the Agency with low- 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
low- 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.
5. If insufficient suitable housing units are available in the community for low- 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 low- 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 low- 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.
6. 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, thea 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:
1. 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:
a. 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
19830.00 3.002/04/ 17/03
Page 92
b. 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.
C. 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.
d. 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.
e. Assist each eligible person to complete applications for payments and benefits.
f. Assist each eligible, displaced person to obtain and move to a comparable
replacement dwelling.
g. Assist each eligible person displaced from his/her business in obtaining and
becoming established in a suitable replacement location.
h. 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 qther programs administered by the Small Business
Administration, and other federal or state programs offering assistance to
displaced persons.
j. 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.
k. 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.
M. Coordinate the Agency's relocation assistance program with the project work
necessitating the displacement and with other planned or proposed activities of
MCAS — I ustin Redevelopment Plan Page 93
Report to the City Council
PA0304010:T U S: D V B: gbd
19830.003.002/04/ 17/03
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.
e. 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
19830.003.002104/17/0 3
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.
IVIUA6 — i ustin 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: DV B: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 Page 97
Report to the City Council
PA0304010:TUS: D V B:gbd
19830.003.002/04/17/03
X. 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
XI. 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;
3. The amount of tax revenue to be derived by e6ch taxing agency from the Base Value assessment
roll for the project area, including state subventions for homeowners, business inventory, and
similar subventions;
4. For each taxing agency, its total ad valorem tax revenues from all property within its boundaries,
whether inside or outside of the Project Area;
5. The estimated first year taxes available to the Agency, if any, based upon information submitted
by the Agency, broken down by taxing agencies, and;
6. 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
MUA6 — I ustin 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 20`h 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 All 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 Department of Education
Orange County Flood Control District
Orange County Department of Harbors, Beaches and Parks
Orange County Library District
Orange County Sanitation District
Orange County Transit Authority
Orange County Vector Control District
MCAS — Tustin Redevelopment Plan
Report to the City Council
PA0304010: TU S: DV B: gbd
19830.003.002/04117/03
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 iRevenue 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
PA0 304010: T U S: D V B: g b d
19830.003.002104/17/03
Page 101
i
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
Agency's A.V. Taxes
County -wide (1 % of A.V.)
5,521,941,579 5,521,942
5,521,941,579 5,521,942
Taxing PA Taxes as
Agency's Taxes Percent of Total
A.V. in P.A. (1 % of A.V.) Taxes
1,090,513 1,091 0.01975%
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%
100,154,906,746
100,154,907
1,090,513
1,091
0.00109%
265,354,144,582 265,354,145
265,354,144,582 265,354,145
141,202,134,322 141,202,134
265,001,414,637 265,001,415
265,354,144,582 265,354,145
265,318,896,064 265,318,896
265,354,144,582 265,354,145
264,961,299,970 264,961,300
214,660,996,245 214,660,996
265,354,144,582 265,354,145
265,354,144,582 265,354,145
Source: Orange County Auditor -Controller's Report; 04/14/03; dvb
1,090,513
1,090,513
1,090,513
1,090,513
1,090, 513
1,090,513
1,090,513
1,090,513
1,090,513
1,091
1,091
1,091
1,091
1,091
1,091
1,091
1,091
1,091
1,090,513 1,091
1,090,513 1,091
0.00041%
0.00041%
0.00077%
0.00041%
0.00041%
0.00041%
0.00041%
0.00041%
0.00051%
0.00041%
0.00041%
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.
iviL.Hb — i ustm Keaevelopment Plan
Report to the City Council
PA0304010:TUS: D VB: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 148 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
Base Year Base Year
2000-2001 2002-2003
Secured Assessed Value $53,474,505 $0
Public Utility Roll (SBE)
Unsecured Assessed Value $3,375,461 $1,090,513
Totals $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:TU S: D V B:g bd
19830.003.002104/17/0 3
Page 105
EXHIBIT 20
ANALYSIS OF CHANGE IN BASE YEAR
REPORT OF BASE YEAR REVENUE EACH TAXING AGENCY CAN EXPECT FROM WITHIN THE PROJECT AREA
Base Year 2000-2001
TOTALS
$568,499.66 $5,486.83 $573,986.49
Source: Orange County Auditor -Controller
Filename " __ '-ipact Analysis; Rev in PA; 3/31/03; dvb
Base Year 2003-2004
Basic Levy
Revenue
6.34
204.53
252.29
786.54
195.01
212.72
171.50
35.80
14.24
84.50
1.28
Bonded
Indebt.
Revenue
1,129.35
331.54
5,601.11
73.06
1,878.37
Total
Revenue
6.34
204.53
252.29
786.54
195.01
212.72
171.50
35.80
14.24
84.50
1,129.35
331.54
5,601.11
73.06
1,878.37
$10,905.12 $73.06 $10,978.18
Impact of Change
In Base Year
Difference in Percent
Revenue Difference
N/A
N/A
N/A
(2.79) -100.0%
(2.79) -100.0%
(82,169.11) -100.0%
(309.44) -98.0%
(10,016.87) -98.0%
N/A
(12,306.03) -98.0%
(38,355.81) -98.0%
(9,512.50) -98.0%
(10,376.10) -98.0%
(8,947.19) -98.1%
(1,746.49) -98.0%
(694.80) -98.0%
16.97 25.1%
(4,493.32) -100.0%
N/A
(55,089.58) -98.0%
N/A
(40,041.55) -99.2%
(6,088.66) -100.0%
(179,350.35) -97.0%
(4,933.11) -98.5%
N/A
N/A
N/A
(98,590.07) -98.1%
($563,009.59) -98.1%
Basic Levy
Bonded
Total
Agency
Revenue
Indebt.
Revenue
Revenue
Irvine City
-
-
-
Irvine Ranch Water District
-
-
-
Irvine Ranch Water District #2
-
-
-
Irvine Ranch Water District #102
-
2.79
2.79
Irvine Ranch Water District #121
2.79
2.79
Irvine Unified General Fund
81,694.03
475.08
82,169.11
O.C. Cemetary District
315.78
-
315.78
O.C. Dept. of Education
10,221.40
-
10,221.40
O.C. Fire Authority
-
-
-
O.C. Flood Control District
12,558.32
-
12,558.32
O.C. General Fund
39,142.35
-
39,142.35
O.C. Harbors, Beaches & Parks
9,707.51
-
9,707.51
O.C. Library District
10,588.82
-
10,588.82
O.C. Sanitation District
9,118.69
-
9,118.69
O.C. Transportation Authority
1,782.29
-
1,782.29
O.C. Vector District
709.04
-
709.04
O.C. Water District
67.53
-
67.53
O.C. Water District Reserve
4,493.32
4,493.32
Rancho Santiago Comm. College
-
-
-
South Orange Co. Comm. College
56,218.93
-
56,218.93
Santa Ana Unified General Fund
-
-
-
Tustin City
40,373.09
-
40,373.09
Tustin City Lighting Reorg
6,088.66
-
6,088.66
Tustin Unified General Fund
184,951.46
-
184,951.46
Metro Water District - Mun. O.C.
-
5,006.17
5,006.17
Municipal Water District - O.C.
-
-
O.C. Sanitation District #14
-
-
-
Irvine Ranch Water Dist ID #221
-
-
-
ERAF
100,468.44
-
100,468.44
TOTALS
$568,499.66 $5,486.83 $573,986.49
Source: Orange County Auditor -Controller
Filename " __ '-ipact Analysis; Rev in PA; 3/31/03; dvb
Base Year 2003-2004
Basic Levy
Revenue
6.34
204.53
252.29
786.54
195.01
212.72
171.50
35.80
14.24
84.50
1.28
Bonded
Indebt.
Revenue
1,129.35
331.54
5,601.11
73.06
1,878.37
Total
Revenue
6.34
204.53
252.29
786.54
195.01
212.72
171.50
35.80
14.24
84.50
1,129.35
331.54
5,601.11
73.06
1,878.37
$10,905.12 $73.06 $10,978.18
Impact of Change
In Base Year
Difference in Percent
Revenue Difference
N/A
N/A
N/A
(2.79) -100.0%
(2.79) -100.0%
(82,169.11) -100.0%
(309.44) -98.0%
(10,016.87) -98.0%
N/A
(12,306.03) -98.0%
(38,355.81) -98.0%
(9,512.50) -98.0%
(10,376.10) -98.0%
(8,947.19) -98.1%
(1,746.49) -98.0%
(694.80) -98.0%
16.97 25.1%
(4,493.32) -100.0%
N/A
(55,089.58) -98.0%
N/A
(40,041.55) -99.2%
(6,088.66) -100.0%
(179,350.35) -97.0%
(4,933.11) -98.5%
N/A
N/A
N/A
(98,590.07) -98.1%
($563,009.59) -98.1%
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
Base Year Base Year
2000-2001 — 2002-2003
Est. Base Year Revenue $573,986.49
Tax Increment — 2% Growth $11,479.75
$10,978.18
$219.57
Difference
($563,008.31)
($11,260.18)
Tax Increment— 12% Growth $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 Difference
Secured Assessed Value $53,474,505 0 ($53,474,505)
Public Utility Roll (SBE)
Unsecured Assessed Value $3,375,461 $1,090,513 ($2,284,948)
Totals $56,849,966 $1,090,513 ($55,759,453)
MCAS — Tustin Redevelopment Plan Page 107
Report to the City Council
PA030401 O:TUS: DV B: gbd
19830.003.002/04/17/03
EXHIBIT 21
PROJECT AREA A.V. AS A PERCENT OF TOTAL A.V. FOR TAXING AGENCIES
IMPACT OF CHANGE IN BASE YEAR
i
Percentage of Project A.V
to District A.V.
2000-2001 2003-2004
Agency Base Year Base Year
Irvine City
Impact of Change
in Base Year
Total Percent
Change Change
Irvine Ranch Water District
0.2296
-
(0.2296)
-100%
Irvine Ranch Water District #2
-
-
_
Irvine Ranch Water District #102
1.3656
0.0004
(1.3652)
-100%
Irvine Ranch Water District #121
1.3656
-
(1.3656)
-100%
Irvine Unified General Fund
0.1124
-
(0.1124)
-100%
O.C. Cemetary District
0.0253
0.0004
(0.0249)
-98%
O.C. Dept. of Education
0.0253
0.0004
(0.0249)
-98%
O.C. Fire Authority
-
-
-
O.C. Flood Control District
0.0254
0.0004
(0.0250)
-98%
O.C. General Fund
0.0253
0.0004
(0.0249)
-98%
O.C. Harbors, Beaches & Parks
0.0253
0.0004
(0.0249)
-98%
O.C. Library District
0.0466
0.0008
(0.0458)
-98%
O.C. Sanitation District
0.3038
0.0006
(0.3032)
=100%
O.C. Transportation Authority
0.0253
0.0004
(0.0249)
-98%
O.C. Vector District
0.0253
0.0004
(0.0249)
-98%
O.C. Water District
0.0434
0.0007
(0.0427)
-98%
O.C. Water District Reserve
0.0434
0.0007
(0.0427)
-98%
Rancho Santiago Comm. College
-
-
-
South Orange Co. Comm. College
0.0684
0.0011
(0.0673)
-98%
Santa Ana Unified General Fund
-
-
-
Tustin City
1.1336
0.0197
(1.1139)
-98%
Tustin City Lighting Reorg
-
-
-
Tustin Unified General Fund
0.4144
0.0092
(0.4052)
-98%
Metro Water District - Mun. O.C.
0.0254
-
(0.0254)
-100%
Municipal Water District - O.C.
0.0381
0.0004
(0.0377)
-99%
O.C. Sanitation District #14
-
-
-
Irvine Ranch Water Dist ID #221
-
-
-
ERAF
0.0253
0.0004
(0.0249)
-98%
TOTALS
5.3928
0.0368
(5.3560)
-99%
Source: Orange County Auditor -Controller
Filename: ATE Impact Analysis; PAAV vs TotalAV; 3131103; dvb
XII. 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
DATE
Dec 19, 2002
Report of the California Military Base Reuse Task Force Jan 1994
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
Summary 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
Nov 1993
Oct 1993
1993
1997
Nov 29, 1993
Apr24,1993
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
Sep 1993
Dames and Moore
Sep 1993
Dames and Moore
1993
City of Tustin
1993
City of Tustin
Nov. 4, 2002
City of Tustin
1994
Howard Needles Tammen and
Bergendoff(HNTB), Leighton and
Associates
MCAS — Tustin Redevelopment Plan Page 109
Report to the City Council
i
PA0304010:TUS: D VB:gbd
19830.003.002/04/17/03
REPORT NAME
DATE
PREPARED BY
Summary of Comments from Community Workshop No
Jan 21, 1994
Memorandum from the Planning Center
2.
to the Base Closure Task Force
MCAS Tustin Family and Bachelor Housing Report
Jun 7, 1994
City of Tustin
Community Facilities and Infrastructure Report
Jul 1995
HNTB
Fiscal Impacts of Proposed Specific Plan of Reuses for
Aug 16, 1996
City of Tustin
Marine Corps Air Station at Tustin and Irvine, California
MCAS Tustin Specific Plan (includes Reuse Plan and
Feb 3, 2003
The Planning Center
Errata for MCAS Tustin)
The Homeless Assistance Submission for MCAS Tustin
Oct 1996
City of Tustin
Marine Corps Air Facility Tustin Redevelopment Sub
Dec 1999
Irvine Ranch Water District
Area Master Plan (SAMP)
Employment Generation and Assessed Value
Apr 1999
City of Tustin
Calculation Tables
County of Orange Countywide Siting Element
1995
Integrated Waste Management Dept.
CSU Fullerton. Center for Demographic
Research.
Marine Corps Air Station Tustin Masterplan
Jun 1989
Western Division Naval Facilities
_
Engineering Command
Site Management Plan for the Former Marine Corps Air
Nov 2002
Department of the Navy
Station, Tustin
Final Basewide Environmental Baseline Survey, Marine
Mar 2001
Department of the Navy
Corps Air Facility, Tustin, California
Base Realignment and Closure Business Plan 2000 in
Feb 2001
Department of the Navy
Review Marine Corps Air Facility, Tustin, California
Military Base Closing Program Status Report
July13, 1992
Federal Aviation Administration
Master Plan Report
Apr 1999
Orange County Water District
MCAS — Tustin Redevelopment Plan Page 110
Report to the City Council
PA0304010: T U S: D V B: g b d
19830,003.002/04117/03
REPORT NAME DATE
A Cultural Resources Assessment Conducted for the 1984
Extension of Project Site A: Marine Corps Air Station
(H), Tustin
Memorandum for Record: Cultural Resource Support 1988
for the Marine Corps Recruit Depot, San Diego; Air
Station, EI Toro; Air Station, Tustin; and Logistics Base,
Barstow, California
Condition Assessment and Economic Analysis for Jul 1998
Reuse of the Historic Blimp Hangars, MCAF Tustin
(seven volumes)
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
PREPARED BY
Marie G. Cottrell
Neil Robison
EDAW, Inc. under Southwest Division
Naval Facilities Engineering Command
for COMCABWEST
Page 111
APPENDIX
Preliminary Building Condition Survey, WAS 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
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 6.28 October 1996
PRELIMINARY BUILDING CONDITION SURVEY
Bldg
No. Existing Use
Total Possible
Year Area Proposed Interim
Built (Sq Ft) Condition Disposition Use Ultimate Use
1 MEDICAUDENTAL CLINIC 1943 11,210 FAIR
DEMO
YES CHILDREN'S SHELTER
2 STATION SUPPORT
1943 12,660 FAIR
REUSE
YES LEARNING VILLAGE
3 AUDITORIUM
1943 5,700
FAIR
REUSE
I YES LEARNING VILLAGE
4 STATION HEADQUARTERS 1943 13,253
FAIR
REUSE
YES LEARNING VILLAGE
5 ADMINISTRATION
1943 22,466
FAIR
REUSE
YES LEARNING VILLAGE
11 SEWAGE PUMP STATION
(ABAND)
POOR
DEMO
LAW ENFORCEMENT
N0.
TRAINING FACILITY
12 SUBSTATION #1
1942 1,500
FAIR
DEMO
I NO LAW ENFORCEMENT
TRAINING FACILITY
13 COMBINED FIRE/RESCUE 1942 3,325
FAIR
DEMO
NO RESIDENTIAL
16 ADMINISTRATION
1942 7,900
FAIR
DEMO
NO RESIDENTIAL
17 MAINTENANCE SHOP
1942 6,077
FAIR
DEMO
NO I RESIDENTIAL
19 NIGHT VISION GOGGLES 1942 2,206
LAB
FAIR
DEMO
NO REGIONAL PARK
20A WAREHOUSE
1943 13,536
FAIR
REUSE
YES REGIONAL PARK
20B WAREHOUSE
1943 13,121
I FAIR
REUSE
YES REGIONAL PARK
21 WAREHOUSE
1942 543
POOR
DEMO
NO REGIONAL PARK
23A BUNKER
— 1942 1,370
POOR
DEMO
NO GOLF VILLAGE
23B I BUNKER
11942 1,370
r POOR
DEMO
NO GOLF VILLAGE
23C
1942 1,370
POOR
I DEMO
NO GOLF VILLAGE
230 BUNKER
1942 1,270
POOR
DEMO
NO GOLF VILLAGE
23E BUNKER
23F BUNKER
1942 206
1942 2,520
-POOR
POOR
DEMO I
DEMO
NO NEIGHBORHOOD PARK
NO GOLF VILLAGE
25 CHAPEL
1945 3,803
FAIR
REUSE
YES LEARNING VILLAGE
27 STAND-BY GENERATOR
1942 3,242
POOR
DEMO
NO REGIONAL PARK
28 HANGAR
1942 308,228
FAIR--
TBD
YES REGIONAL PARK
28A ISTORAGE
29 HANGAR
29A STORAGE
30 GEMDrTSSA
1942 941
11943 298,188
1942 941 I
1942 4,666
POOR
FAIR
POOR
POOR
TBD I
TBD
TED
DEMO
YES I REGIONAL PARK
YES COMMUNITY CORE
YES COMMUNITY CORE
NO REGIONAL PARK
35 STAFF NCO CLUB
1943 5,802
FAIR
REUSE I
YES REGIONAL PARK
35A STORAGE
1943 , 1,311
FAIR
DEMO
YES REGIONAL PARK
39 WIND DIRECTION
IINDICATOR
POOR
DEMO
NO GOLF VILLAGE
40A STORAGE
1942 233
POOR
DEMO
NO REGIONAL PARK
40B STORAGE
19421 233
POOR
DEMO
NO COMMERCIAL BUSINESS
41 STORAGE
1942 2,712 I
POOR
DEMO
NO RESIDENTIAL
42. ADMINISTRATION
47 ADMINISTRATION
194-4 11,238
1942 5,361
FAIR I
FAIR
DEMO
DEMO
NO CHILDREN'S SHELTER
NO RESIDENTIAL
49 FIREHOUSE ANNEX
11942 1,800
POOR
DEMO I
NO LAW ENFORCEMENT
TRAINING FACILITY
53 MOTOR TRANSPORT
FACILITY
11942 1 970 POOR
DEMO
NO RESIDENTIAL
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 6.28 October 1996
Appendices
i
PRELIMINARY BUILDING CONDITION SURVEY
Bldg
Total
CENTER
1953
Possible
No,
Existing Use
Year
Built
Area
(Sq Ft)
Condition
Proposed
Disposition
Interim
Use
FAIR
REUSE
YES LEARNING VILLAGE
89
WAREHOUSE
1953
7,575
Ultimate Use
66
PUBLIC WORKS SHOP 1944
3,663
POOR
DEMO
10,600
1 FArR
NO
RESIDENTIAL
71A
WAREHOUSE
1945
1,650
POOR
DEMO
REGIONALPARK
93
NO
REGIONAL PARK
71B
WAREHOUSE
19451
1,650
POOR I
DEMO
NO
REGIONAL PARK
710
WAREHOUSE
1945
1,650
POOR
DEMO
NO
REGIONAL PARK
770
WAREHOUSE
1945
1,650
POOR
DEMO
NO
REGIONAL PARK
71E
WAREHOUSE
1945
1,650
POOR
DEMO
NO
REGIONAL PARK
71F
WAREHOUSE
1945
1,650
POOR
DEMO
NO
REGIONAL PARK
71G
WAREHOUSE
19451
1,650
POOR
DEMO
NO
REGIONAL PARK
71H
WAREHOUSE
1945
1,650
POOR
DEMO
..REUSE
.YES _ COMMUNITY PARK
NO
REGIONAL PARK
711
WAREHOUSE
1945
1,650
POOR
DEMO
1961
NO
REGIONAL PARK
71J
WAREHOUSE
1945
1,550
POOR
DEMO
FAIR
REUSE
NO
REGIONAL PARK
77
FLAGPOLE
3,072
- 1
FAIR
USE 1
143
BARBECUE PIT
YES
LEARNING VILLAGE
86
BACHELOR ENLISTED
NO COMMUNITY PARK
144
VOLLEYBALL COURT
- I
FAIR
REUSE
QUARTERS
1953
14,531
FAIR
REUSE
YES
LEARNING VILLAGE
87 PHYSICAL FITNESS
CENTER
1953
14,388
FAIR
REUSE
YES LEARNING VILLAGE
88
RELIGIOUS EDUCATION
1953
14,388
FAIR
REUSE
YES LEARNING VILLAGE
89
WAREHOUSE
1953
7,575
FAIR
DEMO
NO RESIDENTIAL
90
WAREHOUSE
119531
10,600
1 FArR
REUSE
YES I REGIONAL PARK
92
ADMINISTRATION
1942
420
FAIR
DEMONO
REGIONALPARK
93
BACHELOR OFFICERS
OUARTERS
1953
15,172
FAIR
DEMO
YES COMMUNITY PARK
98
PAINT BOOTH
(DECOMMISSIONED)
1954
552
POOR
DEMO
NO RESIDENTIAL
103
TRAINING/CLASSROOM
1958
2,856
POOR
DEMO
NO REGIONAL PARK
106
SELF SERVICE CAR WASH
(DECOM)
154
924
POOR
DEMO
NO REGIONAL PARK
128
SOFTBALL DIAMOND :1
FAIR
REUSE
YES COMMUNITY PARK
131
FOOTBALL FIELD
FAIR
..REUSE
.YES _ COMMUNITY PARK
132
BACHELORENLISTED
IQUARTERS
1961
30,636
FAIR
REUSE
YES LEARNING VILLAGE
134
ADMINISTRATION
1961
30,636
FAIR
REUSE
YES LEARNING VILLAGE
142
PICNIC SHELTER
1960
3,072
POOR
DEMO
NO COMMUNfTY PARK
143
BARBECUE PIT
-
POOR
DEMO
NO COMMUNITY PARK
144
VOLLEYBALL COURT
- I
FAIR
REUSE
YES COMMUNITY PARK
145
BASKETBALL COURT
GOOD
REUSE
YES COMMUNITY PARK
146
BARBECUE HUT
POOR
DEMO
NO COMMUNITY PARK
148
SOCCER FIELD
I
FAIR
REUSE
YES COMMUNITY PARK
149
I VEHICLE GREASE RACK
1963
517
POOR . 1
DEMO
NO COMMUNITY CORE
150
RACQUETBALL COURT
1963
POOR
DEMO
NO COMMUN17Y PARK
159
BOWLING CENTER
11963
5,640 1
FAIR
REUSE
YES LEARNING VILLAGE
160
BASKETBALL'
VOLLEYBALL COURT
-
GOOD
REUSE
YES LEARNING VILLAGE
161
APPLIED INSTRUCTION
1964 13,980
FAIR
REUSE
YES 1 REGIONAL PARK
162 1PUBLICTOILET
1965
245
FAIR
DEMO
NO COMMUNITY PARK
163 1
PUBLIC TOILET
119651
245
FAIR
DEMO I
NO I COMMUNITY PARK
MCAS Tustin Speo f"fc Plan/Reuse Plan City of Tustb-
Octoberi996
Page 6-29
Appendices
�- PRELIMINARY BUILDING CONDITION SURVEY
City of Tustin MCAS Tustin Specific PlaNRouse Plan
Page 6-30 October 1996
Total
Possible
Bldg
Year
Area
Proposed
Interim
No.
Existing Use
Built
(Sq Ft) Condition Disposition Use Ultimate Use
164
SWIMMING POOL
FAIR
DEMO
NO I COMMUNITY PARK
CONVENIENCE FOOD
165
STORE
1965
7,520
FAIR
REUSE
YES LEARNING VILLAGE
166 RETAIL STORE
119661
9,600
1 FAIR
REUSE
YES LEARNING VILLAGE
167 CAFETERIA
119561.
1,600
1 FAIR
REUSE
YES LEARNING VILLAGE
168 SERVICE OUTLETS
119661
3,200
1 FAIR
REUSE
YES LEARNING VILLAGE
AIRCRAFT READY FUEL
169
STORAGE
1966
203,644
'
POOR
DEMO
NO REGIONAL.P.ARK
AIRCRAFT READY FUEL
170
STORAGE
1966
203,756
POOR
,
DEMO
NO REGIONAL PARK
171 AIRCRAFT OPERATIONS
FACILITY
1965
8,048
I POOR
DEMO
NO REGIONAL PARK
172 1 BULK FUEL
119661
2,520.1,
POOR
I DEMO
I NO I LEARNING VILLAGE .
1.73 1 APPLIED INSTRUCTION
119661
26,000
I FAIR
I REUSE
I YES REGIONAL PARK
174 WELDING SHOP
1967
1,240
FAIR
DEMO
NO COMMUNITY CORE
175 1 PARTS STORAGE
11967
384
POOR
DEMO
NO COMMUNITY CORE
EAF/EOD
176
ADMINISTRATION
1967
9,760
FAIR
DEMO
YES COMMERCIAL
BACHELOR ENLISTED
177
IQUARTERS
11966
23,052
FAIR
REUSEI
YES LEARNING VILLAGE
178
LINE MAINTENANCE SHACK
1967
1,400
POOR
DEMO
NO REGIONAL PARK
LINE MAINTENANCE
178
SHACK
1967
1,050
POOR
DEMO
NO REGIONAL PARK
MAINTENANCE
180ILINE
SHACK
1967
1,050
POOR
DEMO
NO COMMERCIAL BUSINESS
181
LINE MAINTENANCE
SHACK
1967
1,400
POOR
DEMO
NO COMMERCIAL BUSINESS
LINE MAINTENANCE
182
SHACK
1967
1,050
POOR.
DEMO.
NO COMMERCIAL BUSINESS
COMBINED FIRE/RESCUE
183
STATION
1968
6,827
FAIR
REUSE +
YES. REGIONAL PARK
184
(ENLISTED MESS HALL
119691 22,007
GOOD
REUSE
YES LEARNING VILLAGE
185
AUTOMOTIVE HOBBY
1969( 5,808
FAIR
REUSE
YES SHERIFFS TRAINING
SHOP
FACILITY
VEHICLE MAINTENANCE
186
SHOP
1970 10,765
FAIR
DEMO
NO GOLF VILLAGE
PAINT & BLASTING SHOP
187
(DECOM)
1
1970 1,200
FAIR
DEMO
NO COMMUNITY CORE
189'
FLOWER SHOP 119eg
1,080
1.
FAIR I
REUSE
YES LEARNING VILLAGE
190 (HANGAR
1970( 42,816
GOOD
REUSE
YES COMMERCIAL BUSINESS
ACFT DIRECT FUELING_
191
STATION
I
_
POOR
DE MO
NO LEARNING VILLAGE
ACFT DIRECT FUELING
162
STATION
POOR I
DEMO
NO LEARNING VILLAGE
ACTT DIRECT FUELING
193
STATION
POOR I
DEMO
NO LEARNING VILLAGE
194
DAY NK
STORAGE ACFT FUEL
I
POOR
DEMO
NO I LEARNING VILLAGE
City of Tustin MCAS Tustin Specific PlaNRouse Plan
Page 6-30 October 1996
Appendices
PRELIMINARY BUILDING C�ND.ITI�N
SURVI=Y
Bldg
Total,
Possible
Year Area
No. Existing Use
Proposed
Built (5q Ft) Condition Disposition Interim
195 ACFT DIRECT FUELING
UseUltimate Use
STATION
POOR DEMO NO COMMERCIAL BUSINESS
196 ACTT DIRECT FUELING
STATION
ACFT DIRECT FUELING
POOR DEMO NO COMMS
COMMERCIAL BUSINESS
197
STATION
POOR DEMO NO COMMERCIAL BUSINESS
198 DAY TANK ACFT FUEL
STORAGE
199 CHILD CARE CENTER
POOR DEMO NO COMMERCIAL BUSINESS
1370 5,6 FAIR REUSE YES CHILD CARE CENTERS
201 STORAGE 1971
202 TENNIS COURTS 9600 POOR DEMO NO REGIONAL PARK
1971
GOOD REUSE YES COMMUNITY PARK
203 SEWAGE PUMP STATION
204 SEWAGE PUMP STATION
POOR DEMO NO REGIONAL PARK
205 SEWAGE PUMP STATION
FAR DEMO YES COMMUNITY CORE
207 LINE MAINTENANCE
FAIR DEMO YES COMMERCIAL BUSINESS
SHACK 1971 1,920 POOR DEMO NO REGIONAL_ PARK
208 SOFTBALL FIELD #2
208 OUTDOOR HELICOPTER
FAIR REUSE I YES COMMUNITY PARK
MONUMENT
21D FUEL PUMP STATION
POOR DEMO NO LEARNING VILLAGE
212 ELEO/COMM
POOR DEMO NO REGIONAL PARK
MAINTENANCE SHOP 1972 3,700 FAIR REUSE YES
213 BACHELOR ENLISTED
COMMERCIAL BUSINESS
QUARTERS 1973; 35,424 GOOD REUSE Yt5 LEARNING VILLAGE
216 INDOOR HANDBALL
COURTS 19741,72v
218 I ENLISTED CLUB
POOR DEMO NO COMMUNITY PARK
1976
219 EQUIPMENT STORAGE 1576
10,384 FAIR REUSE YES LEARNING VILLAGE
E
220 ENGINTEST CELL
384 POOR DEMO NO COMMERCIAL BUSINESS
ADMINISTRATION 1981
675 GOOD REUSE .: YES I COMMERCIAL BUSINESS
PHYSICAL FITNESS
221 ICENTER
1977
4,200 FAIR REUSE YES COMMUNITY PARK
222AUTO SERVICE CENTER 19741
POOR 4,680
225 MAIN GATE HOUSE 1 gg0
DEMO NO
I COMMUNITY PARK
226 FLIGHT SIMULATOR 1980
24 POOR DEMO NO LEARNING VILLAGE
9,620
227 BACHELOR ENLISTED
GOOD REUSE YES REGIONAL PARK
QUARTERS 11981
48,9601 GOOD REUSE YES LEARNING VILLAGE
226 ISSUE WAREHOUSE 1990
3,150 I FAIR F
DEMO
229 , ACFT WASHRACK 1960
NO RESIDENTIAL
755 POOR
230 ACFT WASHRACK
DEMO NO COMMERCIAL BUSINESS
1966
1,642 POOR DEMO NO SHERIFFS TRAINING
231 ENGINE TEST CELL PAD 11968
4, FACILITY
02_ GOOD
VEHICLE WASHRAC
233 I K 1968
REUS E YES COMMERCIAL BUSINESS
9fi0
234 VEHICLE WASHRACK 1968
I POOR D:M0 NO COMMUNITY CORE
236 TRANSFORMER PAD
800 POOR DEMO NOREGIONAL PARK
237 TRANSFORMER PAD
I FAIR REUSE YES LEARNING VILLAGE
238 TRANSFORMER PAD
FAIR REUSE YES COMMERCIAL
FAIR I REUSE YES ILEARNING VILLAGE
MCAS Tustin SPecif+c PIaNReuse Plan
October 1996 City of Tus n
Appendices
City of Tustin WAS Tustin Specific PlaNRevse Plan
Page 6-32 October 1996
PRELIMINARY BUILDING CONDITION SUR+YEY
Total Possible
Bldg
Year Area Proposed Interim
No,
Existing Use
Built (Sq Ft) Condition Disposition Use Ultimate Use
239
TRANSFORMER PAD
FAIR REUSE YES LEARNING VILLAGE
LAW ENFORCEMENTTRAINING
240
TRANSFORMER PAD
FAIR TBD YES
FACILITY
241
TRANSFORMER PAD
FAIR REUSE YES COMMERCIAL BUSINESS
242
TRANSFORMER PAD
FAIR TBD YES REGIONAL PARK
244
FLIGHT LINE SHACK
19131 1,000 POOR DEMO NO COMMERCIAL BUSINESS
245
BACHELOR ENLISTED
1984 47,370 GOOD REUSE YES LEARNING VILLAGE
QUARTERS
246
BACHELOR ENLISTED
1984 47,370 GOOD REUSE YES LEARNING VILLAGE
QUARTERS
247
POL TESTING LAB
1982 600 GOOD REUSE YES . REGIONAL PARK
ADMINISTRATION
248
HAZ WASTE TRANSFER
1982 1,118 POOR DEMO NO REGIONAL PARK
FACILITY
249
HEATING PLANT BLDG
19841 768 GOOD I REUSE I YES I LEARNING VILLAGE
250 •
WAREHOUSE
119B41
66,976 1 GOOD I REUSE I YES COMMERCIAL BUSINESS
GROUND SUPPORT EQUIP
251
SHOP
1984
13,770
GOOD
REUSE YES COMMERCIAL BUSINESS
GROUND SUPPORT EQUIP
252
SHED
1884
10,755
GOOD
REUSE YES
COMMERCIAL BUSINESS
253
APPLIED INSTRUCTION
1984
3,972
GOOD
REUSE
Y£S
REGIONAL PARK
254
REFUELER
ADMINISTRATION
19841
700
POOR
DEMO
NO
LEARNING VILLAGE
REFUELER
255
ADMINISTRATION.
1984
700
POOR
DEMO
NO
COMMERCIAL BUSINESS
256 1
FLAGPOLE 119831
0
FAIR
REUSE
YES
COMMUNITY PARK
RECREATION PICNIC
257
SHELTER
1883
74B
GOOD
REUSE
YES
REGIONAL PARK
NAVY RELIEF PAPER
258
COLLECTION
1982
117
POOR
DEMO
NO,
LEARNING VILLAGE
259
STORAGE 119B41
1,025.
POOR
DEMO
NO
REGIONAL PARK
LINE MAINTENANCE
260
SHELTER
1984
1,000
POOR
DEMO
NO
REGIONAL PARK
LINE
MAINTENANCE
261
SHELTER
1984
1,000
POOR
DEMO
NO
REGIONAL PARK
HAZARDOUS/FLAM
262
LOCKER
1984
300
POOR
DEMO
NO
REGIONAL PARK
HAZARDOUSlFLAM
263
LOCKER
1964
300
POOR
DEMO
NO
REGIONAL PARK
HAZARDOUS/FLAM
264
LOCKER
1984
300
POOR
DEMO
NO
REGIONAL PARK
HAZARDOUSIFLAM
265
LOCKER
1984
300
POORDEMO
NO
COMMUNITY CORE
HAZARDOUS/FLAM
266
LOCKER
1984_
300
POOR
DEMO
NO
COMMUNITY CORE
267 �LOCKERHAZARDOUS/FLAM
1964
150
POOR
DEMO
NO
COMMERCIAL
268 FILLING
STATION
I
-
POOR
DEMO
NO
RESIDENTIAL
269 GSE
LOADING RAMP
I
FAIR
DEMO
NO
COMMERCIAL BUSINESS
City of Tustin WAS Tustin Specific PlaNRevse Plan
Page 6-32 October 1996
Appendices
PRELIMINARY BUILDING CONDITION SURVEY
Total Poss)ble
Bldg Year Area Proposed Interim
No.
Existing Use
----
Built (Sq Ft)
Condition
Disposition
Use
Ultimate Use
273
ENGINE TEST CELL
1987 2,974
GOOD
REUSE
YES
COMMERCIAL BUSINESS
278
BASKETBALL COURT #1
-
GOOD
REUSE
YES
LEARNING VILLAGE
279
VOLLEYBALL COURT #1
240
GOOD
REUSE
YES
DEMO
LEARNING VILLAGE
300
MAG -16 HEADQUARTERS
1943 21,170
FAIR
REUSE
YES
REGIONAL PARK
LEARNING VILLAGE
303
GENERAL STORAGE
508
AIRCRAFT WASHRACK
COMMERCIAL RECREATION
REUSE
YES
BLDG
SHED
1,610
POOR
DEMO
NO
LEARNING VILLAGE
306 HAZARDOUSlFLAM
FAIR
, 29
1 WEATHER ANNEX
STORAGE
1949 100
502 BASEBALL FIELD
19881
192
503 SOCCER/PARADE FIELD
1988
5,363
504
BASEBALL FIELD
REGIONAL PARK
AIRCRAFT WASHRACK
505
TELEPHONE SWITCHING
WASHRACK UTILITY
NO
COMMUNITY CORE
CENTER
NO
240
506
GENERATOR,(TRANSFORM
TRANSITIONALIEMERG HSG
DEMO
ER BLDG
1985
300
507
VEHICLE WASHRACK
REUSE
I YES
REGIONAL PARK
BLDG
1985
228
508
AIRCRAFT WASHRACK
COMMERCIAL RECREATION
REUSE
YES
BLDG
1885
664
509
AIRCRAFT WASHRACK
YES
COMMERCIAL BUSINESS
REUSE
BLDG
1985
664
511
STORAGE SHED
1986
1,800
512
STORAGE SHED
1986
1,800
513
STORAGE SHED
1986
1,800
514
STORAGE SHED
1986
1,800
515
STORAGE SHED
1986
1,800
516
POLICE STATION
11986
1,551
517
AIRCRAFT WASHRACK
1985
-
520
JHANGAR
1989
63,289
523
1 APPLIED INSTRUCTION
1987
23,330
524
HANGAR
1987
45,959
525
HANGAR
1987
45,959
526
UTILITY BUILDING SHED
19871
1,fi72
527
FLIGHT LINE SHELTER 11987
2,000
528
ADMINISTRATION
BUILDING
1988
4,935
529
SUPPLY BUILDING
1988 15,000 I
530 JEMUNICATJONSNIAJNT
19681 =0
53
53
5
5
cz
536
BLDG
33
34
r 5
FAIR
, 29
1 WEATHER ANNEX
1968
800
2 GENERATOR BUILDING
19881
192
ARMORY
1988
5,363
I CRASH CREW BURN PIT
1988
REGIONAL PARK
AIRCRAFT WASHRACK
1988
P
WASHRACK UTILITY
NO
COMMUNITY CORE
POOR DEMO 1 NO
I
FAIR
REUSE
YES
FAIR
REUSE
YES
FAIR
REUSE
YES
POOR
DEMO
YES
LEARNING VILLAGE
REGIONAL PARK
REGIONAL PARK
REGIONAL PARK
LEARNING VILLAGE
GOOD I REUSE I YES LEARNING VILLAGE
POOR
POOR
POOR
-POOR
POOR
POOR
POOR
POOR
GOOD
POOR
GOOD
GOOD
GOOD
GOOD
FAIR
POOR
GOOD
GOOD
uCOD
FAIR
FAIR
GOOD
GOOD
OOR
BUILDING 1988 672 FAIR
DEMO I NO I COMMUNITY CORE
DEMO
NO
I COMMERCIAL BUSINESS
DEMO
NO
SHERIFFS TRAINING
FACILITY
DEMO
NO
REGIONAL PARK
DEMO
NO
REGIONAL PARK
DEMO
NO
REGIONAL PARK
DEMO
NO
COMMUNITY CORE
DEMO
NO
COMMUNITY CORE
DEMO
NO
TRANSITIONALIEMERG HSG
DEMO
NO
COMMERCIAL BUSINESS
REUSE
YES
COMMERCIAL BUSINESS
REUSE
I YES
REGIONAL PARK
REUSE
I YES
LEARNING VILLAGE
DEMO
YES
COMMERCIAL RECREATION
REUSE
YES
LEARNING VILLAGE
DEMO
NO
COMMERCIAL
REUSE
YES
COMMERCIAL BUSINESS
REUSE
YES
COMMERCIAL BUSINESS
REUSE
YES
COMMERCIAL BUSINESS
DEMO
NO
COMMERCIAL
DEMO
NO
COMMERCIAL
USE I
YES
REGIONAL PARK
DEMO
NO
COMMUNITY CORE
DEMO
NO
COMMERCIAL RECREATI ON
DEMO
NO I
COMMERCIAL RECREATI ON
WAS Tustin Specific PIaNReuse Plan
October 1996 City of Tustin
Page 6-33
Appendices
PRELIMINARY BUILDING CONDITION SURVEY
Total Possible
Bldg Year Area Proposed Interim
No, Existing Use Built (Sq Ft) Condition Disposition Use Ultimate Use
537 SHOPENCaP MAINTENANCE
1988 35,717 GOOD
REUSE
YES COMMERCIAL BUSINESS
BACHELOR ENLISTED
538
QUARTERS
1989 53,246 GOOD
REUSE
YES LEARNING VILLAGE
BACHELOR ENLISTED
539
QUARTERS
1989 53,240 GOOD
REUSE
YES LEARNING VILLAGE
HAZARDOUS WASTE
540
STORAGE TANK
FAIR
DEMO
NO GOLF VILLAGE
541
PUMP STATION #1
FAIR
DEMO
NO COMMERCIAL BUSINESS
542 PUMP STATION #2
FAIR
DEMO
NO. COMMERCIAL BUSINESS
543
ACFT RINSE FACILITY
119881 -
POOR
I DEMO
NO COMMERCIAL BUSINESS
544
RESTROOM FACILITY
119891 2,005
1 GOOD
IDEMO
NO COMMERCIAL BUSINESS
545
SENTRY BOOTH -
119891 91
POOR
I DEMO,
NO COMMERCIAL BUSINESS
ELECTRICAL/STORAGE
546
ROOM
1989 1,755
GOOD
REUSE
YES COMMERCIAL BUSINESS
547
CHILD CARE CENTER
119901 13,120
I GOOD
j REUSE
YES CHILD CARE CENTERS
549
I MECHANICAL ROOM
1195,91 933
GOOD
REUSE
YES LEARNING VILLAGE
550
TRANSFORMER PAD
FAIR
REUSE
YES LEARNING VILLAGE
551
WASHRACK BUILDING
19891 1,000
1 POOR
DEMO
NO COMMERCIAL BUSINESS
552
TRANSFORMER PAD
FAIR
REUSE
YES COMMERCIAL BUSINESS
BACHELOR ENLISTED
553
QUARTERS
1991 40,980
GOOD
REUSE —
YES TRANSITIONAL/EMER HSG
BACHELOR ENLISTED
554
QUARTERS
1891 40,980
GOOD
REUSE
YES TRANSInONAL/EMER HSG
555
MECHANICAL BUILDING
119901 - I
GOOD
REUSE
YES COMMERCIAL BUSINESS
556
I HAZARDOUS/FLAM
STORAGE
1990 3,940
GOOD I
DEMO
NO COMMERCIAL
557
MECHANICAL BUILDING
1199-11 400
GOOD
REUSE
YES TRANSITIONAL/EMER HSG
558
FUEL ISLAND
POOR
DEMO
NO COMMERCIAL BUSINESS
559
LOADING RAMP
FAIR
--DEMO ., YES' COMMERCIAL BUSINESS
560
VEHICLE WASHRACK
112901 1,089
POOR
DEMO
NO COMMERCIAL BUSINESS
561
1 MECHANICAL BUILDING
119891 933
FAIR
REUSE
YES LEARNING VILLAGE
562
IWAREHOUSE
1 1 2,363
POOR
DEMO
NO CDMMUNITY CORE
563
SEWER METER VAULT
I
FAIR
REUSE
NO LEARNING VILLAGE
HAZARDOUS/FrLAM
564
STORAGE
POOR I
DEMO
NO REGIONAL PARK
TACTICAL VAN PAD
565
COMPLEX
I
GOOD I
DEMO
NO COMMERCIAL BUSINESS
566 '
.LUBE RACK
11988 1,760
POOR
DEMO
NO COMMERCIAL BUSINESS
567
HAZARDOUS WASTE
STORAGE PAD
1990 2,400
POOR
DEMO
NO GOLF VILLAGE
568
IMA COMPLEX
11991 19,680 1
GOOD
REUSE
YES COMMERCIAL BUSINESS
569
FPN-63 PAR SITE
1991 700 I
POOR
DEMO
NO COMMUNITY CORE
HAZARDOUS WASTE
570
STORAGE
POOR
DEMO
NO COMMERCIAL BUSINESS
HAZARDOUS WASTE
571
STORAGE
POOR
DEMO
NO I COMMERCIAL
GV of Tustin MCAS Tustin Specinc P/anlReuse Plan
Page 6-34 October 1996
Appendices
I
PRELIMINARY BUILDING CONDITION SURVEY
Bldg
No.
Year
Total
Area
Possible
Proposed Interim
Existing Use
Built
(Sq Ft) Condition
Disposition Use Ultimate Use
572 HAZARDOUS WASTE
STORAGE
I
POOR DEMO
NO COMMERCIAL
573 HAZARDOUS WASTE
STORAGE
POOR
DEMO
NO LEARNING VILLAGE
574 HAZARDOUS WASTE
STORAGE
POOR
I DEMO
NO LEARNING VILLAGE
575 HAZARDOUS WASTE
STORAGE
POOR
DEMO
NO RESIDENTIAL
576 HAZARDOUS WASTE
STORAGE
POOR
DEMO
NO REGIONAL PARK
577 HAZARDOUS WASTE
STORAGE
- POOR
DEMO
NO REGIONAL PARK
578 HAZARDOUS WASTE
STORAGE
POOR
DEMO
NO REGIONAL PARK
579 HAZARDOUS WASTE
STORAGE
POOR
DEMO
NO REGIONAL PARK
580 HAZARDOUS WASTE
STORAGE
POOR
DEMO
NO REGIONAL PARK
581 HAZARDOUS WASTE
STORAGE
POOR
DEMO
NO COMMERCIAL BUSINESS
582 HAZARDOUS WASTE
STORAGE
POOR
DEMO
NO COMMERCIAL BUSINESS
583 HAZARDOUS WASTE
STORAGE
POOR
DEMO
NO I COMMERCIAL BUSINESS
584 HAZARDOUS WASTE
STORAGE
POOR
DEMO
NO COMMUNITY CORE
585 HAZARDOUS WASTE
STORAGE
- POOR
DEMO
NO COMMERCIAL BUSINESS
588 HAZARDOUS WASTE
STORAGE
- POOR
DEMO
NO COMMERCIAL BUSINESS
587 HAZARDOUS WASTE
STORAGE
-POOR ,
_ DEMO.-
NO COMMUNITY CORE
588 HAZARDOUS WASTE
STORAGE
- POOR
DEMO
NO COMMERCIAL BUSINESS
589 HAZARDOUS WASTE
STORAGE
POOR
DEMO
NO COMMUNITY CORE
590 HAZARDOUS WASTE
STORAGE
POOR
DEMO
NO GOLF VILLAGE
591 HAZARDOUS WASTE
STORAGE
POOR
DEMO
NO COMMERCIAL BUSINESS
592• GENERATOR PAD
1991 I 180
POOR
DEMO
NO COMMUNITY CORE
593 SEWER LIFT STATION
FAIR
DEMO
YES COMMERCIAL BUSINESS
594 PICNIC SHELTER
19911 312
FAIR
REUSE
YES LEARNING VILLAGE
595 SEWER LIFT STATION
FAIR
DEMO
YES COMMERCIAL BUSINES S
596 HAZARDOUS/FLAM MAIL
LOCKER
1992 2001.
POOR
DEMO
NO GOLF VILLAGE
597 HAZARDOUS/FLAM MAIL
LOCKER
1°O2 100
POOR
DEMO-
NO COMMERCIAL BUSINESS
598 HAZARDOUSrLAM MAIL
LOCKER
1992 200
POOR .I
DEMO
NO COMMERCIAL BUSINESS
MCAS Tustin Specific PIaNReuse Pfan
October 1996 City of Tustin
Pa na n-45
Appendices
PRELIMINARY BUILDING _CONDITION SURVEY
LIST OF ACRONYMS
ABAND
Total
HAZ
HAZARDOUS
Possible
AIRCRAFT
IMA
Bldg
ADMIN
Year
Area
LABORATORY
Proposed
Interim
I
MARINE AIR GROUP
No,
Existing Use
Built
(Sq Ft)
Condition
Disposition
Use
Ultimate Use
DECOM
599
HAZARDOUS/FLAM MAT'L
1992
100
POOR
DEMO
NO
COMMERCIAL BUSINESS
ELECTRONICS
TBD
LOCKER
EQUIP
EQUIPMENT
FAC
FACILITY
600
HAZARDOUS/FLAN MAT L
1992
400
POOR
DEMO
NO
COMMERCIAL BUSINESS
LOCKER
,
501
HAZARDOUS/FLAM MAT'L
1992
100
POOR
DEMO
NO
COMMERCIAL
LOCKER
602
HAZARDOUS/FLAM MAT'L
1992
100
POOR
DEMO
NO
LEARNING VILLAGE
LOCKER
603
TRANSFORMER PAD
FAIR
REUSE I
YES
LEARNING VILLAGE
604 1
AWGMQ-13 TRANSMITTER
POOR
DEMO
YES
COMMUNITY CORE
505
AWGMQ-13 RECEIVER
POOR
DEMO
YES
GOLF VILLAGE
606
r6 0 T
AN�PN-63 MTI-
POOR
DEMO
YES
GOLF VILLAGE
REFLECTOR
B07
AN/UMQ-29
POOR
DEMO
YES
COMMUNITY CORE
608
AWGMQ-10 TRANSMITTER
POOR
DEMO
YES
COMMUNITY CORE
609 AWGMQ-10 RECEIVER
POOR
DEMO
YES
COMMUNITY CORE
610- GENERATOR WASHRACK
POOR
DEMO
NO COMMERCIAL BUSINESS
611 HAZARDOUS MATERIAL
POOR
DEMO
NO COMMERCIAL BUSINESS
STORAGE
3000T FREST
? 10,800
POOR
DEMO
NO COMMUNITY CORE
ADMIN/CLASSROOM
3002T IGUARD SHACK
PORR I
DEMO I
NO I RESIDENTIAL
6168 SEWAGE PUMP STATION
FAIR
DEMO I
YES I GOLF VILLAGE
6169 SEWAGE PUMP STATION
FAIR
DEMO I
YES COMMERCIAL
6460 SEWAGE PUMP STATION
-
FAIR
DEMO
YES RESIDENTIAL
6796 SEWAGE PUMP STATION
FAIR I
DEMO
YES RESIDENTIAL
6857 SEWAGE
PUMP STATION
FAIR
DEMO
YES RESIDENTIAL
C VIP QUARTERS1kk
FAIR
DEMO
NO ELEMENTARY SCHOOL
C3 YOUTH CENTER
1
POOR
DEMO
NO COMMUNITY PAr�tK
C4 OFFICERS CLUB 119431
7,548 I
FAIR I
REUSE
YES COMMUNITY PARK
LIST OF ACRONYMS
ABAND
ABANDONED
HAZ
HAZARDOUS
ACFT
AIRCRAFT
IMA
INTERMEDIATE MAINTENANCE ACTIVITY
ADMIN
ADMINISTRATION
LAB
LABORATORY
BLDG
BUILDING
MAG
MARINE AIR GROUP
COMM
COMMUNICATIONS
MAIL
MA.TEERIAL
COT
CITY OF TUSTIN
MWR
MORALE WELFARE 8 RECREATION
DECOM
DECOMMISSIONED
NCO
NON-COMMISSIONED OFFICER .
DOE
DEPARTMENT OF EDUCATION
DC
ORANGE COUNTY
ELEC
ELECTRONICS
TBD
TO BE DEI ERMINED
EQUIP
EQUIPMENT
FAC
FACILITY
FLAM
FLAMMABLE
GSE
GROUND SUPPORT EQUIPMENT
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 6-36 October 1996
'11AR-12-2003 WED 04�48 PM COMMUNITY -DEVELOPMENT 5733113
03/12/2003 17;06 7146342620.
AC TAX UNIT
r i AUDITOR-CONTR -
DAVID E. SUNDSTROM, CpA
AUDITOR.CON-MOLI.M
City of Tustin
Redevelopment Agency
300 Centennial Way
Tustin, CA 92760
COUNTY OF ORANGE
M LL OF FINANCE AND RECORDS
12 CIVIC CENTER PLAZA, ROOM 202
POST QFF MB SOK 567
SANTA ANA, CAUFORNL4 92702-0567
(714) 634-2450 FAX: (714) 834.2569
www.oc,oa.gov/ac
February 11, 2003
Attention: William A. Huston, Executive Director
Subject: Fiscal Impact Repart for Tustin CRA — Marine Corp Air Station project
P, 02
PAGE 01
JOHN H. NAKANE •
CF FASSISTAnAVD=9_co=0U.M
JAMES M. MCCONNELL
ASSMAW AtMrrox-CMMOLU,
cJWTAAL oF'Ammus
SHAUN M, SKEL LY
As5I"Or /_tmrr k_00m0L1zR
A,QWCY Aocqu M
MAHESH N. PATEL
AS=TAWr AVD1TGR.CQNTXQ
nmRMA770N T=m=0y
RECEIVED
MAR 12 2033
REDEVELOPMENT A GENC Y
Pursuant to Section 33326.7 et seq, of the California Health and Safety Code, you will find enclosed
Yo ur copy of the Fiscal Impact Report for the subject redevelopment agency,
Further IngUiries may be ,directed to: _
County of Orange
Audifor-Controller's Office
Attn: Tax Unit
P.O. Box 557
Santa Ana, CA 92702-0557
Neal G. Gruber
Supervisor, property Tax (jr it
NGG:ja
Enclosure
FAACcountant Correspondencf'\Typing\2002.20081T4istin MCAS Fiscal Impact Notloa.doc
MAR -12-2003 WED 04;48 PM COMMUNITY_DEVELOPMENT 5133113 P, 03
03/12f20B3 17:06 7148342620 AC TAX UNIT
PAGE 02
The attached lett.r and enclosure were also sent to the following
Bill Mahone}r, Assistant CEO
Robert Austin, C�unty Counsel
Bob Wilson, Pirko
-Tustin City
Tustin City 0ghtlAg Reorg
Rancho Santiagoi Comm College, ofst
1Orange County V`} ater District
r
0range Co. yVat'�r District- Reserve
--Orange .County Transit Authority
"-'OC Sanitation
--Tustin Unified (39�t Fund
-'South Orange Ca Comm College
Irvine Unified Scl�aol Dlstricf
,,Santa Ana Unifiecil School District
OC Dept of Education -Oen Fund, Lynn Hartline
OC dept of r_ducOon-Gen Fund, Wendy !Margarita
Orange Co Gen. Fund
-Orange County OUbllc Library
-'OC Flood Control I District
t'OC Harbors Beaches & Parks CSA 26
,-Orange Co Vbcta Control Dfst -
,'-Orange Co Camef sry Fund -General
'Metropolitan Water District
� munl Water Qlstrliq
Irvine Ranch Wattir District
Irvine Ranch Watajr District ID102
Irvine Ranch WatOr District ID121
MAR -12-2003 WED 04:48 PM COMMUNITY -DEVELOPMENT 5733113
03/12/2003 17:06 7148342620
AC TAX UNIT
TA9LE t - HEALTFt & SAFETY • CODF 28 (A)
CITY OF TUSTtN - MARINE CORP AIR STATION PROJECT 2002
2002-03 BABE YEAR ASSESSMENT ROLL
2002-03
SdWI`*6 Aeseaaea value - Local Roll
Sites 00ard of Equalkatiorl • public Utllity Roll
Unsecured Asses®®d Velwe . Local Ran
1,DB0,513
Tatel Asseeced Value within the Project
'--R 1 08D 6l3
TABLE It - H:ALTFi & SAFETy. CODE, 33328 �Bj
CITY OF TUSTIM - MARINE CORP AIR STATION PROJECT Z002
IMPORT OF IbtENTIF MATIt)N OF TAXING DISTR=3 WITHIN THE PROJECT
Fund
Dlalttct
Numbor
Number
AHenoy Name
A62
0639
TUS 1N CITY
A82
0630
TUSTIN CITY LIGHTING REORG
VCA
C57
d0M
RANCHO SANTIAGO COMM COLLEGE DIST
980,A
ORANGE COUNTY WATER DISTRICT"
087
C$9
RIM
ORANGE CO, WATER DISTRICT. RESERVE
C90
708A
015
ORANGE COUNTYTRANSITAV7HORl` Y4-`
UCA
55016
OC SANITATION--
VDA
TUSTIN UNIFIED CEN FUND
UDA
600A
SOUTH ORANGE CO COMM COkLEGE i
ULA
54019
IRVINE UNIFIED SCHOOL DISTRICT i
ZAA
4100
800A
SANTA ANA UNIFIED SCHOOL DISTRICT =
100
0 C DEPT OF EDUCATION -GEN FUND
0010,
ORANGE CO GEN. PLIND --
120
400
002/9
ORANGE COUNTY PUROU LIBRARY'
'
403
710>A
O C FLOOD CONTROL DISTRICT —
732
713A
744q
D C HAR91ORS BEACHES & PARKS CSA 28
754
ORANGE CO VECTOR CONTROL DIST
055
820
820
ORANGE CO CEMETERY FUND -GENERAL
L
C34
METROPOLITIAN WATER DISTRICT t/"
C34
t)E313
MUNI WATER DISTRICT
034
952t3
982117
IRVINE RANCH WATER DISTRICT
C�
Ik'dINE RANCH WATER DISTRICT ID102 '
98210
IRVINE RANCH WATER DISTRICT
ID121
PAGE 03
MAR -12-2003 WED 04;49 PM COMMUNITY—DEVELOPMENT 5733113 P. 05
03/12/2003 17:06 7148342620 AC TAX UNIT PAGE 04
TABLE III - HEALTH & SApETY _COC 332$ (Cl
5v' y4/
CITY OF TUSTIN - MARINE COOP AIR STATION PROJECT 2002
REPORT OF 2002,43 BASE YEAR REVENuL EACH DISTRICT CAN
EXPECT FROM WITHIN THE PROJECT
District Bondad
NumberBasic Levy Indebtedness Total 2002-03
Al�ancy Nsn1e Revenue* Revenue Revenue
0638
063B
400B
900A
961A
708A
916
860E
500A
5406
410B
600A
001c;
002A
710A
713A
744A
703A
820
863B
982&
982M
982P
$64
TUSTIN CITY
TUSTIN 017Y 41PHTING REORG
�
331.54 $
_ $
331 64
RANCHO $ANTIA(30 COMM COLLEGE DIST $
S
ORANGE COUNTY WATER DISTRICT
$
$
- $
ORANGE 00, O'?ATER DISTRICT RESERVE
$
84.8 $
� $
84.50
ORANGE COUNTYTRANS(TAUTHORITY
t. $
- $
1.28
OC sANITATtol9
$
35.8800 s
35.80
TUSTIN UNIFIEIb GEN FUND
$
171.50 $
$
171.50
SOUTH ORANG)E CO COMM COLLEGE
$
s�,601.t1 $
1,129.35
$
5,BQ1.11
IRVINE UNIFIED SCHOOL DISTRICT1,125.35
$
SANTA ANA UNIFIED SCHOOL DISTRICT
$
�
$
0 C DEPT OF EDUCATION -GEN FUND
$
$
ORANGE GO GtN. FUND
$
204.53 $
.
$
204.53
ORANGE QOUNTY PUBLIC LIBRARY
$
785.74 $
-
786.54
0 C FLOOD CONTROL DISTRICT
$
212 72 $
$
253'72
0 C HARBORS 10EACHES & PARKS CSA 25
$
252.29 $
195.01 $
$
252.29
ORANGE CO VQCTOR CONTROL DIST
$
14,24 S
$
115.01
ORANGE CO CEMETERY FUND -(GENERAL
$
- $
14.24
METROPOLITIAN WATER DISTRICT
$
6.34 $
$
6.34
MUNI WATER DISTRICT
$
$
73.06 $
73.06
IRVINE RANCH WATER DISTRICT
$
$
'
IRVINE RANCH WATER DISTRICT ID102
$
_
$
$
`
IRVINE RANCH WATER DISTRICT ID121
$
- $
_
ERAF
$
-
TOTAL
* SourceAT6&AH71 Run Detb
$ 1,876.37 $ - $ 1,878.37
$ 10,905.12 $ 73.06 1 10,978.18
1AR-12-2003 WED 04,49 PM COMMUNITY -DEVELOPMENT 5733113 P, 06
03/12/2083 17:06 7148342620
AC TAX UNIT PAGE 135
T-* -LE IV - HEALTH & SAFETY - CODE 333— ep)
CITY OF TUSTIN - MARtNE CORP AIR STATION PROJECT 2t1tt2
RVPORT OF TOTAL AD VALOREM REVENUE EACH DISTRICT
HO AVAILABLE FROM WITHIN AND OUTSIDL- THE PROJECT
The reveriue data necessar ( to camplate this section of the Fiecal Impact Report does not currently
exist because of the 1t�paaC of Assembly B(110. An inordinate manual effort and expense would bs
required of the County AudRor-Confrallar"s Staff to gather any rellabie substitute data. Therefore,
the. Fiscal Impact 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 vtdluss for each
tax)ng district to give a. relative Indication of Base Year Revenue percentage given up to the
Community Redevelopment Agency.
See Table IV (D), 5upplemdrit. '
L„1
`MAR -12-2003 WED 04:49 PM COMMUNITY -DEVELOPMENT 5733113
03/12/2003 17:06 7146342620 AC TAX UNIT
D � i
0 0
cvooa0000 a 6acidC; 00
U
4 � cV �j
C t � ;R e�'� a0 Q O nt N cV h.
m �fN�`!. 'r' co n ' ' , `� to a tri ar-i
,cq r Ci v4
. aO� tu[�j ��t q�• �v�yC7 �Si� T m C�� py � C'
IN4
to qm 1� L Ln aD c9 < e�'i M N t? chi M m t�0
co
t:b O lA 0.'? r 0 RC1 l!) r ctutffDf� Ln uti�� Uj
N N N N
C7 N N
Lu
q m t'l: c0 m t7
2 m c_n M r� c� fa i4
Lf t() 111 -- - - - - r
0 Lo
c 0 0 0 0 0 p o 0, c o
w
9L
L'u"
un
a xw
LL 0 xO0 UUU [!
P i� V g Cq�' w p m ozoWg�uu9f �aj g Z Zz II
WOOOOOOO
d
o �c a c
a mCDr,� � � 08�t, W. .
P. 07
PAGE 06
ItM-12-2003 WED 04;50 PM COMMUNITY -DEVELOPMENT 5733113
03/12/2903 17.06 7148342620 AC TAX UNIT
TALE V. HEALTH & SAFHTY = CODE 33328 (E)
CIi"rOF TUSTIN . MARINE CORP AIR STATION PROJECT 2002
REPORT OF AGENcrs REVENUE IN FIRST YEAR
The Auditor-Controllor has been advised by the Community Redevelopment Agency that no
major structures and improvements will be completed within the Project boundaries during
the first year, aryd thehefore, we anticipate the growth in value of the area within the Project
boundaries to increasie by 245 percent.
Source; Benjamin pohgetti
M
PAGE 07
AQeficy Name
2002-03 Base
2003.014 Tax
2003-p4. Tax
Year Total
Increment Rev.
Increment Rey
Revenue
Estimate
Estimate
I
TUSTIN CITY
2% growth
120/6 growth
2
TUSTIN CITY LIGHTING REORG
$
331,54
$ 6.63
39.78
3
RANCHO SANTIAGO COMM COLLEGE DIST
4
ORANGE COUNTY WATER DISTRICT
$
_
5
ORANGE CO. WATER DISTRICT RESERVE
$
84.60
1.
10.14
6
ORANGE COUNTY TRANSIT AUTHORITY
$
g
.28
D. 03
0 f5
7
OC SANITATION
5
36.80
0 722
4.30
e
TUSTIN UNIFIED GEN FUND
$
171.b0
3.43
2D-58$
_a
SOUTH ORANGE CC) COMM COLLEGE
$
5,6011
112.02
872'13
10
IRVINE UNIFIED SCHOOL DISTRICT
$
a
1,129 5
22.59
135.52
fl
SANTA ANA UNIFIEC} SCHOOL DISTRICT
-
f2
f2
0 C DEPT OF 1=DUCATION•GEN FUND
$
Y3
ORANGE CO GEN. r -ON -D
$
$
2D4.534
. 0g
24.54
14
ORANGE COUNTY 6LIC LIBRARY
►IsU
788.54
15.73
94.38
f5
0 C FLOOD CONTROL DISTRICT
$
212-72
4'25
25.53
16
0 C HARBORS BEAC',HES $ PARKS CSA 26
g
152 29
5 05
38.27
f7
ORANGE CO VECTOR CONTROL DIST
195.01
3.
23.40
Is
ORANGE CO CEMETERY FUND-GENRRAL
$
$
14.24
1.288
1 71
fa
METROPOLITIAN WATER DISTRICT
6.34
1.13
876
20
MUNI WATER DISTRICT
$
73'8°
1'48
8.77
21
IRVINE RANCH WArtR DISTRICT
$
-
22
IRVINE RANCH WATT=R DISTRICT ID102
_
-
23
IRVINE RANCH WATER DISTRICT 1D121
$
w
-
-
24
ERAF
S
-
TOTAL
$
1,87$.37
37.57
225.40
$
1D,978.18 $
219.57 $
1,317.3$
57
'MAR -12-2003 WED 04:50 PM COMMUNITY -DEVELOPMENT 5733113
03/12/2003 17:06 7148342620 AC TAX UNIT
Ta' - VI - HEALTH & SAFHTY - CODE 3332$ (F)
CITY OF TUSTIN - MARINE CORP AIR STAT70N PROJECT 2002
REPORT OF ASSESSED VALUATION QY DLt2CX WITHIN THE PROJECT
Health and Safety 00de, B*ctlon 33323(fj requires If requested by thn ayenor °The assessed valuation of
ft project area, by block, for the pr'oosding five yaars
roll.' Except for stale assessed property on the board*
The assessed valuation data necessary to complete this section Of the Fiscal Impact Report dogs not exist
because the Valuation fifes maintained by the County do not contain htatorlcal asstsacd values by block.
Therefore, thin Racal Impa4t Report does not contain tho pr000ding five-year asss3sed Valudilon information
for the proposed project artta,
We are, however, providing five-year assessed Valuation infOnmilon for the entire city;
City of Tustin
TOTAL SECURED
—' - --
UNSECURED
TOTAL.
°k GROWTH
FCV2002.03
5,170,$67,334
351,554,245
5,521,941,670
3.6%
FGV 2001-02
4,869,945,699
467,765,74@
6,337,511,640
6.4yq
FCV20b0-01
4,645,037,024
470,083,558
5,015,120,683
FCV 1949.00
4,068,09®,664
449,146,708
4,518,236,272
9.7%
FCV 1898-89
3,843,841,297
479,411.995
4,117,253,292
9.5%
FCV 1997-98
3,387,450,616
371,617,042
3,769,067,660
N/A
2pxebtw Aaseaaad Value of Hta Tug t,n ae _ne
2002.03 2000.0'(
S@ourBd Assessed Value - Locej L 0
Public, Utility Roll - State Board of Iaquafixation
Un3ecured Roll 1,08R,513 251,082
% GROWTH
0,0%
0.0%
330%
TOTALS 1,080,113 251,092 334.34
P, 09
F'AGE 08
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 EI 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 EI 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:
1. The Tustin Vision Statement
2. The results of the Community Opinion Survey
3. Driving Issues
4. Opportunity and Constraints
5. 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
SIGN IN SHEET
April 16, 2003
Community Information Meeting for the Proposed MCAS Tustin
Redevelopment Pian
W4,0111`141i
... 1a
111
G
� (!�-/✓Z� �i--� f �l� i v'
i
_
,�-. G'�r� �'�-,�i�j
�GJ l r�;s ��C"J�C CG��
1�I�Ic��1c,�»�
AA, J
�1y-
I ` S
Cry 5S/ p
PC
Let
A
Supplemental Report
Report to the City Council for the MCAS Tustin Redevelopment Plan
SUPPLEMENT TO THE
REPORT TO CITY COUNCIL
FOR THE
MCAS (MARINE CORPS AIR STATION)
TUSTIN REDEVELOPMENT PLAN
TUSTIN COMMUNITY REDEVELOPMENT AGENCY
MAY 2003
I. REASONS FOR PREPARATION OF A SUPPLEMENT TO THE REPORT TO THE
CITY COUNCIL
As required by Section 33352 of the California Community Redevelopment Law (CRL), the
Redevelopment Agency of the City of Tustin ("Agency") prepared a Report to the City Council
("Report") on the proposed MCAS Tustin Redevelopment Plan ("Redevelopment Plan" or
"Plan"). The Agency Board received and approved the Report to City Council on April 21, 2003
by Resolution No. RDA 03-06, and authorized its transmittal to the City Council of the City of
Tustin ("City Council"). The City Council has reviewed and will consider the information within
the Report as part of the process of adopting the Plan. The City Council is scheduled to
conduct a joint public hearing on June 2, 2003, at which time the City Council will approve
documents related to the Plan's adoption and introduce the Ordinance approving the plan,
which would be considered for approval at a subsequent meeting on June 16, 2003.
Section 33328 of the CRL requires that prior to the publication of notice of the legislative body's
public hearing on the plan, the Agency shall consult with each affected taxing agency with
respect to the allocation of taxes pursuant to Section 33670 of the CRL. This Supplement to the
Report to Council summarizes the Agency's consultation activities with affected taxing agencies
and with property owners, businesses and residents at the MCAS Tustin Project Area.
In addition, the tax increment limit provided in Section V of the Report to the City Council is not
consistent with the tax increment limit in Section V.B. [§502] in the proposed Redevelopment
Plan. As a result, the discrepancy between the limits described in these two documents
requires correction to make the Report consistent with the proposed Redevelopment Plan.
II. CONSULTATIONS WITH AFFECTED TAXING AGENCIES
Consultations with the affected taxing were commenced with the transmittal of the Preliminary
Report to Council via certified mail on March 19, 2003, which also provided a copy of the
proposed Redevelopment Plan and a copy of the Orange County Auditor's report prepared
pursuant to Section 33328 of the CRL ("33328 Report"). On April 1, 2003, the Agency mailed to
the affected taxing agencies, property owners, businesses and occupants a copy of the official
notice of a community information meeting on April 16, 2003 for the purpose of reviewing the
proposed Redevelopment Plan. The Notice (Attachment 1) was also published in the Tustin
News on April 3, 2003. The community information meeting was held at 6:00 p.m. on April 16th
at the Tustin City Council Chambers, at which time no concerns or objections were received.
Following the Agency receipt and approval of the Report to City Council on April 21, 2003, the
Agency transmitted via certified mail on April 29, 2003, copies of the Notice of a Joint Public
MCAS — Tustin Redevelopment Plan
Supplement to the Report to the City Council
PA0305018.TUS: DVB:gbd
19830.003.002/05128/03
Page 1
Hearing on the proposed adoption of the Redevelopment Plan pursuant to Section 33349 of the
CRL as authorized by the Agency Board and City Council.
Since the completion and distribution of the Report to the City Council and proposed
Redevelopment Plan, the Agency received a request for consultation with six school districts
that are affected taxing agencies regarding the Redevelopment Plan. The information
contained in the following is a summary of these consultations and is a supplement to the
information contained in Section XI of the Report.
On May 13, 2003, the Agency received a written request for a consultation meeting from the
consulting firm of Public Economics, Inc. (PEI) on behalf of six school districts. The six districts
were:
Orange County Department of Education (OCDE)
Rancho Santiago Community College District (RSCCD)
South Orange County Community College District (SOCCCD)
Irvine Unified School District (IUSD)
Santa Ana Unified School District (SAUSD)
Tustin Unified School District (TUSD)
The letter request for consultation identified key issues of concern to the school districts,
including the allocation of tax increment, potential reductions in the pass-through payments, the
election to receive pass-through payments by the SOCCCD as a basic aid district. It also
included a proposed agenda for a series of meetings with the school districts. A copy of the
letter and proposed agenda is attached to the Supplemental Report.
On May 21, 2003, Agency staff met with representative of PEI and each of the six school
districts in a joint meeting, and met with the SOCCCD and PEI in another meeting immediately
following.
In the first meeting, staff reviewed the Project Area boundaries, the schedule for the adoption of
the proposed Redevelopment Plan, and the financial limits included in the Redevelopment Plan.
PEI and the school district representatives also wished to review the development proposed for
the former base in the Specific Plan/Reuse Plan, and the impact of the development on
assessed value and thus the impact on tax increment and the pass-through tax increment that
would be generated in the Project Area. Staff provided an estimate of the total development in
square footage or acreage that would occur in the territory on the former Base for each school
district. The financial analysis that was prepared was based upon planning areas delineated in
the Specific Plan/Reuse Plan which may not exactly match the school district boundaries in the
MCAS — Tustin Redevelopment Plan
Supplement to the Report to the City Council
PA030 5016. T U S: D V B: g bd
19830.003.002/05/28/03
Page 2
Project Area. Therefore, the information provided to the school districts were rough estimates
only.
PEI and the school districts also discussed how the pass-through allocations were to be
calculated and pointed out that various counties throughout the state use different
methodologies and shared examples of some of these different methodologies (see attached).
The allocation method identified as the "Westminster Allocation Method" illustrates the method
used by Orange County Auditor/Controller. At issue is the treatment of the ERAF share of the
1 % basic tax levy and how this share would be allocated under the AB 1290 statutory pass-
through formula since ERAF is not an affected taxing entity by definition. Under the
"Westminster Allocation Method", the ERAF portion of the I% basic tax levy is distributed, pro
rata, among all of the affected taxing agencies.
PEI and the school districts also discussed the allocation of the City of Tustin's portion of the
pass-through allocations and provided their own recommended methodology for these
allocations. The City may elect to receive it's share of the AB 1290 statutory pass-through
allowed under Section 33607.5(b) of the CRL, but is not allocated it's share of the statutory
pass-through apportioned by formula under Sections 33607.5(c) and (d). At issue is whether
the City's portion under 33607.5(c) and (d) is reallocated, pro rata, to the other affected taxing
agencies or if it is allocated to the Agency as tax increment. PEI and the school districts
advocated the former interpretation and the Agency is advocating the latter interpretation.
PEI and the school districts also discussed the subordination of pass-through allocations, which
are allowed under the regular provisions of the CRL if approved by the affected taxing entity.
PEI and the districts requested whether the provisions of Section 33492.15(b) in the CRL (which
applies to military base conversions) or Section 33607.5(e) would be utilized by the Agency.
The concern expressed by PEI and the districts was that it is not clear under Section
33492.15(b) that school districts approval is required for subordination of payments to affected
taxing agencies. PEI and the districts requested that Section 33607.5(e) be utilized and shared
their proposed subordination guidelines (see attachments). City staff indicated that it would
review the issue with the Agency's counsel and follow the provisions and requirements of the
CRL.
In the second meeting, which was conducted with City staff, PEI, and a representative of the
SOCCCD, the impact of the Basic Aid payments provided for in Section 33676(b) was
discussed. A Basic Aid school district or office is one to which the State only allocates basic,
constitutionally required property taxes. No State educational backfill monies are paid to Basic
Aid school districts. As such, Section 33676(b) allows any local educational agency that is a
MCAS — Tustin Redevelopment Plan
Supplement to the Report to the City Council
PA0305016.TUS:DVB:9bd
19830.003.002/05/28/03
Page 3
Basic Aid district or office that does not receive specific types of state funding' to receive its
annual share of the property taxes from the Project Area allocated among all of the affected
taxing entities, increased by an amount equal to the lesser of the following:
(A) The percentage growth in assessed value that occurs throughout the district,
excluding the portion of the district within the redevelopment project area.
(B) Eighty percent of the growth in assessed value that occurs within the portion of the
district within the redevelopment project area.
Given the low base year assessed value for the Project Area and the anticipated amount of
growth in the Project Area over the life of the Plan, it is anticipated that there may be periods of
time where the pass-through allocation amount to the SOCCCD would be reduced because the
additional amount that would be calculated using the above methods would be a negative
number. The SOCCCD indicated that it anticipates waiving its right to receive the Basic Aid
payment until it would be of benefit to receive such payments.
Copies of documents given to PEI and the school districts by staff, and copies of documents
given to staff by PEI are attached to this Supplemental Report.
III. PROPOSED METHOD OF FINANCING THE REDEVELOPMENT PLAN, ECONOMIC
FEASIBILITY, AND REASONS FOR INCLUDING TAX INCREMENT FINANCING
Section V.D. of the Report to City Council describes the tax increment and bonded
indebtedness limits for the Redevelopment Plan. A tax increment limit for the Redevelopment
Plan is a requirement of Section 33492.13 of the CRL. The tax increment limit in the Report is
identified as $1,800,000,000. However, this number is based upon an earlier analysis which
reflects the cumulative total tax increment that could be generated over a 45 -year financing
period, assuming that the Agency issued bonds and required the full 45 -year period to repay
such bonds. The tax increment limit contained in the proposed Redevelopment Plan however
establishes the cumulative total tax increment limit at $833,000,000.
Based upon the analysis of the proposed projects and programs for the Project Area, the
Agency does not anticipate that the maximum amount of tax increment projected over 45 years
($1,800,000,000) would be necessary and believes that the programs and projects proposed
could be completed within the $833,000,000 tax increment limit as identified in the proposed
Redevelopment Plan. The analysis of financial feasibility contained in the Report is based upon
' Other than that provided pursuant to Section 6 of Article IX of the California Constitution pursuant to
Section2558, 42238, or 84571, as appropriate, of the Education Code.
MCAS — Tustin Redevelopment Plan
Supplement to the Report to the City Council
PA0305016.TUS: DVB:gbd
19830.003.002/05/28/03
Page 4
the assumptions that the redevelopment programs and projects will be accomplished within the
$833,000,000 limit in the Redevelopment Plan. Therefore, the methods of financing the Plan
and the financial feasibility of the Plan are not affected by the correction of this discrepancy to
reflect the $833,000,000 limit in the Plan.
MCAS — Tustin Redevelopment Plan
Supplement to the Report to the City Council
PA0305016.TUS: D VB:g bd
19830.003.002/052 B/03
Page 5
LIST OF ATTACHMENTS
1. Notice of Community Information Meeting for April 16, 2003.
2. April 16, 2003 Community Information Meeting Agenda and Attendee List.
3. May 13, 2003 letter for Public Economics, Inc requesting consultation meeting with
school districts.
4. May 21, 2003 Meeting Agenda and attached materials prepared by PEI:
a. Exhibit A (example pass-through allocation methodologies);
b. Attachment No. 1 (map of Project Area illustrating school district territories);
C. Exhibit B (subordination guidelines proposed by PEI);
d. Attachment 1 (list of contact persons for school districts regarding subordination
of pass-through payments);
e. Exhibit C (list of issues regarding pass-through allocations); and
5. May 21, 2003 Meeting Attendee List.
MCAS — Tustin Redevelopment Plan Page 6
Supplement to the Report to the City Council
PA0305016.TUS:DVB:9bd
19830.003.002/05/28/03
CITY OF TUSTIN
OFFICIAL NOTICE
OFFICIAL NOTICE OF A COMMUNITY INFORMATION MEETING
FOR THE PROPOSED MCAS TUSTIN REDEVELOPMENT PLAN
Notice is hereby given that a community information meeting will be held by the Tustin
Redevelopment Agency (the "Agency"):
Date of Meeting: April 16, 2003
Time of Meeting: 6:00 p.m.
Place of Meeting: Tustin City Hall
300 Centennial Way
Tustin, CA 92780
The Agency is in the process of adopting the MCAS Tustin Redevelopment Plan
("Redevelopment Plan"). The Redevelopment Plan will allow the Agency to use the tools of
redevelopment to implement the MCAS Tustin Specific Plan, adopted on February 3, 2003, by
the Tustin City Council. The implementation of the MCAS Tustin Specific Plan will encourage
the effective reuse of the former Marine Corps Air Station Tustin ("MCAS Tustin"), which has
been closed since July, 1999. The goal of the Agency is to assist in the conversion of the
former MCAS Tustin and the integration of the former military base with the surrounding
community by developing the property with a variety of community- and regional -serving uses
as described in the MCAS Tustin Specific Plan.
The Agency wishes to obtain the advice of, and consult with, business and property owners on
the site and with residents, business owners and tenants in the community surrounding the
former MCAS Tustin regarding the proposed Redevelopment Plan. In order to give all property
owners, business owners and tenants on the site and in the surrounding communities the
opportunity to understand the goals of redevelopment and the redevelopment process, and to
provide input on the Redevelopment Plan, the Agency has scheduled this information meeting.
The information meeting will contain a presentation by Agency staff followed by a question and
answer session, and an opportunity for members of the public to comment on the
Redevelopment Plan. The Agency will make available at the meeting for review by the public
the following: 1) map of the proposed Project Area; 2) the proposed Redevelopment Plan; and
3) the adopted Owner Participation Rules (Rules Governing Participation by Property Owners
and the Extension or Reasonable Preferences to Business Occupants).
Anyone having specific questions may contact James Draughon, Redevelopment Program
Manager, at (714) 573-3121.
Pamela Stoker
City Clerk
Publish: Tustin News, April 3, 2003 and April 10, 2003
If you require special accommodations, please contact
Tustin City Hall, 300 Centennial Way, Tustin 92780, (714) 573-3000.
Community Information Meeting
MCAS Tustin Redevelopment Project
Wednesday, April 16, 2003, 6:00 p.m.
Tustin City Hall
I. Introductions
a. KMA and staff (Note: Plan and OP Rules present and available for
review)
II. Base Reuse and Roll of Redevelopment
a. Recap of process to Plan Adoption
i. Base closure process began in 1991; special legislation adopted;
base closed in 1999
ii. Specific Plan/Reuse Plan prepared; adopted in Feb. 2003
b. Redevelopment Plan (implementation tool)
i. Process governed by special legislation, redevelopment law
ii. Project Area vs. Reuse Plan boundaries
K Review of Time and Financial limits
iv. Taxing agencies to receive statutory pass-throughs
c. Programs proposed by the Agency
L Demolition and site clearance
ii. Site assembly (acquisition and disposition)
iii. Public improvements and facilities (infrastructure)
iv. Economic Development programs
v. Housing programs
vi. Environmental Remediation
III. Plan Adoption Schedule and Joint Public Hearing
a. Current status
b. Joint public hearing scheduled for June 2, 2003
IV. Q & A
APRIL 16, 2003COMMUNITY INFORMATION MEETING
FOR tHE
PROPOSED WAS TUSTIN REDEVELOPMENT PLAN
Attendee List
NAME
Nelson Cayabyab
Polin Modanlou
Dan Raatjes
Donna Burt
Ken Nishikawa
Jane Helma
Andrea DeLaCerda
Jim Draughon
Christine Shingleton
Denise Bickerstaff
MCASRedev PlanAdoptiong\Comm Info mtg 4-16-03.doc
REPRESENTING
Irvine Valley College (SOCCCD)
County of Orange, PDSD
Orange County Rescue Mission
Tustin Unified Schoold District
John Laing Homes
Irvine Unified School District
Orange County Department of Education
Tustin Redevelopment Agency
Tustin Assistant City Manager
Keyser Marston Associates
May 13 03 01:42p Dante Gumucio 714-647-6232 p.2
PUBLIC ECONOMICS, INC.
Public Finance
Urban Economics
Development Services
May 13, 2003
Ms. Christine Shingleton
Assistant City Manager
City of Tustin Redevelopment Agency
300 Centennial Way
Tustin, CA 92780
Re: Consultation re: Proposed MCAS Tustin Redevelopment Plan
Dear Ms. Shingleton:
On behalf of Orange County Department of Education ("OCDE"), Rancho Santiago Community
College District ("RSCCD" ),—South Orange County Community College District ("SOCCCD"),
Irvine Unified School District ("USD"), Santa Ana USD, and Tustin USD (collectively,
"Districts"), Public Economics, Inc. ("PEI") requests that the Tustin Redevelopment Agency
("Agency") consult with the Districts regarding adoption of the proposed MCAS Tustin
Redevelopment Plan ("Plan" or "Project"). As you know, the consultation is required by Section
33328 of the California Health and Safety Code ("HSC").
As set forth in HSC 33328, the Agency must consult with the Districts "with respect to the plan
and to the allocation of taxes pursuant to Section 33670." In so doing, the Districts wish to work
with the Agency to ensure that the proposed Project is successful, consistent with preservation of
the Districts' statutory and contractual rights.
PEI had previously anticipated one consultation meeting involving all the Districts. However,
you apparently requested a meeting with each District. To ensure efficient use of the Districts'
and RDA's time and resources, PEI now wishes to propose three related meetings:
• Meeting A, involving all six Districts
• Meeting B, involving only SOCCCD, Irvine USD, and Tustin USD ("B Districts"), which
have issues re: any proposed reductions in pass-through payments pursuant to HSC
33607.5(a)(2)-(3) otherwise owed by the Agency pursuant to HSC 33607.5(b) -(d)
820 W. Town and Country Road • Orange, CA 92868-4712
(714) 647-6242 • FAX (714) 647-6232
World Wide Web: hhtp,11www.pub-econ.com
MAY -13-2007 14:1x7 nl n r Al I
May 13 03 01:42p Dante Gumucio 714-647-6232 p.3
May 13, 2003
Ms. Christine Singleton
Page 2
Meeting C, involving SOCCCD, since SOCCCD--as a "local education agency ... that
receives no state funding" --is the only one of the Districts with issues re: supplemental
pass-through payments owed by the Agency pursuant to HSC 33676(b)
PEI anticipates that Meeting A will deal (inter alfa) with the Agency's projections of future
development within different areas of the Project, and how the Agency plans to implement the
pass-through formulas required by HSC 33607.5(b) -(d), as modified by HSC 33492.108 and
33492.9, from tax increment generated by such development. As noted above, Meeting B will
focus exclusively on any proposed reductions in pass-through payments pursuant to HSC
33607.5(a)(2)-(3), presumably based on real property being conveyed to the B Districts by the
City of Tustin, which conveyances the B Districts believe are not governed by HSC
33607.5(a)(2)-(3). As noted above, Meeting C will focus exclusively on supplemental
pass-through payments to SOCCCD pursuant to HSC 33676(b). See attached for a draft outline
of discussion items for these meetings.
It would be most efficient to schedule the three meetings consecutively on the same day:
Meeting A first, immediately followed by Meeting B (i.e., B Districts remain from meeting A),
immediately followed by Meeting C (SOCCCD remains from Meeting B). Please be advised
that the Districts do not anticipate including legal counsel in any of the three meetings.
The Districts wish to complete the consultation process well in advance of the scheduled Joint
Public Hearing on June 2 as required by HSC 33352(n) (i.e., in time for the Agency to include in
its final report "a summary of the consultation of the agency ... with each of the affected taxing
entities"). Hence, PEI recommends a meeting date during the week of May 19-23. PEI's Laurie
Jameson (714-647-6242, ext. 10) will be the liaison with all the Districts for the proposed
meetings.
Assuming that the proposed meetings are acceptable to you, Ms. Jameson will follow up with
your office regarding possible times, location, and Agency and District participants. Otherwise,
please call me at 714-647-6242 ext. 11. Thank you.
Sincerely yours,
Public Economics, Ir: c.
By:
Dante Gumucio
c: Dr. Wendy Margarita, Assistant Superintendent, Business Services, OCDE
Dr. Mark Zacovic, Vice Chancellor, Business & Fiscal Services, RSCCD
Mr. Gary Poertner, Deputy Chancellor, SOCCCD
Dr. Vern Medeiros, Assistant Superintendent, Business Services, Irvine USD
Dr. Don Stabler, Assistant Superintendent, Business Services, Santa Ana USD
Mr. Brock Wagner, Deputy Superintendent, Tustin USD
Tustin Redevelopment Agency
MCAS Tustin Redevelopment Project
Orange County Department of Education
South Orange County Community College District
Tustin Unified School District
Irvine Unified School District
Rancho Santiago Community College District
Santa Ana Unified School District
Discussion Items
May 21, 2003
1. Statutory Consultation Requirements
II. Redevelopment Plan
A. Description of Project Area by District
B. Agency's Goals and Objectives
C. Schedule for Plan Adoption
D. Schedule for CEQA Adoption per HSC 33492.21
III. Allocation of Taxes
A. Agency's Projections of New Development b� Planning Area
B. Agency's Tax Increment Projections
C. §502 of Plan: Tax Increment Funds
• Tax increment limitation
• Limitation on bonded indebtedness
D. Property Tax Shares by District
E. Agency's AB 1290 Payment Projections per HSC 33607.5(b) -(d)
• Allocation of ERAF's portion of AB 1290 payments (Exhibit A)
• Allocation of City's portion of AB 1290 payments in Tiers 2 and 3
• Deferral/Repayment of 50 percent of LMI Payments per HSC 33492.106
F. Timing and Documentation of Agency Payments
G. Subordination (Exhibit B)
H. Consultant Follow -Up
I. Potential Memorandum of Understanding (Exhibit C)
IV. Additional Basic Aid Payments (SOCCCD Only)
V. Next Steps
L: \MCASTU-1 \CON S ULT4. SAM
PUBLIC ECONOMICS, INC.
(714) 647-6242
FAX (714) 647-6232
www.pub-econ.com
EXHIBIT A
Redevelopment Agency: City of La Habra
Redevelopment Project: Alpha 4, 1995-96 (2001-02 HSC 33607.5 Payments)
AB 1290 Statutory Pass-Throughs per HSC Section 33607.5
Tax Allocation Factors & Payment Amounts for 2001-02
Westminster ERAF Allocation, AV Increment Shares
PERCENT
O.
(LINE ATESHARESOFTOTAL
INCREMENTAL
01-02 AV TAX T�FACTORS NON-NORMALIZEDOF TOTAL 2001-02 AX II TAXING ENTIITTIES AALLOCATIONS �OI EDUCATIONERAF
AALLOCATONS Tq
General Levy 1%
1 CIT
City of La Habra
$68,064.63
0.163873191
16.26%
19.15%
$18,372.36
16.26%
$15,599.77
2 CO
Orange County General Fund
$21,343.68
0.051387295
5.10%
6.01%
$5,761.20
5.10%
$4,891.77
3 OTH
OPEN
$0.00
0.000000000
0.00%
0.00%
$0.00
0.00%
$0.00
4 OTH
OPEN
$0.00
0.000000000
0.00%
0.00%
$0.00
0.00%
$0.00
5 OTH
OPEN
$0.00
0.000000000
0.00%
0.00%
$0.00
0.00%
$0.00
6 OTH
OCTA
$971.52
0.002339051
0.23%
0.27%
$262.24
0.23%
$222.66
7 OTH
Co Sanit Dist #3
$11,881.02
0.028604880
2.84%
3.34%
$3,206.99
2.84%
$2,723.02
80TH
OC Lib Dist
$5,772.11
0.013896995
1.38%
1.62%
$1,558.04
1.38%
$1,322.91
9 OTH
OC Flood
$6,845.87
0.016482195
1.64%
1.93%
$1,847.87
1.64%
$1,569.01
100TH
OCHB&P
$5,291.65
0.0127402301
1.26%
1.49%
$1,428.35
1.26%
$1,212.80
11 OTH
OC Vector Cnlrl
$386.56
0.000930698
0.09%
0.11%
$104.34
0.09%
$88.60
1 CCD
North Orange County CCD
$24,160.62
0.058169375
5.77%
6.80%
$6,521.56
7.35%
$7,047.39
2 HSD
Fullerton A UHSD
$71,440.92
0.172001986
17.07%
20.10%
$19,283.71
21.72%
$20,838.53
3 ESD
La Habra ESD
$46,058.84
0.110891790
11.00%
12.96%
$12,432.44
14.01%
$13,434.86
4 ESDI
Lowell A ESD
$81,407.50
0.195997636
19.45%
22.91%
$21,973.94
24.75%
$23,745.67
5 COE
OCDE
$8,561.14
0.020611891
2-05%
2.41%
$2 310.87
2.60%
$2,497.19
6 ERAF
ERAF
$63.163.34
0.152072788
15.09% ERAF to all other Taxing Entites \3 ERAF to Education Entites \5
Overrides
1 SchOV La Habra ESD - 2000 Bond Fund
NA \4
o.000000000
0.00%
0,00%
0.00
0.00%
0.00
2 MWD
MWD Original Area
$3,198.19
0.007700000
0.76%
0.90%
863.27
0.76%
733.00
Total Taxes
18,547.60 1.007700000 100.00%100.00% 1 $95,927.171 100.00%1 $95,927.17
Total Pass•Thru Total PasaThru
A. Total 1 % "Pass-Thru" Increment \2 $415,349.41
B. _Overrides on "Pass-Thru" Incremer $3.198.19
Total "Pass-Thru" Increment \2 $418,547.60
Total Tax Rate on "Pass-Thru' Increment l2 1.007700000
Debt service (Ovemde) Factor (AI(A.9)): 99.24%
Actual Tax Increment Paid on Project for Payment Year (from County Auditor -Controller Tax Ledger) $479,635.87
Total AB 1290 Payment Amount to all TaxingEntities 20.0 % 95 927.17
Notes:
1. PEI analysis of Auditor Controller data, 422/03
2. Payment shares based on shares of total incremental assessed values ("W) within the Project Area
3. ERAF distributed to all taxing entities (except "basic aid" school districts), per recent Auditor -Controller correspondence and per Westminster model.
4. Overrides are automatically passed through to taxing entities on debt approved by voters on 1/1/1989 or after.
5. ERAF portion of the pass-through payments allocated to "non -basic aid" education entities only
cltlocvno-l�Jrtiri-IMyE¢,r1\_pala.Imiupslprgxhai�alFMpM.wk/.PC-Rql nolo
Public Economics, Inc.
05/20/2003
:E uCAs-tsris
Atta i i,,�ent, No.1
MCAS. TU9TIN,
IN REDEVELOPMENT PROJECT AREA
®OUTSIDE MCAS.TUSTIN,
IN REDEVELOPMENT PROJECT AREA
* RSCCD - 15 acres not to scale
MCAS - REVISED NEAP OF REDEVELOPMENT PROJECT AREA
NO SCALE
EXHIBIT B
MCAS Tustin Redevelopment Project
Subordination Guidelines
Orange County Department of Education
South Orange County Community College District
Tustin Unified School District
Irvine Unified School District
Rancho Santiago Community College District
Santa Ana Unified School District
The redevelopment agency ("Agency") is authorized pursuant to Health & Safety Code ("HSC") 33607.5(e) to request
subordination "of the amount required to be paid to an affected taxing entity by this section, provided that the affected
taxing entity has approved these subordination pursuant to this subdivision" (emphasis added). Moreover, the Agency
is authorized pursuant to HSC 33492.15(b) to subordinate "bonded indebtedness ... to the amount required to be paid to
an affected school district or community college district."
Subordination is good for the Agency, the Districts, and the community because it allows the Agency to issue bonds at
lower interest rates and accomplish more with available revenues. Subordination is bad for the Districts if the Agency
does not have adequate funds to pay the Districts.
HSC 33607.5(e) requires the Agency to "provide the affected taxing entity with substantial evidence that sufficient
funds will be available to pay" both debt service and AB 1290 payments to the Districts (emphasis added). "Within 45
days after receipt of the agency's request, the affected taxing entity ... may disapprove a request for subordination only
if it [the taxing entity] finds, based upon substantial evidence, that the agency will not be able to pay" both debt service
— 'and AB 1290 payments to the Districts ((emphasis added). HSC 33492.15(b) requires "a finding, based upon
substantial evidence, that the Agency will have sufficient funds available to pay both the bonded debt" service and AB
1290 payments (emphasis added) --though it is not clear which entity must make the finding. The Districts consider the
following to constitute "substantial evidence":
When requesting subordination from the Districts, the Agency should provide the following materials (most of
which are typically produced as documentation for a tax allocation bond financing), at least 45 days in advance of
debt issuance;
a. Copy of the Preliminary Official Statement and related documents
b. Report explaining how RDA intends to repay indebtedness and still meet its obligations to the Districts
c. Annual tax increment projections, including annual assessed valuation growth assumptions
d. Annual total debt service requirements of the RDA
In sizing its bonds, the Agency should utilize tax increment projections which assume future assessed valuation
growth of no more than 2.0 percent in any year, unless clearly justified.
The Agency should request subordination only if tax increment projections, net of payments to the Districts and
other affected taxing entities, are equal to or greater than debt service requirements in each year.
The Agency should submit all documents to the Districts via certified mail addressed to the contact persons
identified in Attachment 1, followed by phone contact.
Unless written consent to the contrary is provided by Districts, the Districts will not accept subordination of its AB
1290 payments unless AB 1290 payments to all other affected taxing entities are also subordinated
6. Any payments missed or deferred by the Agency due to subordination will be considered by the Districts to be a
loan to the Agency, which should be repaid to the Districts, with interest, from the first tax increment available
to the Agency. I LkMCASTU-1\suacu1oe.5nM
PUBLIC ECONOMICS, INC
(714) 647-6242
Attachment 1
MCAS Tustin Redevelopment Project
Contact Persons for Future Requests by Agency
Regarding Subordination of AB 1290 Payments
1, Orange County Department of Education
Assistant Superintendent, Business Services (currently Dr. Wendy Margarita)
Orange County Department of Education
200 Kalmus Drive
Costa Mesa, CA 92628-9050
714-966-4230
2. South Orange County Community College District
Director, Business Services (currently Ms. Katie Slavin)
South Orange County Community College District
28000 Marguerite Parkway
Mission Viejo, CA 92692-3635
949-582-4901
3. Tustin Unified School District
Deputy Superintendent (currently Mr. Brock Wagner)
Tustin Unified School District
300 South "C" Street
Tustin, CA 92780
714-730-7301-302
4. Irvine Unified School District
Assistant Superintendent (CBO, currently Dr. Vernon Medeiros)
Irvine Unified School District
5050 Barranca Parkway
Irvine, CA 92714-4698
949-936-5035
5. Rancho Santiago Community College District
Assistant Vice Chancellor, Fiscal Services (currently Ms. Noemi Kanouse)
Rancho Santiago Community College District
2323 North Broadway
Santa Ana, CA 92706-1640
714-480-7320
6. Santa Ana Unified School District
Assistant Superintendent, Business Services (currently Dr. Donald Stabler)
Santa Ana Unified School District
1601 East Chestnut Avenue
Santa Ana, CA 92701-6322
714-558-5826 .
Date: May 21, 2003
EXHIBIT C
MCAS Tustin Redevelopment Project
Implementation and Interpretation Issues
Orange County Department of Education
South Orange County Community College District
Tustin Unified School District
Irvine Unified School District
Rancho Santiago Community College District
Santa Ana Unified School District
1. AB 1290 Payment Methodology per HSC 33607.5
• Allocate ERAF's portion of AB 1290 payments using 'Westminster Method" as
recommended by County Auditor -Controller unless otherwise provided by the legislature
or court decision of precedential effect (Exhibit A)
• Allocate City's portion of AB 1290 payments in Tiers 2 and 3 pro rata among all affected
taxing entities
• Notwithstanding deferral/repayment of one-half of 20 percent LMI set-aside per HSC
33492.106, calculate AB 1290 payments in all years based on 20 percent set-aside
2. Basic Aid Payments to SOCCCD per HSC 33676(b)
• Given the very small base year AV and the large amount of projected growth within
SOCCCD's portion of the Project, the current wording of HSC 33676(b) --if
implemented --may have the inadvertent result of reducing total pass-through payments to
the District
• Based on the forgoing, the District is prepared to waive its right to recieve Basic Aid
Payments until such time as receipt of Basic Aid Payments will be beneficial to the
District
3. Timing and Documentation of Payments (HSC 33607.5)
• Payments made no more than twice annually by March 15 and September 15 (with
District permission, once annually by September 15)
• Documentation to include payment/data template
4. Subordination (Exhibit B)
5. Memorandum of Understanding
L:\MCASTU-1W0U_1.SAM
May 21, 2003 SCHOOL DISTRICT CONSULTATION MEETING
on the
MCAS TUSTIN REDEVELOPMENT PLAN
NAME
Denise Bickerstaff
Greg ScoHae
Naomi M. Kanouse
Carl Goodwin
Dante Gumucio
Dwight Berg
Brock Wagner
Vernon Medeiros
Corinne Loskot
Raghu P. Mathur
John Fogerty
Margie Brown
Robert J. Kopecky
Jim Draughon
Christine Shingleton
Attendee List
REPRESENTING
i
Keyser Marston Associates
Keyser Marston Associates
Rancho Santiago Cummunity College District
Public Economics,Inc.
Public Economics, Inc.I
Public Economics, Inc.
Tustin Unified School District
Irvine Unitfied School District
Planning Consultant, IUSD
South Orange Ccounty Community College District
Orange CountyDepartment of Education
Santa Ana Unified School District
Consultant to SOCCCD
Tustin Redevelopment Agency
Tustin Assistant City Manager
MCASRedev PlanAdoptiong\School District met 5-03.doc