22-1114_26874 ORTEGA HWY LLC_Attachment 1_D1Attachment 3
ATTACHMENT 1
SUCCESSOR AGENCY
TO THE
SAN JUAN CAPISTRANO COMMUNITY
REDEVELOPMENT AGENCY
AMENDED LONG RANGE PROPERTY
MANAGEMENT PLAN
(Pursuant to Health and Safety Code
Sections 34191.3 and 34191.5)
Dated November 3, 2015
(Amending Original Long Range Property
Management Plan as adopted April 1, 2014)
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
Table of Contents
Introduction ............................................................................................................................. 1
Property Disposition Plan (as Amended)
Summary ........................................................................................................................................ 3
Property Location Map ................................................................................................................... 5
Los Rios Park – Phase II (Sites 1 and 2) .......................................................................................... 6
San Juan Capistrano Community Center and Sports Park (undivided 4/5th interest) (Site 3) ....... 8
Historic Town Center Properties:
Site 4 .................................................................................................................................... 11
Site 5 .................................................................................................................................... 13
Site 6 .................................................................................................................................... 15
Site 7 .................................................................................................................................... 17
Site 8 .................................................................................................................................... 19
Lower Rosan Ranch (Site 9) .......................................................................................................... 21
Historic Town Center Public Parking Easements
Site 10 ........................................................................................................................................... 23
Site 11 ........................................................................................................................................... 25
Appendices
Appendix A: Los Rios Specific Plan dated
Appendix B: Open Space Master Plan dated
Appendix C: El Camino Real and Historic Town Center Park area excerpt (Section 2.2.5) of the
Historic Town Center Plan dated April 3, 2012
Appendix D: Town Center Gateway area excerpt (Section 2.2.1) of the Historic Town Center
Plan dated April 3, 2012
Appendix E: The former Redevelopment Agency Five-Year Implementation Plan dated January
2010
Appendix F: Public Parking Easement Documents
Appendix G: Long-Term Property Management Plan Tracking Worksheet
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
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EXHIBIT A
Introduction
On February 1, 2012, the San Juan Capistrano Community Redevelopment Agency
(Redevelopment Agency) was statutorily dissolved under ABx1 26. On January 10, 2012, the San
Juan Capistrano City Council took the steps to designate the City of San Juan Capistrano as the
Successor Agency to the San Juan Capistrano Community Redevelopment Agency’s (Successor
Agency) pursuant to section 34173 of the Health and Safety Code, and the former
Redevelopment Agency assets were transferred to the Community Redevelopment Property
Trust Fund held by the Successor Agency on February 1, 2012.
Pursuant to Health and Safety Code section 34191.5, within six month after receiving a Finding of
Completion from the Department of Finance (DOF), the Successor Agency is required to submit
for approval to its Oversight Board and the DOF a Long Range Property Management Plan
(LRPMP) that addresses the disposition and use of the real property assets of the former
Redevelopment Agency. The Successor Agency’s Finding of Completion was issued on November
8, 2013.
The Successor Agency prepared and submitted to the Oversight Board an LRPMP, which LRPMP
was subsequently transmitted to DOF and which was reviewed and approved by DOF as
evidenced by a letter dated as of January 16, 2015, by Justyn Howard, Acting Program Budget
Manager of DOF, to Ms. Cindy Russell, Chief Finance Officer of the City. The form of LRPMP as so
submitted and approved is referred to herein as the “Original LRPMP.” The properties included
within the Original LRPMP included several properties formerly owned by the Agency and which
have been used as public parking lots. Such public parking lots were listed in the Original LRPMP
as: Site 4, Site 5, Site 6 and Site 7, respectively (and so referred to herein). The transfer to the
City of Sites 1 through 3 was approved by the Successor Agency, Oversight Board and DOF in
connection with the approvals of the Original LRPMP. Successor Agency staff has recently
determined that there are two additional properties with respect to which the Redevelopment
Agency had and the Successor Agency now holds an easement for public parking purposes; the
easement interests in such properties are referred to as Site 10 and Site 11, respectively.
At the time the Original LRPMP was approved, the position of DOF was that public parking lots
owned by redevelopment agencies would not be treated as governmental use properties for
purposes of provisions of the Dissolution Act which provided that governmental use properties
were eligible for transfer from successor agencies to host cities without payment of
compensation therefor. Subsequent legislation has been enacted in the form of Senate Bill No.
107, Chapter 325, Statutes of 2015 (“SB 107”) which provides, at subsections (b) and (c) of
Section 34191.3, in pertinent part:
(b) If the department has approved a successor agency’s long-range property
management plan prior to January 1, 2016, the successor agency may amend its long-
range property management plan once, solely to allow for retention of real properties
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EXHIBIT A
that constitute “parking facilities and lots dedicated solely to public parking” for
governmental use pursuant to Section 34181. An amendment to a successor agency’s
long-range property management plan under this subdivision shall be submitted to its
oversight board for review and approval pursuant to Section 34179, and any such
amendment shall be submitted to the department prior to July 1, 2016; and
(c) (i) Notwithstanding paragraph (2) of subdivision (a) of Section 34181, for purposes
of amending a successor agency’s long-range property management plan under
subdivision (b), “parking facilities and lots dedicated solely to public parking” do not
include properties that, as of the date of transfer pursuant to the amended long-range
property management plan, generate revenues in excess of reasonable maintenance costs
of the properties.
(ii) Notwithstanding any other law, a city, county, city and county, or parking district shall
not be required to reimburse or pay a successor agency for any funds spent on or before
December 31, 2010, by a former redevelopment agency to design and construct a parking
facility.
Sites 4 through 7, 10 and 11 constitute “parking facilities and lots dedicated solely to public
parking”. In the case of Site 8, Site 8 is devoted to other governmental uses (namely, community
theater); Site 8 is planned for public parking. In addition, there are not revenues produced by any
of the Sites 4 through 7; 10 or 11 (collectively, the “Public Parking Properties”) which exceed the
reasonable maintenance costs of such properties. In the case of Site 10 and Site 11, the interest
of the Successor Agency is an easement for public parking and was only recently found.
The Successor Agency desires to avail itself of the authority provided under SB 107 to amend the
Original LRPMP by this form of long range property management plan (referred to for
convenience herein as the “Amended LRPMP”, “Long Range Property Management Plan” or the
“LRPMP”), under which each of the Public Parking Properties will be accorded treatment as
governmental use properties which may be transferred to the City without payment therefor.
The Amended LRPMP addresses the disposition and use of the real properties of the former
Agency and includes the information required pursuant to Health and Safety Code Section
34191.5(c) and implements the provisions of SB 107 concerning public parking facilities as
described above. Excepting for the modifications to address the treatment of public parking
facilities afforded by SB 107, the Amended LRPMP is substantially identical to the Original LRPMP.
This LRPMP is prepared in compliance with Health and Safety Code sections 34191.3 and
34191.5(c), particularly as the former is modified by SB 107.
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
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EXHIBIT A
Permissible Options for the Disposition of Property under the Long Range Property Management
Plan pursuant to Health and Safety Code section 34191.5(c)(2) are as follows:
1. The property may be transferred to the City pursuant to subdivision (a) of
Section 34181 if the property was constructed and used for a governmental
purpose.
2. The property may be transferred to the City for future development if the plan directs the
use or liquidation of the property for a project identified in an approved redevelopment
plan, community plan or five-year implementation plan.
3. The property may be sold by the Successor Agency.
4. The property may be retained by the Successor Agency to fulfill an enforceable
obligation.
If the plan directs the liquidation of the property or the use of revenues generated from the
property, such as lease revenues, for any purpose other than to fulfill an enforceable obligation
or other than that specified in paragraph 2, above, the proceeds from the sale shall be distributed
to the taxing entities. With respect to the properties described in paragraph 2, the City will enter
into agreements with the affected taxing entities for the distribution of any net sale proceeds if
and to the extent required by law.
Property Disposition Plan (as Amended); Summary
There are eleven (11) sites held by the Successor Agency and included in this Long Range
Property Management Plan.
Three (3) sites (Sites 1 through 3) will be conveyed to the City of San Juan Capistrano (“City”) for
their continued public and governmental intended purposes as parks, open space and roads
under the Los Rios Specific Plan and the Open Space Master Plan, as authorized pursuant to
Health Safety Code Section 34181(a). The transfer to the City of Sites 1 through 3 was approved
by the Successor Agency, Oversight Board and DOF in connection with the approvals of the
Original LRPMP; the transfer of Sites 1 through 3 is included in this Amended LRPMP for purposes
of maintaining a convenient record.
Seven (7) sites (Sites 4 through 8, 10 and 11) are located in the Historic Town Center area and
identified in the Historic Town Center Master Plan. These sites will be conveyed to the City and
retained for development in accordance with the Historic Town Center Master Plan. In 2009, the
former Redevelopment Agency Board of Directors began the process to update the Historic Town
San Juan Capistrano Successor Agency
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EXHIBIT A
Center Master Plan which was adopted in 1995. The revised Historic Town Center Master Plan
was adopted by the City Council on April 3, 2012. The implementation of the Historic Town
Center Master Plan furthers the planning objectives of the former Redevelopment Agency and as
such the Successor Agency.
Sites 4, 5, 6, 7, 8, 10 and 11 will be conveyed to the City upon approval by the Oversight Board
and approval by the Amended LRPMP by DOF for continued use as public parking facilities and, in
the case of Site 8, use as a community theater and future use for public parking. In the case of
Site 10 and Site 11, the only interest of the Successor Agency is an easement for public parking
purposes. No revenues are generated to the City from current public parking uses.
The Lower Rosan Ranch property (Site 9) is to be conveyed to the City for its intended
development as outlined in the former Redevelopment Agency’s Five-Year Implementation Plan
dated January 2010.
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
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EXHIBIT A
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
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EXHIBIT A
Sites 1 and 2. Los Rios Park (Phase II)
Assessor’s Parcel Numbers: 121-143-18 and 121-143-09
Property Address: 31747 Los Rios St.
Acquisition Dates: 1984 and 2001
Total Acreage: 3.41 acres
General Plan and Zoning Designation: Specific Plan/Precise Plan
(Los Rios Specific Plan)
Acquisition Value: $1,387,947 ($187,947 and $1,200,000)
Estimated Current Value: $148,540 ($79,715 and $68,825)
(market value)
Estimated Lease, Rental or Other Revenue Value: $0
Environmental History: Unknown
Transit-Oriented/Other Potential Development: None/Passive Park Uses
Background, Including Purpose of Acquisition and Potential for Development
APN 121-143-18 – This property was vacant land acquired by the City in 1984 with Federal Land
and Conservation Grant funds provided through the State (Los Rios Park Acquisition #06-100839)
and transferred to the former Redevelopment Agency to be assembled with other properties as
part of the Los Rios Park as identified in the Los Rios Specific Plan (Appendix A).
APN 121-143-09 – The former Redevelopment Agency acquired the property for the purpose of
relocating the existing use (the local solid waste disposal company) to a location outside the Los
Rios Historic District and assemble the property with the adjacent properties as part of the Los
Rios Park as identified in the Los Rios Specific Plan (Appendix A).
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EXHIBIT A
Los Rios Park – Phase I was completed in August 2009 and opened to the public. The Los Rios Park
properties (Phase I and II) along with other properties used for public street purposes were
conveyed to the City in August 2010. However, the Los Rios Park – Phase II properties were not
conveyed at that time due questions regarding property and legal descriptions. Los Rios Park –
Phase II has been conceptually designed and construction will commence when funding for park
and open space improvements becomes available.
Because of its land use designation and intended governmental use described above, the Los Rios
Park Phase II property does not have any potential for transit-oriented development or the
advancement of planning objectives of the Successor Agency beyond the second phase of the Los
Rios park improvements.
Estimated Value
The City’s General Plan and Zoning Designation as part of the Los Rios Specific Plan is intended to
ensure that the property is retained as a public open space/recreational amenity in the Los Rios
Historic District in perpetuity. Additionally, the provisions of the Federal Land and Conservation
Grant funds under which the former Redevelopment Agency purchased APN 121-143-18, require
its use for park purposes. Based on zoning and grant fund provisions, the true “market value” of
the property is something considerably less than the “book value”. Recent comparable sales
information obtained by the City in November 2013 indicated the market value of similar
property to be approximately $1 - $3 per square foot.
Long Range Property Management Plan Authorized/Directed Disposition Action
The Successor Agency shall transfer the property to the City of San Juan Capistrano without
charge as a governmental purpose property to complete the Los Rios Park improvements, and to
enable its continued use as a governmental purpose site. The transfer to the City of Site 1 and
Site 2 was approved by the Successor Agency, Oversight Board and DOF in connection with the
approvals of the Original LRPMP.
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
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EXHIBIT A
Site 3. San Juan Capistrano Sports Park, Community Center, and Agricultural
Preservation Area
Assessor’s Parcel Numbers: 121-190-57 (1/5 undivided interest)
Property Address: 25925 Camino Del Avion
Acquisition Dates: 1991
Total Acreage: 4.05 acres
General Plan and Zoning Designation: General Open Space/Agri-Business
(Community Park/Agri-Business)
Acquisition Value: $686,183
Estimated Current Value: $176,418
Estimated Lease, Rental or Other Revenue Value: $0
Environmental History: Removal of underground storage tanks
(farm use) and soil remediation
Transit-Oriented/Other Potential Development: None/Passive Park and Open Space Uses
Background, Including Purpose of Acquisition and Potential for Development
The entire agricultural parcel (approximately 56 acres) was acquired in 1991 by the former
Redevelopment Agency with tax-exempt promissory notes to reserve 10 acres of the parcel as a
potential site for the Capistrano Unified School District (CUSD) Adult Education Program which
was required to be relocated by the Redevelopment Agency as part of the Amended and
Restated Agreement for Cooperation between the former Redevelopment Agency and the CUSD
dated as of January 7, 1986. The remaining approximately 46 acres was sold to the City of San
Juan Capistrano as part of the City’s open space acquisitions under Bond Measure D in order to
provide open space and recreation amenities and preserve the City’s agricultural heritage. Since
the exact location of the Adult Education Program was not known at that time, a 4/5 undivided
interest (approximately 45 acres) in the property was sold to the City for the implementation of
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Long Range Property Management Plan November 1, 2015
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EXHIBIT A
the Open Space Master Plan, approved in 1991 (Appendix B) and a 4/5 undivided interest
(approximately 11 acres) was retained by the former Redevelopment Agency. In 1998, the
Second Amended and Restated Agreement for Cooperation between the former Redevelopment
Agency and the CUSD eliminated the obligation to relocate the Adult Education Program and
created the obligations to sell approximately 7 acres of the parcel for the construction of
Kinoshita Elementary School. This left the Redevelopment Agency with an interest in
approximately 4 acres (an undivided 4/5th interest in the entire remaining property). The original
purchase and sale agreement acknowledges the understanding that the property was acquired
for park, open space, agricultural, and other public and quasi-public uses. Additionally, the
purchase and sale agreement for the original acquisition of the Site by the former
Redevelopment Agency identified the sale or transfer of all or any portion of the property for
private development uses, private commercial uses, or for-profit uses as prohibited uses unless
these uses were consistent with zoning at the date of the agreement.
As outlined in the 1991 Open Space Master Plan, approximately 28 acres of the property has
been maintained since its acquisition as an agricultural preserve (currently operated by South
Coast Farms). Additionally, the historic Congdon House (currently operated by the Ecology
Center) has been restored by the City and is currently part of the agricultural preservation area.
The improvements to the remaining property (approximately 21 acres, including the former
Redevelopment Agency’s undivided interest) were completed between 1996 and 2002 and are
currently in use as a public street (Via Positiva), the San Juan Capistrano Community Center and
Sports Park; Gymnasium; and Community Garden. The Capistrano Valley Boys & Girls Club and
Teen Center is also located on the property as part of the Community Center/Gymnasium
complex.
Because of its land use designation and intended governmental use described above, the San
Juan Capistrano Sports Park property does not have any potential for transit-oriented
development or the advancement of planning objectives of the Successor Agency beyond the
uses implemented to date.
Estimated Value
The City’s General Plan and Zoning Designation as part of the Open Space (Community Park) and
Agri-Business are intended to ensure that the property is retained as a public recreational, open
space and active agricultural amenity in perpetuity. Based on zoning provisions, the true “market
value” of the property is something considerably less than the “book value” and is estimated at
approximately $1 per square foot or $176,418 based on the estimated 1/5 undivided interest
(approximately 4 acres).
Long Range Property Management Plan Authorized/Directed Disposition Action
The Successor Agency shall transfer the property to the City of San Juan Capistrano without
charge as a governmental purpose property to complete the Los Rios Park improvements, and to
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
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EXHIBIT A
enable its continued use as a governmental purpose site. The transfer to the City of Site 3 was
approved by the Successor Agency, Oversight Board and DOF in connection with the approvals of
the Original LRPMP.
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
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EXHIBIT A
Site 4. Veteran’s Park – Public Parking Lot portion of the parcel
Assessor’s Parcel Numbers: 124-160-18 (portion)
Property Address: 31852 Camino Capistrano
Acquisition Dates: 1986
Total Acreage: 0.15
General Plan and Zoning Designation: General Commercial/Town Center District
Acquisition Value: $152,262
Estimated Current Value: $152,262 (book value)
Estimated Lease, Rental or Other Revenue Value: $0
Environmental History: None
Transit-Oriented/Other Potential Development: Highly likely for transit-oriented and
mixed-use development (including
continuing use for public parking)
Background, Including Purpose of Acquisition and Potential for Development
This parcel, located on the south side of Yorba Street, between Camino Capistrano and El Camino
Real was acquired for redevelopment as part of the Historic Town Center development. The
front or westerly half of the parcel (approximately 0.24) was improved as Veteran’s Park. The
park portion of the parcel was approved by the State Department of Finance as a governmental
use property on November 30, 2012.
The remaining 0.15 acre easterly portion of the parcel was held by the former Redevelopment
Agency to be developed as part of the Historic Town Center Master Plan. In the interim, the
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
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EXHIBIT A
property was improved and put into service by the City as a public parking lot in the early 1990’s
pending a permanent parking solution as part of the Historic Town Center development. The
property is currently operated and maintained by the City as a public parking lot. The City has not
charged for parking at Site 4 and does not presently contemplate imposing charges for parking at
Site 4. The City has absorbed the costs of overseeing and maintaining the parking area at Site 4,
including costs for ongoing landscape, regular surface sweeping, utility costs (water and
electricity) and pavement repairs resulting in an annual allocated costs of approximately
$3,300.00; The foregoing does not take into account insurance costs or the defense of liability
claims.
The El Camino Real and Historic Town Center Park area of the Historic Town Center Master Plan
(Section 2.2.5) identifies this property as mixed use buildings and envisions El Camino Real as a
full-fledged downtown street, with wide, comfortable sidewalks, street trees, curbside parallel
parking, and new mixed-use buildings fronting the Historic Town Center park with ground floor
shops and restaurants and offices above along its west side where the parking lots are now
located (See Appendix C). These described uses advance the planning objectives of the Successor
Agency. Additionally, the property is 0.2 miles from the Historic Capistrano Depot which provides
Metrolink and Amtrak service with several daily stops. Therefore, potential for transit-oriented
development is highly likely although there will be a continued need for parking to serve both
nearby commercial uses and tourism.
Estimated Value
The Successor Agency and the City have no recent appraisal or market value information on this
property; therefore, the book value is used as its estimated current value.
Long Range Property Management Plan Authorized/Directed Disposition Action
Upon approval of this Long Range Property Management Plan, the Successor Agency shall
transfer the property to the City of San Juan Capistrano without charge as a governmental
purpose property.
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
Page 13
EXHIBIT A
Site 5. Public Parking Lot
Assessor’s Parcel Numbers: 124-160-16
Property Address: 31852 El Camino Real
Acquisition Dates: 1988
Total Acreage: 0.15 acres
General Plan and Zoning Designation: General Commercial/Town Center District
Acquisition Value: $126,655
Estimated Current Value: $126,655 (book value)
Estimated Lease, Rental or Other Revenue Value: $0
Environmental History: None
Transit-Oriented/Other Potential Development: Likely for transit-oriented and mixed use
development (including continuing use
for public parking)
Background, Including Purpose of Acquisition and Potential for Development
This parcel, located on northwest corner of Forster Street and El Camino Real was acquired for
redevelopment as part of the Historic Town Center development. The property was improved
and put into service by the City as a temporary public parking lot in the early 1990’s pending a
permanent parking solution as part of the Historic Town Center development. The property is
currently operated and maintained by the City as a public parking lot. The City has not charged
for parking at Site 5 and does not presently contemplate imposing charges for parking at Site 5.
The City has absorbed the costs of overseeing and maintaining the parking area at Site 5,
including costs for ongoing landscape, regular surface sweeping, utility costs (water and
electricity) and pavement repairs resulting in an annual allocated costs of approximately
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EXHIBIT A
$3,300.00; The foregoing does not take into account insurance costs or the defense of liability
claims.
The recent update of the Historic Town Center Master Plan began in 2009 and was adopted on
April 3, 2012. The El Camino Real and Historic Town Center Park area of the Historic Town Center
Master Plan (Section 2.2.5) identifies this property as mixed use buildings and envisions El
Camino Real as a full-fledged downtown street, with wide, comfortable sidewalks, street trees,
curbside parallel parking, and new mixed-use buildings fronting the Historic Town Center park
with ground floor shops and restaurants and offices above along its west side where the parking
lots are now located (See Appendix C). These described uses advance the planning objectives of
the Successor Agency. Additionally, the property is 0.2 miles from the Historic Capistrano Depot
which provides Metrolink and Amtrak service with several daily stops. Therefore, potential for
transit-oriented development is highly likely although there will be a continued need for parking
to serve both nearby commercial uses and tourism.
Estimated Value
The Successor Agency and the City have no recent appraisal or market value information on this
property; therefore, the book value is used as its estimated current value.
Long Range Property Management Plan Authorized/Directed Disposition Action
Upon approval of this Long Range Property Management Plan, the Successor Agency shall
transfer the property to the City of San Juan Capistrano without charge as a governmental
purpose property.
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
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EXHIBIT A
Site 6. Public Parking Lot
Assessor’s Parcel Numbers: 124-160-19
Property Address: 31811 Camino Capistrano
Acquisition Dates: 1988
Total Acreage: 0.46 acres
General Plan and Zoning Designation: General Commercial/Town Center District
Acquisition Value: $348,788
Estimated Current Value: $348,788 (book value)
Estimated Lease, Rental or Other Revenue Value: $0
Environmental History: None
Transit-Oriented/Other Potential Development: Likely for transit-oriented and mixed use
development (including continuing use
for public parking)
Background, Including Purpose of Acquisition and Potential for Development
This parcel, located on northwest corner of Yorba Street and El Camino Real was acquired for
redevelopment as part of the Historic Town Center development. The property was improved
and put into service by the City as a temporary public parking lot in the early 1990’s pending a
permanent parking solution as part of the Historic Town Center development. The property is
currently operated and maintained by the City as a public parking lot. The City has not charged
for parking at Site 6 and does not presently contemplate imposing charges for parking at Site 6.
The City has absorbed the costs of overseeing and maintaining the parking area at Site 6,
including costs for ongoing landscape, regular surface sweeping, utility costs (water and
electricity) and pavement repairs resulting in an annual allocated costs of approximately
$8,380.00; The foregoing does not take into account insurance costs or the defense of liability
claims.
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EXHIBIT A
The recent update of the Historic Town Center Master Plan began in 2009 and was adopted on
April 3, 2012. The El Camino Real and Historic Town Center Park area of the Historic Town Center
Master Plan (Section 2.2.5) identifies this property as mixed use buildings and envisions
El Camino Real as a full-fledged downtown street, with wide, comfortable sidewalks, street trees,
curbside parallel parking, and new mixed-use buildings fronting the Historic Town Center park
with ground floor shops and restaurants and offices above along its west side where the parking
lots are now located (See Appendix C). These described uses advance the planning objectives of
the Successor Agency. Additionally, the property is 0.2 miles from the Historic Capistrano Depot
which provides Metrolink and Amtrak service with several daily stops. Therefore, potential for
transit-oriented development is likely although there will be a continued need for parking to
serve both nearby commercial uses and tourism.
Estimated Value
The Successor Agency and the City have no recent appraisal or market value information on this
property; therefore, the book value is used as its estimated current value.
Long Range Property Management Plan Authorized/Directed Disposition Action
Upon approval of this Long Range Property Management Plan, the Successor Agency shall
transfer the property to the City of San Juan Capistrano without charge as a governmental
purpose property.
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
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EXHIBIT A
Site 7. Public Parking Lot
Assessor’s Parcel Numbers: 124-160-31
Property Address: 26874 Ortega Highway
Acquisition Dates: 1987
Total Acreage: 0.81 acres
General Plan and Zoning Designation: General Commercial/Town Center District
Acquisition Value: $1,027,862
Estimated Current Value: $1,027,862
Estimated Lease, Rental or Other Revenue Value: $0
Environmental History: None
Transit-Oriented/Other Potential Development: Likely for transit-oriented and mixed use
development (including continuing use
for public parking)
Background, Including Purpose of Acquisition and Potential for Development
This parcel located on southeast corner of Ortega Highway and El Camino Real and was acquired
for redevelopment as part of the Historic Town Center development. The property was improved
and put into service by the City as a temporary public parking lot in the early 1990’s pending a
permanent parking solution as part of the Historic Town Center development. The property is
currently operated and maintained by the City as a public parking lot.
The Town Center Gateway area of the Historic Town Center Master Plan (Section 2.2.1) identifies
this property as a key component of creating a downtown gateway (See Appendix D). The
Historic Town Center Master Plan includes the construction of a major new municipal parking
structure at the southwest corner of the new Ortega Highway/Del Obispo intersection which
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EXHIBIT A
includes this property and is identified as integral to the success of the overall vision of the Town
Center. It is thus contemplated that public parking will remain a use.
The new municipal parking structure would be lined on all sides with retail shops and other uses
to screen the parking structure from public view. Replacing the existing surface parking lots and
drive-through restaurants (on adjacent privately-owned parcels) on this corner, if feasible, with a
well-designed building fronting directly onto the street helps to form another distinct corner at
the gateway. The additional supply of parking provided by the new structure would replace the
need for the existing surface parking lots on the west side of El Camino Real (Sites 4-6), and allow
the construction of the new buildings around the Historic Town Center Park without requiring
each to have its own dedicated parking spaces. The construction of such a shared parking facility
would require the relocation of the Camino Real Playhouse (Site 8). At the present time, Site 7
continues to be used for public parking without charge. The City has not charged for parking at
Site 7 and does not presently contemplate imposing charges for parking at Site 7. The City has
absorbed the costs of overseeing and maintaining the parking area at Site 6, including costs for
ongoing landscape, regular surface sweeping, utility costs (water and electricity) and pavement
repairs resulting in an annual allocated costs of approximately $14,110.00; The foregoing does
not take into account insurance costs or the defense of liability claims.
This development advances the planning objectives of the Successor Agency. Additionally, the
property is 0.2 miles from the Historic Capistrano Depot which provides Metrolink and Amtrak
service with several daily stops. Therefore, potential for transit-oriented development is likely
although there will be a continued need for parking to serve both nearby commercial uses and
tourism.
Estimated Value
The Successor Agency and the City have no recent appraisal or market value information on this
property; therefore, the book value is used as its estimated current value.
Long Range Property Management Plan Authorized/Directed Disposition Action
Upon approval of this Long Range Property Management Plan, the Successor Agency shall
transfer the property to the City of San Juan Capistrano without charge as a governmental
purpose property.
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
Page 19
EXHIBIT A
Site 8. Commercial Property
Assessor’s Parcel Numbers: 124-160-26
Property Address: 31776 El Camino Real
Acquisition Dates: 1988
Total Acreage: 0.38 acres
General Plan and Zoning Designation: General Commercial/Town Center District
Acquisition Value: $620,723
Estimated Current Value: $620,723
Estimated Lease, Rental or Other Revenue Value: $0
Environmental History: None
Transit-Oriented/Other Potential Development: Likely for transit-oriented and mixed use
development
Background, Including Purpose of Acquisition, Rental Income and Potential for Development
This parcel, located on the El Camino Real next to the Historic Town Center Park was acquired for
redevelopment as part of the Historic Town Center development. The existing building on the
property is currently in use as a community theater occupied and operated by the South Orange
County Community Theatre pending the development of the Historic Town Center Master Plan.
The rental income from this use is $100 annually under the license agreement dated October 7,
2008. The license agreement expired by its terms on October 31, 2015.
The Town Center Gateway area of the Historic Town Center Master Plan (Section 2.2.1) identifies
this property as a key component of creating a downtown gateway (See Appendix D). The
Historic Town Center Master Plan includes the construction of a major new municipal parking
structure at the southwest corner of the new Ortega Highway/Del Obispo intersection which
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
Page 20
EXHIBIT A
includes this property and is identified as integral to the success of the overall vision of the Town
Center.
The new municipal parking structure, if feasible, would be lined on all sides with retail shops and
other uses to screen the parking structure from public view. Replacing the existing surface
parking lots (See pages 10-11) and drive-through restaurants (on adjacent privately-owned
parcels) on this corner with a well-designed building fronting directly onto the street helps to
form another distinct corner at the gateway. The additional supply of parking provided by the
new structure would replace the need for the existing surface parking lots on the west side of El
Camino Real (Properties #4-#6), and allow the construction of the new buildings around the
Historic Town Center Park (See pages 5-10 of this document) without requiring each to have its
own dedicated parking spaces. The construction of such a shared parking facility would require
the relocation of the Camino Real Playhouse.
The development of the Town Center Gateway advances the planning objectives of the Successor
Agency. Additionally, the property is 0.2 miles from the Historic Capistrano Depot which provides
Metrolink and Amtrak service with several daily stops. Therefore, potential for transit-oriented
development is likely although there will be a continued need for parking to serve both nearby
commercial uses and tourism.
Estimated Value
The Successor Agency and the City have no recent appraisal or market value information on this
property; therefore, the book value is used as its estimated current value.
Long Range Property Management Plan Authorized/Directed Disposition Action
Upon approval of this Long Range Property Management Plan, the Successor Agency shall
transfer the property to the City of San Juan Capistrano without charge as a governmental
purpose property.
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
Page 21
EXHIBIT A
Site 9. Vacant Land
Assessor’s Parcel Numbers: 121-240-76; 121-240-039; 121-240-73;
121-253-13; and 121-253-14
Property Address: Stonehill Drive, between railroad tracks
and San Juan Creek
Acquisition Dates: 1988 through 2006
Total Acreage: 21.76 acres
General Plan and Zoning Designation: Quasi-Industrial
(Commercial/Manufacturing
Acquisition Value: $6,510,120
Estimated Current Value: $7,760,000
Estimated Lease, Rental or Other Revenue Value: $0
Environmental History: None
Transit-Oriented/Other Potential Development: None/Retail or Mixed Use Development
Background, Including Purpose of Acquisition and Potential for Development
The property was originally acquired to relocate the local solid waste hauler from the Los Rios
Historic District (See pages 1-2 of this document). The property is currently vacant. Until recently,
the adjacent auto dealerships used the front portion of the property for temporary car storage
pending the completion of their dealership facilities under a month-to-month license agreement.
Although the dealerships have indicated there may be a need for seasonal storage from time to
time, currently there are no dealerships using the property.
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
Page 22
EXHIBIT A
The City prepared a Request for Proposal for development of the property in July 2011, which has
been on hold pending the approval of this Long Range Property Management Plan. The City
intends to proceed with this process.
There is no potential for transit-oriented development since there are no regular transit stops
located near the site. However, the property can be developed for retail or mixed use
development.
Estimated Value
The estimated market value is $7.76 million based on the most recent appraisal dated July 2011.
Long Range Property Management Plan Authorized/Directed Disposition Action
Upon approval of this Long Range Property Management Plan, the Successor Agency shall
transfer the property to the City of San Juan Capistrano pursuant to the former Redevelopment
Agency’s Five-Year Implementation Plan dated January 2010.
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
Page 23
EXHIBIT A
Site 10. Public Parking Easement
Assessor’s Parcel Numbers: 124-160-22
Property Address: 31766 Camino Capistrano
Acquisition Dates: 1996
Total Acreage: 0.36 acres (easement interest, only)
General Plan and Zoning Designation: General Commercial/Town Center District
Acquisition Value: $0
Estimated Current Value: $0
Estimated Lease, Rental or Other Revenue Value: $0
Environmental History: None
Transit-Oriented/Other Potential Development: Only easement interest (only use is public
parking which may support transit)
Background, Including Purpose of Acquisition and Potential for Development
The easement was acquired for the purpose of continuing the availability of public parking at Site
10. The property was improved and has been maintained as a public parking lot. Under the
terms of the Grant of Easement, the easement area is to be available for public parking on a
continuous basis. In addition, the Redevelopment Agency, as grantee, was required to bear one
half of the cost of ongoing maintenance. The duties regarding maintenance cost are part of the
easement grant. The private property owner that granted the easement also has continuing
rights to use the parking lot. Given those circumstance together with the circumstance that there
have been no charges for parking, the value of the easement rights as to Site 10 are believed to
be zero.
Future use of the easement area is anticipated to be for public parking.
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
Page 24
EXHIBIT A
The City has absorbed the shared cost of maintaining the parking area at Site 10, including costs
for regular surface sweeping; fencing and pavement maintenance and repairs resulting in an
annual allocated costs of approximately $720.00; The foregoing does not take into account
insurance costs or the defense of liability claims.
The continued use of the subject easement for public parking advances the planning objectives of
the Successor Agency. Additionally, the property is [0.2] miles from the Historic Capistrano Depot
which provides Metrolink and Amtrak service with several daily stops. Therefore, use of the
subject property (easement) for public parking supports the potential for transit-oriented
development of nearby properties as there will be a continued need for parking to serve both
nearby commercial uses and tourism.
Estimated Value
The Successor Agency and the City have no recent appraisal or market value information on this
property; therefore, the book value is used as its estimated current value. However, because the
rights are limited to an easement for public parking use, the use rights carry with them an
obligation to pay for ongoing maintenance, the adjacent private owner has rights to use parking
on the subject property and no charges have historically been imposed for parking at the subject
property (and no such charges are contemplated), it is believed that the value of the easement
rights is zero.
Long Range Property Management Plan Authorized/Directed Disposition Action
Upon approval of this Long Range Property Management Plan, the Successor Agency shall
transfer the property (easement) to the City of San Juan Capistrano without charge as a
governmental purpose property.
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
Page 25
EXHIBIT A
Site 11. Public Parking Easement
Assessor’s Parcel Numbers: 124-160-121
Property Address: 31782 Camino Capistrano
Acquisition Dates: 1993
Total Acreage: 0.21 acres (easement, only)
General Plan and Zoning Designation: General Commercial/Town Center District
Acquisition Value: $0
Estimated Current Value: $0
Estimated Lease, Rental or Other Revenue Value: $0
Environmental History: None
Transit-Oriented/Other Potential Development: Only easement interest (only use is public
parking which may support transit)
Background, Including Purpose of Acquisition and Potential for Development
The easement was acquired for the purpose of continuing the availability of public parking at Site
11. The property was improved and has been maintained as a public parking lot. Under the
terms of the Grant of Easement, the easement area is to be available for public parking on a
continuous basis. In addition, the Redevelopment Agency, as grantee, was required to bear one
half of the cost of ongoing maintenance. The duties regarding maintenance cost are part of the
easement grant. The private property owner that granted the easement also has continuing
rights to use the parking lot. Under the terms of the easement, construction which would
obstruct or interfere with use of the parking lot for parking or pedestrian or vehicular ingress or
egress is not permitted without the approval of the adjacent private landowner. Given those
San Juan Capistrano Successor Agency
Long Range Property Management Plan November 1, 2015
Page 26
EXHIBIT A
circumstance together with the circumstance that there have been no charges for parking, the
value of the easement rights as to Site 11 are believed to be zero.
Future use of the easement area is anticipated to be for public parking.
The City has absorbed the shared cost of maintaining the parking area at Site 10, including costs
for regular surface sweeping; fencing and pavement maintenance and repairs resulting in an
annual allocated costs of approximately $720.00; The foregoing does not take into account
insurance costs or the defense of liability claims.
The continued use of the subject easement for public parking advances the planning objectives of
the Successor Agency. Additionally, the property is [0.2] miles from the Historic Capistrano Depot
which provides Metrolink and Amtrak service with several daily stops. Therefore, use of the
subject property (easement) for public parking supports the potential for transit-oriented
development of nearby properties as there will be a continued need for parking to serve both
nearby commercial uses and tourism.
Estimated Value
The Successor Agency and the City have no recent appraisal or market value information on this
property; therefore, the book value is used as its estimated current value. However, because the
rights are limited to an easement for public parking use, the use rights carry with them an
obligation to pay for ongoing maintenance, the adjacent private owner has rights to use parking
on the subject property and no charges have historically been imposed for parking at the subject
property (and no such charges are contemplated), it is believed that the value of the easement
rights is zero.
Long Range Property Management Plan Authorized/Directed Disposition Action
Upon approval of this Long Range Property Management Plan, the Successor Agency shall
transfer the property (easement) to the City of San Juan Capistrano without charge as a
governmental purpose property.
Los Rios Specific Plan
Official Land Use Map
Adopted by Resolution No. 78-2-15-6, February 15th, 1978, as amended.
Los Rios Land Use
LDR -low Density Residential
HR-1-ht(IB:; Rr.Hfom:al
P-Park
LDC -low Density Commercial
OS-Open Space
HC-Historic Commercial
_. LDO -Low Density Office
Historic District Contributors
c=J Contributor to Historic District (SlrucllKe)
L _ -_: Contributor to Historic District (Street)
R =~;;::n~!~:.::.m~J:Z
E Exempt WU(I;I,Q ftl)rtl HR residenUal
occupanqo~ornon t
Other structure
• • • • • little Hollywood
c::J Los Rios land Use Area
c=Parcels
Los Rlos Specinc Plan
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APPENDIX A
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San Juan Capistrano Open Space Plan
f_:::.:::::::f:,:::l-!1: I!~~:~~~::::::~~~~~~il=~~~:~;:~l.:~~~~~~:~~~~·:,:::-: :::·:::!:::.:::
Los Rios Park Develop a detail plan for park use to include
passive uses, picnicking, multi-purpose center,
and open area for community functions.
La Novia Park Develop this area as part of the C. Russell Cook
Park Master Plan, with hard court recreation
facilities, picnic area, restroom, day care center
and parking.
Lacouague Park Develop this are~ as a neighborhood park with
hard court recreation facilities, picnic area,
restroom and parking.
Las Ramblas Park Develop a plan for a park at this location to
include active sports fields, restroom, and
parking.
I Passive Open Space Sites Maintain as passive open areas and connect to
the City's trail system.
Trails System Acquire necessary easements and improve trails
to establish a network of trails and connection to
the regional trail system.
Expand the trails system to create Cross Country
Running Trails.
Kinoshita Farm Develop as a Community Park and Farm.
Balance the recreational use with the agricultural
use.
Restore and incorporate the Joel Congdon house
and other historical structures into the park.
Develop a Community Center and Sports Park.
12 Chapter 2 Executive Summary
APPENDIX 8-Page 1
)
Northwestern Park Site
San Juan Capistrano Open Space Plan
Acquire land to create a rural Community Park.
Integrate the recreational facilities with
agricultural uses.
Retain Avocado and Citrus Orchards and
Christmas Tree Farm.
Create community facilities and picnic areas
within a natural setting of a meadow.
Develop an equestrian complex that enables
Fran Joswick Therapeutic Riding Center and
Mission Trails to relocate.
Create a Nature Center.
Preserve and restore the Swanner Farm
buildings to serve as a museum/interpretive
center and create a Bed and Breakfast to provide
revenues.
These improvements work together with uses and facilities proposed for the two major
community parks and lands designated for acquisition in Measure D. Together, these
establish an overall City-wide park strategy.
2.2 Community Park and Recreation Concept
The community parks and facilities proposed for the lands designated in Measure 0 are
referred to here as the Kinoshita Farm and the Northwest Park Site. The Kinoshita Farm
is a 56 acre site and is to be a community park in the southern portion of the City. The
northern community park is anticipated to encompass approximately 120 acres at the
northwest boundary of the City.
Kinoshita Farm Site
The Kinoshita Farm is proposed as a community park and farm. Its central location within
the southern area of the City and its adjacency to the Marco Forster Junior High provide
great opportunity for making recreational facilities available to the community. Its historic
use as a farm is also important to the cultural identity of the City. The Open Space Plan
seeks to accommodate both interests in a fashion that integrates the two.
Chapter 2 Executive ·summary 13
APPENDIX B-Page 2
San Juan Capistrano Open Space Plan
The site contains approximately 56 acres. Of that amount, 46 acres are currently
available for open space use. The City has been able to acquire the entire 56 acres of
the Kinoshita Farm through Measure D and Redevelopment Agency funding. Ten acres
of the 56 acres were acquired through Redevelopment Agency funding. The remaining
46 acres were purchased through MeasureD funding.
The plan for the park/farm evolved through a series of alternative concept plans which
were reviewed and evaluated within public workshops. From this process, a preferred
plan was selected. The plan is referred to here as Alternate 68.
Each of the alternatives incorporated similar features and land use program but, have
slight variations in agricultural acreage and different locations of facilities and layouts.
Overall development costs were similar to one another.
Alternative Plan -68
The concept of this plan is to cluster all new development to the west and retain
agricultural use to the east This concept minimizes the visual impact of the change from
agriculture to park and recreational use. The new park and recreation facilities are to be
related to and coordinated with further development and expansion of the existing Marco
Forster school. Agricultural use is to be continued on the eastern portion of the site,
thereby retaining a significant area for this use.
Plan 68 was prepared in conjunction with plans of the Capistrano Unified School District
for conversion of Marco Forster Junior High School to a Middle School. Conversion of
the Junior High School to a Middle School will require additional classrooms, parking, and
additional play ground area. Plan 68 seeks to coordinate development of both the Park
and Middle School, and use of active sports fields {refer to Figure 2 -Kinoshita Farm -
Alternative 68).
Initial discussions with the School District determined need for a 100 car parking area and
additional classrooms and improvement to the school's vehicular access. This plan
illustrates additional area for hard courts and relocation of the school's tennis courts,
handball courts, and track to the north end of the school property.
With a coordinated plan, the existing number of ball fields are retained and development
of an additional lighted baseball field and two lighted softball/little league fields and three
lighted soccer fields is possible. These lighted fields are located away as far away from
adjacent residential areas as possible. The plan also allows for phased, future
development of two unlighted softball/little league fields and three practise soccer fields
adjacent to Camino Del Avi6n. The latter area is to be developed for these recreational
uses as needs and funding occurs, and therefore will be an agricultural use in the interim .
The Plan also features a major Community Center near the center of the park and
adjacent to the sports fields. The Community Center is to be a multi-purpose facility of
approximately 32,000 sq. ft. The Community Center will be able to serve a variety of
14 Chapter 2 Executive Summary
APPENDIX B -Page 3
San Juan Capistrano Open Space Plan
recreational and community service needs, and contain a gymnasium, senior center,
kitchen facilities, crafts, and multi-purpose game/meeting rooms.
Adjacent to the Community Center, is a proposed community swimming pool, picnic area,
and tot lot. Parking area for the Community Center will be shared with the adjacent
Sports Park parking area to maximize parking efficiency. The parking area is to
accommodate 230 cars spread along three parking areas surrounding this complex.
All these facilities will require a widened vehicular entry from Camino Del Avian that is to
·be coordinated with the entry into the school. The plan separates the farm area from the
Community Center facilities and Sports Park area with an access road that links Camino
Del Avian with Del Obispo. The road serves to facilitate access and egress from either
street and provides a barrier and buffer between the agricultural use and the park use. ·
The Agricultural Preserve will encompass 31 acres of the 56 acre site. In addition, there
is to be an area of 6.2 acres that is to remain in agricultural use in the interim along
Camino Del Avian and to be utilized for recreational use when needed.
The agricultural portion of this plan includes the 31 acre agricultural preserve, which
incorporates Demonstration Garden, a Farmer's Market, a roadside vegetable and fruit
stand, farm equipment and storage buildings. The farm is expected to be able to grow a
variety of row crops, berries, pumpkins, melons, and the like. The farm is also to be a
community attraction as well, and its farmer's market and roadside stand are to be
designed to bring the public to the farm and enjoy the farm's fresh fruits and vegetables.
An area has also been set aside for restoration and a support garden for the historic, Joel
Congdon house and its related support buildings. The Joel Congdon house is to be
restored and rehabilitated to serve as a museum. There will also be an adjacent outdoor
garden to display historic farm equipment and crops. Visitors will be able to learn, and
gain a first hand understanding of the history of farming in the Capistrano Valley from
these elements.
The use of the ten acres acquired by the City Redevelopment Agency has yet to be
determined. These ten acres are subject to further study of use and site layout. In the
interim, the lands are anticipated to continue to be utilized for agriculture and function as
part of the existing farm.
This Plan has ,designated a area at the north central portion of the site as lands of the
Redevelopment Agency. This location allows for a separate use while maintaining the
integrity and efficiency of the agricultural use and community service and recreation uses.
Should it be determined that this site is suitable to meet the Capistrano School District
requirements for Adult Education programs, an opportunity for joint use of parking and
additional recreation facility use may be able to be provided on this site.
Chapter 2 Executive Summary 15
APPENDIX B-Page 4
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Capistrano Unified School District Master Plan Area
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Chapter 2 Executive Summa
SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN
PUBLIC REV1EW DRAFT I OCTOBER II, 2010
2 2 .5 Ei Camino Real and the Historic Town Cen~er Par!(
In most of Californ1a's m1ssion towns, El Camino Real was originally and remained
one of the most important streets in town. In San Juan Capistrano, it was
superseded fairly early by Camino Capistrano, which became State Highway I 0 I ,
connecting San Diego to Los Angeles and San Francisco,
However, El Camino Real remains a centrally located street that connects the
Historic Town Center to the Mission, the Mission Basilica, the San Juan Capistrano
Library, and the fine neighborhoods north of downtown. South or Ortega Highway
it is currently charactenzed by a lack of sidewalks, frontages without buildings,
parking lots on the west and a large open park area on the east, Hoping to draw
people to this area, the City in recent years has organized a number of special
events that are staged in the park1ng lots and the park that line El Camino Real, and
those events have become important to the community despite the rather bleak
setting~ A key goal of the Plan is to improve the quality of the setting for existing as
well as new community events.
The 1995 Town Center Master Plan recognized the opportunity to revive El Camino
Real as an important place within the downtown, but conceived it to be a small
pedestrian mall . To enable the block-making strategy recommended by this Plan, it
is important that El Camino Real be both a first-class pedestrian environment and a
street that connects the Mission to the rest ofthe Downtown, providing on-street
parking to help support the construction of new buildings and the success of new
businesses along this key central street.
This Plan envisions El Camino Real as a rull-fledged downtown street, with wide,
comfortable Sidewalks, street trees, curbside parallel parking, and new mixed-use
buildings fronting the Historic Town Center, park with ground floor shops and
restaurants and offices above along its west side where the parking lots are now
located_ On the east side, the existing park would be significantly improved, with
new tree groves, open play areas, comfortable seating area, and other amenities
typical of a downtown park. Among such amenities should be design elements
or displays that present and interpret the historic resources-including Mission
era building foundations and trash pits from a number of eras-that lie below the
surface within this park. This park was created in this location to honor those
historic resources, and this Plan recommends adding a range of above-ground
design elements that, in addition to making it a significant civic space and a pleasant
town center park, can also make visitors aware of the presence, nature, and historic
meaning ofthese buried treasures.
Along the east edge of the Park-currently an undeveloped area between the lawn
and parking lots-a new City Hall is proposed, a public-serving use that would bring
approximately I 00 City workers and I 00 daily visitors mto the center of town, and
spur a demand for adjacent office and retail space. The location of the new City Hall
will also give the Park a strong c1vic presence similar to many of the great central
parks and squares of towns all over the country and the world. This three-story
structure would not impact the current size of the existing lawn,
f orster St:2et ~xtersio r.
While the new segment of Yorba Street connecting El Camino Real to Del Obispo
Street will bound the north edge of the Park, the eastward extension of Forster will
bound its south edge ,
Ironically this street-named after one of the founders of San Juan Capistrano, a
former owner of the Mission and at one time the largest landowner in the State
of California-is the shortest street in town, with no propert1es us1ng it as their
address. This Plan proposes to extend Forster Street through to Del Obispo to
the east, creat1ng a very useful cross-street connecting Del Obispo, El Camino Real
and Cam1no Capistrano, and providing an additional very convenient right turn from
southbound Del Ob1spo into the middle of the Downtown core.
Along the north side of this new segment would be the renovated City Park, and
the new City Hal l. On the south side, existing commercial property that currently
has no visible street address will now have a prominent downtown address, facing
the Park and City Hall, with convenient access to Del Obispo Street.
At Del Ob1spo, a new traffic signal is recommended, as the Forster extension and
the existing major driveway to the shopping center east of Del Ob1spo are aligned
(with any curb adjustments necessary to made in the design phase), This will then
function as a safe and convenient intersection for automobiles and pedestrians
entering the Downtown Core or shopping center from Del Obispo, as well as for
pedestrians seeking to move from one side of Del Obispo to the other in the course
or their v1sit to the Town Center District, The addition of this traffic signal would not
impede on the fiow of traffic if it is synchronized with adjacent signals to move cars
at a pedestrian-friendly speed.
Th1s new cross-connectivity for pedestrians will allow Downtown visitors to shop
and dine at eastside establishments while remaining pedestrians, which can increase
total sales on both sides of Del Ob1spo. It will also enable potential parking sharing
Santa Barbara town square with civic building
Interior view of live-work loft
arrangements between blocks and bus1nesses on both s1des of Del Obispo Street,
and over time will encourage owners of east-side properties to update thew facilities
to share in the growing success of the Downtown District.
The new cross connections that Yorba and Forster will provide through the
Downtown core will enable periodic closures of Ortega Highway or El Camino
Real for special events. The block between Yorba and Forster in particular-in
front of the renovated park, could be closed to traffic for weekly or less frequent
events, expanding the space of the park to accommodate larger crowds. This could
become the new home of the weekly farmers' market, wh1ch is currently staged
on Yorba Street and in the adjacent parking lots. For major events, both Ortega
Highway and El Camino Real north or Forster could be closed to traffic, with access
to the new parking structure preserved via the Yorba extension, and traffic between
Del Obispo and Camino Capistrano accommodated by Forster Street.
E ~ (:aMino Keal l ~xter.sion
It is also recommended that El Camino Real be extended southward to connect
to Del Obispo Street. As w1th the Forster and Yorba extensions, this will require
the acquisition of new right of way from private property owners_ But unlike the
proposed Yorba and Forster extensions, the El Camino Real extension will also
require the removal of an existing building and some challenging grading design, and
thus may require a longer period oftime to realize than the other two extensions .
This extension should provide significant value to the owners of the currently
landlocked property south of the park, to the owners of the commercial centers
south of Del Obispo who will thus be connected directly to the Downtown core
and the Mission, and to the District as a whole , That value will come at some cost
in time, effort and money. This small segment of street has the potential to provide
great addresses for high-quality residential, office or live-work buildings, which may
take advantage of the grade change in that property to insert lower level parking
facilities at a reasonable cost.
36 Sarg~nt Town Pla.~n•ng I R.J;ml f-.A.ssocoate!S I Tr,.nstech I TND Eng•neenng stud I a 6) 0 l 2 '-1 '2 n
Rabbcn/H ;;rman Desogn Office I Keyser Marston ,A.s,oc1ate~ I Temp1eton Pllnnong Gro~p
APPENDIX C -Page 1
.1~
Existing conditions Proposed improvements
KEYNOTES
0 Yorb a Street extension
0 Forster Street extens1on
0 El Camino Real extension
0 Historic Town Center Park
0 Potential Gty Hall
/flustrative view looking southeast toward Historic Town Center Park
S lll d I <:) G)Q I e'/f' n Sarxent Town Planning I RaJrno + As1o0c•at~ I Tnnstech I TND Engmeermg
Fbbb.,n/Herman Det1gn Ofl1 ce I Keyser Manton Associates I Templgton Pfar1nmg Group
2 VISION PLAN
·~~5
4'"
0 Office
0 Courtyard hou~ng
0 Row houses
0 Mixed-use buildings
G Live-work lofts
37
APPENDIX C-Page 2
SAN JUAN CAPISTRANO HISTORIC TOWN CE NTE R MASTE R PLAN
PUBLIC REVIEW DRAFT I OCTOBER II, 20 10
2.2 Revitalization -Historic Town Center
2.2.1 Town Center Gateway
One or the primary entries into the Town Center is via Interstate 5 and Ortega
Highway. This interchange, along with the related Ortega Highway/Del Obispo
intersection, is planned to undergo reconstruction that will shift the directionality
of approaching vehides away from Ortega Highway and towards Del Obispo.
As the community has suggested, this may negatively afrect wayfinding for the
Mission, and for the downtown in general . Therefore extending the downtown
east to Del Obispo and establishing a gateway to downtown at this intersection
is critical. This can be accomplished by bringing buildings and activity close to the
street, maintaining a continuous streetscape and view corridor down Ortega, and
introducing an iconic element at the intersection.
A primary component or the gateway is the proposed Plaza Banderas, which
includes a 124-room hotel rronting Ortega Highway along with two small retail
and restaurant buildings fronting Ortega Highway and El Camino Real , In order to
improve traffic now generated by the proposed hotel, a new dedicated right turn
lane is required for westbound trarfic on Ortega when turning on to El Camino Real.
Although Plaza Banderas will likely be completed before the new interchange is
in place, it will ultimately find itself set back a great distance from the intersection
of Ortega Highway and Del Obispo, separated from the street by a large residual
property resulting from the realignment. While the ownership ofthis parcel is yet
to be determined, it is suggested that its future not be limited to a large ambiguous
landscaped area, but instead contribute to the downtown environment by its use
as a development site The Master Plan proposes that the Plaza Banderas be
supplemented by an additional retail or restaurant building on the newly created
and highly visible parcel, establishing a distinct edge to the north side of Ortega and
creating a landmark for those entering downtown. An appropriately-sized plaza
with an iconic eJement such as a fountajn, statue, or other piece of public art, can
also contribute to the gateway on this site while keeping the proposed retajl building
a comfortable distance from the busy intersection.
The second key component of creating a downtown gateway is construction of a
m~or new municipal parking structure at the southwest corner of the new Ortega
Highway/Del Obispo intersection, lined on all sides with retail shops and other uses
to screen the parking structure from public view. Replacing the existing surface
parking lots and drive-through restaurants on this corner with a well-designed
building fronting directly onto the street helps form another distinct corner at the
gateway.
Pedestrian circulation from this parking facility will be convenient to the Mission,
Camino Capistrano, and adjacent mixed-use, oflice, and civic buildings. The
additional supply of parking provided by the new structure would replace the need
for the existing surface parking lots on the west and east side of El Camino Real , and
allow the construction of the new buildings around the Historic Town Center Park
without requiring each to have its own dedicated parking spaces. Curbside parking
along El Camino Real would be managed, a.nd generally be reserved for short-term
visitor parking,
The construction of such a shared parking facility -integral to the success of
the overall vision for the Town Center, as described in more detail in Section
4 -would require the relocation of the Camino Real Playhouse, Retaining and
supporting that institution is dearly a community priority, but the structure in
which they are currently operating is a very undistinguished windowless former
telephone equipment building not well suited to the Playhouse's needs, nor any
other downtown use, Because it is a publicly funded institution, the most feasible
new location for the Playhouse would be in an existing building and/or on public
property, such as the Hot Springs Dance Hall, a potentially relocated historic
barn building in Los Rios Park, or an underperforming retail center near the
Community theater located within an old barn structure in San Diego
26
Parking structure lined with ground floor retail and offices above
Three-level mixed use building of appropriate scale for parking liner
downtown. AJternatively, the Playhouse might share a larger facility with another
local institution, such as the new performing arts center planned for the nearby St .
Margaret's Episcopal School
Yorba Street Extension
Extending the existing Yorba Street across the Town Center offers a key opportunity
to improve access, complete a simple street network, and create valuable new
addresses. This Plan recommends that a new segment of Yorba connect El Camino
Real to Del Obispo Street, running just to the south of the Bias Aguilar Adobe.
Along with providing vehicular access to the new parking struaure described above,
this new street will be a prominent address for smaH new mixed-use buildings next
to the Bias Aguilar Adobe and facing the Historic Town Center Park.
The Plan illustrates the new segment of Yorba to be slightly offset from the existing
block of Yorba This positioning simplifies the geometry of the blocks, does not
disturb old foundation walls, and preserves more of the Park than would be the case
if the new segment aligned directly with the existing street~ It also allows traffic to
go through without encouraging excessive speeds, and allows a future building on
the west side of El Camino Real to terminate the view or a person entering town
from the east .
This new intersection of Yorba at Del Obispo may or may not be signalized
depending on its ultimate proximity to the intersection of Ortega Highway and Del
Obispo, and is illustrated here at a conceptual level only. Similarly, allowable turning
movements between this street and Del Obispo will need to be determined by
traffic engineers during later design phases.
Slrgent Town Pl2nn•ng I lhiml + A5SOCJates I Tr¥1stech I TNO E'~"'' 5 t u d I a G) G lev en
Rabben/Herman Design Office I Ke)'5er Marston Assoo..1tes I Templeton P..-v'lf11Gt'OUCJ • ~ ...
APPENDIX D -Page 1
Illustrative view of intersection of Del Obispo and Ortega Highway with lined parking structure
Existing conditions
Illustrative view looking southeast towards new 1-5/0rtega Highway
interchange and proposed park-once structure
Proposed improvements
KEYNOTES
0 Yorba Street extension
f) Multi-level (400 stall) parl<ing structure
0 Retail and office liner buildings
0 New retail building
8 Plaza with fountain
0 Orange grove
G Dedicated right-turn lane
studi (l)G)Q leven Sargent Town Planrung I Raim + A5rodates I Trmstech I TND Eng1roeenng
Rabben/Herman Des1gn Off1ce I Ke~er Marston ~soaates I Terr>pleton P!anmng Group
2 VISION PLAN
27
APPENDIX D-Page 2
As discussed in the Housing Component of this Implementation Plan, the Agency will meet its
affordable housing obligations by assisting the private sector in the construction and
preservation of affordable housing throughout the City.
Based on current projections, the Agency will work toward the initiation of the projects
summarized above and listed below during the Implementation Plan period (January 201 a-
December 2014).
Table 1: Summary of Planned Redevelopment Programs and Projects
Program/Project Description
Auto Dealership Assistance
Business Recruitment/Economic Development Program
Hotel Recruitment
Downtown Redevelopment/Library
Capital Improvement Program
Del Obispo Bridge Utility Undergrounding
Junipero Serra/Rancho Viego Road
Replacement of Old Freeway Signs
Landscape Median (Camino Capistrano South)
Developer Assistance and Property Disposition:
Dispos ition of Agency-owned Property I Lower Rosan Ranch Site Disposition
Lower Rosan Ranch Driveway
Paseo De Verdugo Retail/Office Dev
Distrito La Novia Assistance
Fa!(ade Improvement Program
Mission Village Center Fa9ade
El Adobe Plaza/Union Bank Enhancements
Annual On-going Program
Open Space/Recreation Development Program
Continuing Life Communities
Studies and Long Range Planning:
Downtown Master Plan Amendment
Redevelopment Plan Amendment
TOTAL REDEVELOPMENT EXPENDITURES
Implementation Plan for the San Juan Capistrano
Central Redevelopment Project Area (20 1 0-2014)
Project Anticipated
No. Budget
$4,000,000
09907 $650,000
Unknown
Unknown
09910 $722,000
09906 $1,100,000
10904 $20,000
10901 $225,000
Unknown
07901 Unknown I
09903 $130 ,000
09908 $950,000
Unknown
11901 $115,000
09913 $50,000
07904 $75,000
09914 Unknown
Unknown
09911 $600,000
09912 $350,000
$8,987,000
Keyser Marston Associates, Inc.
Page 4
PA1001020 .SJC:JLR:DVB:gbd
19085.006.001/01/08/10
APPENDIX E
. I
' .
GRANT OF EASEMENT
f£00fl!ll1 REQUES1S) BY
RRST .AaERl'Wf1llli .. IIWIZ~
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
SAN JUAN CAPISTRANO
Recorded in tne County of Orange, California
Gary L. Gra nville , Clerk/Recorder
IIIIIIIIIW mtllllllll~ IIIII~~ mlllllllllllliUIIII No Fee
19960143922 04:30PM 03/25/96
095 10005675 10 24
COMMUNITY REDEVELOPMENT AGENCY
32400 Paseo Adelanto
E01 11 7.00 30.00 0.00 0.00 0 .00 0.00
San Juan Capistrano, CA 92675
Attention: Agency Secretary
)
)
)
[Space above for Recorder.]
This Agreement is recorded at the request and for the
benefit of the San Juan Capistrano Community
Redevelopment Agency and is exempt from the
payment of a recording fee pursuant to Government
Code§ 6103.
SAN JUAN CAPISTRANO COMMUNITY
REDEVELOPMENT AGENCY
By: ~L~/J<JO?-
Its : Sec cL 'bl rtj
Dated: cfl../; o/9 b
1
GRANT OF EASEMENT
RE.CIIAL.S.
A. San Juan Partners, a CaJifornia general partnership, the grantor herein ("Grantor"),
is the fee owner of certain real property Jocated in the City of San Juan Capistrano, California, legally
described in Exhibit No 1 attached hereto and incorporated herein by this reference (the "Property").
FS 2 \119\016448-00 01 \2 147 75S .4 a Ol/24/96 [ATT. NO. 2 TO EXH. A -PAGE 1 OF lOJ
APPENDIX F-Page 1
B. The City of San Juan Capistrano (11 City"), a grantee herein, is a municipal corporation.
The Property is located within the City's Historic Town Center C'HTC") Area, and is subject to the
City•s HTC Master Plan.
C. The San Juan Capistrano Community Redevelopment Agency eAgency11
), a grantee
herein, is a public body, corporate and politic, organized and existing under the California Community
Redevelopment Law (Health & Safety Code §33000 ~ ~.). The Property is also located within the
Agency•s San Juan Capjstrano Community Redevelopment Project Area ("Project Area"), and is
subject to the Redevelopment Plan for the Project Area.
D. By Grant Deed, recorded concurrently herewith, in the Office of the Orange County
Clerk-Recorder, Agency conveyed the Property to Grantor.
E. Grantee City and Grantee Agency (hereinafter "Grantees11
) desire to obtain a perpetual
easement for public parking purposes upon the Property.
F. Grantor desires to grant such easement subject to the terms and conditions herein.
AGB..EEMENI
NOW, THEREFORE, in consideration of the foregoing Recitals and the covenants and
promises hereinafter contained, and for good and valuable consideration, the receipt and sufficiency
ofwhich is hereby acknowledged, Grantor and Grantees agree as follows:
I. Grantor hereby grants to Grantees a perpetual easement in, on, over, under, through,
and about the entirety of the Property for ingress and egress of pedestrian and vehicular traffic and
for vehicular parking.
2. The Grant ofEasement set forth in Paragraph 1 herein shall be subject to the following
conditions:
(a) Grantees' use of the Property for vehicular parking purposes shall be for the
benefit of the general public. Vehicular parking shall be in undesignated spaces seven days a week
during the hours of6:00 a.m. to 6:00p.m., subject to time regulations as Grantees may prescribe.
Grantor shall be permitted to use not more than one-half(%) of the public parking spaces on the
Property as designated parking spaces for patrons of such businesses as Grantor may designate.
Grantor's designation shall not affect the ability of Grantees to regulate the hours of use. Grantor
shall be permitted to exclude vehicular public parking from the Property and use the Property for
special events (e.g., Swallows Day, Rancheros Day, Fourth of July, etc.) upon not less than fourteen
(14) working days and subject to any applicable laws, ordinances, and regulations.
(b) Grantor and Grantee shall each have the affirmative obligation at all times to
bear fifty percent (SO%) of aU costs incurred in repairing and maintaining the easement in a fully
serviceable, level and safe condition consistent with community standards for public parking areas.
FS2\119\016448-0001\2147758.4 aOl/24/96 [ATT. NO. 2 TO EXH. A-PAGE 2 OF 10]
APPENDIX F-Page 2
Grantor agrees at its sole cost to provide for the routine cleaning and sweeping of the easement and
adjacent land areas and to keep such areas free and clear of all debris and rubbish.
(c) Except as provided in subparagraph (b) ofthis Paragraph 2 with respect to
maintenance, no fence or other barrier which would unreasonably prevent or obstruct the passage of
pedestrian or vehicular travel for the purposes of ingress and egress shall be erected or permitted
within or across the Property without the prior written consent of Grantees or Grantees• successors
and assigns.
(d) The easement acquired herein by Grantees is subject to the right of Grantor,
its successors and assigns, to use the Property to the extent that such use is compatible with the full
and free exercise of the easement by Grantees.
3. Grantor shall indemnify, defend, and hold Grantees, and their officers, officials,
members, employees, and agents, harmless from all claims or suits for any damages to property or
injuries to persons, including accidental death, which may be caused by Grantees' use of the Property
for the permitted purposes set forth herein and which is the result of any error or omission by Grantor
or any of its partners, principals, employees, agents, contractors, or subcontractors.
4. The covenants of Grantor contained herein, without regard to technical classification
or designation, shall be burdens upon and run with the Property for the benefit of Grantees and
Grantees• successors and assigns and shall be binding upon the Grantor and upon Grantor•s
successors, assigns, lessees, licensees, and tenants.
[end -signature pages follow]
FS2\119\016448-0001\214775B.4 aOl/24/96 [ATT. NO. 2 TO EXH. A -PAGE 3 OF 10]
APPENDIX F-Page 3
IN WITNESS WHEREOF, Grantor and Grantees have executed this Grant of Easement this
I .5-/11. day of Ee-h rtUU_J , I9c¥./,
APPROVED AS TO FORM:
CORBETT & STEELMAN
Ken E. Steelman
David F. Brown
By ______________________ __
Ken E. Steelman
Attorneys for San Juan Partners
FS2\119\01644B-0001\2147758.4 aOl/24/96
"GRANTOR"
SAN JUAN PARTNERS, a California general
partnership
tepben A Nordeck
General Partner
"GRANTORt'
SAN JUAN PARTNERS, a California general
partnership
By:--~----"~~-----=-~-~-
LGilbert G. Aquirre
General Partner
''GRANTOR"
SAN JUAN PARTNERS, a California general
partnership
"GRANTOR"
SAN JUAN PARTNERS, a California general
partnership
~-
[ATT. NO. 2 TO EXH. A -PAGE 4 OF 10]
APPENDIX F -Page 4
ATTEST :
APPROVED AS TO FORM:
ATTEST:
By :&t
Agency
FS2\119\016448-0001\21~7758.4 aOl/24/96
"GRANTEE CITY''
CITY OF SAN JU
[end of signatures]
[ATT. NO. 2 TO EXH. A-PAGE 5 OF 10]
APPENDIX F-Page 5
STATE OF CALIFORNIA )
) ss.
COUNTY OF ORANGE )
On before me, the undersigned, a Notary Public, in and
for said State and Co , ersonally appeared STEPHEN A NORPECK, personally known to me
(or proved to me on the asis of satisfactory evidence) to be the person whose name is subscribed
to the within instrument and acknowledged to me that he executed the same in his authorized
capacity, and that by his signature on the instrument the person, or the entity upon behalf of which
the person acted, executed the instrument.
WITNESS my hand and official seal .
(SEAL)
STATE OF CALIFORNIA )
) SS.
COUNTY OF ORANGE )
Y.-'~3&:~~~.-..L<f!....J.__J'-'--L~-before me, the undersigned, a Notary Public, in and
persoitally appeared GILBERT G AQUIRRE, personally known to me
(or proved to me on th asis of satisfactory evidence) to be the person whose name is subscribed
to the within instrument and acknowledged to roe that he executed the same in his authorized
capacity, and that by his signature on the instrument the person, or the entity upon behalf of which
the person acted, executed the instrument.
WITNESS my hand and official seal.
(SEAL)
FSZ\119\016448-0001\2147758.4 aOl/24/96 [ATT. NO. 2 TO EXH. A -PAGE 6 OF 10]
APPENDIX F-Page 6
STATE OF CALIFORNIA )
) ss.
COUNTY OF ORANGE )
On _before me, the undersigned, a Notary Public, in and
personally appeared ANTHONY R MOISO, personally known to me (or
proved to me on the ba · of satisfactory evidence) to be the person whose name is subscribed to the
within instrument and acknowledged to me that he executed the same in his authorized capacity, and
that by his signature on the instrument the person, or the entity upon behalf of which the person
acted, executed the instrument
WITNESS roy hand and official seal.
(SEAL)
STATE OF CALIFORNIA )
) ss.
COUNTY OF ORANGE )
On before me, the undersigned, a Notary Public, in and
for said State and County, e on y appeared RICHARD J. O'NEILL, personally known to me (or
proved to me on the basis satisfactory evidence) to be the person whose name is subscribed to the
within instrument and acknowledged to me that he executed the same in his authorized capacity, and
that by his signature on the instrument the person, or the entity upon behalf of which the person
acted, executed the instrument.
WITNESS my hand and official seal.
(SEAL) ~8° 0 ~ 0 0E:;L:u-::v:A:: *I
.. · COMM . I 10011!95 z I •. Notary P~c -Collfomla i J o~e couMY I · Mv Comm . E)lf;)lfel JVL 7. 1998 ••••••••••••••
FS2\119\016446-0001\2147758.4 aOl/24/96 [ATT. NO. 2 TO EXH. A -PAGE 7 OF 10]
APPENDIX F-Page 7
EXIDBIT NO I TO GRANT OF EASEMENT
LEGAL DESCRIPTION
Lot 25 or Tract 103, in the City of San Juan Capistrano, as shown on a map recorded in Book 11,
Page 29 to 33 inclusive, Miscellaneous Maps, Orange County.
Assessor Parcel No.: 124-160-22
~S2\119\016448-0001\2147758.4 aOl/24/96 [ATT. NO. 2 TO EXH. A -PAGE 8 OF 10]
APPENDIX F-Page 8
CERTIFICATE OF ACCEPTANCE
SAN illAN CAPISTRANO COMMUNITY REDEVELOPMENT AGENCY
The undersigned, being the duly appointed agent of SAN JUAN CAPISTRANO
COMMUNITY REDEVELOP:MENT AGENCY, a public body, corporate and politic ("Agency11
),
(!./!/~
pursuant to its Resolution No. 15-10-1'7-J , does hereby accept on behalf of the Agency, the grant
of all interests in real property for public purposes as described in the attached GRANT OF
EASEMENT, dated the /~M day of .G.bcuttrtj , 19~, by SanJuan Partners, a California
general partnership, and does hereby certify that the Agency consents to the recordation of the
attached Grant of Easement.
[SEAL]
~
' 199,.8
FS2\119\016448-0001\2147758.4 aOl/24/96
SAN flJAN CAPISTRANO COMMUNITY
REDEVELOPMENT AGENCY
[ATT. NO. 2 TO EXH. A-PAGE 9 OF 10]
APPENDIX F-Page 9
CERTIFICATE OF ACCEPTANCE
CIJY OF SAN JUAN CAPISTRANO
The undersigned, being the duly appointed agent of CITY OF SAN JUAN CAPISTRANO,
a municipal corporation (11 City 11
), pursuant to its Resolution No. 95-!o -FJ-3, does hereby accept on
behalf of the City, the grant of all interests in real property for public purposes as described in the
attached GRANT OF EASEl\ffiNT, dated the ) j 'fA day of reb rWAl!J , 19~ by San Juan
Partners, a California general partnership, and does hereby certify that the City consents to the
recordation of the attached Grant of Easement.
[SEAL]
FS2\119\01644B-0001\2147758.4 aOl/24/96
b
) 199.$
CITY OF SAN JUAN CAPISTRANO
[ATT. NO. 2 TO EXH. A -PAGE 10 OF 10]
APPENDIX F-Page 10
,\ . .
. ,..,-.,
PUBLIC AGENCY FORM OF ACKNOWLEDGEMENT
State of California )
County of Orange ) ss.
City of San Juan Capistrano )
(Gov't Code 40814 & Civil Code 1181)
On _.....~F....!IIe<.~.::buru!Lijary~~l54,.....ll~9..:..9~6---~· before me, Checyl Johnson
City Clerk, personally appeared __ --_-...,Ge..._o~r~...,e"""""'Sc ... ar ... h""o""'r"""o""'u.,~h...__--_-___________ _
(SEAL)
Capacity Claimed by Signer
Municipal Corporate Officer
personally known to me to be the person whose name is
subscribed to the within instrument and acknowledged to me
that he executed the same in his authorized capacities, and that
by his signature on the instrument the persons, or the entities
upon behalf of which the person acted, executed the
instrument.
WITNESS my hand and official seaL
Cit~,~
OPTIONAL
Description of Attached Document
City Manager/ Agency Executive Director
Title
Grant of Easement
Title or Type of Docwnent
Signer is Representing
City of San Juan Capistrano and
Community Redevelopment Agency
Ten
Number of Pages
Februacy 15. 1996
Date ofDocUUlent
Ste.pben Nordeck. Gilbert Aguirre Anthony
Moiso, Richard O'Neill
Signer(s) Other Than Named Above
APPENDIX F -Page 11
.•
' . ,. ..
JEQADING REQUESTED~
FIAifMIERIC~ ml.E ~~-
WHEN RECORDED MAIL TO:
San Juan Capistrano Community
Redevelopment Agency
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
Attention: Agency Secretary
DOC I 93-0214246
01-APR-1993 08:00 AH
) Recorded in Official Records
) of Orange County, California
) lee A. Branch, tounb Recorder
) Pate 1 of 6 Fees: t 0.00
) Tax: $ 0.00
)
}
)
[Space Above For Recorder's Use]
This document is recorded for
the benefit of the SAN JUAN
CAPISTRANO COMMUNITY
REDEVELOPMENT AGENCY. The
recording fee is exempt under
Section 6103 of the Government
Code. NO CONSIDERATION.
By:~~ Ifs:S~
GRANT OF EASEMENT FOR PUBLIC PARKING
Grantor is the fee owner of certain real property located
in the City of San Juan Capistrano, California, legally
described in Exhibit A attached hereto and incorporated herein
by this reference (the '"Property").
Grantee desires to obtain an easement for public parking
upon the Property.
Grantor desires to grant such easement to Grantee in
exchange for Grantee agreeing to share on a pro rata basis the
maintenance and any improvement cost of the parking lot upon
the Property during the term of such easement.
On January 19 , 1993, Grantor and Grantee entered into a
certain Disposition and Development Agreement (-Agreement-)
whereby Grantee conveyed title to the Property to Grantor.
Pursuant to the terms of the Agreement, Grantor shall grant to
Grantee a perpetual easement for public parking permitting
unrestricted public parking upon the Property during the hours
set forth herein.
4672Q/2299/00 Page 1 of 6
APPENDIX F-Page 12
~~
R
{
0~
•
NOW THEREFORE, FOR VALUABLE CONSIDERATION, receipt of which
is hereby acknowledged, STEPHEN A. NORDECK, an individual
("Grantor"), hereby irrevocably grants and conveys to the SAN
JUAN CAPISTRANO COMMUNITY REDEVELOPMENT AGENCY, a public body,
corporate and politic {"Grantee"), a perpetual non-exclusive
easement for ingress and egress of pedestrian and vehicular
traffic in, over and across, the vehicular parking upon the
Property subject to the terms more particularly set forth below.
Terms
1. The right to use the easement granted by Grantor shall
be for the benefit of the general public for public parking in
undesignated spaces seve~ days a week during the hours of six
a.m. to six p.m. and as permitted by Grantee and/or the City of
San Juan Capistrano {the "City").
2. The easement acquired herein is acquired subject to
the right of Grantor, its successors and assigns, to use the
Property to the extent that such use is compatible with the
full and free exercise of the easement by Grantee.
3. Except as provided in Paragraph 4 below, no fence or
other barrier which would unreasonably ptevent or obstruct the
passage of pedestrian or vehicular travel for the purposes of
ingress and egress shall be erected or p~rmitted within or
across the easement without the prior written consent of the
Grantee or Grantee's successors and assigns .
4. Subject to Paragraph 6 below, Grantor reserves the
right, with respect to the Property to t~mporarily close off a
portion of the access in order to repair, replace, change or
maintain any portion of the easement.
5. Grantee agrees, at its sole cos~ and as consideration
for this grant of easement by Grantor, to patch and repair
those unpaved portions of the easement area from which
bungalows were previously removed.
6. Grantor and Grantee shall each have the affirmative
obligation at all times to bear fifty percent (50\) of all
costs incurred in repairing and maintaining the easement in a
fully serviceable, level and safe condition consistent with
community standards for public parking a~eas. Grantor agrees
at its sole cost to provide for the routine cleaning and
sweeping of the easement and adjacent land areas and to keep
such areas free and clear of all debris ~nd rubbish.
7. Grantee shall defend, assume all responsibility for,
and hold the Grantor, its employees and agents, harmless from
all claims or suits for any damages to p~operty or injuries to
46720/2299/00 Page 2 of 6
APPENDIX F -Page 13
,•
persons, including accidental death ~hich may be caused by
Grantee's use of the easement area for public parking;
provided, ho~ever, that Grantee shall not be liable for such
property damage or bodily injury occasioned by the sole
negligence of Grantor, Grantor's patrons, or its employees or
agents.
8. This Grant of Easement shall become effective upon its
recordation with the Recorder of the County of Orange and shall
not be terminated except upon the written consent of Grantee or
Grantee's successors and assigns.
9. The covenants of Grantor contained herein shall be
burdens upon and run with the Property for the benefit of the
Grantee and Grantee's successors and assigns and shall be
binding upon the Grantor and upon the Grantor's successors and
assigns and tenants. ·
IN WITNESS WHEREOF. this instrument ~as been executed this
19th day of January , 1993. !
NORDECK, an individual
4672Q/2299/00 Page 3 of 6
APPENDIX F-Page 14
,
EXHIBIT A
LEGAL DESCRIPTION
Lot 26 of Tract 103, in the City of San Juan Capistrano, as
shown on a map recorded in Book 11, Pages 29 to 33 inclusive,
in the office of the Orange County Recorder. The property is
further identified as Assessor Parcel 124-160-121.
46720/2299/00 Page 4 of 6
APPENDIX F -Page 15
•
. .
STATE OF CALIFORNIA )
) ss.
COUNTY OF ORANGE )
On :lfurtlft~Y 11 Jqq S , before me, f?E&tAu9 !fl . !Jt/f/tt'J<E.AJ/WR.AIJ
NOf'fr-1!.-'f evr.:ue-(namt, tit l e, e.g., "Jane Doe, Notary Public") I
personally appeared STEPHEN A. NORDECK (name(~ of signer(~),
~~&Q&Ully keaton~ te Hte -OR --~--p~j oved to me on the basis of satisfactory evidence
to be the person whose name is subscribed to the within
instrument and acknowledged to me that he executed the same in
his authorized capacity, and that by his signature on the
instrument the person, or the entity upon behalf of which the
person acted, executed the instrument.
CAPACITY CLAIMED BY SIGNER;
Lrndividual
Corporate Officer(s):
Partner(s):
---Attorney-in-Fact
-Trustee(s)
Guardian/Conservator
Other:
Title(s)
Limited General
SIGNER IS REPRESENTING:
Name of Person(s) or Entity(ies) ~H?~m-=s~~~r ____________________ _
ATTENTION NOTARY: Although the information requested below
is OPTIONAL, it could prevent fraudulent attachment of this
certificate to another document.
THIS CERTIFICATE
MUST BE ATTACHED
TO THE DOCUMENT
DESCRIBED
AT RIGHT:
4672Q/2299/00
Title or Type of Do~ument 6-RftJVT OF
ef+S.BnENT EO!? Paru.ic.. PlfRKltt&-
Number of Pages ~f~
Date of Document --~~~L{~q/~1~3~~-----------
signer(s) Other Than Named Above:
C/MOt..'IN &klf ~
Page 5 of 6
APPENDIX F-Page 16
... •
CERTIFICATE OF ACCEPTANCE
The undersigned, being the duly appointed agent of SAN JUAN
CAPISTRANO COMMUNITY REDEVELOPMENT AGENCY, a public body,
corporate and politic ("Agency"), Orange County, California,
pursuant to its Resolution No. 93-1-91-1 , does hereby accept
on behalf of the Agency, the grant of all interests in real
estate for public purposes as described in the attached Grant
of Easement dated the 19th day of January , 1993, by
STEPHEN A. NORDECK, an individual, and does hereby certify that
the Agency consents to the recordation of the attached Grant of
Easement.
DATED: ~J~a~n~u~a~rLy~19~--' 1993
{SEAL)
SAN JUAN CAPISTRANO COMMUNITY
REDEVELOPMENT AGENCY
By: ~-< k
I tS:Chrman'
46720/2299/00 Page 6 of 6
APPENDIX F -Page 17
Successor Agency: San Juan Capistrano
County: Orange
LONG RANGE PROPERTY MANAGEMENT PLAN:PROPERTY INVENTORY DATA
HSC 34191.5 (c)(2)
No. Property Type Permissable Use Permissable Use Detail
1 Vacant Lot/Land Governmental Use Passive Park Uses
2 Vacant Lot/Land Governmental Use Passive Park Uses
Park, Public Building, Active Recreation ,
3 RoadwayNV al kway Governmental Use Public Facilities
Small scale retail
4 Parking Lot/Structure Governmental Use and serivce uses
Sma ll scale retail
5 Parking Lot/Structure Governmental Use and serivce uses
Small scale retail
6 Parking Lot/Structure Governmental Use and serivce uses
Retail, office, and
7 Parking Lot/Structure Governmental Use service oriented business
Retail, office, and
8 Commercial Governmental Use service oriented business
Research and development, light
manufacturing, auto sales, office,
9 Vacant Lot/Land Future Development warehouse, storage
10 Parking Lot/Structure Governmental Use Public parking easement
11 Parking Lot/Structure Governmental Use Public parking easement
HSC 34191 .5 (c)(1)(A)
Value at Time Estimated
Acquisition Date of Purchase Current Value
1984 $187.947 $79 ,715
2001 $1 ,200 ,000 $68 ,825
1991 $686,183 $176,418
1986 $152 ,262 $152 ,262
1986 $126,655 $126,655
1988 $348,788 $348,788
1987 $1 ,027,862 $1,027 ,862
1988 $620,723 $620,723
2008
2006
2006
1988
1988 $6 ,510 ,120 $7,7 60 ,000
1993 N/A N/A
1996 N/A N/A
SALE OF PROPERTY HSC 34191.5 (c)(1)(B)
Date of
Estimated Proposed Sale Purpose for which property was
Value Basis Current Value Value Prop~osed Sale Date acquired
Los Rios Park-Property purchased by the
City with State park grants funds (Los Rios
Park Acquisition #06-100839), and
transferred to the former redevelopment
agency to assemble for the
Market November-13 N/A N/A implementation of Los Rios Park)
Market November-13 N/A N/A Los Rios Park
Park and recreation; open space; and
Market November -13 N/A N/A school purposes.
Imp lementation of Historic Town Center
Book June-13 Master Plan
Implemen tation of Historic Town Center
Book June-13 Master Plan
Implementation of Historic Town Center
Book June-13 Master Plan
To be To be determined Implementation of Historic Town Center
Book June-13 determined at upon identification of Master Plan
time at time of a developer for the Implementation of Historic Town Center
Book June-13 development. sites. Master Plan
To be determined
upon identification of Implementation of the Los Rios Precise
a developer for the Plan -To relocate the local trash hauler
site. from the Los Rios Historic District to a
Appraised July-11 7,760 ,000 commercial/industrial area
Implementation of Historic Town Center
N/A N/A N/A N/A Master Plan
Implementation of Historic Town Center
N/A N/A N/A N/A Master Plan
APPENDIX G -Page 1
Successor Agency: San Juan Capistrano
County: Orange
LONG RANGE PROPERTY MANAGEMENT PLAN:PROPERTY INVENTORY DATA
HSC 34191.5 (c)(2)
No. Property Type Permissable Use Permissable Use Detail
1 Vacant Lot/Land Governmental Use Passive Park Uses
2 Vacant Lot/Land Governmental Use Passive Park Uses
Park, Public Building, Active Recreation,
3 Roadway/Walkway Governmental Use Public Facilities
S mall scale re tail
4 Parking Lot/Structure Governmental Use and serivce uses
Small scale retail
5 Parking Lot/Structure Governmental Use and serivce uses
Small scale retail
6 ParkinQ Lot/Structure Governmental Use and serivce uses
Retail, office, and
7 Parking Lot/Structure Governmental Use service oriented business
Retail, office, and
8 Commercial Governmental Use service oriented business
Research and development, light
manufacturing, auto sales, office,
g Vacant Lot/Land Future Development warehouse. storage
10 ParkinQ Lot/Structure Governmental Use Public parking easement
11 Parkin Q Lot/Structure Governmental Use Public parking easement
HSC 34191.5 (c)(1)(C)
Address APN# Lot Size
31747
Los Rios St. 121-143-19 1.58 acres
31747 121-143-09;
Los Rios St. 121-143-18 1.83 acres
121-190-57
25925 (undivided interest approximately
Camino Del Avion in parcel} 4.05 Acres
31852 124-160-18
El Camino Real (portion) 0.18 acres
31852
El Camino Real 124-160-16 0.15 acres
31811
El Camino Real 124-160-19 0.46 acres
26874
Ortega Hi g hway 124-160-31 0.81 acres
31776
El Camino Real 124-160-55 0.38 acres
Stonehill Drive 121-240-76
(north side} 121-240-39
between railroad 121-240-73
tracks and San 121-253-13
Juan Creek 121-253-14 16.45 acres
31766 Camino
Capistrano 121-160-22 0.36 acres
31782 Camino
Capistrano 124-160-121 0.21 acres
HSC 34191.5 (c)(1)(D) HSC 34191.5 (c)(1)(E) HSC 34191.5 (c)(1)(F)
History of environmental
contamination, studies,
Contractual and/or remediation, and
Estimate of Current Estimate of requirements for use of designation as a
Current Zoning Parcel Value Income/Revenue income/revenue brownfield site
Specific Plan/Precise Plan
(Los Rios Precise Plan) $ 79,715 $ -None N/A
Specific Plan/Precise Plan Site Remediation from
(Los Rios Precise Plan ) $ 68,825 $ -None prior use completed
Community Park $ 176,418 $ 20.000 None N/A
Town Center District $ 152.262 $ -None N/A
Town Center District $ 126,655 $ -None N/A
Town Center District $ 348 ,788 $ -None N/A
Town Center District $ 1,027,862 $ -None N/A
Town Center District $ 620 ,723 $ -None N/A
Quasi-Industrial/
Commerical Manufacturing $ 7.760,000 $ -None N/A
Town Center District N/A $ -None None
Town Center District N/A $ -None None
APPENDIX G -Page 2
Successor Agency: San Juan Capistrano
County: Orange
LONG RANGE PROPERTY MANAGEMENT PLAN:PROPERTY INVENTORY DATA
HSC 34191.5 (c)(2)
No. Property Type Permissable Use Permissable Use Detail
1 Vacant Lot/Land Governmental Use Passive Park Uses
2 Vacant Lot/Land Governmental Use Passive Park Uses
Park, Public Building. Active Recreation,
3 Roadway!W alkway Governmental Use Public Facilities
Small scale retail
4 Parking Lot/Structure Governmental Use and serivce uses
Small scale retail
5 Parkil}g_ Lot/Structure Governmental Use and serivce uses
Small scale retail
6 Parking Lot/Structure Governmental Use and serivce uses
Retail, office, and
7 Parkinq Lot/Structure Governmental Use service oriented business
Retail, office, and
8 Commercial Governmental Use service oriented business
Research and development, light
manufacturing, auto sales, office,
9 Vacant Lot/Land Future Development warehouse. storage
10 Parking Lot/Structure Governmental Use Public parking easement
11 Parking Lot/Structure Governmental Use Public parking easement
HSC 34191.5 (c)(1)(G) HSC 34191.5 (c)(1)H)
Description of
property's
potential for
transit oriented Advancement of planning objectives History of previous development
development of the successor agency_ proposals and activity
Implementation of the Los Rios
None Specific Plan Los Rios Park-Phase II
Implementation of the Los Rios
None Specific Plan Los Rios Park-Phase II
The property has been developed as
a public street; sports park;
community center and gymnasiun;
Implementation of the Open Space community garden; and Boys & Girls
None Master Plan Club and teen center facility .
Implementation of the Historic Town
Center Master Plan Current Use-Public parking lot
High potential for Implementation of the Historic Town
Center Master Plan Current Use -Public parking lot transit oriented Implementation of the Historic Town development due Center Master Plan Current Use -Public parking lot to proximity to the Implementation of the Historic Town train station Center Master Plan Current Use -Public parking lot
Implementation of the Historic Town
Center Master Plan Current Use-Community Theater
Previous Temporary Use -
Unimproved vehicle storage area for
local auto dealers. Previously
proposed development-Big Box
None Five Year Implementation Plan Retail
High potential for
Implementation of the Historic Town transit oriented
development due Center Master Plan Current Use-Public parking lot
to proximity to the Implementation of the Historic Town
train station Center Master Plan Current Use-Public parking lot
APPENDIX G -Page 3
Successor Agency: San Juan CapistranoCounty: OrangeLONG RANGE PROPERTY MANAGEMENT PLAN: PROPERTY INVESTORY DATAHSC 34191.5 (c)(1)(B)No. Property Type Permissable Use Permissable Use Detail Acquisition Date Value at Time of PurchaseEstimated Current Value Value BasisDate of Estimated Current Value Proposed Sale Value Proposed Sale DatePurpose for which property was acquired1Vacant Lot/LandGovernmental Use Passive Park Uses 1984 $187,947 $79,715 Market November-13N/A N/ALos Rios Park - Property purchased by the City with State park grants funds (Los Rios Park Acquisition #06-100839), and transferred to the former redevelopment agency to assemble for the implementation of Los Rios Park)2Vacant Lot/LandGovernmental Use Passive Park Uses 2001 $1,200,000 $68,825 Market November-13N/A N/ALos Rios Park3Park, Public Building, Roadway/Walkway Governmental UseActive Recreation,Public Facilities 1991 $686,183 $176,418 Market November-13N/A N/APark and recreation; open space; and school purposes.4Parking Lot/StructureFuture DevelopmentSmall scale retailand serivce uses 1986 $152,262 $152,262 Book June-13Implementation of Historic Town Center Master Plan5Parking Lot/StructureFuture DevelopmentSmall scale retailand serivce uses 1986 $126,655 $126,655 Book June-13Implementation of Historic Town Center Master Plan6Parking Lot/StructureFuture DevelopmentSmall scale retailand serivce uses 1988 $348,788 $348,788 Book June-13Implementation of Historic Town Center Master Plan7Parking Lot/StructureFuture DevelopmentRetail, office, and service oriented business 1987$1,027,862 $1,027,862 Book June-13Implementation of Historic Town Center Master Plan8CommercialFuture DevelopmentRetail, office, and service oriented business1988 $620,723 $620,723 Book June-13Implementation of Historic Town Center Master Plan9Vacant Lot/LandFuture DevelopmentResearch and development, light manufacturing, auto sales, office, warehouse, storage20082006200619881988 $6,510,120 $7,760,000 Appraised July-117,760,000 To be determined upon identification of a developer for the site. Implementation of the Los Rios Precise Plan - To relocate the local trash hauler from the Los Rios Historic District to a commercial/industrial area10 To be determined upon identification of a developer for the sites. To be determined at time at time of development. HSC 34191.5 (c)(2)HSC 34191.5 (c)(1)(A)SALE OF PROPERTY APPENDIX F - Page 1
Successor Agency: San Juan CapistranoCounty: OrangeLONG RANGE PROPERTY MANAGEMENT PLAN: PROPERTY INVESTORY DATANo. Property Type Permissable Use Permissable Use Detail1Vacant Lot/LandGovernmental Use Passive Park Uses2Vacant Lot/LandGovernmental Use Passive Park Uses3Park, Public Building, Roadway/Walkway Governmental UseActive Recreation,Public Facilities4Parking Lot/StructureFuture DevelopmentSmall scale retailand serivce uses5Parking Lot/StructureFuture DevelopmentSmall scale retailand serivce uses6Parking Lot/StructureFuture DevelopmentSmall scale retailand serivce uses7Parking Lot/StructureFuture DevelopmentRetail, office, and service oriented business8CommercialFuture DevelopmentRetail, office, and service oriented business9Vacant Lot/LandFuture DevelopmentResearch and development, light manufacturing, auto sales, office, warehouse, storage10HSC 34191.5 (c)(2),947HSC 34191.5 (c)(1)(D) HSC 34191.5 (c)(1)(F)AddressAPN # Lot SizeCurrent ZoningEstimate of Current Parcel Value Estimate of Income/Revenue Contractual requirements for use of income/revenueHistory of environmental contamination, studies, and/or remediation, and designation as a brownfield site31747 Los Rios St.121-143-19 1.58 acresSpecific Plan/Precise Plan(Los Rios Precise Plan) $ 79,715 $ - NoneN/A31747 Los Rios St.121-143-09;121-143-18 1.83 acresSpecific Plan/Precise Plan(Los Rios Precise Plan) $ 68,825 $ - NoneSite Remediation from prior use completed25925Camino Del Avion121-190-57(undivided interest in parcel)approximately 4.05 Acres Community Park $ 176,418 $ 20,000 NoneN/A31852El Camino Real124-160-18(portion) 0.18 acres Tourist Commercial $ 152,262 $ - NoneN/A31852El Camino Real 124-160-16 0.15 acres Tourist Commercial $ 126,655 $ - NoneN/A31811El Camino Real 124-160-19 0.46 acres Tourist Commercial $ 348,788 $ - NoneN/A26874Ortega Highway 124-160-31 0.81 acres General Commercial $ 1,027,862 $ - NoneN/A31776 El Camino Real 124-160-55 0.38 acres General Commercial $ 620,723 $ 1 NoneN/AStonehill Drive (north side) between railroad tracks and San Juan Creek121-240-76121-240-39121-240-73121-253-13121-253-14 16.45 acresQuasi-Industrial/Commerical Manufacturing $ 7,760,000 $ - NoneN/AHSC 34191.5 (c)(1)(C)HSC 34191.5 (c)(1)(E) APPENDIX F - Page 2
Successor Agency: San Juan CapistranoCounty: OrangeLONG RANGE PROPERTY MANAGEMENT PLAN: PROPERTY INVESTORY DATANo. Property Type Permissable Use Permissable Use Detail1Vacant Lot/LandGovernmental Use Passive Park Uses2Vacant Lot/LandGovernmental Use Passive Park Uses3Park, Public Building, Roadway/Walkway Governmental UseActive Recreation,Public Facilities4Parking Lot/StructureFuture DevelopmentSmall scale retailand serivce uses5Parking Lot/StructureFuture DevelopmentSmall scale retailand serivce uses6Parking Lot/StructureFuture DevelopmentSmall scale retailand serivce uses7Parking Lot/StructureFuture DevelopmentRetail, office, and service oriented business8CommercialFuture DevelopmentRetail, office, and service oriented business9Vacant Lot/LandFuture DevelopmentResearch and development, light manufacturing, auto sales, office, warehouse, storage10HSC 34191.5 (c)(2)HSC 34191.5 (c)(1)H)Description of property's potential for transit oriented developmentAdvancement of planning objectives of the successor agency History of previous development proposals and activity NoneImplementation of the Los Rios Specific Plan Los Rios Park - Phase IINoneImplementation of the Los Rios Specific Plan Los Rios Park - Phase IINoneImplementation of the Open Space Master Plan The property has been developed as a public street; sports park; community center and gymnasiun; community garden; and Boys & Girls Club and teen center facility. Implementation of the Historic Town Center Master Plan Current Use - Public parking lotImplementation of the Historic Town Center Master Plan Current Use - Public parking lotImplementation of the Historic Town Center Master Plan Current Use - Public parking lotImplementation of the Historic Town Center Master Plan Current Use - Public parking lotImplementation of the Historic Town Center Master Plan Current Use - Community TheaterNone Five Year Implementation PlanPrevious Temporary Use - Unimproved vehicle storage area for local auto dealers. Previously proposed development - Big Box RetailHigh potential for transit oriented development due to proximity to the train stationHSC 34191.5 (c)(1)(G) APPENDIX F - Page 3