HomeMy WebLinkAboutOB 1 MOU MCAS TUSTIN 08-03-92z 4 OLD BUSINESS NO. 1
8-3-92
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JATE: AUGUST 3, 1992
TO: WILLIAM A. HUSTON, CITY MANAGER
FROM: CHRISTINE A. SHINGLETON, ASSISTANT CITY MANAGER
SUBJECT: MEMORANDUM OF UNDERSTANDING MARINE CORPS AIR STATION, TUSTIN
RECOMMENDATION
It is recommended that the City Council authorize the City Manager
and Assistant City Manager to execute the subject Memorandum of
Understanding.
BACKGROUND
The Department of Defense Office of Economic Adjustment has
informed the City of Tustin that they have approved the City's
grant request of $750,000. The funding will be used for
preparation of a joint Environmental Impact Report/Environmental
Impact Statement ( EIR/EIS ) for disposal of the base project and the
City's preparation and adoption of a Specific Plan.
One of the conditions tied to the grant is the City's execution of
a Memorandumof Understanding (MOU) with the Commander, Marine
Corps Air Bases Western Area. The MOU outlines mutual
understandings related to the scope of work for the project and
respective obligations of each party. A copy of the MOU is
attached for the City Council's review and approval.
Christine A. Shing on
Assistant City Man ger
CAS:kbc\mcasmou.cas
MEMORANDUM OF UNDERSTANDING
CONCERNING A JOINT ENVIRONMENTAL IMPACT STATEMENT/
ENVIRONMENTAL IMPACT REPORT AND A REUSE SPECIFIC PLAN
FOR MARINE CORPS AIR STATION, TUSTIN
This Memorandum of Understanding (MOU) is entered into by and
between the City of Tustin (I'Cityl') and the United States of
America by and through the Commander, Marine Corps Air Bases,
Western Area (11USMC11) respecting the following matters.
RECITALS
A. Pursuant to Public Law 101-510, the Defense Closure and
Realignment Act of 1990, Marine Corps Air Station Tustin will be
closed no later than July 1997.
B. The USMC intends to dispose of a substantial portion of the
real property that now constitutes the Air Station while retaining
other portions to support Marine Corps Air Station E1 Toro. For
purposes of this agreement "Air Station" shall mean Marine Corps
Air Station Tustin encompassing the existing boundaries of that
installation; "Reuse Area" shall mean those areas of the Air
Station planned for disposal by the USMC; and "Retained Area" shall
- mean those areas of the Air Station to be retained for continued
use by the USMC after closure.
C. The City and USMC desire to meet their respective obligations
under California and Federal law to assess the potential
environmental impacts of disposal, reuse, and retention of various
portions of the Air Station by preparing a joint Environmental
Impact Report/Environmental Impact Statement (EIR/EIS). This
cooperative effort is consistent with the Department of Defense
strategy for disposal of base closure property and will promote
intergovernmental coordination at the local and federal levels.
D. For the purposes of the EIR/EIS, "Project" shall mean the
USMC's disposal of the Reuse Area and continued use of the Retained
Area after closing the Air Station and the City's preparation and
adoption of a Specific Plan for the Reuse Area.
E. The City and USMC believe that the City's preparation and
adoption of a Specific Plan for the Reuse Area at the same time
that both parties produce a joint EIR/EIS will optimize the value
of the Reuse Area and assist the City in a timely economic
adjustment to the Air Station's closure.
F. The City and USMC wish to ensure preparation of an EIR/EIS for
the disposal and reuse of the Air Station that includes all
relevant information and analysis before independently acting on
the Project.
G. The National Environmental Policy Act (NEPA), its implementing
regulations, and Article 14 of the Guidelines for Implementation of
the California Environmental Quality Act (CEQA) permit and
encourage joint Federal and State processes for environmental
compliance to reduce duplication of effort, expense, and paperwork
whenever possible. Council on Environmental Quality regulations,
40 C.F.R. Section 1506.2, and CEQA Guidelines, Section 15226,
provide for joint federal and state planning processes,
environmental research and studies, public hearings, and
environmental assessment. Those regulations also provide that in
such cases, Federal agencies and State or local agencies shall be
joint lead agencies for purposes of a joint EIR/EIS.
H. The City, with the cooperation of the USMC, has requested
approval of a $750,000 grant from the Department of Defense Office
of Economic Adjustment (OEA) to support preparation of a joint
EIR/EIS for the Project, with the expectation that with USMC
consultation and participation, the resulting study will satisfy
EIS requirements of NEPA, and applicable Federal, Department of
Navy and United States Marine Corps regulations and directives;
enhance redevelopment opportunities for the Reuse Area; and
eventually maximize revenue into the Base Closure Account.
I. The City has agreed to undertake the preparation of the joint
EIR/EIS and Specific Plan for the Reuse Area within an expedited
timeframe with the understanding that the environmental evaluation
of the Project will cost approximately $800,000 and that approval
of a $750,000 grant request from the OEA is anticipated.
J. A USMC representative participated in the screening process
for selecting a consultant to prepare the EIR/EIS for the Project
and determined that all the finalists from which the City will
select a contract consultant are qualified under federal standards.
MUTUAL UNDERSTANDINGS
NOW, THEREFORE, in consideration of these recitals and other
considerations herein set forth, it is mutually understood that:
1. A joint EIR/EIS shall be prepared on the Project in accordance
with NEPA and CEQA and all applicable Federal, Department of
Navy and United States Marine Corps regulations and
directives. The Scope of Work is attached as Exhibit "A".
2. The City and the USMC shall be joint lead agencies, as
provided for in 40 C.F.R. Section 1501.5(b) and Section 15226
of the CEQA Guidelines. They shall endeavor in good faith to
concur in a preferred reuse alternative which will (a) be
compatible with the USMC's use of the Retained Area, (b) not
interfere with any environmental remediation which the USMC is
required to accomplish, and (c) provide timely economic
_.y. adjustment for the City.
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3. To the maximum extent practicable under existing laws and
regulations, both parties agree to share relevant information.
As input to the EIR/EIS and planning for the Specific Plan for
the Reuse Area, the USMC shall make reasonable efforts to
provide in a timely manner information identified to be
provided by the USMC in Exhibit A.
4. PROJECT REPRESENTATIVES AND THEIR DUTIES
A. In the preparation of the EIR/EIS, the City and the USMC
shall be represented by the following project
representatives or officers referred to as the "Project
Committee"
City of Tustin
Christine Shingleton
Assistant City Manager
15222 Del Amo Avenue
Tustin, CA 92680
(714) 544-8890 X 253
Dana Ogdon
Senior Planner
15222 Del Amo Avenue
Tustin, CA 92680
(714) 544-8890 X 291
USMC
Ann Dotson
Urban Planner
MCAS E1 Toro (AQ)
Santa Ana, CA 92709
(714) 726-3202
Linda Howard
Deputy Staff Civil
Engineer
MCAS El Toro (JA)
Santa Ana, CAS 92709
(714) 726-6608_
B. The successful preparation of the joint EIR/EIS will
require full communication between the parties. It shall
be the duty of the Project Committee to ensure close
consultation throughout the document preparation and
review process. Members of the Project Committee shall
keep each other advised of developments affecting the
preparation of the EIR/EIS. Meetings of the Project
Committee shall be held as needed to ensure close
consultations including discussion of issues raised by
any Federal, State, regional or local agency and the
approach to resolving these issues.
C. Both parties recognize the benefits of retaining the
members named above on the Project Committee;
nevertheless, each party reserves the right to replace
its members as needed. The City and USMC
shall provide each other written notification of
substitute members with their titles, addresses, and
telephone numbers.
D. The Project Committee shall review and agree on the
following:
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1) Detailed work tasks and scheduling for the project
to ensure consistency with Exhibit A and to ensure
that the requirements of Federal and State law are
met and that the statutory findings required of the
City and USMC for their respective decisions on the
Project can be made; and
2) Whether the work performed is satisfactory and if
not, how best to correct the deficiencies in the
work; and
3) The division of responsibilities between the City
and USMC.
4) Guidance and information provided to the
Contractor necessary for work performed under the
scope of work. All review comments and response
to comments received shall be reviewed and
approved by the Project Committee prior to being
acted on by the Contractor.
5. CONSULTANT CONTRACT
A. The City and the USMC shall jointly select the contractor
and the City shall be responsible for entering into a
contract with the selected consultant (the Contractor)
and administering the preparation of the EIR/EIS for the
Project.
B. Pursuant to 40 C.F.R. Section 1506.5(c), the City shall
require the Contractor to execute a disclosure statement,
in a form approved by the USMC, specifying that the
Contractor has no financial or other interest in the
outcome of the Project.
C. In the event that total costs for the Project identified
by Exhibit A exceed $800,0001 the City and the USMC will
cooperate in good faith in an effort to identify
additional funding sources that might be available to
reimburse the City for any expenses incurred in excess of
$800,000. In any event, the USMC understands that the
City shall have no obligations under this agreement if an
OEA grant is not awarded in the amount of at least
$750r000-
6. TIME LIMITS AND SCHEDULES
A. Pursuant to Section 15110 of CEQA Guidelines, the City
and USMC agree to waive the one year time limit for
_._ completing and certifying a final EIR/EIS.
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B. The City and USMC shall make reasonable efforts to comply
with an 18 month schedule for completing the EIR/EIS as
identified in Exhibit A. or to complete it as soon as
practical thereafter. The City and USMC will mutually
identify all applicable actions and procedures necessary
to meet this schedule and delineate all divisions of
responsibilities. In order to meet the 18 month
schedule, the USMC shall provide and complete as soon as
reasonably possible, Marine Corps studies and work to be
used in development of the EIR/EIS and Specific Plan for
the Reuse Area, as identified in Exhibit A.
7. In order to obtain comments from all public agencies and
from the general public on the draft EIR/EIS, the City and
the USMC shall jointly conduct scoping meetings and public
hearings on the EIR/EIS, when it is feasible to do so.
In any event, each party shall be free to satisfy its own
requirements for public disclosure separately as deemed
necessary.
8. In the event of disputes as to scientific issues relating to
the EIR/EIS, the EIR/EIS shall contain conflicting viewpoints.
9. In the event of disputes concerning mitigation measures the
EIR/EIS shall identify the full range of measures under
consideration.
10. ASSESSMENT/CERTIFICATION OF COMPLETENESS OF FINAL EIR/EIS. The
City and USMC shall independently assess and certify the
adequacy and completeness of the final EIR/EIS.
11. CEOA CERTIFICATION. Upon independent certification of the
final EIR/EIS, notification shall be made by the City,
pursuant to CEQA.
12. COORDINATION OF DECISIONS. Consistent with the parties'
agreement (as set forth in paragraph number 2 above) to
make a good faith effort to concur in a preferred reuse
alternative for the Reuse Area, the City and the USMC shall
coordinate their respective final decisions under CEQA and
NEPA to ensure consistency.
13. NEPA RECORD OF DECISION. Pursuant to applicable federal laws
and regulations, after the USMC and the Secretary of the Navy
have approved the final EIS and the Environmental Protection
Agency has effected publication of the notice, the Secretary
of the Navy will make a decision on the USMC actions related
to the Project and a Record of Decision will be published.
14. AGREEMENT COORDINATED WITH NEPA AND CEQA. The City and USMC
shall be free to fulfill their statutory responsibilities,
-. including permit issuance, in accordance with CEQA and NEPA
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requirements or other applicable statutes.
15. MOU ORGANIZATION.' The various headings and numbers herein, the
grouping of provisions of this MOU into separate sections and
paragraphs, and the organization hereof, are for convenience
only and shall not be considered otherwise.
16. LIMITATIONS AND AMENDMENTS
A. Any modification of this MOU must be in writing and
properly executed by both parties.
B. This MOU may be amended by either party upon consent, in
writing, of both parties to this MOU.
C. The City and USMC shall take whatever further steps they
deem necessary, including further MOU's or amendments to
this MOU, in order to fulfill the purpose of this MOU.
D. Each provision of this MOU is subject to the laws of the
United States and the delegated authority in each
instance.
17. APPROVAL Each party signing this MOU expressly warrants
and represents that the person signing this MOU on its
behalf has the authority to execute this MOU.
IN WITNESS WHEREOF, the parties hereto have caused this MOU to
be duly executed on the respective dates set forth opposite their
signatures.
CITY:
CITY OF TUSTIN
By
Its Dated: , 1992
By
Its Dated: , 1992
(Signatures continued on following page)
C
- USMC:
UNITED STATES MARINE CORPS
By.
Dated: , 1992
P. D. WILLIAMS
Major General, United States Marine Corps
Commander, Marine Corps Air Bases, Western Area
Approved as to form:
James G. Rourke
City Attorney
City of Tustin
Ronald G. Ress
Counsel to the Commander
Marine Corps Air Bases,
Western Area
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7/21/92
EXHIBIT A
MARINE CORPS AIR STATION TUSTIN
PLANNING AND ENVIRONMENTAL SERVICES
FOR BASE DISPOSAL AND REUSE
SCOPE OF WORK
1.0 OVERALL PROTECT MANAGEMENT
The City requires that all necessary planning and environmental services for the Base
Disposal and Reuse Scope of Work be completed within eighteen (18) months. The
consultant will, therefore, be responsible for assuming a complete project
coordinator/manager role. This, at minimum, will include the following: - 1
1.1 Designate project manager and assemble the consultant team and administer all
sub -consultant contracts for professional services, special studies and reports
needed to support the necessary planning and environmental services for Base
Disposal and Reuse.
1.2 Direct and supervise efforts of the consultant team through all aspects of the
project. Evaluate all draft program documents from sub -consultants prior to
release to City. Monitor team performance in completing tasks on schedule and
apprise the City of team progress at monthly intervals.
1.3 Facilitate on-going correspondence between the consultant team and key project
participants, including City staff, the Marine Corps, the Steering Committee, the
Base Closure Task Force and other affected agencies and parties of interest.
1.4 Participate in meetings with City and Marine Corps representatives, outside
agencies, Base Closure Task Force meetings and public workshops throughout the
project, as well as Planning Commission and City Council Public Hearings, and
meetings necessary for exchange of information, resolution of decisions and review
of project's progress.
1.5 Coordinate and expedite the flow of information between City departments,
consultants, the Marine Corps and other agencies.
1.6 Maintain a master schedule, budget and cost control system which identifies all
major activities for the project, time and money expended and actual and budgeted
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costs. Such schedule and cost information shall be tracked using a computerized
management system. At a minimum, a monthly update of a critical path method
(cpm) timeline for all project deliverables shall be completed, including for public
notices and meetings. The schedule shall accommodate an eighteen (18) month
completion schedule (target date for publishing a Record of Decision) and allow
for a thirty (30) day government review of all document submittals. Public review
periods mandated by CEQA and NEPA shall also be accommodated in the
schedule.
Consultant will be responsible for review of project's progress against the master
schedule, informing the City and Marine Corps of variances from the schedule and
recommending and implementing corrective actions including alternatives to keep
project on -schedule.
1.7 Prepare and distribute copies of a monthly executive report outlining overall
project status in terms of schedule, budget and team performance.
1.8 Review conferences shall be held after each document submittal to discuss
comments received.
1.9 Entry onto military installations is a privilege granted by the commanding officer
of the activity. Conditions of access and security must be adhered to by the
consultant at all times. Permission for entry onto the project site must be
coordinated with the Marine Corps. The Consultant may be required to
subordinate their schedule to the military's schedule of operations in the project
area.
1.10 Products: letters, meeting summaries, project schedules, flow charts, program
reports, general memoranda, and monthly statements of services, reports to task
force, -steering committee, Planning Commission and City Council meetings.
2.0 PROTECT ORGANIZATION
This initial effort involves bringing all members of the consultant team together, including
personnel from the City and Marine Corps for project orientation and refinement of the
work program. Project orientation will include, at a minimum: field visits to the project
site and surrounding communities by the project team and meetings with personnel from
responsible agencies. It is envisioned that this organizational effort will result in
definitive project tasks and product submittals as well as work performance schedules.
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Cost effective means of assembling, storing, updating and disseminating the tremendous
volumes of data that will be generated during the course of the project will be required.
The consultant team shall establish a clearinghouse or repository and locator system for
various reports, drawings, photographs, and other documents
3.0 BACKGROUND ANALYSIS
.The primary focus of this task will be to gather background information to provide a
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etailed inventory of the physical and environmental characteristics of MCAS, Tustin and
its surrounding adjacent communities. The background information will serve as the
database for plan preparation in addition to providing information for the environmental
setting portion of the documentation - Environmental Impact Report and Statement
(EIR/EIS). Current September 1991 aerial photographs of the site, flown by Airborne
Systems for the Marine Corps, are available for procurement by the consultant.
Automated base maps will also be available from the Marine Corps in Integraph Bentley
Microstation format. The consultant will be responsible for reproduction of maps for
their use. Accuracy of the base maps is not guaranteed. However, they are estimated
to be reasonably current. For purposes of this scope, "Site" shall mean MCAS, Tustin
encompassing the existing boundaries of the base; "Reuse Area" shall mean those areas
of MCAS, Tustin planned for disposal by the Marine Corps; "Retained Area" shall mean
those areas of MCAS, Tustin to be retained for use by the Marine Corps.
3.1 A thorough review of all existing planning and environmental documents, as -built
plans, maps, aerials shall be completed to assure maximum utilization of existing
data. Evaluate background and environmental information available to determine
topic areas in which data needs to be generated or updated.
3.2 Review existing field surveys and studies (completed or underway by the Marine
Corps.) and supplement with other field surveys, research and studies to identify
local geology, as well as existing conditions related to facilities, land uses,
transportation systems, services, noise, air quality, toxics and hazardous materials,
etc. Typical factors in this process shall include compilation of at least the
following:
3.2.1 existing landform & elevations
3.2.2 geotechnical assessment
3.2.3 soil and ground water contamination assessment. The Marine Corps will
be conducting on-going investigations of contamination during the course
of this contract. All information will be made available to the consultant
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by the Marine Corps . as it is developed for incorporation into consultant's
work.
3.2.4 hydrology - includes compilation of drainage characteristics of site including
100 year flood plain analysis and the effects of the regional drainage
systems on the site.
An identification of existing drainage facilities, flood control systems
(age, physical condition, location, capacity) and related hydrology
information will be provided by the Marine Corps.
3.2.5 biological resources - vegetation, wildlife & habitat, sensitive resources
3.2.6 cultural resources
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(1) archaeological/paleontogical with source data available from
the Marine Corps including record and reconnaissance review
(2) historical architecture - documentation of historical
significance of two lighter -than -air (blimp) hangars (age,
condition, constraints of reuse); any other historical buildings
on site (e.g. WWII era facilities).
The Marine Corps will provide source data on all MCAS
buildings and structures including, to the extent available,
historical information. Coordination with the State Historic
Preservation Office, and Federal. Advisory Council on
Historic Preservation will be required by the Consultant.
3.2.7 land use (existing) and facilities
(1) areas to be retained by military. The Marine Corps will
provide a real estate boundary map to identify approximate
areas to be sold and land to be retained by the Marine Corps.
An additional "Retained Facilities Study" will be developed
concurrent with reuse planning by the Marine Corps. This
study will evaluate facility requirements and documentation to
support any remaining population at MCAS, Tustin and
include an analysis of recommended severance lines. Land
uses recommended for the "Retained Area" shall be analyzed
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in the EIR/EIS in addition to land use recommendations for
the Reuse Area.
(2) land use inventory & densities; facility locations; conditions,
age, structural design and seismic stability of buildings and
structures, presence of asbestos, existing utilities and
mechanical systems servicing buildings. The Marine Corps
will provide a Facility Inventory Study which will be a
detailed inventory of all MCAS buildings and structures
(except family housing), including condition of assets and
identification of major equipment to be salvaged by the
military prior to property disposal.
(3) , surrounding community land uses
3.2.8 utilities (age, condition, location, capacity)
Input to this task from the Marine Corps will include existing utility
maps and a utility study currently being prepared. The Utility Study
will evaluate existing utility systems to determine capacity and
logical points of severance/connection for those portions of MCAS,
Tustin to be retained by the Marine Corps. The Marine Corps study
will include recommendations for cost effective utility service to the
Retained Area. The Marine Corps Facility Inventory will also
include an inventory of the following utilities:
(1) water supply
(2) wastewater/sewage
(3) electricity
(4) gas
(5) telephone
(6) cable and other communications
3.2.9 transportation/circulation
(1) regional and local setting surrounding base; existing and planned
projects, current and anticipated deficiencies, review of adjoining
city capital improvement programs, a complete traffic impact
assessment of current background. per Orange County Transportation
Agency's Traffic Impact Assessment Methodology
(2) on -base transportation systems
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Input to this task from the Marine Corps will include a "Circulation
Study" which will evaluate traffic circulation in and around those
portions of MCAS, Tustin to be retained by the Marine Corps, with
input from local surrounding agencies and consideration of reuse
alternatives developed under this contract. Traffic impacts associated
with reuse of "Retained Area" shall be analyzed in the EIR/EIS
along with Traffic Impacts of the "Reuse Area".
(a) location
(b) dimensions
(c) existing access
(d) existing physical condition
(e) planned upgrades and improvements
(f) paved pedestrian sidewalks
(g) unpaved paths
(h) bicycle paths
(3) public transportation serving site
3.2.10 Helicopter Airfield
This discussion will be compiled from information in the MCAS
Tustin Master Plan. Discussion shall include:
a) Layout and dimensions
b) Clear zones/safety restrictions/approach flight paths
c) surfaces
d) Navigational Aids (NAVAIDS)
e) Aircraft parking areas
f) Fuel storage/distribution systems
g) Lighting
h) Existing avigation easements
3.2.11 Other Public Services
a)
law enforcement
b)
fire protection
c)
schools
d)
solid waste disposal
e)
other
3.3 Compile applicable Data Maps of project site and surroundings at presentation
scale and report scale.
3.4 Much of the data collected in this phase can be updated and depicted on base maps
and in summary narrative form.
3.5 Products: An environmental setting report or reports suitable for incorporation
into the EIR/EIS (10 screen copies, 25 copies, 1 reproducible to the City of
Tustin; 10 screen copies and 15 final copies for Marine Corps) landuse and
environmental field survey maps; base maps at presentation & report scale.
4.0 MARKET/DEMAND ANALYSIS
4.1 Define market area
4.2 Evaluate area economic trends
Examine regional and localized demographic and market trends. Specific areas of
focus will include existing and projected population, housing, employment and
unemployment, personal earnings and household income, retail sales, vacancy
rates, general real estate conditions, etc.
4.3 Analyze and forecast potential demand
4.3.1 Complete a demand analysis of residential, commercial retail, office,
industrial (light & research and development), tourist and other targeted
markets that might offer development opportunities on the base closure site.
4.3.2 Compile supply characteristics of major competitive projects within each
targeted market and compare against demand information to determine
implications. Annual sales volumes per square foot, vacancy rates, duration
of vacancy, price range, and land and lease costs will help to provide an
indication of the magnitude of unsatisfied market demand.
It should be recognized in the analysis that the major demand for base
facilities in the past often has come from companies or entrepreneurs
outside of the local market area who want to enter new markets rapidly.
Existing buildings and infrastructure at a surplus military site can be readily
used to provide production and distribution facilities with little or no lead-
time required for permitting, construction, and/or other start-up activities
at the site.
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Potential restrictions to land use options and marketability caused by
existing contamination must be considered.
4.3.3 Based on the above economic base analysis, identify by land use type,
volume, timing or schedule, price or lease range, quality and marketing
requirements, the best economic development targets for the site;
information such as the number of supportable acres for specific land uses
or the number of housing units required at various pricing lands should be
provided.
4.4 Product: Market Analysis report (10 screen copies; 50 final copies, 1
reproducible to the City of Tustin; 5 screen copies and 15 final copies for Marine
Corps).
5.0 ISSUE IDENTIFICATION
This component of the work program involves identification of issues, as well as
opportunities and constraints. Activities under this task should be structured to serve as
part of the EIR/EIS scoping process required under Section 10.0 of this Scope of Work.
The consultant will be asked to work closely with the base closure task force to assist in
identifying issues based on background information collected. A community participation
process shall also be initiated in this stage to assess planning concerns and priorities of
surrounding communities for base disposal and reuse of the base.
5.1 Preliminary issue identification
5.2 Identification of constraints and opportunities
5.3 Community attitude survey and workshop
5.4 Product:
5.4.1 Presentation scale & report scale maps depicting opportunities and
constraints.
5.4.2 Community attitude survey
5.4.3 Issues inventory in the form of a memorandum for inclusion into the
Specific Plan document (10 screen copies, 25 final copies, 1 reproducible
to the City of Tustin; 5 screen copies and 15 final copies for Marine
Corps).
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5.4.4 Materials for presentation at public workshop
6.0 REUSE ALTERNATIVES
6.1 Develop goals and objectives of base disposal and reuse based on participation and
scoping of task force and results of community participation. Consideration will
be given to federal government regulations (e.g. GSA screening) that may apply
to property disposal options.
6.2 Develop and review alternative land use and circulation plans.
6.2.1 Consultant will prepare at least three alternative land use and circulation
concepts for base reuse.
6.2.2 Each alternative plan will be an illustrative drawing depicting land uses,
densities, urban circulation, along with support data stating design concepts,
basic assumptions, phasing implications, open space concepts, etc. Impacts
of each alternative on portions of MCAS, Tustin to be retained by military
and facility modifications required to serve the "Retained Area" under each
alternative, traffic, and key environmental categories/issues will be
summarized. Each alternative will be evaluated against its economic
feasibility and fulfillment of goals and priorities established for base
disposal and reuse.
6.2.3 Organize meeting of task force and community to introduce alternative
plans and obtain public comment.
6.3 Prepare refined concept plan based on task force direction and public review.
6.4 Product: Graphics and memorandum report as necessary to present refined
alternative concepts (10 screen copies, 50 final copies, 1
reproducible to the City of Tustin, 10 screen copies and 15 final
copies and one reproducible for Marine Corps to be billed to Marine
Corps).
7.0 COMMUNITY FACILITIES AND INFRASTRUCTURE PLAN
7.1 The primary focus of this task involves identifying the needed infrastructure and
community facilities for the project. Each alternative will be tentatively examined
for impact and cost of improvements. The intent is to identify the appropriate
infrastructure systems necessary for each alternative plan and to evaluate the
financial feasibility of each alternative plan. Facility modifications required to
serve the "Retained Area" under each alternative shall be included in this analysis.
7. 1.1 Identify all public improvements, responsible agencies, facilities and
services, and yearly maintenance requirements for the reuse area.
Coordination with Marine Corps consultant to develop compatible
infrastructure plans for the "Reuse Area" and "Retained Area" is
required.
a. Prepare conceptual water and sewer service plans identifying
servicing agencies, location and sizing of the backbone
facilities and recognition of any phasing needs.
b. Prepare a conceptual drainage plan for addressing the I
location, sizing and type of facilities serving the planning area
considering the impacts on land use and cost implications of
implementation in either a phased manner or in a single step.
C. Prepare conceptual alignments for any extension of arterial or
secondary roadways within the planning area including
relationship of base to Eastern corridor alignment.
d. Evaluate development phasing opportunities and constraints
within the context of infrastructure.
e. Evaluate opportunities for incorporating a retarding basin in
open space/golf course.
7.1.2 Preliminary cost estimates for each improvement or facility.
7.2 Community facilities and improvements data will be refined for the preferred land
use alternative plan. Recommendations will be made to provide the needed
facilities with the optimum level of design efficiency.
7.2.1 Further refinement of public improvements and facilities based on the
preferred alternative, including conceptual circulation, drainage, water and
sewer plans which indicate the location and size of major facilities.
7.2.2 Cost estimates for each improvement or facility.
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7.2.3 Develop phasing criteria to ensure a balance between development and
public improvements. Consideration of parcel availability pending
environmental clean-up should be incorporated into phasing criteria.
7.3 Product: 10 screen copies of a technical memorandum, 25 draft copies, 50
final copies, (one reproducible to City of Tustin; 10 screen copies,
15 draft and 15 final copies required for Marine Corps). Report
information will also be used in Fiscal Impact Report.
8.0 FISCAL IMPACT AND FINANCIAL ANALYSIS REPORT
8.1 Construct a detailed computer based fiscal model to analyze the projected City
costs and revenues associated with at least three reuse (land use) alternatives for
the base. The purpose of the analysis is to ensure that the preferred land use plan
will generate adequate revenues to cover any estimated expenditures, both at build-
out and as development takes place. Revenues shall be shown by major category,
capital expenditures, and in expenditures by functional category, the next fiscal
balance and the discounted net present value of the fiscal balance. In the case of
fiscal deficits, mitigation measures will be recommended.
8.2 Develop a set of detailed financing options for any infrastructure requirements
necessary to set the stage for development. Alternative sets of financing
mechanisms and alternative ways to spread the financial burden should be tested.
Alternative' financing options should be tested against a range of assumptions
regarding the phasing of development, including type, timing, and extent of
development.
8.3 Product
8.3.1 Fiscal Impact Program & Report (10 screen copies, 50 final copies, 1
reproducible to City of Tustin; 5 final copies for Marine Corps).
8.3.2 Financing Plan (10 screen copies, 50 final copies, 1 reproducible to City of
Tustin; 5 final copies for Marine Corps).
8.3.3 User Guide & Training to automated Fiscal Model to run a City computer
system (user guide - 5 screen copies, 25 final copies, 1 reproducible,
training session for 10 employees and original computer disc in PC format,
IBM compatible.)
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9.0 SPECIFIC PLAN PREPARATION
9.1 Develop a specific plan in accordance with provisions of Section 65450 of the
Government Code based on the preferred alternative. The Plan shall at minimum
include:
9.1.1 A land use master plan
i 9.1.2 Urban design plan & design guidelines
9.1.3 A circulation concept plan
9.1.4 A drainage concept plan
9.1.5 Water and sewer concept plan
9.1.6 Landscape concept plan
9.1.7 Phasing concept plan
9.1.8 Land use and development standards
9.1.9 Implementation and Plan Administration
9.2 Product
9.2.1 A specific plan suitable for adoption. Presentation scale maps depicting
concept plans, as needed for public hearings.
9.2.2 An executive copy of plan (10 screen copies, 25 draft copies, 50 final
copies, 1 reproducible to City of Tustin; 10 draft and 15 final copies for
Marine Corps).
9.2.3 A 35 mm slide show which illustrates planning process and summarizes
plan. An IBM compatible word processing disk containing the final plan
• report; format to be on word perfect version 5.0.
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10.0 ENVIRONMENTAL IMPACT REPORT/ENVIRONMENTAL IlVIPACT
_. STATEMENT ON SPECIFIC PLAN/BASE DISPOSAL AND REUSE AND
RELATED PROTECTS PLAN
10.1 Prepare Initial Study for EIR/EIS and Notice of Preparation
Prepare, publish and distribute the Notice of Intent to prepare an EIS/EIR (note
that all notices and correspondence prepared shall be approved by the City of
Tustin and Marine Corps and released or authorized for release by the City of
Tustin and Marine Corps). The EIR/EIS shall be prepared in accordance with
CEQ Regulations (40CFR Parts 1502-1508) format incorporating all requirements
of CEQA.
10.2 Data Collection
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10.2.1 Review data collected during background analysis including existing
and planned adjacent land uses, socio-economic/demographic
characteristics of the project vicinity and city policies. Some
additional analysis may be required.
10.2.2 Review existing general plan elements and zoning ordinance to
identify goals or policies as they relate to the project and determine
compatibility and consistency issues.
10.3 EIR/EIS Scoping Process
10.3.1 The Scoping Process shall be incorporated into the community
participation process outlined in Section 5.0 and 11.0 of this Scope
of Work.
10.3.2 Prepare all scoping letters, announcements, presentations and
distribution lists. Coordinate all aspects of public scoping meetings.
10.4 Document Preparation
Document preparation shall follow the format established by 40 CFR Part 1502
and shall include the following specific sections:
10.4.1 Prepare an introduction and summary section
10.4.2 Prepare project description, purpose and need
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10.4.3 Prepare existing environmental setting discussion
10.4.4 . Document impacts and recommend mitigation measures
Additional significant traffic analysis of the project and each
alternative will be necessary. Again the level of detail required will
be methodology promulgated by the OCTA for Traffic Impact
Assessments. At minimum, it is expected that City of Tustin, Irvine
and Santa Ana traffic analysis projection will be necessary, daily and
peak hour travel demands as well as ADT traffic volumes for
identified roadway links and intersections; capacity deficiencies and
changes necessary to Orange County Master Plan of Arterial
Highways; the impacts of the project (both "Retained Area" and
"Reuse Area") and alternative land use and circulation concepts and
the impacts of phasing; recommended mitigation measures to ensure j
roadways can handle future traffic volumes; development of criteria
for phasing mitigation measures; determination of estimated costs
and funding sources for recommended mitigation measures.
Prepare a mitigation monitoring plan.
Required documentation and consultation with the State Office of
Historical Preservation will be required for any historical structures
proposed to be removed, altered or affected in conjunction with base
reuse decisions or plan.
10.4.5 The disposal and reuse alternatives developed in the Specific Plan
preparation process will meet the requirements of CEQA and NEPA
for alternatives to the project. The no action/no project alternative
will also be included.
10.4.6 Prepare any other required sections of EIR/EIS either required by
CEQA or NEPA, as may be applicable.
10.4.7 Complete all public notices (i.e. Notice of Preparation, Notice of
Intent., Notice of Completion and Record of Decision)
10.4.8 Prepare any necessary Planning Commission and City Council
resolutions for certification of environmental documents with
findings of overriding consideration
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10.5 Product: Screencheck draft EIR/EIS, (10 copies to City of Tustin; 25 copies
for Marine Corps), Draft (75 copies to City plus one reproducible;
30 copies to Marine Corps plus one reproducible). Screencheck
final EIR/EIS and draft Record of Decision (10 copies to City; 25
copies to Marine Corps), Final EIR/EIS (75 copies to City of Tustin
plus one reproducible; 100 copies to Marine Corps plus one
reproducible), Notices and Resolutions; List of Agencies to receive
notices and Draft EIR/EIS.
Marine Corps will assist in preparation of distribution list to avoid
duplication between City and Marine Corps distribution
requirements.
Note that revisions to final EIR/EIS may be required prior to
publishing Record of Decision to respond to public comments during
the final notice period.
11.0 CO TY PARTICIPATION
11.1.1 In conjunction with previous tasks, conduct a series of public
workshops to obtain public comments on the status and progress of
the base disposal and reuse planning process. The number, location
and format shall be mutually agreed upon with the City. However,
at minimum, it is expected that at least four workshops will be
necessary.
11.1.2 Contact State, Federal, County and adjacent cities to determine
interests in public benefit uses on the site.
11.1.3 Prepare any necessary handouts for distribution to the public at
public workshops.
l 1.1.4 Attend all Planning Commission and City Council hearings on the
Base Reuse Plan (at minimum, two hearings before each body are
anticipated).
11.1.5 Product: Memorandum. summary of results of all community
interactions (copies sufficient for distribution to
participating parties).
CAS:kbc\mcas.3
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