Resolution Number CRA 86-6-17-235
RESOLUTION NO. CRA 86-6-17-2
APPROVING PRELIMINARY REPORT ON PROPOSED REDEVELOPMENT
PLAN AMENDMENT 86-1 AND AUTHORIZING TRANSMITTAL
A RESOLUTION OF THE SAN JUAN CAPISTRANO
COMMUNITY REDEVELOPMENT AGENCY APPROVING THE
PRELIMINARY REPORT ON PROPOSED REDEVELOPMENT
PLAN AMENDMENT 86-1 AND AUTHORIZING TRANSMITTAL
WHEREAS, the City Council of the City of San Juan
Capistrano, by Ordinance No. 488, approved a Redevelopment Plan
for the Central Redevelopment Project (the "Project") and, by
Ordinances Nos. 509 and 547, approved amendments thereto (the
"1984 Amendment" and "1985 amendment," respectively); and,
WHEREAS, the Community Redevelopment Agency of the City
of San Juan Capistrano (the "Agency") is considering the
adopting of a further amendment (the "Proposed Amendment") to the
Redevelopment Plan and has prepared a Preliminary Report, as
provided for by statute, in connection therewith; and,
WHEREAS, Section 33344.5 of the California Health and
Safety Code provides that a Preliminary Report prepared in
connection with the adoption of a redevelopment plan shall
include:
1. The reasons for the selection of the Project Area;
2. A description of the physical, social, and
economic conditions existing in the Project Area;
3. A preliminary assessment of the proposed method of
financing the redevelopment of the Project Area,
including an assessment of the economic
feasibility of the project and reasons for
including a provision for the division of taxes
pursuant to Section 33670 in the Redevelopment
Plan;
4. A description of the specific project or projects
then proposed by the Agency in the Project Area in
sufficient detail and specificity to permit the
fiscal review committee, if one is created, to
review the potential impacts of the proposed
project; and,
5. A description of how the project or projects to be
pursued by the Agency in the Project Area will
improve or alleviate the conditions described in
subdivision (2); and,
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WHEREAS, the Agency has reviewed the report
incorporated herein and attached hereto as Exhibit 2A (the
"Report"), which Report fulfills the requirements of such Section
33344.5; and,
WHEREAS, the time period for the preparation of the
Report to be prepared by the County of Orange pursuant to Section
33328 of the California Health and Safety Code has passed, and
the Report (Exhibits 2A) is timely; and,
WHEREAS, the Agency is requesting that the City Council
call a joint public hearing concerning the Proposed Amendment;
and,
WHEREAS, in connection with such proceedings, the
Agency desires to submit to the City Council a Preliminary
Report, incorporated herein and attached hereto as Exhibit 2A.
NOW, THEREFORE, the San Juan Capistrano Community
Redevelopment Agency does hereby resolve as follows:
June
ATTEST:
AGENCY E R ARY
SECTION 1.
The Agency finds and determines that the Report
fulfills the requirements of Section 33344.5 of the
California Health and Safety Code and approves and
designates such Report as the Preliminary Report.
SECTION 2.
The Executive Director of the Agency is hereby directed
to deliver to each affected taxing entity, as defined
in Section 33353.2 of the California Health and Safety
Code, a copy of the Report (Exhibit 2A).
SECTION 3.
The Executive Director of the Agency is hereby directed
to transmit the Preliminary Report to the City Council.
PASSED APPROVED AND ADOPTED this
1886
F
17th day of
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3'7
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF SAN JUAN CAPISTRANO )
I, MARY ANN HANOVER, Secretary of the San Juan
Capistrano Community Redevelopment Agency, DO HEREBY CERTIFY that
the foregoing is a true and correct copy of Resolution No. CRA
86-6-17-2 , adopted by the Board of Directors of the San Juan
Capistrano Community Redevelopment Agency at a regular meeting
thereof held on the 17th day of June , 1986, by the
following vote:
AYES: Directors Friess, Buchheim,
and Chairman Hausdorfer
NOES: None
ABSENT: Directors Schwartze0/ and Bland /-
(SEAL) �AI�Cw� �/ �� O
MARY A HAN ER, O
AGENCY SECRETARY
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38 STATE OF CALIFORNIA
COUNTY OF ORANGE ) ss. AFFIDAVIT OF POSTING
CITY OF SAN JUAN CAPISTRANO )
MARY ANN HANOVER, being first duly sworn, deposes and
says:
That she is the duly appointed and qualified Secretary
of the San Juan Capistrano Community Redevelopment Agency;
That in compliance with State laws of the State of
California and in further compliance with Resolution No. CRA
83-12-20-1 and on the 19th day of June , 1986, she caused
to be posted:
RESOLUTION NO. CRA 86-6-17-2, being
APPROVING PRELIMINARY REPORT ON PROPOSED REDEVELOPMENT
PLAN AMENDMENT 86-1 AND AUTHORIZING TRANSMITTAL
A RESOLUTION OF THE SAN JUAN CAPISTRANO
COMMUNITY REDEVELOPMENT AGENCY APPROVING THE
PRELIMINARY REPORT ON PROPOSED REDEVELOPMENT
PLAN AMENDMENT 86-1 AND AUTHORIZING TRANSMITTAL
in three (3) public places in the City of San Juan Capistrano,
to wit: City Hall; Old Fire Station Recreation Complex; Orange
County Public Library.
CHECK LIST
RES. NO. CRA R"-/7- a
_Chairman has signed
_Secretary has signed
Agency Seal stamped
ZAll blanks typed in
"Absent" Cj 2z 81
"Noes"
_Typed in Official Record Book
Posted to Classified Card
_Copies sent to 3 ,)
_Legal Publication or ered to be publishes
(date)
No. Af idavits
No. Printed copies required
-4-
MARY ANW HANG ER,�tar
San Juan Capistrano Community
Redevelopment Agency
PRELIMINARY REPORT
REPORT TO THE CITY COUNCIL
ON
AMENDMENT 86-1
TO THE
SAN JUAN CAPISTRANO
CENTRAL REDEVELOPMENT PROJECT
June, 1986
39
EXHIBIT 2A
1.0
2.0
TABLE OF CONTENTS
Page'
INTRODUCTION......................................... 1
REASONS FOR SELECTION OF THE ADDED AREA .............. 4
3.0 DESCRIPTION OF THE PHYSICAL, ECONOMIC, AND
SOCIAL CONDITIONS IN THE ADDED AREA .................. 5
3.1 General Characteristics of the Area to
Be Added to the Central Redevelopment
Project Area (the "Added Area") ................. 6
3.1.1 Land Use ................................. 6
3.1.2 Ownership ................................ 6
3.1.3 Circulation .............................. 6
3.1.4 Zoning ........ 6
3.2 Blighting Factors Indicating Economic
Dislocation, Deterioration, or Disuse
(Section 33032) ................................. 7
3.2.1 Inadequate Public Improvements,
Public Facilities, Open Space,
and Utilities (Section 33032.0 .......... 7
3.2.2 Depreciated Values, Impaired
Investments, Social and Economic
Maladjustment (Section 33032.d) .......... S
3.3 Urbanized Area .................................. 9
4.0 METHOD OF FINANCING THE PROJECT ...................... 9
4.1 General Financing Methods Available
to Agency ....................................... 9
4.2 Estimated Agency Costs .......................... 9
4.3 Proposed Financing Method ....................... 10
5.0 PLAN AND METHOD OF RELOCATION ........................ 10
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41
Page
6.0 ANALYSIS OF THE PRELIMINARY PLAN ..................... 10
7.0 NEIGHBORHOOD IMPACT REPORT ........................... 12
7.1 Description of the Proposed Project
Area and Surrounding Areas 12
7.2 Relocation ...................................... 12
7.2.1 Number of Dwelling Units
Expected to Be Destroyed or
Removed .................................. 12
7.2.2 Number of Persons Expected
to Be Displaced .......................... 12
7.2.3 General Location of Housing
to Be Rehabilitated or
Constructed .............................. 12
7.2.4 Number of Dwelling Units
Planned for Construction or
Rehabilitation, Other Than
Replacement Housing 13
7.2.5 Projected Means of Financing
Proposed Dwelling Units for
Construction of Rehabilitation ........... 13
7.2.6 Projected Timetable for
Meeting Plans ............................ 13
7.3 Traffic Circulation ............................. 13
7.4 Public Services and Utilities ................... 13
7.5 Property Assessments and Taxes .................. 14
8.0 REPORT AND RECOMMENDATIONS OF THE PLANNING
COMMISSION ON THE PROPOSED CENTRAL
REDEVELOPMENT PROJECT ................................ 14
9.0 A SUMMARY OF MEETINGS AND COMMUNICATIONS
WITH PROJECT AREA RESIDENTS AND COMMUNITY
ORGANIZATIONS CONCERNING THE PROPOSED
CENTRAL REDEVELOPMENT PROJECT ........................ 14
42 Page
10.0 FINAL ENVIRONMENTAL IMPACT REPORT .................... 14
11.0 REPORT OF THE ORANGE COUNTY FISCAL OFFICER ........... 15
12.0 REPORT OF FISCAL REVIEW COMMITTEE .................:.. 15
13.0 ANALYSIS OF THE REPORT OF THE COUNTY FISCAL
OFFICER, INCLUDING A SUMMARY OF CONSULTATIONS
WITH EACH TAXING AGENCY .............................. 15
REPORT TO THE CITY COUNCIL
ON AMENDMENT 86-1 TO THE
SAN JUAN CAPISTRANO CENTRAL REDEVELOP
1.0 INTRODUCTION
PROJECT
43
This report to the City Council on the Redevelopment Plan
for the Central Redevelopment Project has been prepared
pursuant to the California Community Redevelopment Law,
Health and Safety Code Sections 33352 and 33354.6, which
state that every redevelopment plan submitted by the San
Juan Capistrano Redevelopment Agency (the "Agency") to the
legislative body (the "City Council") shall be accompanied
by a report containing the following:
a. The reasons for the selection of the project area.
b. A description of the physical, social, and economic
conditions existing in the area.
C. The proposed method of financing the redevelopment of
the project area.
d. A method or plan for the relocation of families,
persons, and business concerns to be temporarily or
permanently displaced from facilities in the project
area, if any.
e. The analysis of the Preliminary Plan for the San Juan
Capistrano Central Redevelopment Project.
f. The report and recommendations of the Planning Commis-
sion regarding the project.
g. Report required by Section 65402 of the Government
Code: Report of Planning Commission as to conformity
of proposed project with General Plan.
h.
Environmental Impact Report, or other
environmental
documentation.
i.
Report of the Orange County
Fiscal Officer, if any.
j.
Report of the Fiscal Review
Committee, if
any.
k.
Neighborhood Impact Report.
1.
Analysis by the Commission
of the Report
of the Orange
County Fiscal Office, if any, including
a summary of
the consultations with each
taxing agency.
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44 The amendment under consideration follows the adoption of
the Redevelopment Plan adopted in July 1983 by Ordinance No.
488. The Plan was subsequently amended on May 15, 1984, by
Ordinance No. 509 and on July 16, 1985, by Ordinance No.
547.
Consideration of Amendment 86-1 is governed by the
California Health and Safety Code, including Sections 33030,
33031, and 33020.1, which provide as follows:
33030. It is found and declared that there
exist in many communities blighted areas which consti-
tute either physical, social, or economic liabilities,
requiring redevelopment in the interest of the health,
safety, and general welfare of the people of such
communities and of the state.
A blighted area is one which is characterized by one or
more of those conditions set forth in Sections 33031 or
33032, causing a reduction of, or lack of, proper
utilization of the area to such an extent that it
constitutes a serious physical, social, or economic
burden on the community which cannot reasonably be
expected to be reversed or alleviated by private enter-
prise acting alone.
33030.5. The California Debt Advisory Commis-
sion, created pursuant to Section 8855 of the Govern-
ment Code, shall conduct a study of each redevelopment
agency created pursuant to this part and submit a
report to the legislature on or before October 1, 1984,
containing all of the following information:
(a) The amount of outstanding indebtedness of each
agency as of a date specified by the Commis-
sion.
(b) The portion of property tax revenues within a
project area which would otherwise be payable to
affected taxing entities if a redevelopment plan
did not contain a provision providing for the
allocation of taxes pursuant to Section 33670.
(c) The potential liability of the State of
California in the event of a default by a rede-
velopment agency on any bonds.
(d) The amount of housing provided to persons and
families of low or moderate income, as defined
by Section 55093, and to very low income house-
holds, as defined by Section 50105. For pur-
poses of this subdivision, the Commission shall
utilize the information contained in the reports
prepared by redevelopment agencies pursuant to
-2-
Section 33080.1 and filed with the
Housing and Community Development
Section 33080.
45
Department of
pursuant to
To the extent feasible, the Commission shall obtain and
utilize information from the Department of Housing and
Community Development and the Controller in preparing
the report required by this section.
33031. A blighted area is characterized by the
existence of buildings and structures, used or intended
to be used, for living, commercial, industrial, or
other purposes, or any combination of such uses, which
are unfit or unsafe to occupy for such purposes and are
conducive to ill health, transmission of disease,
infant mortality, juvenile delinquency, and crime
because of any one or a combination of the following
factors:
(a) Defective design and character of physical
construction.
(b) Faulty interior arrangement and exterior spac-
ing.
(c) High density of population and overcrowding.
(d) Inadequate provision for ventilation, light,
sanitation, open spaces, and recreation facili-
ties.
(e) Age, obsolescence, deterioration, dilapidation,
mixed character, or shifting of uses.
33032. A blighted area is characterized by
properties which suffer from economic dislocation,
deterioration, or disuse because of one or more of the
following factors which cause a reduction of, or lack
of, proper utilization of the area to such an extent
that it constitutes a serious physical, social, or
economic burden on the community which cannot reason-
ably be expected to be reversed or alleviated by
private enterprise acting alone:
(a) The subdividing and sale of lots of irregular
form and shape and inadequate size for proper
usefulness and development.
(b) The laying out of lots in disregard of the
contours and other topography or physical
characteristics of the ground and surrounding
conditions.
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4 6 , (c) The existence of inadequate public improvements,
public facilities, open spaces, and utilities
which cannot be remedied by private or govern-
mental action without redevelopment.
(d) A prevalence of depreciated values, impaired
investments, and social and economic maladjust-
ment.
33320.1. "Project area" means, except as
provided in Sections 33320.2 or 33320.3, a predomin-
antly urbanized area of a community which is a blighted
area, the redevelopment of which is necessary to effec-
tuate the public purposes declared in this part, and
which is selected by the Planning Commission pursuant
to Section 33322.
As used in this section, "predominantly urbanized"
means that not less than 80 percent of the privately
owned property in the project area has been or is
developed for urban uses, is characterized by the
conditions described in subdivisions (a) or (b) of
Section 33032, or is an integral part of an area devel-
oped for urban uses. For the purpose of this section,
a parcel of property, as shown on the official maps of
the County Assessor, is developed if that parcel is
developed in a manner which is either consistent with
zoning or is otherwise permitted under law. For the
purposes of this section, if property is acquired by
the community less than 180 days prior to the date of
adoption of the survey area resolution and is not
dedicated or devoted to a public use on the date the
survey area resolution is adopted, that property shall
be deemed privately owned property.
The requirement that a project be predominantly urban-
ized shall apply only to a project area for which a
final redevelopment plan is adopted on or after
January 1, 1984, or to an area which is added to a
project area by an amendment to a redevelopment plan,
which amendment is adopted on or after January 1,
1984.
2.0 REASONS FOR SELECTION OF THE ADDED AREA
The primary reasons for selection of the Added Area (Exhibit
A) are to overcome a number of obstacles to appropriate
development and to remove or alleviate a number of existing
burdens to the community. The Central Redevelopment Project
Area, including the Added Area, is subject to extensive
regional vehicular impacts that require mitigation through
new roadway construction, bridge improvements, and related
public improvements. These improvements are beyond the
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47
implementation ability of individual adjacent property
owners and in most instances beyond the capability of City
or County improvement programs. Without these improvements,
the existing commercial and residential problems within the
Project Area will not be resolved.
Additional reasons for selection of the Added Area include,
but are not limited to, the following:
a. Correction of the defective design and character of
physical improvements, particularly in the areas of: l)
access and street improvements; 2) sidewalks, street
lights, street trees, etc.; 3) storm drains; and 4)
water service.
b. Resolution of the economic dislocation, deterioration,
and disuse which has resulted from faulty planning
within the City's urban core and the Added Area. The
historic development of the core and the Added Area
require corrective improvements in order to bring the
Redevelopment Area up to modern standards of develop-
ment and amenity. This cannot be accomplished without
the coordinated efforts of"a redevelopment program.
C. Improvement of the existing situation of depreciated
values, impaired investment, and economic maladjustment
which have resulted from the declining commercial
environment in San Juan Capistrano or by the lack of
necessary public improvements.
d. Creation and expansion, wherever feasible, of employ-
ment opportunities, including employment in reconstruc-
tion and execution of the Redevelopment Plan.
e. Provision of the proper mix of commercial services for
the residents of San Juan Capistrano.
f. Achievement of an environment reflecting concern for
architectural and urban design principles.
3.0 DESCRIPTION OF THE PHYSICAL, ECONOMIC, AND SOCIAL CONDITIONS
IN THE ADDED AREA
San Juan Capistrano is unique among Orange County communi-
ties primarily because of its rich history. The community
began with the establishment of the Mission San Juan
Capistrano in 1776. In 1961, San Juan Capistrano became an
incorporated city with a population of 1,278. Today, the
City covers 12 square miles and has a population of 22,000.
The San Diego Freeway, built in the late 1950's, transects
the City from north to south and has served to increase
pressures for growth in San Juan Capistrano and in Orange
County as a whole.
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1 �
•
The rapid suburban settlement of the County has caused vast
areas to be built up over a brief period of time. This
rapid regional growth has created a severe strain on public
improvements and infrastructure within San Juan Capistrano's
Central Redevelopment Project Area and within the Added Area
proposed for inclusion. Public improvements in these areas
are inadequate to accommodate present and anticipated in-
creases in traffic and parking, as well as flood control and
erosion problems and other associated difficulties which
have resulted from the rapid development of the surrounding
region. The inadequacy thus operates as a deterrent to
further development. Productive utilization of the Added
Area will continue to be inhibited until these problems can
be dealt with effectively through redevelopment.
3.1 General Characteristics of the Added Area
3.1.1 Land Use
The Added Area, though cultivated in row crops
in the past, has been vacant and unused for
several years. The designated future land use
on the City's General Plan is "Quasi -Indus-
trial." The 13 -acre portion presently in the
County (and proposed for annexation to the City)
is designated "Industrial Park" on the County's
Capistrano Beach Specific Plan. A General Plan
Amendment to "Special Study Area" is being
considered for the entire Added Area.
3.1.2 Ownership
The Added Area contains three parcels, all owned
by Great Western Savings. The area total ap-
proximately 23 acres.
3.1.3 Circulation
The Added Area fronts on Camino Capistrano and
Doheny Park Road. Addition of the area to the
Redevelopment Project will allow for needed
widening of these arterials and the construction
of sidewalks, street lights, and pedestrian
amenities.
3.1.4 Zoning
The zoning for the Added Area will be consistent
with the land uses designated in the City's
General Plan.l If the General Plan Amendment to
San Juan Capistrano Municipal Code, Volume 2, 1980.
Ul!
3.2
49
"Special Study Area" is approved, the corres-
ponding development zoning would probably be PD
(Planned Development).
Slighted areas in San Juan Capistrano constitute social
and economic liabilities, or both, and require redevel-
opment in the interest of the health, safety, and
general welfare of the people in the community. In the
proposed Added Area, blight is characterized by one or
more of the following conditions: 1) inadequate public
improvements, public facilities, and utilities and 2)
prevalence of depreciated values, impaired investments,
and economic maladjustment.
3.2.1
The parcels, proposed for inclusion within the
Central Redevelopment Project Area are impacted
by this form of blight. Examples of constraints
on development which are essentially beyond the
control of private developers and may require
redevelopment assistance are insufficient sewage
capacity at the South East Regional Reclamation
Authority (SERRA) sewage treatment plant and the
need to provide major street improvements of
countywide benefit to Camino Capistrano and
Doheny Park Road.3
The Redevelopment Agency could assist in over-
coming these difficulties in the following
ways:
The Agency could facilitate expansion of the
capacity of the existing sewage treatment
plant or assist in the construction of a new
treatment plant to serve the Redevelopment
Area. With the expansion of sewage facili-
2 Health and Safety Code, Section 33032(a -d).
3 See draft Environmental Impact Report on proposed Great
Western -Price Club General Plan Amendment, Rezone, and
Development Plan - May 1986.
NOTE: Documents referenced in this report are on file at the City
of San Juan Capistrano municipal offices, 32400 Paseo
Adelanto, San Juan Capistrano, California.
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50
3.2.2
ties, the Redevelopment Agency could further
mitigate development costs by agreeing to
extend sewer service to project areas in
need.
The Agency could assist in implementing major
street improvements to facilitate adequate
circulation on and access to Camino
Capistrano and Doheny Park Road.
Traffic volumes from development of the Added
Area and surrounding properties are also ex-
pected to warrant provision of a signal at the
intersection of Camino Capistrano and Avenida
Aeropuerto. Camino Capistrano at this location
is shown as a primary arter5ial on both the City
MPSH4 and the County MPAH.
One major indication of economic maladjustment
suggesting the need for public intervention
by the Redevelopment Agency is the complete lack
of productive utilization of the parcels within
the proposed Added Area. In 1978 -and 1983,
major development projects were proposed within
the Area.6# The 1978 project was withdrawn
prior to formal review. The 1983 project was
approved by the City but never built.
The lack of construction activity can be attri-
buted to a number of factors, including among
them the following:
. Feasibility of financing the development;
4 General Plan Circulation Element, City of San Juan
Capistrano.
5 General Plan Circulation Element, County of Orange.
6 Rezone 78-3, Fainbarg Zone Change and Annexation, with draft
Environmental Impact Report, City of San Juan Capistrano -
October 1978.
? Rezone 83-2, Architectural Control 83-1, Tentative Parcel
Map 83-862, Capistrano Commerce Center (Davis Developments),
with draft Environmental Impact Report, City of San Juan
Capistrano - July 1983.
C=
• Litigation among private parties; 5
. Lack of market demand;
• Cost of City requirements regarding public
improvements.
Inclusion of the proposed Added Area within the
Redevelopment Project Area would help ensure
that the necessary financial assistance is
available to allow productive utilization of the
parcels.
3.3 Urbanized Area
The Added Area is an integral part of an area developed
for urban uses. It is linked by common circulation
systems to urbanized areas and the central core of the
community. The Central Redevelopment Project, with or
without the proposed Added Area, is predominantly
urbanized and satisfies Section 33320.1 of the
California Redevelopment Law.
4.0 METHOD OF FINANCING THE PROJECT
4.1 General Financing Methods Available to Agency
The proposed Amendment to the Redevelopment Plan
authorizes the Agency to finance the project with
financial assistance from the City, State of
California, federal government, interest income, Agency
bonds, or any other available sources.
4.2 Estimated Agency Costs
One of the primary purposes of the proposed Amendment
is to revitalize and upgrade a significant area of the
City by eliminating the conditions of blight in the
Added Area; such conditions evidenced by, among other
things; lack of productive utilization and substandard
public improvements. The Agency proposes to eliminate
such conditions through land acquisition, land disposi-
tion for private development, and through installation
of public improvements within and serving the Project
Area.
The fiscal impact of the Amendment has been discussed
as part of the environmental documentation identified
in Section 3.0 --essentially no adverse fiscal impacts
are anticipated. Agency staff will continue to hold
meetings with taxing agencies involved to ensure that
no adverse fiscal impacts are created.
5 4.3. Proposed Financing Method
Preliminary review of the Agency's assumed program
indicates that projected tax increment revenues, if
any, and land disposition proceeds would be insuffi-
cient to meet estimated costs. Agency staff have
identified additional funding sources which include
surtax, CDBG, and other sources. As available, gas tax
funds from the State of California and the County of
Orange will be used for the street system.
Advances and loans for survey and planning and for the
operating capital for nominal administration of this
project have been and are to be provided by the City
until adequate funds are available or sufficiently
assured to repay the loans and to permit borrowing
adequate working capital from sources other than the
City. The City as it is able will also supply addi-
tional assistance through City loans and grants for
various public facilities.
The proposed Redevelopment Plan Amendment does not
affect the existing limits of tax increment which may
be allocated to the Agency. The Plan limits the amount
of tax increment dollars which may be allocated to the
Agency to a cumulative total of $432,000,000. It also
limits the principal amount of Agency-bonded'indebted-
ness which is to be repaid in whole or in part from tax
increment funds to a total of $100,000,000 outstanding
at any one time.
5.0 PLAN AND METHOD OF RELOCATION
The proposed Added Area is composed only of vacant land.
Therefore, no relocation is necessary under this Redevelop-
ment Plan Amendment.
6.0 ANALYSIS OF THE PRELIMINARY PLAN
The Amended Preliminary Plan for the proposed San Juan
Capistrano Central Redevelopment Project, including the
proposed Added Area, describes the boundaries of the pro-
posed Project Area, contains general statements regarding
land uses, layout of principle streets, population densi-
ties, building intensities, and building standards proposed
as the basis for the redevelopment of the area, indicates
the proposed redevelopment conforms to the General Plan of
the City and describes generally the impact of the proposed
project upon residents thereof and upon the surrounding
neighborhood.
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53
The proposed Redevelopment Plan for the Project Area con-
forms with the standards and provisions of the Preliminary
Plan. The Project Area boundaries remain the same. The
Redevelopment Plan proposes the same land uses.
The Redevelopment Plan includes all principle streets indi-
cated in the Preliminary Plan. Population densities and
building intensities are in compliance with limits estab-
lished in the Preliminary Plan. Proposed building standards
remain the same.
As set forth in the'Preliminary Plan, the proposed Redevel-
opment Plan for the overall Project Area (including the
Added Area) will attain the purposes of the California
Redevelopment Law through:
a. The elimination of environmental deficiencies, includ-
ing, among others, small and irregular lots, incompa-
tible land uses, obsolete, deteriorated, and/or dilapi-
dated building types, substandard and deteriorated
public improvements, faulty lot layout in relation to
size, shape, accessibility, and circulation and useful-
ness to permit the return of the project, areland to
uses related in a functional and economically feasible
arrangement with maximum participation by owners and
business tenants in the revitalization of their proper-
ties.
b. The achievement of changes in underproductive land uses
through planned and coordinated development and the
protection and buffering or screening of commercial/
industrial uses from residential uses or incompatible
uses wherever feasible.
C. The provision of land for public uses and facilities
including, among others, civic, cultural and social
uses, utilities, and open space types of use such as
streets, parking areas, and other public grounds and
space around public or private buildings and structures
and improvements.
d. The creation and expansion wherever feasible of employ-
ment opportunities for area residents, including
employment of area residents in reconstruction and
community programs during plan implementation.
e. Removal of impediments to land disposition and develop-
ment through assembly of land into reasonably sized and
shaped parcels served by improved public facilities.
f. The achievement of an environment reflecting a high
level of concern for architectural and urban design
principles.
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54
The City of San
Juan Capistrano
has adopted a General Plan
which includes
all elements mandated
by state law. The
Preliminary Plan
and the proposed
Redevelopment Plan conform
to the General Plan and mandatory
elements thereof.
Impact of the proposed project upon the residents and the
surrounding neighborhood will be as set forth in the Preli-
minary Plan and as more fully described in Section 7.0 of
this Report.
7.0 NEIGHBORHOOD IMPACT REPORT
The impact of the San Juan Capistrano Central Redevelopment
Project upon residents of the Project Area and surrounding
neighborhoods will, in general, be in the areas of reloca-
tion, traffic circulation, public facilities, environmental
quality, property assessments and taxes, commercial retail/
service activities, employment opportunities, economic and
residential development, and the physical and social quality
of the neighborhood. Provision of circulation improvements
may relieve some traffic congestion presently in existence
on City streets.
7.1 Description of the P
A description of the proposed Added Area is included in
Section 3.0. The area is bounded by mobile home parks
on the north and east, a shopping center on the south,
and railroad tracks and vacant land on the west.
7.2 Relocation
In any redevelopment project, project area occupants
may be relocated during project implementation.
7.2.1
The proposed Added Area is vacant. No existing
units will be destroyed or removed.
7.2.2 Number of Persons Expected to Be Displaced
Because the Added Area is vacant, no persons
will be displaced.
7.2.3 General Location of Housing to Be Rehabilitated
or Constructed
Not applicable (commercial use is proposed for
the Added Area).
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55
7.2.4 Number of .Dwelling Units Planned for Construc-
Housing
See Section 7.2.3 above.
7.2.5 Projected Means of Financing Proposed Dwelling
Units for Construction or Rehabilitation
See above.
7.2.6 Projected Timetable for Meeting Plans
It is anticipated that construction within the
Added Area would begin in 1987 if the Redevelop-
ment Plan Amendment is approved.
7.3 Traffic Circulation
Existing and proposed traffic volumes in the Project
Area and the surrounding areas have been based upon the
Circulation Element of the General Plan, the County
Master Plan for Highways, and various detailed Environ-
mental Impact Reports. These studies indicate that
efficient access can be provided for both the Added
Area and the Project Area as a whole, but that a number
of roadway improvements are required in order for
appropriate redevelopment/revitalization to occur.
The primary objective of the planned roadway improve-
ments is to relieve congestion within the commercial
core by vehicles attempting to make connection with the
interchange between Ortega Highway and the Interstate 5
freeway. All planned roadway improvements identified
in the Preliminary Redevelopment Plan are based upon
this basic objective.
Traffic and circulation impacts for the Added Area are
described in the Environmental Impact Reports identi-
fied in Section 3.0.
7.4 Public Services and Utilities - Quality of Education
The impact of the proposed project on public facilities
was also considered in the above required Environmental
Impact Reports. The following areas are addressed in
the Environmental Impact Reports:
. Police
• Fire
• Water
• Sewage
• Electricity
Gas
. Solid Waste
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• Telephone
• Schools
. Health Care
• Energy Conservation
• Fiscal Impacts
• Social Issues
56
•
9.0
10.0
7.5 Property Assessments and Taxes
In general, the taxable valuations of property within
the Project Area, including the Added Area, and adjoin-
ing the Project Area should increase as construction or
reconstruction of public and other development improve-
ments occurs. The Assessor may increase property
valuations at the maximum rate of two percent per year,
allowed under Proposition 13, regardless of project
related actions. In cases where property changes
hands, the Assessor will likely assess the property at
the newly recorded market value. Additionally, the
Assessor will reassess the added value to property and
improvements due to any new development or rehabilita-
tion which occurs.
The only other matters potentially affecting property
taxes in the Project Area and surrounding areas would
be the possibility of additional levies due to special
assessment districts. There are no proposals for such
districts at this time, although options for such may
be considered at a later date. A parcel evaluation
would be undertaken at a later date should it be de-
sired to create one or more special assessment dis-
tricts within the Project Area. It should also be
noted that special assessment districts for various
legally permitted purposes may be established by the
City irrespective of whether a redevelopment project is
adopted.
OF THE PLANNING COMMISSION ON THE
VWM oon.Tvrm
(Refer to Exhibit 1, to be added prior to the public hearing
of the proposed Redevelopment Plan.)
(Refer to Exhibit 2, to be added prior to the public hearing
of the proposed Redevelopment Plan.)
FINAL ENVIRONMENTAL IMPACT REPORT
(Refer to Exhibit 3, to be added prior to the public hearing
of the proposed Redevelopment Plan.)
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11.0 REPORT OF THE ORANGE COUNTY FISCAL OFFICER 9" 7
(Refer to Exhibit 4, to be added prior to the public hearing
of the proposed Redevelopment Plan.)
12.0 REPORT OF FISCAL REVIEW COMMITTEE
(Refer to Exhibit 5, to be added prior to the public -hearing
of the proposed Redevelopment Plan.)
13.0 ANALYSIS OF THE REPORT OF THE COUNTY FISCAL OFFICER. INCLUD-
(Refer to Exhibit 6, to be added prior to the public hearing
of the proposed Redevelopment Plan.)
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area already within,
central
redevelopment project
area already within city,
to be added to central
redevelopment project
area to be annexed,
and added to central
redevelopment project
EXHIBIT A
Redevelopment Plan Amendment 86-1:
Area to be Added to
Central Redevelopment
Project
}
required pdit CAPITAL
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i
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; IMPROVEMENTS
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LOS RIGS.Ir
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FIRE STATION RELOCATpN
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STGNEHILL DRIVE
GREAT WESTERN PROPERTY -
I
I� DElF:T>QPMENT AGENCY
A A ` CAPISTRANO