ETRPA NON-AVIATION REUSE PLAN PROPOSAL


Proposal, submitted to the County of Orange for consideration, June 30, 1997

Mission Statement: Develop an independent and objective, "highest and best use" Non-Aviation Reuse Plan for MCAS El Toro, through a participatory planning process, that produces the greatest economic return while minimizing the environmental impacts of reuse; to be fully evaluated and considered by the County of Orange before approving a plan for implementation.

1.0 INTRODUCTION AND PURPOSE

ETRPA desires to create a participatory, objective, and independent "highest and best use" Non-Aviation Reuse Plan for MCAS El Toro using a planning process that unites an alliance of diverse individuals and groups who, while not necessarily sharing the same pre-conceived beliefs about the best reuse of the air base, are searching for the greatest economic reuse for El Toro. This alliance, will work together to create a non-aviation reuse plan that produces the "highest and best" economic return, while minimizing the environmental impacts of reuse. The Non-Aviation Reuse Plan will be prepared through a process independent of the County of Orange's Aviation Master Plan to produce a non-aviation reuse plan which provides the greatest long-term economic, environmental, and social benefits for the good of all of the residents of Orange County.

In March 1994, the El Toro Reuse Planning Authority (ETRPA) was formed for the purpose of preparing two non-aviation plans and one aviation plan for MCAS El Toro. Consisting of the County of Orange, and the cities of Lake Forest and Irvine, ETRPA completed the baseline documentation for the closing military base including an inventory of existing uses and facilities, and an environmental "red flags" report. This information was approved by ETRPA in December 1994.

Upon the passage of Measure A, which amended portions of the County's General Plan to designate MCAS El Toro as a commercial airport, the County withdrew from ETRPA in January 1995. During the early part of 1995, the County sought and received recognition and funding to undertake the reuse planning of MCAS El Toro as the Local Redevelopment Authority under the Base Realignment and Closure Act. ETRPA believed then, as it does now, that Measure A requires the County to study the development of a commercial airport, but that because of the close countywide vote on Measure A, it would be in the best interests for all Orange County residents and a matter of good planning practices to study one or more non-aviation alternatives.

To further this direction, ETRPA expanded its membership in 1995 to include the cites of Laguna Hills, Mission Viejo, Laguna Niguel, Dana Point, and most recently, Laguna Beach. The primary goal of ETRPA is to "provide a broadly based and comprehensive community planning process for evaluating feasible reuse for MCAS El Toro and to prepare a reuse plan."

It was this inclusionary perspective, which for the previously constituted ETRPA membership, in 1994 resulted in the successful preparation of the baseline documents. The original process, which called for an Executive Council and numerous advisory committees, created an efficient and representative forum for the reuse planning process. The commitment of the consultant team and the many volunteer participants spoke to ETRPA's current goal of developing a broad and diverse base for developing planning alternatives.

Since its inception, ETRPA's primary role was to provide a broadly based and comprehensive community planning process for evaluating feasible use for MCAS El Toro and to prepare a reuse plan. After the withdrawal of the County, ETRPA's efforts were initially focused on reviewing and commenting on the County's preparation of various reuse plan alternatives and the supporting environmental impact report. ETRPA also undertook its own analysis of the maximum aviation potential of MCAS El Toro and, as part of the scoping comments on the federal environmental impact statement, prepared modifications to the County's preliminary non-aviation plan (Alternative C) to increase its economic development potential.

In December 1996, the Board of Supervisors directed staff to undertake the preparation of an aviation master plan and a "parallel process" non-aviation specific plan or planned community. ETRPA's concern was then and is now that the emphasis placed on an aviation use by Measure A, has greatly diminished the available funding and County resources necessary to conduct a thorough and truly "parallel process" to meet the Supervisors' stated goal within the existing County process.

ETRPA concurs that the parallel development of a non-aviation alternative provides the greatest opportunity to consider, evaluate and ascertain the best possible reuse of MCAS El Toro. ETRPA believes that a parallel and independent process stipulates that both aviation and non-aviation planning efforts would proceed independently, using separate staff and consultants. ETRPA further believes, it is uniquely qualified to undertake the parallel planning process of a non-aviation alternative. Our membership is willing to pursue such an effort and is requesting support from the County to proceed toward this mutual objective.

The preparation of the non-aviation plan by ETRPA would also lend credibility to the reuse process. Since the County and ETRPA have focused their efforts on separate priorities, neither is perceived by the general public as having the necessary credibility to provide for the interests of the other. Working together cooperatively, to provide parallel alternatives, would go a long way toward increasing the public's trust and credibility in a process that ultimately is designed to serve their needs. The objective and balanced preparation of reuse proposals can only serve to promote countywide trust and restore the lost spirit of cooperation essential to the implementation of any reuse plan for MCAS El Toro. In proceeding with the development of a non-aviation alternative, ETRPA will ensure that the process is carried out separately and independently of the County's aviation plan. ETRPA will seek approval of its plan through the LRA.

The proposal contained herein sets forth the framework for completing the non-aviation plan. The ensuing pages provide ETRPA's objectives; organizational structure and process; and an appendix detailing the preparation of a product-the non-aviation plan at a specific plan or planned community level of detail.

In summary, ETRPA is prepared to proceed with the preparation of the best non-aviation plan for the county as a whole for the duration of the base closure/reuse process. ETRPA is committed to the development and thorough consideration of its plan by all appropriate agencies. It is also critical to ensure that both ETRPA and County efforts proceed with credible shared data bases representing the most current information available. The focus of this effort will be to educate the public on land use alternatives and not on differences of opinion that may exist between ETRPA and the County.

 

2.0 NON-AVIATION PLAN OBJECTIVES

Objective 1-- Develop a Feasible and Innovative Non-Aviation Plan for MCAS El Toro Which Produces the Greatest Economic Return Consistent with Minimizing the Environmental Impacts of Reuse.

The perception in the communities most impacted by the closure of MCAS El Toro is that the development of a commercial airport will drastically affect the quality of life for residents, schools and businesses. Just as the most impacted communities are concerned with a full disclosure of information and impacts associated with the development of a commercial airport, there is an expectation that the non-aviation plan should be analyzed to the same level of detail to determine if it would adversely or beneficially impact the quality of life in these communities; whether such a plan would provide the same number and quality of jobs as its aviation counterpart; whether or not the fiscal balance for the contrasting land uses benefits the MCAS El Toro communities and the County as a whole-which one would be of greater benefit in the short term and especially in the long term; and which land use can be developed to have the least environmental impact, recognizing that both air quality and circulation impacts will be difficult to address.

Preliminary analysis by ETRPA shows that the County's non-aviation alternative (Alternative C), analyzed in the December 1996 EIR, can achieve a faster absorption rate in the short term as well as the long term using the County's OCP 96 projections for population, housing and employment. The accuracy of these latest projections is borne out by the County's immensely successful economic growth, resulting in the third lowest unemployment rate in the state. The Orange County economy is growing rapidly, much more quickly than previously anticipated. The promoters of a commercial airport at MCAS El Toro argue that a new commercial airport was necessary to bring the County out of its "economic doldrums". However, with the rapid economic growth over the last two-plus years, circumstances have substantially changed because of the very positive economic projections, to warrant revisiting of alternative reuse issues; to fairly compare the opportunities and constraints of both aviation and non-aviation plans.

Parenthetically, it is critical that the County and ETRPA not duplicate the work on the non-aviation plan. This will ensure that both plans proceed independently. ETRPA has formed a consultant team ready to embark on this effort. Similarly, the County will soon be prepared to proceed with the aviation master plan. Both efforts can and should proceed independently to ensure the greatest degree of objectivity.

Therefore, ETRPA is committed to fully analyze the "highest and best use" non-aviation alternative in light of circumstances that are substantially different than when Measure A was passed, and in light of the Board of Supervisors' December 1996 action to redefine the maximum size for an airport at MCAS El Toro.

Objective 2--Prepare an Environmental Impact Report (EIR) to Analyze the Significant Environmental Impacts of a Non-Aviation Plan.

With their action in December, the Board of Supervisors identified a parallel process non-aviation plan. ETRPA believes the planning process should be served by separate EIR's. This approach would allow both plans to be evaluated as the primary alternative in the EIR's, so that a full and complete analysis can be undertaken of both alternatives.

As ETRPA understands the County's proposed approach, one EIR would address both plans --and that in keeping with Measure A -- the airport alternative would remain the proposed plan. As our experience with the California Environmental Quality Act shows, unless an EIR designates both plans as the proposed or preferred alternative, the same level of analysis will not be undertaken. The County has indicated that the airport plan will continue as the proposed plan and that a second non-aviation plan EIR will not be prepared.

Therefore, ETRPA is prepared to undertake the preparation of a strong and viable non-aviation alternate utilizing the most current information and data base available with the requisite independent environmental analysis to determine its impact and potential mitigation of those impacts. Addressing these issues for both plans in one EIR is problematic. It means that only the proposed, preferred or primary alternative will be analyzed to the extent of developing comprehensive mitigation measures.

 

Objective 3--Design and Implement a Balanced and Inclusionary Planning Process to Develop the Non-Aviation Plan.

As important as it is for ETRPA to prepare an independent and viable non-aviation reuse plan, it is equally important to invite diverse points of view to participate in its preparation. Only through such participation can the plan have significant credibility where an objective balancing between divergent points of view can occur. Whether an organization is pro or anti aviation use should not matter as long as it remains committed to its role in the process, which is oriented to produce the best and most viable non-aviation plan-- nothing less and nothing more. The process will not work if the group is allowed to digress into a debate over whether an aviation or non-aviation plan would be better for the reasons discussed below. Key to this effort will be the ability to manage the group so as to remain focused and on track to prepare the non-aviation plan. Invitations should be extended irrespective of viewpoint, provided that a balanced perspective can be achieved. Careful consideration has been given to ETRPA's desire to include a balanced perspective in the preparation of the non-aviation reuse plan with representation by the following entities. However, the representative from these organizations should be different from the representative serving on the El Toro Airport Citizens Advisory Committee (CAC), as applicable.

The proposed participants in the non-aviation reuse planning effort are as follows:

County of Orange. As the designated Local Redevelopment Authority for the base closure, it is important for County staff to participate in the development of the non-aviation plan. Critical dialogue can occur regarding data and land use assumptions to ensure that the information used and assumptions made by ETRPA are accurate.

Orange County Business Council (OCBC). This organization was formed by the merger of the Orange County Chamber of Commerce and the Industrial League of Orange County. As such, it represents business and industry throughout the county which would be substantially affected by the reuse of MCAS El Toro. The Business Council has indicated a preliminary interest in participating in ETRPA's non-aviation plan preparation through informal dialogue with the ETRPA Chairman.

Building Industry Association (BIA). This organization represents Orange County builders and related industries. The BIA is active in the development of new communities in the South County and would be a major player in the conversion of MCAS El Toro from military to civilian use. The BIA has indicated a preliminary interest in participating in ETRPA's non-aviation plan preparation through informal dialogue with the ETRPA Chairman.

Taxpayers for Responsible Planning (TRP). TRP is a community based organization with significant membership from the South County cities and unincorporated communities. TRP believes that it can best represent the interest of the common person in the county and fully supports the preparation of the non-aviation plan by ETRPA, to determine the highest and best use for the base through an inclusionary process.

Project '99. This is a community based non-profit organization dedicated to providing research and education on the reuse planning of MCAS El Toro. It believes in a diverse and inclusionary process for the preparation of the non-aviation reuse plan, including airport supporters sitting at the table with those who oppose an airport. Project '99 supports the preparation of the non-aviation reuse plan by ETRPA.

Orange County Business Coalition. This is a 40-member business interest group, generally located in the Irvine Spectrum area, whose members support a reuse plan which will allow the continued attraction of high tech businesses and the highest caliber employees. Since this organization represents diverse business interests in the Spectrum area, any reuse plan for the base will directly impact its members. Therefore, this organization should be part of the non-aviation reuse planning process and supports ETRPA in that effort.

Irvine Chamber of Commerce. Representing businesses in Irvine, with the City being one of the most impacted by the reuse of MCAS El Toro because the base is partially in the City and in its sphere of influence, this organization has also expressed an interest in being a be a part of ETRPA's non-aviation planning effort in addition to its continuing role with the County in the development of the aviation master plan.

South County Chamber of Commerce. Representing businesses in the South County communities, including those communities immediately adjacent to MCAS El Toro, this organization has expressed an interest in the preparation of the non-aviation reuse plan. This organization believes that its businesses will be significantly impacted by whatever reuse plan is prepared, and as such, it wishes to become a part of the process.

The Irvine Company. As the largest landowner with thousands of developable acres surrounding MCAS El Toro, the base development will have a significant impact on the company's land use interest both from a competitive standpoint, and also from an infrastructure perspective, whereby development on the base may enhance or limit opportunities for the future development of company lands. ERTPA intends to invite The Irvine Company to participate in the preparation of the non-aviation plan.

 

3.0 NON-AVIATION PLAN ORGANIZATION AND PROCESS

Attachment 1 shows the proposed organizational structure for carrying out the non-aviation reuse plan.

ETRPA Board of Directors:

ETRPA, consisting of the cities of Irvine, Lake Forest, Laguna Hills, Mission Viejo, Laguna Niguel, Dana Point, Laguna Beach as well as its ex-officio members, the Third and Fifth District Supervisors, and presumably a representative from MCAS El Toro, will be responsible for approving the non-aviation reuse plan. The non-aviation reuse plan will be transmitted to the County of Orange for review and consideration. ETRPA intends to complete the plan within one year of commencement so that it can be reviewed and evaluated by the Department of Navy in its Environmental Impact Statement (EIS). It is also ETRPA's intent to have the plan considered by the County as part of the decision making process for the aviation master plan.

Non-Aviation Plan Coordinating Review Committee:

To ensure objectivity in the preparation of the non-aviation reuse plan, ETRPA proposes to create a Non-Aviation Plan Coordinating Review Committee consisting of a member representing each of the interest groups discussed above (Objective 3), along with three ETRPA Board members. Additionally, the ETRPA Board of Directors remains open to including a representative from a North County city/organization.

One of the ETRPA Board members will serve as the Chairperson of the Coordinating Review Committee. ETRPA believes that the Coordinating Review Committee can proceed with the development of not less than two non-aviation alternatives in a cooperative and meaningful work environment. With representation from diverse interest groups, the Coordinating Review Committee will be able to propose a balanced and credible plan. The Coordinating Review Committee will be supported by ETRPA staff and a committee coordinator who will serve as a spokesperson for the Committee, and will work with the members to define the goals, objectives and policies under which it would operate, as well as conducting Committee meetings and assisting with the resolution of outstanding issues between Committee members. The final action of this Committee will be to recommend not less than two non-aviation plans to ETRPA for final review and approval.

ETRPA's expectation for the Coordinating Review Committee will be to propose a general vision for a mixed use, non-aviation alternative for MCAS El Toro. This can be achieved by compiling the collective thoughts of the Committee members to determine the various components of a reuse plan. The Committee will have an opportunity to compile categories of uses, with a listing of specific uses as well. Policy level support by the ETRPA Board of Directors will allow the Committee to strike a balance between revenue and public benefit uses. Job creation will be an important component of the plan as well as the ability to achieve a fiscal balance. Job creation and fiscal balance will be evaluated as trade-offs for environmental benefits or minimized environmental impacts. The Committee will be responsible for directing and overseeing the consultant team as it develops the alternatives. The Committee will also be asked to make an assessment of constraint and opportunity factors which must be considered in the development of a non-aviation plan. The Committee will conduct regularly scheduled public meetings and will provide briefings and recommendations to the ETRPA Board on a regular basis. The minutes of all Committee meetings will be transmitted to the ETRPA Board. Regular briefings with the Board of Supervisors will also be important in maximizing communication on both planning processes. Additionally, policy level issues that arise between members will be addressed to the three ETRPA members serving on the Committee. The three ETRPA members will work with other affected members to address the issue. Options for resolution will be presented for Committee consideration, or be referred to the full ETRPA Board by the three ETRPA members serving on the Committee.

In summary, the Coordinating Review Committee will function in an advisory capacity to the ETRPA Board of Directors. The Coordinating Review Committee will be in a position to pass on recommendations to ETRPA regarding all facets of the non-aviation alternatives. The Committee will compile not less than two non-aviation plans and will deliver at least two plans to ETRPA. The selection of a non-aviation alternative will be by the ETRPA Board of Directors.

Non-Aviation Plan Subcommittees:

The information used to compile the land use plans will come from a group of advisory subcommittees. These subcommittees will review and evaluate work products prepared by a consultant team, pursuant to specific guiding principles, to develop defined work products within their areas of expertise. Each Subcommittee will establish a timeline for meeting its specific goals and objectives in a way that will ensure completion of its work product in a timely manner. The consultant team and the subcommittees will develop guiding principles for each subject area. The consultant teams will then prepare work products based upon these principles for review and approval by the subcommittees. The individual work products will be consolidated by the consultant teams into the non-aviation plan alternatives. These alternatives will be reviewed for completeness by the chair persons of each subcommittee sitting together before being transmitted to the Coordinating Review Committee. All of the subcommittees will conduct regularly scheduled public meetings and provide briefings to the ETRPA Board and the Coordinating Review Committee.

The subcommittees will be comprised of interested county residents to achieve a balance of technical expertise and general community interest. Interest for serving on these subcommittees will be solicited by ETRPA from the general public, impacted homeowner associations and from organizations with technical expertise. Each Subcommittee will also include at least one member of the Coordinating Review Committee and the ETRPA Board to ensure organizational continuity. The Subcommittee chairpersons shall be the ETRPA Board members serving on the Subcommittee. The subcommittees will be supported by staff from the ETRPA cities. Ideally, subcommittee membership should be based on talent or expertise within a subject area, but such membership would clearly benefit from motivated lay persons adding general perspectives. The subcommittees will be organized as follows:

Land Use. The Land Use Subcommittee will be formulating non-aviation development alternatives which balance opportunities and constraints to provide for an implementable reuse plan. This subcommittee will explore market opportunities to ensure that the plan has the critical components to stimulate economic growth. It will also be important to ensure that the plan is compatible with, and will complement the surrounding communities. Another important part of this subcommittee's work will be to provide for public benefit uses and to ensure that the plan recognizes both physical and regulatory constraints to development.

Infrastructure/Financing. This subcommittee will evaluate both existing and proposed infrastructure systems to accommodate all utilities including electricity and gas along with water and waste water. The existing base system will be reviewed for compliance with health and safety codes to determine whether they are to be replaced or upgraded. The subcommittee will also deal with the provision of public services to the site and with determining land value in the event that transfer from the Marine Corps is for fair market value or something less. Also to be considered are the financing cost of the improvements and methods for covering those costs.

Economic Development/Jobs. This subcommittee will establish economic and market criteria to evaluate land use proposals to ensure the economic viability of the non-aviation plan. The subcommittee will develop methods to ensure that the reuse plan will at least maintain the economic benefit of an operating base, preferably promoting an economic gain for the county. The intent is to maximize financial gain in the long term and to increase the county's access to local, national and international markets.

Transportation. The purpose of this subcommittee is to establish standards for a safe, effective and efficient transportation system capitalizing on the excellent freeway and tollway access to the base, and the availability of both passenger and freight service on the adjacent Southern California Regional Rail Authority tracks. The property's road and rail access may lead the subcommittee to look at the potential for a multi-modal transportation staging area, especially if the proposed central county fixed guideway system has a terminus at the base. The subcommittee will also determine the financial feasibility of a transportation system which meets the needs of the non-aviation reuse plan.

Environmental. Recognizing the importance of an economically viable land use plan, this subcommittee will explore opportunities to preserve and protect the physical environment while balancing development opportunities. This subcommittee will look at opportunities to integrate open space into the plan and to provide or maintain linkages to existing open space corridors. Another important task of this subcommittee will be to look at restoration and remediation plans to ensure that base cleanup is commensurate with the needs of the reuse plan.

 

4.0 URBAN LAND INSTITUTE (ULI) ADVISORY SERVICES

In addition to the organizational structure and process outlined above, ETRPA proposes to contract with the Urban Land Institute (ULI) in order to provide an additional degree of independence and objectivity to the preparation of the non-aviation reuse plan.

ULI is a non-profit organization providing a full range of services to the real estate industry. Its members include developers, planners, engineers, attorneys and the like, who are engaged in private practice, but contribute time to ULI on a cost basis to help a public or private sector organization address complex land use issues which would benefit from outside expertise to resolve. ETRPA believes that the reuse planning of MCAS El Toro would benefit from such outside expertise.

Prior to or during the preparation of the non-aviation reuse plan, ETRPA will consult with ULI to provide a meaningful evaluation of the myriad of foundational land use issues in question. This is accomplished through the ULI Advisory Services which would assign a panel of experts in technical areas agreed upon between ETRPA and ULI. Through initial contact with ULI, ETRPA would develop the objectives of the panel assignment and a list of issues for panel consideration. Panel members are selected by ULI representing different geographic areas and with substantial knowledge to allow them to address the issues at hand. The panel then initiates a site visit and would seek background information from ETRPA about issues, players and topics to be covered. The ULI panel would then interview the key local resource people in the community. Based on interviews and research, the panel would then evaluate such issues as non-aviation development potential, planning and urban design, development and marketing strategies, and implementation. Its evaluation is then presented to ETRPA in both oral and written reports.

The observations and findings of the ULI panel will be given full consideration and adopted "as appropriate" into the reuse planning effort of ETRPA's consultants. ETRPA believes that it is important for the County to support the ULI effort as part of ETRPA's request to complete the non-aviation reuse plan to add credibility, objectivity and balance to the process. ULI has also indicated that it would be important for the County to support and participate in its advisory service role. ETRPA will seek support from ULI for the preparation of the best non-aviation plan, with assistance by ULI panelists who are clearly disinterested and/or neutral regarding the final outcome of the County's or ETRPA's planning process.

Ideally, ULI should be brought in at the front end of the process to assist ETRPA in identifying foundational issues which should be addressed before initiation of the non-aviation reuse plan. However, ULI staff has indicated a strong interest in participating to establish guiding principles for the development of the plan which can be incorporated into the process, whether it is just being initiated or is already underway.

 

5.0 NON-AVIATION PLAN CONSULTANT TEAM AND SCOPE OF WORK

SUMMARY

The El Toro Reuse Planning Authority (ETRPA) has assembled a highly qualified and experienced consultant team to produce a reuse plan which emphasizes the highest economic return with the least amount environmental impact.

The consulting firm of Cotton/Beland/Associates (CBA) will play a major role in the development and facilitation of the plan with technical assistance (i.e., economic, transportation, air quality, noise) including public outreach from the various Consultant Team members and staff from the ETRPA member agencies. The scope for each member of the Consultant Team is summarized below. The Consultant Team selected understands its role, consistent with ETRPA objectives, to prepare the most viable and feasible non-aviation plan. A more complete description of the work effort is provided in Attachment 3.

Cotton/Beland/Associates- will be responsible for the overall development of the land use plan, including technical integration of the work products completed by the Consultant Team.

The Concord Group- will play an important role in identifying a mix of uses and intensities to maximize economic opportunities for reuse at MCAS El Toro. In doing so, The Concord Group will work closely with the Economic Development/Jobs Subcommittee and Cotton/Beland/Associates.

Black & Veatch- this firm will assess noise and air quality impacts which have been identified as key environmental concerns by the impacted communities. This analysis will be included in an environmental impact report which will evaluate the impact of the non-aviation alternatives.

Robert Kahn, John Kain Associates- will undertake the development of an efficient ground transportation system in support of the Non-Aviation Plan. The transportation system plan will also contain an analysis of the associated impacts to the area-wide and local circulation system.

BV Engineering- will assist the ETRPA Consultant Team in providing automated mapping, site drainage/hydrology, infrastructure analysis and cost estimating of existing and proposed utility infrastructure system.

Rosenow Spevacek Group, Inc.- will manage the public participation process, as well as serve the committee coordinator for the Coordinating Review Committee and assist with the activities of the Subcommittees.

The Consultant Team will be responsible for coordinating work with the five Subcommittees (Land Use, Infrastructure/Financing, Economic Development/Jobs, Transportation, and Environmental) and preparing status reports and presentations to the Coordinating Review Committee and ETRPA Board. The Consultant Team will receive input from the Coordinating Review Committee as well as coordinate with County staff on technical information and data.

 

6.0 COORDINATION OF DATA

The ETRPA Consultant Team will rely on a variety of resource data to prepare the non-aviation reuse alternative including previous information prepared by ETRPA, County of Orange and Department of the Navy, etc.. ETRPA will be seeking full cooperation and coordination from the County of Orange with regard to obtaining various technical data (draft and final) which can be used to support the work effort. Similarly, ETRPA will share all available information and data with County staff to achieve consistency between data used for the aviation reuse plan and non-aviation reuse plan. The use of consistent data is especially critical as it relates to providing a comparative analysis of traffic, air quality and noise impacts.

 

7.0 TIMELINE

Consistent with ETRPA's timeline for the non-aviation reuse plan, ETRPA anticipates receiving consideration of the aforementioned planning structure by the Local Redevelopment Authority in June 1997 (Attachment 2). The commencement of work is scheduled to occur in July 1997 with completion of the non-aviation reuse plan by approximately March 1998.

 

8.0 PLANNING COST ESTIMATE

The "mid-range" cost of preparing the non-aviation reuse alternative by the ETRPA Consultant Team, consistent with the aforementioned framework has been estimated at $1,150,165, including the preparation of an EIR. El Toro Reuse Planning Authority is seeking a contribution of $750,000 from the County of Orange to assist with the preparation of the non-aviation plan. Listed below, is a projected cost for each consultant's work effort:

                    Task                                Consultant                                        Cost

 

9.0 CONCLUSION

ETRPA is requesting to undertake the preparation of the Non-Aviation Plan with the consent and support of the Local Redevelopment Authority (LRA). ETRPA strongly believes that it can successfully develop a Non-Aviation Reuse Plan based on the planning approach outlined in this proposal. ETRPA is proposing to establish an extensive broad-based and balanced participatory

planning process in order to prepare the best Non-Aviation Plan possible. In doing so, all non-aviation uses will be examined and assessed for implementation feasibility and for overall county benefits.

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