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RESOLUTION NO. 2204
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TUSTIN, CALIFORNIA, RECOMMENDING CERTIFICATION
OF DRAFT ENVIRONMENTAL IMPACT REPORT (EIR) 84-2 AND
AMENDMENTS, AS FINAL EIR 84-2
The Planning Commission of the City of Tustin, California does hereby
resolve as follows:
I. The Planning Commission finds and determines as follows:
Am
That an Environmental Impact Report would be required due to
potential effects identified in an initial questionnaire done
for the proposed Tustin Auto Center.
Be
That a Draft Environmental Impact Report for the proposed
project has been prepared by Michael Brandman Associates, for
the City of Tustin.
C. That distribution of the Draft EIR w. as made to interested oublic
and private agencies with a solicitation of comments and
evaluation.
D. That a public hearing was duly called, noticed and held on the
Draft EIR.
That incorporated within the Draft EIR are the comments of the
public, commissions, staff and responsible agencies.
F. That the Draft EIR and amendments were p~'epared in compliance
with the California Environmental Quality Act, State guidelines
and the policies of the City of Tustin.
Ge
That the subject Draft EIR has been reviewed by staff, and
represent their independent evaluations and analysis.
He
That the Draft EIR and amendments have been reviewed and
considered, and that mitigation measures have been incorporated
into the project that eliminate or substantially lessened the
significant environmental effects there of as identified in
Draft EIR and amendments; and it is determined that any
remaining significant effects on the environment found to be
unavoidable are hereby found to be acceptable by the inclusion
of a statement of overriding considerations. This statement and
all environmental effects and mitigating measures are listed in
the attached document, Exhibit "A". Mitigation measures are
specified as conditions contained in this resolution.
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Planning Commission
Resolution No. 2204
page two
II.
The Planning Commission of the City of Tustin does herby recommend
certification of Draft EIR 84-2, plus amendments' as a final EIR 84-2
to the City Council.
PASSED ~)N~ ADOPTED at a/~egular meeting of the Planninq Commission, held on
the 14th day of January 1985
..-
DONNA ORR
Recording Secretary
~ONALD H. WHI~E '''
Ch a i rman
HXHIBrr A
Environmental lmp~et ~
As ~ by C EQA and the City of Tustin
Tustin Auto Center glR 84-2
January 14, 1985
Pursuant to the California Environmental Quality Act of 1970, as amended, and in
accordance with the City of Tustin guidelines, as amended, this document presents
the findings and a brief explanation of the rationale for each finding required for
approval of the proposed project.
The Planning Commission of the City of Tustin does hereby find that
e_hanges or alterations have been required in~ or incorporated into~ the
project which avoid or substantially mitigate the significant adverse
impacts identified in the final ErR as specifically itemized below.
A. Water Resources
Impacts:
The site is currently subject to flooding ranging in depth from
one to three feet resulting from the inability of regional
drainage facilities to convey 100-year flood flows.
Findings:
The project includes the construction of an earthen berm
extending from an existing berm to the west of the project
site and wrapping around the project site to protect the
project from flooding. This berm will protect the site without
significantly altering existing drainage and flooding patterns
in the vicinity of the project.
Impacts:
Short-term degradation of surface water quality will occur
during grading and initial construction activities.
Findings:
A plan for site control of all storm runoff from the property
during construction will be prepared and submitted to the City
of Tustin prior to the issuance of any grading permits.
Impacts:
On-site runoff volumes and velocities will increase and the
on-site drainage pattern will be altered.
Findings:
An on-site drainage plan will be submitted to the City of
Tustin for approval prior to the recordation of the final parcel
map. Methods for controlling the velocity and direction of
runoff will be incorporated into the project design.
Impacts:
Development of the site will effect a long-term change in
runoff quality from agricultural pollutants to urban pollutants.
Findings:
This impact will be partially reduced by the implementation
of appropriate stormwater pollution control plans and periodic
cleaning of storm drains.
Resolution No.
Page 2
B. Land Use and Aesthetics
Impacts..
The project is not consistent with the existing general plan
and zoning designations for the site and surrounding areas.
Findings:
A general plan amendment and zone change are proposed as
part of the project. The project design and performance
standards included in the Tustin Auto Center Planned
Community Regulations will ensure that the proposed project
is compatible with land uses planned for areas adjacent to and
near the project site.
Impacts:
Implementation of the proposed project would result in the
introduction of high intensity night lighting in the East Tustin
area.
Findings:
The Tustin Auto Center Planned Community Regulations
contain lighting performance standards stipulating the type of
lighting which may be used, the maximum height of each
fixture, and the allowable wattage per square foot. Only
sharp cut-off fixtures at a maximum height of 20 feet are
allowed, thereby localizing light and glare impacts.
C. Transportation/Circulation
Impacts:
The proposed project will contribute a small increment to an
existing and projected cumulative traffic impact at several
intersections in the area. The project will generate 8,205
ADT and 845 p.m. peak hour trips. Traffic from the project
will incrementally worsen traffic conditions at the Red Hill
Avenue/I-5 ramps and the intersections of Red Hill Avenue
and Irvine Boulevard and Red Hill Avenue and Laguna Road.
Findings:
Construction of the Jamboree Road/I-5 interchange will
provide substantial mitigation of project related traffic
impacts by directing project related and other traffic from
Red Hill Avenue. The Jamboree Road/I-5 interchange has
been committed by the City of Tustin as a locally funded
project (Tustin City Council Resolution No. 84-65).
D. Noise
Impacts:
Activities at the auto center facilities will increase overall
ambient noise levels in the area by a few decibels. The
number of individually audible and potentially intrusive traffic
noise events will increase as a result of the auto center
development.
Resolution No.
Page 3
Findings:
Impacts:
Findings:
Impacts:
Findings'.
Air Quality
Impacts:
Findings..
Impacts.-
Findings:
The Tustin Center Planned Community Regulations contain
operational performance standards which will mitigate noise
impacts to an insignificant level. Other recommended
operational and site planning measures win also reduce
project impacts.
Short-term noise impacts will occur during project
construction.
Compliance with city noise standards regarding hours of
operation and the use of muffled construction equipment will
minimize construction noise impacts.
The project site is exposed to noise impacts from the Santa
Ana Freeway. Over one-half of the project site is exposed to
freeway noise levels in excess of the City of Tustin's noise
objective of $5 CNEL for commercial land uses.
The project design incorporates a wall of at least eight feet in
height along this edge. This wall will serve to attenuate noise
from the freeway and win reduce on-site noise leveis to
acceptable levels.
Short-term increases in dust and exhaust emission will occur
in the vicinity of the project during eonstrue~tion.
Compliance with Rule 403 of the SCAQMD Rules and
Regulations and wetting of graded areas will mitigate fugitive
dust emissions during construction.
Long-term regional increases in mobile and stationary-source
emissions will result due to the increase in motor vehicle and
energy usage.
The proposed project includes bicycle and pedestrian facilities
provided to reduce motor vehicle usage. Sidewalks will be
provided along Jamboree and Laguna Road and on an internal
roads. Ail roadways being constructed as a part of the project
have sufficient width to anow for bicycle lanes.
Resolution No.
Page 4
.
The Planning Commission of the City of Tustin further finds that although
changes~ alterations~ or conditions have been incorporated into the project
which will substantially mitigate or avoid significant effects identified in the
final EIR~ certain of the significant effects cannot be mitigated to fully
aeceDtabie levels. The remaining impacts identified below may continue to be
of significant adverse impact even when all known feasible and identified
mitigation measures are applied.
A. Project implementation will result in the termination of on-site
agricultural production and the loss of 60 acres of "Farmland of Stat,wide
Importance" as identified by the California State Department of
Conservation.
Findings:
The project is currently committed to non-agricultural use.
The Tustin General Plan Land Use Element currently
designates the site for urban (residential) land use. The
existence of an Irvine Ranch Water District improvement
finance district and the issuance of bonds to finance urban
level water and sewer improvements for the project site and
surrounding areas further indicates the existing commitment
to urban development of this area. There are no economically
or physically feasible measures available to mitigate this
impact.
B. The proposed project will generate approximately 8,205 ADT and 845 P.M.
peak hour trips. Traffic from the project will incrementally worsen traffic
conditions at the Red Hill Avenue fi-5 ramps and the intersections of Red
Hill Avenue and Irvine Boulevard, and Red Hill Avenue and Laguna Road.
Findings:
Construction of the Jamboree Road/I-5 interchange will
provide substantial mitigation of project related traffic
impacts by diverting project related and other traffic from
Red Hill Avenue. The Jamboree Road fi-5 interchange has
been committed by the City of Tustin as a locally funded
project (Tustin City Council Resolution No. 84-65). Prior to
construction of the interchange, the State Department of
Transportation must approve connection of the interchange to
the state freeway system and the City of Tustin must select
and institute a mechanism to finance construction of the
interchange. Until such time as these approvals and actions
are taken and the interchange is constructed, traffic
generated by the project will adversely impact operating
conditions at the Red Hill Avenue/I-5 ramps and the
intersections of Red Hill Avenue and Irvine Boulevard, and
Red Hill Avenue and Laguna Road.
Resolution No.
Page 5
.
Co
The project site is located within the Eastern Corridor study area and
approval and construction of the auto center project prior to completion of
the route location study could influence the study by eliminating some
potential alternative alignments of the corridor.
Findings:
The City of Tustin will participate in the Eastern
Transportation Corridor Study and cooperate with the County
of Orange and the other local agencies involved and affected
by the study. It is not considered economically feasible to
delay approval and implementation of the project until the
corridor study is completed.
D.
Short-term construction equipment emissions and long-term mobile and
stationary emissions will occur with project implementation creating an
adverse impact on the air quality of the South Coast Air Basin.
Findings:
As with any urban development project, air quality impacts
cannot be completely mitigated. In approving the project,
subject to the conditions and mitigation measures set forth,
the city has done all that is technically and reasonably
possible at the municipal level.
E. Increased demand for limiting regional water resources.
Findings:
The project necessitates increased water use and, therefore,
increased demand for regional imported water. This impact
cannot be mitigated on an individual project basis although
the city will require implementation of all feasible
conservation measures.
F. Increased long-term demand for finite fossil fuel resources resulting from
pr.jeer electrical and natural gas requirements.
Findings:
The project necessitates an increased cumulative demand for
finite fuel resources. Although servicing agencies anticipate
adequate fuel supplies for the project, the long-term demand
for fossil fuel resources will be unavoidably increased.
The Planning Commission ,of the City of Tustin does hereby find that certain
changes or alterations (e.g., mitigation measures) required in or incorporated
into the project are within the responsibility and jurisdiction of a public agency
other than the City of Tustin and can or should be adopted by the respective
agency as itemized below:
A. California Department of Transportation: Approval of the connection of
the Jamboree Road/I-5 interchange to the state freeway system.
Resolution No.
Page 6
.
The Planning Commission of the City of Tustin has weighed the benefits of the
proposed project against its unavoidable environmental risks in determining
whether to approve said project. The Planning Commission does hereby further
find~ determine~ and state~ pursuant to the provisions of Section 15093 of the
state CEQA Guidelines~ that the occurrence of the certain significant
environmental effects identified in the final EIR and set forth in paragraph 2
above~ have been evaluated against the following overriding considerations:
A. The project will result in the following substantial economic, social, and
environmental benefits to the City of Tustin and surrounding areas:
(1)
At build-out, the project is anticipated to yield a positive annual
fiscal surplus of $1,306,200 to the city's general fund. Total annual
revenues are projected at $1,414,700 and total costs at $108,500.
(2)
The consolidation of auto dealerships in one location will result in less
vehicle miles traveled than would be typical of a strip pattern of auto
dealerships. This fact is reflected in the trip generation rates for the
Irvine Auto Center, a similar type of development, which are
considerably lower per acre than the observed rates for individual
auto dealers.
(3)
The proposed project will provide improvements to the local
circulation system consisting of the extension of Laguna and
Jamboree Roads.
B. The following economic and social considerations make the project
alternatives identified in the final EIR infeasible.
(1)
The "No Project" alternative is rejected because it fails to meet the
objectives set forth for the project, particularly the objectives of
providing an increased revenue base to the city and creating a
development which provides for a range of auto-related uses to serve
the City of Tustin and surrounding communities.
(2)
The "Existing General Plan" alternative is rejected because it fails to
meet the objectives set forth for the project, particularly the
objectives of providing an increased revenue base to the city and
creating a development which provides for a range of auto-related
uses to serve the City of Tustin and surrounding communities.
(3)
The "Residential Development at Ten Dwelling Units to the Acre"
alternative is rejected because it fails to meet the objectives set
forth for the project, particularly the objectives of providing an
increased revenue base to the city and creating a development which
provides for a range of auto-related uses to serve the City of Tustin
and surrounding communities.
Resolution No.
Page 7
(4) The "Alternative Locations~ alternative is rejected because
development of the proposed project on the other available sites in
the city would result in greater environmental impacts than would
development of the project on the proposed site.
STATE OF CALIFORNIA)
COUNTY OF ORANGE )
CITY OF TUST I ti )
I, DONNA. ORR, the undersigned, hereby certify that I am the Recording
Secretary of the Planning Commiss~onof, the City of Tustin,
California; that Resolution No.
~~ ~m was duly passed and adopte~t.~t
a regula~meeting of l~he Tush;in Planning Commission, held on the /~
Recording Secretary