HomeMy WebLinkAbout10 TUSTIN RANCH ROAD EXTENSION PHASE 1AGENDA REPORT Reveweld m 1°
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y,`_ ,~ ~ ~ City Manager
Finance Director
MEETING DATE: JUNE 7, 2011
TO: WILLIAM A. HUSTON, INTERIM CITY MANAGER AND EXECUTIVE DIRECTOR
FROM: REDEVELOPMENT AGENCY AND PUBLIC WORKS DEPARTMENT
SUBJECT: APPROVE PLANS AND SPECIFICATIONS AND AUTHORIZE
ADVERTISEMENT FOR BIDS FOR THE TUSTIN RANCH ROAD EXTENSION
PHASE 1 FROM WALNUT AVENUE TO WARNER AVENUE GRADING AND
STORM DRAIN PROJECT (CIP NO. 70100 & 70206)
SUMMARY
The plans and specifications for Tustin Ranch Road Extension Phase 1 from Walnut Avenue to
Warner Avenue Grading and Storm Drain Project (CIP No. 70100 and 70206) have been
substantially completed, pending final approval of the Project Environmental Review Form (PERF)
T-012 and applicable portions of plans and specifications pertaining to the PERF by the
Department of the Navy.
RECOMMENDATION
It is recommended that the City Council adopt Resolution No. 11-40 approving the plans and
specifications for the Tustin Ranch Road Extension Phase 1 from Walnut Avenue to Warner
Avenue Phase 1 Grading and Storm Drain Project (CIP No. 70100 and 70206) and authorize the
City Clerk to advertise to receive bids.
FISCAL IMPACT
The design engineer's estimate for the Phase 1 work is $10,957,648 and will be included in the
Tustin Ranch Road Extension Project (CIP No. 70100 and 70206) in the Fiscal Year 2011-2012
Capital Improvement Program Budget. The total project is funded by a combination of funds,
including developer contribution, IBC Settlement, Irvine Ranch Water District Reimbursement, CFD
06-01 Fund (435) and 2010 MCAS Tustin Tax Allocation Bond Fund (561).
DISCUSSION
The Tustin Ranch Road Extension Project has been in the planning stages for over 30 years. The
construction effort for the entire Tustin Ranch Road Extension project was segregated into two
phases to allow settlement to occur during fill placement and grading of the northerly overcrossing
ramp prior to other street improvements being constructed, and to allow ease of bifurcation of
dewatering costs associated with the storm drain installation versus those costs associated with
sewer and water line installation which will be an IRWD reimbursable expense.
Phase 1 of this project consists of clearing and grubbing, mass grading, retaining wall, and storm
drain construction. Phase 2 will construct the remaining underground utility work, sound walls, and
street and landscape improvements, including the Edinger Avenue/Railroad bridge overcrossing.
Tustin Ranch Road Grading and Storm Drain Project (CIP No. 70100 and 70206)
June 7, 2011
Page 2
The tentative schedule for construction of Phase 1 of this project is as follows:
• Authorization to Advertise for Bids .................. .................................6/7/2011
• First Legal Advertisement ............................... .................................6/9/2011
• Second Legal Advertisement .......................... ...............................6/16/2011
• Bid Opening ................................................... ...............................7/11/2011
• Award of Contract ........................................... ...............................7/26/2011
• Start Construction ........................................... ...............................8/15/2011
• Complete Phase 1 Construction ..................... ................................. 2/1 /2012
Christine A. Shingl t
Assistant City Manager
it • ~~
Stack, P.E.
Public Works/City Engineer
Attachments: Resolution No. 11-40
Location Exhibit
S:1City Council Items~2011 Council ItemsWpproval of P&S for TRR Grading ~ SD (CIP 70100 & 70206) rev 5.docx
RESOLUTION NO. 11-40
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN,
CALIFORNIA APPROVING PLANS AND SPECIFICATIONS FOR THE
TUSTIN RANCH ROAD EXTENSION PHASE 1 FROM WALNUT AVENUE
TO WARNER AVENUE GRADING AND STORM DRAIN PROJECT (CIP
NO. 70100 AND 70206), AND AUTHORIZING ADVERTISEMENT FOR
BIDS
WHEREAS, it is the intention of the City Council of the City of Tustin, California
to contract for the Tustin Ranch Road Extension Phase 1 from Walnut Avenue to
Warner Avenue Grading and Storm Drain Project (CIP No. 70100 and 70206); and
WHEREAS, the City Engineer has presented plans and specifications for the
construction of said work; and
WHEREAS, on January 16, 2001, the City of Tustin certified the Program Final
Environmental Impact Statement/Environmental Impact Report (FEIS/EIR) for the reuse
and disposal of MCAS Tustin; on December 6, 2004, the City Council adopted Resolution
No. 04-77 approving the Final Supplemental #1 to Final EIS/EIR; and on April 3, 2006,
the City Council adopted Resolution No. 06-43 approving an Addendum to the
FEIS/EIR. The FEIS/EIR, its Final Supplemental #1 to FEIS/EIR, and its Addendum is a
program EIR under the California Environmental Quality Act ("CEQA"). The FEIS/FEIR
and its Addendum considered the potential environmental impacts associated with
development on the former Marine Corps Air Station, Tustin; and
WHEREAS, an Environmental Analysis Checklist has been prepared and
concluded that the proposed project does not result in any new significant environmental
impacts, substantial changes, or a substantial increase in the severity of any previously
identified significant impacts in the FEIS/EIR, Supplemental #1 to FEIS/EIR, and
Addendum, and moreover, no new information of substantial importance has surfaced
since certification of the FEIS/EIR, Supplemental #1 to FEIS/EIR, and Addendum;
NOW, THEREFORE, BE IT RESOLVED:
A. The plans and specifications presented by the City Engineer are hereby
approved as the plans and specifications for Tustin Ranch Road Extension Phase 1
from Walnut Avenue to Warner Avenue Grading and Storm Drain Project (CIP No.
70100 and 70206).
B. The City Engineer is authorized to make any subsequent changes as may be
required to the plans and specifications in the future as a result of any Navy PERF T-
012 approval conditions.
Resolution 11-40
June 7, 2011
Page 2
C. The City Clerk is hereby authorized and directed to advertise as required by
law for the receipt of sealed bids or proposals for the performance of the work specified
in the aforesaid plans and specifications;
PASSED AND ADOPTED at a regular meeting of the City Council of the City of
Tustin held on the 7th day of June, 2011.
Jerry Amante, Mayor
ATTEST:
Pamela Stoker
City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF TUSTIN )
I, Pamela Stoker, City Clerk and ex-officio Clerk of the City Council of the City of Tustin,
California, do hereby certify that the whole number of the members of the City Council is
five; that the above and foregoing Resolution No. 11-40 was duly and regularly passed
and adopted at a regular meeting of the City Council held on the 7t" day of June, 2011
by the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
PAMELA STOKER,
City Clerk
TUSTIN LEGACY
TUSTIN RANCH ROAD EXTENSION FROM WARNER AVENUE TO WALNUT AVENUE
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JAMBOREE ROAD
PREPARED FOR:
CITY OF
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PREPARED BY:
HUNSAKER 6z ASSOCIATES
I R V I N E ~ I N C
F'LWNING ENGINEERING SINtVEYING
Three FM~hes . hire, U 92618 PFk (449) 5817010 • f% (949) 5830759
DATE CREATED: 2011-04-22
COMMUNITY DEVELOPMENT DEPARTMENT
300 Centennial Way, Tustin, CA 92780
(714) 573-3100
ENVIRONMENTAL ANALYSIS CHECKLIST
For Projects With Previously Certified/Approved Environmental Documents:
Environmental Impact Statement/Environmental Impact Report (EIS/EIR)
for the Disposal and Reuse of Marine Corps Air Station (MCAS) Tustin
This checklist and the following evaluation of environmental impacts takes into consideration the preparation of
an environmental document prepared at an earlier stage of the proposed project. The checklist and evaluation
evaluate the adequacy of the earlier document pursuant to Section 15162 and 15168 of the California
Environmental Quality Act (CEQA) Guidelines.
A. BACKGROUND
Project Title(s): Extension of Tustin Ranch Road
Lead Agency: City of Tustin, 300 Centennial Way, Tustin, California 92780
Lead Agency Contact Person: Ken Nishikawa Phone: (714) 573-3389
Project Location: Extension of Tustin Ranch Road from Walnut Avenue to Warner Avenue
Project Sponsor's Name and Address: City of Tustin
300 Centennial Way
Tustin, CA 92780
General Plan Designation: Unclassified (Street)
Zoning Designation: Unclassified (Street)
Project Description: Design and construction of extension of Tustin Ranch Road between Walnut
Avenue and Warner Avenue
Surrounding Uses: Residential uses, commercial uses, industrial business parks, and vacant
land.
Previous Environmental
Documentation: Program Final Environmental Impact Statement/Environmental Impact
Report (Program FEIS/EIR) for the Disposal and Reuse of Marine Corps Air
Station (MCAS) Tustin (State Clearinghouse #94071005) certified by the
Tustin City Council on January 16, 2001, Final Supplemental #1 to Program
FEIS/EIR approved in December 6, 2004, and Addendum approved by the
City Council on April 3, 2006.
B. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a "Potentially Significant Impact" as indicated by the checklist in Section D below.
^Land Use and Planning
^Population and Housing
^Geology and Soils
^Hydrology and Water Quality
^Air Quality
^Transportation & Circulation
^Biological Resources
^Mineral Resources
^Agricultural Resources
^Hazards and Hazardous Materials
^Noise
^Public Services
^Utilities and Service Systems
^Aesthetics
^Cultural Resources
^Recreation
^Mandatory Findings of
Significance
C. DETERMINATION:
On the basis of this initial evaluation:
^ I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
^ I find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because the mitigation measures described on an attached sheet
have been added to the project. A NEGATIVE DECLARATION will be prepared.
^ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
^ I find that the proposed project MAY have a significant effect(s) on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and
2) has been addressed by mitigation measures based on the earlier analysis as described on attached
sheets, if the effect is a "Potentially Significant Impact' or "Potentially Significant Unless Mitigated."
An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that
remain to be addressed.
® I find that although the proposed project could have a significant effect on the environment, there WILL
NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed
adequately in an earlier EIR pursuant to applicable standards, and 2) have been avoided or mitigated
pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the
proposed project.
^ I find that although the proposed project could have a significant effect on the environment, there WILL
NOT be a significant effect in this case because all potentially significant effects I) have been analyzed
adequately in an earlier NEGATIVE DECLARATION pursuant to applicable standards, and 2) have
been avoided or mitigated pursuant to that earlier NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project.
Preparers _
J
Willkom, Principal Planner
Elizabeth A. Binsack, Community
Director
D. EVALUATION OF ENVIRONMENTAL IMPACTS
Date: OS-OS-2011
Date OS-OS-2011
See Attachment A attached to this Checklist
EVALUATION OF ENVIRONMENTAL IMPACTS
I. AESTHETICS -Would the project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway'?
c) Substantially degrade the existing visual character or
quality of the site and its surroundings?
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area?
IL AGRICULTURE RESOURCES: In determining
whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site Assessment
Model (1997) prepared by the California Dept. of
Conservation as an optional model to use in assessing impacts
on agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland
of Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract?
c) Involve other changes in the existing environment which,
due to their location or nature, could result in conversion of
Farmland, to non-agricultural use?
III. AIR QUALITY: Where available, the significance
criteria established by the applicable air quality management
or air pollution control district may be relied upon to make the
following determinations. Would the project:
a) Conflict with or obstruct implementation of the applicable
air quality plan?
b) Violate any air quality standard or contribute substantially
to an existing or projected air quality violation?
c) Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient air
quality standard (including releasing emissions which exceed
quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant
concentrations'?
e) Create objectionable odors affecting a substantial number
of people?
No Substantial
New More Change From
Significant Severe Previous
Impact Impacts Analysis
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IV. BIOLOGICAL RESOURCES• -Would the project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or
regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on any riparian habitat
or other sensitive natural community identified in local or
regional plans, policies, regulations or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
c) Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological interruption, or
other means?
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors, or
impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation Plan, or
other approved local, regional, or state habitat conservation
plan`?
V. CULTURAL RESOURCES: -Would the project:
a) Cause a substantial adverse change in the significance of
a historical resource as defined in § 15064.5?
b) Cause a substantial adverse change in the significance of
an archaeological resource pursuant to § 15064.5?
c) Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature?
d) Disturb any human remains, including those interred
outside of formal cemeteries'?
VI. GEOLOGY AND SOILS: -Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or death
involving:
No Substantial
New More Change From
Significant Severe Previous
Impact Impacts Analysis
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i) Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including liquefaction?
iv) Landslides?~
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project, and
potentially result in on- or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B
of the Uniform Building Code (1994), creating substantial
risks to life or property?
e) Have soils incapable of adequately supporting the use of
septic tanks or alternative wastewater disposal systems where
sewers are not available for the disposal of waste water?
VH.HA7.ARDS AND HAZARDOUS MATERIALS:
Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or disposal of
hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter
mile of an existing or proposed school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to Government
Code Section 65962.5 and, as a result, would it create a
significant hazard to the public or the environment?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles of a
public airport or public use airport, would the project result in
a safety hazard for people residing or working in the project
area?
f) For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for people residing
or working in the project area?
No Substantial
New More Change From
Signiftcant Severe Previous
Impact Impacts Analysis
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g) Impair implementation of or physically interfere with an
adopted emergency response plan or emergency evacuation
plan?
h) Expose people or structures to a significant risk of loss,
injury or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where residences
are intermixed with wildlands?
VIII. HYDROLOGY AND WATER OUALITY• -Would
the project:
a) Violate any water quality standards or waste discharge
requirements?
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there would
be a net deficit in aquifer volume or a lowering of the local
groundwater table level (e.g., the production rate of pre-
existing nearby wells would drop to a level which would not
support existing land uses or planned uses for which permits
have been granted)'?
c) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, in a manner which would result in substantial
erosion or siltation on- or off-site?
d) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, or substantially increase the rate or amount of
surface runoff in a manner which would result in flooding on-
or off-site?
e) Create or contribute runoff water which would exceed the
capacity of existing or planned stormwater drainage systems
or provide substantial additional sources of polluted runoff?
f) Otherwise substantially degrade water quality?
g) Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation map'?
h) Place within a 100-year flood hazard area structures
which would impede or redirect flood flows?
i) Expose people or structures to a significant risk of loss,
injury or death involving flooding as a result of the failure of a
levee or dam`?
j) Inundation by seiche, tsunami, or mudflow?
IX. LAND USE AND PLANNING- Would the project:
No Substantial
New More Change From
Significant Severe Previous
Impact Impacts Analysis
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a) Physically divide an established community'? ~ ~
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific plan,
local coastal program, or zoning ordinance) adopted for the
purpose of avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan or
natural community conservation plan?
X. MINERAL RESOURCES -Would the project:
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the residents
of the state`?
b) Result in the loss of availability of alocally-important
mineral resource recovery site delineated on a local general
plan, specific plan or other land use plan?
XI. NOISE -
Would the project result in:
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan or
noise ordinance, or applicable standards of other agencies?
b) Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise levels?
c) A substantial permanent increase in ambient noise levels
in the project vicinity above levels existing without the
project?
d) A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without the project?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles of a
public airport or public use airport, would the project expose
people residing or working in the project area to excessive
noise levels?
f) For a project within the vicinity of a private airstrip,
would the project expose people residing or working in the
project area to excess noise levels?
XILPOPULATION AND HOUSING- Would the project:
a) Induce substantial population growth in an area, either
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
No Substantial
New More Change From
Significant Severe Previous
Impact Impacts Analysis
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No Substantial
New More Change From
Significant Severe Previous
Impact Impacts Anal sis
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which
could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or other
performance objectives for any of the public services:
Fire protection?
Police protection?
Schools?
Parks'?
Other public facilities?
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XIV. RECREATION -
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational facilities or require
the construction or expansion of recreational facilities which
might have an adverse physical effect on the environment?
XV.TRANSPORTATION/TRAFFIC -Would the project:
a) Cause an increase in traffic which is substantial in relation
to the existing traffic load and capacity of the street system
(i.e. result in a substantial increase in either the number of
vehicle trips, the volume to capacity ratio on roads, or
congestion at intersections)`?
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways'?
c) Result in a change in air traffic patterns, including either
an increase in traffic levels or a change in location that results
in substantial safety risks?
d) Substantially increase hazards due to a design feature (e.g
sharp curves or dangerous intersections) or incompatible uses
(e.g., farm equipment)?
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
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g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus turnouts,
bicycle racks)?
XVI. UTILITIES AND SERVICE SYSTEMS -
Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects?
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental
effects?
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or are new or
expanded entitlements needed'?
e) Result in a determination by the wastewater treatment
provider which serves or may serve the project that it has
adequate capacity to serve the project's projected demand in
addition to the provider's existing commitments?
f) Be served by a landfill with sufficient permitted capacity
to accommodate the project's solid waste disposal needs?
g) Comply with federal, state, and local statutes and
regulations related to solid waste?
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate a plant or
animal community, reduce the number or restrict the range of
a rare or endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory?
b) Does the project have impacts that are individually
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a project
are considerable when viewed in connection with the effects
of past projects, the effects of other current projects, and the
effects of probable future projects)?
c) Does the project have environmental effects which will
cause substantial adverse effects on human beings, either
directly or indirectly?
No Substantial
New More Change From
Signifzcant Severe Previous
Impact Impacts Analysis
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EXHIBIT A
EVALUATION OF ENVIRONMENTAL IMPACTS
TUSTIN RANCH ROAD EXTENSION
FROM WALNUT AVENUE TO WARNER AVENUE
PREVIOUS ENVIRONMENTAL DOCUMENTATION
A Final Joint Environmental Impact Statement/Environmental Impact Report (FEIS/EIR) for the
Disposal and Reuse of Marine Corps Air Station (MCAS) Tustin and Mitigation Monitoring and
Reporting Program for the EIS/EIR was prepared by the City of Tustin and the Department of the
Navy (DoN) in accordance with the California Environmental Quality Act (CEQA) and the
National Environmental Policy (NEPA). The FEIS/EIR analyzed the environmental consequences
of the Navy disposal and local community reuse of the MCAS Tustin site per the Reuse Plan and
the MCAS Tustin Specific Plan/Reuse Plan. The CEQA analysis also analyzed the environmental
impacts of certain "Implementation Actions" that the City of Tustin and City of Irvine must take to
implement the MCAS Tustin Specific Plan/Reuse Plan. The FEIS/EIR and Mitigation Monitoring
and Reporting Program were adopted by the Tustin City Council on January 16, 2001. The DoN
published its Record of Decision (ROD) on March 3, 2001. On December 4, 2004, the City
Council adopted Resolution No. 04-77 for the Final Supplemental #1 to FEIS/EIR. On April 3,
2006, the City Council adopted Resolution No. 06-43 approving an Addendum to the FEIS/EIR.
The MCAS Tustin Specific Plan and the FEISBIR and Addendum analyzed amulti-year
development period for the planned urban reuse project as a program document and included
Tustin Ranch Road within the boundaries of the former MCAS Tustin (The "Tustin Legacy"
project). Final Supplemental #1 to FEISBIR specifically analyzed impacts associated with Tustin
Ranch Road extension between Walnut Avenue and Valencia Avenue. When individual activities
with the MCAS Tustin Specific Plan are proposed, the planning agency is required to examine
individual activities to determine if their effects were fully analyzed in the FEIS/EIR, Final
Supplemental #1 to FEISBIR, and Addendum. The planning agency can approve the activities as
being within the scope of the project covered by the FEIS/EIR, Final Supplemental #1 to
FEIS/EIR, and Addendum if the agency finds that pursuant to Sections 15162, 15164, and 15183
of the CEQA Guidelines no new effects would occur, nor would a substantial increase in the
severity of previously identified significant effects occur, then no supplemental or subsequent
environmental document is required. For the proposed the Tustin Ranch Extension project, the
City prepared a comprehensive Environmental Checklist and the analysis is provided below to
determine if the project is within the scope of the FEIS/EIR, Supplemental #1 to FEISBIR, and
Addendum and if new effects would occur as a result of the project.
Mitigation measures and implementation actions adopted through Resolution Nos. 00-90, 04-77,
06-43 are attached hereto as Exhibit B.
PROJECT LOCATION
Tustin Ranch Road Extension project is an extension of the existing Tustin Ranch Road from
Walnut Avenue on the north to Warner Avenue on the south, including intersection treatments.
The portion of the project between Walnut Avenue and north of the southerly right of way limit
of Edinger Avenue is located to the north of the former MCAS Tustin property ("Tustin Legacy
Evaluation of Environmental Impacts
Tustin Ranch Road Extension
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project") traversing established communities consisting of residential uses and industrial
business parks. The portion of the project between south of the Edinger Avenue right of way to
Warner Avenue is located within Tustin Legacy project. Tustin Legacy project is the portion of
the former Marine Corps Air Station (MCAS) Tustin within the City of Tustin corporate
boundaries.
The Tustin Legacy project is located in central Orange County and is approximately 40 miles
southeast of downtown Los Angeles. The major roadways bordering Tustin Legacy include Red
Hill Avenue on the west, Edinger Avenue and Irvine Center Drive on the north, Harvard Avenue
on the east, and Barranca Parkway on the south. Jamboree Road transects the Property. John
Wayne Airport is located approximately three miles to the south and a Metrolink Commuter Rail
Station is located immediately to the north providing daily passenger service to employment
centers in Orange, Los Angeles, Riverside, and San Diego counties.
PRESENT CONDITION OF THE PROPERTY
Tustin Ranch Road extension has been planned and identified in the City's General Plan and in
the MCAS Tustin Specific Plan as a future major arterial connecting the existing Tustin Ranch
Road to Tustin Legacy. The northerly portion of the project site between Walnut Avenue and
the OCFCD right of way currently contains fill material. The man-made topography near the
OCFCD right of way is approximately thirty (30) feet higher in elevation than adjacent
residences and industrial uses. The man-made topography gradually slopes down to Walnut
Avenue. Approximately 4 to 5 residences are located directly adjacent to the most elevated
portion of the fill material. This fill material was placed on the project site in 1977 to form the
foundation of the Tustin Ranch Road bridge over the OCFCD right-of--way, OCTA/SCRRA
railway right-of--way and Edinger Avenue. The grading for this part of Tustin Ranch Road was
completed at the same time that the grading for the Peppertree Residential Community (Tract
Nos. 7813, 7954, 8088, and 8912) was completed. Currently, the portion of the project site
between Walnut Avenue and the OCFCD right-of--way and south of Edinger Avenue is fenced
off from public access.
Land uses northwest of the project site include single family dwellings (Laurelwood Residential
Community) and northeast of the site are industrial uses. Single family dwellings (Peppertree
Residential Community) are located immediately west of the project site between Walnut
Avenue and the OCFCD right-of--way. An existing church and industrial uses are located
immediately east of the project site between Walnut Avenue and the OCFCD right-of--way.
South of the OCFCD right-of--way is the OCTA/SCRRA railroad right-of--way and Edinger
Avenue. The portion of the site that is south of Edinger Avenue has historically not been used
for military purposes but used as interim agricultural uses (this interim agricultural uses have
ceased). The proposed right-of--way in this area was identified as such in the Reuse Plan
approved in October 1996 and FEIS/EIR certified in January 2001. The City acquired the deed
to the MCAS Tustin portion of the Tustin Ranch Road right-of--way on May 13, 2002.
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The portion south of Edinger was graded as part of the initial portion of mass grading work for
the master developer footprint. As funding becomes available, the final design is being finalized
with construction to follow.
PROJECT DESCRIPTION
All related environmental impacts associated with the construction and use of the Project were
considered in the FEIS/EIR, Supplemental # 1 to FEISBIR, and Addendum and all applicable
implementation measures and mitigation measures are identified in the Mitigation Monitoring
and Reporting Program approved by the Tustin City Council for the FEIS/EIR, Supplemental #1
to FEISBIR, and Addendum. The following information provides background support for the
conclusions identified in the Environmental Analysis Checklist.
I. AESTHETICS -Would the project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including, but not limited to, trees, rock
outcroppings, and historic buildings within a state scenic highway?
c) Substantially degrade the existing visual character or quality of the site and its
surroundings?
d) Create a new source of substantial light or glare, which would adversely affect
day or nighttime views in the area?
The construction of the Tustin Ranch Road will include soundwalls of varying heights
adjacent to the existing residential walls. These soundwalls were recommended as
mitigation to reduce noise levels to less than significant (see discussion under Noise
Impacts). The project would include landscaping along the slope of the earthen ramp. It
was expected that Final design of the project would be considered by the City Council.
The project is not located on a scenic highway nor will it affect a scenic vista. Short-term
and insignificant visual impacts may occur with the presence of heavy machinery during
construction and demolition activities, but would only be visible within the
construction/demolition zone, which is almost completely within the former MCAS Tustin,
a facility which is closed to public access and view. Construction of the project through the
site's existing antiquated private circulation system, vacant aircraft facilities, parking
aprons, and open areas of short grasses would establish a new cohesive and harmonious
circulation streetscape through the planned community.
The project will utilize street lighting designed to reduce glare and spill-over, create a safe
night environment, and avoid glare impacts to surrounding properties. The proposed
project is to be constructed so will not adversely impact day or nighttime views in the area.
The proposed project is within the scope of development considered with the analysis of
the FEISBIR for MCAS Tustin, Final Supplemental #1 to FEIS/EIR, and Addendum.
Consequently, the proposed project will result in no substantial changes to the
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environmental impacts previously evaluated with the certified the FEIS/EIR for MCAS
Tustin, Final Supplemental # 1 to FEISBIR, and Addendum.
Mitigation/Monitoring Required: Compliance with existing rules and regulations is not
mitigation under CEQA. Consequently, no mitigation is required.
Sources: Engineering and Design Plans for the Project
Field Observations
FEISBIR for Disposal and Reuse of MCAS Tustin (Page 3-84, 4-109
through 114) and Addendum (Page 5-3 through 5-8)
MCAS Tustin Specific Plan/Reuse Plan (Pages 3-35 through 3-62, pages 3-
70 through 3-81, pages 3-82 through 3-88, and pages 3-104 through 3-137)
Final Supplemental #1 to Final EIS/EIR
Tustin General Plan
II. AGRICULTURE RESOURCES: In determining whether impacts to agricultural
resources are significant environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site Assessment Model (1997)
prepared by the California Dept. of Conservation as an optional model to use in
assessing impacts on agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the California Resources
Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural use or a Williamson Act contract?
c) Involve other changes in the existing environment which, due to their location or
nature, could result in conversion of Farmland to non-agricultural use?
The project site was leased as interim agriculture sites. All agricultural activities on the
site and Navy out leases were terminated in phases by the Navy prior to the closure of
MCAS Tustin in July, 1999.
The physical impact area for the proposed project is the same as that identified in the
FEIS/EIR, Supplemental # 1 to FEISBIR, and Addendum. Although not proposed at this
time, implementation of the proposed project would continue to impact areas mapped but
not used as Prime Farmland. Additionally, there are no areas subject to a Williamson Act
contract, and conservation of farmland in this area was deemed unwarranted by NCRS.
The loss of Prime Farmland and Farmland of Statewide Importance would remain a
significant and unavoidable impact. The mitigation options previously identified in the
FEIS/EIR, Supplemental #1 to FEIS/EIR, and Addendum are still infeasible and would be
ineffective to reduce the localized adverse effects associated with the loss of
mapped/designated farmland.
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There are no new feasible mitigation measures that could be implemented that would
reduce the significant unavoidable impact associated with the conversion of Farmland to
urban uses. Mitigation options identified in the FEIS/EIR, Supplemental #1 to FEIS/EIR,
and Addendum determined to be infeasible are still infeasible and ineffective to reduce
impacts to a level considered less than significant. There would not be a substantial
increase in the severity ofproject-specific and cumulative impacts to agricultural resources
beyond that identified in the FEIS/EIR, Supplemental #1 to FEISBIR, and Addendum;
however, these impacts would continue to be significant unavoidable impacts of the
proposed project. The Tustin City Council adopted a Statement of Overriding
Considerations for the FEISBIR, Supplemental # 1 to FEISBIR, and Addendum.
The proposed project is within the scope of development considered with the analysis of
the FEIS/EIR for MCAS Tustin, Final Supplemental #1 to FEIS/EIR, and Addendum.
Consequently, the proposed project will result in no substantial changes to the
environmental impacts previously evaluated with the certified FEIS/EIR for MCAS Tustin,
Final Supplemental # 1 to FEIS/EIR, and Addendum.
Mitigation/Monitoring Required: In certifying the FEISlEIR, Supplemental #1 to
FEIS/EIR, and Addendum, the Tustin City Council adopted Findings of Fact and Statement
of Overriding Consideration concluding that impacts to agricultural resources were
unavoidable (Resolution Nos. 00-90, 04-77, and 06-43). No mitigation is possible or
required.
Sources: Engineering and Design Plans for the Project
Field Observations
FEIS/E1R for Disposal and Reuse of MCAS Tustin (Page 3-84, 4-109
through 114) and Addendum (Page 5-8 through 5-10)
Resolution No. 00-90
MCAS Tustin Specific Plan/Reuse Plan (Pages 3-35 through 3-62, pages 3-
70 through 3-81, pages 3-82 through 3-88, and pages 3-104 through 3-137)
Final Supplemental #1 to Final EIS/E1R
Tustin General Plan
III. AIR QUALITY: Where available, the significance criteria established by the
applicable air quality management or air pollution control district may be relied
upon to make the following determinations. Would the project:
a) Conflict with or obstruct implementation of the applicable air quality plan?
b) Violate any air quality standard or contribute substantially to an existing or
projected air quality violation?
c) Result in a cumulatively considerable net increase of any criteria pollutant for
which the project region is non-attainment under an applicable federal or state
ambient air quality standard (including releasing emissions that exceed
quantitative thresholds for ozone precursors)?
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d) Expose sensitive receptors to substantial pollutant concentrations?
e) Create objectionable odors affecting a substantial number of people?
All air quality environmental impacts related to development of the entire Specific Plan area
(including the project site) were considered in the adopted FEISBIR for MCAS Tustin,
Final Supplemental #1 to FEIS/EIR, and Addendum. Development of the entire project
would: 1) be inconsistent with the 1994 and 1997 South Coast Air Basin (SCAB) Air
Quality Management Plan (AQMP); 2) exceed South Coast Air Quality Management
District (SCAQMD) thresholds of significance for CO, NO, and ROC from long-term
operation emissions from mobile (vehicular) and stationary sources; and 3) would exceed
SCAQMD thresholds of significance during some or all phases of the project for peak
reduced emissions of suspended particulates (PMIO), reactive organic compounds (ROC),
and oxides of nitrogen (NOX) due to construction activities. However, a Statement of
Overriding Considerations for the FEIS/EIR, Supplemental #1 to FEISBIR, and Addendum
was adopted by the Tustin City Council identifying specific justifiable economic, legal,
social, technological, or other considerations.
Construction air emissions are also anticipated and would result from the following four (4)
construction activities: 1) demolition (which may include asbestos removal); 2) grading; 3)
site preparation and utility installation; and 4) roadway construction. Construction of the
proposed roadway extension will increase short term air emissions during construction
activities. However as discussed in the FEIR/EIS, Final Supplemental #1 to FEIS/EIR,
and Addendum, construction related impacts of the proposed project would be below the
South Coast Air Quality Management District (SCAQMD) thresholds and is considered
less than significant. Appropriate control measure under Rule 403 will be implemented
to ensure short term impacts resulting from construction activity will be less than
significant.
The proposed project is within the scope of development considered with the analysis of
the FEISBIR for MCAS Tustin, Final Supplemental #1 to FEIS/EIR, and Addendum.
Consequently, the proposed project will result in no substantial changes to the
environmental impacts previously evaluated with the certified FEIS/EIR for MCAS Tustin,
Final Supplemental # 1 to FEISlEIR, and Addendum.
MitigationlMonitoring Required: Specific Mitigation and Implementation Measures have
been adopted by the Tustin City Council in certifying the FEIS/EIR, Final Supplemental #1
to FEIS/EIR, and Addendum for operational and construction activities (Mitigation
Measures AQ-1 through AQ-4). However, the FEISBIR, Final Supplemental #1 to
FEISBIR, and Addendum also concluded that the Reuse Plan related operational air quality
impacts were significant and could not be fully mitigated. A Statement of Overriding
Considerations for the FEIS/EIR, Final Supplemental #1 to FEIS/EIR, and Addendum was
adopted by the Tustin City Council (Resolution Nos. 00-90, 04-77 and 06-43).
Sources.• Engineering and Design Plans for the Project
Field Observations
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FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-143
through153, 4-207 through 4-230, pages 7-41 through 7-42 and Addendum
Pages 5-10 through 5-28)
MCAS Tustin Specific Plan/Reuse Plan (Pages 3-35 through 3-62, pages 3-
70 through 3-81, pages 3-82 through 3-88, and pages 3-104 through 3-137)
Resolution No. 00-90
Final Supplemental #1 to Final EIS/EIR
Tustin General Plan
IV. BIOLOGICAL RESOURCES: -Would the project:
a) Have a substantial adverse effect, either directly or through habitat
modifications, on any species identified as a candidate, sensitive, or special status
species in local or regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian habitat or other sensitive
natural community identified in local or regional plans, policies, regulations, or
by the- California Department of Fish and Game or U.S. Fish and Wildlife
Service?
c) Have a substantial adverse effect on federally protected wetlands as defined by
Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal
pool, coastal, etc.) through direct removal, filling, hydrological interruption, or
other means?
d) Interfere substantially with the movement of any native resident or migratory
fish or wildlife species or with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting biological resources,
such as a tree preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural
Community Conservation Plan, or other approved local, regional or state
habitat conservation plan?
The FEISBIR for MCAS Tustin, Final Supplemental #1 to FEISBIR, and Addendum
found that implementation of the Reuse Plan and MCAS Tustin Specific Plan would not
result in impacts to federally listed threatened or endangered plant or animal species,
however, the FEIS/EIR, Final Supplemental #1 to FEISBIR, and Addendum determined
that implementation of the Reuse Plan and MCAS Tustin Specific Plan (including the
construction of the proposed project) could have an impact on jurisdictional
waters/wetlands. Mitigation measures were included in the MCAS Tustin FEISBIR for
MCAS Tustin, Final Supplemental #1 to FEIS/EIR, and Addendum to require the
relocation of the turtles and establishment of an alternative off-site habitat, and requires the
City as the project proponent to obtain Section 401 (Regional Water Quality Control
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Board), 404 (California Department of Fish and Game), Section 1601 (Army Corps of
Engineers), and other permits as necessary for areas on the project site affecting
jurisdictional waters of the U.S. or vegetated wetlands. The City of Tustin received these
permits. The proposed project is within the scope of development considered with the
analysis of the FEIS/EIR for MCAS Tustin, Final Supplemental #1 to FEISBIR, and
Addendum. Therefore, no substantial change is expected from the analysis previously
completed in the FEIS/EIR for MCAS Tustin, Final Supplemental #1 to FEISBIR, and
Addendum.
Mitigation/Monitoring Required.• Mitigation and Implementation measures have been
adopted by the Tustin City Council in the FEIS/EIR, Final Supplemental #1 to FEIS/EIR,
and Addendum; these measures (Bio-1 through Bio-4) are included in the Mitigation
Monitoring and Reporting Program.
Sources: Engineering and Design Plans for the Project
Approved 401, 404 and 1601 Permits Issued by Responsible Regulatory
Agencies
Field Observations
FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-75 through 3-
82, 4-103 through 4-108, 7-26 through 7-27 and Addendum pages 5-28
through 5-40)
MCAS Tustin Specific Plan/Reuse Plan (Pages 3-35 through 3-62, pages 3-
70 through 3-81, pages 3-82 through 3-88, and pages 3-104 through 3-137)
Final Supplemental #1 to FEISBIR
Tustin General Plan
Approval Letters from Regulatory Agencies
V. CULTURAL RESOURCES: -Would the project:
a) Cause a substantial adverse change in the significance of a historical resource as
defined in §15064.5?
b) Cause a substantial adverse change in the significance of an archaeological
resource pursuant to § 15064.5?
c) Directly or indirectly destroy a unique paleontological resource or site or unique
geologic feature?
d) Disturb any human remains, including those interred outside formal cemeteries?
The portion of the project site located north of Edinger Avenue and south of Walnut
Avenue has previously been disturbed during grading activities associated with the
Peppertree Residential Community, flood control channel, and the railroad tracks. An
archaeological review of known archaeological sites for the portion of the project site
located south of and adjacent to Edinger Avenue was conducted in 1990 as referenced in
the FEIS/EIR and Final Supplemental #1 to FEIS/BIR. The archaeological review
included a review of surrounding areas for archaeological resources. This literature
review which was completed at the Archaeological Survey University of California Los
Evaluation of Environmental Impacts
Tustin Ranch Road Extension
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Angeles encompassed the entire Tustin Ranch Road project site. According to the
review, no known archaeological resources were found in the area of the Tustin Ranch
Road project site.
A portion of the project site that is south of Edinger Avenue and on the Base property
was evaluated for archaeological resources in the FEISBIR. The surveys resulted in the
recording of only one site (CA-ORA-381) which located at the northwestern part of the
former Air Station near Red Hill Avenue. This archaeological site (CA-ORA-381) has
been recorded within the Reuse Plan area; it is believed to have been destroyed. Numerous
archaeological surveys also have been conducted at the former MCAS Tustin site. In 1988,
the State Office of Historic Preservation (SHPO) provided written concurrence that all open
spaces on MCAS Tustin had been adequately surveyed for archaeological resources.
It is possible that previously unidentified buried archaeological or paleontological resources
within the project site could be significantly impacted by proposed grading and construction
activities. With the inclusion of mitigation measures identified in the FEIS/BIR for MCAS
Tustin, Final Supplemental # 1 to FEISBIR, and Addendum and their respected Mitigation
Monitoring and Reporting Program that require construction monitoring, potential impacts
to cultural resources can be reduced to a level of insignificance.
The proposed project is within the scope of development considered with the analysis of
the FEIS/EIR for MCAS Tustin, Final Supplemental #1 to FEISBIR, and Addendum.
Therefore, no substantial change is expected from the analysis previously completed in the
FEISBIR for MCAS Tustin, Final Supplemental # 1 to FEIS/EIR, and Addendum.
Mitigation/Monitoring Required: Mitigation and Implementation Measures have been
adopted by the Tustin City Council in the FEISBIR for MCAS Tustin, Final Supplemental
#1 to FEIS/EIR, and Addendum; these measures (Hist-1 through 5, Arch-1 and 2, AR-l,
Paleo-1 and 2, PR-1 and 2) are included in the Mitigation Monitoring and Reporting
Program for the project.
Sources: Engineering and Design Plans for the Project
Field Observations
FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-68 through 3-
74, 4-93 through 4-102, 7-24 through 7-26, and Addendum Pages 5-40
through 5-45)
MCAS Tustin Specific Plan/Reuse Plan (Pages 3-35 through 3-62, pages 3-
70 through 3-81, pages 3-82 through 3-88, and pages 3-104 through 3-137)
Final Supplemental #1 to FEIS/EIR
Tustin General Plan
VI. GEOLOGY AND SOILS: -Would the project:
a) Expose people or structures to potential substantial adverse effects, including the
risk of loss, injury, or death involving:
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• Rupture of a known earthquake fault, as delineated on the most recent
Alquist-Priolo Earthquake Fault zoning map, issued by the State Geologist
for the area or based on other substantial evidence of a known fault? Refer
to Division of Mines and Geology Special Publication 42.
• Strong seismic ground shaking?
• Seismic-related ground failure, including liquefaction?
• Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable, or that would become
unstable as a result of the project, and potentially result in on- or off-site
landslide, lateral spreading, subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building
Code (2001), creating substantial risks to life or property?
e) Have soils incapable of adequately supporting the use of septic tanks or
alternative wastewater disposal systems where sewers are not available for the
disposal of wastewater?
The FEIS/BIR, Final Supplemental #1 to FEIS/EIR, and Addendum indicates that impacts
to soils and geology resulting from implementation of the Reuse Plan and MCAS Tustin
Specific Plan would include non-seismic hazards (such as local settlement, regional
subsidence, expansive soils, slope instability, erosion, and mudflows) and seismic hazards
(such as surface fault displacement, high-intensity ground shaking, ground failure and
lurching, seismically induced settlement, and flooding associated with dam failure.
However, the FEISBIR, Final Supplemental #1 to FEIS/EIR, and Addendum concluded
that compliance with state and local regulations and standards, along with established
engineering procedures and techniques, would avoid unacceptable risk or the creation of
significant impacts related to such hazards. The proposed project is within the scope of
development considered with the analysis of the FEIS/EIR, Final Supplemental #1 to
FEIS/EIR, and Addendum for MCAS Tustin. Therefore, no substantial change is expected
from the analysis previously completed in the FEIS/EIR, Final Supplemental #1 to
FEIS/EIR, and Addendum for MCAS Tustin.
Mitigation/Monitoring Required: Compliance with existing rules and regulations would
avoid the creation of potential impacts. No mitigation is required.
Sources: Engineering and Design Plans for the Project
Field Observations
FEISBIR for Disposal and Reuse of MCAS Tustin (Pages 3-88 through 3-
97, 4-115 through 4-123, 7-28 through 7-29 and Addendum Pages 5-46
through 5-49)
MCAS Tustin Specific Plan/Reuse Plan (Pages 3-35 through 3-62, pages 3-
70 through 3-81, pages 3-82 through 3-88, and pages 3-104 through 3-137)
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Final Supplemental #1 to FEIS/EIR
Tustin General Plan
VII. HAZARDS AND HAZARDOUS MATERIALS: -Would the project:
a) Create a significant hazard to the public or the environment through the routine
transport, use or disposal of hazardous materials?
b) Create a significant hazard to the public or the environment through reasonable
foreseeable upset and accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile of an existing or proposed school?
d) Be located on a site which is included on a list of hazardous materials sites
compiled pursuant to Government code Section 65962.5 and, as a result, would it
create a significant hazard to the public or the environment?
e) For a project located within an airport land use plan or, where such a plan has
not been adopted, within two miles or a public airport or public use airport,
would the project result in a safety hazard for people residing or working in the
project area?
f) For a project within the vicinity of a private airstrip, would the project result in
a safety hazard for people residing or working in the project area?
g) Impair implementation of or physically interfere with an adopted emergency
response plan or emergency evacuation plan?
h) Expose people or structures to a significant risk of loss, injury or death involving
wildland fires, including where wildlands are adjacent to urbanized areas or
where residences are intermixed with wildlands?
The FEIS/EIR, Final Supplemental #1 to FEISBIR, and its Addendum include a detailed
discussion of the historic and current hazardous material use and hazardous waste
generation within the Specific Plan area. The project is proposed through areas known to
contain possible soil and ground water contamination. The Department of Navy (DoN) is
responsible for planning and executing environmental restoration programs in response to
releases of hazardous substances for MCAS Tustin. The FEIS/EIR and Addendum
concluded that the implementation of the Specific Plan would not have a significant
environmental impact from the hazardous wastes, substances, and materials on the property
during construction or operation since the DoN would implement various remedial actions
pursuant to the Compliance Programs that would remove, manage, or isolate potentially
hazardous substances in soils and groundwater.
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The Engineering and Design Plans and Specifications include specially designed elements
and provisions that are intended to be protective of human health and the environment by
implementing construction techniques, design and materials that will prevent the transmittal
of existing VOC contaminated groundwater away from its current locations while not
interfering with on-going Navy remediation activities in the area. The Project Specifications
require the selected contractor to manage any small amounts of hazardous substances that
are likely to be identified during demolition, construction and dewatering activities.
Appropriate coordination with the DoN will occur to address construction and construction
related dewatering that may be needed in these areas to avoid any potential impacts. All
project activities will be conducted in accordance with federal, state and local regulations
governing the use, handling, transportation, and storage of hazardous materials, thereby
reducing the potential of an unauthorized release to the environment. Also, adherence to
federal, state and local regulations will ensure that the project will not create a significant
hazard to the public through the transport, use, or disposal of hazardous materials, nor are
there reasonably foreseeable upset and accident conditions at the properly.
As identified in the FEIS/EIR, Final Supplemental #1 to FEISBIR, and the Addendum, the
project site is within the boundaries of the Airport Environs Land Use Plan (AELUP) and is
subject to height restrictions. The proposed project does not propose changes to height
limitation included in the Specific Plan, nor do they pose anaircraft-related safety hazard for
future residents or workers. The project site is not located in a wildland fire danger area.
The proposed project is within the scope of development considered with the analysis of
the FEIS/EIR, Final Supplemental #1 to FEISBIR, and Addendum for MCAS Tustin.
Therefore, no substantial change is expected from the analysis previously completed in the
FEIS/EIR, Final Supplemental #1 to FEIS/EIR, and Addendum for MCAS Tustin.
Mitigation/Monitoring Required: Compliance with existing deed restrictions, rules, and
regulations would avoid the creation of potential impacts; no mitigation is required.
Sources: Engineering and Design Plans for the Project
Field Observation
FEIS/EIR for Disposal and Reuse of MCAS Tustin pages (3-106 through 3-
117, 4-130 through 4-138, 7-30 through 7-31, and Addendum Pages 5-49
through 5-55)
MCAS Tustin Specific Plan/Reuse Plan (Pages 3-35 through 3-62, pages 3-
70 through 3-81, pages 3-82 through 3-88, and pages 3-104 through 3-137)
Finding of Suitability to Transfer (POST) for Southern Parcels 4-8, 10-2, 14,
and 42, and Parcels 25, 26, 30-33, 37 and Portion of 40 and 41
Finding of Suitability to Lease (POSE) for Southern Parcels Care-out Areas
1, 2, 3,and4
Airport Environs Land Use Plan (AELUP)
Final Supplemental # 1 to FEISBIR
Tustin General Plan
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VIIL HYDROLOGY AND WATER QUALITY: -Would the project:
a) Violate any water quality standards or waste discharge requirements?
b) Substantially deplete groundwater supplies or interfere substantially with
groundwater recharge, such that there would be a net deficit in aquifer volume
or a lowering of the local groundwater table level (e.g., the production rate of
pre-existing nearby wells would drop to a level which would not support existing
land uses or planned uses for which permits have been granted)?
c) Substantially alter the existing drainage pattern of the site or area, including
through the alteration of the course of a stream or river, in a manner which
would result in flooding on- or off-site?
d) Substantially alter the existing drainage pattern of the site or area, including
through the alteration of the course of a stream or river, or substantially
increase the rate or amount of surface runoff in a manner, which would result in
flooding on- or off-site?
e) Create or contribute runoff water which would exceed the capacity of existing or
planned storm water drainage systems or provide substantial additional sources
of polluted runoff?
fj Otherwise substantially degrade water quality?
g) Place housing within a 100-year flood hazard area as mapped on a federal Flood
hazard Boundary of Flood Insurance Rate Map or other flood hazard
delineation map?
h) Place within a 100-year flood hazard area structures, which would impede or
redirect flood flows?
i) Expose people or structures to a significant risk of loss, injury or death involving
flooding, including flooding as a result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
The project site is partially developed with several existing buildings and ancillary site
improvements such as former military aircraft tarmac and parking areas. The remainder of
the site is vacant. Project construction could lead to temporary silt-laden runoff due to storm
events and watering to reduce dust related air emissions. No long-term impacts to
hydrology and water quality are anticipated for the proposed project. In fact, the proposed
project involves the construction of a new public storm drain system that will improve site
drainage. Construction of the project will not impact groundwater in the deep regional
aquifer or shallow aquifer. Other than temporary utility construction related de-watering
activities, no groundwater removal (construction of wells) is proposed. The project is
consistent with drainage master plans prepared by the Orange County Flood Control District
and the Runoff Management Plan (ROMP) prepared for the former MCAS Tustin by the
City of Tustin. In addition, in accordance with implementation measures in the FEIS/EIR,
Final Supplemental #1 to FEISBIR, and Addendum, the City of Tustin and County of
Orange entered into Cooperative Agreement D02-119 and an amendment to the agreement
Evaluation of Environmental Impacts
Tustin Ranch Road Extension
Page 14
to ensure the improvement of regional channel facilities through the Tustin Legacy site to
mitigate development runoff through appropriate backbone infrastructure to accommodate
issues of urban drainage, flood protection, and stormwater quality.
The project will not expose people or structures to a significant risk of loss, injury, and death
involving flooding as a result of the failure of a levee or dam, nor is susceptible to
inundation by seiche, tsunami or mudflow.
The proposed project would cross a 100-year flood zone north Edinger Avenue at the
Santa Ana/Santa Fe Channel. The proposed project is not expected to add new runoff
into the channel because storm water would be conveyed to Walnut Avenue or the
drainage facilities south of Edinger Avenue that are proposed as part of the Reuse Plan.
As indicated on page of the FEIR, Final Supplemental #1 to FEIS/EIR, and Addendum,
the Santa Ana Santa Fe Channel is currently undersized and experiences over flow during
major storm events (i.e. 100-year storm events). The proposed project will include bridge
piles within the area that experiences overflow. The installation of the bridge piles is not
expected to alter existing Santa Ana Santa Fe Channel.
Also, as previously noted, the project involves potential impacts to existing drainage
channels at MCAS Tustin that have been determined to contain jurisdictional waters and/or
wetlands. Section 401 (Regional Water Quality Control Board), 404 (California
Department of Fish and Game), Section 1601 (Army Corps of Engineers), and other permits
as necessary for areas on the project site affecting jurisdictional waters of the U.S. or
vegetated wetlands. The City of Tustin has previously applied for and received these
permits.
Temporary construction related activities would be required to comply with the Total
Maximum Daily Load (TMDL) for the Newport Bay watershed that requires compliance
with the Drainage Area Master Plan (DAMP) and National Pollution Discharge Elimination
System (NPDES) and the implementation of specific best management practices (BMP).
The use of established engineering and construction practices i.e. Best Management
Practices (BMPs) will ensure compliance with the City's NPDES permit. A Water
Quality Management Plan (WQMP) would be prepared for the project to identify BMPs
and ensure compliance with the NPDES permit. Compliance with state and local
regulations and standards, along with established engineering procedures and techniques,
would avoid unacceptable risk or the creation of significant impacts related to such hazards.
The proposed project is within the scope of development considered with the analysis of the
FEIS/EIR, Final Supplemental #1 to FEIS/EIR, and Addendum for MCAS Tustin.
Therefore, no substantial change is expected from the analysis previously completed in the
FEIS/EIR, Final Supplemental #1 to FEIS/EIR, and Addendum for MCAS Tustin.
Mitigation/Monitoring Required: Compliance with existing rules and regulations including
the WQMP would reduce any potential impacts related to water quality and groundwater to
a level of insignificance and no mitigation is required. Specific Mitigation and
Implementation Measures have been adopted by the Tustin City Council in certifying the
Evaluation of Environmental Impacts
Tustin Ranch Road Extension
Page 15
FEIS/E1R, Final Supplemental #1 to FEISBIR, and Addendum for temporary construction
activities.
Sources: Engineering and Design Plans for the Project
Field Observation
FEISBIR for Disposal and Reuse of MCAS Tustin (Pages 3-98 through 3-
105, 4-124 through 4-129, 7-29 through 7-30 and Addendum Pages 5-56
through 5-92)
MCAS Tustin Specific Plan/Reuse Plan (Pages 3-35 through 3-62, pages 3-
70 through 3-81, pages 3-82 through 3-88, and pages 3-104 through 3-137)
Tustin General Plan
Navy Project Approval Letter dated August 2, 2004
FEMA Map
Final Supplemental #1 to FEISBIR
Cooperative Agreement D02-119, as amended
Approval Letters from Regulatory Agencies
IX. LAND USE AND PLANNING: Would the project:
a) Physically divide an established community?
b) Conflict with any applicable land use plan, policy, or regulation of an agency
with jurisdiction over the project (including, but not limited, to the general plan,
specific plan, local coastal program, or zoning ordinance) adopted for the
purpose of avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan or natural community
conservation plan?
The City of Tustin is the controlling authority over implementation of the Reuse and
Specific Plan for those portions of the former base within the City of Tustin, such as land
use designations, zoning categories, major arterial roadways, urban design, public facilities,
and infrastructure systems. On February 3, 2003, the Tustin City Council approved the
Specific Plan for MCAS Tustin that established land use and development standards for
development of the site.
The proposed project would be supportive of redevelopment activities at the former base
and complies with the Specific Plan, and compliance with state and local regulations and
standards would avoid the creation of significant land use and planning impacts. Also, the
proposed project will not conflict with any habitat conservation plan or natural community
conservation plan. The proposed project is within the scope of development considered
with the analysis of the FEISBIR, Final Supplemental #1 to FEIS/EIR, and Addendum for
MCAS Tustin. Therefore, no substantial change is expected from the analysis previously
completed in the FEISBIR, Final Supplemental # 1 to FEIS/EIR, and Addendum for
MCAS Tustin.
Evaluation of Environmental Impacts
Tustin Ranch Road Extension
Page 16
Mitigation/Monitoring Required: Compliance with existing rules and regulations would
avoid the creation of potential impacts. Consequently, no mitigation is required.
Sources: Engineering and Design Plans for the Project
Field Observation
FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-3 to 3-17, 4-3
to 4-13, 7-16 to 7-18 and Addendum Pages 5-92 to 5-95)
MCAS Tustin Specific Plan/Reuse Plan (Pages 3-35 through 3-62, pages 3-
70 through 3-81, pages 3-82 through 3-88, and pages 3-104 through 3-137)
Final Supplemental # 1 to FEIS/EIR
Tustin General Plan
X. MINERAL RESOURCES: Would the project:
a) Result in the loss of availability of a known mineral resource that would be a
value to the region and the residents of the state?
b) Result in the loss of availability of a locally important mineral resource recovery
site delineated on a local general plan, specific plan or other land use plan?
The MCAS Tustin FEIS/EIR, Final Supplemental #1 to FEISBIR, and Addendum
indicate that no mineral resources are known to occur anywhere within the Reuse Plan
area. The proposed project will not result in the loss of mineral resources known to be on
the site or identified as being present on the site by any mineral resource plans.
The proposed project is within the scope of development considered with the analysis of
the FEIS/EIR, Final Supplemental #1 to FEISBIR, and Addendum for MCAS Tustin.
Therefore, no substantial change is expected from the analysis previously completed in the
FEIS/EIR, Final Supplemental #1 to FEIS/EIR, and Addendum for MCAS Tustin.
Mitigation/Monitoring Required: No mitigation is required.
Sources.• Engineering and Design Plans for the Project
Field Observation
FEIS/EIR for Disposal and Reuse of MCAS Tustin (Page 3-91) and
Addendum (Page 5-95)
MCAS Tustin Specific Plan/Reuse Plan (Pages 3-35 through 3-62, pages 3-
70 through 3-81, pages 3-82 through 3-88, and pages 3-104 through 3-137)
Final Supplemental # 1 to FEISBIR
Tustin General Plan
XI. NOISE: Would the project:
a) Exposure of persons to or generation of noise levels in excess of standards
established in the local general plan or noise ordinance, or applicable standards
of other agencies?
Evaluation of Environmental Impacts
Tustin Ranch Road Extension
Page 17
b) Exposure of persons to or generation of excessive ground borne vibration or
ground borne noise levels?
c) A substantial permanent increase in ambient noise levels in the project vicinity
above levels existing without the project?
d) A substantial temporary or periodic increase in ambient noise levels in the
project vicinity above levels existing without the project?
e) For a project located within an airport land use plan or, where such a plan has
not been adopted, within two miles of a public airport or public use airport,
would the project expose people residing or working in the project area to
excessive noise levels?
f) For a project within the vicinity of a private airstrip, would the project expose
people residing or working in the project area to excessive noise levels?
The proposed project would construct an extension to the Tustin Ranch Road as part of the
backbone infrastructure that includes roadways and utility backbone systems through the
former MCAS Tustin. The construction of this infrastructure system will enable access, and
provision of public utility systems will support the new development to occur at Tustin
Legacy. Construction of backbone roadways will result in additional traffic and vehicular
related noise impacts to project-adjoining properties as detailed in the FEIS/EIR, Final
Supplemental #1 to FEIS/EIR and Addendum. The FEISBIR establishes noise contours
around 65 Community Noise Equivalent Levels (CNEL) based upon aircraft and traffic
levels.
The FEISBIR adequately evaluated the effects of full development of the Reuse Plan
with Tustin Ranch Road for the year 2020 on the roadways surrounding the project site.
No further analysis for the year 2020 is required; however, the noise study prepared for
the project identified the effects that are associated with the development of the Tustin
Ranch Road extension for the year 2020. The noise study prepared for the project
determined that the noise effects for the year 2020 on the roadways surrounding the
project site are consistent with the findings in the FEISBIR. In addition to the noise
analysis along the roadways surrounding the project site, the noise study for the proposed
project evaluated the potential noise impacts on adjacent residential, church, and office
uses from constructing and operating the extension of Tustin Ranch Road. Mitigation
measures such as installation of sound walls, forced air ventilations, installation of
acoustic-rated windows/door assemblies, and installation of sealed weather-stripping on
second story exterior doors in habitable rooms were included in the Supplemental #1 to
FEIS/EIR.
The proposed project is not anticipated to generate additional traffic noise beyond that
previously anticipated by the FEISBIR, Final Supplemental #1 to FEIS/EIR and
Addendum. Future development at Tustin Legacy will be required to use construction
techniques and materials that ensure compatibility with maximum community noise levels.
Evaluation of Environmental Impacts
Tustin Ranch Road Extension
Page 18
There will be construction related noise associated with the construction activities as
anticipated in the FEIS/EIR, Final Supplemental #1 to FEISBIR and Addendum.
Temporary construction activities will be required to comply with local regulations and
standards identified in the City's Noise Ordinance (i.e. restricted days and hours of
construction activities). These requirements have been included in the bid documents and
specifications for the project.
The proposed project is within the scope evaluated with the analysis of the FEISBIR, Final
Supplemental # 1 to FEIS/EIR, and Addendum for MCAS Tustin. Therefore, no substantial
change is expected from the analysis previously completed in the FEISBIR, Final
Supplemental #1 to FEIS/EIR, and Addendum for MCAS Tustin.
Mitigation/Monitoring Required: Compliance with existing rules and regulations would
reduce any potential impacts related to noise to a level of insignificance. Specific Mitigation
and Implementation Measures (NR-1 through NR-7 and N-1 through N-4) have been
adopted by the Tustin City Council in certifying the FEIS/EIR, Final Supplemental # 1 to
FEISBIR, and Addendum for temporary construction activities and these mitigation
measures have been incorporated into the construction bid and specifications documents and
will be monitored by the Public Works Department, through a contract project manager.
Sources: Engineering and Design Plans for the Project
Field Observation
FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-154 through 3-
162) and Addendum (Page 5-96 through 5-99)
MCAS Tustin Specific Plan/Reuse Plan (Pages 3-35 through 3-62, pages 3-
70 through 3-81, pages 3-82 through 3-88, and pages 3-104 through 3-137)
Final Supplemental #1 to FEIS/EIR
Tustin General Plan
XII. POPULATION & HOUSING: Would the project:
a) Induce substantial population growth in an area, either directly (for example, by
proposing new homes and businesses) or indirectly (for example, through
extension of roads or other infrastructure)?
b) Displace substantial numbers of existing housing, necessitating the construction
of replacement housing elsewhere?
c) Displace substantial numbers of people, necessitating the construction of
replacement housing elsewhere?
The proposed project will not add new housing, remove existing housing, or displace any
people to necessitate construction of additional housing. The extension of Tustin Ranch
Road as planned for the MCAS Tustin Specific Plan will provide, access, amenities, and
infrastructures to uses included within the Specific Plan. Any population growth resulting
from the extension of the roadway has been analyzed and addressed in the FEIS/EIR, Final
Supplemental # 1 to FEIS/EIR, and Addendum.
Evaluation of Environmental Impacts
Tustin Ranch Road Extension
Page 19
The proposed project is within the scope of development considered with the analysis of the
FEIS/EIR, Final Supplemental #1 to FEIS/EIR, and Addendum for MCAS Tustin.
Therefore, no substantial change is expected from the analysis previously completed in the
FEISBIR, Final Supplemental #1 to FEIS/EIR, and Addendum for MCAS Tustin.
Mitigation/Monitoring Required: No mitigation is required.
Sources: Engineering and Design Plans for the Project
Field Observations
FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-18 to 3-34, 4-
14 to 4-29, and 7-18 to 7-19) and Addendum Pages (5-lOlthrough 5-112)
MCAS Tustin Specific Plan/Reuse Plan (Pages 3-35 through 3-62, pages 3-
70 through 3-81, pages 3-82 through 3-88, and pages 3-104 through 3-137)
Final Supplemental #1 to FEIS/EIR
Tustin General Plan
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse physical impacts associated with
the provision of new or physically altered governmental facilities, need for new
or physically altered governmental facilities, the construction of which could
cause significant environmental impacts, in order to maintain acceptable service
ratios, response times, or other performance objectives for any of the public
services:
The proposed project will not directly result in substantial adverse physical impacts
associated with the provision of new or physically altered governmental facilities, need for
new or physically altered governmental facilities, the construction of which could cause
significant environmental impacts in order to maintain acceptable service ratios, response
times, or other performance objectives. The FEIS/EIR, Final Supplemental #1 to FEIS/EIR,
and Addendum has determined that such impacts could only occur as a result with the
planned buildout of the Tustin Legacy project. The proposed project will in fact create a
beneficial impact for access for fire and police protection in the project area.
The proposed project is within the scope of development considered with the analysis of the
FEISBIR, Final Supplemental # 1 to FEIS/EIR, and Addendum for MCAS Tustin.
Therefore, no substantial change is expected from the analysis previously completed in the
FEISlEIR, Final Supplemental #1 to FEISBIR, and Addendum for MCAS Tustin.
Mitigation/Monitoring Required: Compliance with existing rules and regulations would
reduce any potential impacts related to public services and facilities to a level of
insignificance. Specific Implementation Measures (Implementation Measures for Utilities
and Facilities (m) through (x)) have been adopted by the Tustin City Council in certifying
the FEIS/EIR, Final Supplemental # 1 to FEISBIR, and Addendum. No mitigation is
required.
Evaluation of Environmental Impacts
Tustin Ranch Road Extension
Page 20
Sources: Engineering and Design Plans for the Project
Field Observation
FEISBIR for Disposal and Reuse of MCAS Tustin (Pages 3-47 to 3-57, 4-
56 to 4-80 and 7-21 to 7-22) and Addendum (Pages 5-112 through 5-122)
MCAS Tustin Specific Plan/Reuse Plan (Pages 3-35 through 3-62, pages 3-
70 through 3-81, pages 3-82 through 3-88, and pages 3-104 through 3-137)
Final Supplemental #1 to FEISBIR
Tustin General Plan
XIV. RECREATION
a) Would the project increase the use of existing neighborhood and regional parks
or other recreational facilities, such that substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational facilities or require the construction or
expansion of recreational facilities, which might have an adverse physical effect
on the environment?
The Reuse Plan and MCAS Tustin Specific Plan provides for the future provision of a new
85.5-acre Regional Park, a 24-acre Community Park, two Neighborhood Parks of more than
five-acres and regional and community riding and hiking paths through the property. The
proposed project will not directly impact existing or planned recreational facilities other than
providing access and utility service to the planned Community Park and Urban Regional
Park site.
The proposed project is within the scope of development considered with the analysis of the
FEISBIR, Final Supplemental #1 to FEIS/EIR, and Addendum for MCAS Tustin.
Therefore, no substantial change is expected from the analysis previously completed in the
FEIS/EIR, Final Supplemental #1 to FEIS/EIR, and Addendum for MCAS Tustin.
Mitigation/Monitoring Required: No mitigation is required.
Sources: Engineering and Design Plans for the Project
Field Observation
FEIS/EIR for Disposal and Reuse of MCAS Tustin pages 3-47 to 3-57, 4-56
to 4-80, 7-21 to 7-22 and Addendum Pages 5-122 through 5-127
MCAS Tustin Specific Plan/Reuse Plan (Pages 3-35 through 3-62, pages 3-
70 through 3-81, pages 3-82 through 3-88, and pages 3-104 through 3-137)
Tustin City Code Section 9331d (1) (b)
Final Supplemental #1 to FEIS/EIR
Tustin General Plan
Evaluation of Environmental Impacts
Tustin Ranch Road Extension
Page 21
XV. TRANSPORTATIONlTRAFFIC: Would the project:
a) Cause an increase in traffic, which is substantial in relation to the existing traffic
load and capacity of the street system (i.e., result in a substantial increase in either
the number of vehicle trips, the volume to capacity ratio on roads, or congestion at
intersections)?
b) Exceed, either individually or cumulatively, a level of service standard
established by the county congestion management agency for designated roads
or highways?
c) Result in a change in air traffic patterns, including either an increase in traffic
levels or a change in location that results in substantial safety risks?
d) Substantially increase hazards due to a design feature (e.g., sharp curves or
dangerous intersections) or incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
g) Conflict with adopted policies, plans, or programs supporting alternative
transportation (e.g., bus turnouts, bicycle racks)?
The FEIS/EIR, Final Supplemental #1 to FEISBIR, and Addendum indicates that
transportation and circulation impacts would be created through the phased
implementation and development of the approved Reuse Plan and MCAS Tustin Specific
Plan. A projected 216,445 Average Daily Trips (ADT) would be generated by full
redevelopment of the base by year 2020 that, if left unmitigated, would overburden
existing roadways and intersections surrounding the base property. According to the
FEISBIR, development related traffic and circulation impacts will be mitigated and planned
roadways constructed on the facility as future development progresses at Tustin Legacy.
The proposed project is a required planned improvement and mitigation measure in the
FEISBIR before certain development levels can be authorized. The proposed project
would result in a redistribution of existing traffic volumes as well as provide access to the
vicinity of the project site.
The proposed project would cause temporary construction related traffic impacts.
Construction activities are required to comply with all transportation related FEISBIR, Final
Supplemental #1 to FEISBIR, and Addendum Implementation and Mitigation Measures
(e.g., lane closures, streedutility construction, construction vehicle traffic, etc.) as identified
in the approved Mitigation Monitoring and Reporting Program. With these mitigation
measures, potential temporary impacts to transportation and circulation resources can be
reduced to a level of insignificance.
The proposed project is within the scope of development considered with the analysis of the
FEISBIR, Final Supplemental #1 to FEISBIR, and Addendum for MCAS Tustin.
Evaluation of Environmental Impacts
Tustin Ranch Road Extension
Page 22
Therefore, no substantial change is expected from the analysis previously completed in the
FEISlEIR, Final Supplemental #1 to FEISBIR, and Addendum for MCAS Tustin.
Mitigation/Monitoring Required.' The proposed project will only cause temporary
construction related traffic and circulation impacts that can be mitigated through enforcing
contractor compliance with existing rules and regulations would reduce any potential
impacts related to noise to a level of insignificance. Specific Mitigation and Implementation
Measures (T/C-2 through T/C-9, IA-1 through IA-7) have been adopted by the Tustin City
Council in certifying the FEIS/BIR, Final Supplemental # 1 to FEIS/EIR, and Addendum for
temporary construction activities. Project bid and specification documents have included
applicable provisions on these mitigation measures which will be monitored during
construction by a project manager contracted for by the City's Public Works Department.
Sources: Engineering and Design Plans for the Project
Field Observation
FEISBIR for Disposal and Reuse of MCAS Tustin (pages 3-118 through 3-
142, 4-139 through 4-206 and 7-32 through 7-42) and Addendum (pages 5-
127 through 5-147)
MCAS Tustin Specific PlanlReuse Plan (Pages 3-35 through 3-62, pages 3-
70 through 3-81, pages 3-82 through 3-88, and pages 3-104 through 3-137)
Final Supplemental #1 to FEIS/EIR
Tustin General Plan
XVI. UTILITIES AND SERVICE SYSTEMS: Would the project:
a) Exceed wastewater treatment requirements of the applicable Regional Water
Quality Control Board?
b) Require or result in the construction of new water or wastewater treatment
facilities or expansion of existing facilities, the construction of which could cause
significant environmental effects?
c) Require or result in the construction of new storm water drainage facilities or
expansion of existing facilities, the construction of which could cause significant
environmental effects?
d) Have sufficient water supplies available to serve the project from existing
entitlements and resources, or are new or expanded entitlements needed?
e) Result in a determination by the wastewater treatment provider, which serves or
may serve the project that it has adequate capacity to serve the project's
projected demand in addition to the provider's existing commitments?
f) Be served by a landfill with sufficient permitted capacity to accommodate the
project's solid waste disposal needs?
g) Comply with federal, state, and local statutes and regulations related to solid
waste?
Evaluation of Environmental Impacts
Tustin Ranch Road Extension
Page 23
The FEISBIR, Final Supplemental #1 to FEISBIR, and Addendum analyzed new ofF--site
and on-site backbone utility systems required for development of the site as necessary to
support the proposed retail development, including water, sewer, drainage, electricity,
natural gas, telephone, cable television, and solid waste management. The FEIS/E1R, Final
Supplemental #1 to FEISBIR, and Addendum concluded that no utility capacity issues
would occur from the ultimate buildout of Tustin Legacy, provided planned new
infrastructure backbone was constructed when required for the Tustin Legacy project. The
proposed project proposes to construct new public backbone utility services needed for
future redevelopment at Tustin Legacy. When completed, dry and wet utility components
(water, sewer, electricity, gas, etc.) will be supported by utility service that has been
previously committed to and designed by the responsible public and private utility
purveyors. The City has also planned for additional systems such as storm drainage, etc.
Construction activities are required to comply with all FEIS/EIR, Final Supplemental #1 to
FEIS/EIIZ, and Addendum Implementation and Mitigation Measures (e.g., lane closures,
streetlutility construction, construction vehicle traffic, etc.) as identified in the approved
Mitigation Monitoring and Reporting Program. With these Mitigation Measures in place,
potential temporary construction impacts can be reduced to a level of insignificance.
The proposed project is within the scope of development considered with the analysis of the
FEISBIR, Final Supplemental #1 to FEIS/EIR, and Addendum for MCAS Tustin.
Therefore, no substantial change is expected from the analysis previously completed in the
FEIS/EIR, Final Supplemental # 1 to FEIS/E1R, and Addendum for MCAS Tustin.
Mitigation/Monitoring Required: The proposed project will only cause temporary
construction related traffic and circulation impacts that can be mitigated through enforcing
contractor compliance with existing rules and regulations would reduce any potential
impacts related to noise to a level of insignificance. Specific Implementation Measures
(Implementation Measures for Utilities (a) through (1)) have been adopted by the Tustin City
Council in certifying the FEIS/EIR, Final Supplemental #1 to FEIS/EIR, and Addendum for
temporary construction activities.
Sources: Engineering and Design Plans for the Project
Field Observations
FEIS/EIR for Disposal and Reuse of MCAS Tustin (pages 3-35 through 3-
46, 4-32 through 4-55 and 7-20 through 7-21) and Addendum (pages 5-147
through 5-165)
MCAS Tustin Specific Plan/Reuse Plan (Pages 3-35 through 3-62, pages 3-
70 through 3-8I, pages 3-82 through 3-88, and pages 3-104 through 3-137)
Final Supplemental #1 to FEIS/EIR
Tustin General Plan
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality of the environment,
substantially reduce the habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining levels, threaten to eliminate a
Evaluation of Environmental Impacts
Tustin Ranch Road Extension
Page 24
plant or animal community, reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important examples of the major
periods of California history or prehistory?
b) Does the project have impacts that are individually limited but cumulatively
considerable? ("Cumulatively considerable" means that the incremental effects
of a project are considerable when viewed in connection with the effects of past
projects, the effects of other current projects, and the effects of probable future
projects.)
c) Does the project have environmental effects, which will cause substantial
adverse effects on human beings, either directly or indirectly?
The FEIS/EIR, Final Supplemental #1 to FEIS/EIR, and Addendum previously
considered all environmental impacts associated with the implementation of the Reuse
Plan and MCAS Tustin Specific Plan. The proposed project is within the scope of
development considered with the analysis of the FEIS/EIR, Final Supplemental #1 to
FEIS/EIR, and Addendum for MCAS Tustin. Therefore, no substantial change is
expected from the analysis previously completed in the FEISBIR, Final Supplemental
# 1 to FEISBIR, and Addendum for MCAS Tustin. With the enforcement of FEISBIR,
Final Supplemental # 1 to FEIS/EIR, and Addendum mitigation and implementation
measures approved by the Tustin City Council in the Mitigation Monitoring and
Reporting Program (attached as Exhibit B) and their applicable incorporation into bid
and specification documents for the project, the proposed project would not cause
additional environmental impacts not covered by the FEISBIR, Final Supplemental #1
to FEIS/EIR, and Addendum for MCAS Tustin that will cause substantial effects on
human beings either directly or indirectly nor degrade the quality of the environment,
substantially reduce the habitats or wildlife populations to decrease or threaten,
eliminate, or reduce animal ranges, etc.
To address cumulative impacts, a Statement of Overriding Consideration for the
FEISBIR, Final Supplemental #1 to FEISBIR, and Addendum was adopted by the
Tustin City Council (Resolution Nos. 00-90, 04-77, 06-43) for issues relating to air
quality, aesthetics, cultural and paleontological resources, agricultural resources, and
traffic/circulation. The proposed project does not create any impacts that have not been
previously addressed by the FEIS/EIR, Final Supplemental #1 to FEISBIR, and
Addendum.
Sources: Engineering and Design Plans for the Project
Field Observations
FEIS/EIR for Disposal and Reuse of MCAS Tustin (pages S-4 through 5-11)
MCAS Tustin Specific Plan/Reuse Plan (Pages 3-35 through 3-62, pages 3-
70 through 3-81, pages 3-82 through 3-88, and pages 3-104 through 3-137)
and Addendum
Resolution Nos. 00-90, 04-77, and 06-43
Final Supplemental #1 to FEIS/EIR
Tustin General Plan
Evaluation of Environmental Impacts
Tustin Ranch Road Extension
Page 25
CONCLUSION
The proposed project's effects were previously examined in the FEISBIR, Final Supplemental #1
to FEIS/EIR, and Addendum for MCAS Tustin. No new effects will occur, no substantial increase
in the severity of previously identified significant effects will occur, no new mitigation measures
will be required, no applicable mitigation measures previously not found to be feasible would in
fact be feasible, and no new mitigation measures or alternatives applicable to the project that have
not been considered are needed to substantially reduce effects of the project. A Mitigation and
Monitoring and Reporting Program and Findings of Overriding Considerations were adopted for
the FEISBIR, Final Supplemental #1 to FEIS/EIR, and Addendum (Resolution Nos. 00-90, 44-77,
and 06-43), and will apply to the proposed project. Applicable provisions have been incorporated
into bid and specification documents to be monitored by the Public Works Department through a
construction manager and also oversight were required by the Community Development
Department.
Exhibit B
Environmental Analysis
Tustin Ranch Road Extension
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REVISED SPECIFIC PLAN TABLE 3-3
PLANNING AREA TRIP BUDGETI
I~~r~ ~•li ~ _ Ih X~'a 3 I I ~~
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NEIGHBORHOOD A
ElementarylMiddle School $TU 550 561
LearniagCenicr TSF 1,293,86 7,920
1 Neighborhood Commercial TSF 27.12 3,033
Tastier Facility SG b,220
PA 1 Trip Budget Total 1,320.98 17,734
2 Sports Park ACRE 24.10 [,297
3 Transitional Housing ROOM 192 941
Neighborhood A Sgaarc Footage Total TSF 1,320.98
Neighborhood A Trip Badget Total 17,734
NEIGHBORHOOD B
. LDR{1-7 DU/Acre} DU 145 1.388
4 MDR (8-1 S DU/Acre) DU 120 960
Senior Housing Attached DU 72 250
MDR (8-15 DU/Acre} DU 132 t,p56
5 MHDR{16-25 DU/Acre} DU 438 2,903
Senior Housing Attached DU 170 590
Community Commercial TSF 103.46 7,052
. 7 GcneralOflice TSF 144.84 1,922
PA 7 Trip Badget Total 248.30 8,974
Neighborhood B Sgtiare Footage Total "I'SF x48,30
Neighborhood $ Trip Budget Togl 8,974
NEIGHBORHOOD C
Cotruaunity Contmcrcial TSF 57.50 3,920
6 Rtgional Park ACRE 84.50 423
PA 6 Trip Bttdgat Total 3,920
Neighborhood C Sgaare (rootage Total TSF 57.50
Neighborhood C Trip Budget Total 3,920
NEIGHBORHOOD D
High School STU 1,850 3,312
Neighborhood Commmrcial T'SF 65.69 7,345
General0lTicc TSF 207 2,747
8 Office Park TSF 1.383.80 11,280
Industrial Park TSF 319.51 3,803
Park ACRE 10.30 52
Sports Park ACRE 46 2,473
PA 8 Trip Badget Tots! 1,976 28,487
<:,
EIS/EIR for the Dtsposa/ and Reuse of MCAS Tustin 37 Mitigation Monitoring and Reporting Program
REVISED SPECIFIC PLAN TABLE 3-3
PLANNIIVG AREA TRIP BUDGET
{Continued)
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MHDR (16-25 DUlAcre) DU 891 5,907
Hotel {380 TSF) ROOM 500 4,115
Neighborhood Comrtxrcial TSF 9.7b 1,091
Community Commercial TSF 117.10 7,984
I3 CeneralOffiee TSF 1,512 20,065
Park ACRE 12.90 65
Health Club TSF 30 988
High-Turnover Restaurant 7'SF i2 1,526
PA 13 Trip Budget Total 2,060.86 35,769
Community Commercial TSF 11.11 757
Gcncral Officc TSF 136.90 1,818
14 ~~ Park TSF 547 5,645
Theatre {25 TSFI SEA"f 1,000 1,250
High-Turnover Restaurant TSF 6 763
PA 14 Trip Budget Total 726.01 10,233
Neighborhood D Sgnue Footage Total fSF 4,762.87
Neighborhood D Trip Budget Toni 74,489
NEIGHBORHOOD E
Industrial Pack TSF 44.61 714
9 Park ACRE 1.10 6
Sports Park ACRE 6.10 328
PA 9 Trip Budget Total 44.61 714
t3eneralOffia TSF 156.82 2,081
Industrial Park TSF 124.41 1,569
10 p~ ACRE 1.40 7
Sporn Park ACRE 4.30 231
PA 10 Trip Budget Total 281.23 3,650
Neighborhood Commercial TSF 18,13 2,028
GrneralOQ`ice TSF 371.89 4,935
l l Office Park T5F 278.78 2,663
Industrial Park TSF 138.32 2,002
Park ACRE 25.70 130
PA 11 Trip Budget Total 807.32 11,628
I2 Office Park TSF 134.17 1,281
PA 12 Trip Budget Total 134.17 1,281
Neighborhood E Square Boota=e Total TSF 1,26733
Nelgbborhood E Trip Budget ToW 17,273
EISlEIR for the Disposal and Reuse of MCAS Tustin 38 Mitigation r4lonitoring and Reporting Program
REVISED SPECIFIC PLAN TABLE 3-3
PLANNING AREA TRIP BUDGET
(Coni:iaued)
f. ~- w
,~
1 Y. .. ~ r '- f ~u~
NEIGHBORHWD
16 Shopping Gaoler TSF 448 13,772
PA 16 Trip gadget Total 448 13,772
i7 ShoppittY Center TSF 47 1,445
PA 17 Trip Budget Total 47 1,445
18 Military (OfTtx) TSF 40,85 542
PA IS Trip Bndget Total 40.85 542
ShoppingCcnter TSF 435.b0 t3,391 43i.b0 13,391
19 Multiplex Theaur (70 TSF} SEAT 3,500 6,300
PA 19 Trip Budget Toal TSF 503.60 19,b91
Nefgkborbood F Sgwre Fooage Total TSF 1,041.45
Neighborhood F Trip Budget Total 33,450
NEIGHBORHOOD G
LDR (1-7 DU/Acre} DU 533 S, l02
MDR (8-15 DU/Acre) DU 484 3,912
MHDR { i6-25 DU/Acre) DU 192 1,273
ElernentarylMiddk School STU 1,200 1,224
Neighborhood Cotnrrtercial TSF 26.68 2,983
13 Community Commercial TSF 130.68 8,908
General Office TSF 150.28 1,994
Pik ACRE 49 244
Senior Congregate TSF i 56,99 970
Sports Park ACRE 14.10 758
PA IS Trlp Bad4et Toa! 466.63 14,855
20 MHDR (16-25 DU/Acre} DU 376 2,493
21 LDR(i-7 DU/Acre) DU 189 1,809
MDR (8-15 DU/Acrd) DU 465 3,720
Ne ighborhood G 3gaare Footage Toal TSF 466,b3
Neighborhood G Trip Budget Toal 14,g~
NEIGHBORHOOD A
LDR (1-7 DU/Acre) DU ]fib 1,589
22 MDR{8-15 DU/Acre) DU 243 1,944
E[emeatary/Middle School STU 650 663
Neighborbood H Square Fooage Toal TSF 0
Neigttbarbood H Trip Budget Toal 0
' Residential and park uses are shorn fa infarnoational pu~pases oniy and are not part a~f the siaaNresidertial trip baQSet
EIS/EIR jor the Disposal and Reuse oJMCAS Tusti» 39 Mitigation Monitoring and Reporting Progrom
REVISED TABLE 42
PHASING PLAN REQUIREM]~NTS
Glrculation 1) On-sha arterial highways, Intersections Wtwn cumulative dewiopment and auociatad
and Tustin Ranch Road/Edinger Avenue average daily trips reach ADT development
interchange; tltreaholda ~gggd on the land Lsenrio budget
2) Off--site arterial highway, fnteraeCtion prtseMed in the FEiSlEIR a at modified btr
improvements; ~ FE,E~IB A~ ~ gCU' su ~?St~t
3) Selected advanced Gans
ortatfon
p
management system (ATMs) fadllties.
Bikeways/Trails 1) Class 1 Bikeway along Paters Canyon 1) When Peters Canyon Channel is improved
Channel- by-6aur~
2) On-site Class II Bikeway System. 2) When backbone arterial highways aro
construded.
Domestic 1) ~asiing housing water distribution lines; 1) Upon determination by IRWD regarding
(Potable) Water 2) New backbone water mains; acceptability of the lines.
3) Abancbnedlrebcated wells 2) When badkborte arterial highways are
constructed;
3) Upon determination by the City and
conault~lon with IRWD,
Redaimed i) New backbone water Anes; 1) When backbone arterials highways are
(Non-Potable) 2) Existing and new weN sRes. constnrcted;
Water 2) Upon completion of negotiations by C'dy
IRWD or devebper(s) regaMing exchange
of well sites.
Sanitary Sewer t) Existing housing sewer conveyance 1) Upon determiinetion by the IRWDaAei
ones; a6t"s~ regarding aoceptatnlity of the lines;
2) New backbone sewer mains. 2) When backbone arterial highways ere
construded.
S'torrn Drain t) Backbone storm drain systems; 1) Generally in Conjunction with arterial
2) Regional flood cantrot channel highway constriction. Arrrestrong/Borranca
improvements; channel improvements upon detem~inetkx~
3} Retention basins; of acceptability as part of devebpment
4} Flood plain mitigation. plans.
7) Any project generated Barranca Channel
improvements in conjunction with P#lasa-µ
development as needed or determined by
the anoHcable ju~iction and in
I^,onsukation with the OCFCD: any
necessary project generated Paters
Canyon Channel and Santa Ana/Santa Fe
channel improvements ~ conjundlon with
PHaae~lfl devebpment as needed or
dete~rlin~ by the sooiicabia jurisdiction
and in consultation with the OCFCD.
3} As necessary as lnterkn or permanent
design in review of development plans.
4) Fding of food zone map with FEMA prior to
any iziaese-i~ construction.
Electricity Backbone eladric disMbution limes. When backbone arterial highways are
constructed.
Natural Gas Bacikbone gas disMbution lines. When backbone arterial highways are
constructed.
Tebphone Backbone telephone lines. When backbone arterial highways are
kxanstructed.
EIS/EIR for the Disposal and Reece of MCAS Tustin d0 Mitigation Monitoring and Reporting Pragrom
REVISED TABLE 4-2
PHASING PLAN REQUIREMENTS
(Continued)
3
_, .
v gcojae ~.,.
Cable Backbone cable teisvisian dlstributicn lines; When backbone artsriAi highways are
Television fiber optic cables. constructed.
Parks 1} Regional park; t } Site can be used upon transfer to Gounty;
2} Gommunity park ( 4 agree; improvements will occur per agreement
3} ~1II1pn_'~~1~ acreffi}. with Gity of Tustin;
nejgj b~Qrhood narks, p~r'vate narks; and 2) Site can be used upon transfer to City;
upgrading will occur upon receipt of
adequate funding including park
4} Neighborhood park in lrvina. development fees;
3} When adequate park development fees
are received.. sut~~~#~ dev~onment
condi6 ns. deveioDmeBt agreements and
fy~, -di»g avaiSsbi(~y_,~~ gnviicabie:
4) When adequate fund'mg has been secured
from assessment disttid funding; tax-
increment or developer-negotiation.
Mate: fn atid'stion to appttcat~ie+set~tions of tfiis Phasing P4an, the provisions of tho joint Final E1SIEtR win applx
EIS/E7R jor the Disposal and Reuse ojMCAS Tustin 91 Mitigation Monitoring and Reporting Program
REVISED TABLE 4-3
ON-SITE ARTERIAL CIItCULATION IMPROVEMENTS
~ ~.;~k I ~ ~.p., ,L~l-'~P .f
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t3arrance Parkway Red Hit Avenue Jamboroe Road Major Arterial
Edinger Avenue East of Red till Avenue Walt of Jamboree Road Major Arteriat
Red HiN Avenue Barranca Parkway North of Vslencda Avenue Major Arterial
Tustin Ranch Road
(induding iMerdtange} Edinger Avenue Barranta Parkway Major Arterial
blamer Avenue Red Hiil Avenue North Loop Road Major Arterial
Harvard Avenue Barranca Parkway Edinger Avenue Primary Arterial
blamer Avenue North Loop Road Jamboree Road Primary Arterial
A Street South Loop Road Tustin Ranch Road Secondary Arterial
Armstrong Avenue North Loop Road Warrants Parkway Secondary Arterial
Carra3gie Avenue Red Hill Avenue A Avenue Saoondery Arterial
East Connector Edinger Avenue North Loop Road Secondary Arterial
Harvard Avenue South of OCTA/SCRRA
Ralkoad Edinger Avenue Secondary Arterial
Legacy Road blamer Avenue North Loop Road Secondary Arterial
North loop Road Valencia Avenue blamer Avenue Secondary Arterial
Park Avenue South Loop Road Tustin Ranch Road Secondary Arterial
South Loop Road Tustin Ranch Road blamer Avenue Secondary Arterial
South Loop Road Park Avenue Arrrutrortg Avenue Secondary Arterial
West Connador Edinger Avenue North Loop Road Secondary Arterial
Aston Street' Camegfe Avenue earranca Parkway S~ Colkdor
Moffett DrNe North Loop Road Harvard Avenue Loci Coliedor
Sweet
Sweet Shade Harvard Avenue _ Local Collector
Street
Landsdowne Road North Loop Road -- Local Street
Sevetyns Road North Loop Road - Local Street
' New Improvement
t:lSlElR for the Drsposa! and Reuse of MC.4S Tustin 42 Mitigation Monitorfng and Reporting Program
REVISED TABLE 4-4
ON-SITE ADT DEVELOPMENT THRESHOLDS
,.. ,
Ap'C~irkddod~~-
_'~.,, vb~
- ,, plr!!~i#~da:;... _-
Armstron Avenue - North L Road to blamer
g oap Avenue
Warrants Parkway -- Tustin Randy Road to Jamboree Rand
Edinger Avenue -along project frontage between Red Hill Avenue and Jamboree
Road {~mpleted}
Harvard Avenue - Warrants Parkway to just south of t3GTAlSGRRA raitroad
27,000 (27,000) Landsdowne Road
Marble Mountain Road (completed as "Sweet $hade'~
North Loap Rvad -Red Hill Avenue to West Gonnedor
Severyns Raad
west connector
East connector
Warrants Parkway -Tustin Ranch Road to Red Hill Avenue
Moffett wive
North Loop Road --West connector to Moffett Llrinre
82,800 {109,800} Red Hill AvenuelGamegie Avenue Intersection (East Leg to Linear Panic}
Red Hill Avenue - i3ananca Parkway to just north of Valencia Avenue
South Leap Road -Warmer Avenue to Tustin Ranch Road
Tustin Ranch Raad -Edinger Avenue to Warrants Parkwa
Warner Avenue -Red Hilt Avenue !o Jamboree Road
A Street -- South Loop Raad to Tustin Ranch Road2
Am~strong Avenue - WamerAvenue to Warrants Parkway
Carnegie Avenue- Linear Park to Armstrong Avenue becoming South Laop RoadZ
26,900 (136,700) Legacy Road -North Laop Road to Tustin Ranch Ra
North Loop Road -Moffett Drive to blamer Avenue
Park Avenue - Souttt Loap Raad #o Tustin Ranch Raadz
South Laop Raad -Armstrong Avenue to Tustin Randy Road via Park Avenue
39,500 {176,200) Legacy Road -WarnerAvenue to Tustin Ranch Road
x0,200 (216,400) Aston Street -Carnegie Avenue to Warrants Parkwa
' Roadway shalt txe construes prier to the issuance of certlricates of occuponcy for this phase.
~ Changes to original FE151EIR_
EIS/EIR for the Dispose! and Reuse of MC,9S Tustin 4.3 Mitigation Monitoring and Reporting Program
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