County Seeks Developer to Assist With 100-Plus Acre Redo

IRVINE, CA-The County of Orange is soliciting Request for Statement of Qualifications from master developers/development teams to provide master planning and pre-development services that would redevelop 100-plus acres on the former MCAS El Toro Marine base in Irvine, California into a mixed-use, market-driven development.

Following its evaluation of the RFQs, the County will select a developer, negotiate the details of the scope of work and terms, and award a contract. “We're looking for innovative ideas and development options that will yield quality, sustainable, market-driven projects—a strategy that will drive ground lease revenues to the County and deliver positive economic and social benefits to the surrounding community,” says Orange County Supervisor Bill Campbell, in a prepared statement.

“The objective of the County is to prepare a Master Development Plan, secure entitlements and begin a phased development and infrastructure plan for the highest and best use of this property,” says James Campbell, manager of land development and renewable energy initiatives for the County of Orange.

The approximate 100-acre parcel is located between the planned Orange County Great Park to the north and the OCTA Metrolink/Amtrak railroad tracks to the south, Sand Canyon Ave., the 133 Toll Road and Interstate 5 Freeway to the west, and the Irvine Transportation Center and Five Point Communities' planned Transit Oriented Development to the east. The site also houses five existing warehouse and other structures that are obsolete and presently vacant. It will neighbor the OCTA Maintenance Yard and Department Of Navy Underground Remediation Facility on the western portion of the parcel.

In March 2003, the City of Irvine, Irvine Redevelopment Agency and the County entered into a written Property Tax Transfer and Pre-Annexation Agreement regarding the use of the former MCAS El Toro, which was then located adjacent to but just outside the jurisdictional boundaries of the City of Irvine but is now within the City of Irvine boundaries. The Pre-Annexation Agreement provided, among other things, that the City of Irvine will provide the County with a number of parcels located at the former MCAS El Toro for County use.  The agreement gives the County autonomy on zoning and property reuse, according to a prepared statement.

In February 2011, Market Profiles completed a Highest and Best Use study for the acreage. In November of the same year, the Planning Center, in conjunction with Jones Lang LaSalle, prepared a preliminary conceptual site plan and market assessment that evaluated residential, flex-tech/business park, hospitality, mini storage and educational/recreational development opportunities, as well as timing and absorption.