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HomeMy WebLinkAbout03 MCAS REUSE PLAN 09-08-98NDA NO. 3 9-8-98 in ter-C o m DATE: SEPTEMBER 8, 1998 TO: FROM: SUBJECT: WILLIAM A. HUSTON, CITY MANAGER CHRISTINE A. SHINGLETON, ASSISTANT CITY MANAGER MCAS-TUSTIN REUSE PLAN CORRECTIONS RECOMMENDATION It is recommended that the Tustin City Council, acting as the Local Redevelopment Authority (LRA) for MCAS-Tustin, adopt Resolution 98-80 approving an errata to the MCAS-Tustin Reuse Plan and authorizing its submittal to the Department of Defense (DOD). FISCAL IMPACT The cost associated with final preparation of corrections to the MCAS-Tustin Specific Plan/Reuse Plan, once an errata is approved by the City Council, is estimated at approximately $5,720. Current provisions of the consultant services agreement between the City of Tustin and HNTB provided for supplemental work efforts to be handled by change order subject to approval by the City Manager. BACKGROUND The Tustin City Council at a regular meeting on October 21, 1996 approved the MCAS-Tustin Reuse Plan and authorized its submittal to the Department of Defense. The Reuse Plan represented a significant variation of the typical reuse plan envisioned by DoD Regulations. For purposes of complying with federal DoD requirements, only a portion of the draft document entitled the Marine Corps Air Station Specific Plan/Reuse Plan (Chapter 1, 2, and 5, excluding Section 2.17) was acted on by the City Council in order to acknowledge for DoD the community's desired Reuse Plan. The City Council' s action on the federally required Reuse Plan held the weight of"policy" only and was not considered a "project" under the Califomia Environmental Quality Act. Federal law and regulations require the preparation of a disposal plan and completion of the appropriate environmental documentation under the National Environmental Policy Act of 1969 prior to any disposal of property at MCAS-Tustin by the Navy. City Council Report MCAS-Tustin Reuse Plan Corrections September 8, 1998 Page 2 While a draft Specific Plan, under California State Planning Law, was also developed concurrently with the Reuse Plan, the City Council's 1996 action did not include approval of the Specific Plan portions of the MCAS-Tustin Specific Plan/Reuse Plan. The Specific Plan portions of the document contain the proposed development and reuse regulations that would ultimately constitute the zoning for the property. Local zoning and planning requirements within the document can only be approved and implemented at the discretion of either the City of Tustin or City of Irvine relative to those portions of the Base located within their respective jurisdictional boundaries. As the City Council is aware preparation of a Joint Environmental Impact Statement/Environmental Impact Report (EIS/EIR) is currently underway to evaluate the federal disposal plan as well as the Marine Corps Air Station Specific Plan/Reuse Plan. While the comment period on the Draft EiS/EIR closed on March 2, 1998, a decision has been made to recirculate a new Draft EIS/EIR on the project in order to adequately address comments received on the draft document. In preparing EIS/EIR revisions, refined information has become available which provide the oppommity for the City to recognize at this time a number of minor changes to the Draft MCAS- Tustin Specific' Plan/Reuse Plan based on the following: The agreement between the City and Army Reserves for accommodation of a 16.7 acre federal retention area at MCAS-Tustin; more detailed engineering information regarding infrastructure right-of-way and disposal parcels; recommendations from the City's'marketing consultants, and'; errors discovered in the Specific Plan/Reuse Plan document. Attached for the City Council's approval is a set of errata corrections to the Reuse Plan (Chapters 1, 2 and 5 excluding Sections 2.17). Additional errata corrections to the Specific Plan are provided for information only and in support of the planned revisions and recirculation of a draft EIS/EIR for MCAS-Tustin. Additional Public hearings to consider the proposed MCAS-Tustin Specific Plan along with a General Plan Amendment will be held in 1999. No action on the Specific Plan will be taken until completion and certification of the Joint EIS/EIR. Staff will be available to answer any questions the City Council might have regarding corrections to the Reuse Plan. Christine A. Shinglet6ff Assistant City Manager CAS :kd~ccreport~ncasreusecorr. doc Attachment RESOLUTION NO. 98-80 10 18 19 20 22 23 24 25 26 27 28 29 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING AND AUTHORIZING TRANSMITTAL OF AN ERRATA TO THE MCAS-TUSTIN REUSE PLAN TO THE DEPARTMENT OF THE NAVY AND THE DEPARTMENT OF DEFENSE. The City Council does hereby resolve as follows: I. The City Council finds and determines as follows: Ao MCAS-Tustin is a military installation consisting of approximately one thousand six hundred and two acres. The Base is currently owned by the United States of America (th.e "Federal Government"). Bo In accordance with the Base Closure Realignment and Closure Act of 1991 and 1993, the Federal Government has scheduled th6 closure and realignment of MCAS, Tustin no later than July 1, 1999. Co Federal Regulations which .implement the National Defense Authorization Act for Fiscal Year 1994 and the Base Closure Community Redevelopment and Homeless Assistance Act of 1994 (Redevelopment Act) require the preparation of a comprehensive redevelopment plan based on local needs and in response to specific reuse planning requirements and timelines (the reuse process). Do The City of Tustin as the designated Local Redevelopment Authority (LRA) appointed the MCAS-Tustin Base Closure Task Force (Base Closure Task Force) as a vehicle to provide broad based participation in the reuse process for MCAS-Tustin and to recommend a Reuse Plan and Homeless Assistance Submission to the Federal Government. The nineteen member Base Closure Task Force was comprised of representatives from the cities of Irvine, Santa Ana and Tustin; the County of Orange; the Tustin Area Chamber of Commerce; local homeowners associations; other business interests; representatives of the community at- large; and the Marine Corps. E. Public participation was an important component in developing the Reuse Plan and Homeless Assistance Submission for MCAS-Tustin. F, A Reuse Plan and Homeless Assistance Submission for MCAS-Tustin complying with all federal regulations was approved by the City Council, as the designated LRA at a regular meeting on October 21, 1996 after a recommendation from the MCAS-Tustin Base Closure Task Force. 18 20 22 23 24 26 27 29 Resolution No. 98-80 Page 2 Go H. Whereas, the MCAS-Tustin Base Closure Task Force was disbanded on January 20, 1997 leaving all subsequent actions regarding the MCAS- Tustin project to the City of Tustin, as the designated LRA. Federal law and regulations require the preparation of a disposal plan and completion of the appropriate environmental documentation under the National Environmental Policy Act prior, to disposal of property at MCAS-Tustin. A Memorandum of Understanding between the U.S. Marine Corps and the City of Tustin permits a Joint Environmental Impact Statement/Environmentally Impact Report (EIS/EIR) to be prepared for the disposal and reuse of MCAS-Tustin. The Reuse Plan is the "Preferred Alternative" for land use determination to be considered in the Joint EIS/EIR. A Memorandum of Understanding between the U.S. Marine Corps and the LRA permitted the Reuse Plan document to also include a draft Specific Plan which, under California Planning Law contains the development regulations that would ultimately constitute the zoning for the property. Local zoning can only be approved at the discretion of either the City of Tustin or,the City of Irvine relative to those portions of MCAS-Tustin within their respective jurisdictional boundaries. For purposes of complying with federal requirements, only portions of the document entitled Marine Corps Air Station Specific Plan/Reuse Plan are considered the required Reuse Plan including Chapter 1 and 2 (excluding Section 2.17) and Chapter 5. These portions of the plan hold the weight of"policy" only and are not considered a "project" under the California Environmental Quality Act. No disposal of property by the Navy or action on the Specific. Plan, which will constitute the zoning for the property, will occur until approval of the Reuse Plan by the Department of Defense and certification of the Joint EIS/EIR. Preparation of the Joint EIS/EIR is currently underway. While the comment period closed on March 2, 1998, a new Draft EIS/EIR on the project will be prepared and recirculated to adequately address comments received on the original Draft EIS/EIR document. In preparing the revised Draft EIS/EIR minor corrections to the MCAS-Tustin Specific Plan/Reuse Plan need to be made to reflect the following: 1. A federal screening decision on the Army Reserve Center; 2. The availability of more detailed engineering information regarding infrastructure right-of-way and disposal parcels; 3. The need to correct errors discovered in the Specific Plan and to refine certain land use parcel designations. 10 12 14 16 17 19 20 21 22 23 24 25 26 27 28 29 Resolution No. 98-80 Page 3 II. The City Council does hereby approve the Reuse Plan errata corrections dated September 8, 1998 shown in Exhibit A and authorizes their submittal to the Department of Navy and Department of Defense subject to the following conditions: h. The use of Errata corrections to 'Specific Plan for purposes of revising the Draft Joint EIS/EIR are also authorized. B. If, as a result of preparation of the Joint EIS/EIR prepared for disposal and reuse of MCAS-Tustin, it is necessary to revise the Reuse Plan to address environmental impacts, the LRA shall comply with all requirements of the National Environmental Policy Act and the California Environmental Quality Act (NEPA/CEQA). PASSED AND ADOPTED at a regular meeting of the Tustin City Council held on the 8th day of September, 1998. THOMAS R. SALTARELLI MAYOR PAMELA STOKER CITY CLERK STATE OF CALIFORNIA ) COUNTY OF ORANGE ) · 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 of the City of Tustin is five; that the above and foregoing Resolution No. 98-80 was duly passed and adopted at a regular meeting of the Tustin City Council, held on the 8th day of September, 1998, by the following vote: COUNCILMEMBER AYES: COUNCILMEMER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: PAMELA STOKER CITY CLERK The attached pages are replacements for pages in the October 1996 version of the Specific Plan/Reuse Plan. Only pages with corrections are provided in the errata. Editorial narrative changes are shown in bold where additions are made with strike-outs for deletions. Complete revised tables are provided and map corrections are shown with notations. After final action on the Reuse Plan, the Specific Plan (reuse document) will be corrected to incorporate the revised pages included in the errata package. Chs 1 · Introduction 1.2 necessary to implement the provisions of the Plan within the City of Irvine. LOCATION AND SETTING MCAS Tustin is located in southern California near the center of Orange County, and is approximately 40 miles southeast of downtown Los Angeles (Figure 1-1). The MCAS Tustin Specific Plan/Reuse Plan project area encompasses approximately 1606 1600 gross acres. The majority of the Plan area, 1511 !520 acres, lies in the southern portion of the City of Tustin. Approximately 95 80 acres, consisting of existing military family housing and vacant land, lies within the City of Irvine. The City of Santa Ana borders the site to the southwest. The Plan project area is located in an area bounded by four freeways: the Costa Mesa (SR-55), Santa Ana (I-5), Laguna (SR-133), and San Diego (1.-405) freeways. The major roadways which border the site include Redhill 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 site. The project area will also be served in the future by the Eastern Transportation Corridor. John Wayne Airport is located three miles to the south, and a planned Metrolink Commuter Rail station that will provide daily passenger service to employment centers in Orange, Los Angeles, Riverside, and San Diego counties is located immediately to the north of the project area. This local setting is illustrated in Figure 1-2. Virtually an island in a highly urbanized location, the project area is generally bounded by single-family residential uses and business park uses to the north, light indus~trial and research and development uses to the west, light industrial and commercial uses to the south, and residential uses under construction'east of Harvard in the City of Irvine. In fact, the site is one of the largest remaining tracts of developable land in central Orange County. Its locational advantages in terms of proximity to transportation facilities, community services, and regional commercial and cultural facilities makes it a prime location for urban development. The Plan project area encompasses property within the boundaries of MCAS Tustin and one privately owned 4.1-acre site located at the northeasterly corner of the project area. MCAS Tustin Specific Plan~Reuse Plan September 199',, '~"'"~'"' ~o~ City of Tustin Page 1-3 I1 u ..# ti Il H Il fl II II II crrY OF IR¥1NE I~0 ~J Cha '1 · Introduction 1.3.2 Residential Demand Several residential product types are likely to be attractive, including single-family detached and attached units, attached townhomes/condominiums, and rental apartments. Depending upon the allocation of land and the phasing of buildout, the site should be able to absorb roughly 100 to 125 units per product type per year. This equates to 300 to 375 total units per year once development has commenced and occupancies are available. There are opportunities for reuse of up to !,535 existing military family housing at MCAS Tustin, depending upon their condition and other issues. 1.3.3 Commercial Office Demand Roughly 2 percent of total Orange County demand for new commercial office space may be absorbed by the properties. This converts to an absorption rate of roughly 100,000 to 150,000 square feet of office space annually after 1997. This presumes a phased construction program over a number of years, at least a decade, with top-end density approaching ranges of 3 million to 5 million square feet. This would extend total buildout well beyond the year 2010. 1.3.4 Industrial/R&D Space Demand The changing manufacturing base in the county is expected to continue its evolution. Orange County industrial space is presently in the process of reutilization for a number of flexible uses not previously planned. It is projected that more research and development space demand will occur over time and that such demand will recycle existing industrial space as well as demand construction of new space. A relatively modest industrial/ R&D development demand is projected for the subject site in the range of 75,000 to 125,000 square feet annually. Overall competitive factors, including the closure and release for civilian use of portions of MCAS E1 Toro, may drive down these initial forecasts. There are at least 200,000 square feet of potentially reusable structures at MCAS Tustin which might be recycled for interim or long-term industrial and R&D use, as compared to the nearly 2 million square feet of all floor space which lies presently at the base. 1.3.5 Retail/Visitor Accommodations Demand Orange County and central/central coast Orange County retail development is presently experiencing considerable pressure owing to t~e ongoing r-~-~.g4o~. The dilution of retail floor space types, which has been marked MCAS Tustin Specific Plan~Reuse Plan September 1998 r~,,,,,~,~, City of Tustin Page 1-15 Cra[ 1 · Introduction 18. Site is not within an Alquist-Priolo Special Study Zone. 19. Moderate to high liquefaction potential related to soils on site. D. Sensory Elements 1. Opportunity to design vistas in and through the site to significant on and off-site features. 2. Special planning criteria may be needed around blimp hangars if they are retained. o Need for landscaping or other treatment along reuse area's boundaries to create distinguishable borders for the area and improved compatibility with Surrounding jurisdictions. . Potential to underground electrical transmission lines along Barranca, Warner, and Harvard to eliminate visual intrusion effects. o Opportunity to configure portions of drainage into landscaping, buffering, etc. increasing aesthetic quality, safety, and potentially enhancing wetland areas on site. 6. Opportunity to retain open spaces as visual and recreational amenities. 7. Site will be impacted by noise from surrounding roads, adjacent rail line, and possibly aircraft operations at John Wayne Airport. 8. Reuse of site could create noise impacts on existing surrounding uses. 9. Closure of the base will eliminate military aircraft noise. 1.4.3 Land Use Alternatives Numerous land use and circulation alternatives were developed and examined prior to selection of the proposed Land Use Plan. The two alternatives that best fulfilled the project objectives were selected for further evaluation in the EIS/EIR. These are the Arterial Grid Pattern/High Residential/No Core Area alternative and the Ideal--Arterial Loop Pattern/Low Residential alternative. blCAS Tustin Specific Plan~Reuse Plan September 1998 Octcbcr I~E City of Tustin Page 1-21 Chapter 1 · Introductio Under the Arterial Grid Pattern/High Residential/No Core Area alternative, the land use pattern is defined by a grid pattern circulation system and provides for significantly more residential units than either the proposed Plan or other alternative. While the grid pattern maximizes design speeds, -the community core area identified in the proposed Plan is disrupted. The loss of the core area limits the potential of the alternative to respond to prevailing market conditions once the parcel becomes available for reuse. Under the Ideal-Arterial Loop Pattern/Low Residential alternative, it is assumed that the southeastern blimp hangar is removed. This allows for construction of the ideal loop roadway system which yields a more efficient traffic flow than the loop system in the proposed Plan. The core area of the site is retained as a single parcel to provide flexibility in future reuse opportunities after cleanup occurs. The method for selecting a preferred Land Use Plan included a formal evaluation process of the two alternatives and the draft preferred Plan. The two alternatives and draft preferred Plan' were compared and rated based on key planning criteria and goals for the project. The result of this process was the selection and refinement of the proposed Land Use Plan. 1.4.4 Public Participation An important component of the reuse planning process was the commitment to make the process open and accessible to the public. Public participation in the Plan preparation process occurred through the following methods: All meetings of the Base Closure Task Force were open to the public. Task Force meetings were also advertised in local newspapers and through direct mailings. An extensive community survey of 30,000 residents and businesses was conducted to obtain input on key issues and any land use preferences. Community Workshops were held at key stages in the reuse planning process to 'define issues, discuss draft land use/circulation alternatives, and obtain input on draft Plan provisions. A public review and comment period on the Plan was provided, as well as opportunities to provide input during the public hearings. City of Tustin Page 1-22 MCAS Tustin Specific Plan~Reuse Plan Octcbcr 199E September 1998 Cha , 1 · Introduction 1.6 AUTHORIZATION, CONSISTENCY AND ADOPTION 1.6.1 The Reuse Plan Federal regulations (32 CFR Parts 90 174 and-9-t- 175) which implement the National Defense Authorization Act for fiscal year 1994 and the Base Closure Community Redevelopment and Homeless Assistance Act of 1994, require a LRA to prepare a comprehensive Redevelopment Plan based on local needs and in response to specific reuse planning requirements and timelines. A variety of factors are involved in the preparation of a reuse plan for a federal facility that distinguish a reuse plan from traditional master planning. Reuse plans required by the Department of Defense are generally less definitive than other master plans, and more focused on the development of flexible strategies designed to respond to dynamic conditions. The federal government also does not require a reuse plan to be enforceable under state and local land use laws. For purposes of complying With federal requirements, portions of this Plan will be considered the required "Reuse Plan" (Chapters 1, 2, excluding Section 2.17, and Chapter 5). It is also intended that the LRA will recognize certain Chapters as the federally required Reuse Plan by resolution adoption only. For purposes of this action, the federally recognized Reuse Plan will hold the weight of "policy" only and shall not be considered a "project" under California law. 1.6.2 The Specific Plan California Government Code Section 65450 establishes the authority for cities to adopt specific plans either by resolution or by ordinance. Both Planning Commission and City Council hearings are required. It is intended that portions of the Specific Plan/Reuse Plan adopted by ordinance will serve as zoning for the properties involved within the City of Tustin, when finally adopted by the Tustin City Council. Development plans, site plans, tentative parcel maps, tract maps, and use permits must be consistent with the Plan. If a development agreement is sought, it must also be found to be consistent with this Plan and the City of Tustin's General Plan. Specific plans are also required to be consistent with and implement a city's General Plan. The Specific Plan/Reuse Plan has been prepared in conjunction with a General Plan Amendment in the City of Tustin, and will be consistent with the goals and policies of the Tustin General Plan, as amended. A General Plan Consistency Analysis has been prepared and is included in the Appendix. The City of Irvine will need to amend their city's Zoning Code as necessary to implement regulations of the Specific Plan/Reuse Plan. Irvine MCAS Tustin Specific Plan~Reuse Plan September 1998, r~,,,,,~,,,, ~,~n~ City of Tustin Page 1-25 Ch¢ 1 · Introduction Chapter 4 specifies_, how the Plan provisions/requirements will be administered and how development/reuse projects will be processed. Chapter 5 of the Plan, is a Reuse Implementation Strategy which recommends a framework for managing, marketing, and financing reuse of the Plan. The final chapter (Chapter 6) is an Appendix that includes definitions of the terms used in the document, a General Plan consistency analysis, and relevant background information. 1.9 SUPPORTING DOCUMENTATION Several supporting technical documents were produced during the Specific Plan/Reuse Plan preparation process. These documents provide substantial background information for the Plan. The following is a list of those documents which are be available for review at the Community Development Department: · MCAS Tustin Historical Resources Survey, Thirtieth Street Architects, Inc., October 1993 EIS/EIR Environmental Setting Report for MCAS Tustin, Howard Needles Tammen and Bergendoff (HNTB), in association with Cotton/Belan&'Associates, Inc., March 1994 Historic Blimp Hangars Analysis for MCAS Tustin, Howard Needles Tammen and Bergendoff/Leighton and Associates, September 1994 Base Realignment and Closure Cleanup Plan (BCP) for MCAS Tustin, U.S. Marine Corps, March 1995 Marine Corps Air Station Traffic Study, Austin-Foust Associates, Inc., May 1995 Community Facilities & Infrastructure for MCAS Tustin, Howard Needles Tammen and .Bergendoff (HNTB), July 1995 Fiscal Impact Program and Report, Economic Research Associates, August 1996 Market Demand Forecast for the Reuse Plan of MCAS Tustin 'Properties, Final Revision, Economic Research Associates, November 1993 TUS-01~SPECPLAN.01 Printed: 08/25/98 l:56pm MCAS Tustin Specific Plan~Reuse Plan September 199~, ~"'"~"~. ~ City of Tustin Page 1-27 Chapter 2 · Plan Desc. ion Table 2-1 LAND USE PLAN SUMMARY Land Use Designation Acreage Range of Dwelling Units RESIDENTIAL Low Density 181.3 1 - 7 d.u./acre Medium Density 125.1 8 - 15 d.u./acre Medium-High Density 29.4 16- 25 d.u./acre Transitional/Emergency 5.1 Housing Golf Village Low Density 48.5 1 - 7 d.u./acre Golf Village Medium Density 55.2 8 - 15 d.u./acre SUBTOTAL 444.6 3,710 Dwelling Units Max. COMM ERCIAL/B USl N ESS Commercial/Business 265.2 Commercial 55.3 Golf Village2 171.7 Village Services 20.7 Community Core 225.2 16 - 25 d.u./acre SUBTOTAL 738.1 891 Dwelling Units Max. INSTITUTIONAL/RECREATIONAL Learning Village 128.0 Community Park 24.1 Urban Regional Park 84.5 SUBTOTAL 236.6 RIGHT-OF-WAY Arterial Roadways 158.4 Drainage (Flood/Stormdrains) 28.5 SUBTOTAL · 186.9 GRAND TOTAL 1606.2 4,601 Dwelling Units Max. Less Federal Property 16.7 Less Private Property 4.1 88 Dwelling Units Total MCAS Tustin 1,585.4 4,518 Dwelling Units Disposal Acreage NOT-:S: 1. Gross acreage for each Planning Area is an estimated allocation measured from the edge of the adjacent arterial or secondary roadways, any public roadway shown on the Land Use Plan, and/or the boundary of the Planning Area. The amount of land devoted to roadways is calculated under the Right-of-Way designation. Actual acreage will be refined during the site plan and subdivision process. ,2. Acreage fie. lure includes 159.3 acres of ~lOlf course which is part of the Golf Villa~le (Plannin~l Area 15). City of Tustin Page 2-2 MCAS Tustin Specific P/an/Reuse Plan ~..,.,.... ~nn~ September 1998 REDHILL AVE ASTON ST ARMSTRONG AVE VON KARMAN AVE ~ -- MILLIKEN AVE dAMBOREE RD m FUTURE TUSTIN 'RANCH ROAD Z-- 1=2 .--I HARVARD AVE ETC Chapter 2 · Plan Descd£"'n to develop due to timing of environmental clean-up, market absorption factors, probable high demolition costs associated with airfield operations, and high infrastructure improvement costs. A Golf Village is planned that will offer prime quality golf course oriented housing around a championship golf course. A hotel and conference facility will serve business travelers, recreational travelers, and other travelers to the area. The extension of Tustin Ranch Road and Warner Avenue through the Plan area will complete significant segments of the regional arterial system. The Circulation Plan will in essence create new capacity for the region, as well as accommodate traffic generated by the Plan. A loop roadway system for local circulation will provide early access to the perimeter of the site where parcels are first available for reuse. 2,2.1 Land Use Designations The Land Use Plan contains.,..,.,.,.,...*"'""*""" ,,.r~,~.) thirteen (13) separate land use designations, which are defined below. The land use designations have been assigned Planning Area numbers, as further discussed in Chapter 3. The Planning Area numbers are the basis for assigning permitted uses and establishing development regulations and guidelines. A. Residential Designations 1. Low Density Residential (1-7 d.uJacre): The Low Density residential designation provides for reuse and or new development of former military residential neighborhoods with low density attached and detached dwellings and accessory uses and buildings. The land use designation provides for a wide range of accommodations including single family units, patio homes, and multiple family dwellings such as condominiums, townhouses, cooperatives and community apartments. Uses such as public/institutional facilities, child care facilities and others which are determined to be compatible with, and oriented towards the needs of these neighborhoods may also be allowed. The intent is to: 1) rehabilitate and enhance existing residential units while also providing opportunities for new development where rehabilitation would not be financially feasible and/or would provide minimal results; 2) provide a transition between the Specific Plan area and existing adjacent residential neighborhoods in Tustin and Lrvine; and 3) provide homeownership opportunities in a mixture of price ranges, to City of Tustin Page 2-6 MCAS Tustin Specific Plan~Reuse Plan Octcbcr I ~ September 1998 Chapter" ,, Plan Description 3, ,1, Se Employment Center Neighborhood; 2) concentrate regionally oriented commercial uses in the Regionally-Oriented Commercial Neighborhood; and 3) achieve quality identification features for the Plan area along arterial highways and at key intersections. Commercial: The Commercial designation provides for development of a variety of retail and service commercial uses with the intent of supporting and complementing uses within the Plan and surrounding development. The Commercial designation also provides for the accommodation of continued limited military uses in locations specified on the Land Use Plan. The intent is to: 1) provide regionally-oriented commercial uses; and 2) achieve quality identification features for the community along arterial highways and at key intersections. Golf Village: The Golf Village designation provides for development of commercial retail and service uses, a hotel and commercial recreation facilities. The intent is to provide for resort-like recreation and supporting commercial facilities within the Golf Village. Village Services: The Village Services designation provides localized commercial retail and service uses to adjacent residential neighborhoods. The intent is to 1) offer convenient vehicle and pedestrian accessibility through site design; and 2) to contribute to quality entry and landmark identification features for the community. Community Core: The Community Core designation provides for development of a mix of uses, with opportunities for both commercial business and residential uses either in separate or integrated projects. Residential densities of 16-25 d.u./acre are permitted. Regulations will be designed to provide enough flexibility to accommodate a unique, large scale development complex with uses which may not clearly be identifiable until MCAS Tustin Specific Plan~Reuse Plan September 199E ,m.,,,,.,~.-,. City of Tustin Page 2-9 Chapte · Plan Description SC'RRA/OCTA RA:ILWA:Y L~Z ~< :0' AVE SEVERYNS' ROAD L ROAD VA:LENC.IA' AVE T/EH. WARNER AVE OR MOFFETT AVE PKWY o; z! <~; MIL1TARY~ o{ Z j Neighborhood A - Learning Village j Neighborhood B - Village Housing Neighborhood C - Regional Park ~ Neighborhood D- community Core ~ Neighborhood E- Employment Center Neighborhood F - Regionally-Oriented Commercial District [--~ Neighborhood G - Residential Core ~ Neighborhood H - Irvine Residential neighborhood This is o grophic representation of o planning/engineering concept. Final design solutions (location and sizing) will be prol:x)sed and · reviewed as part of subsequent approvals needed by the respective agency with ju~sdiction. 8 THE PLANNING CENTER . / / /. / ~--k~RBLE MOUNTAIN ROAD Not To Scale MCAS Tustin Specific Plan~Reuse Plan City of Tustin Figure 2-2 Chapter 2 · Plan Desc. ,ion Neighborhood C - Urban Regional Park: Neighborhood C is located near the center of the site, bordered by North Loop Road (extension of Valencia Avenue) on the north and Armstrong Avenue on the west. It is adjacent to Neighborhood D on the east and south. The Urban Regional Park will be a significant public amenity that will not only serve regional needs, but provide a buffer between the living environment and commercial and business areas. The neighborhood will serve a number of functions including open space conservation, recreation, community resource services, concession commercial supportive to the park, and historic preservation and/or display. De Neighborhood D - Community Core: Neighborhood D encompasses the central area of the site, bordered by Tustin Ranch Road on the east, Warner Avenue on the south, North Loop Road on the noah, and both the Urban Regional Park (Neighborhood C) and Armstrong Avenue on the west. This neighborhood will provide an opportunity for one or more unique, large-scale development proposals that would complete the Specific Plan area. The primary functions of Neighborhood D include: maintaining long-range flexibility as a major opportunity area, providing opportunities for mixed-use development, revenue generation to offset especially high infrastructure and demolition costs, and special attraction to the Plan area. The Neighborhood map (Figure 2-2), also identifies a shaded area within Neighborhood D that represents a conceptual design area for the future alignments of Tustin Ranch Road and Warner Avenue. E~ Neighborhood E - Employment Center: Neighborhood E is located in the southwest quadrant of the Specific Plan area, bordering Redhill Avenue on the west, Warner Avenue on the north, Tustin Ranch Road on the east, and Barranca Parkway on the south. This neighborhood will be an employment center for the community. It will provide a business park setting for a full range of professional offices, research & Ia. __.:11 --1 .....a._:__ _ development, and commercial business uses..,.,. ,,¥., ,,.,:,,., ,..,_,.,.,,. ,,. _$"'____: 1_. _ .._~' ___ ,,. _ _1 _ __ ~._ ~.s._: .... i ____,. ..... : .... ~._ ,.L .... lgUll I ly-Ul IUIILULI UIILUI LCIIIIIIIUll t L~Uil L~l UlllkiUU LU LIIU ~li-~ ~t,WILLs opportunities for supporting,,,,~,-'t __ uses ,,,~'- ",,~- vicirlky. Neighborhood E and the Learning Village Neighborhood (Neighborhood A) will have important connections potentially offering nearby on-the-job opportunities for persons attending classes in the Learning Village. City of Tustin Page 2-18 MCAS Tustin Specific Plan/Reuse Plan '~'~""- ~'~"'~ Septembe 1998 Chapter 2 · Plan Desc, ,on 2.3 FEDERAL PROPERTY DISPOSAL PROCESS 2.3.1 General Background Because MCAS, Tustin was a BRAC 91, BRAC 93 and BRAC 95 base closure, Federal screening was originally initiated under pre-1994 federal law and regulations. The Department of the Navy had completed Department of Defense and Federal agency screening and had simultaneously completed screening for State, County and local agency interests in the property. With the adoption of the National Defense Authorization Act for Fiscal Year 1994 and Base Closure Community Redevelopment and Homeless Assistance Act of 1994 ("Redevelopment Act"), a new community based reuse and screening process was initiated. Under the new Acts and their specific implementing .rules and regulations (32 CFR Parts 90, 91.,1,u---' '""~,~ 174, 175 and 176) the screening process works in the following manner: Step 1: The Department of the Navy identifies Department of Defense (DOD) and federal property needs. Any property that DoD does not need is considered "excess" to the needs of DoD and made available to other DoD and Federal agencies. If DoD and other federal agencies do not identify a need, the remaining base property can be declared "surplus" and available for reuse. Step 2: The LRA undertakes outreach and solicits notice of interests in the base from State and local governments, representatives of the homeless and other interested parties. Federal laws and regulations allow for public benefit conveyances of surplus property at partial or full discount from fair market value. Where these types of uses are identified as a benefit to the LRA or other eligible beneficiary, land and facilities requested for the public benefit may be obtained at no cost to the recipient. Generally, these conveyances allow for broad public uses such as: airports, education, health, historic properties, and park and recreation. The Redevelopment Act also provides for conveyance of discounted surplus property for uses supporting the needs of qualified homeless providers. Step 3: After considering the notices of interest received, the LRA prepares the Reuse Plan ensuring through public comment, that the Plan adequately balances local community and economic needs with the needs of the homeless. City of Tustin Page 2-20 MCAS Tustin Specific P/an/Reuse Plan ~'~"~' September 1998 Chapter · Plan Description Step 4: The LRA completed Reuse Plan is submitted to the Department of Housing and Urban Development (HUD) as part of an application to determine whether the LRA has adequately balanced local community and economic development needs with those of the homeless. The completed plan is also submitted to the Department of the Navy who will notify Federal agencies that certain properties may become available for a public benefit conveyance and a request is made for their recommendations regarding the eligibility of a user. Step 5: The EIS for the closure and Reuse Plan must be completed within 12 months after the Department of the Navy receives-the-R-mm: Ptamvritten notification from HUD that the community's Reuse Plan meets the requirements of base closure law attd the Redevelopment Act. After completion of the EIS and supporting documentation, the Navy will be responsible for making final disposal decisions and will issue a disposal Record of Decision(s) (ROD) in accordance with the approved Reuse Plan. Because screening for the needs of the homeless had not yet been initiated under pre-1994 Federal Law and regulations including the Stewart B. McKinney Homeless Assistance Act, the City of Tustin as the DoD desig-nated LRA requested participation under the new Redevelopment Act. The request was formally made to Secretary of Defense, William J. Perry, by letter dated November 17, 1994. A response from the DoD was received on December 15, 1994 authorizing participation under the Redevelopment Act. In June, 1995 the Department of Defense also authorized the LRA to initiate the notice of interest process prior to a determination of excess or surplus property at MCAS, Tustin. The LRA's request to utilize procedures under the new Redevelopment Act also necessitated readvertisement and screening of the property to state and local agencies as well as representatives of the homeless. The Reuse Plan was submitted to the Department of Defense and HUD on October 30, 1996. On March 24, 1998, HUD notified the Department of Defense and City of Tustin that the community's Reuse Plan complied with all base closure requirements and the Redevelopment Act. 2.3.2 Department of Defense and Federal Agency Screening Two Department of Defense and one Federal agency expressions of interests were received for the base. The 222nd Combat Communications Squadron at the Costa Mesa Air National Guard Station requested transfer of 25 acres along the north MCAS Tustin Specific Plan~Reuse Plan ,,~,A,.~. ~,~,~ September 1998 City of Tustin Page 2-21 Chapter 2 · Plan Desc. ,'on side of Barranca Parkway to include an existing 10 acre air traffic communication center. The LRA reco~nmended that the Navy reject the transfer. Subsequently, the National Guard officially withdrew their request for property at MCAS Tustin. 1¢~U¢3~ IUi LII¢ IUIIUWlIi[ l¢~Uil~). 1) 3) The Eleventh Coast Guard District located 36 miles from MCAS, Tustin requested a no cost acquisition of 274 units of officer family housing on 55 acres. The LRA recommended that the Navy reject the transfer. Subsequently, the Coast Guard officially withdrew their request for property at MCAS Tustin. City of Tustin Page 2-22 MCAS Tustin Specific Plan/Reuse Plan 0~,, ..... o~, September 1998 Chapt6 · Plan Description IC;VC;IIUC;;~ VVIIIL, II VyUIilU. IIUI~{ lllldi, llk~C> UUIILi:)LU ILillLlI~t'UIIilIIIUIIUYllr. ll~) : __ .,C' .... L .... L ....... J-- LL _ IIIIICL~)tlUL. tUIU ll~gU~ Oil tllU J-L LX~Lil~Xi~XLt.~L/m LLX~ %~V~)L~ L~J LLIL~ ~t ~U~U 1V1 U~X~U~ li~~ tV ti~dt~ d bG~LG I'GU~I ~ lbldllU WUUlU U~ d~iUilllldL~l~ The Santa Ana Armed Forces Reserves Center originally requested transfer of 21.66 acres. They currently operate on 7.5 acres of property on the base. The 21.66 acres originally requested included current property they operate as well as vacant property that the Army Reserve Center has leased but has had no historical use of. After lengthy negotiations, the LRA and Army agreed to accommodation of the transfer of a 14.5 net acre~16.7 gross acre site subject to a number of conditions including the following: Immediately following acceptance of a deed transfer of the Army Reserve site by the Navy, the Army has agreed to deliver a no.cost grant or dedication of required right-of-way along Barranca Parkway to the City of Tustin. The City will complete street widening and improvements to Barranca Parkway adjacent to the Army Reserve site and fund upgrades to landscaping along the frontage of the site when improvements are completed along Barranca Parkway. MCAS Tustin Specific Plan~Reuse Plan '~-'~"' ~'~'~ September 1998 City of Tustin Page 2-23 Chapter 2 · Plan Desc. ,on · Ingress/egress from Tustin Ranch Road, once completed, will be provided to the Army subject to City approval as to location. The Army will provide a right of first refusal to the City to purchase the site in 'the event said site is no longer needed for the Army Reserve mission and a right of first refusal to the City to enter into an exchange agreement with the Army Reserve for the property. The Army Reserve will furnish a memorandum which describes the legal authorization and procedure to permit the City or private development entity to negotiate an exchange of property and/or facilities at the proposed Army Reserve site for an equivalent alternate location which meets the needs of the Army Reserve. "r'L_ T l'{ A L--- _1 ............. J_ J .L_. ~'~ I_ __11 ...... ell_ ~L--..L ....... ~-. L- ~,.~,,~ ,~ .,~ L~ ,,~u~,, ~, ~ .,,~ L~ ~u~ agree to' .... ' ' R Site '- .t_ · ..... o ........... ~t: ....... ,~ : .... ~ ..... acre need for a ~,,,,= ,~u~. aming o: fe~,~ ~,~, process 1d~111[1¢3. ICY¢I31UII [0 ale tlt~ Ul l U3tlll Ul ~ WUUlU CUlI¢IIN~ 3~U¢lilU~lly ~UUlUIILUU 2.3.3 Outreach to State and Local Agencies and Representatives of the Homeless City of Tustin Page 2-24 MCAS Tustin Specific Plan/Reuse Plan ~,~. ~nn~ Septernbe 1998 Chapt Plan escription Prior to transfer of the property by the Federal government and prior to any interim or permanent reuse of requested facilities or sites, the recipient shall enter into an agreement with and acceptable to the LRA and the Cities of Tustin or Irvine, as appropriate The purpose of the agreement is to: 1) identify the planning goals of the agency receiving property and the City or LRA for the site; 2) identify the scope and schedule for short range improvements and long range development plans for the property; 3) establish a process for meaningful consultation on development and operational issues of mutual concern; 4) identify capital infrastructure improvements, roadway and existing utility and new utility right of way and easement dedications (as needed) and environmental impact report mitigation that will be required of the Agency receiving property; 5) identify necessary procedures to implement the agreement; and 6) ensure each recipient affirms its commitment to return any properties not used for the slated purpose directly to the LRA, in the case of property transferred as an EcOnomic Development Conveyance (EDC). Applicant shall agree to not challenge the adequacy of the EIS/EIR for the Plan or the future creation of a Redevelopment Project Area. A. Recommended Applications 1, Orange County (Sheriff's Department Law Enforcement Training Center): The proposal would establish a small facility which would be educational in nature (no outdoor shooting, driving courses, etc.), including classroom training, office space, obstacle course, gym, locker and shower facilities, canine training, indoor pistol range, laser village and weapons storage. The Training Center would consist of Buildings #173 and #253 located within the proposed Urban Regional Park site to be utilized as classroom buildings and a nearby vacant approximate 10 acre parcel within the Learning Village immediately adjacent to the proposed Armstrong Avenue. The proposal is to be strictly educational in nature and would not pose any negative impact upon surrounding uses. The LRA's approval of this transfer is conditioned upon the following: · Standard LRA conditions for transfer noted above. The LRA would recommend transfer as an EDC transfer to the LRA and then a lease to the applicant, given the small size of this conveyance, or as an alternate a Department of Justice or Department of Education conveyance to the MCAS Tustin Specific Plan~Reuse Plan "'"""' September 1998 City of Tustin Page 2-29 Chapter 2 · Plan Desc, .on applicant. An EDC conveyance will ensure that if the use changes it will not be necessary to proceed back through the General Services Administration (GSA) disposal process a second time or purchase the remaining life of the conveyance from the sponsoring agency. 2~ South Orange County Community College District (Learning Village) S ddl b k" ........" ..... "-" ~"-' -'-' f~'-' .... "---' ~. ~ tiC. ~,.,.,.UlJUllUllJLy LuJlcgc UI~LI ILL Village): ~South Orange Coun~ Co--unity College District (SOCCCD) has the legal authority to own ~d operate a community college within the ~ing Village identified on the Reuse PI~ ~ ........ ~ '~ .... : .... : ........ ~ C0 'fY ~-"--- III[U ail ~ ~6Cril6iit __.:.u n .... c_ pIUYIU¢ [0 g WlUllll LIIU ~a-ning Village. The LRA approved propos~ would transfer 100.5 approximately 99.7 acres and result in the creation of a unique educational oppo~unity involving advice education (extension ~d advanced degree oppo~unities), vocation~ training, business incubators, etc. They have also indicated a willingness to acco~odate addition~ education~ and job training oppo~unities for the homeless as desired by the co--unity ~ p~ of the reuse planning effo~ and to continue to explore collaborative oppo~unities with the County Sheriff's Dep~ment, ~d volunteer and co~unity-baed organizations. The LRA's approv~ of this transfer is conditioned on the following: No'direct additional vehicular access to the site-on Red Hill Avenue will be permitted. l lllit I:111 li~lUUlllUllt UC; UlltC;l¢ti III[U O,y /llU diJJJllt~llll[ dilL[ Raricho o__.,___ ~__11---- h: .... :-. r ....... 1:.: ..... OalILIa[U LUII~¢ UI3LII~L [0 IUIIII a CUalILIUII L9 U~i~[~ JUliit pIU~l~ilb ~iU la~llltl~ WlLIIIil ~ilG ~lllli~ ,,,a~c. ~,,~p,,~, ~,~,~,y ~,u Other colleg~ and college-level pro~s sh~l be encouraged to p~icipate by the ~offegewhen s~d progr~s ~e dete~ned compatible with the business development go~s of the Village. The College Coalition provides right-of-way easements to the City of Tustin for access to the proposed community park site and two day care facilities and easements for City of Tustin Page 2-30 MCAS Tustin Specific Plan~Reuse Plan ~'~"~' September 1998 Chapt Plan Description access to the emergency/transitional housing site in the Learning Village in land closure. · Standard LRA transfer conditions identified above. Tustin Unified School DistriCt (Elementary and High Schools): The TUSD originally requested two 10 acre elementary schools, a 20 acre middle school site and a 50 acre high school. After LRA discussions with TUSD, TUSD reduced and modified their request to include only the two 10 acre elementary school sites and a 40 acre high school site to serve larger Tustin community needs. The LRA has identified concerns regarding timing and financing of the proposed school uses and do not believe the burden for school construction to serve larger community needs should be borne by the MCAS, Tustin project. They would prefer an EDC transfer of at least one elementary school site and the 40 acre high school site the property to the LRA and subsequent LRA transfer to TUSD once adequate funds have been programmed for design and construction of each facility by TUSD. As an alternate to an EDC transfer, the LRA would recommend an educational conveyance. The LRA's approval of this transfer is conditioned upon the following: · Standard LRA transfer conditions identified above. No direct vehicular access to the site on Redhill Avenue will be permitted. An intended use shall be fully implemented by TUSD by the later of either 5 years from transfer of the property or when building permits are issued for 80% of the new units being proposed in the Reuse Plan within TUSD boundaries, unless a shorter period is mandated by the Federal sponsoring agency. The underlying land use designation of the Reuse Plan would allow an alternative land use to occur without an amendment to the Reuse/Specific Plan should the District not move forward with their plans to utilize the property within an agreed upon time frame. As part of the agreement required to be entered into between the LRA, the City of Tustin and TUSD, TUSD shall a~ee not to impose a Mello-Roos Community Facility District on properties within their District boundaries for the MCAS, Tustin project. The City and LRA will support TUSD's use MCAS Tustin Specific Plan/Reuse Plan '~'~"-- *' ~ Sept ,.,,.,,,.,,.,~, ,~,., ember 1998 City of Tustin Page 2-31 Chap& · Plan Description IUSD's receipt of redevelopment tax increment, on their use of certificates of participation, general obligation bonds, state funding, etc. 0 County of Orange Environmental Management Agency (Urban Regional Park): 84.5 acres of the 88 acre Urban Regional Park request from the County of Orange is recommended for approval as part of the regional park. The boundaries of the proposed regional park would include preservation of the northerly historic blimp hangar for reuse in support of a range of recreational activities and events, if feasible. The County would propose to operate support, commercial concession activities to offset maintenance costs. In addition, the park is in close proximity to the City of Tustin's proposed ~yacre-community park and is situated to complement other adjacent proposed uses. The City of Tustin City Council has formally adopted a resolution (Res. No. 94-20) supporting the County's submission of an Urban Park proposal to the federal Department of Interior. The proposal would provide a valuable recreation and open space opportunity, potentially preserve a National Register recognized historic blimp hangar, and would be consistent with the proposed Reuse Plan. o County of Orange Animal Control: A request for a four-acre animal control site was made by the County of Orange for a location at the southeast portion of the base. The LRA rejected the request for a four-acre site at the originally requested location but indicated support for an alternative location for the facility provided it was within the boundaries of the regional park. The LRA's approval of the regional park and animal control proposal is conditioned upon the following: · Standard LRA transfer conditions identified above. The LRA and City of Tustin agree to permit inclusion of a County of Orange Animal Control facility only within the boundaries of the regional park provided that as part of the agreement required to be entered into between the LRA, City of Tustin and County, the County agrees to the following: · Said facility does not exceed four acres. The County of Orange Environmental Management Agency and Federal Department of the Interior agrees MCAS Tustin Specific Plan/Reuse Plan October 122~ September 1998 City of Tustin Page 2-33 Chapte, · Plan Description 8~ ) Approval of transfer of right-of-way to acc6ss the park (Marble Mountain) is limited to a 60 foot width. Any additional right-of-way determined after site design is completed would need to be acquired by the City of Irvine through standard dedication procedures. City of Tustin, Circulation Facilities (~';9-158.4 acres for public right-of-way use): The City of Tustin Reuse Plan proposes extensive additional right-of-way throughout MCAS Tustin. Due to a lack of available traffic capacity on surrounding roadways and the need to extend regional arterial roadways, development and reuse of MCAS Tustin cannot occur without the proposed additional right-of-way system. The site is also in a federal air non-attainment zone which reinforces the need to enhance transportation/circulation facilities in the vicinity to reduce congestion and resulting air quality emissions. Estimated acreage is based upon planned roadway widths and lengths and would provide for required streets, curbs and gutters, sidewalks and required bike lanes. Most other necessary infrastructure (sewer, water, etc.) planned for the reuse of the base is to be integrated into the final roadway design prior to construction. The LRA's approval is conditioned: · Standard LRA transfer conditions identified above. City of Tustin, Storm Drain Facilities: The ~_5-1.8 acres for local storm drain purposes is requested by the City of Tustin who currently owns and operates smaller storm drain facilities within the community (larger flood control systems are typically owned and operated by the Orange County Flood Control District [OCFCD]). An existing open storm drain exists immediately adjacent to the southerly extension of Jamboree Road near its intersection with Barranca Parkway. This one length of storm drain has been identified by the community as necessary to support immediate interim uses and long-term development. Because it is located outside of the planned roadway system, a separate public conveyance must be secured. There is a concern that an Economic Development Conveyance may be necessitated due to restrictions on uses of the property by the federal sponsoring agency. The LRA's approval is conditioned upon: · Standard LRA transfer conditions identified above. MCAS Tustin Specific Plan~Reuse Plan ,~,~.~. ~n~ September 1998 City of Tustin Page 2-35 Chapter 2 · Plan Desc,.. ,on 10. 11. City of Tustin (~6-34.1 acres for a Community Pai~k and two neighborhood parks): The City's application proposes the conveyance of approximately 25 acres of existing military recreational fields and facilities for use as a Community Park, including: A recreation center, recreation pavilion, softball field, football field, picnic shelter/barbecue pits, volleyball court, tennis court, basketball court, soccer field, indoor handball courts children's playground and physical fitness facility. All ground and support services (i.e. restrooms), infrastructure and personal property necessary for these facilities to function are also included in the request. · Existing youth center for youth recreation Existing officers club, NCO club and enlisted club for use as community recreational purposes. All ~ounds and support services, infrastructure and personal property necessary for the contemplated uses. The City has also requested land area for 2 neighborhood parks of 5 acres each. The Community Park is sited in close proximity to and is intended to support the County of Orange's proposed Urban Regional Park. In addition, the park is also situated adjacent and is intended to support the recreational needs of a Tustin Unified School District elementary school, the community college, and existing and planned residential development on and off MCAS, Tustin. The LRA's approval is conditioned: · Standard LRA transfer conditions identified above. City of Tustin (5:-.-.~4.3 acres for Day Care/educational use): The City of Tustin has requested the conveyance of two existing day care facilities for development of an Early Learning Center. The facilities would replace the school site previously utilized by the City of Tustin for day care, which was made no longer available due to termination of the lease. The facility would support child care needs of participating individuals participating in programs within the area and provide for opportunities to support the Educational Coalition's proposed teacher development curriculum. City of Tustin Page 2-36 MOAS Tustin Specific P/an/Reuse Plan ,~,A,~. · n,,~ September 1998 Chapt · Plan Description Given the small size of this conveyance, the LRA is recommending transfer as an EDC transfer to the LRA or as an alternative, the normal Department of Education conveyance. An EDC conveyance will ensure that if the use ever changes, it will not be necessary to proceed back through the GSA disposal process a second time or purchase the remaining life of the conveyance from the sponsoring agency. The LRA's approval is conditioned: · Standard LRA transfer conditions identified above. 12. County of Orange Flood Control District (26. 7 acres for Flood control and recreational uses): The Orange County Flood Control District (OCFCD) has submitted a proposal to acquire three existing flood control easements located on MCAS Tustin Property as follows: an approximate 50 foot wide existing flood control easement for Barranca Channel; an approximate 50 foot wide existing flood control easement for the Santa Ana/Santa Fe Channel; and an approximate 170-180 foot wide existing flood control easement for Peters Canyon Channel. The County has also requested an approximate 20 foot wide strip for future improvements to Barranca Channel, a 25 foot wide strip for the Santa Ana-Santa Fe Channel and an approximate 40 foot wide strip for the Peters Canyon Channel. The LRA supports transfer of all existing easements for all channels and the additional 40 foot right-of-way for the Peters Canyon Channel for widening and to support multi-use of the channel for a major regional recreational trail and bikeway. The additional right-of-way 20 and 25 feet right for the Barranca and Santa Ana/Santa Fe channel are not approved at this time because they are not based in quantifiable design information. Rather than approving this portion of the conveyance request, the LRA is intending to include in the Plan the requirement that an offer to dedicate be required for the Barranca and Santa Ana/Santa Fe Channel for flood control purposes in the event said right-of-way is needed. This will ensure that negative economic impacts on the Plan are minimized. MCAS Tustin Specific Plan~Reuse Plan '~'~- ~'~ Septe 1998 ,.~,~,,.., , o~,., tuber City of Tustin Page 2-37 Chapter 2 · .Plan Desc, .ion 13. The LRA's approval is conditioned on the following: · Standard LRA transfer conditions identified above. That the 40-45 foot easement dedication east of Peters Canyon Channel shall not obstruct any existing private roadways serving existing housing areas nor any utilities serving those housing areas unless the County is willing to relocate these roads, subject to approval of the City of Tustin, as applicable. County of Orange Social ServiCes Agency - Children's Intermediate Care Shelter (60-bed facility for abused, neglected children): The application requests 4 acres of land area to accommodate development of a 60 bed Children's Intermediate Care Facility for abused children. The facility would be intended to address a portion of Orangewood capacity/length of stay and crowding problems, thereby having the impact of increasing the facility capacity at Orangewood by 25%. County would intend to develop the site through selection of a private sector operator resulting in possessory interest property tax. The LRA's approval is conditioned upon: The LRA requests transfer of the property from ~ the U.S. Department of Health and Human Services (HHS) to the LRA who will provide a no-cost lease to the recipient or to the County directly depending upon HHS requirements. If this application does not comply with current terms and conditions normally required for a public conveyance by the LRA will recommend to the Department of Defense that the site be transferred to the LRA as an economic Development Conveyance and then the LRA will agree to subsequently le0se or transfer the site to the County. In the event the County does not wish to operate the site for the intended purposes identified in their application, the property is recommended for outright transfer by the Department of Education to Saddtebaek-South Orange County Community College to be incorporated into their proposal for an education facility. · No direct vehicular access to the site along Red Hill Avenue. City. of Tustin Page 2-38 MCAS Tustin Specific Plan~Reuse Plan ~,~,~. ~,~n~ Septe 1998 ,.,,.,,,,.,~, , ~,~,., mber Chap& · Plan Description Orange County Rescue Mission (192 barracks units, 7':-1-6.1 acre site): The Orange County Rescue Mission submitted a proposal to convert two, three-story barrack structures near the southeast corner of Valencia and Redhill Avenue for use in serving the emergency housing needs of single men and women. The Rescue Mission has a proven track record for operating successful programs similar to the one proposed for MCAS Tustin. The program promotes the integration of counseling, education, job training and other devices to ensure that the cycle of homelessness is ended and that participating individuals can once again become productive members of society. The facilities requested are located within an area of the reuse plan previously designated by the task to support the Emergency/Transitional housing needs of the homeless. Approval is subject to the following conditions: The site location, configuration and actual metes and bounds shall be determined prior to transfer in consultation with the LRA. The LRA requests transfer of the property from DoD to the LRA who will provide a no-cost lease to the recipient. Salvation Army (24 family units): The Salvation Army has proposed to operate 24 existing family housing units as emergency/transitional housing in the Northeast Housing Area currently existing at MCAS Tustin. It is estimated that proposal would accommodate approximately 50% of the unsheltered homeless identified in the Tustin and Irvine Communities. The Salvation Army operates other similar programs in the County. The proposal would provide emergency/transitional housing to homeless families filling an identified need "gap" in the continuum of care approach. The Salvation Army is organizationally and financially capable of providing the service proposed. The LRA's approval is conditioned upon the following: The LRA requests transfer of any property from DoD to the LRA who will provide a no cost lease to the recipient. It is the LRA's intent to request an economic development conveyance of existing housing and to work with a private developer to renovate the units and then to lease 24 renovated units to the recipient. The recipient will have all responsibilities for the units except for holding title with the LRA establishing maintenance and management conditions MCAS Tustin Specific Plan~Reuse Plan "~'~- ~"~ September 1998 City of Tustin Page 2-43 Chapter 2 · Plan Desc,. .ion in the lease which will apply to the units. The LRA will retain the right to provide to the applicant an equal number of units elsewhere on the base or off-site if development plans require the use of the buildings. In the event, an EDC application is not approved on the existing housing for the LRA, the LRA will identify with agreement of the Salvation Army actual building numbers for transfer to the LRA and lease of the 24 units to the Salvation Army. 3, Orange Coast Interfaith Shelter (6 family units): Orange Coast Interfaith Shelter (OCIS) proposes to provide six family units of transitional housing located within the northeast Housing Area which could be located in one 6-plex. All units would be two bedroom units. OCIS owns and operates similar facilities in the region and is organizationally and fiscally proven to be sound, competent and capable of operating the proposal. The provision of transitional housing to homeless families would fill an identified need gap in the community's continuum of care approach as identified within its HUD approved Consolidated Plan. Also, the program envisions linkages with education, job training, employment and other services intended to break the cycle of homelessness and poverty. The LRA's approval is conditioned upon the same conditions for transfer as are discussed with the LRA's approval of the transitionary units for the Salvation Army. e FamiKes Forward (formerly Irvine Temporary Housing (14 family units): Families Forward h-vine Tcrc, porai~- llo~sing (TI'II) requested 13 transitional housing opportunities for homeless families. The LRA recommended approval of their use of 14 units to be located in one 6-plex, and two 4-plexes. Units are to be dispersed in the Southeast Housing Area at MCAS Tustin (City of Irvine). Irvine housing currently owns and operates several similar facilities in the City of Irvine. The organization is fiscally and organizationally sound and has shown that they are capable of operating these additional facilities at this time. Although not currently anticipated to be linked to service opportunities proposed for MCAS Tustin, iT-H-Families Forwanfs program does provide educational, housing and vocational training opportunities to clients to ensure that the cycle of homelessness can be permanently ended and participants provided the tools to once again become contributing members of the community. Also, the proposal would fill a need "gap" identified by the City of Irvine's City of Tustin Page 2-44 MCAS Tustin Specific P/an/Reuse Plan ,~,..,.....~,.,n,~ September 1998 ~(JLULJ~I I Chapter 2 · Plan Desc. ion in the Very Low to Moderate income category, 40'% or 6% of the total number of existing units would be retained within the very low income category. For newly constructed units, in other new residential neighborhoods proposed in the Reuse Plan specific affordability housing .requirements would be established at the time of development project approval to ensure conformity with the Housing Element of the City:s General Plan and any provisions of California Community Redevelopment Law (in the event a Redevelopment Project Area is created). With transfer recommended of two child care facilities to the City of Tustin, opportunities will be provided for access for all to main-stream child care facilities on the base and in Irvine (on park site), including early child care and education programs, Head Start, etc. Adult education and training opportunities on-base will be provided at a new Learning Village campus proposed by the Saddtebaek-South Orange County Community College District in cooperation wit,h D. Homeless Service Provider Requests Denied In considering homeless service provider requests, the Housing and State and Local Sub-Committee considered and recommended denial to the Base Closure Task Force of a number of applications based upon their failure to meet one or more of articulated evaluation criteria discussed in Subsection 2.3.4. The specific reasons for denial for these homeless provider requests are identified in Appendix B. Organization Request Califomia Paralyzed Veterans Jamboree Housing Orange County Housing Corporation SBC Community Homeless Coalition Veterans Charities of Orange County Society of St. Vincent de Paul Orange County Development Council Permanent housing - 100 single family units Transitional housing, affordable renting housing, market rate rental and for-sale housing - 600 units "Bridge Housing"- 30 units Transitional housing - 22 units Transitional housing - 192 barrack units Food distribution Food distribution City of Tustin Page 2-46 MCAS Tustin Specific Plan~Reuse Plan ~'~"~- September 1998 YON KAPMAN AV~. TU~RN RANCH RD. SCRR~/OCTA 'RA Lt:.'ROAO AVE Chapter Plen Description REST CONNECTOR- SRNT;~ ANA/S~.NT'A':FE CHANNEL. (FI O) Circulation Plan %. ¢'UTURE: TUST'I N CC~IMU.T-F_R ~ RAIL STA'[ION SITE --~ EX VAEENCfA NORTH LOOP RD EAST CONNECTOR AVE. EXIST WAI:UsIER AVE VAL-ENC SOUTH ~KWY 8-Lane Major Aderial 6-Lane Major Arterial Primary Arterial Secondary Arterial Local Collector Street Local Street Existing Bus Stops/Turnout Proposed Bus Stops O" EX J ST I O This is o graphic re~esentation of o planning/engineering concept. Final design sdutions (location and sizing) will be proposed and reviewed as part of subsequent approvals needed by the respective agency with jurisdiction. 8 THE PLANNING CENTER I II Fr~Jq Proposed Bus Turnouts FO-i Existing or Proposed Signals ~ Grade Separated or Interchange ~ Interchange/Overpass  B ase Boundary ~ Specific Plan Boundary ~ Irvine/Tusfln Boundary * Base boundary along the Santa Ana/ Santa Fe Channel is along the north side of the channel between Edinger and the Channel. MARBLE I~dJ~TAI'N.. Not To Scale I:l~/ll=! MCAS Tustin Specific Plan~Reuse Plan City of Tustin Figure 2-5 WEST SCRRA/OCTA RAILROAD AVE SANTA ANA/SANTA FE CHANNEL (FIO) "1 Chapter Plen Description Regional Bikeway/Trail Concept Plan FUTURE TUSTIN COMMUTER RAIL STATION SITE .... ~ m ~m~ mm m~m EAST CONNECTOR- VALENCIA AVE AVE WARNER AVE BARRANCA PKWY Class I- Existing. 0 Class I- Proposed OCE,%~- OC.-~ F ~--t~ class I - Existing Tustin CIQSS I - Proposed Tustin Class II- Existing ~ Class II- Existing Tustin Class II - Proposed Tus~n This is o grophic representation of o planning/engineering concept, Final aesign solutions (location and sizing) will I~ proposed and reviewed os part of subsequent approvals needed by tl~e respective ogency with iurisdk:tk)n. 8.THE PLANNING CENTER ~ Class II- Existing Irvine [~ Class II - Proposed Irvine ~3 County Route Number  E TC Transition Area/Grade Separated Interchange ~ Interchange/Overpass ~ Base Boundary ~ Specific Plan Boundary ~ Irvine/l'ustin Boundary Base boundary along the Santa Aha / Santa Fe Channel is along the north side of the channel between Edinger and the Channel. Not To Scale MCAS Tustin SpeCific Plan/Reuse Plan City of Tustin Figure 2-6 SCRRA/OCTA RAILRWAY EDINCER ~VE SANTA ANA/SANTA FE CHANNEL (FIO) z Chapte · Plan Description Domestic Water Plan EXIST. 12' WTR. (IRWD) v£ VALENCIA AVE . 78' (~D) - EXIST. 18' WTR. (NAVY) WARNER AVE BARRANCA EXIST. 54' WTR. WELL LINE (lEWD! FY, WY Proposed Roadway ~ Existing Domestic Water Mains to Remain ~ Proposed Domestic Water Backbone I 0 ) Connection Point JZ.--~ Base Boundary -~-&-j Specific Plan Boundary ~ Irvineflustin Boundary Base boundary along the Santa Ana I Santa Fe Channel is along the north side al Ihe channel belween Edinger and Ihe Cl~annel. 8THE PLANNING CENTER EXIST. 12' WTR. IRWD) II /t /I /! Not To Scale MCAS Tustin Specific Plan/Reuse Plan City of Tustin Figure 2-7 Chapter 2 · Plan Description Recl ..,,ed Water Plan SCRRA/OCTA RAILROAD EDINCl SANTA ANA/SANTA FE CHANNEL (FIO) z ', 1 VALENCIA AVE I AVE ~ARRANCA PKWY · EXIST. '16' RECLAIMED EXIST. 20' RECLAIMED Existing Features Proposed Roadway : Existing Reclaimed Water Proposed Reclaimed Water New IRWD Well Site [Exact Location to be Negotiated) Bose Boundary Specific Plan Boundary Irvine/'rustin Boundary * Base boundary along Ihe Santa Ana/ Sanla Fe Channel is along the north side ol the channel between Edinger and the Channel. This is 0 grophic represenlolion o! o plonning/engi ..neering concel:)l FinoI clesign sotufions (Iocolion ancl sizing) ,.viii De. ~oPos-,:~"J oncl reviewed os I:x3~ of suDseQuen! opp~ovob n__~t~3 Dy lhe [esceclive ogency ,.viii3 juriscficlion. 84.)THE PLANNING CENTER . Not To Scale I|1~111=! MCAS Tustin Specific Plan~Reuse Plan City of Tustin Figure 2-8 SCRRA/OCIA RA I LROAD EDINGER AVE SANTA ANA/SANIA FE CHANNEL' (FIO} VALENCIA AVE 2 EXISTING I PROPOSED S. (CSD-7) Chapter 2 · Plan Description S,...,itary Sewer Plan \' S* S, S.S. AV ~o' s.s.-% 7'6s-hh WARNER AVE 18' S. BARRANCA PKWY ~ Proposed Roadway J;~";j Existing Sewer J'~'-'l Proposed Sewer ['~i Direciion of Flow [- - ---~ Base Boundary ~-'~l Specific Plan Boundary ~ Irvine/Tusfin Boundary * Base boundary along the Santa Ana/ Santa Fe Channel is along Ihe north side of the channel between Edinger and the .Channel. 32' ~8' S.S. II' /t /! !1 PROPOSEI LIFT- STATION ~4_445. XIST. 45' S.S. (IRWD) "[his is o graphic represenlolion of o icx'onning_lengineering concepL Final clesi.on solulions (Io:olion or'r3 sizing_) will De. ~ODOS_~:i oncl ~evieweo os pon of subseClL.~.nl approvals neeOecl by Ihe respec._l~e agency wilh iuflscliClion. THE PLANNING CENTER Not To Scale m'l-_ i ~ ii il :! MCAS Tustin Specific Plan/Reuse Plan City of Tustin Figure 2-9 SCRRA/OC~ RAILROAD EDINGER AVE V&LENCIA AVE Chapter ? · Plan Description SANTA ANA/SANTA FE CHANNEL (FIO) CREMAIN) '1 Storm Drainage Facilities Plan /--48' 54' RCB MOFFEIT AVE WARNER AVE BARRANCA PKWY BARRANCA CHANNEL (FO9) (TO REI~,IN) ~ Proposed Roadway I~.-~----~Existing Storm Drain ~) Proposed Storm Drain  Direction of Flow [Z~ Base Boundary ~ Specific Plan Boundary ~j Irvine/Tustin Boundary * Base boundary along the Santa Ana/ Santa Fe Channel is along the norlh side al the channel between Edinger and the Channel. )ARRANCA CH~.NEL (FOg) PElERS CANYON (FOG) (TO REMAI EXISTING 72' RCP (TO REMAIN) NCIA CHANNEL (FOG 5OZ) (TO REI~AIN) This is o graphic repfesenlolion of a Dlonninglengi~fing co~epl. Final Oesign sa4uti~s {IccOlion anti s~ing] will ~ ~o~s~ onO re~ os ~n al sunkini op~ovo~s ~ ~ ~ ~es~live oge~ ~lh ju~icli~. 8THE PLANNING CENTER Not To Scale m'-'l~ii:! _ MCAS Tustin Specific Plan/Reuse Plan City of Tustin Figure 2-10 $CRRA/OCTA RllLROAD EDINGER XVE SAN'I'A ANA/$AN~'A FI[ CH~,NNFL (FIO) Chapter 2 · Plan Description ._.~ctricity System I I v£ VALENCIA ~VE MOFFETT AV ~ARNER ~VE B~RR~NCA PKWY i-,-I Proposed Roadway Existing Electricity Proposed Electricity Base Boundary Specific Plan Boundary Irvine/Tustin Boundary Base boundary along the Sanla Ana/ Sanla Fe Channel is along lhe norlh side of Ihe channel belween Edinger and Ihe Channel. II' /! /! II 'l This is o g~opnic fepresenlotion of o 131onninglengi _r~efing concepl. FinoI design $otulions IIocolion oncl sizing) will ~ DO!DOS_~Cl ond reviewed os I::)orl ol subSeCluenl opDovols ocjency wilh iulisdiclion. '~THE PLANNING CEKITER Not To Scale l|l~ii:! _ MCAS Tustin Specific Plan/Reuse Plan City of Tustin Figure 2-11 SCERA/OCTA RAILROAD EDINGER AVE EXISTING DIA. GAS (seco) SANTA ANA/SANTA FE CHANNEL (FIO) '1 Chapter ° · Plan Description Natural Gas Plan VALENCIA AVE NEW WARNER AVE BARRANCA PKWY ~ Proposed Roadway Existing Gas ~"-'--J Proposed Gas ~ Base Boundary ~Z-~j Specific Plan Boundary , ---~"~"~'~--J Irvine/l'ustin Boundary Base boundary along the Sanla Ana/ Santa Fe Channel is along the norlh side of Ihe channel be~een Edinger and tile Channel. III I III ~lS *s ~ graphic represenlolic.n oi o plonn~ngien.o~ ._r,~ellng cQr)ce.c,I Fir~.'ll aes~gn sc4ulrons (IcColiorl oi'qcI ~izmng) ;,~11 c~ DI'OC-C.s-~-O aha ~e~qeweci os ~rt ol suosequenl ODplOvOl$ ne.~o~-cI Dy ."~e oge~--y wllh lUllSCliCllOr). 8 THE PLANNING CENTER Not To Scale MCAS Tustin Specific Plan/Reuse Plan City of Tustin Figure 2-12 AILROAD ' EDfNGER AVE Chapter © · Plan Description $~NIA dNA/SANTA fE CHANNEL (FI0) 'Telephone Plan , VALENCIA ,~VE FElT ~V~ WARNER ~,VE PKWY ~ Proposed Roodwoy ~ "- i Existing Telephone i,,~:-~,o-,-~-~ Proposed Telephone ~''i Base Boundary I----~ Specific Plan Boundary Irvine/Tustin Boundary * Base boundary along the Sanla Aha / Santa Fe Channel is along the norlh side ol Ihe channel belween Edinger and Ihe Channel. /t /t /t /I II This is O grophiC rel~'esenlolion of o plonningYe~_3i..--'~'~-ting concepl. F~nal clesign sc4utions {tocolion oho s~zing) will ~ D~oDosecl oncl rewewed os porl of subseauenl oDprovol$ n-=? -D'D'3 Dy the tespec--live ogency wiln jutiscliclion. 8.THE PLANNING CENTER Not To Scale II-I I ~ II II :! MCAS Tustin Specific Plan/Reuse Plan City of Tustin Figure 2- ? 3 SCRRA/OCTt R&~LRO~D ED~NGER AVE 1 SiNTi iNA/SANTA FE CHANNEL Chapter ~ .~ Plan Description Cable Television Plan CATV F; B:'R NODE VALENCIA AVE MOFFETT AV AVE BARRANCA PKWY Proposed Roadway ~ Existing Cable Television i_._._..J Proposed Cable Television  Base Boundary F--J specific Plan Boundary J----- J Irvine/Tustin Boundary * Base boundary along the Sanla Ana/ Santa Fe Channel is along the north side of Ihe channel belween Edinger and the Channel. Il ii, Il it II Tu~ ~ Th~s is o graphic ~eDresenlolion of o Dlonning/engi~ling co~epL Final clesign soluhons Jl~olion and sizing) will be. ~oOOs_~:l oncl lev~eweO 05 pod of suDs=~ClUenJ approvals n_~_ ecl ~, lne ~especlive o~c~nc¥ wil~ lufisdiclion. 8 THE PLANNING CENTER Not To Scale ll:l~ll:! MCAS Tustin Specific Plan/Reuse Plan City of Tustin Figure 2-14 Chapter , P/an.Description North Loop Road, South Loop Road & Armstrong Avenue Streetscape - B' Informal placement of flowering deciduous trees (ie. Jacaranda trees) 8' meandering sidewalk (both~ si_d_e~)._fo~r_Ar_m_str_0_~g_A_ ve _n_ue _ · ' 5' meandering sidewalk (both sides) for North & South Loop Road Landscape '130' North,~ South Loop ~2./ ~ R.O.W. "30' Not,Ih & South L'bop Notes: 1) A sidewalk .easement and landscape rnalntenance agreement must be recorded .wh~e~ ~.~ewaiks occur outside of street right-of-way 2) A ~a~ ~oot sidewalk width is required when sidewalks extend to the curb at intersections '~4~ THE along major arterials PLANNING MCAS Tustin Specific Plan/Reuse Plan City of Tust/n Figure 2-23 Chapte? · Plan Description Armstrong Avenue Streetscape - A & West Connector Stre~tscape Turf, shrubs, and / or groundcover Informal placement of evergreen trees ' meandering sidewalk (both sides) Landscape 8THE PLANNING CENTER Notes: _ 1) A sidewalk easement and landscape maintenance agreement must be recorded whenl~s[dewalks occur outside of street right-of-way 2) /~t~ ~oot sidewalk width is required when sidewalks extend to the curb at intersections along major arterials MCAS Tustin Specific Plan/Reuse Plan City of Tustin Figure 2-24 Chapte~ , Plan Description East Connector Streetscape Turf, shrubs, and / or groundcover Informal placement of evergreen trees 5" meandering sidewalk (both sides~ Landsc~e setback ~ 9~ ..o.w. ~ PLANNING CENTER Notes: 1) A sidewalk easement and landscape maintenance agreement must be recorded wh_eo,~lewalks occur outside of street fight-of-way 2) ~~foot sidewalk width is required when sidewalks extend to the curb at intersections along major arterials MCAS Tustin Specific Plan/Reuse Plan City of Tustin Figure 2-25 Chapter~ , Plan Description Redhill Avenue Edge Streetscape B Northbound from .Barranca Parkway to Valencia Avenue Broad dome: C~7' 14' 72' 1/2 R.O.W. ' ~ Upright vertical tree* · -Yl '"-~~i broad dome tree 5' Meandedng sidewalk 'X~. ~.] .~.--J~j Class II bikeway ~ . ~._.~. ~~. ~.cr.~.~ ,.-. ~-~,, ..v ~ * Palm is an example only ** A sidewalk and landscape maintenance agreement must be recorded when sidewalks occur outside of street right-of-way. Notes: 1 ) Median can vary frOm 14' to 24' at certain locations to account for double left turn lanes at intersections 2) A nine foot sidewalk width is required when sidewalks extend to the curb at intersections along major arterials 3) Landscape setback is measured from curb face corresponding to ultimate right-of-way 8 THE PLANNING CENTER MCAS Tustin Specific Plan/Reuse Plan City of Tustin F/gum 2-30b Chapter' ~ Plan Description Edinger Avenue-Edge Streetscape C Jamboree Road to Harvard Avenue Small broad dome tree Upright vertical tree 9' meandering sidewalk * Class II bikeway Small broad dome tree . ~, UprightverticaJtree--~'f.~ ~ 9' sidewalk with --------~-~ \ tree well at intervals D'9/~ o "~'---,~., FL 8' L (varies)--'1-4, . 7'[ ~ 8' I~ 9' (varies) 61' to 51.66' . 51' 9' , (varies) 70' to 60.66' R.O.W. , 60' R.O.W. , ** , (North) (South) ~ 26'*** 30' '1 Landscape setback Landscape setback * Sidewalk may be at curb or meander ** A sidewalk and landscape maintenance agreement must be recorded when sidewalks occur outside of skeet right-of-way *** Based on existing development Notes: 1 ) Median can vary from 14" to 24' at certain locations to account for double left turn lanes at intersections 2] A nine foot sidewalk width is required when sidewalks extend to the curb at intersections along major arterials .)THE PLANNING CENTER MCAS Tustin Specific Plan~Reuse plan City of Tustin Figure 2-31c Chapter ,. Plan Description Barranca Parkway Edge Streetscape A Eastbound from Redhiil Avenue to Approx. 500' East of Von Karman Existing channel & proposed R.C. Box Small broad dome tree FL x~ ,,~.~~~Upright vertical tree J'a,C,un; /~~ ." 6' sidewalk Varies ~L 12' ~,~_ Existing median I. . Landscape setback City of Tustin .l,.,. City of Irvine · ['. , ! I 1) Median can vary from-1-~to-2~at certain locations to account for double left ~rn lanes at intersections. 2) A nine foot sidewalk width is required when sidewalks extend to the curb at intersections along major arterials. 3) Any placement of trees, str¥ctures or improvements within the OCFCD right-of-way would be subject to OCFCD approval. In the event thcrt perimeter trees are not permitted by OCFCD, the Cily moy require an alternative upright tree specimen as perimeter property treatment on private property immediately north of the OCFCD right-of-way to create a consistent landscape perimeter treatment. 4) Alternate sections may be authorized by the Tustin Public Works Department. 5) Sidewalks can be at curb or meander. A sidewalk and landscape maintenance agreement must be recorded if sidewalks or the Class I bike trail occur outside of the street right-of-way. 6) Landscaping shown is conceptual. The actual width of the landscaped setback is determined by Chapter 3 of the MCAS Tustin Specific Plan/Reuse Plan. PLANNING CENTER MCAS Tustin Specific Plan~Reuse Plan City of Tustin Figure 2-32a ChaPter Plan Description Barranca Parkway Edge Streetscape B Eastbound from Approx. 500' East of Von Karman Avenue to Jamboree Road Landscape setbacks= '~'I , '3'7' min't.  ~J City of Tustin _- City of Irvine ~ ! ~-0 '7 30' I ~.,~ Upright vertical tree Small broad dome tree- ~ .---,/;"/ ~ -' t ~.~,~~---12' curve l inca r. ~.~,'_~ ,,., '~' ~[~ class I bike trail ~~~/~L / 6'sidewalk Varies 12' 5' 6' ' ~l ~ ~ ] / 30,~ "min. ' , 7~- Existing median 30' L ! Notes: IV i ~ 1 ) Median can vary from -1~ to 24~ at certain locations to account for double left turn lanes crt intersections. 2) A nine foot sidewalk width is required when sidewalks extend to the curb at intersections along major arterials. 3) Alternate sections may be authorized by the Tustin Public Works Department. 4) Sidewalks can be at curb or meander. A sidewalk and landscape maintenance agreement must be recorded if sidewalks or the Class I bike trail occur outside of the street right-of-way. 5) Landscaping shown is conceptual. The actual width of the landscaped setback is determined by Chapter 3 of the MCAS Tustin Specific Plan/Reuse Plan. 8 THE PLANNING CENTER MCAS Tustin Specific Plan/Reuse Plan City of Tustin Figure 2-32b Chapter 2 · Plan Description B, 7, Private Street: Private streets will also be permitted and standards for their construction will be identified in the Plan. Private streets include existing streets serving existing developments as well as future streets for proposed development areas. Major and secondary arterial intersections should be designed to maximize capacity. Design features may include the need for additional right-of-way to accommodate dual left-hand-turn lanes and designated right-turn lanes. Lane geometry for the major intersections in the Specific Plan can be found in the Base Reuse Traffic Report, Appendixed to the EIS/EIR. In certain instances, it may be desirable to incorporate variations to the standard cross-sections for certain .roadways or sections of roadways to satisfy intersection capacity reqUirements, or create visual identity and landscaping opportunities. Such variations would be subject to approVal of the Tustin or Irvine City Engineer, as applicable. An off-center or non-symmetrical design may be appropriate where conditions are different on opposite sides of the highway, particularly with respect to such factors as the adjacent land uses, sidewalk and landscape treatment, parking lanes, utilities, and bikeways. The roadways of the Specific Plan are classified as follows and shown on the Circulation Plan (Figure 2-5). Specific Plan Roadways 1. Major Arterials - Eight Lanes a) Jamboree Road - Jamboree Road is classified as an eight-lane major arterial from the SCRRA/OCTA Railroad, north of Edinger Avenue, to Barranca Parkway. Jamboree Road, in this zone forms the transition area for the southerly terminus of the west leg of the Eastern Transportation Corridor (ETC). Current plans include construction of a grade- separated interchange at Edinger Avenue which is currently under construction ~- ~: -- L_. ~,~,~, , A uc~l~;u uy u~lvl.,-x arid & iutui~ gi-&d~ ~pa~tauuii at ~atioal~a ~att~way. Consistent with its character as the Transition Area for the west leg of the ETC, sidewalks and bicycle- lanes will be eliminated along this portion of the roadway. MCAS Tustin Specific P/an/Reuse Plan ~'~"~' ~ Septembe 1998 City of Tustin Page 2-61 Chapter 2 · Plan Description 2~ b) Redhill Avenue The long range plan for Redhill Avenue calls for the improvement of the roadway to eight lanes between Barranca Parkway and Valencia with Class II bicycle lanes as part of mitigation improvements for the Irvine Business Center (IBC) project in the City of Irvine. The City of Tustin will request a public conveyance along the east side of Redhill Avenue between intersections of typically 22 feet (this may vary depending upon the location of existing buildings and structures on the Base with reuse potential that would be impacted by the future right-of-way). Additional conveyances may be required at intersections to accommodate necessary improvements. c) Barranca Parkway Barranca Parkway is an existing six-lane facility. The City of Irvine General Plan calls for the widening of Barranca Parkway to an eight-lane facility adjacent to the base. It appears that sufficient right-of-way exists between existing street right-of-way and OCFCD right-of-way such that additional right-of-way will not be required to accommodate future widening from Redhill Avenue to Von Karman Avenue between intersections. However, additional right-of-way will need to be requested as a public conveyance of typically 24 feet to accommodate the widening from Von Karman Avenue to Jamboree Road and from Peter's Canyon Channel to Harvard Avenue. Additional conveyances may be required at intersections from Redhill Avenue to Jamboree to accommodate intersection improvements. Major Arterials - Six Lanes a) Tustin Ranch Road Tustin Ranch Road is classified as a major arterial from Edinger Avenue to Barranca Parkway, including an interchange at Edinger Avenue. There are eight six interchange alternatives under consideration by the MCAS Tustin Specific Plan/Reuse Plan ,A,.~. September 1998 City of Tustin Page 2-65 Chapter2 e'Plan Description b) c) City of Tustin including a double loop interchange, and an urban-arterial interchange. All current intersection alternatives are grade separated. The Circulation Plan also shows two alignments for Tustin Ranch Road from Valencia North Loop Road to Warner Avenue. The reason is due to the location of the existing southerly blimp hanger (Hanger #2). The final alignment of Tustin Ranch Road will be established once the disposition of the blimp hanger is determined. Warner Avenue Warner Avenue is classified as a major arterial facility with six lanes from Redhill Avenue to Valencia South Loop Road. There are two ali~ments currently being proposed for this segment of Warner Avenue. Similar to Tustin Ranch Road, the reason for the two alignments is the existing southerly blimp hanger. If the blimp hanger is removed, Warner Avenue can continue on a curvilinear alignment to Jamboree. If the blimp hanger remains in place, Warner Avenue will have to be aligned southerly to Tustin Ranch Road. This would not be the preferred alignment, since two intersections of Warner Avenue with Tustin Ranch Road would be created. Warner Avenue is classified as a primary arterial from Valencia South Loop Road to Harvard with four travel lanes and Class II bicycle lanes. Edinger Avenue The long range plan for Edinger Avenue calls for the improvement of the roadway to Major Arterial standards. The City of Tustin will request approximately six feet of right-of-way along the south side of Edinger Avenue from approximately 1,300 feet east of Redhill Avenue to approximately 2,400 feet west of Jamboree Road as a public conveyance. Additional conveyances may be required at intersections to accommodate necessary improvements. City of Tustin Page 2-66 MCAS Tustin Specific Plan/Reuse Plan '~""' September 1998 OC~uuo, 4nn~, aau Chapter 2 · Plan Description e 0 Primary Arterial a) Warner Avenue Warner Avenue is classified as a Primary Arterial from Valencia South Loop Road to Harvard Avenue with four travel lanes and Class II bicycle lanes. b) Harvard Avenue Harvard Avenue is classified as a Primary Arterial from Edinger Avenue to Barranca Parkway. It is anticipated that the site may need to dedicate right-of- way to accommodate the widening of intersecting streets and an additional five feet along the west side of Harvard Avenue within the City of Tustin to accommodate sidewalks. Secondary Arterial a) Valencia North and South Loop Road Valencia North and South Loop Road is classified as a Secondary Arterial with two travel lanes in each direction and Class II bike lanes. Valencia North Loop Road starts at Redhill Avenue and extends to Warner Avenue. South Loop Road extends from Warner Avenue to Armstrong Avenue. b) Armstrong Avenue Armstrong Avenue is classified as a Secondary Arterial with two travel lanes in each direction and Class II bike lanes from Barranca Parkway to Valencia North Loop Road. c) West Connector The West Connector is classified as a Secondary Arterial with two travel lanes in each direction and Class 11 bike lanes from Edinger Avenue to Valencia North Loop Road. The West Connector is the roadway located west of Tustin Ranch Road. MCAS Tustin Specific Plan/Reuse Plan ~tobe~ September 1998 City of Tustin Page 2-67 Chapter 2 · Plan Description 5, ) d) Harvard Avenue Harvard Avenue is classified as a Secondary Arterial from Edinger to the railroad right-of-way. e) East Connector The East Connector is proposed to be classified as a Secondary Arterial with two travel lanes in each direction and Class II bike lanes from Edinger Avenue to Valencia North Loop Road. The East Connector is the roadway located East of Tustin Ranch Road. Local Collector a) Moffett Avenue Moffett Avenue is classified as a Local Collector Street with two travel lanes (one in each direction) and sidewalks from Harvard Avenue to Valencia North Loop Road. b) Marble Mountain Road Marble Mountain Road is an existing local street that has an existing right-of-way width of 60 feet with 2 travel lanes (one in each direction) and sidewalks. It is the City of Irvine's intention to widen the existing right-of-way to local collector standards. The street provides access to the existing base housing (south of Warner Avenue and between Peters Canyon Channel and Harvard Avenue) and will also provide access to the future neighborhood park and school. Local Street a) Landsdowne Road and Severyns Road Landsdowne Road and Severyns Road are existing streets that will be improved to Public Street standards that will connect to Valencia North and South Loop Road and will provide access to the Learning Village, the Community Park, future housing, as well as the existing base housing (Tustin Villas neighborhood). City of Tustin Page 2-68 MCAS Tustin Specific Plan/Reuse Plan '~'~""' ~'~ September 1998 Chapter 2 · Plan Description The fight-of-way width will be 60 feet which includes two travel lanes (one in each direction) and sidewalks. b) Other Potential Local Streets Although not shown on Figure 2-5, the City of Irvine may desire the installation of a local street connecting Warner Avenue with the City of Irvine neighborhood located north of Warner Avenue, if feasible. Arterial Right-of-Way Dedication a) Redhill Avenue The long range plan for Redhill Avenue calls for the improvement of the roadway to eight lanes between Barranca and Valencia with Class II bicycle lanes. The base will be required to dedicate typically 22 feet of right-of-way along the east side of Redhill Avenue. b) Edinger Avenue The long range plan for Edinger Avenue calls for the improvement of the roadway to six lanes. The base will be required to dedicate typically six feet of fight- of-way along the south side of Edinger Avenue. c) Jamboree Road Jamboree is an existing six lane facility bisecting the Plan area, and will ultimately be widened to eight lanes. There are two major projects that will be required along this section of roadway. An urban interchange is under design-construction at MCAS Tustin Specific P/an/Reuse Plan '~'"~' ~'~ September 1998 City of Tustin Page 2-69 Chapter 2 · Plan Description 8~ Edinger Avenue and the widening of Ja~nboree Road between Moffett and Barranca is currently being designed by TCA. a ~,~,~,~,~~' ......... Pza-kway. The base will be required to dedicate any necessary right-of-way for these projects, as well as accommodate the right-of-way needed, if any, for expansion to an eight lane facility. d) Barranca Parkway Barranca Parkway is an existing six lane facility which will be an eight lane facility adjacent to the base. The north side of Barranca Parkway will need to be improved 'including improvement of the Barranca Channel. The base will be required to dedicate any required right-of-way to accommodate the improvements. e) Harvard Avenue Harvard Avenue is an existing four lane facility which will need spot widening and improvements along the west side. The base will be required to dedicate any required right-of-way necessary to accommodate the improvements. Private Street Standards The following private street standards are applicable within the City of Tustin. Within Irvine, the City of Irvine's roadway standards shall apply. a) Private Streets Private streets for attached and detached residential dwellings with no parallel parking within the travel way shall have a minimum paved width of 28 feet. Private streets for attached and detached dwellings where on-street parallel parking will be limited to one side only shall have a minimum paved width of 32 feet. City of Tustin Page 2-70 MCAS Tustin Specific P/an/Reuse Plan '~'~'"' ~nn~ $eptembe 1998 Chapter 2 · Plan Description 2.6 RECREATIONAL BIKEWAY/TRAIL CONCEPT PLAN The Recreational Bikeway/Frail Concept Plan provides an opportunity to complete vital links necessary for a comprehensive regional system as well as improved local system. There are three planning agencies involved in the implementation and maintenance of the bikeway/trail system for the Plan and adjacent areas: the City of Tustin, Orange County "---: ........ ' .L.~II V Ii UIIIIZCll LCI..I ~,,,m,~,,~l,~ ~,,~y ~,~l.~,,~] Public FaciEties and Resources Department (PFRD), and the City of h'vine. Each of these agencies have developed their own recreational bikeway and trail master plan to efficiently move cyclists within the respective communities served. Ongoing interagency coordination will be required to address the issues associated with bikeway and trail implementation. The Recreational Bikeway/Trail Concept Plan calls for Class II (on-road) bikeways on each of the Specific Plan roadways, as shown in Figure 2-6 The Class Il' system will provide a valuable link to the overall regional system as well as ensure bicycle linkages between uses within the Plan. The Class 11 bikeway standards are consistent with the City of Tustin General Plan, and are shown in Table 2-4 below. In addition to bikeways, development of non- residential land uses may involve the provision of bicycle facilities, where appropriate, in accordance with the City's Transportation Demand Management (TDM) Ordinance. These facilities may include bicycle racks or parking facilities, and shower and locker room facilities. The Recreation Bikeway/Frail Concept Plan links to adjacent on- and off- road bikeways/trails as identified in Figure 2-6. These facilities are part of a local and regional network planned by the City of Tustin, County of Orange and City of Irvine. 2.6.1 City of Tustin Bikeways The Tustin General Plan dated February 1994, proposes three Class 11 bikeways in the immediate Plan area, one facility on Valencia Avenue from Redhill Avenue to Newport Avenue, extension of the Edinger Avenue bikeway from Redhill Avenue to Newport Avenue, and Tustin Ranch Road bikeway from Walnut Avenue to Edinger Avenue. In addition, the General Plan follows the County's Master Plan for a proposed Class II bike route on Redhill Avenue and a Class I bikeway/trail on Barranca ParkWay. The Plan also proposes to remove the existing Class II on Jamboree Road north of Edinger Avenue to just south of 1-5. This is consistent with the County Master Plan of Commuter Bikeways and the immediate plans to upgrade this roadway to an eight-lane highway by the MCAS Tustin Specific Plan/Reuse Plan "'-'~"~- '~'~'~ Sept ,.,~,, ....... ~, ember 1998 City of Tustin Page 2-77 Chapter 2 · Plan Description Route 53: Connect the Class II bikeway on Redhill Avenue at Barranca Parkway to Bryan Avenue. Route 64: Connect the Class II bikeway on Von Karman Avenue/Tustin Ranch Road at Barranca Parkway to Walnut Avenue. Route 40: Develop a Regional Riding/Hiking and Bicycle Trail along Peters Canyon Wash. Grade separated trail crossings would be expected for this route at each arterial crossing for the Class I bikeway and Regional Riding/Hiking Trail. Route 60: Connect to Route 40 by extending Route 60's Class I facility to Peters Canyon Wash along Southern California Regional Rail Authority (SCRRA) Railroad right-of-way. Route 58: Develop a Class I trail along Barranca Parkway in coordination with the Cities of Tustin and Irvine. The Class I trail will connect the trail system on Barranca Parkway with San Diego Creek Channel trail. In addition, OCEMA OCPFRD is working with Orange County Transportation Authority (OCTA) to develop a proposed Master Plan of Countywide Commuter Bikeways. Generally, this plan is centered on developing and refining a comprehensive commuter-oriented bikeway system. OCTA is currently circulating a draft of this plan to the cities for review. It is both the City of Tustin's and City of Irvine's positions that they will not provide funding for riding and hiking trail improvements. Tustin and Irvine will instead concentrate on bikeway and pedestrian trails due to the fact such trails will have significantly greater use than riding and hiking trails. 2.6.3 City of Irvine Bikeways The City of Irvine's existing Class II bikeway network is fully developed in the immediate area of the Plan. However, Warner Avenue and Moffett Avenue east of Harvard Avenue have the potential to add to the Class II system. A proposed Regional Trail along Peters Canyon Wash as well as portions of the base bikeways and trails located within the City of Irvine are dependent upon the availability of funding. MCAS Tustin Specific Plan/Reuse Plan October ~, ~,'~"~ September 1998 City of Tustin Page 2-81 Chapter 2 · Plan Description facilities, as well as passive open space areas. Ancillary structures, such as restrooms, will also be permitted. Pedestrian and bicycle access will also be provided to surrounding residential areas. The parks in Tustin are estimated on the Land Use Plan Summary as five (5) acres each. The minimum neighborhood park size is three (3) acres per City of Tustin standards. The final location, size, and configuration will be determined prior to final subdivision map approval. The neighborhood park in the City of Irvine will be located adjacent to a planned elementary (K-8) grade School, in the southeastern comer of the Plan. The park may contain active recreation facilities, similar to those described above for the Tustin parks and may also include child care facilities. Pedestrian and bicycle access to surrounding residential areas will also be provided. The park is estimated on the Land Use Plan as eight acres in size. 2.7.2 Community Park The Specific Plan provides for a ~5-24.1 acre community park located in the northwestern portion of the Plan area, adjacent to housing, the Learning ~fillage, and a proposed elementary school site. The community park will be owned, operated and maintained by the City of Tustin. The park will include the reuse of many existing recreation facilities, particularly ballfields. Upon completion, the community park will contain a wide range of recreational facilities including softball, football, soccer, tennis, basketball, racquetball, and volleyball facilities. The park will also contain picnic areas, community center buildings, multi-purpose moms, and supporting uses. The community park is intended to serve an approximate population of 10,000 residents, which will include the Plan area as well as a significant number of households in the southern and western portions of Tustin. 2.7.3 Urban Regional Park A si~ificant open space and cultural amenity within the Plan will be an 84.5 acre urban regional park to be owned, operated and maintained by the County of Orange, Harbors, Beaches and Parks. If financially feasible to preserve, the landmark wooden blimp hanger will be the focal point of the park. The hangar is listed on the National Register of Historic Buildings and measures 1,088 feet in length, 297 feet in width, and 178 feet in height. The federal Section 106 process requires consultation with the State Office of Historic Preservation to establish mitigation measures, including the possibility of providing an interpretive center in the park, if the hangar is not retained. In either event, the park will have an historic emphasis overall, and include MCAS Tustin Specific Plan/Reuse Plan ~ September 1998 City of Tustin Page 2-83 Chapter 2 · Plan Description outdoor recreation and the adaptive reuse of a number of existing buildings. The park is in close proximity to the community park and is situated to support and complement other adjacent proposed uses. The park may also contain general purpose turf areas, extensive tree forestation, ballfields, meandering paths for walking and bicycling, tot lots, courts for basketball, volleyball, and tennis and commercial recreational uses and concessions. Existing buildings within the park site will be reused to provide park programs, recreational classes, training, educational and interpretive programs, park maintenance/administration, park ranger office, snack bar, children's playhouse, and garage facility. 2.7.4 Golf Course The Specific Plan/Reuse Plan will include an 18-hole publicly accessible golf course as part of the Golf Village. Located in the northern quadrant of the Plan area, the golf course will be the focus of a master planned development that will include new residential enclaves and a tourist and business-serving hotel complex. It is anticipated that the golf course would be developed and owned by a private operator and may include a driving range, golf school, and club house. The golf course should also be designed to provide view windows from adjacent roadways and trails. 2.8 SCHOOLS Four school sites are reserved on the Land Use Plan to accommodate the student population growth estimated by the affected school districts in Tustin and Irvine. The location, size, and configuration on the Land Use Plan is generalized. The actual school sites will be determined when the land is conveyed to the school districts by the Department of the Navy or LRA (in the event of an Economic Development Conveyance). Within the Tustin Unified School District, two 10-acre elementary schools (K-6) and one 40-acre high school are planned. Within the Irvine Unified School District, a 20-acre elementary school (K-8) is planned at the comer of Barranca Parkway and Harvard Avenue. If any school shown on the Land Use Plan is not needed or if the site acreage allocated is less than the amount used for the school, then the unused acreage will be reallocated to the underlying designation, as specified in the Statistical Analysis. Should an acreage adjustment occur, the maximum number of dwelling units or City of Tustin Page 2-84 MCAS Tustin Specific P/an/Reuse Plan "~'~' ~""~ September 1998 Chapter 2 · Plan Description maximum square footage identified for the affected Planning Area would remain the same. 2.9 DOMESTIC WATER PLAN The domestic water concept plan (Figure 2-7) was developed in consultation with The Irvine Ranch Water District (IRWD). IRWD is the jurisdictional agency responsible for providing domestic (potable) water service to the Plan. IRWD currently supplies domestic water to the base through a nQrth-south 16-inch pipeline in the center of the base. IRWD recommends abandoning the existing military water mains and providing service connections to developments through a new backbone system and from existing water mains in adjacent roadways. Distribution systems already in place in existing housing areas will be connected to the proposed backbone system as private facilities unless the existing lines are accepted by IRWD. Acceptance will be based on pipe condition, location, and compliance with IRWD standards. Should the existing water supply system for the base housing area south of Edinger Avenue not be accepted, the development may need to consider construction of new lines in Landsdowne Road and Severyns Road, since difficulties may ensue if repair of a private water line located beneath public streets is required. The proposed system will serve areas west of Peters Canyon Channel and will utilize Valencia Loop Road as the backbone of the loop system. The proposed backbone domestic water system is shown in Figure 2-7 and is based upon design recommendations proposed in the IRWD Water Resources Master Plan. The Master Plan recommends that pipe systems follow a loop pattern and provide service areas with multiple sources of supply. These recommendations provide operational flexibility that will prevent loss of service to an area should a source or pipeline fail. The proposed domestic water system adheres to both of these recommendations. MCAS Tustin Specific P/an/Reuse Plan '~'"""' ~ Sept ~,~,~,~,o, , ~, ember 1998 City of Tustin Page 2-85 Chapter 2 · Plan Description Water will be acquired from the following three sources: The 54-inch IRWD Barranca Well Line through a tie-in at Von Karman Avenue and Barranca Parkway. An existing 12-inch IRWD line along Harvard Avenue through a tie-in at Moffett Avenue. The 18-inch Navy High Pressure Line through a connection at OC-58, located east of the intersection of Warner Avenue and Redhill Avenue, and at the intersection of Armstrong Avenue and Warner Avenue. Parcels located east of Peters Canyon Channel will acquire water service from the Harvard Avenue water main. The 42-inch diameter line will serve as the backbone domestic water conveyance system. No new backbone lines are proposed for parcels in this area. i1, iS aaau,,,cu al, mia tiF£1C mat ul~ CXiStiiig i~avy lll~ii Pi-CSSi.ii-~ T : ..... :,, 1.~111~' VV 111 ..... _'___'_ __1___ fl __..'11 L 31ling 11, lCllltallilll-}Yldl,~G Will U¢ t,,~UIIL~UII¢U WlLIIIII P opos d d I p ---J ....'--"-- ' J. vi~,...F,_o l.~l iuiu. i- ~ C-v'C 0 ii-iCiit$ --'-"' xlccu cod~c LXIC, eaSel-l-iCi-it ii-itC, k~UII31UClta1,1UIi UUIIIi[ }YllJ. lllllll[ UI llltl~ U¢~tl 1,11¢ COSt I¢IUk.~iJ. LIIi[ 1.1113 lille. Pipe sizes were calculated by IRWD based on demands, water pressure requirements, flow velocity criteria, and the fire-flow specifications of the Orange County Fire Authority. Surveys and more specific knowledge of the land uses will be required to determine the network's final pipe sizes. In addition, further studies must be conducted by IRWD to determine whether development of the site will require the purchase of additional water rights. This will require the development of a Subarea Master Plan by IRWD. IRWD already has property and easement rights at MCAS Tustin along Redhill Avenue to construct water wells and convey the well water to its distribution system. IRWD has also proposed to exchange its existing rights along Redhill Avenue, including four existing abandoned wells (TIC6, TIC100, 29HI, and TIC93), for four new well sites along Barranca Parkway and an existing well site presently leased to Osumi farms. It is being recommended that the new well sites be delineated and dedicated during the concept and/or development project approval stage to ensure that they are compatibly located within future land uses. A final decision on water line locations and sizing shall be determined and approved by IRWD and Tustin and Irvine City Engineer's, as applicable. City of Tustin Page 2-88 MCAS Tustin Specific P/an/Reuse Plan O,.,,,.,,.,~, 129~ September 1998 Chapter 2 · Plan Description determine whether development of the site will require the purchase of additional water rights. This will require the development of a Subarea Master Plan by IRWD after the Specific Plan has been adopted. The Subarea Master Plan will be funded by future connection fees and property taxes. IRWD has .expressed interest in giving up ownership of existing well properties on the northwest side of the site at Redhill Avenue in exchange for new well sites near the site's southern border. Well sites are shown in Figure 2-8 for completeness only. Actual .sites will need to be negotiated between IRWD and the development. The exchange would provide an opportunity to develop these sites and integrate the new sites into the planned business areas. The new well sites will be used during peak periods to provide reclaimed water. 2.11 SANITARY SEWER PLAN The Irvine Ranch Water District (IRWD) and Orange County Sanitation District #7 (CSD-7) are the jurisdictional agencies responsible for providing plan approval and sewer service to the Plan area. The IRWD and San District fi7 have agreed to allow the IRWD to be the sole responsible agency for provision of sewer service for the redevelopment of the base. ~IRWD recommends abandoning the existing sewer mains and providing service to developments from connections through a new backbone system. Conveyance systems already in place in existing housing areas will be connected to the proposed backbone system and considered private facilities, unless the existing lines are accepted by CSD-7 and IRWD. Acceptance will be based on pipe condition, location, and compliance with ~IRWD standards. Should the existing sanitary sewer system for the base housing area south of Edinger Avenue not be accepted, the development may need to consider construction of new lines in Landsdowne Road and Severyns Road, since difficulties may ensue if repair of a private sewer line located beneath a public street is required. The proposed sanitary sewer needs of the site will be met by IRWD-am:} CSD-7. Conceptual plans for sewage conveyance backbone system from the site were prepared in coordination with IRWD-m'd-C-SE~7. The site's existing toPography favors sewer flow towards the southeast, therefore it may not be possible to take sewage flow northerly to the existing 24-inch sewer main in Edinger Avenue. The proposed sewer system, shown City of Tustin Page 2-92 MCAS Tustin Specific Plan/Reuse Plan '~"'"~"' ~'~ Sept ,.,~,...,,.,~., ,o~,., ember 1998 Chapter 2 · Plan Description Canyon Channel will discharge through this system. For the purposes of this study, flow towards the north or to the west by gravity are assumed to not be feasible. Sewage will be conveyed to either the 45-inch IRWD Harvard Avenue main, a proposed CSD-7 sewer in Redhill Avenue, or possibly through a new trunk system in Jamboree Road between Barranca Parkway and Main Street. Future studies, requiring accurate survey data and coordination with br~ C-St34-and-IRWD, will be required to determine how much sewage each district will accept, final tie-in points, and each agency's maintenance responsibilities. Parcels located east of Peters Canyon Channel will be serviced by the existing 45-inch diameter IRWD main located in Harvard Avenue. The Harvard main will serve as the backbone system for these areas; therefore, no additional backbone sewer infrastructure is necessary for new developments. However, it will be necessary to install new sewer pipe and a lift station to transport sewage from the existing developments located east of Peters Canyon Channel to the Harvard Avenue main. The proposed pipe will run south along Peters Canyon Channel from the existing sewer siphon just north of Warner Avenue to Warner Avenue where it will turn east until it makes a connection with the Harvard Avenue main via a lift-station. 2.12 STORM DRAINAGE PLAN The proposed storm drain system was designed based on a 25-year return frequency storm. The Orange County Hydrology Manual, Rational Method was used to determine the peak runoffs. The major backbone storm drain facilities within the site have been identified on Figure 2-10. The proposed backbone system is anticipated to provide a means for eliminating those areas on the site which are within the 100-year flood plain. Final hydraulic analyses will be required to assure that all building sites conform to the City of Tustin or Irvine requirements for development within flood prone zones, as applicable. The backbone system will follow the alignments of the major arterial roadways, such as Armstrong Avenue, Valencia North and South Loop Road, Tustin Ranch Road, and Warner Avenue. Utilizing the existing storm drain system on the base was not considered a practical alternative. For the most part these pipes are undersized and will not serve the intended purpose. Utilizing the existing off-site storm drain systems was City of Tustin Page 2-96 MCAS Tustin Specific Plan/Reuse Plan '~'~"-- ~'~'~ September 1998 Chapter 2 · Plan Description 2.13 ELECTRICITY Southern Califomia Edison (SCE) is the jurisdictional agency currently responsible for providing electricity service to the Plan area. However, base closure law and recent utility deregulation permits provision of electrical service through the local government or through a third party provider (not necessarily SCE). The site is presently served by four substations (Chestnut, Bryan, Estrella & Johanna) located off-site. The service is provided by a network of overhead and underground electrical lines. These lines will be removed and replaced with a new underground electrical system in the Plan's arterial right-of-ways to support the new land uses. The proposed electrical backbone system is shown in Figure 2-11 and was developed in coordination with SCE. It is estimated that 51,572 kVA would be required to support the proposed land uses. According to SCE, the existing substations have sufficient capacity to meet this demand. Therefore, construction of additional substations will not be required. According to SCE, it is anticipated that most non-housing area electrical facilities would need to be replaced. Major facilities are antiquated and may not be acceptable. Housing areas east of Peters Canyon Channel are currently served by a combination of master and individual meters. SCE may accept the existing facilities, but they claim that this is unlikely to occur. Existing facilities will probably need to be replaced and master metered units will need to be converted to individual metering. The new facilities will be integrated into the proposed roadway system in underground ducts and vaults. However, electrical facilities for the Tustin Villas (located south of Edinger Avenue) will remain in place, since they were only recently provided with upgraded SCE service and are already individually metered. The Tustin Villas are serviced from an underground SCE line along a portion of Edinger Avenue. City of Tustin Page 2-102 MCAS Tustin Specific P/an/Reuse Plan ~'~"~' ~ September 1998 Chapter 2 · Plan Description 2.14 NATURAL GAS The Southem Califomia Gas Company (SCGC) is the jurisdictional agency responsible for providing natural gas service to the Specific Plan area. However, base closure law and recent utility deregulation permits provision of gas service through the local government or through a third party provider (not necessarily SCGC). Presently, SCGC provides service to the site through gas lines located along Edinger Avenue, Redhill Avenue, Barranca Parkway, and Harvard Avenue. SCGC maintains the feeder lines on the perimeter of the base and provides natural gas service through master meters to military-owned gas lines on the project site. The military-owned lines are maintained by the military. SCGC recommends abandoning the existing natural gas mains along the base's perimeter and providing service connections to developments through a new backbone system. Distribution systems already in place in the existing housing areas will remain connected to their existing sources and will be considered private facilities, unless the existing lines are accepted by a utility provider. Acceptance will be based on pipe condition and the ability to meet current standards. The proposed natural gas system is shown in Figure 2-12. SCGC will be responsible for the construction and maintenance of all new facilities. The new facilities for the project site will be developed as a loop-piping system. The backbone pipe sizes on the site will range from four to eight inches in diameter, and total approximately 32,000 linear feet. Service main piping (three inches and under) is estimated at 25,000 linear feet. The proposed loop system will acquire natural gas from two sources: · An existing 4-inch diameter high-pressure main in Warner Avenue through a connection north of Construction Way and Warner Avenue. · The existing 4-inch medium-pressure line in Redhill Avenue through a tie-in at Valencia Avenue. A regulator station will be required at the Warner Avenue connection to "step down" the high-pressure gas to acceptable service levels. City of Tustin Page 2-106 MCAS Tustin Specific Plan~Reuse Plan ,~..,..,... ~,~,~ sePtemb ~,~,~,.,., , ~,~ er 1998 Chapter 2 · Plan Description 2.15 TELEPHONE Pacific Bell (PacBell) is the jurisdictional agency responsible for providing telephone service to the Specific Plan area. However, base closure law and recent utility deregulation permits provision of telecommunications service through the local government or through a third party provider (not necessarily PacBell). PacBell currently provides telephone service to the base through a wire center located on Irvine Center Drive in the City of Irvine. However, the existing telephone system on base property is owned and maintained by the military. This system does not meet current PacBell standards and will not be reused. The existing telephone system for the housing areas east of Jamboree Road and in the public right-of-way is owned by Pacific Bell and will continue to serve existing developments from the Irvine Center Drive wire center. The proposed telephone system is shown in Figure 2-13. New substructure will be constructed in the planned roadways west of Jamboree Road and will be served from an existing wire center at the intersection of Edinger Avenue and Redhill Avenue. It is highly desirable that the installation of fiber optic facilities coincide with the installation of basic telephone infrastructure. According to PacBell, the existing infrastructure serving areas east of Peters Canyon Channel appears to be capable of adequately supporting the proposed developments. 2.16 CABLE TELEVISION Dimension Cable Services (DCS) is the cable franchise responsible for providing cable television service to the entire Plan area. Cable television service is presently provided to limited areas on the project site by DCS. These areas include the existing housing east of Peters Canyon Channel, the Tustin Villas south of Edinger Avenue, and the existing barracks east of Redhill Avenue. Cable-TV service is provided to the areas east of Peters Canyon Channel via a fiber-optic main feeder along Harvard Avenue. The Tustin Villas and barracks are served through a connection with the Harvard Avenue feeder at the intersection of Harvard Avenue and Moffett Avenue. DCS will install cable-TV service to all new developments on the site. DCS will also be responsible for maintaining the existing and proposed facilities. The backbone cable system will be installed along the proposed roadways as shown in Figure 2-14~ City of Tustin Page 2-110 MCAS Tustin Specific Plan~Reuse Plan '~"'"~"' 199~ September 1998 C /2 a2 t e r Land Use and Development/Reuse Regulations PI_I R_ pos i= A_N~ Chapter 3 specifies the standards and regulations which will apply to new development, redevelopment and interim uses. Future review of concept plans, site plans, and subdivisions will assure that these standards are realized. Unless otherwise stated, provisions of this chapter apply to both new development and reuse of existing structures and facilities. Private developers and public agencies seeking to reuse facilities or develop new uses will be able to determine their development parameters and obligations by referring to this chapter. Understanding the rationale fOr the provisions of this chapter may also require reference to the Plan components described in Chapter 2. 3~2 LAND USE PLAN The Land Use Planning Area map (Figure 3-1) and accompanying' Land Use Statistical Analysis will regulate land use and development within the Specific Plan by defining appropriate locations for certain land uses and permitted development intensities. The Land Use Plan includes ,%urt¢¢n (I 4) thirteen(13) separate land use designations as described in Section 2.2.1. Each parcel within the Specific Plan has been assigned a specific land use. MCAS Tustin Specific Plan/Reuse Plan · -,_._L__ ~ Sept ~,~Lvu~ I:~,., ember 1998 City of Tustin Page 3-1 £DI AVE. LANDSDOWN.E ROAD VALENCIA AVE PA Chapter~ - Land USe and DeVelopme; "euse Regulations SC-RRA/OCTA RAILWAY LLIZ Land Use PI,anni~g Areas FUTURE TUSTtN COMMUTER__ I RAIL STATION. SITE ~ ~J. I 5 ROAD J! OR MOFFETT AVE WARNER AVE BA..RRANC/~ PKWY Z. ~ Planning Area Number ~ Base Boundary F'~--~i specific Plan Boundary J~ Irvine/Tustin Boundary Base boundary along the Santa Ana/ Santa Fe Channel is along the north side of the channel between Edinge. r and Ihe Channel. M I L I TARY O 1 / i I ----MARBLE MOUNTAIN ROAD This is o graphic rel:xesentation of a planning/engineering concept, Final design solutions (location and sizing) will be proposea and reviewed as par1 of subsequent approvals neeaea Dy the respective agency with jurisdiction. THE PLANNING CENTER Not To Scale MCAS Tustin Specific Plan~Reuse Plan City of Tustin Figure 3-1 Z Z Z Z rn Z Z Chapter ? Land Use and Developmer~'"euse Regulations 'SCRRA/OCTA.RAILWAY Neighborhoods AVE LAN[ ROAD VALENCIA AVE T/EH WARNER AVE ROAD HS: .. '. DR MOFFETT AVE B P'KWY' -~ i~,. J Neighborhood A - Learning Village Neighborhood B -Village Housing Neighborhood C - Regional Park Neighborhood D - Communily Core Neighborhood E - Employment Center Z M t L I T ARY Neighborhood F - Regionally-Oriented Commercial District Neighborhood G - Residential Core Neighborhood H - Irvine Residential neighborhood '/ / I / ~--MARBLE MOUNTAIN ROAD This is o graphic representation at a plannincj/engi."~ering concept. Final design solutions (loCation and sizing) will be ~'ooosed and reviewed as part of sul:::~,equent approvals neeae~_~ :W the respective agency with jurisdiction. 8THE PLANNING CENTER Not To Scale MCAS Tustin Specific Plan/Reuse Plan City of Tustin Figure 3-2 0 0 -t- O Z N Z Z 0 Z Z Z C~ n- O. Z Chapter $ · Land Use', elopment/Reuse Regulatior maximum limit on the number of ADT's generated from all non-residential uses within the Specific Plan and for each neighborhood. That limit is shown in Table 3-3, Trip Budget, which summarizes the square footage of non- residential uses alloCated to each neighborhood by Planning Area, and the associated ADT. Residential uses are shown for information only, but are'not part of the Trip Budget. This information is derived from Marine Co[Ps Air Station (MCAS) Tustin Specific Plan~Reuse Plan Traffic Study (MCAS Traffic Study), prepared by Austin-Foust Associates, Inc. Table 3-3 PLANNING AREA TRIP BUDGET~ Planning I I Residential/Parks Non-Residential Area No, Assumed Land Use Amount I ADTs Amount I ADTs2 r NEIGHBORHOOD A General Commercial 27,120 sf 1 Learning Village 1,385,531 sf i PA 1 Trip Budget Subtotal 2 Community Park 24.1 ac 3 Transitional Housing 192 du Neighborhood A Square Footage Total 1,412,651 sf Neighborhood A Trip Budget Total NEIGHBORHOOD B · 4 LDR (1-7 du/ac) 304 du 5 MDR (8-15 du/ac) . 621 du General Commercial 315,592 sf 7 PA 7 Trip Budget Total Neighborhood B Square Footage Total 315,592 Neighborhood B Trip Budget Total NEIGHBORHOOD C I Regional Park 84.5 ac 6 I General Commerical 57,500 sf Neighborhood C & PA 6 Trip Budget Total 57,500 sf Neighborhood C Trip Budget Total NEIGHBORHOOD D MHDR (16-25 du/ac) 891 du Office Park 1,81 5,360 sf 8 Industrial Park 1,633,830 sf Shopping Center 181,540 sf PA 8 Trip Budget Total Neighborhood D Square Footage Total 3,630,730 sf Neighborhood D Trip Budget Total NEIGHBORHOOD E :. ; : General Commercial 110,990 sf 9 Light Industrial 47,570 sf PA 9 Trip Budget Total 1 SF = Square Feet AC = Acres DU = Dwelling Units RM = Hotel Rooms 2 ADTs for land use types derived from Marine Corps Air Station (MCAS) Tustin Specific Plan/Reuse Plan Traffic Study (MCAS Traffic Studv~ nreDared bv Austin-Foust Associates. Inc.(to be provided orior to adootionl City of Tustin Page 3-18 MCAS Tustin Specific Plan/Reuse Plan "'"'~""' "'"'~ Septe bar 1998 C ter $ · Land Use DevelopJ. t/Reuse Regulations Table 3-3 PLANNING AREA TRIP BUDGET~ I Planning I I Residential/Parks Non-Residential Area No. Assumed Land Use Amount I ADTs Amount I ADTs= NEIGHBORHOOD E (COntinued) . ~ I Office Park 174,570 sf i Light Industrial 157,110 sf 10 General Commerical 17,460 sf PA 10 Trip Budget Total General Commercial 68,390 sf Office Park 615,505 sf 11 Industrial Park 683,890 sf PA 11 Trip Budget Total General Commercial 12,810 sf 12 General Office 115,260 sf PA 12 Trip Budget Total General Commercial 34,240 sf General Office 136,950 sf 13 Light Industrial 513,575 sf PA 13 Trip Budget Total General Commercial 42,340 sf General Office 338,720 sf 14 Light Industrial 465,750 sf PA 14 Trip Budget Total Neighborhood E Square Footage Total 3,535,130 sf Neighborhood E Trip Budget Total NEIGHBORHOOD F ~ :~ : !General Commercial 72,930 sf General Office 97,250 sf 16 Light Industrial 315,950 sf PA 16 Trip Budget Total Light Industrial 284,010 sf 17 PA 17 Trip Budget Total Military 40,850 sf 18 PA 18 Trip Budget Total Shopping Center 672,570 sf 19 PA 19 Trip Budget Total Neighborhood F Square Footage Total 1,483,560 sf Neighborhood F Trip Budget Total SF = Square Feet AC = Acres DU = Dwelling Units RM = Hotel Rooms 2 ADTs for land use types derived from Marine Corps Air Station (MCAS) Tustin Specific Plan/Reuse Plan Traffic Study (MCAS Traffic Study1 PrePared bv Austin-Foust Associates. Inc. ~to be r, rovided ~)rior to adootionl MCAS Tustin Specific Plan/Reuse Plan ~'~"~' ~'~'~ September 1998 City of Tustin Page 3-19 Chapter 3 · Land Use lopment/Reuse Regulatiom Table 3-3 PLANNING AREA TRIP BUDGET~ manningI Residential/Parks I N°n'Residential Area No. Assumed Land Use Amount I ADTs Amount I ADTs2 NEIGHBORHOOD G ~ LDR (1-7 du/ac) 272 du MDR (8-15 du/ac) 662 du General Commercial 62,730 sf 15 Hotel 500 rm Golf Course 159.3 ac PA 15 Trip Budget Total MHDR (16-25 du/ac) 588 du 20 General Commercial (by CUP) 23,000 sf PA 20 Trip Budget Total LDR (1-7 du/ac) - Tustin 711 21 LDR (1-7 du/ac) - Irine 150 PA 21 Trip Budget Total Neighborhood G Square Footage Total 85, 730 sf Neighborhood G Trip Budget Total NEIGHBORHOOD H Neighborhood H & PA 22 Trip Budget Total 1 SF = Square Feet AC = Acres DU = Dwelling Units RM = Hotel Rooms 2 ADTs for land use types derived from Marine Corps Air Station (MCAS) Tustin Specific Plan/Reuse Plan Traffic Study (MCAS Traffic Study) I~reoared bv Austin-Foust Associates. Inc. (to be orovided odor'to adootion} All Planning Areas are shown to account for the total ADT associated with developing the Specific Plan, but the trip budget applies only to non- residential uses. They are highlighted in Table 3-3. Square footage is derived from the total net acreage of the assumed land uses within a land desi~ation multiplied by the floor area ratio (FAR) assigned to the applicable, assumed land use type. The Community Development Department and Public Works Department shall maintain a current Trip Budget Tracking form depicting the maximum square footage of non-residential development in each neighborhood. The form shall specify the assumed square footage of commercial, office, institutional and other non-residential uses which have been assigned to each neighborhood. In addition, the form shall specify the amount of square footage approved for development with the equivalent ADTs assigned to a development, and amount of ADT's available for remaining development or available for transfer to another neighborhood. The information shall be further allocated to each Planning Area based on Table 3-3 for administration purposes only. The essential requirement is to document ADT status as it is impacted by each development project so that sufficient roadway capacity remains to accommodate later projects. City of Tustin Page 3-20 MCAS Tustin Specific Plan/Reuse Plan ,~,~.. ~ n~ Sept ~,~,v,,~, , ~ ember 1998 )hapter $ · Land Use Develo, iht/Reuse Regulations 3.3 NEIGHBORHOOD A 3.3.1 Introduction Neighborhood A is composed of Planning Areas 1, 2, and 3, as shown on the Statistical Analysis (Table 3-2) and on the Land Use Planning Areas map (Figure 3-1). The Learning Village (PA 1) is an educational environment consisting of a broad mix of public-serving uses. The Learning Village is comprised of subplanning areas 1-A through 1-E as shown on Figure 3-1. Tlhe Lca~--ning IT-'I1A__ :_~1.__1 ......... -'____,~_1_. I /' ~' ~_ _-1 ,~ · v liia~ l.~luu~ aFF~U.~lnl*,~ly llu.u aci-cs cubc -~ ....... Village" (PA I-A). The Village is already well defined by viaue of having ~en the co~u~ty suppo~ and ad~nistrative core of MCAS Tustin. It is expected that m~y of the existing buildings in the ~ing Village will provide reuse oppo~nities for education~ pu~oses. ~cluded within PA l- A is a 10 acre element~ school site proposed for the no,hem comer ~ong Redhill Avenue. The ~ing Village will ~so acco~odate 10 acres of a Law Enforcement Training Center (PA l-B), and a 4 acre Children's Bte~ediate Cme Shelter (PA l-C). The ~ing Village will include two child c~e hcilities (PA 1-D and E) proposed for reuse (Building Numbers 199 and 547). h addition, a more detailed description of these and other public-benefit uses is contained in Section 2.3 of the Specific Plan. The Community Park (PA 2) is located within the existing military recreational fields and facilities. It will contain sports fields and other community-level recreational opportunities to serve residents of the Specific Plan as well as residents to the north. The Transitional/Emergency Housing site (PA 3) would anticipate reuse of two existing barracks (Building Numbers 553 and 554) and accompanying parking areas for an emergency homeless shelter or transitional housing for single homeless persons. The regulations and guidelines have been' developed in response to issues raised at both the Neighborhood and Planning Area levels. The issues involve preserving the village character through new development and the reuse of courtyards, common greens, and pedestrian paths; screening and landscape design along roadways; creation of view corridors to the northern blimp hangar (if retained); and trail linkages to adjacent neighborhoods. MCAS Tustin Specific Plan/Reuse Plan '~'~' ~'~'~ September 1998 City of Tustin Page 3-29 $ · Land Use Develops, t/Reuse Regulations 3.3.4 Planning Area 3 - Transitional/Emergency Housing A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol "P" occurs or by conditional use permit where the symbol "C" occurs. · Congregate care facility · Government facility · Medical/dental clinic · School, public or private community college/educational campus · Single room occupancy hotel (192 unit maximum) · Transitional/Emergency housing (192 bed maximum) P C C P P B. Accessory Uses and Structures Accessory uses and structures are permitted when customarily associated with and subordinate to a permitted use on the same site and would include: · Administrative offices · Caretaker's quarters · Assembly/multi-purpose buildings · ICltchen/dining · Maintenance/storage facilities and structures · Medical/dental clinics C. Unlisted Uses Those uses not specifically listed are subject to a determination by the Community Development Director as either permitted, permitted subject to a conditional use permit or prohibited consistent with the purpose of land use designation of this Planning Area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. D. Site Development Standards 1. Minimum lot area - none 2. Maximum building height - 35 feet 3. Maximum floor area ratio - .-0-2-.60 FAR MCAS Tustin Specific Plan/Reuse Plan '~'~"' ~ Sept tuber 1998 ,,~,,,~,~, i ~,, e City of Tustin Page 3-33 Chapter 3 · Land Use Deve Jent/Reuse Regulations . A view corridor into the park at the intersection of Armstrong Avenue and North Loop Road (extension of Valencia) shall be maintained. . In conjunction with Master Plan improvements in excess of $1 million dollars in valuation, a A-screening wall shall be provided along the northern boundary of park where none exists in accordance with the General Regulations Section 3.11. A summary of the key design guidelines for the Community Park is provided in Figure 3-3, located at the end of Section 3.3 Oily of Tustin Page 3-38 MOAS Tustin Specific Plan~Reuse Plan '~"'"~' ~'~'~ Septembe ,.,~,,,.,,.,~, , oo~, r 1998 Land Use BevelopJ, t/Reuse Regulations i B. Accessory Uses and Structures Accessory uses and structures are permitted when customarily associated With and subordinate to a permitted use on the same site and would include: Concession commercial, gift shops (sundries, souvenirs, books, collectibles, apparel) Guard houses, gates and other security facilities structures Maintenance facilities and structures Restaurant, cafeteria, food court C. Unlisted Uses Those uses not Specifically listed are subject to a determination by the Community Development Director as either permitted, permitted subject to a conditional use permit or prohibited consistent with the purpose of the land designation of this planning area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. D. Site Development Standards 1. Minimum lot size - 80 acres 2. Maximum building height - 40 feet; no building height limit shall apply to Hangar #1 3. Maximum floor area ratio - .--1-5-.16 FAR for Urban Regional Park uses including retail and commercial uses, and .25 FAR for the Regional Law Enforcement Training Classrooms 4. Minimum building setbacks~6 a) North Loop Road - 25 feet b) Armstron Avenue- 20 feet 5. Landscape setbacks~6 a) North Loop Road - 30 feet b) Armstrong Avenue- 20 feet 6. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines Landscape Setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non- conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. MCAS Tustin Specific P/an/Reuse Plan September 1998 0~,, .... ~nn=, =~, City of Tustin Page 3-67 Chapter 3 · Land Use Dr---,Ioprnent/Reuse Regulation" --C. NEIGHBORHOOD 1. Introduction Neighborhood E is comprised of Planning Areas 9, 10, 11, 12, 13, and 14, as shown on the Statistical Analysis (Table 3-2). PA's 11 and 14 are currently leased for agricultural production. Future uses within this neighborhood will primarily involve the development of new structures and facilities. The regulations and guidelines encourage a high quality business park development, where building orientation/site design, parking areas, pedestrian/bicycle paths, and access points are well coordinated between Planning Areas and relate well to adjacent uses. The regulations also address the need for a coordinated internal circulation system within the neighborhood. 2. Planning Area 9 - Commercial Business A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol "P" occurs or by conditional use where the symbol "C" occurs. 1, Offices: Corporate headquarters p General offices for: advertising agency, economic consultant, insurance companies, escrow companies, interior decorator, real estate, public utilities, personnel agency, management consultant, collection agency P Heliport C Medical clinics p Medical offices/healthcare centers p Professional offices for: architect, accountant, attorney, chiropractor, contractor, dentist, doctor, engineer, optometrist, land planner, and other similar professions p 2'1-. Retail commercial uses: · Alcoholic beverage sales establishments, in accordance with the Tustin City Code · Bakeries, retail only · Books, gifts, and stationary stores · Coffee houses/cafes · Convenience stores, in accordance with the Tustin City Code · Delicatessen/cafeteria · Florist · General retail stores C P P P C P P P City of Tustin Page 3-90 MCAS Tustin Specific Plan~Reuse Plan ,.,,,r'~'"'~'"',,,,,,., ~ '~n~ Septembe, ,,,,,, r 1998 Cha Land [/se Developm ,Reuse Regulations Jewelry stores Office supplies and equipment Photography studio, laboratory 3-2. Service commercial uses, including incidental retail sales: Automobile service station, in accordance with the Tustin City Code Banks and financial institutions with drive-thru window Banks and financial institutions without drive-thru window Barber, beauty shops Car wash Coin-operated self-service laundromats Dry cleaners (commercial) Emergency care facility Hotel/Motel Locksmith Print shop Restaurants, family, specialty, and fast-food without drive,thru Restaurants, with drive-thru Small animal hospitals or clinics Tailor shop Telephone answering service Travel agency C C P P C P C P P P P P C C P P P Public/Institutional Uses: · Churches and other religious institutions · Nursery school or child care center C C 5-3. Industrial uses · Advertising and publishing businesses P · Blue printing, reproduction and copying services, photocopies, bookbinding, photoengraving and printing P · Commercial library P · Communications businesses P · Industrial/commercial incubator (flexible) buildings P · Instructional/vocational school P · Research and development facilities (including laboratories, product development, and manufacturing) P · Science laboratories P · Simulation development uses P · Software design uses P · Technology exchange/transfer service P MOAS Tustin Specific P/an/Reuse Plan Septe 1998 '~'~- ~ mber ,.,,.,,~,,.,~, , ~,~,., City of Tustin Page 3-91 Chap 3, · Land Use Developmer 'euse Regulations Section 2.17 of this Specific Plan. 7. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trail where applicable. 8. A portal intersection treatment shall be provided at Warner Avenue and Redhill Avenue (see Section 2.17 for landscape guidelines). 9. Other General Development Regulations (refer to Section 3.11 as applicable) 10. Signage (refer to Section 3.12 as applicable) 11. Off-street parking (refer to Section 3.13 as applicable) F. Special Development Requirements 1. Concept plan approval shall be required for Planning Area 9 prior to new development (refer to Section 4.2.1 of this Specific · Plan). 2. The baseline mix of uses for Planning Area 9 .is 70 percent Commercial and 30 percent Industrial, which will be administered by the Non-Residential Land Use/Trip Budget procedure specified in Section 3.2.4. The purpose is to ensure that adequate circulation 'capacity is available to serve the proposed project. A conditional use permit shall be required if more than 30% of development is proposed for industrial uses. 3. Existing structures shall be brought into conformance with the Uniform Building Code as amended, State of California Title 24 Access Compliance (handicapped provisions), and requirements of the Americans with Disabilities Act (ADA). TT+;1;*,, ,.,,.,~,=,,.4,.,,,.,. ,,.,.,,.-,A;.I:';,-.,-,,;,,.,,..,o ,-,,.,A '' .it;l;+ ..... ;,-.~.o ~.T-,,,ll k ..... ;**,~,-I +.-, City ^c m,,s,:,, ~.~ ,.k,,.,,,~ agenc;.es receiving ..... ,-,,, ;,, Al'e.'2. 9 '"";"'" * ....... ,-] ............ c ,,,,;,.t;,,,,. ~.,,,;1,4; ..... ,4. G. Development or Reuse Guidelines . Buildings shall be located to relate to Redhill Avenue with parking either in front or behind the building. Provisions for common vehicular access points and shared parking shall be encouraged and coordinated with any development plans within Planning Area 9 and the adjacent Planning Area 10. Demolition of structures shall be considered or undertaken under the following conditions: 1) where information determines the need for demolition to eliminate public health and safety risks, 2) to improve the appearance of the Planning Area, 3) to accommodate the completion of major roadway improvements, and 4) to properly implement the land use intent of this Planning Area. MCAS Tustin Specific Plan/Reuse Plan September 1998.. m~,.~...,. ,,,,,,. , ~nn~ , .,,,,, City of Tustin Page 3-93 Chapter 3 o, Land Use D. ,Iopment/Reuse Regulation., 3. Planning Area 10 - Commercial Business R. ccrcct!cn A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol "P" occurs or by conditional use where the symbol "C" occurs. le Offices: · Corporate headquarters P · General offices for: advertising agency, economic consultant, insurance companies, escrow companies, interior decorator~ real estate, public utilities, personnel agency, management consultant, collection agency P · Heliport C · Medical clinics P · Medical offices/healthcare centers P · Professional offices for: architect, accountant, attorney, chiropractor, contractor, dentist, doctor, engineer, optometrist, land planner, and other similar professions P e Retail commercial uses: · Coffee houses/cafe · Delicatessen/cafeteria · Office supplies and equipment · Photography studio, laboratory P P P P 3-3. Service commercial uses, including incidental retail sales: · Live performance facility, night club C · Private clubs, lodge halls, union halls P · Recreational equipment sales P · Restaurant, family, specialty and fast food without drive thru ~ P · Restaurant, fast food with drive thru C · Banks and financial institutions P · Dry cleaners (commercial) P · Emergency care facility C · Hotel/motel C · On.site alcoholic beverage sales establishment including bars, taverns, cocktail lounges (when not an integral part of a restauranO C · Print or reproduction shop P · Telephone answering services P · Travel agencies P 4-1-. Commercial recreation uses: · Bowling alleys · Driving ranges · Family Entertainment Centers City of Tustin Page 3-94 MCAS Tustin Specific Plan~Reuse Plan Octcbcr ~, 99E September 1998 C. ter 3 · Land Use Developn, /Reuse Regulations "For-Fee" sports such as batting cages, tennis club, model airplane flying, etc. Health Clubs Ice Skating Rinks/in-line or roller hockey Miniature golf course Movie theaters Private/non-profit cultural facilities such as art galleries, music halls, museums Sports related research facility Track facilities Training centers Video arcade Virtual-Reality facilities 5-3. Public/Institutional uses: · Nursery school or child care center · Churches and other religious institutions Industrial uses: · Advertising andpublishing businesses · Blue printing, reproduction and copying services, photocopies, bookbinding, photoengraving and printing · Commercial library · Communications businesses · Industrial/commercial incubator (flexible) buildings · Instructional/vocational school · Research and development facilities (including laboratories, product development, and manufacturing) · Science laboratories · Simulation development uses · Software design uses · Technology exchange/transfer service · Utility building/facility B. Accessory Uses and Structures C C P P P P P P P P P P P C Accessory uses and structures are permitted when customarily associated with and subordinate to a permitted use on the same site and would include: Enclosed, screened outdoor storage Maintenance facilities and structures MCAS Tustin Specific P/an/Reuse Plan September 1998 ~"'~' ""~ City of Tustin Page 3-95 r' ITl Chapt "-t , Land Use Developmen " euse Regulations Ge 12. Landscaping a) Areas not devoted to 6uildings, parking areas, hardscape, and roads, shall be landscaped. b) Compliance with the City of Tustin Landscape and Irrigation Guidelines c) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 13. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 14. Other General Development Regulations (refer to Section 3.11 as applicable) 15. Signage (refer to Section 3.12 as applicable) 16. Off-street parking (refer to Section 3.13 as applicable) Site Development Standards - (City of Tustin) Condominiums and Multiple Family Dwellings 2-1-. 3--3. 4-3. 54. Maximum dwelling units - 7 dwelling units per acre Minimum development site - 10 acres Maximum building height - 40 feet Maximum lot coverage - 65 percent, less the required building and landscape setbacks Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. Private attached ground level patios may be credited if open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. Minimum goss floor area per dwelling unit, excluding the garage a) Bachelor - 450 square feet b) 1 Bedroom- 550 square feet c) 1 Bedroom with den - 700 square feet d) 2 Bedrooms - 750 square feet e) 2 Bedrooms or more with den - 850 square feet Minimum building setbacks4~ a) Harvard Avenue - 42 feet b) Edinger Avenue - 40 feet c) Moffett Avenue - 10 feet d) Local public street- 10 feet f) Private street or private drive - 5 feet g) Interior side yard- 3 feet 48 Building setbacks are measured from future right-of-way. Nonconforming building and landscape setbacks will be permitted to remain where existing buildings and structures are not in future right-of-way. MCAS Tustin Specific Plan~Reuse Plan September 19~ 5~'~tcbcr 1998 City of Tustin Page 3-151 Chapter 3 · Land Use D,'-",lopment/Reuse Regulatiot '- iii h) Rear yard - 10 feet i) Distances between principal structures - 10 feet j) Distances between accessory structures - 5 feet 8. Landscape setbacks49 a) Edinger Avenue - 40 feet b) Harvard Avenue - 30 feet c) Moffett Avenue - 20 feet 9. Landscaping a) Areas not devoted to buildings, parking areas, hardscape, and roads, shall be landscaped. b) Compliance with the City of Tustin Landscape and Irrigation Guidelines c) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 10. Bicycle and pedestrian circulation' facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 11. Other General Development Regulations (refer to Section 3.11 as applicable) 12. Signage (refer to Section 3.12 as applicable) 13. Off-street parking (refer to Section 3.13 as applicable) H. Site Development Standards - (City of Tustin) Patio Homes 1. Maximum dwelling units - 7 15 dwelling units per acre 2. Minimum lot area - none, refer to Section 3.9.4.1 below 3. Building site requirements - patio home subdivisions shall be designated as a development unit on a tentative map. 4. Maximum building height - 35 feet 5. Maximum lot coverage - 100 percent, less required building and landscape setbacks 6. Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. A minimum of 150 square feet may be for private use if located on ground level and open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. 7. Minimum gross floor area per dwelling unit, excluding the garage - 900 square feet 8. Maximum number of four bedroom units - 30 percent 49 Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Landscape setbacks may be reduced to accommodate existing walls or buildings. City of Tustin Page 3-152 MCAS Tustin Specific Plan~Reuse Plan '~"'~' ~ ~= Septe ........... tuber 1998 013 mm ! ! ! ! | ! 1 ! .I · m m P-~tte~; ~'-~'~o~ Wash m° Harvard Ave. Rd I~amtd ~ Z Chapter 4 · Irnplementat'-' /Administration residential square footages for subplanning areas 15-A through 15-E. Include accommodation for schools and neighborhood parks where applicable; 2. Identification of buildings to be renovated and buildings to be removed, including a schedule for renovation and/or demolition. . . An overall external and internal access plan including an analysis of circulation improvements and parking required as a result of development. This analysis shall address phasing of necessary improvements; A design program for the Planning Area including the conceptual design features of buildings and structures, plans for renovations, and building locations and height ranges; , A concept landscape and hardscape plan including streetscape design, parkway and edge treatments, and buffering/screening of remaining interim uses, if applicable; o Conceptual utility.connection plans and overall drainage plan required for development and phasing of major improvements; and 7. Other information as deemed necessary by the Community Development Director. C, Review Criteria The r.,,..;., rv.......;,.o; ..... ;~, .... ;~'"" *~'~ The following criteria shall be considered prior to final action on a concept plan: o Continuity and adequacy of all circulation systems, such as roads, access points, trails, pedestrian ways, and other infrastructure systems needed to serve the project; . Continuity and design quality of architecture and renovations proposed, as well as landscape and hardscape theme and treatments; 3. Satisfactory response to the urban design features specified in Chapter 2 and under each Planning Area in Chapter 3; 4. Conformity with the Non-Residential Land Use/Trip Budget, including authorized adjustments; and 5. Compliance with other Specific Plan provisions. City of Tustin Page 4-4 MCAS Tustin Specific Plan~Reuse Plan '"~'"' ..,,,,, September 1998 Chapter 4 · Imp/em tion/Administration Table 4-1 ANTICIPATED DEVELOPMENT SCHEDULING I YEAR RESiDENTiAL (in DU Or SF') : : ' Low Density 278 du 887 du 1,165 du Medium Density 1,023 du 1,023 du Medium-Hicjh Density 200 du 388 du 588 du Golf Villa~le 375 du 559 du 934 du Transitional Housin~l 133.294 sf 133.294 sf Community Core 891 du 891 du 133,294 sfI 133,294 sf COMMERCIA~BuSINESS (in SF) Commercial/Business 675,000 979,408 910,130! 1,504,896 235,817 4,305,251 Commercial 350,000 322,566! 672,566 Villa~le Services 100,000 189,6881 25,904 315,592 Communit7 Core 150,000 875,000 2,646,572 3,671,572 Golf Villa~le 217,800 62,726 280,526 Subtotal 675,000 1,429,408 1,640,184 1,743,526 1,110,817 2,646,572 9,245,507 INSTi~ONAL/RECREATIONAL (in SF) Learning Villa~le 822,556 590,095 1,355,936 Communit7 Park 40,531 40,531 Urban Re~lional Park 496,068 78,924 574,992 Subtotal 1,359,1 55 669,019 1,945,028 2,167,449 sfI 2,098,427 sfI 1,640,164 sfI 1,743,526 sf Source: ERA, HNTB and the Cit)r of Tustin. Where adequate infrastructure is in place and supports anticipated development, this Phasing Plan would enable earlier response to positive market conditions and result in more rapid buildout of the Specific Plan. Where a proposed development project is not supported by existing infrastructure, conditions of approval shall be established to ensure that appropriate infrastructure is constructed in accordance with this Phasing Plan, the Community Facilities and Infrastructure Report, or the joint EIR/EIS, as applicable. Certain phasing triggering mechanisms that relate to the anticipated development schedule in Table 4-1 apply to all development anticipated within the Specific Plan area except for interim uses or leases and certain reuse development as defined in the Specific Plan or in the joint EIS/EIR. 4.4.3 Phasing Requirements MCAS Tustin Specific Plan/Reuse Plan September 1998 ,,~,obc, ~, ~,,~"~ City of Tustin Page 4-11 Chapter 4 · Implemen n/Adrninistration Table 4-3 ON-SITE CIRCULATION IMPROVEMENTS Limits Road From I To Classification Share Tustin Ranch Road/Including 100% Interchange Edinger Barranca Major Arterial 47%* Warner Avenue Redhill Valencia So. Major Arterial 100% Loop Redhill Avenue Barranca w/o Valencia Major Arterial NA (1) Edinger Avenue E/O Redhill w/o Jamboree Major Arterial 100% Barranca Parkway Peters Canyon Harvard Major Arterial NA (1 Warner Avenue South Loop Jamboree Primary Arterial 100% Harvard Avenue Barranca Edinger Primary Arterial 100% West Connector Edinger North Loop Secondary Arterial 100% Armstrong Avenue North Loop Barranca Secondary Arterial 100% Valencia Loop Road Redhill Armstrong Secondary Arterial 100% East Connector Edinger North Loop Secondary Arterial 100% Moffett Avenue North Loop Harvard Local Collector Street 100% Landsdowne Road North Loop M Local Street 100% Severyns Road North Loop -- Local Street 100% Marble Mountain Road Harvard -- Local Collector Street 100% ......... t ...... v,~ h ,t .... ~ .... -- -- R¥~-se~ -t-66% *Fair Share Tustin Ranch Road/Edinger Avenue Interchange. NA(1 ) Dedication of d~lht-of-wa¥ onl),. Requirements for off-site circulation improvements are discussed in the joint EIRfEIS.' They generally consist of partial improvements to existing roadways and intersections. Improvement costs for most of them are proportionately shared with other projects. The fair share approach attempts to define a nexus between the improvement and ultimate facility user. Funding mechanisms for off-site improvements potentially include, but are not limited to: in lieu gas taxes; Measure M funds; funds from the cities of Tustin, Irvine, and Santa Ana and the County of Orange; developer contributions; assessment district funding; or other similar financing mechanisms. Additional outside sources such as state or federal funds may also be used. As shown in Table 4-4, ADT Development Thresholds, average daily traffic (ADT) volume thresholds have been defined for each phase of development. These volumes establish the level of development for which certificates of occupancy or building permits can be released or issued. Once the cumulative total ADT is reached, circulation improvements must be initiated to allow subsequent development. CiJy of Tustin Page 4-16 MCAS Tustin Specific Plan/Reuse Plan ~,ob~, , ~, September 1998 Chapter4 · ImF ;ntation/Administration 4.4.9 Storm Drain The storm drain system will be constructed in phases which provide maximum flood protection for existing and planned development and keep improvement costs to a minimum. While retention basins may be useful in augmenting channel construction, that option will not be defined until subsequent studies are completed, so they are not identified in the phasing plan. Since a portion of the property is designated by the Federal Emergency Management Agency (FEMA) as being within the 100 year flood plain, verification of the affected area, determination of mitigations and filing of a flood zone map with FEMA will need to be coordinated between the Cities of Tustin and Irvine and the Orange County Flood Control District. Table 4-6, Storm Drain Phasing, indicates the anticipated phased improvements to be made as the Specific Plan is developed. On-site drainage improvements will be funded by the project through a likely combination of developer contributions, assessements or other financing mechanisms ,. ~. .... ~._: .... a .,~_..~__ o .... ,__ o .... r_ ~_ .... , .... , ~ ...... ~ .... ': ................. :" ~- -:--:'---'--=--~-~ P er's C y D~lal~ 911flill~l llllpIUVUlllUllt~ Will UU ~lllalfll~ IUIIUUU.et an on Chmnel improvements ~e not mediated as the project md have flready been pro~~ed by OCFCD for desi~ md cons~ction. B is an~cipated tht the San~ A~ - San~ Fe Channel and Ba~anca Channal improvements ~iff a~o be an OCFCD responsibiff~. Table 4-6 STORM DRAIN PHASING On-Site Drainage Phase Improvements Limits I Armstrong North of Valencia North Loop to Barranca I Valencia North Loop ~- ..... -' ..... · ,_oo, ,~, ,~, ,,00, from From West Armstrong ehafmet to Tustin Ranch Road II 'Valencia North Loop West of Tustin Ranch Road to Moffett II Moffett Valencia Loop North to Peters Canyon II Northeast Connector North of Valencia Loop to the Valencia Loop III Tustin Ranch Road Warner Avenue to Barranca Parkway III Warner West of Tustin Ranch Road to Tustin Ranch Road; Valencia South Loop to Peters Canyon channel · III, IVValencia South Loop South of Moffett to Warner; South of Warner to Tustin (portions in Phase IV) Ranch Road (two separate reaches) III Jamboree Valencia South Loop to Barranca Parkway IV Tustin Ranch South of Valencia Loop to Warner channel MCAS Tustin Specific Plan/Reuse Plan ,,~,~.. · nn~ September 1998 City of Tustin Page 4-21 Chapter 5 · Reuse Auh ,y/Institutional Framework dealing with anticipated real estate assets from the base. An approach will need to be developed which maximizes the benefits of the reuse process. 'The LRA's responsibilities will cover a broad range of issues similar to that of developing a small community. The magnitude of these efforts will require close involvement of the LRA. Table 5-1 is a summary of specific implementation tasks which should be undertaken during the next 5 years. Where appropriate, a more thorough discussion of certain tasks follows. Table 5-1 IMPLEMENTATION TASKS I [ Timeframe Tasks Responsibility 1996 I I I I ooo I Beyond MANAGEMENT/ORGANIZATIONAL ACTIONS · Task Force Recommends LRA X Reuse Plan to HUD and Navy · Final EIS/EIR Completed LRA/Marine X Corps/Navy · Reuse Plan Adopted Tustin/Irvine X · Adopt Specific Plan Tustin/Irvine X X · Amend General Plan/Zoning Tustin/Irvine X X (as needed) · ROD Published Navy X X · Evaluate Alternatives and LIRA X .................... X Determine Management Approach and Necessary Support for Implementation · Budget · Interim Use Program · Long Term Development Plan · Interim and long term marketing · Interim and management of project tasks · Financin~l · Create Redevelopment Project LIRA X .... X ............ X Area PROPERTY MAINTENANCE · Explore Feasibility of LRNMarine X ....... ~ .... X ...... X Cooperative Agreement or Corps/Navy Caretaker Agreements · Determine Initial and On-Going Marine X ............... X Maintenance Levels, Corps/Navy/LRA Timeframes and Funding · Determine Government Marine Corps/Navy X ............... X Furnished Property Available for Maintenance · If agreed, prepare and solicit LIRA X ................ X RFP for Cooperative Agreement Services · If Agreed and Feasible, LRNMarine X ................. X Negotiate Cooperative Corps/Navy Agreement · Transfer of Installation Marine X ....... X .... X Mnint~nnnn~_ I:l~_~nnn~ihiliti~ ~nrn~ IIM~w/IM~w City of Tustin Page 5-4 MCAS Tustin Specific Plan/Reuse Plan September 1998 n,-,'A'-A. ' apter 5 · Reuse Authority/ itutional Framework -'~' Table 5-1 IMPLEMENTATION TASKS I I Timeframe I Tasks Responsibility I 000 I Beyond PROPERTY CONVEYANCES ,,? Public Conveyances · ROD Marine Corps/Navy X · Fost(s) X ...................................... · Clean Parcel Marine Corps/Navy X ............... X .......................... X · Terms/Conditions of Marine Corps/Navy 'X ................ X .............. X Transfers · Transfers Marine Corps/Navy X ............... X .............. X · Economic Development Marine Corps/Navy Conveyance · Business Development LRA --X ........... X Plan Preparation · Reuse Plan Adopted LRA X .... · Application Preparation LRA X ............ X · · Application Submittal to LIRA X ....... X DON · Negotiate Payment !LRA/Navy/Marine X--X X ........ X Terms/Conditions Corps · ROD ~Marine Corps/Navy X o Clean-up Navy/Marine Corps X ...................... X ................ X ,. Fost(s) Navy/Marine Corps X ....................... X · Transfers Navy/Marine Corps X ................................ ,· Negotiated Purchases Navy/Marine Corps · Appraisals Navy/Marine Corps X .... X o Clean Parcel Navy/Marine Corps X ................. X ~ Fost(s) X .................. · N%lotiate Terms Navy/Marine/LRA X--- · Sell/Transfer Navy/Marine Corps X ........................ · Public Bid Sale Navy/Marine Corps · Appraisals Navy/Marine Corps X ............... X · Market Property Navy/Marine Corps X .......................... · Solicit Offers Navy/Marine Corps X ......................... · Conclude A~lreements Navy/Marine Corps X .................. · Clean Parcel Navy/Marine Corps X ..................... X · Fost(s) X ............................. · Sell/Transfer Navy/Marine Corps X ...................................... · Personal Property Navy/Marine Corps · Inventory of Property Marine Corps/ X ..................... X Navy/LRA · Determination of Need for LRNNavy/ X ..................... X Reuse ,, Marine Corps · Consultation LRA/Navy/ X ............... X Marine Corps · Public X ....... X Conveyance/Economic Conveyance Determined · ROD X ....... X · Transfer to LRA/Public Navy/Marine Corps ..... X . An~.n~.i~.~ MCAS Tustin Specific Plan~Reuse Plan September 1998 ,~.,.,A. ~ City of Tustin Page 5-5 Chapter 5 · Reuse /ty/Institutional Framework Table 5-1 IMPLEMENTATION TASKS J I Timeframe TaSks Responsibility 1996 I 1997 I 1998 I 1999 J 2000 J Beyond MARKETING · Develop Master Marketing LIRA X Plan · Adopt Prospect Handling LRA X ............ X and Screenin~ Process · Coordinate with LRA X.................................................. Regional/State Marketing Pro, rams · Develop Brochure and LIRA .... X Marketin~l Materials · Develop and Identify LRA X .... X Incentive Pro~lram · Establish Brokerage LIRA .... X Relationships DEVELOPMENT ACTIONS · Prepare Interim Use Plan LIRA X .......... ~ ----X · Evaluate Site for Appropriate Interim Uses and Improvement Costs · Determine Lease Rates · Fosl X ............................ X · Master Lease from Navy on LRNNavy/ X- ....................................... Individual Sites and Marine Corps Sublease to Tenants · Prepare Property for Market LIRA/Navy/Marine X ........................................ Infrastructure Needed Corps Building/Grounds Preparation Provisions for Tenant Access/Security · Define Structure for LRNNavy/Marine X ............. X Efficient Lease Negotiations Corps and Approval Process · Create Standard Contracts, LRNNavy/ X .............. X Type Authorized Tenant Marine Corps Improvements, etc. · Establish Property LIRA X- ......... X Management · Lon~l Term Development Plan · Monitor Environmental !LRNRAB/Navy/ X ................................................ Clean-up Marine Corps · Determine Environmental i LRA/Navy/ X ..................................................... and Demolition Issues Marine Corps Affectin~l Site Delivery · Establish Critical Path for LRA X~- ............... X Property Development · Determine/Manage Studies LRA Needed to Implement Plan (examples follow) - Utility Provision X ........................ X A~reements/Easements - Surveys X ............................................... City of Tustin Page 5-6 MCAS Tustin Specific P/an/Reuse Plan September 1998 '~,A~A. ~ ~pter 5 · Reuse Authority/, ,'tutional Framework Table 5-1 IMPLEMENTATION TASKS I I Timeframe Tasks Responsibility ~ I~*~ I,~oo I,~** I=0o0 I Beyond Parcelization Plan or X ................... X Master Subdivision Plan Programmatic Marine Corps/Navy ---X .............. X Agreements on Property Transferees Historical Resources · Develop Strategy for LRA --X-- .... X Construction and Completion of Phased Infrastructure · Develop Packages for LIRA X ................................................ Sales/Ground Leases FINANCING · Submit Grant Applications to: LRA · California Trade and X X X X X X Commerce · OEA X X X · EDA X X X · HUD X X X X X X · Apply for California Military LRA .... X ---X Base Enterprise Zone · Undertake a Comprehensive LIRA X ........... X Financing Feasibility Analysis for Implementation of: · Developer Fee Programs · Tax Exempt Financing · Other Public Improvement and Facility Financing Pr%lrams · Explore Other Venture Capital X ........... X Opportunities In addition to the responsibilities noted above, it will be critical to develop an annual and long-term operating budget for the LRA. The budget will allow staff to identify in more detail the capital investments needed, assess funding requirements, and prioritize marketing efforts. A strategy will also be needed to identify start-up funds needed for the LRA. 5.3 PROPERTY MAINTENANCE/COOPERATIVE AGREEMENT/CARETAKER SERVICES When a military base is closed and its active duty mission concluded, the Department of Defense and more specifically the Marine Corps will still have an obligation to provide a certain minimum level of maintenance for the remaining buildings and infrastructure on the base until all buildings and MCAS Tustin Specific Plan/Reuse Plan September 1998 ,n..,.~... ,,fnnc. City of Tustin Page 5-7 Chapter 5 · Reuse Auth '-"y/institutional Framework 5.7.2 Marketing Campaign In conjunction with the marketing strategy, a specific marketing and advertising campaign needs to be developed. Responsibilities of the LRA in regards to the marketing effort include: overall management, management of participating entities, database creation and maintenance, and creation of advertising and marketing materials. A typical program might include: A. Development of marketing materials for disseminating information including: B, 1. A professionally designed sales brochure; 2. A technical package that will provide supplementary inventory information and description of facilities; . Basic print media advertising photos, a logo, art work, etc. for use in print media advertising the MCAS, Tustin facilities in various economic development targeted trade group publications. Versions of ads with and without photos should be developed. . A video that highlights the base as an economic development resource, conveying the ultimate design and function of the site to prospective tenants. , A newsletter detailing LRA activity either by contributing a column to the community Redevelopment newsletter, local newspapers or by developing its own periodic newsletter to be mailed out to current prospects, corporate location offices and other interested parties. 6. The possible development of an on-base marketing center. 7. The creation of a "web" page to provide up-to-date information on development and leasing opportunities and highlights of new development or reuse activities. Contacts and Mailings to Trade and Professional Groups/Associations Trade groups undertake efforts to aid their members. These efforts include providing, membership lists, notifying members of site availability, and forwarding pertinent, useful information to members. City of Tustin Page 5-14 MCAS Tustin Specific Plan~Reuse Plan September 1998 ~"'~'". Chapter 5 · Reuse Autht" I//Institutional Framework o Take advantage of non-cost advertisi.ng. Identify when publications schedule features on particular states, regions or issues and will accept short articles for inclusion in the publication. Write and submit favorable articles for publication. D. Direct Response Contacts and Mailings This element consists of traditional marketing, both as a response to · inquiries generated directly by the LRA, as well as cultivating prospects from other sources. E. Cooperative Marketing Efforts The LRA should move aggressively to integrate its marketing strategy, efforts, materials and information with the California Trade and Commerce Agency. . Contacts should be established with other regional, statewide and national economic development entities, such as the Small Business Administration, the U.S. Department of Commerce, the Los Angeles Area Chamber of Commerce and the Orange County Economic Development Consortium. Each of these organizations should be provided with maps, descriptions, an inventory of facilities, and the LRA's economic development incentives. o Explore the use of electronic data dissemination. The LRA should definitely participate in EDA's "PARCELS" and also explore other internet opportunities. 4.- Explore the availability of funds or cooperative advertising programs available to leverage the LRA's resources. F. Economic Development Incentive Programs The LRA, working in conjunction with the cities of Tustin and Irvine, should develop and identify incentive programs which can be used to attract new prospective tenants to the base. r~ .... ; .... .... v ...... j prcgra,m ~,,,~.-...4~ Zone The City of Tustin has been conditionally designated as a Local Agency MiEtary Base Recovery Area (LAMBRA) by the State of California. Similar to State Enterprise Zone designation, LAMBRA designation provides significant tax credits and other incentives to businesses which locate to and redevelop the closing base property. Any air emission credits City of Tustin Page 5-16 MCAS Tustin Specific Plan/Reuse Plan September 1998 Octcbcr I ~8 Appendices It did not balance the economic and other needs of the community as it appeared that there would have been a negative impact on the property's ability to generate needed tax revenue resulting in the annual loss to the community of approximately $52,400 in redevelopment tax increment and $16,500 annually in interim lease payments for use of an existing building at the site. With the Fiscal Impacts in the early years of the Reuse Plan expected to be significant to the local community, transfers of significant portions of the base off the tax roll would create even more severe impacts and impede reuse efforts. Homeless Provider Applications Modified . DOVE Housing - Dove Housing originally proposed to provide 20 emergency transitional housing opportunities for homeless families distributed within various portions of the installation's existing family housing (10 dwelling units in the base's Northeast (N/E) Housing Area, 10 dwelling units in the base's Southeast (S/E) Housing Area). However, due to the type of multi-family unit (apartment-style) configuration currently existing within the neighborhood, the Task Force approved Dove's use of six units to be accommodated in one 6- plex. Dove Housing is experienced in owning and operating similar facilities, especially emergency shelter Pro,ams elsewhere in the County. The proposal to serve homeless families would fill a homeless need "gap" in the continuum of care approach identified by the community. The proposed program would promote coordination with support service providers, school districts, etc., and encourages linkages with job training, employment and education opportunities provided within the proposed reuse plan and community at large. The Task Force approved the request as modified with conditions identified within the MCAS Tustin Reuse Plan. . Families Forward (formerly Irvine Temporary Housing) - Families Forward T,-.,~.... ~' ........u .... :.~ ~rrm igi lly ........... ~.......~ ........ v ,, .... j or na requested 13 transitional housing opportunities for homeless families in the installation's Southeast family housing area. However, due to the type of multi-family unit (apartment-style) configuration currently existing within the neighborhood the Task Force approved their use of 14 units to be located in one-6plex, and two 4-plexes due to existing unit configuration within that area. Units are to be dispersed in the Southeast Housing Area at MCAS Tustin (City of Irvine). Irvine housing currently owns and operates several similar facilities in the City of Irvine. The organization is fiscally and organizationally sound and has shown that they are capable of operating these additional facilities at this time. Although not currently anticipated to be linked City of Tustin Page 6-16 MCAS Tustin Specific Plan~Reuse Plan Oc ..... 1535 September 1998 Appendices to service opportunities proposed for McAs Tustin, ~H Famiffes Forward's program does provide educational, housing and vocational training opportunities to clients to ensure that the cycle of hopelessness can be permanently ended and participants provided the tools to once again become contributing members of the community. Also, the proposal would fill a need "gap" identified by the City of Irvine's Consolidated Plan, assisting that community in their continuum of care approach. The Task Force approved the request as modified with conditions identified within the MCAS Tustin Reuse Plan. o Orange Coast Interfaith Shelter - Orange Coast Interfaith Shelter (OCIS) originally proposed to provide six family units of transitional housing located within the installation's Southeast Housing Area which could be located in one 6-plex. However, the TaSk Force approved the use of all six units within the Northeast Housing Area due to the Task Force's desire to avoid the possibility of over-concentration of homeless accommodation within the S/E housing area. All units would be two bedroom units. OCIS owns and operates similar facilities in the region and was found to be organizationally and fiscally proven to be sound, competent and capable of operating the proposal. The provision of transitional housing to homeless families would fill an identified need gap in the community's continuum of care approach as identified within its HUD approved Consolidated Plan. Also, the program envisions linkages with education, job training, employment and other services intended to break the cycle of hopelessness and poverty. The Task Force approved the request as modified with conditions identified within the MCAS Tustin Reuse Plan. . Salvation Army - The Salvation Army proposed to operate an emergency/transitional housing shelter consisting of 24 or 26 existing family housing units in the Northeast and Southeast Housing Areas currently existing at MCAS Tustin. In addition, the Salvation Army requested transfer of one 96 unit barracks structure. The Task Force denied the request for transfer of the 96 unit barracks structure because the request included only one of the two buildings located on the site chosen by the Task Force for this purpose; the proposal would have posed possible problems as two operators would be forced to share facilities, parking, and property; two programs at the site might be incompatible; and, another qualified applicant had submitted a proposal which would utilize both structures in a concerted fashion to provide identical homeless services thus avoiding the possibility of conflict with another organization. MCAS Tustin Specific Plan~Reuse Plan September 1998 Octcbcr !995 City of Tustin Page 6-17 Appendices , . Califomia Baptist College - The California Baptist College submitted an application which proposed that a small evening college facility be provided for use in educating service personnel and families who may be displaced by the closure of MCAS Tustin or MCAS E1 Toro. While a specific location was not identified by the applicant, the LRA believed that the most appropriate location for such a service was the Learning Village identified within the community's approved Land Use Plan. The Task Force denied the proPosal for reasons which include: · There are existing federal programs to provide the proposed service to displaced military personnel and their families. Approval of the request would have introduced numerous property owner interests in the Learning Village which might create problems administering the property, access, parking, property maintenance, etc., which could eventually negatively impact the community. Due to the size of the proposal (only a 1,300 square foot space was requested), the request could be fulfilled through means other than a property transfer. Therefore, it was suggested that the applicant work with Saddtebaek-South Orange County Community College District in the Learning Village if the proposed program were found to be beneficial to the needs of the proposed Learning Village. Chapman Universi[y - Chapman University also submitted an application Which proposed that a small building be provided for Use in offering night courses to members of the community. While the specific location was not identified by the applicant, the LRA believed that the most appropriate location for such a service was the Learning Village identified within the community's approved Land Use Plan. The Task Force denied the proposal for reasons which include: Due to the size of'the proposal (only a 10,000-15,000 square foot space was requested), the request could be fulfilled through means other than a property transfer. Therefore, it was suggested that the applicant work with Sadtttebaek-South Orange County Community College District in the Learning Village if the proposed program were found to be beneficial to the needs of the proposed Learning Village. MCAS Tustin Specific Plan/Reuse Plan September 1998 Octc, b~r 19~ City of Tustin Page 6-19 Appendices . o Approval of the request would have introduced numerous property owner interests in the Learning Village which might create problems administering the property, access, parking, property maintenance, etc., which could eventually negatively impact the community. Rancho Santiago Community College District - Rancho Santiago Community College District (Rancho) was the originator of the "Learning Village" concept and was instrumental in its being included in the approved Land Use Plan. Their application requested transfer of 116 Acres for this purpose. However, the Learning Village is located within the South Orange County Community College District. As such, Rancho has no legal authority to own property located within another community college district. Consequently, the Task Force directed Rancho to work with South Orange County Community College District through a JPA or MOU for joint use of the Learning Village. Santa Ana Unified School District - Santa Ana Unified School District (Santa Ana Unified) submitted an application requesting the transfer of 75 acres of base property for use as a high school. Santa Ana Unified's district boundaries include only the small southwesterly comer of the base. The approved Land Use Plan identified a variety of commercial, light industrial and recreational uses within that district. No residential uses would be allowed within Santa Ana Unified's district boundaries. Consequently, no student generation impacts to the district would directly result from the future development of the base as limited by the Reuse/Specific Plan for MCAS Tustin. The Task Force denied the request for reasons which include: The proposal was inconsistent with Task Force policy direction on the preferred Reuse Plan and it was inconsistent with the proposed Reuse Plan in that the site location requested had previously been identified for reuse in support of commercial, commercial recreational, business and light industrial uses which is reflective of uses currently existing in locations surrounding the proposed site). The site requested by the SAUSD is one of the most valuable land areas at MCAS, Tustin with important reuse and job creation potential which would be affected by the proposed transfer of 75 acres. The base is already overburdened by numerous public benefit requests. The City of Tustin currently has integrated into its Reuse Plan a significant number of other anticipated public benefit conveyances. Given the incredibly high infrastructure costs City of Tustin Page 6-20 MCAS Tustin Specific Plan~Reuse Plan ,~..,~. 4,~,~ September 1998 ~LIJLJ~I I ~.~1 Appendices Gl 'PRELIMINARY BUILDING CONDITION SURVEY PRELIMINARY BUILDING CONDITION SURVEY Total Possible Bldg Year Area Proposed Interim No. Existing Use Built (Sq Ft) Condition Disposition Use Ultimate Use 1 MEDICAL/DENTAL CLINIC 1943! 11.210 FAIR DEMO YES CHILDREN'S SHELTER 2 STATION SUPPORT 1943 12.660 FAIR REUSE YES LEARNING VILLAGE 3 AUDITORIUM 1943 5,700 FAIR REUSE YES LEARNING VILLAGE 4 STATION HEADQUARTERS 1943 13,253 FAIR TBD YES LEARNING VILLAGE 5 ADMINISTRATION 1943 22.466 FAIR TBD YES LEARNING VILLAGE 11 SEWAGE PUMP STATION - - POOR DEMO NO LAW ENFORCEMENT (ABAND) TRAINING FACILITY LAW ENFORCEMENT 12 SUBSTATION #1 1942 1,500 FAIR DEMO NO TRAINING FACILITY 13 COMBINED FIRE/RESCUE 1942 3,325 FAIR DEMO NO RESIDENTIAL 16 . ADMINISTRATION 1942 7,900 FAIR DEMO NO RESIDENTIAL 17 MAINTENANCE SHOP 1942 6.077 FAIR DEMO NO RESIDENTIAL NIGHT VISION GOGGLES 19 LAB 1942 2.208 FAIR DEMO NO REGIONAL PARK 20A WAREHOUSE 1943 13.536 FAIR TBD YES REGIONAL PARK 20B WAREHOUSE 1943 13,121 FAIR TBD YES REGIONAL PARK 21 WAREHOUSE 1942 543 POOR DEMO NO REGIONAL PARK 23A BUNKER 1942 1,370 POOR DEMO NO GOLF VILLAGE 23B BUNKER 1942 1,370 POOR DEMO NO GOLF VILLAGE 23C BUNKER 1942 1,370 POOR DEMO NO GOLF VILLAGE 23D BUNKER 1942 1,270 POOR DEMO NO GOLF VILLAGE 23E BUNKER 1942 206 POOR DEMO NO NEIGHBORHOOD PARK 23F BUNKER 1942 2,520 POOR DEMO NO GOLF VILLAGE 26 CHAPEL 1945 3,803 FAIR TBD YES LEARNING VILLAGE 27 STAND-BY GENERATOR 1942 3,242 POOR DEMO NO REGIONAL PARK 28 HANGAR 1942 308,228 FAIR TBD YES REGIONAL PARK 28A STORAGE 1942 941 POOR TBD YES REGIONAL PARK 29 HANGAR 1943 298,188 FAIR TBD YES COMMUNITY CORE 29A STORAGE 1942 941 POOR TBD YES COMMUNITY CORE 30 GEMD/TSSA 1942 4,666 POOR DEMO NO REGIONAL PARK 35 STAFF NCO CLUB 1943 6,802 FAIR TBD YES REGIONAL PARK 35A STORAGE 1943 1,311 FAIR DEMO YES REGIONAL PARK WIND DIRECTION 39 INDICATOR POOR DEMO NO GOLF VILLAGE 40A STORAGE 1942 233 POOR DEMO NO REGIONAL PARK 40B STORAGE 1942 233 POOR DEMO NO COMMERCIAL BUSINESS 41 STORAGE 1942 2,712 POOR DEMO NO RESIDENTIAL 42 ! ADMINISTRATION 1944 11,238 FAIR DEMO NO CHILDREN'S SHELTER 47 ADMINISTRATION 1 942 5.381 FAIR DEMO NO RESIDENTIAL 47T SHOP WAREHOUSE/SHED 1990 POOR DEMO NO RESIDENTIAL 49 FIREHOUSE ANNEX 1942 1,800 POOR DEMO NO LAW ENFORCEMENT TRAINING FACILITY Ci~ of Tustin Page 6-28 MCAS Tustin Specific Plan~Reuse Plan Octcbcr 1555 September 1998 Appendices PRELIMINARY BUILDING CONDIT!~ON SURVEY Total Possible Bldg Year Area Proposed Interim No. Existing Use Built (Sq Ft) Condition Disposition Use Ultimate Use MOTOR TRANSPORT 53 FACILITY 1942 1,970 POOR DEMO NO RESIDENTIAL 66 PUBLIC WORKS SHOP 1944 3,663 POOR DEMO NO RESIDENTIAL 71A WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 71B WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 71C WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 71D WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 71E WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 71F WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 71G WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 71H WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 711 WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 71J WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK 77 FLAGPOLE - FAIR REUSE YES LEARNING VILLAGE BACHELOR' ENLISTED 86 QUARTERS 1953 14,531 FAIR REUSE YES LEARNING VILLAGE PHYSICAL FITNESS 87 CENTER 1953 14,388 FAIR REUSE YES LEARNING VILLAGE 88 RELIGIOUS EDUCATION 1953 14,388 FAIR REUSE YES LEARNING VILLAGE 89 WAREHOUSE 1953 7,575 FAIR DEMO NO RESIDENTIAL 90 WAREHOUSE 19531 10,600 FAIR TBD YES REGIONAL PARK 92 ADMINISTRATION 1942 420 FAIR DEMO NO REGIONAL PARK BACHELOR OFFICERS 93 QUARTERS 1953 15,172 FAIR DEMO YES COMMUNITY PARK PAINT BOOTH 98 1954 552 POOR DEMO NO RESIDENTIAL (DECOMMISSIONED) 103 TRAINING/CLASSROOM 1958 2,856 POOR DEMO NO REGIONAL PARK SELF SERVICE CAR WASH 106 1954 924 POOR DEMO NO REGIONAL PARK (DECOM) 128 SOFTBALL DIAMOND #1 - FAIR REUSE YES COMMUNITY PARK 131 FOOTBALL FIELD - FAIR REUSE YES COMMUNITY PARK BACHELOR ENLISTED 132 QUARTERS 1961 30,636 FAIR REUSE YES LEARNING VILLAGE 134 ADMINISTRATION 1961 30,636 FAIR REUSE YES LEARNING VILLAGE 142 PICNIC SHELTER 1960 3,072 POOR DEMO NO COMMUNITY PARK 143 BARBECUE PIT - - POOR DEMO NO COMMUNITY PARK 144 VOLLEYBALL COURT - - FAIR REUSE YES COMMUNITY PARK 145 BASKETBALL COURT - GOOD REUSE YES COMMUNITY PARK 146 BARBECUE HUT - POOR DEMO NO COMMUNITY PARK 148 SOCCER FIELD - FAIR REUSE YES COMMUNITY PARK 149 VEHICLE GREASE RACK 1963i 517 POOR DEMO NO COMMUNITY CORE 150 RACQUETBALL COURT 19631 - POOR . DEMO NO COMMUNITY PARK 159 BOWLING CENTER 1963 5,640 FAIR REUSE YES LEARNING VILLAGE BASKETBALL/ 160 GOOD REUSE YES LEARNING VILLAGE ~ VOLLEYBALL COURT 161 APPLIED INSTRUCTION 1964 13,980 FAIR REUSE YES REGIONAL PARK iVlCAS Tustin Specific Plan~Reuse Plan September 199~..,r~'"'~'"',., ,... ,., City of Tustin Page 6-29 Appendices PRELIMINARY BUILDING CONDITION SURVEY Total Possible Bldg Year Area Proposed Interim No. Existing Use Built (Sq Ft) Condition Disposition Use Ultimate Use 162 PUBLIC TOILET 1965 245 FAIR DEMO NO COMMUNITY PARK 163 PUBLIC TOILET 1965 245 FAIR DEMO NO COMMUNITY PARK 164 SWIMMING POOL FAIR DEMO NO COMMUNITY PARK CONVENIENCE FOOD 165 STORE 1965 7,520 FAIR REUSE YES LEARNING VILLAGE 166 RETAIL STORE 1966 9,600 FAIR REUSE YES LEARNING VILLAGE 167 CAFETERIA 1966 1,800 FAIR REUSE YES LEARNING VILLAGE 168 SERVICE OUTLETS 1966 3,200 FAIR REUSE YES LEARNING VILLAGE 169 AIRCRAFT READY FUEL STORAGE 1966 203,644 POOR DEMO NO REGIONAL PARK AIRCRAFT READY FUEL 170 STORAGE 1966 203,756 POOR DEMO NO REGIONAL PARK AIRCRAFT OPERATIONS 171 FACILITY 1965 8,048 POOR DEMO NO REGIONAL PARK 172 BULK FUEL 1966 2,520 POOR DEMO NO LEARNING VILLAGE 173 APPLIED INSTRUCTION 1966 26,000 FAIR REUSE YES REGIONAL PARK 174 WELDING SHOP 1967 1,240 FAIR DEMO NO COMMUNITY CORE 175 PARTS STORAGE 1967 384 POOR DEMO NO COMMUNITY CORE EAF/EOD 176 ADMINISTRATION ' 1967 9,760 FAIR DEMO YES COMMERCIAL BACHELOR ENLISTED 177 QUARTERS 1968 23,052 FAIR REUSE YES LEARNING VILLAGE LINE MAINTENANCE 178 SHACK 1967 1,400 POOR DEMO NO REGIONAL PARK LINE MAINTENANCE 179 SHACK 1967 1,050 POOR DEMO NO REGIONAL PARK LINE MAINTENANCE 180 SHACK 1967 1,050 POOR DEMO NO COMMERCIAL BUSINESS LINE MAINTENANCE 181 SHACK 1967 1,400 POOR DEMO NO COMMERCIAL BUSINESS LINE MAINTENANCE 182 SHACK 1967 1,050 POOR DEMO NO COMMERCIAL BUSINESS COMBINED FIRE/RESCUE 1968 6,827 FAIR TBD YES REGIONAL PARK 183 STATION 184 ENLISTED MESS HALL 1969 22,007 GOOD REUSE YES LEARNING VILLAGE AUTOMOTIVE HOBBY SHERIFFS TRAINING 185 SHOP 1969 5,808 FAIR TBD YES FACILITY VEHICLE MAINTENANCE 186 SHOP 1970 10,765 FAIR DEMO NO GOLF VILLAGE PAINT & BLASTING SHOP 187 (DECOM) 1970 1,200 FAIR DEMO NO COMMUNITY CORE 189 FLOWER SHOP 1969 1,080 FAIR TBD YES LEARNING VILLAGE 190 HANGAR 1970 42,818 GOOD TBD YES COMMERCIAL BUSINESS ACFT DIRECT FUELING 191 STATION POOR DEMO NO LEARNING VILLAGE ACFT DIRECT FUELING POOR DEMO NO I LEARNING VILLAGE 192 STATION I ACFT DIRECT FUELING I 193 STATION POOR DEMO NOI LEARNING VILLAGE City of Tustin Page 6-30 MCAS Tustin Specific Plan/Reuse Plan Octcbcr 19~ September 1998 Appendices I PRELIMINARY BUILDING CONDITION SURVEY Total Possible Bldg Year Area Proposed Interim No. Existing Use Built (Sq Ft) Condition Disposition Use Ultimate Use DAY TANK ACFT FUEL 194 STORAGE POOR DEMO NO LEARNING VILLAGE ACF-I' DIRECT FUELING 195 STATION POOR DEMO NO COMMERCIAL BUSINESS ACFT DIRECT FUELING 196 STATION - POOR DEMO NO COMMERCIAL BUSINESS ACFT DIRECT FUELING 197 STATION - - POOR DEMO NO COMMERCIAL BUSINESS DAY TANK ACFT FUEL 198 STORAGE - - POOR DEMO NO COMMERCIAL BUSINESS 199 CHILD CARE CENTER 1970 5,853 FAIR REUSE YES CHILD CARE CENTERS 201 STORAGE 1971 960 POOR DEMO NO REGIONAL PARK 202 TENNIS COURTS 1971 GOOD REUSE YES COMMUNITY PARK 203 SEWAGE PUMP STATION POOR DEMO NO REGIONAL PARK 204 SEWAGE PUMP STATION FAIR DEMO YES COMMUNITY CORE 205 SEWAGE PUMP STATION ~- FAIR DEMO YES COMMERCIAL BUSINESS LINE MAINTENANCE 207 SHACK 1971 1,920 POOR DEMO NO REGIONAL PARK 208 SOFTBALL FIELD #2 - - FAIR REUSE YES COMMUNITY PARK OUTDOOR HELICOPTER 209 MONUMENT - - POOR DEMO NO LEARNING VILLAGE 210 FUEL PUMP STATION - POOR DEMO NO REGIONAL PARK ELEC/COMM 212 MAINTENANCE SHOP 1972 3,700 FAIR TBD YES COMMERCIAL BUSINESS BACHELOR ENLISTED 213 QUARTERS 1973 35,424 GOOD REUSE YES LEARNING VILLAGE INDOOR HANDBALL 216 COURTS 1974 1,722 POOR DEMO NO COMMUNITY PARK 218 ENLISTED CLUB 1976 10,384 FAIR REUSE YES LEARNING VILLAGE 219 EQUIPMENT STORAGE 1976 384 POOR DEMO NO COMMERCIAL BUSINESS ENGINE TEST CELL 220 ADMINISTRATION 1981 675 GOOD TBD YES COMMERCIAL BUSINESS PHYSICAL FITNESS 221 CENTER 1977 4,200 FAIR TBD YES COMMUNITY PARK 222 AUTO SERVICE CENTER 1974 4,680 POOR DEMO NO COMMUNITY PARK ,,, 225 MAIN GATE HOUSE 1980 24 POOR DEMO NO LEARNING VILLAGE 226 FLIGHT SIMULATOR 1980 9,620 GOOD REUSE YES REGIONAL PARK BACHELOR ENLISTED 227 QUARTERS 1981 48,960 GOOD REUSE YES LEARNING VILLAGE 228 ISSUE WAREHOUSE 1980 3,150 FAIR DEMO NO RESIDENTIAL 229 'ACF-i' WASHRACK 1960 755 POOR DEMO NO COMMERCIAL BUSINESS SHERIFFS TRAINING 230 ACFT WASHRACK 1968 1,642 POOR DEMO NO FACILITY , 231 ENGINE TEST CELL PAD 1968 4,022 GOOD REUSE YES COMMERCIAL BUSINESS 233 VEHICLE WASHRACK 1968 960 POOR DEMO NO COMMUNITY CORE 234 VEHICLE WASHRACK 1968 800 POOR DEMO NO REGIONAL PARK 236 TRANSFORMER PAD FAIR TBD YES LEARNING VILLAGE 237 TRANSFORMER PAD FAIR TBD YES COMMERCIAL MCAS Tustin Specific Plan~Reuse Plan September 1998 ~"~"~'"' City of Tustin Page 6-31 Appendices ,,,, PRELIMINARY BUILDING CONDITION SURVEY Total Possible Bldg Year Area Proposed Interim No. Existing Use Built (Sq Ft) Condition Disposition Use Ultimate Use 238 TRANSFORMER PAD - - FAIR TBD YES LEARNING VILLAGE 239 TRANSFORMER PAD - - FAIR REUSE YES LEARNING VILLAGE 240 TRANSFORMER PAD FAIR TBD YES LAW ENFORCEMENT ' ' ! TRAINING FACILITY 241 TRANSFORMER PAD FAIR REUSE YES COMMERCIAL BUSINESS 242 'TRANSFORMER PAD FAIR TBD YES REGIONAL PARK 244 FLIGHT LINE SHACK 1981 1,000 POOR DEMO NO COMMERCIAL BUSINESS BACHELOR ENLISTED 245 QUARTERS 1984 47,370 GOOD REUSE YES LEARNING VILLAGE BACHELOR ENLISTED 246 QUARTERS 1984 47,370 GOOD REUSE YES LEARNING VILLAGE POL TESTING LAB 247 ADMINISTRATION 1982 600 GOOD REUSE YES REGIONAL PARK HAZ WASTE TRANSFER 248 FACILITY 1982 1,118 POOR DEMO NO REGIONAL PARK 249 HEATING PLANT BLDG 1984 - 768 GOOD REUSE YES LEARNING VILLAGE 250 WAREHOUSE 1984 66,976 GOOD REUSE YES COMMERCIAL BUSINESS GROUND SUPPORT EQUIP 251 SHOP 1984 13,770 GOOD REUSE YES COMMERCIAL BUSINESS GROUND SUPPORT EQUIP 252 SHED 19841 10,755 GOOD REUSE YES COMMERCIAL BUSINESS 253 APPLIED INSTRUCTION 1984 3,972 GOOD REUSE YES REGIONAL PARK REFUELER 254 ADMINISTRATION 1984 700 POOR DEMO NO LEARNING VILLAGE REFUELER 255 ADMINISTRATION 1984 700 POOR DEMO NO COMMERCIAL BUSINESS 256 FLAGPOLE 1983 0 FAIR REUSE YES COMMUNITY PARK RECREATION PICNIC 257 iSHELTER 1983 748 GOOD REUSE YES REGIONAL PARK NAVY RELIEF PAPER 258 COLLECTION 1982 117 POOR DEMO NO LEARNING VILLAGE 259 STORAGE 1984 1,025 POOR DEMO NO REGIONAL PARK LINE MAINTENANCE 260 SHELTER 1984 1,000 POOR DEMO NO REGIONAL PARK LINE MAINTENANCE 261 SHELTER 1984 1,000 POOR DEMO NO REGIONAL PARK HAZARDOUS/FLAM 262 LOCKER 1984 300' POOR DEMO NO REGIONAL PARK HAZARDOUS/FLAM 263 LOCKER 1984 300 POOR DEMO NO REGIONAL PARK HAZARDOUS/FLAM 264 LOCKER 1984 300 POOR DEMO .NO REGIONAL PARK 265 HAZARDOUS/FLAM LOCKER 1984 300 POOR DEMO N° COMMUNITY CORE HAZARDOUS/FLAM 266 LOCKER 1984 300 POOR DEMO NO COMMUNITY CORE HAZARDOUS/FLAM 267 LOCKER 1984 150 POOR DEMO NO COMMERCIAL 268 FILLING STATION - POOR DEMO NO RESIDENTIAL City of Tustin Page 6-32 MCAS Tustin Specific Plan~Reuse Plan rt.,,.,~,,.. ~,~ September 1998 Appendices PRELIMINARY BUILDING CONDITION SURVEY Total Possible Bldg Year Area Proposed Interim No. Existing Use Built (Sq Ft) Condition Disposition Use Ultimate Use 269 GSE LOADING RAMP - FAIR DEMO NO COMMERCIAL BUSINESS 273 ENGINE TEST CELL 1987 2,974 GOOD REUSE YES COMMERCIAL BUSINESS 278 BASKETBALL COURT #1 - - GOOD REUSE YES LEARNING VILLAGE 279 VOLLEYBALL COURT #1 - - GOOD REUSE YES LEARNING VILLAGE 300 MAG-16 HEADQUARTERS 1943 21,170 FAIR REUSE YES LEARNING VILLAGE 303 GENERAL STORAGE SHED 1,610 POOR DEMO NO LEARNING VILLAGE HAZARDOUS/FLAM 306 STORAGE 1949 100 POOR DEMO NO LEARNING VILLAGE 502 BASEBALL FIELD FAIR REUSE YES REGIONAL PARK 503 SOCCER/PARADE FIELD FAIR REUSE YES REGIONAL PARK 504 BASEBALL FIELD FAIR REUSE YES REGIONAL PARK TELEPHONE SWITCHING REUSE · 505 CENTER 240 POOR DEMO YES LEARNING VILLAGE GENERATOR/TRANSFORM 506 ER BLDG . - 1985 360 GOOD REUSE YES LEARNING VILLAGE VEHICLE WASHRACK 507 BLDG 1985 228 POOR DEMO NO COMMUNITY CORE AIRCRAFT WASHRACK 508 BLDG 1'985 684 POOR DEMO NO COMMERCIAL BUSINESS 509 AIRCRAFT WASHRACK 1985 684 POOR DEMO NO SHERIFFS TRAINING BLDG FACILITY 511 !STORAGE SHED 1986 1,800 POOR DEMO NO REGIONAL PARK 512 STORAGE SHED 1986 1,800 POOR DEMO NO REGIONAL PARK 513 STORAGE SHED 1986! 1,800 POOR DEMO NO REGIONAL PARK 514 STORAGE SHED 1986 1,800 POOR DEMO NO COMMUNITY CORE RELOCATE/ 514T CONTRACTOR TRAILER DEMO NO LEARNING VILLAGE 515 STORAGE SHED 1986 1,800 POOR DEMO NO COMMUNITY CORE 516 POLICE STATION 1986 1,551 GOOD. DEMO NO TRANSITIONAI../EMERG HSG 517 AIRCRAFT WASHRACK 1985 POOR DEMO NO COMMERCIAL BUSINESS ' 520 HANGAR 1989 '63,289 GOOD REUSE YES COMMERCIAL BUSINESS 523 APPLIED INSTRUCTION 1987 23,330 GOOD REUSE YES REGIONAL PARK 524 HANGAR 1987 45,959 GOOD REUSE YES LEARNING VILLAGE 525 HANGAR 1987 45,959 GOOD DEMO YES COMMERCIAL RECREATION 526 UTILITY BUILDING SHED 1987 1,672 FAIR REUSE YES LEARNING VILLAGE 527 FLIGHT LINE SHELTER 1987 2,000 POOR DEMO NO COMMERCIAL ADMINISTRATION 528 BUILDING 1988 4,935 GOOD REUSE YES COMMERCIAL BUSINESS 529 SUPPLY BUILDING 1988 15,000 GOOD REUSE YES COMMERCIAL BUSINESS COMMUNICATIONS/MAINT 530 BLDG 1988 5,029 GOOD REUSE YES COMMERCIAL BUSINESS 531 WEATHER ANNEX 1988 800 FAIR DEMO NO COMMERCIAL 532 GENERATOR BUILDING 1988 192 FAIR DEMO NO COMMERCIAL 533 ARMORY 1988 5,363 GOOD REUSE YES REGIONAL PARK 534 CRASH CREW BURN PiT 1988 GOOD DEMO NO COMMUNITY CORE 535 AIRCRAFT WASHRACK 1988 POOR DEMO NO COMMERCIAL RECREATION MCAS Tustin Specific Plan/Reuse Plan September 199",. ~"~",. City of Tustin Page 6-33 Appendices PRELIMINARY BUILDING CONDITION SURVEY; Total Possible Bldg Year Area Proposed Interim No. Existing Use Built (Sq Ft) Condition Disposition Use Ultimate Use WASHRACK UTILITY 536 BUILDING 1988 672 FAIR DEMO NO COMMERCIAL RECREATION 537 ENGINE MAINTENANCE DEMO SHOP 1988 35,717 GOOD YES COMMERCIAL BUSINESS BACHELOR ENLISTED 538 QUARTERS 1989 53,240 GOOD REUSE YES LEARNING VILLAGE BACHELOR ENLISTED' 539 QUARTERS 1989 53,240 GOOD REUSE YES LEARNING VILLAGE HAZARDOUS WASTE 540 STORAGE TANK - - FAIR DEMO NO GOLF VILLAGE 541 PUMP STATION #1 - - FAIR DEMO NO COMMERCIAL BUSINESS 542 PUMP STATION #2 - - FAIR DEMO NO COMMERClA~ BUSINESS 543 ACFT RINSE FACILITY 1988 POOR DEMO NO COMMERCIAL BUSINESS 544 RESTROOM FACILITY 1989' 2,005 GOOD 'DEMO NO COMMERCIAL BUSINESS 545 'SENTRY BOOTH 1989 91 POOR DEMO NO COMMERCIAL BUSINESS 546 ELECTRICAL/STORAGE ROOM 1989 1,755 GOOD REUSE YES COMMERCIAL BUSINESS 547 CHILD CARE CENTER 1990 13,120 GOOD REUSE YES CHILD CARE CENTERS 549 MECHANICAL ROOM 1989 933 GOOD REUSE YES LEARNING VILLAGE 550 TRANSFORMER PAD - - FAIR REUSE YES LEARNING VILLAGE 551 WASHRACK BUILDING 1989 1,000. POOR DEMO NO COMMERCIAL BUSINESS 552 TRANSFORMER PAD - - FAIR REUSE YES COMMERCIAL BUSINESS BACHELOR ENLISTED 553 QUARTERS 1991 40,980 GOOD REUSE YES TRANSITIONAL/EMER HSG 554 BACHELOR ENLISTED TRANSITIONAL/EMER QUARTERS 1991 40,980 GOOD REUSE YES HSG 555 MECHANICAL BUILDING 1990 GOOD REUSE YES COMMERCIAL BUSINESS 556 HAZARDOUS/FLAM STORAGE 1990 3,840 GOOD DEMO NO COMMERCIAL 557 MECHANICAL BUILDING 1991 400 GOOD REUSE YES TRANSITIONAL/EMER HSG 558 FUEL ISLAND - . - POOR DEMO NO COMMERCIAL BUSINESS 559 LOADING RAMP - - FAIR DEMO YES COMMERCIAL BUSINESS 560 VEHICLE WASHRACK 1990 1,089 POOR DEMO NO COMMERCIAL BUSINESS 561 MECHANICAL BUILDING 1989 933 FAIR REUSE YES LEARNING VILLAGE 562 WAREHOUSE 2,363 POOR DEMO NO COMMUNITY CORE 563 SEWER METER VAULT FAIR REUSE NO LEARNING VILLAGE HAZARDOUS/FI_AM 564 STORAGE POOR DEMO NO REGIONAL PARK TACTICAL VAN PAD 565 COMPLEX - - GOOD DEMO NO COMMERCIAL BUSINESS 566 LUBE RACK 1988 1,760 POOR DEMO NO COMMERCIAL BUSINESS HAZARDOUS WASTE 567 STORAGE PAD 1990 2,400 POOR DEMO NO GOLF VILLAGE 568 IMA COMPLEX 1991 19,680 GOOD DEMO ~ YES COMMERCIAL BUSINESS 569 FPN-63 PAR SITE 1991 700 POOR DEMO NO COMMUNITY CORE HAZARDOUS WASTE 570 STORAGE POOR DEMO NO COMMERCIAL BUSINESS City of Tustin Page 6-34 MCAS Tustin Specific Plan~Reuse Plan "~"'"~'"' ~ ~'~ Septe be ........... m r1998 Appendices i PRELIMINARY BUILDING CONDITION SURVEY Total Possible Bldg Year Area Proposed Interim No. Existing Use Built (Sq Ft) Condition Disposition Use Ultimate Use 598 HAZARDOUS/FLAM MAT'L 1992 200 POOR DEMO NO COMMERCIAL BUSINESS LOCKER 599 HAZARDOUS/FLAM MAT'L 1992 100 POOR DEMO NO COMMERCIAL BUSINESS LOCKER 600 HAZARDOUS/FLAM MAT'L 1992 400 POOR DEMO NO COMMERCIAL BUSINESS LOCKER 601 HAZARDOUS/FLAM MAT'L 1992 100 POOR DEMO NO COMMERCIAL LOCKER 602 HAZARDOUS/FLAM MA'FL 1992 100 POOR DEMO NO LEARNING VILLAGE LOCKER 603 TRANSFORMER PAD FAIR REUSE YES LEARNING VILLAGE ~ 604 AN/GMQ-13 TRANSMI~ER POOR DEMO YES COMMUNITY CORE 605 AN/GMQ-13 RECEIVER POOR ' DEMO Y;ES GOLF VILLAGE AN/FPN-63 MTl- 606 REFLECTOR - - POOR DEMO YES GOLF VILLAGE 607 AN/IJMQ-29 - - POOR DEMO YES COMMUNITY CORE 608 AN/GMQ-10 TRANSMt"~ I ~-R - - POOR DEMO YES COMMUNITY CORE 609 AN/GMQ-10 RECEIVER POOR DEMO YES COMMUNITY CORE 610 GENERATOR WASHRACK POOR DEMO NO COMMERCIAL BUSINESS 611 HAZARDOUS MATERIAL STORAGE POOR DEMO NO COMMERCIAL BUSINESS FREST 3000T ADMIN/CLASSROOM ? 10,800 POOR DEMO NO COMMUNITY CORE ' 3002T GUARD SHACK - - POOR DEMO NO RESIDENTIAL 3003T GUARD SHACK 1992 25 POOR DEMO NO RESIDENTIAL 3005T EQUIPMENT SHED 1990 225. POOR DEMO NO RESIDENTIAL 6168 SEWAGE PUMP STATION FAIR DEMO YES GOLF VILLAGE 6169 SEWAGE PUMP STATION FAIR DEMO YES COMMERCIAL 6480 SEWAGE PUMP STATION FAIR DEMO YES RESIDENTIAL 6798 SEWAGE PUMP STATION - - FAIR DEMO YES RESIDENTIAL 6857 SEWAGE PUMP STATION - - FAIR DEMO YES RESIDENTIAL A OFFICERS QUARi*'RS 1946 2,800 POOR DEMO NO ELEMENTARY SCHOOL B OFfiCERS QUARTERS 1946 2,200 POOR DEMO NO ELEMENTARY SCHOOL C VIP QUARTERS 1946 972 FAIR DEMO NO ELEMENTARY SCHOOL C3 YOUTH CENTER 1943 6,552 POOR DEMO NO COMMUNITY PARK C4 OFFICERS CLUB 1943 7,548 FAIR REUSE YES COMMUNITY PARK LIST OF ACRONYMS ABAND ABANDONED HAZ HAZARDOUS ACFT AIRCRAFT IMA INTERMEDIATE MAINTENANCE ACTIVITM ADMIN ADMINISTRATION LAB LABORATORY BLDG BUILDING MAG ' MARINE AIR GROUP COMM COMMUNICATIONS MAT'L MATERIAL COT CITY OF TUSTIN MWR MORALE WELFARE, & RECREATION DECOM DECOMMISSIONED NCO NON-COMMISSIONED OFFICER DOE DEPARTMENT OF EDUCATION CC ORANGE COUNTY ELEC ELECTRONICS TBD TO BE DETERMINED EQUIP EQUIPMENT FAC FACIMTY FLAM FLAMMABLE GSE GROUND SUPPORT EQUIPMENT City of Tustin Page 6-36 MCAS Tustin Specific Plan/Reuse Plan r~,~,,,,~. 1~¢ Septe b · .,,,,~,~,., m er 1998