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Home My WebLink About04 Z.C. 94-001 OCTFCU 05-16-94AGENDA NO. 4 5-16-94 DATE: MAY 16, 1994 Inter-Com TO: WILLIAM A. HUSTON, CITY MANAGER FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: ZONE CHANGE 94-001 (OCTFCU) RECOMMENDATION It is recommended that the City Council take the following actions: 1. Approve the Environmental Determination for the project by adopting Resolution No. 94-55'; 2. Have first reading by title only and introduction of Ordinance No.1125 approving Zone Change 94-00'1, as submitted or revised~ FISCAL IMPACT There are no fiscal impacts associated with this project as this is an applicant initiated project. The applicant has paid. application fees to recover the cost of processing this application. BACKGROUND The applicant is proposing to amend the Pacific Center East Specific Plan (PCESP) to change the Land Use Designation for Planning Area 14 from "Technology Center" to "Regional Center" and to establish'a Concept Plan for Planning Areas 11 and 14 of the PCESP. In conjunction with the Planning Area 11/14 Concept Plan, a Variance is requested to reduce the required landscape setback for the ultimate street improvements on the realignment of Newport Avenue from 30 feet to approximately 15 feet Within limits that extend from Valencia Avenue to a point approximately 370 feet north of Valencia Avenue. Pursuant to provisions of the PCESP,' the Plan~ing Commission is granted the authority to approve the Planning Area Concept Plan and Variance. The Planning Commission is also granted the authority to recommend to the City Council approval of the amendments to the PCESP. The City Council has the final authority related to the amendments to the PCESP. City Council Report ZC 94-001 May 16, 1994 Page 2 On April 25, 1994, the Planning Commission approved the Environmental Determination for the project (Resolution No. 3254), approved the Planning Area 11/14 Concept Plan (Resolution No. 3256), approved Variance 94-002 (Resolution No. 3257) and recommended to the City Council approval of Zone Change 94-001 (Resolution No. 3255). The Orange County Teachers Federal Credit Union corporate offices are presently located in Santa Aha. Based upon their growth projections over the next ten plus years, the Credit Union has made the decision to establish new corporate offices to accommodate their projected future needs. The Credit Union has selected the Pacific Center East Specific Plan area for their relocation and plan to purchase the existing building at 15442 Del Amo Avenue to locate their new corporate offices. The proposed facility would also have the ability to accommodate a full service bank branch at some time in the future. The Credit Union will also be purchasing the adjacent vacant property to the north and have identified that potential development on the. vacant.~property in Planning Area 11 would include office and retail uses. The project area for the Planning Area 11/14 Concept Plan is approximately 11 acres in size and can be described as the area on the southeast corner of Del Amo Avenue (existing) and Valencia Avenue. Planning Area 14 is presently developed with a 90,600 light industrial/research and development (R&D) building. Planning Area 11 is presently vacant. Please refer to the location map included as Attachment A. Surrounding uses to Planning Areas 11 and 14 and the project site include light industrial uses to the north, east and south, and vacant property to the west across Del Amo Avenue. A publiC hearin~ notice identifying the time, date and location of the public hearing, on this project was published in the Tustin News. Property owners within 300 feet of Planning Area 14 (15442 Del Amo Avenue) were notified of the hearing by mail. Notices were posted on the site, at City hall and at the Tustin Police Department. The applicant and property owner were informed of the availability of the staff report on this project. City Council Report ZC 94-001 May 16, 1994 Page 3 DISCUSSION The current Land Use Designation of the PCESP for Planning Area 11 is "Regional Center" and would permit a variety of commercial, retail and office uses. The current Land Use Designation of the PCESP for Planning Area 14 is "Technology Center" and would permit a variety of light industrial and R&D uses. The applicant is proposing to change the Land Use Designation for Planning Area 14 from "Technology Center" to "Regional Center" to be consistent with the adjacent Planning Area 11 designation and to accommodate office and financial institutional uses within Planning Area 14. In addition to the change to the Land Use Designation, several minor modifications to the PCESP text would be required to accommodate the Land Use Designation change. Ordinance No. 1125 identifies the proposed changes to the PCESP. The portions of the PCESP proposed to be deleted are marked with strikeouts and the portions proposed to be added are highlighted as shaded areas. The proposed amendments and change of Land Use Designation would be compatible with surrounding Planning Areas, including Planning Area 11 which would be physically integrated through Coordinated parking and site circulation with Planning Area 11. The reduction in land use intensity in Planning Area 11 would offset the increase in land use intensity in Planning Area 14 so that there would be no significant increase in development intensity for Planning Areas 11/14 when considered together, or the PCESP as a whole. In summary, Exhibit 4 of the PCESP entitled Land Use Plan would be revised to reflect the change in Planning Area 14 from "Technology Center" to "Regional Center". A similar change would be made to Exhibit 17 of the PCESP entitled Land Use Plan/Planning Areas. Please refer to Attachment B which identifies the current Land Use Plan and Attachment C which identifies the proposed Land Use Plan. . - · · . Several modifications are proposed to Table 4 of the ~PCESP entitled Maximum Square Footage Authorized in the Specific Plan to accommodate the proposed amendment. Please refer to Attachment D which identifies the current Table 4 in the PCESP identifying the maximum authorized square footages and Attachment E which identifies the proposed Table 4 in the PCESP with the proposed maximum authorized square footages. The office area in Planning Area il would be reduced from 156,000 square feet to 132,000 square feet. This decrease is intended to offset the change from R&D uses to office and commercial uses in Planning Area 14. Planning Area 14 would be moved to the Regional Center heading. The Commercial area in Planning Area 14 would be increased from zero square feet to 6,000 square feet to accommodate the future financial City Council Report ZC 94-001 May 16, 1994 Page 4 institution within the existing building which is considered a commercial use by the PCESP. The office area within Planning Area 14 would be increased from zero square feet to 84,600 square feet to accommodate office use in the remaining portion of the existing building. The R&D/Light Industrial area in Planning Area 14 would be eliminated as these uses would no longer be allowed within Planning Area 14. Other proposed text changes to the PCESP include: . Modification to the net acreage totals for the Regional Center and Technology Center descriptions in Section 3.3, Land Use Plan. · Adding Planning Area 14 to Section 4.3.B related to the Regional Center location. · Identifying the Valencia Avenue landscape setback of 25 feet in the Regional Center categoryby~.adding a new subsection to Section 4.3 F.4, Landscape Setbacks. The Valencia Avenue landscape setback was not previously identified within the Regional Center development standards as there were no properties with a Regional Center designation which had frontage on Valencia Avenue. · Adding the maximum Floor Area Ratio (FAR) of .40 for Planning Area 14 in the Regional Center category in Section 4.3.F.5, Maximum Floor Area Ratio. The .40 FAR for Planning Area 14 'reflects the existing building development on the subject property and would be repositioned from the Technology Center category to the Regional Center category. No increase in development intensity is proposed within Planning Area 14 at this time. · Eliminating Planning Area 14 from Section 4.5.B related to the Technology Center location. · Eliminating Planning Area 14 from the Technology Center Land Use Designation column in Table 6, Use Limitations. City Council Report ZC 94-001 May 16, 1994 Page 5 ENVIRONMENTAL ANALYSIS An Initial Study was prepared for the project, a copy of which is attached to this report. Based upon review of Zone change 94-001, as well as Environmental Impact Report 90-1, it has been determined that the environmental issues relating to this project have previously been addressed. EIR 90-1 identified a variety of trip rates for the various land uses that could occur throughout the Specific Plan area. A trip rate summary has been provided in Attachment A to the Initial Study which evaluates the amount of trips -that Planning Area 11/14 would generate as originally approved in the PCESP and the trip rates based on square footages and uses that are currently proposed for Planning Area 11/14. Based upon the results of the trip rate summary, the proposed square footages and uses for both Planning Areas results in 360 additional Average Daily Trips (ADT) than originally identified by the PCESP Land Use Plan The increase in ADT represents a 0.7% increase in the entire PCESP area which has been determined by the Engineering Division to be insignificant: The Rngineering Division has made a finding that the existingstreet system can accommodate the additional ADT. In addition, appropriate mitigating measures identified in EIR 90-1 are included as conditions of approval for the Planning Area 11/14 Concept Plan approved by Planning Commission Resolution No. 3256. With this information in mind, it is recommended that the City Council make the finding that requirements of the California Environmental Quality Act have been met and that no further environmental review is required. CONCLUSION Given the analysis conducted by the Community Development Department, and in consideration of comments from other agencies and the public, it is concluded that the proposed amendments to the PCESP are appropriate and the proposed project meets the requirements of the PCESP, as amended, and the California Environmental Quality Act. It is recommended that the City Council approve the Environmental Determination for the project and approve Zone Change 94-001 by having first reading and introduction of Ordinance No. 1125, as submitted or revised. ~ Daniel Fox, AICP Senior Planner -ChriStine ~ingleton Assistant City Manager CAS'- D F: b~/ZC~4001. D F City Council Report ZC 94-001 May 16, 1994 Page 6 Attachments: Attachment A - Location Map Attachment B - Existing Land Use Plan Attachment C - Proposed Land Use Plan Attachment D - Existing PCESP Table 4 Attachment E - Proposed PCESP Table 4 Planning Area 11/14 Concept Plan Initial Study Resolution Nos. 94-55 Ordinance No. 1125 / ZC 94-001 DR 94--001 VAR 94-002 LUCATIO N MAP ~/ NO SCALE ATTACHMENT A II eeeeeeeeeeee' e e e e , ee eee· · · ~eeeeeeeeeee' eeeeeeeeeeee' ~eeeeeeeeeeee eeeeeeeeeeee ~eeeeeeeeeee eeeeeeeeeee®, eeeeeeeeeeee eeeeeeeeeeee eeeeeeeeeee ~eeeeeeeee e · e · e · ,eeeeeeee~ eeeeeeeee ""'"'"""'~'::::::::::::::i ~eOoOeeeeoeeOeeeOeOoeeOeeoee~eeoei ~eeeeeeeeeeeeeee~.~eeeeeeeeeeeeeee~ ~eeeeeeeYeeeeeeeeeeeeee~eeeeeeeeei ATTAC'HMENT B 0 .LN :1~ H OVJ../~, J . I I Z o : ,.~ 'i ~ :F,~ '- ~'~ 18' .:- : :: .- . t.~ . . . .. . 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' ' 4:::. .-.::: ::..: :::~-: ~,-~ :: ::: .~' ~ .::...~.' :::~l"::: rO~ ::. i :' :::~-4':.. ::-~t~:. ::!..:.: ': :':':': '"'5-:':-::? ':::::::8.::'"::E:i: ::' ........ "'" ::: ::.i::.::' :.~ '.:-' :.. 5:':- -'.":' ".:'.'..: .. :.. -.: ATTACHMENT D PLANNING AREA 11/14 CONCEPT PLAN PACIFIC CENTER EAST SPECIFIC PLAN VALENCIA · Jllllllllll~ill ~UilIIII LI COUNTY 'rE~cHFI~S lrEDER~L CREI)IT UIqlON i i l INITIAL STUDY ZC 94-001, DR 94-001 AND VAR 94-002 ORANGE COUNTY TEACHERS FEDERAL CREDIT UNION I. II. Background 1. CITY OF TUSTIN Community Development Department ~NVIRONMENTAL INITIAL STUDY FOR~ 2. Address and Phone Number of Proponent 3. Date of Checklist S~mitted ~,L %~ 4. Agency Re~iring Checklist ~%~~ ~~~ 5. Name of Proposal, if applicable Environmental Impacts 1. Earth. a. be Will the proposal result in: Unstable earth'conditions6r in changes in geologic substructures? Disruptions, displacements, compaction or overcovering of the soil? Ce Change in topography or ground surface relief features? d: The destruction, covering or modification of any unique geologic or physical features? Any increase in wind or water erosion of soils, either on or off the site? f. Changes in deposition or erosion of beach sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay~ inlet or lake? Yes Maybe No, X Yes Haybe No · · ge Exposure of people or property to geologic hazards such as earthquakes, landslides, mud slides, ground failure, or similar hazards? Air. Will the proposal result in: ae Substantial air emission or deterioration of ambient air quality? b. The creation of objectionable odors? Co Alteration of air movement, moisture, or temperatures, or any change in climate, either locally or regionally? Water. Will' the proposal result in: ao Changes in currents, or the.course of direction of water movements, in either marine or fresh water? bo Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? Co Alterations to the course or flow of flood waters? do Change in the amount of surface water in any water body? eo f · Discharge into surface waters, or in any alteration of surface water quality, including but not limited to temperature, dissolved oxygen or turbidity? Alteration of the direction or rate of' flow of ground waters? Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations? e 0 Se he Substantial reduction in the amount of water otherwise available for public water supplies? io Exposure of people or property.to water related hazards such as flooding or tidal waves? Plant Life. Will the proposal result in: Yes Maybe ae Change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, and aquatic plants)? be Reduction of the numbers of any unique, rare or endangered species of plant's? Ce Introduction of new species of plants into an area, or in a barrier to the normal replenishment of existing species? de Reduction in acreage of'ahy agriCultural crop? ~.. Animal Life. Will the~propoSal result in: ae Change in. the diversity of species, or numbers of any species of animals (birds, land animals including reptiles, fish and shellfish, benthic organisms or insects)? bo Reduction of the numbers of any unique, rare or endangered species of animals? Ce de Introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals? Deterioration to existing fish or wildlife habitat? ~oise. Will the proposal result in: a. Increases in existing noise levels? b. Exposure of people to severe noise levels? e e · 10. 11. 12. 13. Light and Glare. Will the proposal produce new light or glare? - Land Use. Will the proposal result in a substantial alteration of the present or planned land use of an area? Natural Resources. Will the proposal result in: Yes Maybe No ae b. Increase in the rate of use of any natural resources? Substantial depletion of any nonrenewable natural resource? Risk of Upset. Will the proposal involve: a. be A risk of an explosion or the release of hazardous substances (including, but not limited to, oil,., pesticides, chemicals or radiation) in the_event of an accident or upset conditions? Possible interference with an emergency response plan or an emergency evacuation plan? Population. Will the Proposal alter the location, distribution, density, or growth rate of the human population of an area? Housing. Will the proposal affect existing housing, or create a demand for additional housing? Transportation/Circulation. Will the proposal result in: a· Generation of substantial additional vehicular movement? be Effects on existing parking facilities, or demand for new parking? -- Substantial impact upon existing transportation systems? 4 do Alterations to present patterns of circulation or movemenf'of people and/or goods? Yes Maybe 14. 15. 16. ee Alterations to waterborne, rail or air traffic? fe Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? Public Services. Will the proposal have an effect upon, or result in a need for new or altered governmental services in any of the following areas: a. Fire protection? be Ce Police protection? Schools? de ee Parks or other recreational facilities? Maintenance of public facilities, including roads? f. Other governmental services? Energy. Will the proposal result in: ae Use of substantial amounts of fuel Or energy? 0 Substantial increase in demand upon existing sources of energy, or require the develoPment of new sources of energy? Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: a. Power or natural gas? b. Communications systems? c. Water? d. Sewer or septic tanks? Yes Maybe No fe Storm water drainage? - Solid waste and disposal? 17. Human Health. Will the proposal result in: ae Creation of any health hazard or potential health hazard (excluding mental health)? be Exposure of people to potential health hazards? 18. Solid Waste. Will the proposal create additional solid waste requiring disposal by the City? '19. Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the'proposal result in the creation of an aesthetically offensive site open to public view? 20. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? 21. Cultural Resources ao Will the proposal result in the alteration of or the destruction of a prehistoric or historic archaeological site? 0 Will the proposal result in adverse physical or aesthetic effects to a prehistoric or historic building, structure, or object? Ce Does the proposal have the potential to cause a physical change which would affect unique ethnic cultural values? 6 22. Yes Maybe N__o de Will the proposal restrict existing religious Or sacred us6s within the potential impact.area? Mandatory Findings of Significance. ae be co Does the.project have the potential to degrade the quality of the environment substantially reduce the habitat .of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? (A short- term impact on the environment is one which occurs-in a relatively brief, definitive period of time while long-term impacts will endure well into the' future). Does the project have impacts which are individually limited, but cumulatively con- , siderable? (A project may impact on two or more separate resources where the impact on each resource is relatively s~all, but where the effect of the total of those impacts on the environment is significant.) 0 Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or. indirectly? III. Discussion of Environmental Evaluation - See Attached PART III - DISCUSSION OF ENVIRONMENTAL EVALUATION INITIAL STUDY RESPONSES FOR ZONE CHANGE 94-001, DESIGN REVIEW 94-001 AND VARI]~NCE 94-002 BACKGROUND The proposed project includes an application by the Orange County Teachers Federal Credit Union for the following: le An amendment to Pacific Center East Specific Plan (PCESP) to change the Land Use Designation for Planning Area 14 (15442 Del Amo Avenue) from "Technology Center" to "Regional Center" to accommodate office and financial institution uses; · A Concept Plan for Planning Areas 11 and 14 of the PCESP pursuant to Section 5.3 of the PCESP; and · A Variance to reduce the required landscape setback for the ultimate street improvements on the future Newport Avenue from Valencia Avenue to a point approximately 370 feet north of Valencia from 30 feet to approximately 15 feet. Planning Area 11 and 14, the subject Properties and the subsequent rehabilitation of the existing development within Planning Area 14 is governed by the regulations adopted by the PCESP. The project area for the Planning Area 11/14 Concept Plan is approximately 11.0 acres in size and can be described as the area on the southeast corner of Del Amo (existing) and Valencia Avenues as generally identified in Exhibit 5 of the PCESP. These properties are located within the Planned Community (PC) Zoning District and currently designated Regional Center (Planning Area 11) and Technology Center (Planning Area 14) by the PCESP Land Use Plan. This is a tiered initial study that is based on and incorporates by reference, the environmental analysis included in Environmental Impact Report (EIR) 90-1, which was previously certified on December 17, 1990 for the PCESP. In conformance with the California Environmental Quality Act (CEQA), the purpose of this tiered initial study is to identify and focus the environmental analysis for the project on significantly new environmental impacts that were not previously considered in the Program .EIR. EIR 90-1 identified several impact categories where a Statement of overriding Consideration was adopted by the City for the entire PCESP area. For the purposes of this initial study check list, these items have been checked "Yes" and an evaluation has been made to ensure that those impact categories previously identified have not been intensified. Mitigation measures identified in the EIR to minimize the impacts that would be applicable to this proj'ect have been identified. Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 2 EIR 90-1 also identified several impact categories where impa~ts could be lessened to a level of insignificance with the imposition of mitigation measures. For the purposes of this initial study check' list, these items have been checked "No" and the mitigation measures identified in the EIR that .would be applicable to this project have been identified. Potential impact categories in EIR 90-1 not identified to have a potential impact have been check "No" and were reviewed to ensure that no new impacts would be created by the project. Since no new development is proposed at this time in conjunction with the Planning Area 11/14 Concept Plan, and only rehabilitation of an already developed site is proposed, no new impacts which were not addressed in the EIR have been identified. 1. EARTH Items A thouqh G - "No": Planninq Area 11/14 is primarily flat. Planning Area 11 is currently vacant. Planning Area 14 is currently developed with a 90,600 square foot Research & Development (R&D) industrial building and parking facilities. Minor site and building improvements such as sidewalks, a new building entry treatment, interior tenant improvements and minor landscaping will be required to accommodat~ the pr6posed use. No new development is proposed at this time in consideration of the Planning Area 11/14 Concept Plan. EIR 90-1 identified impacts to the entire Specific Plan area related to the necessary grading activity that would occur in order to accommodate the various types of development and the resultant change to existing landform and topography of the area. Consequently, mitigation measures were identified in EIR 90-1 and ~are recommended for implementation that would reduce the potential impacts to a level of insignificanCe. Sources: Field Verification Submitted Plans Tustin City Code Community Development Department, Building Division Certified EIR 90-1 .- Pacific Center East Specific Plan A® Planninq Area 11/14 Mitiqation/Monitoring Required: Mitigation measures which are applicable to the Planning Area 11/14 Concept Plan and have been incorporated into the project as conditions of approval include: Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 3 I · · · · · · · A comprehensive geotechnical and soils investigation shall be performed by any developer on each individual building~ site to develop preliminary soils engineering design data to be reviewed and approved by the community Development Department. The Community Development Department shall review building plans to assure that foundation depths for one to three story structures are-24 inches below grade due to expansive soil conditions within the majority of the parcels. The depths of foundations shall be commensurate on the maximum loads generated. The Community Development Department shall require that all foundations include reinforcement, as shall slabs on-grade and concrete flatwork. A bearing value on the order of 2,000 pounds/square foot (with increases as applicable) will be anticipated for proportioning conventional foundations. The Community Development Department shall require special consideration for high-rise structures to assure adequate foundation design. The Community Development Department shall review the proposed pavement "R" values, if possible, toward the end of grading operations when the upper 2.0 feet of the soil are identified. The reason is due to the variety of soils encountered within the parcels and the possibilities of soils being blended or imported during grading operations. Ail structures will be developed in accordance with- the seismic design provisions of the Uniform Building Code and reviewed by the Community Development Department for conformity during plan check. Development of vacant parcels shall submit a pesticides/toxicity report which identifies any potential pesticide "hot spots" and recommends procedures for necessary soil mixing or removal. Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 4 o · In the event archeological remains are uncovered, work in the affected area shall be suspended. In such an event, a recognized specialist shall be contacted to survey the area. All actions taken under this measure shall be in accordance with Appendix K of the State CEQA Guidelines. Bo ExistinqDevelopmentRehabilitationMitiqation/Monitorin~ Required: Mitigation measures which are appliCable t6 the existing development rehabilitation and have been incorporated into the project as conditions of approval include: · · The Community Development Department shall require that all foundations include reinforcement, as shall slabs on-grade and concrete flatwork. A bearing value on the order of 2,000 pounds/square foot (with increases as applicable) will be anticipated for proportioning conventional foundations. All structures Shall be developed in accordance · with the seismic design provisions of the Uniform Building Code and reviewed and approved ~y the Community Development Department for conformity during plan check. Item A - "Yes": Although no new development is proposed at this time, the Planning Area 11/14 Concept Plan proposes approximately 14,000 square feet of commercial space and approximately 216,600 square feet of office space. The rehabilitation site is presently developed with a 90,600 square foot R&D industrial building, which is a part of the total 230,600 square feet of office and commercial space proposed for Planning Area 11/14. No new square footage would be added with the rehabilitation. In addition, the total authorized square footage within Planning Area 11/14 has been reduced from 254,800 square feet to 230,600 square feet thereby resulting in less of a potential impact than originally considered in EIR 90-1. EIR 90-1 determined that regional ambient air quality conditions, combined with regional cumulative traffic, contributes to the exceedance of daily State and Federal standards for several air pollutants. A Statement of Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 5 Overriding Considerations was adopted to address necessary compromises for the overall benefit of the Specific Plan area and region. Consequently, mitigation measures were identified in EIR 90-1 to minimize these impacts and are recommended for implementation. Items B and C - "Nom: EIR 90-1 did not identify any potential impacts related the creation of objectional 'odors or alteration of air movement, moisture, temperature or climate for the Specific Plan area. As noted in the Background Section above, no additional impacts have been identified. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 90-1 Pacific Center East Specific Plan A. Planninq Area 11/14 Mitiqat~0n/Monitoring~ ReqUired: Mitigation measures which, are applicable to the Planning Area 11/14 Concept Plan'and have been incorporated into the project as conditions of approval include: Upon grading plan review, the Community Devel6pment Department shall indicate to the developer when construction periods are Prohibited. The impact of short term construction generated emissions shall be reduced to the extent feasible by the following measures: ae Construction related dust shall be reduced, particularly during the driest summer months, by periodically watering and by paving the area proposed for parking as soon as practical. · 0 Development of the project shall comply with all South Coast Air Quality Management District rules and regulations which will be monitored by SCAG and AQMD. In order to reduce motor vehicle emissions, project employers with over 100 employees shall prepare a TDM (Transportation Demand Management) program as required by SCAQMD Regulation XV. In addition, all employers with 50-100 employees shall participate in a mandatory TDM after 1995 and may participate Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 6 · in a voluntary TDM program required of the applicant prior to 1995. However, changes in Rule XV may .supersede these requirements. Additional TDM mitigations are required and identified in Section 13 below. As well as the preparation of a TDM program, the following .measures shall be implemented in accordance with SCAQMD Rule XV to reduce motor vehicle emissions: a. The specific plan includes a mixture of land uses which provides full service to area employees (e.g. banks, restaurants, daycare, postal service). be Installation of bike lanes adjacent to the project on Newport Avenue and Valencia Avenue ~'~'~ encourage bicycle use. Bike racks willalso be installed on-site with construction of new development. Ce Project in lieu fees for a daycare center in the early phases of the project to ~educe vehicular trips. d. Voluntary transportation management program for existing employers with leSs than 100 employees until 1995 or when required by Rule XV· ' e· Mandatory transportation management program for future employers employing more than 50 employees after 1995 if not mandated by Rule XV. fe Elimination of on-street parking along Newport Avenue e×tension. go The specific plan requires development of pedestrian walkways and related amenities; shade trees, passive plazas and courtyards, meandering sidewalks, thematic intersection linking office and commercial areas. he Preferential parking for vanpools in parking structures. Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 7 B~ · The transportation improvements- recommended in Section 3.5 of the EIR and identified below in Section 13 shall be designed to improve traffic flow. · The use of energy conservation measures identified in Section 3.8 of the EIR and identified below in Sections 15 and 16 which could reduce the stationary source emiss ions produced by the project. Existing Development RehabilitationMitiqation/Monitoring Required: Mitigation measures which are applicable to the existing development rehabilitation and have been incorporated into the project as conditions of approval include: · In order to reduce motor ~ehicle emissions, project employers with over 100 employees shall prepare a TDM (Transportation~Demand Management) program as required by SCAQMD~RegulationXV. In addition, all employers with 50-100 employee~.shall participate in a mandatory TDM after 1995 and may participate in a voluntary TDM program required of the applicant prior to 1995. However, changes in Rule XV may supersede these requirements. Additional TDM mitigations are required and identified in Section 13 below. · As well as the preparation of a TDM program, the following measures shall be implemented in accordance with SCAQMD Rule XV to reduce motor vehicle emissions: ao The specific plan includes a mixture of land uses which provides full service to area employees (e.q. banks, restaurants, daycare, postal service). · The use of energy conservation measures identified in Section 3.8 of the EIR and identified below in Sections 15 and 16 which could reduce the stationary source emissions produced by the project. Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 8 3. WATER Items A through I - "No": The PCESP identified a Storm Drain Concept Plan to address the drainage requirements of the entire Specific Plan area. The proposed Planning Area 11/14 Plan is consistent with the Storm Drain Concept Plan. Since no new development is proposed, no new drainage facilities would be required at this time. The existing development rehabilitation does not include any site improvements that would modify the drainage patterns. The existing storm drain system for the area is adequate to accommodate the proposed improvements. EIR 90-1 identified impacts to the entire Specific Plan area related to water and drainage. Consequently, mitigation measures were identified in EIR 90-1 and are recommended for implementation that would reduce th.e potential impacts to a level of insignificance. EIR 90-1 did not identify any Pot.ential impacts to the change of course or direction of water courses, water bodies, discharge into water bodies, alter groundwater or water supplies or flooding from the site. As noted ih the Background Section above, no additional impacts have been 'identified. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 90-1 Pacific Center East Specific Plan ae Planninq Area 11/14 Mitiqation/Monitorinq Required: Mitigation measures which are applicable to the Planning Area 11/14 Concept Plan and have been incorporated into the project as conditions of approval include: le A 5.4 acre downstream area within the FO9P15 facility basin shall be graded to flow within the FO8 facility basin via storm drains in the proposed Newport Avenue extension and Del Amo Avenue. · Final grading shall conform to the drainage concept of the specific plan to ensure that project storm Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 9 Be runoff does not exceed the capacity of local storm drain systems. · On-site flooding shall be prevented by redirecting the flow to locations with adequate drainage facilities and by pumping during peak events. · The following measures are recommended to help reduce project generated stormwater pollution: ae Periodic cleaning (ie., street, sweeping) of paved areas to remove small, particle size sediments with absorbed pollutants caused by users of the area. be Routine cleaning of manholes and catch basins to remove sediment and debris. Ce Soil on graded slopes shall be strengthen by planting in accordance with the landscape concept plan presented int he specific plan. Straw, wood chips, or plastic should be used as. stabilizing agents int he interim period before the groundcover takes hold. ' Existing DevelopmentRehabilitationMitigation/Monitoring Required: Mitigation measures which are applicable to the existing development rehabilitation and have been incorporated into the project as conditions of approval include: On-site flooding shall be prevented by redirecting the flow to locations with adequate drainage facilities and by pumping during peak events. · The following measures are recommended to help reduce project generated stormwater pollution: a· Periodic cleaning (ie., street sweeping) of paved areas to remove small particle size sediments with absorbed pollutants caused by users of the area. be Routine cleaning of manholes and catch basins to remove sediment and debris. Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 10 · ce Soil on graded slopes shall-be strengthen by planting in accordance with the landscape concept plan presented int he specific plan. Straw, wood chips, or plastic should be used as stabilizing agents int he interim period before the groundcover takes hold. PLANT LIFE Items A through D - "No": The Planning Area 11/14 Concept ' Plan makes provisions for street landscaping concepts consistent with that previously approved in the PCESP. No landscaping would be installed as part of the Planning Area 11/14 Concept Plan. However, each development project within the Planning Areas would be required to submit landscape and irrigation plans to the Community Development Department and install landscaping in accordance with the specific plan concepts. The existing development, rehabilitation would add a small amount of new plant material consistent with the Planning Area 11/14 Concept Plan and PCESP Landscape concept plans. Additional landscaping would also be provided within the interior of site consistent with the City's Landscape and Irrigation Guidelines. EIR 90-1 identified impacts to the entire Specific Plan area related to.the reduction of agricultural crops. Agricultural operations within the Specific Plan area have occurred outside of the area covered by Planning Area 11/14. Consequently, no mitigation measures would apply to this project. EIR 90-1 did not identify any potential impacts related to the change of diversity of species, reduction, of the number of unique or endangered species of plant life, or the introduction of new plant life into the area. As noted above in the Background Section, no new impacts have been identified. Sources: Field Verification Submitted Plans Certified EIR 90-1 Pacific Center East Specific Plan City's Landscape and Irrigation Guidelines A· Planning Area 11/14 Mitigation/Monitoring Required: Mitigation measures which are applicable to the Planning Area 11/14 Concept Plan and have been incorporated into the project as conditions of approval include: Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 11 Se le Complete Landscaping and Irrigation plans shall be reviewed and approved by the Community Development Department for any development projects. Said plans shall comply with the Landscape Concept plan in the specific plan and the City's Landscape and Irrigation Guidelines. Be Existinq Development RehabilitationMitigation/Monitoring Required: Mitigation measures which are applicable to the existing development rehabilitation and have been incorporated into the project as conditions of approval include: le Complete Landscaping and Irrigation plans shall be reviewed and approved by the Community Development Department for any development projects. Said plans shall comply with the Landscape Concept plan in the specific plan and. the City's Landscape and Irrigation Guidelines. ANIMAL LIFE Items A throuqh D - "No": EIR 90-1 did not identify any potential impacts related to animal life. As noted ~n the Background Section aboVe, no new impacts have been identified. Sources: Field Verification Certified EIR 90-1 Pacific Center East Specific Plan ae Planning Area 11/14 Mitigation/Monitoring Required: None Required. Be Existinq Development RehabilitationMitiqation/Monitorinq Required: None Required. · NOISE Item A - "Yes": Ultimate development within Planning Area !1/14 would result in short-term Construction noise impacts, and a long-term increase in the ambient noise levels in and around the project site. Ambient noise levels on the existing development site of proposed office and financial institution uses would be less than that of potential industrial users allowed under the present Technology Center Land Use Designation. A Statement of Overriding Consideration was Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 12 e adopted to address necessary compromises-ofor the overall benefit of the Specific Plan area and the City. Consequently, mitigation measures were identified in EIR 90-1 to minimize these impacts and are recommended for implementation. Item B - "No": EIR 90-1 did not identify any potential impacts related to exposure to severe noise levels in the Specific Plan area. As noted above in the Background Section, no additional impacts have been identified.' Sources: Field.Verification ae Submitted Plans Tustin City Code Certified EIR 90-1 Pacific Center East Specific Plan Planning Area 11/14 Mitigation/Monitoring Required: Mitigation measures which.are applicable to the Planning Area 11/14 Concept Plan and have been. incorporated into the project as conditions of approval include: 1. Any future development projects shall comply with all City policies regarding noise, including limited construction hours as specified in th% City of Tustin Noise Ordinance and the use of properly maintained muffler systems on all construction equipment. Be Existing Development RehabilitationMitigation/Monitoring Required: Mitigation measures which are applicable to the existing development rehabilitation and have been incorporated into the project as conditions of approval include: i · The project proponent shall comply with all City policies regarding noise, including limited hours of construction as specified in the City of Tustin Noise Ordinance and the use of properly maintained muffler systems on all construction equipment. LIGHT AND GLARE "No": The Planning Area 11/14 Concept Plan would not include any new site lighting as no new development would occur at this time. However, development is anticipated in the future and would be evaluated at the time development plans are proposed. The existing development site currently includes Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 13 · exterior lighting of the parking lot in accordance with the City's Security Code. No additional lighting is proposed as part of the rehabilitation work. All existing site lighting has been designed to ensure that light rays would be confined to the property and not have a negative impact on adjacent properties. EIR 90-1 did not identify any potential impacts related to lighting. As noted in the Background Section above, no additional impacts have been identified. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 90-1 Pacific Center East ae Planninq Area 11/14 Mitiqation/Monitoring Required: None Required. ~ Be Existing DevelopmentRehabilitationMitigation/Monitoring Required: None Required. LAND USE "No": The PCESP presently identifies the Land Use Designation for Planning Area 11 as "Regional Center" and could accommodate a maximum of 8,000 square feet of commercial space and 156,200 square feet of office space. The PCESP presently identifies the Land Use Designation for Planning Area 14 as "Technology Center"~and could accommodate a maximum of 90,600 square feet of R&D and light industrial uses. The proposed amendment to the PCESP would change the Land Use Designation for Planning Area 14 from "Technology Center" to "Regional Center" to be consistent with the adjacent Planning Area 11 designation. The proposed changes within Planning Area 14 from R&D uses to office and commercial uses would be considered an increase in the intensity of use. However, a corresponding reduction in maximum authorized office square footage is proposed for Planning Area 14 to offset the ihtensification of office use in Planning Area 11. The proposed amendments to the PCESP and the proposed Planning Area 11/14 Concept plan would result in a reduction in the total authorized square footage for these Planning Areas from 254,800 square feet to 230,600 square feet. The boundaries and acreage of the Planning Areas are consistent with the Section III - Environmental Evaluation zc 94-001, DR 94-001 and VAR 94-001 Page 14 latest alignment studies for Newport Avenue (future) and Valencia Avenue. Provisions have been made on the Planning Area Concept Plan and included as ,conditions of approval related to the need to provide child care facilities pursuant to Section 4.8.G of the PCESP. This Section would require developments of new construction, additions, expansions or enlargements or a combination thereof to existing buildings which result in a net addition of 100,000 square feet or more in gross floor area, shall be required to provide on-site or off-site child care facilities, or pay in lieu fees to foster the expansion of and ease access to child care facilities. The existing development rehabilitation would include the rehabilitation of an existing 90,600 square foot R&D industrial building to accommodate approximately 84,600 square feet of office space and approximately 6,000 square feet of commercial space for a financial institution. No new square footage is being proposed. With the change in Land Use Designation of Planning Area 14, ~the proposed office and financial institution uses wouldbe permitted by right within the Regional Center Land Use Designation of the PCESP. Related to the Planning Area 11/14 Concept Plan, a Variance is proposed to reduce the landscape setback for the ultimate street improvements on the future Newport Avenue from Valencia Avenue to a point approximately 370 feet north of Valencia Avenue from 30 feet to approximately 15 feet. Given that this site is developed with existing parking between the building and Del Amo Avenue, strict compliance with the required 30 foot landscape setback would eliminate all parking on the west side of the building facing Del Amo Avenue (future Newport Avenue) in order to accommodate adequate site parking and circulation in consideration of the ultimate right-of-way constraints. The variance req~lest would still provide overall consistency with the PCESP and would result in a cohesive development without creating additional impacts not previous considered related to land use. EIR 90-1 identified impacts to the entire Specific Plan area related to land use. Consequently, mitigation measures were identified in'EIR 90-1 and are recommended for implementation that would reduce the potential impacts to a level of insignificance. Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 15 Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 90-1 Pacific Center East Specific Plan ae Be Planninq Area 11/14 Mitiqation/Monitoring Required: Mitigation measures which are applicable to the Planning Area 11/14 Concept Plan and have been incorporated into the project as conditions of approval include: le The Community Development Department shall review each site to ensure that it conforms to the approved development and land sue concepts included in the specific plan. · Ail submitted site plans for structures in the planning area-west of the~'Irvine Lead of the AT&SF railroad shallbe submitted to the MCAS (H) Tustin for review and comment due to the location within the Tustin Route~ of the MCAS (H) Airport Traffic Area. Evidence of comments or approval should be provided to the Community Development Department. e Ail submitted site plans which propose structures over 60 feet in height shall be submitted to the Federal Aviation Administration and Airport Land Use Commission for review and approval. Evidence of comments or approval should be provided to the Community Development Department. Existing Development Rehabilitation Mitiqation/Monitoring Required: Mitigation measures which are applicable to the existing development rehabilitation and have been incorporated into the project as conditions of approval include: The Community Development Department shall review each site to ensure that it conforms to the approved development standards and land use concepts in the specific plan. · Prior to the issuance of any building permits, the property owner shall provide an irrevocable offer of dedication and post bonds for the required street right-of-way and ultimate construction of Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94~001 Page 16 street improvements along Valencia and Del Amo Avenues consistent with provisions of the specific plan. 9. NATURAL RESOURCES Items A and B - "No": No development is proposed in conjunction with the Planning Area 11/14 Concept Plan. The existing development rehabilitation is for an existing R&D industrial building. No new floor area is proposed. EIR 90-1 did not identify any potential impacts related to natural resources. As noted above in the Background .Section, no additional impacts have been identified. Sources: Field Verification Submitted Plans Certified EIR 90-1 Pacific Center East Specific Plan ae Planninq Area 11/14 Mitiqation/Monitoring Required: None Required. Be Existinq Development RehabilitationMitiqation/Monitorinq Required: None Required. ' 10. RISK OF UPSET Items A and B - "No": No actual development is proposed in conjunction with the Planning Area 11/14 Concept Plan. The proposed Concept Plan is consistent with the Land Use Plan of the PCESP, as proposed to be amended. The existing development rehabilitation is for an existing R&D industrial buildihg. The proposed uses for the existing building are offices and a financial institution which would have a less potential of upset than the light industrial uses which are currently authorized under the "Technology Center" Land Use designation and could occupy the subject building. EIR 90-1 did not identify any potential impacts related to risk of upset. As noted above in the Background Section, no additional impacts have been identified. S'~urces: Field Verification Submitted Plans Orange County Fire Department .Community Development Department, Building Division Certified EIR 90-1 Pacific Center East Specific Plan Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 17 ae Planninq Area 11/14 Mitigation/Monitoring Required: None Required. Be Existinq Development RehabilitationMitigation/Monitoring Required: None Required. 11. POPULATION "No": No residential development is proposed in conjunction ~ the Planning Area 11/14 Concept Plan which would increase the City's population. The proposed Concept Plan is consistent with the Land Use Plan of the PCESP, as proposed to be amended. The existing development rehabilitation is for an existing R&D industrial building. The proposed uses include offices and a financial institution. No residential units would be created which would increase the City's population. EIR 90-1 did not identify any potential impacts related to population. As noted above in the Background Section, no additional impacts have~'been identified. Sources: Field Verification Submitted Plans Certified EIR 90-1 Pacific Center East Specific Plan ae Planninq Area 11/14 Mitiqation/Monitoring Required: None Required. Be Existinq Development RehabilitationMitigation/Monitoring Required: None Required. 12. HOUSING "No": No residential development is proposed to be added or removed in conjunction with the Planning Area 11/14 Concept Plan which would effect the amount of housing in the City. The proposed concept plan is consistent with the Land Use Plan of the PCESP, as proposed to be amended. The site rehabilitation is for an existing R&D industrial building. The proposed uses include offices and a financial institution. No residential units would be created or removed which would effect the amount of housing in the City. EIR 90-1 identified impacts outside of the Specific Plan area related to the removal of residential units in order to construct the required Newport Avenue extension and Section III - Environmental Evaluation zc 94-001, DR 94-001 and VAR 94-001 Page 18 undercrossing. Consequently, mitigation- measures were identified in EIR 90-1. However, the Planning Area 11/14 Concept Plan and the existing development rehabilitation does not require the extension of Newport Avenue, nor the removal of any residential units. Sources: Field Verification Submitted Plans Certified EIR 90-1 Pacific Center East Specific Plan ae Planning Area 11/14 Mitigation/Monitoring Required: None required at this time. Be Existing Development Rehabilitation Mitigation/Monitoring Required: None Required. 13. TI~a~NSPORTATION/CIRCUL~TION Items A and C - "Yes": The planning Area 11/14 Concept Plan reflects the latest alignment and right-of-way studies for Newport (future) and Valencia Avenues. The capacities and right-of-way requirements shown on the Concept Plah are consistent with the requirements of the PCESP. EIR 90-1 identified a variety of trip rates for the various land uses that could occur throughout the specific plan area which are as follows: Land Use Type Units ADT* General Office TSF** Light Industrial TSF General Commercial TSF Hotel rooms R&D TSF 12.62 6.41 74.31 10.19 9.36 *ADT - Average Daily Trips **TSF - Thousand Square Feet A-trip rate summary has been provided in Attachment A which evaluates the amount of trips that Planning Area 11/14 would ,generate as originally approved in the PCESP and the trip rates based on square footage and uses that are currently proposed for Planning Area 11/14. Based upon the results of the trip rate summary provided in Attachment A, the proposed Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 19 square footages and uses for both Planning-Areas results in 360 additional ADT than originally identified by the PCESP Land Use Plan. The increase in ADT represents a 0.7% increase in the entire PCESP plan area which has been determined by the Engineering Division to be insignificant. The Engineering Division has made a finding that the existing street system can accommodate the additional ADT. EIR 90-1 determined that the ultimate development of the entire Specific Plan area will generate increased traffic in the 9i~inity. A Statement of Overriding Consideration was adopted to address necessary compromises for the overall benefit of the Specific Plan area and region. Consequently, mitigation measures were identified in EIR 90-1 to minimize these impacts and are recommended for implementation. Items B, D, E and F - "No": The Planning Area 11/14 Concept Plan identifies individual site access to the properties within the Planning Areas. These access points are consistent with the PCESP and acceptable to, the Public Works Department, Engineering Division. The Proposed existing development rehabilitation would utilize existing driveways on Del Amo and Valencia Avenues untit-~such time that ultimate street improvements are constructed in accordance with the Planning Area 11/14 Concept Plan and PCESP. Parking facilities would be reconstructed to comply with the required amount of parking as established by the PCESP. The site is currently developed with a 90,600 R&D industrial building. No new square footage is being proposed. Therefore, the project would comply with the phasing schedule identified in the PCESP and would not be required to construct any ultimate street improvements at this time. Offers of dedication and posting of bonds would be required prior to the issuance of'any building permits for the required right-of-way and the ultimate construction of street improvements. EIR 90-1 did not identify any potential impacts related to the creation of new parking facilities, present patterns of circulation, rail traffic, or increase in traffic hazards. As noted in the Background Section above, no additional impacts have been identified. .- Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 20 Sources: Field Verification Submitted Plans Tustin City Code Public Works Department, Engineering Division Certified EIR 90-1 Pacific Center East Specific Plan ae Planninq Area 11/14 Mitiqation/Monitori~ng Required: Mitigation Measures which are aPplicable to the Planning Area 11/14 Concept Plan and have been incorporated into the project as conditions of approval include: · · If the cities of Irvine and Tustin develop a joint transportation improvement program, development projects shall participate its fair share (ten percent) of improvements for potential widening of Red Hill Avenue south of Valencia Avenue to MacArthur Boulevard. If required prior to buildout and feasible, development projeCts shall fund its fair share for a fourth eastbound through lane, to be dropped as a free right turn at Newport Avenue (for Santa Ana traffic to access the reconfigured northbound ramps), and a change in lane deployment for the northbound traffic from the off-ramp (eg., a third left-turn laned shared with the through lane). · Each development site subject to regulations shall submit a TDM program conforming with the California State Air Quality Management District's (AQMD) Regulation XV to the AQMD and the city, prepared by a qualified ride share coordinator. This sets forth ~the actions employers with 100 or more employees at any work site must take to promote employee participation in a trip reduction and ridesharing program. These programs are intended to reduce emissions from vehicles and to increase the average vehicle ridership (AVR) for commuting between home and the work site. · Prior to issuance of occupancy permits for Phase II development as identified in the specific plan, Newport Avenue north of Sycamore Avenue shall be reconfigured from four to six lanes. However, on street parking will be removed. Section III -'Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 21 Se At the time of any development project which adds additional square footage within the Planning Areas, fair share funding for those plans ~and improvements as required by mitigation measures identified in Section 3.5 .of EIR 90-1 as follows: ae be Short Range Transportation Improvements (Table 15) ICU Contribution Summary (Table 16); and Long Rang (Post 2010) Cumulative Project Mitigation. · Any development within the project area shall provide fair share funding for the tw° recommended new signals along Newport Avenue, any required upgrades for the Edinger Avenue/Del Amo Avenue existing signal and fair share funding of the Newport Avenue/Valencia s~ignal (if required) which shall be considered.above and beyond any TSIA. Be Existing DeVelopment Rehabilitation Mitigation/M0nit°rinq · Required: Mitigation measures which are applicable to the existing development rehabilitation and hav~ been incorporated into the project as conditions of approval include: Prior to issuance of building permits, the property owner shall provide an offer to dedicate right-of- way along Del Amo Avenue and Valencia Avenue frontages in accordance with the PCESP and other current alignment studies and provide bonds for the Construction of the ultimate street improvements. 14. PUBLIC SERVICES Items A throuqh F - "No": Since no actual development is proposed with the Planning Area 11/14 Concept Plan~ no additional public services would be required at this time. However, any future development may require the need for additional services which would be evaluated at the time'of future development proposals. The existing development rehabilitation would not require any additional public services as this is an existing developed site. EIR 90-1.identified impacts to the entire Specific Plan area related to public services, including Fire and Police Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 22 protection, schools and public facilities, including maintenance of roads. Consequently, mitigation measures identified in EIR 90-1 and are recommended for implementation that would reduce the Potential Impacts to a level of insignificance. EIR 90-1 did not identify any potential impacts related to public services such as parks and recreation and other governmental services. As noted above in Background Section, no additional impacts have been identified. Sources: Field Verification Submitted Plans City Departments Certified EIR 90-1 Pacific Center East Specific Plan A. Planning Area 11/14 Mitiqat~ion/Monitoring Required: Mitigation Measures which are applicable to the Planning Area 11/14 Concept Plan and have been incorporated into the project as conditions of approval include: '1. If determined to be necessary by the Tustin Police Department, on-site security personnel will be required. · The Community Development Department shall assure project design includes requirements of the Uniform Security Code as amended by the City, including provisions for proper lighting to reduce darkened areas, adequate building addressing, sensitive review of landscaping to ensure it does not provide dense cover, and buildings which have passive and/or other surveillance opportunities. · Ail development shall be required to comply with all OCFD requirements related to fire flow, installation where required of fire hydrants and compliance with all requirements related to construction. · Any development required to participate in funding of school facilities through the existing school facility fee program, or execution of some other voluntary agreement with the school district as a condition of-issuance of building permits. The Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 23 agreement shall be filed with the Community Development Department prior to issuance of building permits. Be Existing DevelopmentRehabilitationMitigation/Monitoring Required: Mitigation measures which are applicable to the existing development rehabilitation and have been incorporated into the project as conditions of approval include: le The site rehabilitation shall comply with the City's Security Ordinance, including provisions for proper lighting, adequate building addressing, sensitive review of landscaping to ensure it does not provide dense cover, and buildings which have passive and/or other surveillance opportunities. · The project shall comply with. all OCFD requirements related to fire flow, installation where required of fire hydrants ~'~and compliance with all ~requirements related to construction. 15. ENERGY # Items A and B - "No": Since no actual development is proposed with the Planning Area 11/14 Concept Plan, no additional' energy needs would be required at this time. However, any future development may require the need for additional services which would be evaluated at the time of future development proposals. The existing development rehabilitation would not require any significance difference in energy consumption as this is an existing developed site. EIR 90-1 identified impacts to the entire Specific Plan area related to energy consumption. Consequently, mitigation measures identified in EIR 90-1 and are recommended for implementation that would reduce the potential impacts to a level of insignificance. Sources: Field Verification Submitted Plans .- Tustin City Code Certified EIR 90-1 Pacific Center East Specific Plan A· Planninq Area 11/14 Mitigation/Monitoring Required: Mitigation Measures which are applicable to the Planning Section III - Environmental Evaluation zc 94-001, DR 94-001 and VAR 94-001 Page 24 Area 11/14 Concept Plan and have been incorporated into the project as conditions of approval include: le The project developer will be responsible for the construction of any street lighting, underground facilities, or other structures required by the Public Works Department for the. project. · The Community Development Department shall review all plans to assure all structures are designed in accordanCe with Title 24 of the California Administrative Code. · The project proponents should consult with Southern California Edison and The Gas Company to incorporate energy conservation measures into the project. B· ExistinqDevelopmentRehabilita~ionMitiqation/Monitorina Required: Mitigation measures which are applicable to ..the existing develoPment rehabilitation and have been incorporated into the project as conditions of approval include: · 1. The Community Development Department shall review all plans to assure all structures are designed in accordance with Title 24 of the California Administrative Code. · The project proponents should consult with Southern California Edison and The Gas Company to incorporate energy conservation measures into the project. 16. UTILITIES Items A throuqh F - "No": Since no actual development is proposed with the Planning Area 11/14 Concept Plan, no additional need for utilities to service the area would be required at this time. However, any future development may r~quire the need for additional services which would be evaluated at the time of future development proposals. The existing utilities in the area are adequate to serve the site. EIR 90-1 identified impacts to the entire Specific Plan area related to utilities. Consequently, mitigation measures identified in EIR 90-1-and are recommended for implementation Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 25 that would 'reduce the potential impacts, to a level of insignificance. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan ae Planninq Area 11/14 Mitiqation/Monitorinq Required: Mitigation Measures which are applicable to the Planning Area 11/14 Concept Plan and have been incorporated into the project as conditions of approval include: le Compliance with the mitigation measures identified in Item 15A Mitigation Measures above. · Landscaping irrigation systems should be controlled automatically to ensure watering during early morning or evening hours to reduce evaporation losses. · Plumbing fixtures to reduce water usage and loss should be utilized (i.e. low-volume toilet tanks, flow control devices for faucets, etc.) in accordance with Title 24 of the California Administrative Code. · Drought tolerant plants should be incorporated into the project design from the plant pallet in the PCESP whenever possible. · The on-site water system improvements including 12- inch mains in Edinger Avenue and Newport Avenue and fire hydrants, meters and back-flow prevention devices, if required, shall be installed by each development at developer's expense and in conformance with plans and specifications approved by the City of tustin Water Service Division. e The project shall accommodate access provisions for garbage trucks, locating stationary trash. compactors in individual buildings in order to minimize waste hauling demand, and providing and maintaining solid waste storage areas in accordance with City of Tustin requirements. Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 26 Be e Project design should provide- for recycling containers in close proximity to other refuse containers. · Concurrent with review of certificates of occupancy applications, tenants occupying more than 50,000 square feet shall file a waste reduction plan with the Public Works Department. · Proposed design should include means to reduce waste materials generated during construction (eg., recycling cardboard/paper, recycle or reuse scrap lumber) . 10. Provisions for trash enclosures for all purposes as required by the PCESP (Section 4.7 General Regulations). 11. Pacific Bell shall r~view plans to ensure appropriate easements..will be proVided for any new telephone facilities. Existinq Development Rehabilitation Mitiqation/Monitoring Required: Mitigation measures which are applicable to the Site Rehabilitation and have been incorporated into the project as Conditions of approval include: l· Compliance with the mitigation measures identified in Item 15B Mitigation Measures above. · Landscaping irrigation systems should be controlled automatically to ensure watering during early morning or evening hours to reduce evaporation losses. Plumbing fixtures to reduce water usage and loss should be utilized (i.e. low-volume toilet tanks, flow control devices for faucets, etc.) in accordance with Title 24 of the California Administrative Code. · Drought tolerant plants should be incorporated into the project design from the plant pallet in the PCESP whenever possible. Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 27 Se Project design should provide- for recycling containers in close proximity to other refuse containers. o Concurrent with review of certificates of occupancy applications, tenants occupying more than 50,000 square feet shall file a waste reduction plan with the Public Works Department. The project shall make provisions for trash enclosures for all purposes as required by the PCESP (Section 4.7 General Regulations). Pacific Bell shall review plans to ensure appropriate easements will be provided for any new telephone facilities. 17. HUMAN HEALTH Items A and B - "No": No actual development is proposed in conjunction with the Planning Area 11/14 Concept Plan. However, any future develOpment may require the need for additional services which would be evaluated at the time of future development proposals. The proposed concept plan is consistent with the Land Use Plan of the PCESP, as proposed to be amended. The existing development rehabilitation is for an existing R&D industrial building. The proposed use is for offices and a financial institution. EIR 90-1 did not identify any potential impacts related to health hazards. As noted above in the Background Section, no additional impacts have been identified. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 90-1 Pacific Center East Specific Plan Aa .- Planning Area 11/14 Mitiqation/Monitoring Required: None Required. Site Rehabilitation Mitiqation/Monitoring Required: None Required. Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 28 18. SOLID WASTE "No": Since no actual development is proposed with the Planning Area 11/14 Concept Plan, there would be no creation of additional solid waste at this time. However, any future development may require the need for additional services which would be evaluated at the time of future development proposals Since this site is an existing R&D industrial building, there should not be a significant difference in the amount of solid waste generated by the proposed office and financial institution. EIR 90-1 identified impacts to the entire Specific Plan area related to solid waste. Consequently, mitigation measures identified in EIR 90-1 and are recommended for implementation that would reduce the potential impacts to a level of insignificance. Sources: Field Verification ~ Submitted Plans Tustin City Code Certified EIR 90-1 Pacific Center East Specific Plan ae Planninq Area %1/!4 Mitiqation/Monitoring Required: Mitigation Measures which are applicable to the Planning Area 11/14 Concept Plan have been previously identified in Item 16A Mitigation Measures above. Bo Existinq Development RehabilitationMitigation/Monitoring Required: Mitigation measures which are applicable to the existing development rehabilitation have been previously identified in. Item 16B Mi%igation Measures above. 19. AESTHETICS "No": Although there is no actual development proposed with the Planning Area 11/14 Concept Plan, the Concept Plan does establish a guide for future development proposals. The proposed Concept Plan is consistent with the PCESP, as proposed to be amended, and recognizes that the existing building proposed for existing development rehabilitation would remain to accommodate the proposed office and financial institution uses. The existing development rehabilitation proposes minor physical improvements to the existing building Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 29 which would improve the aesthetic value of the site and area, consistent with the Urban Design elements of the PCESP. The PCESP requires all development proposal to be considered by the Planning Commission, with final Design Review authority resting with the Redevelopment Agency to ensure compliance with the PCESP requirements and the South/Central Redevelopment Area Plan. EIR 90-'1 identified impacts to the entire Specific Plan related to aesthetics. Consequently, mitigation measures were identified in EIR 90-1 and are recommended for implementation that would reduce the potential impacts to a level of insignificance. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 90-1 Pacific Center.East Specific Plan A® Planning Area 11/14 Mitigation/Monitoring Required: Mitigation Measures which are applicable to the Planning Area 11/14 Concept Plan and have been incorporated into the project as conditions of approval include: le The Community Development Department shall review plans for compliance with the Signage Concept in the specific plan to ensure project lighting is not directed into adjacent residential areas. 2. Ail mechanical equipment shall be screened. Be Existing DevelopmentRehabilitationMitiqation/Monitoring Required: Mitigation measures which are applicable to the Site Rehabilitation and have been incorporated into the project as conditions of approval include: le The Community Development Department shall review plans for compliance with the Signage Concept in the specific plan to ensure project lighting is not directed into adjacent residential areas. 2. Ail mechanical equipment shall be screened. Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 30 20. RECREATION 21. "No": The Planning Area 11/14 Concept Plan is consistent with the Land Use Plan of the PCESP, as proposed to be amended. No recreation facilities would be provided as this is a commercial development. The. existing development rehabilitation would accommodate office and financial institution uses and would not create a demand for additional recreational facilities. EIR 90-1 did not identify any potential impacts related to the quality of recreation. As noted above in Background Section, no additional impacts have been identified. Sources: ae B. Field Verification Submitted Plans Tustin City Code Certified EIR 90-1 Pacific Center East Specific Plan Planning Area 11/14 Mitigation/Monitoring Required: None Required. Existing Development RehabilitationMitigation/Monitoring Required: None Required. CULTURAL RESOURCES Items A through D - "No": No actual development is proposed with the Planning Area 11/14 Concept Plan that would result in grading of vacant property. The existing development rehabilitation would make improvements to an already developed property. The Planning Area and rehabilitation site is not within an area identified as an archaeological site. EIR 90-1 identified impacts to the entire Specific Plan area related to possible archaeological, finds as a result of development of vacant properties. Consequently, mitigation measures were identified and are recommended for implementation. sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan Section III - Environmental Evaluation ZC 94-001, DR 94-001 and VAR 94-001 Page 31 ae Bo Planninq Area 11/14 Mitigation/Monitoring Required: Mitigation measures applicable to the Planning Area 11/14 Concept Plan have been previously identified in Item IA Mitigation Measures above. Existing DevelopmentRehabilitationMitigation/Monitoring Required: None Required. 22. MANDATORY FINDINGS OF SIGNIFICANCE Items A, B, C and D - "No": The City Council considered the benefits of the specific plan and balanced those benefits against the projects unavoidable effects and chose to adopt a statement of overriding considerations, particularly related to air quality, noise and traffic/circulation. The Planning Area 11/14 Concept Plan and the existing development rehabilitation in and of itself would not cause negative impacts to wildlife habitat nor achieve any short-term environmental goals, nor have impacts which are potentially individually limited but are cumulatively considerable and could potentially have an indirect adverse impact on human beings. EIR 90-1 addressed all of these concerns and this project is fully within the scope of that discussion. ' Source: As previously noted Mitigation/Monitoring Required: As previously noted. PA~T IV - DETERMINATION INITIAL STUDY RESPONSES FOR ZONE CHANGE 94-001, DESIGN REVIEW 94-001 AND VARIANCE 94-002 ZC94001. Ir #T On the basis of this initial evaluation: I find that the proposed project HAS utilized all feasible mitigation measures as identified in Final Environmental Impact Report 90-1 certified on December 17, 1990. The program EIR 90-1 for the Pacific Center East Specific Plan is adequate to serve as the program EIR as significant impacts were identified and ~orresponding mitigation measures were recommended to be incorporated into the approval process for individual projects. Therefore, no additional documentation is required. SIGNATUR~~ ATTACHMENT A TRIP RATE SUMMARY Existing Planning Area 11 156,200 sq. ft office x 12.62 ADT/TSF = 8,000 sq. ft. commercial x 74.31 ADT/TSF = Planning Area 14 90,600 sq. ft. R&D x 9.36 ADT/TSF = TOTAL Proposed Planning Area 11 132,000 sq. ft office x 12.62 ADT/TSF = 8,000 sq.ft, commercial x 74.3~ ADT/TSF = Planning Area 14 ..' 84,600 sq. ft. office x 12.62 ADT/TSF = 6,000 sq. ft. commercial x.74.31 ADT/TSF = TOTAL NET INCREASE 1,972 ADT 595 ADT 848 ADT 3,415 ADT 1,666 ADT 595 ADT 1,068 ADT 446 ADT 3,775 ADT 360 ADT 1 RESOLUTION NO. 94-55 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, FINDING THAT FINAL ENVIRONMENTAL IMPACT REPORT (EIR) FOR THE PACIFIC CENTER EAST SPECIFIC PLAN (FINAL EIR 90-1) IS ADEQUATE TO SERVE AS THE PROGRAM EIR FOR ZONE CHANGE 94-001 AND ALL FEASIBLE MITIGATION MEASURES HAVE BEEN INCORPORATED AS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The City Council of the City of Tustin does hereby resolve as follows: The City Council finds and determines as follows: ae That Zone Change 94-001 and respective development plans are considered "projects" pursuant to the terms of the California Environmental Quality Act; and Be That the projects are covered by a previously certified Final EnvirQnmental Impact Report for the Pacific Center East specific Plan which serves as a Program EIR for the proposed project. II. The Pacific Center East Specific Plan Final Environmental Impact Report (90-1), previously certified on December 17, 1990, was considered prior to approval of this project. The City Council hereby finds: this project is within the scope of the Pacific Center East Specific Plan previously approved; the effects of this project, relating to grading, air quality, drainage, plant life, noise, land use, circulation, public services, utilities and aesthetics, were examined in the Program EIR. All feasible mitigation measures and alternatives developed in the Program EIR are incorporated into this project. The Final EIR, is therefore determined to be adequate to serve as a Program EIR for this project and satisfied all requirements of the California Environmental Quality Act. Further, the City Council findS the project involves no potential for any adverse effect, either individually or cumulatively, on wildlife resources; and, therefore, makes a De Minimis Impact Finding related to AB 3158, Chapter 1706, Statutes of 1990. 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Resolution No. 94-55 Page 2 Applicable mitigation measures identified in the Final EIR have been incorporated into this project which mitigates any potential significant environmental effects thereof. The mitigation measures are identified as Conditions on Exhibit A of Planning Commission Resolution Nos. 3256 and 3257 approving the Design Review 94-001 and Variance 94-002 respectively. PASSED AND ADOPTED at a regular meeting of the Tustin City Council, held on the 16th day of May, 1994. ~OMAS R. SALTARELLI Mayor MARY E. WYNN City Clerk STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TuSTIN ) SS CERTIFICATION FOR RESOLUTION NO. 94-55 MARY E. WYNN, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number, of the members of the City Council of the City of Tustin is 5; that the above and foregoing Resolution No. 94-55 was duly and regularly introduced, passed, and adopted at a regular meeting of the Tustin City Council, held on the 16th day of May, 1994. COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER:ABSENT: MARY E. WYNN City Clerk 1 10 11 lZ 13 14 15 17 18 19 Zl 9_4 9_5 9_6 9_7 9_8 ORDINANCE NO. 1125 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING ZONE CHANGE 94-001 TO AMEND THE PACIFIC CENTER EAST SPECIFIC PLAN TO CHANGE THE LAND USE DESIGNATION FOR PLANNING AREA14 FROM "TECHNOLOGY CENTER" TO "REGIONAL CENTER", INCLUDING VARIOUS MAP AND TEXT ~MENDMENTS TO ACCOMMODATE THE LAND USE DESIGNATION CHANGE The City Council of the City of Tustin does hereby ordain as follows: I. The City Council finds and determines as follows: A® Be That an application has been filed by the Orange County Federal Teachers Credit Union, requesting approval of Zone Change 94-001 to amend the Pacific Center East Specific Plan to change the Land Use Designation for Planning Area 14 from "Technology Center" to "Regional Center", including various map and text amendments to accommodate the Land Use Designation change. That a public hearing was duly notice, called and held.on said application on April 25, 1994 by the Planning Commission, and on May 16, 1994 by the City Council. Ce That an Environmental Impact Report (EIR 90-1 for the Pacific Center East Specific Plan) has been previously certified in conformance with the requirements of the California Environmental Quality Act for the subject project. De Proposed Zone Change 94-001 would provide for a consistent Land Use Designation with Planning Area 11 of the Pacific Center East Specific Plan which would be physically integrated through parking and site circulation. E® The land use intensity of development within Planning Areas 11 and 14, or the entire Pacific Center East Specific Plan area would not be increased over the current land use designation when considered as a whole. ~4 ~? ~9 Z4 9_5 9_6 Z? Ordinance No. 1125 Page 2 Fe Proposed Zone Change 94-001 would be consistent with the policies of the General Plan Land Use Element which identifies the Pacific Center East Specific Plan area as Planned Community Commercial/Business which encourages mixed uses of professional office and commercial uses. NOW, THEREFORE, the City Council of the City Council of the City of Tustin DOES HEREBY ORDAIN as follows: Section 1. Section 3.0, Project Description, Programs and Guidelines, of the Pacific Center East Specific Plan shall be amended as follows: ae Section 3.3 entitled Land Use Plan shall be modified as follows: "3.3 Land Use Plan The land use plan for Pacikic Center East shown in Exhibit 4 designates a variety of land uses linked by an appropriate proposed circulation system. Four major land use designations are designated within the specific plan boundary. (A graphic display of these areas is shown on Exhibit 5.) The approximate net average within each center and each land use designation's purpose can be described as follows: Commercial Center: The commercial center designation (8.9 net acres) provides for freestanding or commercial center uses and is well suited to the development opportunities offered by SR-55, local streets, and nearby employment centers. Uses permitted within the commercial center designation include financial institutions, sporting goods, clothing, business/office supply, and other .destination and service uses. The commercial center will · establish its own identity and is not exclusively reliant on surrounding uses. Regional Center: The regional center designation (2~.0 ~i]~ net acres) is formed by the revised circulation ~s~em and provides opportunities for a mix of land uses, including hotels, commercial and office uses. Both on site employees and area commuters are potential users of the center, as well as area business travelers. Four separate planning areas in close proximity will be identified by their architectural and landscape elements. 10 11 lZ 14 16 17 18 19 9_1 9_3 Z4 ¸9_5 Z? 9_8 Ordinance No..1125 Page 3 The focus of the regional center is commercial use, which provides specialized services to consumers, including specialty restaurants, lodging, commercial recreation, daycare, and selected personal services. The specific plan encourages a mix of commercial uses which provide both daytime and evening activity. Office Center: The office center designation (36.7 net acres) provides for prgfessional and corporate office areas within the specific plan area. Both mid-rise and iow-rise offices are encouraged, with Planning Area 10 proposed as a corporate headquarters office complex. Future office development would also beexpected adjacent to the Pacific Bell facilities including professional offices'south of Industrial Drive. The specific plan allows a mixture of office products on site, including corporate and general offices in small and large facilities. The specific plan encourages the integration of office, support commercial and selected employee services in Planning Area 10, encouraging a distinct identity as a major office center~ Technolog~ Center: The technology center designation (4~3~ ~ net acres) provides for research and develop~' uses, with supporting office and commercial use. The designation reflects existing research and development, light industrial and business commercial uses east of Del Amc Avenue. The technology designation encourages continued development of research and development uses and discourages intrusion of exclusive office use in these areas." Be Exhibit 4 entitled Land Use Plan in Section 3.3 shall be revised to reflect the change in Planning Area 14 from "Technology Center" to "Regional Center" as shown in Exhibit A attached hereto and incorporated herein. Section 2. Section 4.0, Land Use and Development Regulations, of the Pacific Center East Specific Plan shall be amended as follows-. a. Exhibit 17 entitled Land Use.Plan/Planning Areas shall be revised to reflect the change in Planning Area 14 from "Technology Center" to "Regional Center" as shown in Exhibit B attached hereto and incorporated herein. ~0 12 ~4 ~7 ~8 ~g 20 22 23 24 25 26 2'7 28 Ordinance No. 1125 Page 4 B. C. De .E. That a portion of Table 4 entitled Maximum Square Footage Authorized in the Specific Plan that identifies Planning Areas 11 and 14 shall be revised as shown in Exhibit 3 attached hereto and incorporated herein, and described as follows: . The office area for Planning Area 11 shall be reduced from 156,000 square feet to 132,000 square feet. . Planning Area 14 shall be ~moved from "Technology Center" to "Regional Center". . . In Planning Area 14, the Commercial area shall be increased from 0 square feet to 6,000 square feet; the Office area shall be increased from 0 square feet to 84,600 square feet; and the R&D/Light Industrial area shall be reduced from 90,600 square feet to 0 square 'feet. The Total Authorized Squ~re Footage column shall be revised to reflect the revisions to Planning Area 11 and 14 with an increase in the total Commercial area from 365,222 square feet to 371,222 square feet; an increase in the total Office area from 1,947,109 square feet to 2,007,509 square feet; a decrease in the R&D/Light Industrial area from 802,323 to 711,723 Square feet; and a decrease in the Total Authorized Square Footage from 3,290,654 to 3,266,454 square feet. Section 4.3.B entitled Location shall be modified to read as follows: "Planning Areas designated in the Land Use Plan as Regional Center are Planning Areas 5, ~ ~ 7, ll.."i~iiiiiiii~ii!iii~i~." : -.'.~: :~:~: -': $~:~::?~.'i:i:i-'!:!:~:!:~:!:!:!:!:~.'.": A new Subsection "e" shall be added to Section 4.3.F.4 entitled LandscapeSetbacks which shall read as follows: SectiOn 4.3.F.5 entitled Maximum floor area ratio shall be modified to read as follows: "Maximum floor area ratio - Planning Area 5 = 0.45, Planning Area 6 = 1.03, Planning Areas 7 and 11 = 0.65 ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::- ~::::i:i:i:~:i:¥::'-'.-:..':.::~:~ $~:~:'.-:~:i:-.':~:~:~:~:~:~:~:~:~:¥ :~-'~:~:~ ~4 ~? Z~ ZZ Z4 Z? Ordinance No. 1125 Page 5 Fe Section 4.5.B entitled Location shall be modified to read as follows: "Planning Areas designated in the Land Use Plan as Technology Center are Planning Areas 1, 3, 9, 12, {~, ~:~:~:~:~:~:~:~:~:~:~: 15." Ge Table 6 entitled Use Limitations in Section 4.8 shall be modified to eliminate Planning Area 14 from the Planning Area column for the Technology Center Land Use Designation. PASSED AND ADOPT~D at a regular meeting of the City Council of the City of Tustin held on the 16th day of May, 1994. THOMAS R. SALTARELLI Mayor MARY WYNN City Clerk STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) SS CERTIFICATION FOR ORDINANCE NO. 1125 MARY E. WYNN, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certifY that the whole number of the members of the City Council of the City of Tustin is 5; that the above and foregoing Ordinance No. 1125 was duly and regularly introduced, passed and adopted at a regular meeting of the City Council held on the 16th day of May, 1994, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCiLMEMBER ABSTAINED: COUNCILMEMBER ABSENT: Mary E. Wynn, City Clerk ~eeeeeeeeeeee :eeeeeeeeeeee ;::::::::::' ~eeeeeeeeeee ~eeeeeeeeeee ieeeeee . e e e e e !eeeeeeeeeee .eeeeeeeeeeee ee eeeeeel ~'.'.'." ~.~ -:-~-~-~-:-:-~-:-~-:.:.~ ,~e · · · e e * e e · e e, ::::::::::::::::::::::::: ::::::::::::::::::::::::: ::::::::::::::::::::::::: ,:.:.:.~.:.:.:.:.:.:.:.: :-:-:.:.~.:*:.:-~.:-:.:- :::::::::::::::::::::::: EXHIBIT A ,! Ii .~.~.~.~.~.p ~eeeeeeeee*ee ~eeeeeeeeeee' ~eeeeeeeeeee' ~eeeeeeeeeeee ~eeeeeeeeeeee ~ ' o.~ eeeeee®eeee eeeeeeeeeeee eeeeeeeeeeee eeeeeeeeeeee eeeeeeeeeee eeee~eeeee eeeeee eeeeeeeee ~eeeeeeeeeee ,eeeeeeeeeeee ~eeee ~eeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee~ ~eeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee, ::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: 'eeeeeee~eeeeeeeeeeeeee eeeeeeeee ei ~eeeeeeee&eeeeeeeeeeeeeeeeeeee~ee~ ~eeee, · · eeeeeeeee ®··eeee·eeeeeeeeee·~ee- eeeeeeee e e e e e e · · eeeeee' EXHIBIT B EXHIBIT C- .......... ATTACHMENT E