HomeMy WebLinkAbout01 PUBLIC HEARING - STANDARD PACIFICMEETING DATE
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AGENDA REPORT
FEBRUARY 18, 2014
JEFFREY C. PARKER. CITY MANAGER
Agenda Item 1
Reviewed-
City Manager
Finance Director 1
ELIZABETH A. BINSACK, COMMUNITY DEVELOPMENT DIRECTOR
JOHN A. BUCHANAN, DEPUTY DIRECTOR OF ECONOMIC DEVELOPMENT
SUBJECT. DEVELOPMENT AGREEMENT (DA) 2013 -003, SPECIFIC PLAN AMENDMENT 2013-
002, TENTATIVE- TRACT MAP 17507, CONCEPT PLAN 2013 -002, D: SIGN REVIEW
2013 -006, AND DISPOSITION AND DEVELOPMENT AGREEMENT 13 -03 FOR THE
DEVELOPMENT OF 375 HOMES WITHIN NEIGHBORHOOD G, MCAS TUSTIN
SPECIFIC PLAN
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SUMMARY:
The project is a request to construct 375 single family detached units, a focal park, and other
neighborhood amenities. The site is located within Planning Area 15 (Neighborhood G) of the
MCAS Tustin Specific Plan and generally bounded by future Moffett Drive to the north,
Jamboree Road to the east, Warner Avenue off -ramp to the south, and future Park Avenue to
*he west. The proposed project requires approval of Specific Plan Amendment, Concept Plan,
Tentative Tract Map, Design Review, Development Agreement, and Disposition and Development
Agreement. On December 10, 2013, the Planning Commission adopted Resolution No. 4239
recommending that the City Council approve the proposed project.
APPLICANT. Standard Pacific Corp. PROPERTY OWNER: City of Tustin
15360 Barranca Parkway 300 Cenbrinial Way
Irvine, CA 92618 Tustin, CA 92780
FISCAL IMPACT:
The sources identified below are revenue sources identfied to accrue to ..he City over the term
of the project from commence to completion.
1. Sale of Land: $56,000,000 which will be paid to the City upon conveyance :o the
Developer which is anticipated in late July 2014 however, in no event later than
August 31, 2014. An independent third party appraisal was conducted by the City,
the appraisal confirms that the property is being sold at Fair Market Value.
2. Marketing Fee: At conveyance, the Developer will pay to the City a Tustin Legacy
Master Marketing Program Fee of $50,000 which is used by the City for marketing
Tustin Legacy. This fee will be paid at the close of escrow.
3. Tustin Legacy Backbone Infrastructure Obligation: $16,934,704; the Developer's
obligation will be received incrementally as building permits are issued to the
Developer. The incremental distribution to the City will be accelerated to a lump sum
City Council Report
February 18, 2014
Standard Pacific Corp.
Page 2
3. Tustin Legacy Backbone Infrastructure Obligation: $16,934,704; the Developer's
obligation will be received incrementally as building permits are issued to the Developer.
The incremental distribution to the City will be accelerated to a lump sum payment by the
Developer if the City awards a contract and commences construction on the Peter's
Canyon Channel.
4. Community Facilities Districts (CFD): The estimated bond capacity for Tax 'A' or the
"Facilities Tax" is $23,900,000 of which the City's portion is estimated at $15,300,000
and TUSD's portion is estimated at $8,600,000; the Facilities Tax rate is 0.50 percent of
the estimated property value. Tax 'B' or the "Services Tax ", for essential City services
and facilities maintenance, is 0.15 percent of the estimated property value; this tax has
been applied to projects within Tustin Legacy. The overall average property tax rate is
estimated to not exceed 1.74 percent.
5. Profit Participation: The City will receive 50 percent of the amount by which the total
Net Profits exceed 8.50 percent of the Gross Sales Price received by the Developer.
Participation will be calculated at the completion of the project.
6. Property Tax Status: Currently the property is tax exempt because of City ownership.
The property will lose its tax exempt status upon conveyance of the property to the
Developer and will be taxed accordingly.
7. Transaction Costs: The City's transaction costs are borne by the Developer.
8. Entitlement Cost: The applicant has paid the required application fees for DA 2013 -003,
SPA 2013 -002, TTM 17507, CP 2013 -002, DR 2013 -006, and DDA 13 -03.
CORRELATION TO THE STRATEGIC PLAN:
The proposed project furthers the objectives of the following Strategic Plan goals:
Goal A: Economic and Neighborhood Development — The proposed project enable
business, development, and job opportunities and would enhance the vibrancy and
quality of life in Tustin Legacy and other areas of the community.
• Goal B: Public Safety and Protection of Assets — The proposed project would ensure
Tustin is an attractive, safe and well maintained community in which people feel pride.
The proposed project also furthers the following Mayor's Goals:
• Implementation of Tustin Legacy New Vision Concept — The proposed project would be
consistent with the implementation of the Tustin Legacy New Vision Concept.
RECOMMENDATION:
That the City Council adopt:
1. Resolution No. 14 -12, finding the project is within the scope of the certified Final
Environmental Impact Statement/Environmental Impact Report for the MCAS Tustin
City Council Report
February 18, 2014
Standard Pacific Corp.
Page 3
Reuse and Specific Plan, the Supplemental and Addendum, and that pursuant to
Government Code Section 65457, no further environmental review is required.
2. Resolution No. 14 -13, approving Disposition and Development Agreement (DDA) 2013-
03 between the City of Tustin and Standard Pacific Corp for development of 375
residential units, a focal park and other community amenities; and, authorizing the City
Manager to execute said DDA 2013 -03, subject to any non - substantive modifications as
may be determined necessary and/or recommended by the City's special real estate
counsel or the City Attorney and to carry out all City actions necessary to implement the
DDA including execution of related documents as required by the DDA.
3. Introduce and have first reading by title only of Ordinance No. 1440 for Specific Plan
Amendment 2013 -002, an amendment to the MCAS Tustin Specific Plan to allow guest
parking be provided on private local streets.
4. Introduce and have first reading by title only of Ordinance No. 1441 for Development
Agreement 2013 -003 to facilitate the development and conveyance of an approximate
78 acre site within the boundaries of MCAS Tustin specific plan.
5. Resolution No. 14 -14, approving Concept plan 2013 -002 to develop 375 residential units
and ensure necessary linkages are provided between the development project, the
integrity of the specific plan and purpose and intent of the neighborhood is maintained,
and applicable city requirements are identified and satisfied; Tentative Tract Map 17507
to subdivide an approximately 78 acre site into 376 numbered lots and 75 lettered lots;
and Design Review 2013 -006 for the design and site layout of 375 single family
detached units, a focal park, and other neighborhood amenities.
APPROVAL AUTHORITY;
• Specific Plan Amendment:
Section 4.2.8 of the MCAS Tustin Specific Plan requires an amendment to the Specific Plan
be initiated and processed in the same manner set forth in the Tustin City Code. Tustin City
Code Section 9295 specifies any amendment to the Zoning may be initiated and adopted as
other ordinances are amended or adopted.
• Disposition and Development Agreement:
In July 2012, the City entered into an Exclusive Negotiation Agreement (ENA) with the
Developer for land acquisition and development of approximately 238 single family homes, a
neighborhood park, and open space on Disposition Parcel 1B. Subsequently, in February
2013 the ENA was amended expanding the area under negotiation from 51 acres to 78
acres through the inclusion of Parcel 6A. The single family homes were increased from 238
to 375 units. The amended ENA allowed for better planning south of Moffett Road and east
of Park Avenue. The Standard Pacific Corporation and City of Tustin desire to enter into DDA
13 -03.
City Council Report
February 18, 2014
Standard Pacific Corp.
Page 4
• Development Agreement:
The MCAS Tustin Specific Plan Section 4.2.9 requires a Development Agreement in
conjunction with or prior to approval of any entitlements associated with private
development. Pursuant to Tustin City Code Section 9607, the Planning Commission shall
consider the Development Agreement and make a recommendation thereon to the City
Council. The Planning Commission shall forward its recommendation to the City Council
within thirty (30) days of the time specified for the public hearing.
Pursuant to Tustin City Code Section 9613, after the City Council completes the public
hearing and considers the recommendation of the Planning Commission, the City Council
may accept, modify or disapprove the Development Agreement. Pursuant to Tustin City
Code Section 9614, the Development Agreement shall be approved by the adoption of an
ordinance.
• Concept Plan:
Section 4.2.2 of the MCAS Tustin Specific Plan requires a Concept Plan to be prepared and
submitted for Zoning Administrator approval concurrent with a new development proposal.
Since the proposal includes other entitlement applications that require City Council approval,
Concept Plan 2013 -002 is forwarded to the Planning Commission and City Council for
concurrent consideration.
• Tentative Tract Map:
Tustin City Code Section 9321B authorizes the Planning Commission to review and take
action on Tentative Maps; however, since the proposal includes other entitlement
applications that require City Council approval, Tentative Tract Map 17507 is forwarded to
City Council for concurrent consideration.
Design Review:
Section 4.2.4 of the MCAS Tustin Specific Plan requires each development to submit and
obtain approval of a Site Plan and Design Review pursuant to the Tustin City Code following
or concurrent with the approval of a Concept Plan. Tustin City Code Section 9272
authorizes the Community Development Director to consider Design Review application;
however, since the proposal includes other entitlement applications that require City Council
approval, DR 2013 -006 is forwarded to City Council for concurrent consideration.
BACKGROUND AND DISCUSSION:
Site Location
The project site is approximately 78 acres located within the MCAS Tustin Specific Plan (Tustin
Legacy) boundaries affecting only Disposition Parcels 113 and 6A (Attachment A — Location
Map). The site is currently owned by the City and will be transferred to Standard Pacific Corp.
upon closing of escrow. The project site is bounded by future Moffett Drive to the north,
Jamboree Road to the east, Warner Avenue off -ramp to the south, and future Park Avenue to
the west within Planning Area 15 of Neighborhood G, MCAS - Tustin Specific Plan (Figure 1).
City Council Report
February 18, 2014
Standard Pacific Corp.
Page 5
Surrounding uses include the St. Anton apartments and vacant site to the west, warehouse and
light industrial uses to the south, residential uses across Jamboree Road to the east, and vacant
sues to the north (Figure 2).
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Figure 1
Figure 2
City Council Report
February 18, 2014
Standard Pacific Corp.
Page 6
Project Description
Specific Plan Amendment 2013 -002, Disposition and Development Agreement 13 -03, Concept
Plan 2013 -002, Design Review 2013 -006, Development Agreement 2013 -003, and Tentative
Tract Map 17507 are real estate agreement and development applications for the purpose of
developing 375 detached residential units, a focal park, and other amenities and open space
linkages to other developments within the Tustin Legacy (Figure 3).
The project has been designed to enhance livability by intergrading four (4) distinctive housing
styles completely connected to a centralized park and greenbelt linkages. The your housing
products are Sheldon, Crawford, Greenwood and Stafford (details are discussed under Design
Review section of this report). The focal park will include a community plat a and will serve as a
social gathering place for residents within the community as well as resident of the City as a
whole. This is accomplished through the requirement that the focal park must be accessible via
public easement to the public. At the southerly end of the focal park is the private recreation
center that is anchored by the Club House building, swimming pool, water play areas as well as
other amenities available to the residents of the community.
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City Council Report
February 4, 2014
Standard Pacific Corp.
Page 7
Disposition and Development Agreement
In 2010, the Tustin City Council approved the "Tustin Legacy Disposition Strategy for the
Former Master Developer Footprint" for Neighborhoods B, D, E, and G. The Strategy grouped
the site into "Disposition Packages" located adjacent to existing development and major
infrastructure such as Tustin Ranch Road. The Strategy identified Early Opportunity sites
including Disposition Package 1 B, as a single family residential development package.
In July 2012, the City entered into an Exclusive Negotiation Agreement (ENA) with the
Developer for land acquisition and development of approximately 238 single family homes, a
neighborhood park, and open space on Disposition Parcel 1B. Subsequently, in February 2013
the ENA was amended expanding the area under negotiation from 51 acres to 78 acres through
the inclusion of Parcel 6A. The single family homes were increased from 238 to 375 units. The
amended ENA allowed for better planning south of Moffett Road and east of Park Avenue. In
addition, it allowed for the acceleration of infrastructure construction throughout Tustin Legacy
with the earlier than anticipated construction of Peter's Canyon Channel. Based on prior
direction, the following principles were adhered to in the negotiation of the DDA:
• The terms and conditions include performance measures required of the Developer such
as construction commencement and completion dates.
• The property will be conveyed to the Developer at not less than Fair Market Value.
• The property will be conveyed to the Developer in an "as-is-where is -and with all faults"
condition.
• Development and construction of the project are at no cost or expense to the City.
• The Developer will be responsible for paying Tustin Legacy Backbone Infrastructure
Program costs
• The Developer will be responsible for local infrastructure costs.
• The City will retain certain special rights associated with the maintenance of the property
and easements associated with public access.
• The City's risk, as the seller of property, is limited.
• The City will retain certain rights and remedies in the event that the Developer fails to
perform as specified in the DDA, including the revestment rights and the right to
repurchase.
The DDA requires the Developer to perform the following:
+ All on -site horizontal improvements (i.e., grading, utilities, and streets) will be completed
within 24 months of grading permits being issued.
• All Models for the four product types will be completed 6 months following the completion of
horizontal improvements.
• The project shall be completed within 60 months following Model home opening.
Conveyance of the property, which is will be no later than August 31, 2014, is dependent on the
closing conditions.
City Council Report
February 18, 2014
Standard Pacific Corp.
Page 8
• The Developer receiving a Development Agreement (DA) prior to or concurrent with City
approval of the project.
• The Developer or Developer's affiliate successfully concludes their Due Diligence process
within 60 days from the execution of the DDA.
• The Developer provides a Financing Plan cert;fying the ability to develop the property as-
proposed in the DDA.
• The Developer successfully receiving full entitlements to develop the Disposition Package
1 B and 6A as described in the DDA.
The proposed development and DDA respond to all City objectives and goals established
through the Request for Proposal process, the Disposition Strategy, the MCAS Tustin Specific
Plan and the approved ENA. The financial commitments by the developer have been fully
evaluated and the DDA protects the interests of the City.
Resolution No. 14-13 has been prepared in support of City Council consideration of DDA 13 -03,
a copy of which is on file with the Office of the City Clerk, subject to any non - substantive
modifications as may be determined necessary as may be approved by the City Managers
Office, or as recommended by the City's Special Counsel or the City Attorney. In addition, staff
is also recommending that the City Manager be authorized to take such actions, and execute
such documents and instruments, as deemed necessary or desirable to implement the terms of
the DDA and all attachments to the DDA and other documents as necessary and, upon
satisfaction of all conditions and obligations of the Developer thereto and pursuant to the DDA,
to transfer the subject site to the Developer.
Specific Plan Amendment — On- Street Guest Parking
The proposed development consists of detached single family homes within a community. The
Specific Plan requ res 0.5 spaces of unassigned guest spaces per unit; however, Table 3 -4 of
the MCAS Tust:n Specific Plan only allows not more than fifty (50) percent of the guest parking
spaces required may be fulfilled with on- street parking on privat- and public local streets, except
where adjoining a publicly accessible park.
The proposed project requires 188 guest parking spaces and provides 549 within a parking bay
and on- street guest parking spaces (over three times of the required amount of guest parking).
However, of the 549 spaces provided, only 94 spaces can be counted as meeting the required
on- street guest spaces. The applicant has indicated that to provide the remaining 94 off- street
parking in a parking lot setting within a single family neighborhood is not typical and may
change the character of the neighborhood. Accordingly, the applicant has proposed an
amendment to the Specific Plan to allow guest parking be provided on private local streets.
Exhibit B of Resolution No. 4239 provides the proposed text amendment language.
Standard
Required
Provided
Residents Parking
750
776
Guest Parkin - On Street
188
549
Park! Ratio fResident Parking#
21unit
2.07 1unit
Parking Ratio Guest Parkin
0.Slunit
1.461unit
Focal Park On -Site
-
25
Focal Park On- Street
-
144
Total Pariking Provided
938
1,494
City Council Report
February 18, 2014
Standard Pacific Corp.
Page 9
Concept Plan
Section 4.2.2 of the MCAS Tustin Specific Plan requires a Concept Plan to be prepared and
submitted for Zon:ng Administrator approval concurrent with a new development proposal. The
Concept Plan will establish the planning and design principles guiding the implementation of site
layout, landscaping, and architectural design on the site. The purpose of the Concept Plan is to
document and ensure that:
1. The necessary linkages are provided between the development project and the Planning
Area /Neighborhood in which it is located.
2_ The integrity of the Specific Plan and purpose and intent of each Neighborhood is
maintained.
3. Applicable considerations of City requirements other than those spelled out in the
Specific Plan are identified and satisfied.
Concept Plan 2013 -002 provides for conceptual development site layout and design framework
for the proposed project. The Concept Plan includes: a conceptual site plan, a grading and utility
plan; a phasing plan; and a landscape plan. As proposed, Concept Plan 2013 -002 has been
prepared and subm tted concurrently with the proposal to develop 375 residential units and
necessary vehicular and pedestrian linkages. The integrity of the Specific Plan, along with
applicable City requirements, have also been demonstrated through submitted plans (Figure 4
and 5).
Conceptual Landscape
Figure 4
Design Review
Pedestrian Circulat on
Figure 5
Section 4.2.4 of the MCAS Tustin Specific Plan requires applicants for each development to
submit and obtain approval of a Site Plan and Design Review pursuant to the Tustin City Code
following or concurrent with the approval of a Concept Plan. Design Review 2013 -004 provides
for the design and site layout of the proposed residential community.
City Council Report
February 18, 2014
Standard Pacific Corp.
Page 10
There are four housing products proposed with various architectural styles as follows:
Sheldon at Tustin Legacy: is the smallest home type and is bordered by the green belt
park on the north, the Warner Avenue off -ramp on the south, the Crawford and the
Greenwood housing products to the east and Park Avenue to the west (blue shaded
area on Figure 3). There are 103 homes ranging from 1,837 to 2,389 square feet and
consist of 3 bedrooms 2.5 baths to 5 bedrooms ;, baths. The styles include: Santa
Barbara, Cottage, Monterey, and Craftsman Bungalow architectural designs.
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Crawford at Tustin Legacy: is located in both the northwest corner of the community as
well as along the eastern boundary adjacent to Jamboree Road and the Warner Avenue
off -ramp (yellow shaded area on Figure 3). Crawford consists of 77 homes ranging in
size from 2,419 to 2,711 square feet and configured with 4 bedrooms, loft, and 3 baths
to 4 bedrooms, bonus room (optional bedroom) and 3 baths. The architectural styles
include: Cottage, Monterey, Santa Barbara, American Classic, and Craftsman
Bungalow.
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Crawford at Tustin Legacy
City Council Report
February 18, 2014
Standard Pacific Corp.
Page 11
Greenwood at Tustin Legacy: Greenwood consists of 99 homes ranging in size from
2,945 to 3,515 square feet (green shaded area on Figure 3). The homes are configured
with 4 bedrooms, loft, den and 3 baths to 5 bedrooms, kid's lounge and 5.5 baths. E ach
of the homes also has an optional bonus room and/or suite over the garage. A standard
"Legacy Room," an extension of indoor to outdoor living space also is provided for each
of the homes. The Greenwood styles include- Cottage, Monterey, Santa Barbara, and
Farmhouse.
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Greenwood at Tustin Legacy
Stafford at Tustin Legacy: Stafford consists of 96 homes with wide lots dispersed
throughout the northwesterly quadrant of the community on two sides of the centralr -ed
park (red shaded area on Figure 3). The homes ranging in size from 3,309 to 3,741
square feet and configured with 4 bedrooms, bonus room and 3.5 baths to 5 bedrooms,
bonus room, office, and 4.5 baths. The homes arch- tectural styles include: Cottage,
Monterey, Santa Barbara, American Classic, Adobe Ranch, and Stucco Bungalow.
Stafford at Tustin Legacy
City Council Report
February 18, 2014
Standard Pacific Corp.
Page 12
The centralized focal park is approximately 6 acres in size and would be accessible to the
residents of the project and the public. The public portion of the park is designed with
community plaza, playgrounds, main lawns for recreation activ ties, other amenities such as
bocce ball courts, basketball court, picnic areas. The private areas consist of a pool, kids splash
and play area, outdoor seating area with built in BBQ, and a club house for residents only.
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City Council Report
February 18, 2014
Standard Pacific Corp.
Page 13
Tentative Tract Map
Tentative Tract Map 17507 is a subdivision of an approximately 78 acre site into 376 numbered
lots and 75 lettered lots for the development of 375 single family detached units, a focal park,
and other neighborhood amenities. Also included in the map are proposed easements for
sewer, water, and other utility; non - exclusive easements for emergency vehicles and public
services; public access easement over private streets to the focal park; maintenance easement
to Jamboree slope; and reciprocal access easement over private drives in favor of adjacent lots
(Attachment B).
With respect to circulation system within the tract, the applicant proposes deviation from the
City's Construction Standards for Private Streets, Strom Drain and On -site Private
Improvements related to curb and gutter. The applicant wishes to utilize shed and flare curbs in
lieu of typical 6" standard curb and gutter (Figure 6).
Pursuant to the standards, any deviation will require the Building Official approval. The
proposed deviation has been reviewed by the Building Official and has been determined to be
consistent with the intent of the established standards. Appropriate findings have been included
to support the request.
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Tustin City Code Section 9231 B authorizes the Planning Commission to review and take action
on Tentative Maps; however, since the proposal includes other entitlement applications that
require City Council approval, VTTM 17507 is to be forwarded to City Council for concurrent
consideration.
Development Agreement.
To strengthen the public planning process, encourage private participation in comprehensive
planning, and reduce the economic risk of development, the California Legislature adopted the
Development Agreement Statute of the Government Code. Pursuant to the Statute, the City
may enter into an agreement with any person having a legal or equitable interest in real property
and to provide for the development of such property and to establish certain development rights
therein. In addition, the MCAS Tustin Specific Plan Section 4.2.9 requires a Development
City Council Report
February 18, 2014
Standard Pacific Corp.
Page 14
Agreement in conjunction with or prior to approval of any entitlements associated with private
development.
DA 2013 -003 included herewith as Attachment H will provide for the orderly implementation of
the General Plan, MCAS Tustin Specific Plan, the phased development and completion in
accordance with the DDA, and certain assurances to the Developer and the City. These
assurances require the cooperation and participation of the City and Developer and could not be
secured without mutual cooperation in and commitment to the comprehensive planning effort
that has resulted in the DA and the Specific Plan.
The DA will include, but not be limited to, the following provisions:
• The term of the Development Agreement.
• Public benefits.
• The timing of development as set forth in the DDA.
• Construction of infrastructure and public facilities.
• Annual review of Developer's performance, etc.
Pursuant to Tustin City Code Section 9607, the Planning Commission shall consider the
Development Agreement and make a recommendation thereon to the City Council. The
Planning Commission shall forward its recommendation to the City Council within thirty (30)
days of the time specified for the public hearing.
Other Agencies Input
In compliance with State Subdivision Map Act, the City sent out letters along with a copy of the
Tentative Tract Map to affected agencies. In response, three (3) agencies provided comments
(Attachment C). The Department of Transportation, District 12, indicated their support of the
project and asked that subsequent or significant changes to the agreed upon
traffic/transportation mitigation to the original program FEIS /EIR be evaluated to determine if
there are direct and/or cumulative impacts to the State Highway System. Southern California
Edison Company (SCE) advised that the proposed map will not be unreasonably interfered with
the free and complete exercise of any easements and /or facilities held by SCE. The City of
Irvine requested updated information to the Planning Area Trip budget for Tustin Legacy and
staff has provided the City of Irvine with the updated table. No further comments were received.
Environmental Review
On January 16, 2001, the City of Tustin certified the Program Final Environmental Impact
Statement/Environmental Impact Report (FEIS /EIR) for the reuse and disposal of MCAS
Tustin. On April 3, 2006, the City Council adopted Resolution No. 06-43 approving an Addendum
to the FEIS /EIR. On December 6, 2004, the City Council adopted Resolution No. 0476 approving
a Supplement to the FEIS /EIR for the extension of Tustin Ranch Road between Walnut Avenue
and the future alignment of Valencia North Loop Road. On May 21, 2013, the City Council
adopted Resolution No. 13 -32 approving a second Addendum to the Final EIS /EIR in conjunction
with the South Orange County Community College District project. The Final EIS /EIR as
amended by the Supplement and the Addendums is referred to herein as the "FEIS /EIR." The
FEIS /EIR along with its Addendum and Supplement is a program EIR under the California
Environmental Quality Act (CEQA). The FEIS /EIR, Addendums and Supplement considered the
potential environmental impacts associated with development on the former MCAS Tustin.
C-ty Counc I Report
February 18, 2014
Standard Pacific Corp.
Page 15
An Environmental Checklist (Initial Study) has been prepared and concluded that the proposed
actions do not result in any new significant environmental impacts or a substantial increase in the
severity of any previously identified significant impacts in the FEISIEIR. Moreover, no new
information of substantial importance has surfaced since certification of the FEISIEIR.
Planning Commission Action
On December 10, 2013, the Planning Commission considered the project and adopted Resolution
No. 4239 recommending that the City Council approve the proposed project. The Plann ng
Commission, at the hearing, revised Condition No. 3.1 requiring the developer to provide enhanced
building elevations along Jamboree Road, Warner Avenue off -ramp, future Park Avenue and future
Moffett Drive.
The proposed SPA 2013 -002, DDA 13 -03, DA 2013 -003, TTM 17507, CP 2013 -002 and DR
2013 -006 are consistent wth the MCAS Tustin Specific Plan and the General Plan and would
not have any significant impact to the overall development potential currently allowed.
Accordingly, the Planning Commission recommended that the City Council approve SPA 2013-
002, DA 2013 -003, TTM 17507, CP 2013 -002 and DR 2013 -006. And accordingly staff
recommends that the City Council approve DDA 13 -03, SPA 2013 -002, DA 2013 -003, TTM
17507, CP 2013 -002 and DR 2013 -006.
Joh Buchanan
ty Director — Economic Development
W&V�--
J ina Willkom
A lstant Director - Planning
Attachments:
A. Location Map
B. Submitted Plans
C. Other Agencies Comments
zabeth A. Binsack
Director of Commun�ty Development
D. Planning Comm ss.on Minutes of December 10, 2014, and Resolution No. 42;38 and 4239
t,. City Council Resolution No. 14 -12 (Environmental)
F. City Council Resolution No. 14 -13 (Disposition and Development Agreement)
G. Ordinance No. 1440 (Specific Plan Amendment)
H. Ordinance No. 1441 (Development Agreement)
I. City Council Resolution No. 14 -14 (Concept Plan, Tentative Tract Map, and Design Review)