Resolution Number 85-5-21-5269
RESOLUTION NO. CRA 85-5-21-5
APPROVING A REPORT TO THE CITY COUNCIL
(REDEVELOPMENT PLAN AMENDMENT 84-1)
A RESOLUTION OF THE SAN JUAN CAPISTRANO
COMMUNITY REDEVELOPMENT AGENCY APPROVING
A REPORT TO THE CITY COUNCIL
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
Ordinance No. 509 approved an amendment thereto (the "1983
Amendment"); and,
WHEREAS, the Community Redevelopment Agency of the City
of San Juan Capistrano (the "Agency") is considering the adoption
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, the Agency has requested 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 report
incorporated herein and attached hereto as Exhibit "A" (the
"Report").
NOW, THEREFORE, the San Juan Capistrano Community
Redevelopment Agency does hereby resolve as follows:
SECTION 1.
The Agency approves the Report (Exhibit "A") and
authorizes and directs the Executive Director to transmit such
Report to the City Council.
May
ATTEST:
MENZ
yr
yZ
PASSED, APPROVED AND ADOPTED this 91-t day of
1985
-1-
270
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
85-5-21-5 , adopted by the Board of Directors of the San Juan
Capistrano Community Redevelopment Agency at a regular meeting
thereof held on the 21st day of May 19g9, by the
following vote:
AYES: Directors Friess, Bland, Schwartze,
Buchheim and Chairman Hausdorfer
NOES: None
ABSENT: None /f
(SEAL)
MARY A OV�I ER,
AGENCY SECRETARY
-2-
2'71
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 25th day of May , 1985, she caused
to be posted:
RESOLUTION NO. CRA 85-5-21-5
being: APPROVING A REPORT TO THE CITY COUNCIL
(REDEVELOPMENT PLAN AMENDMENT 84-1)
A RESOLUTION OF THE SAN JUAN CAPISTRANO
COMMUNITY REDEVELOPMENT AGENCY APPROVING
A REPORT TO THE CITY COUNCIL
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.
0RNOVER, Seycre
San Juan Capistrano Community
Redevelopment Agency
CHECK LIST
RES. NO. CRA _A
_Chairman has signed
_Secretary has signed
_Agency Seal stamped
All blanks typed in
"Absent"
"Noes"
_Typed in Official Record Book
_Posted to Classified Car
Copies sent to (g .11'
r.
Legal Publication otdereld to be published
(date)
No. Affidavits i
No. Printed copies required
7 7U—
Remarks
e,
-3-
2'73
P R E L I M I N A R Y R E P O R T
AMENDMENT 84-1
SAN JUAN CAPISTRANO COMMUNITY
REDEVELOPMENT AGENCY
2'74
REPORT TO THE CITY COUNCIL
ON
AMENDMENT 84-1
TO THE
SAN JUAN CAPISTRANO
CENTRAL REDEVELOPMENT PROJECT
1 t 1R Yum J ueu. a.nraa a aww
................ ..........
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May, 1985
N
EXHIBIT A
TABLE OF CONTENTS
2'75
Page
1.0 INTRODUCTION
1
2.0 REASONS FOR SELECTION OF THE ADDED AREA
4
3.0 DESCRIPTION OF THE PHYSICAL, ECONOMIC AND SOCIAL
CONDITIONS IN THE ADDED AREA
6
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
7
3.1.3 Circulation
7
= 3.1.4 Zoning
8
3.2 Blighting Factors Indicating Economic
16
Dislocation, Deterioration, or Disuse
General Financing Methods Available to Agency
(Section 33032)
8
3.2.1 Inadequate Public Improvements,
Public Facilities, Open Space,
and Utilities (Section 33032.c)
9
3.2.2 Depreciated Values, Impaired
Investments, Social and Economic
Maladjustment (Section 33032.d)
14
3.3
Urbanized Area
16
4.0 METHOD
OF FINANCING THE PROJECT
16
4.1
General Financing Methods Available to Agency
16
4.2
Estimated Agency Costs
17
4.3
Proposed Financing Method
17
4.4
Tax Increment Limitations and Requirements
18
2 �V � TABLE OF CONTENTS
Continued
Page
5.0 PLAN
AND METHOD
OF RELOCATION
20
5.1
General
20
5.2
Administrative Organization
20
5.2.1
Responsible Agency
20
5.2.2
Functions
21
5.3
Relationships
with Site Occupants
23
5.4
Assistance
to Businesses
23
5.5
Temporary
Moves
24
5.6
Relocation
Standards
25
5.7
Grievance
Procedures
25
6.0 ANALYSIS
OF THE
PRELIMINARY PLAN
25
7.0 NEIGHBORHOOD
IMPACT
REPORT
27
7.1
Description of the Proposed Project Area
and Surrounding
Areas
27
7.2
Relocation
27
7.2.1
Number of Dwelling Units Expected
to be Destroyed or Removed
27
7.2.2
Number of Persons Expected to be
Displaced
27
7.2.3
General Location of Housing to
be Rehabilitated or Constructed
28
7.2.4
Number of Dwelling Units Planned
for Construction or Rehabilitation,
Other than Replacement Housing
28
7.2.5
Projected Means of Financing Proposed
Dwelling Units for Construction of
Rehabilitation
28
7.2.6
Projected Timetable for Meeting Plans
28
TABLE OF CONTENTS 2 '717
(Continued)
Page
7.3 Traffic Circulation 28
7.4 Public Services and Utilities 29
7.5 Property Assessments and Taxes 29
8.0 REPORT AND RECOMMENDATIONS OF THE PLANNING
COMMISSION ON THE PROPOSED CENTRAL REDEVELOPMENT
PROJECT 30
9.0 A SUMMARY OF MEETINGS AND COMMUNICATIONS WITH
PROJECT AREA RESIDENTS AND COMMUNITY ORGANIZATIONS
CONCERNING THE PROPOSED CENTRAL REDEVELOPMENT
PROJECT 30
10.0 FINAL ENVIRONMENTAL IMPACT REPORT 30
11.0 REPORT OF THE ORANGE COUNTY FISCAL OFFICER 30
12.0 REPORT OF FISCAL REVIEW COMMITTEE 30
13.0 ANALYSIS OF THE REPORT OF THE COUNTY FISCAL
OFFICER, INCLUDING A SUMMARY OF CONSULTATIONS WITH
EACH TAXING AGENCY 30
2'78
REPORT TO THE CITY COUNCIL
ON AMENDMENT 84-1 TO THE
SAN JUAN CAPISTRANO CENTRAL REDEVELOPMENT PROJECT
1.0 INTRODUCTION
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 states that every
redevelopment plan submitted by the San Juan Capistrano
Redevelopment Agency (the "Agency") to the legislative body (the
City Council) or an amendment adding territory to an existing redevel-
opment project area shall be accompanied by a report containing:
A. The reasons for the selection of the project are.
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.
E. The analysis of the Preliminary Plan for the San Juan
Capistrano Central Redevelopment Project.
F. The report and recommendations of the Planning
Commission 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. The Environmental Impact Report for the San Juan
Capistrano Central Redevelopment Project.
I. Report of the Orange County Fiscal Officer, if any.
J. Report of the Fiscal Review Committee, if any.
K. Neighborhood Impact Report.
L. Analysis by the Commission of the Report of the Orange
County Fiscal Officer, if any, including a summary of
the consultations with each taxing agency.
1
27g
The amendment under consideration follows the adoption of
the redevelopment plan adopted on July, 1983, by Ordinance No.
488. The plan was subsequently amended on May 15, 1984, by
Ordinance No. 509.
Consideration of amendment 94-1 is governed by the Cali-
fornia 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 !t blighted areas which constitute either
physical, social, or economic liabilities, requiring re-
development 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 enterprise acting alone.
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, trans-
mission 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 construc-
tion.
(b) Faulty interior arangement and exterior spacing.
(c) High density of populaton and overcrowding.
(d) Inadequate provision for ventilation, light, sanita-
tion, open spaces, and recreation facilities.
(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 reasonably be ex-,
petted to he 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.
(c) The existence of inadequate public improvements,
public facilities, open spaces, and utilities which cannot be
remedied by private or governmental action without redevelop-
ment.
(d) A prevalence of depreciated values, impaired invest-
ments, and social and economic maladjustment.
33320.1. "Project area" means, except as provided in
Section 33320.2 or 33320.3, a predominantly urbanized area of a
community which is a blighted area, the redevelopment of which
is necessary to effectuate the public purposes declared in this
part, and which is selected by the planning commission pursuant
to Section 33322. .
3
281
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 33.032, or is an integral part of an area
developed for urban uses. For the purposes 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 resolu-
tion is adopted, that property shall be deemed privately owned
property.
The requirement that a project be predominantly urbanized
shall apply only to a project area for which a final redevelop-
ment 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 redevelop-
ment 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 (Ex-
hibit A) are to overcome a number of obstacles to appropriate
development of the urban core of San Juan Capistrano, and to
remove or alleviate a number of existing burdens to the communi
ty. The core, including.the_Added Area, is subject to extensive
regional vehicular impacts that require mitigation through new roed-
way construction, bridge improvements and related public improvements.
These improvements are beyond the implementation abiTity'bf'-fff iV1-
dual,adjacent property owners and in most instances beyond the --
capability of City or County improvem.,it programs. Witnout
these improvements the existing c =iriereial and residential
problems within the core area will not he r--soi,,�,
Additional reasons for selection of the Added Area include
but are not limited to:
A. Correction of the defective design and character of
physical construction, particularly in the areas of:
1) access improvements; 2) undergrounding of power and
communication lines; 3) correction of street
improvement deficiencies such as broken pavements,
sidewalks, curbs and storm water drainage; 4)
implementation of appropriate buffers between
commerical and residential land uses.
B. Resolution of the economic dislocation, deterioration
and disuse which has resulted from faulty planning
0
282
Plan.
G.
Provision, within the core area, of the proper mix
within the
core area and the Added Area. The historic
commercial services for the residents of San
development
of the core
area and the Added Area needs
some "fine
tuning" in
order to convert existing
patterns of
development
to the needs of today and the
Implementation of the plan with a minimum of
future. This
cannot
be accomplished without the
of a
coordinated
efforts of a
redevelopment program.
development.
1.
Im rove Inadequate Local and Regional Circulation
C. Correction
of existing
lot subdivision patterns which
are irregularly
shaped
and contain undersized parcels
for appropriate development.
D. Provision
of adequate
public improvements, public
facilities,
open spaces
and utilities.
E. Improvement of the existing situation of depreciated
values, impaired investment and economic maladjustment
which has resulted from the declining commercial
environment in San Juan Capistrano or by the lack of
necessary public improvements and by flooding.
F. Creation and expansion, wherever feasible, of employ-
ment opportunities including employment in
reconstruction and execution of the Redevelopment
San Juan Capistrano's Central Business District is
currently burdened with severe traffic congestion
resulting from inadequate access to the I-5 Freeway
from the surrounding region. Currently, the only
access to the freeway for the region is through the
Central Business District, resulting in unacceptably
high levels of traffic congestion. In order to
alleviate this condition, the Agency proposes
participation in the construction and improvement of
additional roads and freeway interchanges to the north
5
Plan.
G.
Provision, within the core area, of the proper mix
of
commercial services for the residents of San
Juan
Capistrano.
H.
Achievement of an environment reflecting concern
for
architectural and urban design principles.
I.
Implementation of the plan with a minimum of
resi-
dential dislocation while insuring the provision
of a
well designed and economically viable area
for
development.
1.
Im rove Inadequate Local and Regional Circulation
atterns
San Juan Capistrano's Central Business District is
currently burdened with severe traffic congestion
resulting from inadequate access to the I-5 Freeway
from the surrounding region. Currently, the only
access to the freeway for the region is through the
Central Business District, resulting in unacceptably
high levels of traffic congestion. In order to
alleviate this condition, the Agency proposes
participation in the construction and improvement of
additional roads and freeway interchanges to the north
5
283
and south which will provide alternative access to and
from the freeway. These improvements will benefit the
Central Business District and the Added Area and will
be a valuable contribution to the regional circulation
system.
Portions of the Added Area have also had access
impaired or cut off entirely by construction of the
I-5 Freeway. Public improvements are proposed to the
Added Area in order to restore proper access (Exhibit
B).
3.0 DESCRIPTION OF THE PHYSICAL, ECONOMIC, AND SOCIAL CONDITIONS
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 21,000. 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.
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 the public
improvements and infrastructure within San Juan's Central
Redevelopment Project Area and within the Added Area proposed
for inclusion. Public improvements in these areas are in-
adequate to accommodate present and anticipated increases in
traffic and parking, as well as flood control and erosion
problems and other associated dificulties which have resulted
from the rapid development of the surrounding region. The
inadequacy thus operates as a deterrent to further development.
Proper growth and development 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 consists of a variety of
land uses, as indicated in the General
Plan, including low to high density
residential, commercial, industrial, public
and institutional, and open space. The
E
area is composed of eight project sites
(SAS, Williams, Endevco, TrammelCrow,
Honeyman, Ortega, Arosa, and Lyon) divided
into three sub -areas which total
approximately 170 acres (Exhibit A). Of
this, 23 acres have been developed, 42+
acres are vacant but totally undevelopable
due to steep slopes, floodplains, etc., the
remainder of the area is presently
undeveloped.
3.1.2 Ownership
The Added Area contains approximately 35
parcels. The major landowner for each
project site is: Fred Ash and Sons;
Rachelam T. Daniel; Aminta NV; Crow -San
Juan Ranch; Romarco Realty Corporation;
Ortega Properties; Melford Developments;
and 8rinderson Development Corporation.)
3.1.3 Circulation
The areas proposed to be amended to the
Central Redevelopment Project Area are
situated along the east side of Interstate
5 (San Diego Freeway). State Route 74
(Ortega Highway) intersects the proposed
Added Area approximately midway, just east
of the City's commercial core (Exhibit A).
One of the major issues for the Added Area
is the need to improve circulation and
access within the area by upgrading
existing roads and constructing new roads.
A second major need is to improve access
between the Added Area and the City to the
west of the freeway, especially between the
Ortega project site and City's downtown
commercial core.
The Circulation Element of the General Plan
addresses many of the roadway improvments
needed to alleviate the traffic congestion
and poor access blighting the Added Area.
)Orange County Assessor's Office, Property Owner Listing,
FY84-85.
NOTE: Unless otherwise noted, reference documents are on file
in the City's Department of CP R D.
7
3.1.4 Zoning 2 V' QoN
The zoning for the Added Area is consistent
with the land uses designated in the City's
General Plan.2
3.2 Blighting Factors Indicatin Economic Dislocation
Deterioration, or Disuse ISection 33032
Blighted areas in San Juan Capistrano constitute social
and economic liabilities, or both, and require
redevelopment in the interest of the health, safety,
and general welfare of the people in the community.
In the areas proposed to be amended to the Central
Redevelopment Project area, blight is characterized by
one or more of the following conditions: (1) lots of
irregular form and shape and inadequate size for
proper usefulness and development; (2) inadequate
public improvements, public facilities, open spaces,
and utilities; and (3) prevalence of depreciated
values, impaired investments, and social and economic
maladjustment.
The presence of lots of deficient size and arrangement
to accommodate appropriate development have negatively
impacted the Added Area, in particular subarea 2. The
Redevelopment Agency could substantially enhance the
development viability of the subarea by consolidating
and redesigning parcels in order to (1) accommodate a
secondary vehicular access and (2) provide suitable
locations for large scale development.
Improving the overall circulation system is key to
attracting desirable development to the site. At
present, the heavily traveled Ortega Highway is the
project area's only point of access. The proposed
secondary access would cross the freeway below Ortega
Highway and connect the southern portion of the Ortega
project site with the downtown. The Agency could
further enhance the site's internal circulation by
connecting the existing cul -de -sated streets to the
new secondary access.
Another important key to facilitating desirable
development in the project area is the creation of
appropriate sites for larger scale business and
industrial uses. This would require the Agency to
reassemble various parcels and modify the existing
infrastructure which was intended to serve smaller
lots.
2San Juan Capistrano Municipal Code, Volume 2, 1980.
3Health and Safety Code, Section 33032. a - d.
96
3.2.1 Existence of Inade uate Public
m rovements, u is aci sties, Open
UP
, an utilities is annot e -
eme ie rivate or Governmentalc ion
t 7out a eve opment ection c
All 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 county -wide benefit which
may be beyond the means of individual
developers.)
The Redevelopment Agency could assist in
overcoming 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
facilities, the Redevelopment Agency
could further mitigate development
costs by agreeing to extend sewer
service to project areas in need.
1See Draft Environmental Impact Reports for the City of San Juan
Capistrano:
Ortega Highway Properties, January, 1978
Brinderson William Lyon Company Apartment Complex, April,
1984
Forster Canyon Planned Community, November, 19.80
Swanner and Williams Properties, 1976
Honeyman Ranch, November, 1978
San Juan Capistrano Convention Hotel Complex, October, 1982
4
L
The Redevelopment Plan Added Area
encompasses a total of 170 acres and is
composed of eight project sites situated on
the east side of the I5 Freeway. For
descriptive purposes, the Added Area has
been divided into three subareas (Exhibit
A). The need for street and highway
improvements is documented in the following
paragraphs for each subarea:
Area 1 SAS/Williams/Endevco/Trammel-
row oneyman - This area consists of five
project sites totaling 75 acres.
Approximately 13+ acres are currently
developed. All of the project sites are
adjacent to Rancho Viejo Road.
At present, improvements are needed for
RanchoViejo Road from the northern City
ts to approximately 150 feet south of
Malaspina Road (Exhibit B). This portion
of the road is two lane and in poor
condition in many areas. Nearly half the
needed improvements to Rancho Viejo Road
cannot be incurred by the private sector.
As a result, these improvements are
proposed to be undertaken with assistance
from the Redevelopment Agency.
Both the City's Master Plan of .Streets and
Highways (MPSH) and the County of Orange
Master Plan of Arterial Highways (MPAH)
r designate Rancho Viejo Road as a secondary
arterial. Upgrading Rancho Viejo Road to
10
287
° Coupled with Agency support of Senate
Bill 201 and City Council Ordinance
No. 424, requiring mandatory
dedication of land and/or money for
schools, the Redevelopment Agency
could, on the behalf of a developer,
--
contribute a portion of the required
=---;
fees to the school district.
vY+^fir".
The Agency could assist in
'
implementing major street
improvementsT to facilitate adequate
circulation within the various areas
to be amended as well as between the
existing Central Re e3 veoppment
Project area and the amendment areas.
The Redevelopment Plan Added Area
encompasses a total of 170 acres and is
composed of eight project sites situated on
the east side of the I5 Freeway. For
descriptive purposes, the Added Area has
been divided into three subareas (Exhibit
A). The need for street and highway
improvements is documented in the following
paragraphs for each subarea:
Area 1 SAS/Williams/Endevco/Trammel-
row oneyman - This area consists of five
project sites totaling 75 acres.
Approximately 13+ acres are currently
developed. All of the project sites are
adjacent to Rancho Viejo Road.
At present, improvements are needed for
RanchoViejo Road from the northern City
ts to approximately 150 feet south of
Malaspina Road (Exhibit B). This portion
of the road is two lane and in poor
condition in many areas. Nearly half the
needed improvements to Rancho Viejo Road
cannot be incurred by the private sector.
As a result, these improvements are
proposed to be undertaken with assistance
from the Redevelopment Agency.
Both the City's Master Plan of .Streets and
Highways (MPSH) and the County of Orange
Master Plan of Arterial Highways (MPAH)
r designate Rancho Viejo Road as a secondary
arterial. Upgrading Rancho Viejo Road to
10
this level of service will require: a)
wi_dgning" the road from two lanes to four
r:q ageS� .1ngludi,ng a landscaped central
`median; ::.b} in5ta11ing curb, gutter, and
.street,,,lights,; : c) providing sidewalks and
cdni;indi,rj' a+, ggional bikewayl along the
east side .of a road; and d) landscaping
along botKi'sides of the road. The latter
is particularly important at the northern
end of Rancho Viejo Road across from the
SAS pr,Qject site. Here a landscape buffer
As 'e���.d to mitigate freeway noise .and
vi,sua1� 0ppoacts.
Another important key to substantially
improving traffic conditions along Rancho
Viejo Road is to widen the narrow 24 -foot
roadway at the Trabuco Creek Bride to
accommodate four anes -of traffictrafficr an
off road regional bikeway.3 Traffic
volumes at the bridge warrant this ex-
pansion which will eliminate the current
bottleneck situation.4
Traffic volumes are also expected to
warrant provision of a signal at the
intersection of Rancho Viejo Road and
Juni ero Serra Road.5 Junipero Serra Road
at this ocation is shown as a primary
arterial on both the City MPSH and the
Conty MPAH and is also designated for a
county -wide bikeway in the City's General
Plan.
lGeneral Plan Parks and Recreation Element, City of San Juan
Capistrano, December, 1974.
2Traffic Impact Analysis of E1 Dorado Square Community Medical
Center of San Juan Capistrano, City of San Juan Capistrano,
October, 1981,
3General Plan Parks & Recreation Element, City of San Juan
Capistrano, December, 1974.
4Dana Kasdan, Traffic Engineer, City of San Juan Capistrano,
March, 1985.
50.rtega Highway ,Properties, Draft Environmental Impact Repprt,
City of San Juan Capistrano, January, 1978.
11
L
289
In addition',,street improvements- are
required. along the`(f�tegao,Hi hwa -. between
1-,5 .a�r�d -.R'a'ncho •;Vfgyo ais main
hi;g�ii ay 13r, ide�itii`fie,d as a primary arterial
l �
by tw City: and County and serves both the
Honeyman ;,,Ranch and the Ortega project
sites. ..'Necessary improvements include
widening .the road, and providing curb,
gutter, sidewalks,, and landscaping along
the north side.
Area 2 - Orieo'. 7 This project site en-
compasses approximately 48 acres. The area
is presently undeveloped with the exception
of an 8 -acre equestrian facility. The.
development project proposed for the site
includes a corporate headquarters for a
research and development industrial park.
Currently, the I-5 Freeway segregates the
Ortega properties from Area "A" (Exhibit
B). Area "A" is an 18 -acre parcel on the
west side of the freeway and is the lo-
cation for several commercial establish-
ments. The City has identified Area "A" as
a key site for commercial use in the City,
with opportunities to accommodate a com-
munity level shopping center. An essential
component of the shopping center would be
several large "anchor" uses that would
unify the various parcels and realize the
economic potential of the total area.1
In order to join Area "A" with the Ortega
site and encourage a proper mix of uses, a
circulation system is needed. The Rede-
velopment Agency could aid in accomplishing
this by constructing a new road connecting
the two parcels. This link would also
provide greater access to the southern por-
tion of the Ortega parcel. Future modifi-
cations and/or upgrading of the existing
streets within the Ortega project site
(such as Calle Arroyo, Paseo Tirador and
Paseo Espada), may he necessary in order to
adequately accommodate additional traffic
generated by joining the two areas (Exhibit
B).
1Paseo Capistrano Design for Development, Land Use and Circula-
tion Plan for Area "A", San Juan Capistrano, March, 1982.
12
290
Area 3. - Lon%Arosa - This area consists of
Tqo - un3ev o�pe, parcels, 19 acres (Lyon)
r , � ,..�..(.LArosa). Each area is
"propbsed - for'p,rimarily residential deve-
Topment. The 'two' parcels are neighboring
yet they lack a circulation system which
would unify them and improve their access.
tic,
To To ramedy this, public assistance is needed
n a
to improve Road which parallels the
_Valle
I-5 Freeway south of San Juan Creek Road
,a
and borders the Arosa project area (Exhibit
B). As it presently exists, Valle Road,
y
from San Juan Creek Road to Forester Ranch
Road, is one lane and in poor condition
e
lacking curb, gutter, street lights and
landscaping on the east side of the street,
and on portions of the west side. This
road is designated as a commuter level
street in the City's Master Plan of Streets
and Highways. However, this level of
service is considered to be inadequate near
the intersection of Valle Road and San Juan
Creek Road.1 This is primarily due to the
anticipated increase in traffic with the
build out of several local projects,
particularly the development of a large
hotel complex at this location.2
Necessary improvements to Valle Road
include: 1) widening the road to a minimum
of forty feet and adding curb, gutter,
street lights, sidewalks, and landscaping;
2) widening the freeway underpass at the
intersection of Valle Road and San Juan
Creek Road and installing a traffic signal.
These improvements are needed to accommo-
date increased traffic on San Juan Creek
Road, a City and County designated primary
arterial (84 feet in width), and Valle
Road.3 At best, the present underpass can
be widened from 48 feet to 58 feet.
Sidewalks and bicycle paths will be placed
19ana Kasdan, Traffic Engineer, City .of San Juan Capistrano,
March, 1985.
2,3San Juan Capistrano Convention Hotel Complex, Draft Environ-
mental Impact Report, City of San Juan Capistrano, October,
1982.
13
291
3.2.2 The Prevalence of Dereciated Values,
Impaired Investments, an Socialan
Economic maladjustment(Section
One major indication of economic malad-
justment suggesting the need for public
intervention by the Revelopment Agency is
the slow pace of construction on parcels
approved for development by the City. This
has occurred on the majority of the parcels
proposed for addition to the Redevelopment
area. Of the eight individual parcels in
question, Trammel -Crow was granted develop-
ment approval in 1979, Ortega and Arosa
were given approval in 1981, while one
project was approved in each of the
following years: SAS, 1982; Endevco, 1983;
and Lyon, 1984. Neither the Williams nor
the Honeyman projects have received final
development approval.
10,ana Kasdan, Traffic Engineer, City of San Juan Capistrano,
March, 1985.
2General Plan Map, City of San Juan Capistrano.
3Sah Juan Capistrano Convention Hotel Complex, Draft Environ-
mental Impact, Report, City of San Juan Capistrano, October,
1982.
14
4g;hind the _ existing abutementsl; and 3)
n
nstall `,trdic at the juncture of
„ plle ad an4 h*r_ Novia.2 This is needed
9r,
to-.,�ttt a e,7_o__u a 1ve traffic impacts
of several proposed projects in the area
(Arosa, Glendale Federal, and the
Convention Hotel Complex).3
An important additional improvement would
3e�
be to extend Valle Road from its present
sc
terminus at Forster Ta ch Road south to
connect with Camino Las Ramblas. This new
road would greatly improve access to the
"'
Arosa and Lyon project sites and would
create an important linkage between the two
parcels. The proposed extension of Valle
Road is noted on the City's General Plan
map and on the City's Master Plan of
Streets and Highways.
3.2.2 The Prevalence of Dereciated Values,
Impaired Investments, an Socialan
Economic maladjustment(Section
One major indication of economic malad-
justment suggesting the need for public
intervention by the Revelopment Agency is
the slow pace of construction on parcels
approved for development by the City. This
has occurred on the majority of the parcels
proposed for addition to the Redevelopment
area. Of the eight individual parcels in
question, Trammel -Crow was granted develop-
ment approval in 1979, Ortega and Arosa
were given approval in 1981, while one
project was approved in each of the
following years: SAS, 1982; Endevco, 1983;
and Lyon, 1984. Neither the Williams nor
the Honeyman projects have received final
development approval.
10,ana Kasdan, Traffic Engineer, City of San Juan Capistrano,
March, 1985.
2General Plan Map, City of San Juan Capistrano.
3Sah Juan Capistrano Convention Hotel Complex, Draft Environ-
mental Impact, Report, City of San Juan Capistrano, October,
1982.
14
292
7h�. lack of .constr"uction activity can be
,as rrF"
a d t infer of factors including
pp
n
r
@m t � fo5lowing:
..
a) '` Feasibility of 'financing the develop-
ment;
z*
b) Lack of existing infrastructure
facilities;
c) Cost of City requirements regarding
public improvements' and affordable
housing requirments.'`
Of the above noted developments, the Lyon
project has received specific financial
assistance by the Redevelopment Agency.l
As noted above, the Lyon project obtained
City approval last'year to construct a 274
unit multifamily apartment complex. The
developer intends to reserve 20 percent of
the units (55) for low income families.2 The
developer has indicated that development would
be infeasible without Agency financial participation.
Inclusion of this site within the Redevelop-
ment Project area would help ensure that
the necessary financial assistance is
available to build this project.
With respect to the Lyon project site, the
Redevelopment Agency could lend assistance
in upgrading Camino Las Ramblas, the main
street serving the site, to a secondary
arterial (as designated on the City and
County Master Plans). This would include
landscaping along the freeway side of the
project. In addition, traffic volumes will
soon warrant a signal at the intersection
of Camino Las Ramblas and Via California.3
1TT 12276 (Brinderson Lyon ) Cooperation Agreement - CRA Reso-
lution, 85-3-5-1
2Staff Report to the City Council for Tentative Tract 12276,
December 4, 1984.
3The Brinderson-William Lyon Company Apartment Complex, Draft
Focus Environmental Impact Report, City of San Juan Capistrano,
April, 1984.
15
2V
The, developer, is responsible for
implementing striping and channelization
phati .
or, thest_relet " and for providing a
0 gn I at the entrance to the site from
Camino Las Ramhlas.1
As part of the Redevelopment area, the
Agency could, in accordance with redevelop-
ment law, designate up to 20 percent of its
tax "facrement towards the provision of
affordable housing. In exchange for
financial assistance to the developer, the
Agency would require that: 1) a set
percentage of the units are designated for
low and very low income persons; 2) the
units remain as apartments and not convert
to condominiums for a minimum of 12
years;
and 3) the property owner give preference
to tenants referred to them by the Redev-
elopment Agency. In this way the new
housing may be used to shelter persons dis-
placed by redevelopment activities from
elsewhere in the project area.
Realization of the Lyon project, besides
meeting the goals of redevelopment, would
help the City achieve one of th.e main
objectives of the Housing Element of the
General Plan which is to promote to the
greatest extent possible the development of
affordable housing within the City.2
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 forms the
central core of the community. The 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.
1Resolution No. 84-7-17-6, Architectural Control 84-2 (Brin-
derson/William Lyon Company)
2Housing Element of the General Plan, City of San Juan Capis-
trano, November, 1984.
16
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 insure that
19" no adverse fiscal impacts are created. It may be
concluded generally that the Agency will have to look
to sources in addition to tax increment revenues in
order to finance the level of public improvements and
other redevelopment activities contemplated.
4.3 Proposed Financing Method
Preliminary review of the Agency's assumed program
indicates that projected tax increment revenues and
land disposition proceeds would be insufficient 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
he used for the street system. Also, all or a portion
of the parking may be installed through a parking
authority or otherwise.
Advances and loans for survey and planning and for the
operating capital and for 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
additional assistance through City loans and grants
for various public facilities.
IT
r-
,i,j,-pan-i.al ;;assistance from :,th@ .(,City; State of
w
Ca1i,_girnia,>Jeder4,,L government property tax incre-
�,
memtsr,T inp.est bome-,garncYbogds, F, -9r any other
r
avcai labl•e, sources,. -
t, •, 4,2
•Estimated Agency Costs
One of the primary purposes of the proposed Project is -
to revitalize and upgrade a significant area of the
City by eliminating the conditions of blight in the
Project Area, such conditions evidenced by, among
other things, incompatible land uses, deteriorated
building types, and substandard public improvements.
The Agency proposes to eliminate such conditions
through rehabilitation, land acquisition, site
occupant relocation, land disposition for private .
yl
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 insure that
19" no adverse fiscal impacts are created. It may be
concluded generally that the Agency will have to look
to sources in addition to tax increment revenues in
order to finance the level of public improvements and
other redevelopment activities contemplated.
4.3 Proposed Financing Method
Preliminary review of the Agency's assumed program
indicates that projected tax increment revenues and
land disposition proceeds would be insufficient 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
he used for the street system. Also, all or a portion
of the parking may be installed through a parking
authority or otherwise.
Advances and loans for survey and planning and for the
operating capital and for 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
additional assistance through City loans and grants
for various public facilities.
IT
r-
2.9.E
The 'prop'dsed 'Redevelopment Plan amehfteht- 84-1 does
not 'Affect`til"e existing limits of* t_ "'i4icrement'which
.rr> ,.may,'be= allid€Aed UICVTe' A§eh`CyT' The"Plan limfts the
amount of tax increment dollars which may be allocated
-to the Agency to a cumulative total of $432,noo,0oo.
It also limits the principal amount of Agency bonded
indebtedness 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.
4.4 Tax Increment Limitations and Requirements
In addition to the tax increment and bond limits
"0 discussed above, there are several other statutory
requirments relating to the Agency's use of tax
increment funds. The Agency is cognizant of such
requirements and intends to fully adhere to them to
the extent they are applicable to the Agency and to
the proposed Project (with the Added Area). A summary of
these requirements is presented below.
4.4.1. Prior to paying all or part of the value of
land for the cost of installation and con-
struction of any publicly owned building,
facility, structure or other improvement
within or without the Project Area (with
the Added Area), the Agency will request the
City Council consent to such payment and to
determine:
a. That such building, facility,
structure or improvement is of
benefit to the Project Area (with the
Added Area) or the immediate neighborhood; and
b. That no other reasonable means of
financing the building, facility,
structure or improvement is available
to the Agency.
4.4.2 Prior to committing to use tax increment
funds to pay for all or part of the value
of the land for, and the cost of instal-
lation and construction of, a publicly
owned building (other than parking facili-
ties) the Agency will request the City
Council to hold a public hearing and to
make the above determinations. In con-
nection with such public hearing a summary
will be prepared to:
a. Show the estimated amount of tax
increment funds'• proposed to be used
M
96-
;;-.. .M;a•� �; r:.,_
to pay for,,such lan64aand construction
n"rr.ro y.;!
^.":,,. ,(including; interest payments);
b Set forth' the facts supporting the
City Council's determinations; and
C. Set forth the redevelopment purposes
for which such expenditure is being
Tc,..
made.
4.4.3
The Agency will not, without the _prior
consent of the City Council, develop a site
for industrial or commmercial use so-, as to
provide streets, sidewalks, utilities or
other improvements which the owner or
operator of the site would otherwise be
obligated to provide.
! 4.4.4
Prior to entering into any agreement to
sell or lease any property acquired in
whole or in part with tax increment funds,
the Agency will request the City Council to
:..
approve such sale or lease after holding a
public hearing. In connection with such
public hearing the Agency shall make
available a summary describing and
specifying:
a. The cost of the agreement to the
Agency;
b. The estimated value of the interest
to be conveyed or leased determined
at the highest uses permitted under
the Redevelopment Plan; and
C. The purchase price or the sum of the
lease payments, and, if the sale
'rice or total rental amount is less
than the fair market value of the
interest to be conveyed or leased
determined at the highest and best
use consistent with the Redevelopment
Plan, an explanation of the reasons
•,
for such difference.
4.4.5
Unless certain specified findings are made,,
not less than 20 percent of each year's tax
increment funds allocated to the Agency
will be set aside in a special fund for the
purposes of increasing and improving the
City's supply of housing for persons of low
and moderate income and very low income
households. "
19
297
n°4.44.6: -,., Although. not statutorily mandated, the
A9ency i wi:9l, upon the request of any taxing
agency with territory within 'the Project
Area which -can demonstrate it has suffered
r:G a financial burden or deteriment caused by
the Project, consider making a payment to
such agency to alleviate such burden or
detriment. Any such payment., however,
would be subject to the availability of
funds to make such payment, after meeting
required obligations.
b'5.0
29
PLAN AND METHOD OF RELOCATION
5.1 General
Although the Agency does not anticipate that dislo-
cation will be caused by the proposed amendment,
relocation assistance will be provided consistent with
the California Relocation Assistance Law (Government
Code, Section 7260 et seq.), the State Guidelines
adopted and promulgated pursuant thereto, Relocation
Rules and Regulations adopted by the Agency, and the
provisions of the Redevelopment Plan for the proposed
project. The Agency will pay all relocation payments
required by law.
No persons or families of low and moderate income
shall be displaced by the Revelopment Project unless
and until there is a suitable housing unit available
and ready for occupancy by such displaced person or
family at rents comparable to those at the time of
their displacement. Such housing units shall be
suitable to the needs of such displaced persons or
families and must be decent, safe, sanitary and
otherwise standard dwelling.
5.2 Administrative Organization
5.2.1 Responsible Agency
The Agency is responsible for providing
relocation payments and assistance to
individuals, families, businesses and in-
stitutions to be displaced by the Agency
from the project area. The Agency will
meet its rehousing responsibilities through
the use of its staff and consultants,
supplemented by assistance from local
realtors, social agencies and civic
organizations.
20
298
Functl,'Ons's, ,
t 1. wg�i hng (`
Ids :d. .�t 1 ���i.'
a,�s,; * t;^a 7y Wo Thiol fi rFCy :,staff or consultants'
c• ofc' "'? .ry- perform 'thefollowing functions with
to relocation and displacement:
will
regard
21
-s�
a)
?nterpret. the Agency's program to all
site occupants to enlist their under-
standing and support, and to answer'
questions about the project and its
I qC _,..
effect upon site occupants.
T "M
b)
Determine the relocation needs and
desires of all site occupants through
i,
personal interviews; keep them
informed of their rights and responsi-
bilities under the program and of the
rehousing resources, special services
L ,:
and aids available to them; and
C
encourage visits to the relocation
office for information and
assistance.
r
c)
Enlist the cooperation of real estate
agents, home builders, property
management firms, social agencies,
civic groups and others in locating
suitable relocation accommodations
for displacees and to provide other
Cr
services essential for the successful
,.
relocation of site occupants.
�'.
d)
Assist each eligible displaced person
to obtain and move to a comparable
replacement dwelling. Locate, in-
spect and evaluate, or stimulate the
development of, housing facilities to
meet the needs of all project resi-
dents; and refer and otherwise assist
site residents to
e)
Secure priority consideration for dis-
placed persons eligible for and
desiring publicly assisted housing,
and any other housing to which
displacees are first entitled, and
otherwise expedite their placement.
Assist prospective home buyers in
obtaining appropriate mortgage
financing and advise them of special
FHA, VA and other aids available.
21
299
f),-._
,Advise �opd,* assist bu;jgggs owners and -
-
t-enants in "understanding and taking
P_ ` LL',.,,-advantage
of � the owner. and tenant
^_"•
participation opportunities provided
within the project area. Assist each
displaced business in obtaining and
becoming established in a suitable re-
placement location.
r>r'i
g)
Make indicated referrals to com—
munity, social welfare and other
appropriate agencies, and work with
~nF
these agencies on an individual basis
n7
to help in the solution of specific
problems affecting the relocation of
individuals or groups of relocatees.
h)
Maintain liason services between
businesses, site occupants and
commercial property brokers, realty
boards, Chamber of Commerce, the
Small Business Administration,
lending institutions and other
appropriate resources for advice and
assistance in affecting their
satisfactory relocation.
i)
Assist site occupants in preparing
claims for relocation payments and
administer the program providing
costs of moving, storage and/or
direct loss of property; and, for
_
those eligible therefor, provide
payments in lieu of moving expenses
and direct property loss, replacement
housing payments and reimbursement of
other related charges.
j)
Coordinate relocation activities with
all other Agency operations.
k)
Maintain relocation records and
prepare reports as required by the
State of California.
1)
Provide information on the availa-
bility, prices and rentals of
comparable sales and rental housing,
and as to security deposits, closing
costs, typical down payments,
interest rates and terms for
residential property in the area to
those that may be displaced.
22
300
m}
form al'1, persons whq,are
��
expected
.:„21
Mcx
to, -be d 1 aced ,'=abbu�
"the
eviction
'!
ti
palicties4 `fie 'lfi}rsuAd in
carrying
pro3ect �, ,
n)
Provide services required
to insure
that the relocationprocess
does not
_ ,
result in different ” or
separate
treatment on account of race, color,
religion, national origin,
sex,
marital status or other
arbitrary
circumstances.
5.3 Relationship with Site Occupants
a° The Agency will inform site occupants about the
Agency's plans and program. This will be done by
personal interview and contracts, general mailings and
distribution of information material, group and public
meetings to provide information and answer questions.
All of these efforts will be continued throughout the
;sa
:.,. project operations to insure that each site occupant
is fully informed as to the time schedules, the
relocation program, opportunities for relocation
housing, the relocation services and aids available to
him.
The unique needs of any non-profit local community
institution displaced by the project will be carefully
evaluated, and redevelopment assistance appropriate to
these needs will be provided.
5.4 Assistance to Businesses
Business site occupants will be personally interviewed
to determine their relocation needs and preferences,
provided general and special informational material,
assisted in preparing relocation claims, helped in
finding other suitable locations within or outside the
project area, and referred to other groups or agencies
for assistance in expediting their satisfactory
relocation.
As the situation dictates, the relocation staff will
refer these site occupants to, and maintain liaison
between the Small Business Administration, trade
associations, Chamber of Commerce, lending institu-
tions, real estate agencies, brokers and mutiple
listing realty boards in order that they may be
assisted on a non-discriminatory basis in obtaining
suitable relocation premises, financial help and
guidance in reestablishing their operations.
2p,
301
Ad -V �9€y erFvices of ' isistarice will, be. provided to
all, hu�inesonCeCnS;,gScupying properties within.: the
pro7.ect area,: iminedaa". y adjacent to the project
area, an¢ any real property acquired when it becomes
:e`xidppt that the business concern has suffered
qy4 ._'Suq�tantial losses as a direct result of Agency
qT" {activities. Services and assistance provided shall.
.. include, but is not limited to:
X sB
i) Consultations concerning space needs and traffic
patterns, taking into consideration the total
number of employees;
2) Information explaining availability of space in
desired areas, costs and square footage of
comparable sites;
3) Information relative to property values, zoning
ordinances and any other information that may
assist the businessmen in making an informed
decision relative to the relocation site.
Businessmen will also be provided complete
information concerning relocation benefits and
procedures necessary to obtain payments pursuant
to California State Law and the Redevelopment
Plan.
The local offices of the Small Business Adminis-
tration will be informed on redevelopment
project activities, as necessary, and requested
to work with the Agency and commercial site
occupants in soliciting their assistance.
5.5 Temporary Moves
It may become necessary on occasion, as project
activities proceed, to make temporary moves of
residents, non-profit local community institutions or
business concerns to permit timely and scheduled
project activities. Moves of this nature shall be
minimized to the extent possible and performed only
when adequate resources for permanent relocation sites
are not available. Staff and/or consultants shall
make every effort to assist the site occupant in
p,F,- obtaining permanent relocation resources prior to
initiation of a temporary move and then only after it
is determined that project activities will be
seriously impeded if such move is not performed. No
temporary move shall be made by the Agency unless such
move is in conformance with State of California and
Agency requirements.
24t
302
It is the Agency's objective that' 3i'i'''site 'residents
be rehoused with a minimum of hard,Ship in ,acgom-
modations which are decent, safe;;; sanitary ' anif
suitable to their individual needs; ,located in areas''
not less, desirable than the project area in regard to
" public utilities and public and commercial facilities;
reasonably accessible to their places of employment;
and priced within their financial means. To achieve
these objectives, the Agency will establish relocation
r' housing standards, including minimum physical,
occupancy and environmental standards necessary to
qualify a dwelling unit as an acceptable relocation
resource.
5.7 Grievance Procedures
Displacees will be informed by Agency staff of their
right to appeal regarding relocation payment claims or
other decisions made affecting their relocation. Such
appeals will be made and determined in accord with the
policies established by the Agency.
6.0 ANALYSIS OF THE PRELIMINARY PLAN
The Preliminary Plan for the proposed San Juan Capistrano
Central Redevelopment Project describes the boundaries of the
proposed project area, contains general statements regarding
land uses, layout of principal streets, population densities,
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.
The proposed Redevelopment Plan for the project area
conforms 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 principal streets
.indicated in the Preliminary Plan. Population densities and
building intensities are in compliance with limits established'
in the Preliminary Plan. Proposed building standards remain the
same.
- C
03
As set? fdrthR_in= fid-Preltipi-nary Plan,? �hq � ropoo��ed Rede-
velop Plan -Mill 'ai<tairr the -purp,i a "Kedevel op-
: ,ymgnt. Law` through:,F
A. "'The elimination' of environmental deficiencies in -
"'A ' cTuding among others, small and irregular lots, in-
compatible land uses, obsolete, deteriorated and/or
t.e. dilapidated building types, substandard and deteri-
orated public improvements, faulty lot layout in
qmy relation to size, shape, accessibility and circulation
s�,•
and usefulness to permit the return of the project are
"o'tsa; land to uses related in a functional and economically
'soft•' feasible arrangement with maximum participation by
owners and business tenants in the revitalization of
their properties.
B. The achievement of changes in under -productive land
uses through planned and coordinated development and
the protection and buffering or screening of
commercial/industrial uses from residential uses 'or in-
compatible 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
employment opportunities for area residents, including
employment of area residents in reconstruction and com-
munity 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.
The City of San Juan Capistrano has adopted a General Plan
which includes all elements mandated by State Law. The Pre-
liminary 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 Preliminary
Plan and as more fully described in Section 7.0 of this report.
304
7-0 NE1G1i60RH90D.<iM,9CI�j3 PORI._
RR 9 i�"1, 5t3' f -w
The--4mpact of the San :Juan Capiastrano Central Redevelopment
r*ojett U1 oro ' res`idenis of the 'Project Area and surrounding
"nelOb'orhoods wi11, in general, be in the areas of relocation,
),straffic circulation, public facilities, environmental quality,
property assessments and taxes, commercial retail/service
activities, employment opportunities, economic development, and
-r'residential development, and the physical and social quality of
t'the neighborhood. Provision of circulation improvements may
receive some traffic congestion presently in existence on city'
streets.
7.1 Description of the Proposed Project Area and
Surrounding Areas
src;;
c' A description of the proposed Project Area is included
'=•i in Section 3.0. The areas surrounding the proposed
Project Area are, for the most part, undeveloped.
7.2 Relocation
In any redevelopment project, Project Area occupants
may be relocated during project implementation.
7.2.1 Number of Dwemo1lin Units Expected to be
estroyed or eved
It is anticipated that there will be no
existing units destroyed or removed within
the Added Area.
7.2.2 Number of Persons Expected to be Displaced
The Agency does not anticipate to displace
any persons in the Added Area. In the
event of displacement, no person will be
displaced until there is a standard housing
unit available within his financial means
in a reasonably convenient location.
The Redevelopment Project will include pro-
vision for the relocation of businesses and
institutional uses in the case it is
contemplated. The same relocation benefits
will be provided for these uses; preference
will be given to property owners and
business tenants to reenter the Project
Area.
•err
27
7.2.5 Projected Means of Financin Proposed
15we11'in—units for onstruction or
Rehabilitation
Financing may be provided from one or more
of the following: Community Development
Block . Grant funds, tax increment funds,
S.B. 99 -Mortgage Revenue financing, in
clusionary zoning, and other available
sources and techniques.
7.2.6 Projected Timetable for Meeting Plans
r.
Regardless of the relocation evolving, it
is apparent that the limitations described
above will dictate a phased acquisition
program involving no large scale residen-
tial or commercial displacement in any
single year.
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's Master Plan for Highways, and various de-
tailed Environmental Impact Reports. These studies
indicate that the project can potentially have good
access but that a number of roadway improvements are
required in order for appropriate redevelop-
ment/revitalization to occur.
a
7.2.3
Gerfel4ai LocaEinn of Moos"_ get,%!A.e. :lReha¢i 1 i -
ed or Wstrittgd " �, •:
�_.7 is -L� ("ti L, �..
^,
If units a -re eliminate *10jn l;bvoAdded
Area, replacement of residential units:: -may
Y;
be located inside or outside the—Praject
Area. c
7.2.4
Number of Dwelling Units Planned for Gon-
r,:`"
struction or ehabi stat on,Uther than
ep acemen ousing
c
Residents will be relocated into standard
housing units in the event of residential
displacement. It is anticipated that at
least 274 new dwelling units will be con-
„
strutted, of which at least 55 units may be
reserved for families of low or moderate
income by a variety of methods.
7.2.5 Projected Means of Financin Proposed
15we11'in—units for onstruction or
Rehabilitation
Financing may be provided from one or more
of the following: Community Development
Block . Grant funds, tax increment funds,
S.B. 99 -Mortgage Revenue financing, in
clusionary zoning, and other available
sources and techniques.
7.2.6 Projected Timetable for Meeting Plans
r.
Regardless of the relocation evolving, it
is apparent that the limitations described
above will dictate a phased acquisition
program involving no large scale residen-
tial or commercial displacement in any
single year.
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's Master Plan for Highways, and various de-
tailed Environmental Impact Reports. These studies
indicate that the project can potentially have good
access but that a number of roadway improvements are
required in order for appropriate redevelop-
ment/revitalization to occur.
a
306
The 'primary objective of the planned roadway improve-
ments is -to relieve'',cQngestion within the commercial
care:--by�r' ehi.cles 'attempting, to,„make connection with
bol. interchange between Ortega- Highway and I-5. All
planned roadway improvements identified in :the Pre-
liminary Redevelopment Plan are based upon this basic
objective.
Traffic and Circulation impacts are described in 'the
various EIR's identified in Section 3.0.
7.4 Public Services and Utilities; Quality of Education
1
The impact of the proposed project on public
facilities was also considered in the above required
EIR's. The following areas are addressed in the EIR:
Police Telephone
Fire Schools
Water Health Care
Sewage Energy Conservation
Electricity Fiscal Impacts
Gas Social Issues
Solid Waste
7.5 Property Assessments and Taxes
In general, the taxable valuations of property within
the Project Area and adjoining the Project Area should
increase as construction or reconstruction of public
and other development improvements 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 rehabilitation 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
desired to create one or more special assessment
district(s) within the Project Area. It should also
be noted that special assessment districts for various
legally permitted purposesmay be established by the
City irrespective of whether a redevelopment project
is adopted.
29
r
11.0 REPORT OF THE ORANGE COUNTY FISCAL OFFICER
(Refer to Exhibit 4)
(To be added if and when received)
12.0 REPORT OF FISCAL REVIEW COMMITTEE
(Refer to Exhibit 5)
(To be added if and when received)
13.0 ANALYSIS OF THE REPORT OF THE COUNTY FISCAL OFFICER,
INCLUDING A SUMMARY OF CONSULTATIONS WITH EACH TATM
(Refer to Exhibit 6)
(To be added prior to the public hearing on the
proposed Redevelopment Plan)
307
8.%, -REPORT
AND "'RECOMMENDATIONS 'OF .JHE PLANNING
COMMISSION
ON
(Refer to Exhibit 1)
(To be added prior to
the public
hearing of
the
proposed Redevelopment
Plan)
;9.0 A SUMMARY OF MEETINGS AND COMMUNICATIONS WITH PROJECT AREA
RESIDENTS
PRUPOSED
AND COMMUNITY ORGANIZATIONS
CENTRAL REDEVELOPMENT PROJECT
CONCERNING
7Rr
n� ;n
(Refer to Exhibit 2)
-r
(To be added prior to
the public
hearing of
the
proposed Redevelopment
Plan)
n
'10.0 FINAL
ENVIRONMENTAL IMPACT REPORT
• fec�
(Refer to Exhibit 3)
(To be added prior to
the public
hearing of
the
proposed Redevelopment
Plan)
11.0 REPORT OF THE ORANGE COUNTY FISCAL OFFICER
(Refer to Exhibit 4)
(To be added if and when received)
12.0 REPORT OF FISCAL REVIEW COMMITTEE
(Refer to Exhibit 5)
(To be added if and when received)
13.0 ANALYSIS OF THE REPORT OF THE COUNTY FISCAL OFFICER,
INCLUDING A SUMMARY OF CONSULTATIONS WITH EACH TATM
(Refer to Exhibit 6)
(To be added prior to the public hearing on the
proposed Redevelopment Plan)
CENTRAL REDEVELOPMENT PROJECT
ADDED AREA.
AREA 1:
SAS/WlLLlAMS/ENDEVC0)%
'
Z4�"MEL CROW/ kAH
E
6.5
ARtA 3:
AROSAILYON
9-:
CRY-54CLU.NDARY
47
ADDED AREA
CENTRAL REVELOPMENT PROJWT AMA
L -7
7
COMMUNITY
REDEVELOPMENT PROJECT
CITY OF SAN
JUAN CAPISTRANO
�vv A
REQUIRED PUBLIC
_Celt CAPITAL IMFqQVEMENTS
-09
i c\ AREA 1:
1. RANCHO VIEJO ROAD
2. TRABUCO CREEK BRIDGE
49' �`c` wy:`::. '` 1 .. .. • ��. J PERO SEARA ROAD
» !�'
AY
•\
EA aA'/ORTEGA�ONNECTION
SAN JUAN CREEK ROAD ••\
LA NOVIA
6. VALLE ROAD
A.
jcj .
9. VALLE ROAD EXTENSION
COMMUNITY REDEVELOPMENT PROJECT
CITY OF SAN JUAN CAPISTRANO
EXHIBIT B