The following letter, sent by County Chief Executive Officer Janice Mittermeier to City Managers, outlines her procedures for the next stage of planning for the civilian use of MCAS El Toro.  

Opponents of a commercial airport at El Toro were quick to point out that the procedures put non-aviation reuse planning in a subordinate position, appeared to limit opportunities for soliciting high caliber new consultants for the non-aviation planning, and continued to place high reliance on the heavily pro-airport Citizens Advisory Commission.  It is anticipated that the conduct of the next stage planning will be subject to lively debate from both sides of the issue:

JANICE M. MITTERMEIER
CHIEF EXECUTIVE OFFICER

February 13, 1997

Dear City Manager:

On December 13, 1996, Chairman Roger R. Stanton transmitted the MCAS El Toro Community Reuse Plan to the Department of Navy. The plan had been approved by the Board of Supervisors, following an intense eighteen-month planning process which included over 50 hours of public testimony and discussion before the Citizens Advisory Commission, the Orange Counts Airport Commission, the Orange County Planning Commission, and ultimately, the Board of Supervisors.

The Community Reuse Plan approved by the Board centers around the development of a commercial airport and a variety of non-aviation uses which provide exciting economic, social, cultural, and environmental opportunities for our community: a 998-acre Habitat Reserve, an educational campus, an office complex and conference center, research and development facilities, light industrial facilities, commercial opportunities including hotel uses, institutional uses including opportunities to meet homeless needs, a transportation center, and recreational and agricultural uses.

In taking its action, the Board stated, "This Community Reuse Plan represents a conceptual level of planning which, prior to local implementation, is subject to additional and more specific planning." The Board also very clearly defined certain parameters within which the next stage of planning would be undertaken.

A copy of the Board resolution is attached for your reference; I encourage you to review this document carefully.

The purpose for my letter is to outline how the County, under the Board's direction, plans to proceed with the next stage of planning for the civilian use of MCAS El Toro. While this letter is somewhat lengthy, I believe it is important for those who have an active interest and/or role in the reuse planning process to understand how the County plans to proceed in this important undertaking. I appreciate your taking the time to review this information.

Planning Process - The planning process will focus on the preparation of three primary documents: a specific plan, an airport master plan, and an Environmental Impact Report (EIR). The specific plan will focus on and refine the nonaviation uses of the Community Reuse Plan. The master plan will consider a two airport system comprised of aviation facilities at MCAS El Toro and at John Wayne Airport. In directing the preparation of the master plan, the Board indicated that such a system was the commercial operational pattern for Orange County airports presently preferred by the Board of Supervisors." The EIR will appropriately focus on identifying detailed environmental impacts associated with the proposed land use specific plan and aviation master plan. The Board also directed the establishment of a 'parallel planning process" which will result in the preparation of a nonaviation alternative.

I have directed the planning team to identify consultant needs with respect to the preparation of these documents and to bean issuing Requests for Qualifications (RFQs) and/or Requests for Proposals (RFPs) for consultant services in the next few months

As during the first phase of the planning process, communication regarding the project we will be a high priority. As the Board has directed, we will encourage the meaningful participation of municipalities, unincorporated communities, and landowners in the vicinity of the base. A communications program will be developed in conjunction with a public affairs consultant who will be selected by the Board later this year.

Planning Structure - In an effort to enhance the focus and responsiveness of the planning team, I have decided to implement a somewhat different approach to program management for the next phase of planning. I have established a planning structure which will be comprised of a program manager and five planning teams - each to be led by a top-notch professional with expertise in his/her respective field.

The Program Manager is responsible for ensuring coordination of the five teams and ensuring that the Board's directions are both understood and implemented. The five teams will focus on: aviation, legal, operations, planning, and public affairs.

The Aviation Team will concentrate on the development of the airport master plan and associated studies. The Legal Team will be responsible for ensuring our understanding of and compliance with all applicable local, state, and federal regulations. The Operations Team will be responsible for property related issues, including commercial development and marketing, leases, and conveyances. The Planning Team will take the lead on preparing the specific plan and EIR and for coordinating with both the Marine Corps on the preparation of the base disposal Environmental Impact Statement (EIS) and with surrounding municipalities, communities, and landowners. Finally, the Public Affairs Team will be responsible for all program-related communications. The various teams will be comprised of a Team Leader, appropriate County management and staff (County Executive Office, John Wayne Airport, Planning and Development Services and others) and consultants. While I anticipate using consultants more in the coming process than we have in the past, I fully intend to take full advantage of the invaluable experience and expertise County staff developed during the last phase of planning.

I have already selected two of the professionals who will comprise the program management team. Ms. Courtney Wiercioch, currently serving the County as Assistant Chief Executive Officer for Public Affairs will assume the role of the Program Manager. Ms. Kari Rigoni, a 14-year veteran of the County's Planning Department, and a CEQA expert, will take the helm of the Planning Team. We plan to issue an RFQ/RFP for the Public Affairs post. The remaining three team leaders are expected to be named within the next 60 days. These individuals will focus their efforts exclusively, or nearly so, on this project.

Planning Schedule - I have advised the Board that I believe the planning team will present the specific plan, master plan, and EIR for the Board's consideration by the fall or winter of 1999. However, until we have selected consultants and scopes of work are negotiated actual schedules must remain somewhat general. More information regarding the schedule will be provided as it is finalized.

Local Redevelopment Authority/Citizens Advisory Commission - In April of 1995, the Board of Supervisors was designated as the Local Redevelopment Authority for MCAS El Toro by the Department of Defense. In this capacity, the Board acts as the federal government's local "partner" in the reuse process. The Board of Supervisors has indicated an interest and willingness to meet and conduct business as the Local Redevelopment Authority on a quarterly basis. We hope to schedule the first LRA meeting of the year in March.

The Citizens Advisory Commission ("CAC") is a thirteen member body responsible for advising the Board of Supervisors and the Planning Commission regarding "policies and programs..." related to the reuse of MCAS El Toro. I will recommend to the CAC that they begin meeting quarterly, prior to the LRA meetings to facilitate its role as advisors to the Board. It is my hope that the CAC will play an important role as a meaningful conduit and forum for community input.

I am confident that our planning team will approach their responsibilities with the appropriate focus, energy and commitment to integrity that the Board and public demand. I hope you will offer them the benefit of your insight and support.

Please do not hesitate to contact Ms. Courtney Wiercioch at (714) 834-5111 if you have any comments or questions regarding any of the issues presented in this letter or about the reuse planning process

Very truly yours.

Janice WI. Mittermeier

CCW:mm

Attachment

cc: Board of Supervisors

RESOLUTION OF THE BOARD OF SUPERVISORS
OF THE COUNTY OF ORANGE
SITTING AS THE LOCAL REDEVELOPMENT AUTHORITY

December 11, 1996

On motion of Supervisor Steiner, duly seconded and carried. the following Resolution was adopted:

WHEREAS, the Defense Base Closure and Realignment Commission has recommended that the Marine Corp. Air Station, El Toro (MCAS, El Toro) be closed, and the President and Congress have concurred with that recommendation; and

WHEREAS, on April 5, 1995, the Department of Defense, Office of Economic adjustment recognized the County of Orange, through its Board of Supervisors, as the Local Redevelopment Authority (LRA), charged with the responsibility for preparing a Community Reuse Plan for converting MCAS EL Toro to civilian use upon its closure; and

WHEREAS, MCAS El Toro is scheduled to close in 1999; and

WHEREAS, on November 8, 1994, the voters of Orange County approved Measure A n Initiative to Amend the Orange County General Plan to Designate MCAS El Toro for Civilian Aviation and Related Uses which contemplates that the principal feature of a County-adopted reuse plan for MCAS El Toro should be a commercial airport serving a substantial portion of the County's demand for commercial passenger and air cargo demand; and

WHEREAS, this Board, while aware and mindful of the provisions and intent of Measure A and its expression of the will of the citizens of Orange County, has nevertheless independently considered the merits of alternative reuse plans for MCAS El Toro, and has, independent of Measure A and its provisions, measured the benefits and costs of those alternatives in terms of the project objectives identified in the Community Reuse Plan and the related Environmental Impact Report; and

WHEREAS, Measure A established the El Toro Airport Citizens Advisory Commission to review all draft plans and statements of policy prepared by or submitted to the County concerning land use at MCAS El Toro and to make recommendations regarding such plans and policies to the Orange County Planning Commission and the Orange County Board of Supervisors; and

WHEREAS, federal regulations authorize the submittal of a Reuse Plan which is not presently in accordance with local land use regulations; and

WHEREAS, this Board has established a reuse planning organizational structure consisting of the Board of Supervisors as the LRA, the Orange County Planning Commission, the Orange County Airport Commission, the El Toro Airport Citizens Advisory Commission and various technical subcommittees as advisory bodies; and

WHEREAS, an extensive public outreach and community involvement program has been implemented in the reuse planning process, including but not limited to: numerous public meetings of the aforementioned Commissions; workshops; briefings of local officials, municipalities, and agencies; responses to public comments and questions; and an LRA Web Page on the Internet; and

WHEREAS, the LRA is committed to selecting a Community Reuse Plan for MCAS El Toro which reflects the highest and best use of that base upon its closure; and

WHEREAS, the LRA has set forth certain goals and objectives to guide it during the reuse process, including but not limited to selecting a reuse plan which will provide economic benefit to the Orange County Community to offset the adverse impact of closure of MCAS El Toro; which can be implemented in a timely and effective manner; which addresses and is responsive to the needs of the homeless in Orange County; which meets importance County needs and goals; and which provides substantial benefits to the entire Orange County community with respect to transportation, business, and other economic goals.

NOW, THEREFORE, BE IT RESOLVED that the County of Orange, as the Local Redevelopment Authority:

1. Adopts as the Community Reuse Plan for MCAS El Toro Alternative A (the proposed project") as described in the Draft Community Reuse Plan and in the Draft Environmental Impact Report (EIR) 563, which includes the following uses: a new commercial airport designed to accommodate both commercial passenger and cargo demand generated within Orange County and the region; open space and habitat conservation, including a habitat reserve of approximately 998 acres in the northeastern portion of the base; aviation -compatible institutional and educational uses, including areas designated for social service, recreation, education, job-training activities, and homeless services; research and development/light industrial whose proximity to a commercial airport would be advantageous; aviation-compatible commercial/office uses, such as hotels, retail outlets and offices; and all necessary transportation and utility infrastructure.

2. Approves the Homeless Assistance Submission and authorizes the Chairman to execute the Legally Binding Agreements, including the resolution denoted 1B for Social Services Agency, attached to the December 10, 1996 Agenda Item Transmittal letter.

3. Directs submission of the adopted Community Reuse Plan and Homeless assistance Submission and a summary of the comments received at the public hearing to the Department of the Navy and to the United States Department of Housing and Urban Development for their review and approval.

4. Directs the County Executive Officer, or her designee, to negotiate with the Department of Defense and relevant sponsoring agencies for conveyance of MCAS El Toro real and personal property to the LRA (the County of Orange) or other appropriate entities consistent with the adopted Reuse Plan.

5. Directs the County Executive Officer, or her designee, to initiate the next level of planning for the selected reuse alternative, including, as appropriate: (a) the initiation of (an) airport master plan(s) consistent with the preferential runway systems; and includes a project alternatives analysis of facilities development at a level which would support a passenger service level of 10, 15, 20, and 25 million annual passengers; (b) the initiation of appropriate and related specific planning for nonaviation land uses of the adopted County Reuse plan; (c) the preparation and submittal to the Board of (an) appropriate Request(s) for Qualifications (RFQ) in order to retain a consultant in the Master plan/specific plan process and for the parallel planning process described in number 7 below; (d) the application for any grant funds which may be available to support the next level of planning; and (e) the preparation and submittal to the Board for action, as appropriate of proposed amendments to the County's General Plan, consistent with the reuse selected.

6. Directs the Chief Executive Officer, or her designee, to structure the next phase of the reuse planning process in a manner which initiates and encourages the meaningful participation of municipalities, unincorporated areas, and landowners in the vicinity of the base.

7 Directs the Chief Executive Officer, or her designee, to establish a parallel planning process in conjunction with the airport planning and related EIR preparation which would focus on the analysis and evaluation of a nonaviation alternative which would vigorously explore such uses as research and development facilities, university campuses, athletic stadiums and ball fields, Olympic training village, high technology industrial centers, and other compatible developments.

8. Directs County staff to insert into the Final Community Reuse Plan, immediately before the Executive Summary, the Preface as set forth in Attachment 1 to this resolution.

/s/ Roger R. Stanton

Chairman of the Board of Supervisors
Acting as the Local Redevelopment Authority