HomeMy WebLinkAboutPH 1 ZONE CHANGE 91-01 10-21-91s, r_J / —_40?c
PUBLIC HEARING N0. 1
10-21-91
FATE: OCTOBER 21, 1991 n t e+ r - `l o rn
TO: WILLIAM A. HUSTON, CITY MANAGER
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: ZONE CHANGE 91-01 (FOOTHILL COMMUNITY BUILDERS)
RECOMMENDATION
It is recommended that the City Council take the following actions:
1. Certify the Addendum to EIR 85-2 for the project by adopting
Resolution'No. 91-137; and
2. Have first reading by title only and have introduction of
Ordinance No. 1078, approving Zone Change 91-01.
BACKGROUND
On September 23, 1991, the Planning Commission adopted Resolution
No. 2958 recommending approval of Zone Change 91-01 to the City
Council. The applicant proposes to amend the East Tustin Specific
Plan Land Use Map changing the land use category in the vicinity of
Lot 11 of Tract 13627 from Low Density Residential to Medium
Density Residential. The Sector 2 descriptions and statistical
summaries in the East Tustin Specific Plan would also be amended to
limit the maximum density to ten dwelling units per acre on Lot 11
of Tract 13627. The Zone Change would also authorize related
amendments to the statistical summary and concept land use plan for
Tract 13627.
Located within Sector 2 and partially within the Hillside District
of the East Tustin Specific Plan (ETSP), the site is approximately
24 gross acres and bounded by Jamboree Road to the west, Pioneer
Road to the south and open space to the north and east.
Anticipated development in the vicinity include single-family
detached dwellings on Lot 10 (part of Tract 14397), a neighborhood
park and church facility to the south, across Pioneer Road.
Pursuant to Section 3.14 of the ETSP, the proposed amendment is
subject to a Public Hearing; therefore, a public 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 the Sector 2 boundaries were notified of the hearing by mail and
notices were posted on the site and at the Police Department. A
copy of the meeting agenda and staff report was made available to
the applicant prior to the meeting.
City Council Report
Zone Change 91-01
October 21, 1991
Page 2
DISCUSSION
The proposed Zone Change includes several elements which would
change the land use category for Lot it of Tract 13627 from Low (L)
Density Residential to Medium (M) Density Residential. This change
would increase the maximum density on Lot 11 from 5 dwelling units
per acre to 10 dwelling units per acre. The change would also
allow additional permitted and conditionally permitted uses to be
considered for the site such as attached multiple family dwellings
and apartments. The applicant has represented that they are
presently working with a builder to develop the site with an
attached multi -family product.
The change is requested by the applicant due to the site
constraints of this particular lot and the current development
standards limiting development to single-family detached products.
The site has a 115 -foot -wide easement running north to south from
Pioneer Road to the top of the property. Portions of the site are
rough graded with a 1-9 percent cross fall toward Pioneer Road.
According to the applicant, these constraints make development of
single-family detached products more difficult, including being
economically prohibitive. An attached product would provide
greater flexibility in grading techniques, site design and layout
to more effectively take advantage of the overly -wide easement and
topography. The goals and objectives of the Hillside District
would be more easily obtainable.
The following elements would require modification as a result of
the request:
1. The Land Use Map in the ETSP would be amended to include a
Medium Density Residential land use category in the vicinity
of Lot 11 (see attachment A);
2. The Sector descriptions, pages 2-28 and 2-29 of the ETSP would
be amended to add Policy H (existing'H should be relettered G)
limiting the maximum density on Lot 11 of Tract 13627 to 10
dwelling units per acre in lieu of the 18 dwelling units per
acre authorized by the M category of the ETSP (see attachment
B) .
3. The East Tustin Statistical Analysis identified on pages 2-24
and 3-14 would be amended to revise the acreage totals for Low
and Medium Density Residential land use categories. Notes
would be added to limit the maximum density on Lot 11 of Tract
13627 to 10 units per acre (see attachment C).
4. The Statistical Summary of Tract 13627 would be amended to
reflect the M land use category. The Assumed Unit column
would be adjusted based upon current subdivision applications
City Council Report
Zone Change 91-01
- October 21, 1991
Page 3
to maintain the maximum 1,010 units authorized for Sector 2
(see attachment D).
Land Use
The basic land use philosophy in East Tustin has been to place
higher density residential land uses in the eastern portions of the
Specific Plan area (Jamboree Road) and lower density residential
uses in the western portions (Tustin Ranch Road, existing
unincorporated area). Within Tract 13627, topography also was an
important factor in establishing the land use pattern, particularly
within the designated Hillside District. The majority of the
subject lot is within the Hillside District. The Sector
description on page 2-28 of the ETSP (see attachment B) discusses
the variety of residential densities and locations within this
Sector, including reference to medium density residential in the
central and upper portions on the valley. Tract 13627 established
a maximum number of units for Sector 2 which is 1,010. The
proposed change would not increase this number nor effect the
maximum number of units authorized for the ETSP.
Medium -Low Density Residential properties are presently designated
as Lots 2, 31 5 and 6 with Medium Density Residential properties
designated as Lot 4 of Tract 13627. These properties could be
considered the central portion of the valley as referenced in the
Sector 2 description.
Lot 4 Tract 13627 is the only lot within Phase IV of East Tustin
that could, and is, proposed to accommodate an attached multi-
family product type. However, within Tract 12870 (Phase III),
several projects which were originally proposed as single-family
detached products are being redesigned to include attached multi-
family products. These projects include Lot 13, Tract 12870 (N/W
corner of Irvine Blvd/Robinson Dr) and Lots 8/28, Tract 12870 (N/W
corner of Tustin Ranch Road/Township Dr). These lots are
designated as Medium Density Residential which would accommodate
attached products. The change in direction of development on these
lots creates a different character of development than previously
considered with the single-family detached proposals. The proposed
amendment would allow for additional attached products, reinforcing
the attached product character which has been observed within East
Tustin.
The ETSP addresses two important issues identified in the City's
General Plan (pages 1-2 and 1-3 of the ETSP). The ETSP addresses
the General Plan Land Use Element issue to provide a variety of
residential product types with emphasis on single-family residents
by emphasizing single-family residences adjacent to existing
single-family developments. The ETSP addresses the General Plan
Housing Element issue of the imbalance between rental and owner -
occupied units by offering a variety of owner -occupied units. The
City Council Report
Zone Change 91-01
October 21, 1991
Page 4
proposed change could be considered consistent with these policies
in that the proposed lot does not abut adjacent single-family
development in the county area and the proposal would authorize
attached condominiums, not apartments. However, attached products
have a stronger potential to become less owner -occupied than
single-family detached as time goes on. The Housing Element states
that 79 percent of all owner -occupied dwellings in the City were
single-family detached products.
Within East Tustin, of the 6,414 number of units approved, under
construction and completed, 1,944 units are single-family detached
and 4,370 units are attached (including apartments). With the
estimated 180 units on the subject site and the 210 units on Lot 4
of Tract 13627, 47 percent of the proposed dwellings in Sector 2
would be attached products. However, only 23 percent of the net
acres devoted for residential projects in Sector 2 would be
attached products.
Traffic
one important consideration with the proposed increase in density
is related to traffic generation. The EIR for ETSP established
trip generation rates for the various land use categories. Estate
and Low Density Residential properties were established to generate
10.8 and 10.0 Average Daily Trips (ADT) respectively per unit while
Medium -Low and Medium Density Residential projects would generate
8.6 ADT per unit. Lot 11, with the current Low Density designation
could generate 1,200 ADT based upon a maximum density of 5. units
per acre and 24 gross acres. The proposed increase in density to
10 units per acre could generate 2,064 ADT.
Although there would be an increase in ADT for this particular lot,
the entire Sector must be considered since the ETSP allows units to
be shifted between lots within a Sector but'may not exceed the
maximum density for each lot. The EIR established certain Traffic
Zones for which to analyze traffic generation within the ETSP. The
subject property is located within Zone 46. The Technical
Appendices to EIR 85-2 indicated a total of 15,649 ADT within Zone
46. Based upon current subdivision submittals and approvals within
Zone 46, revised totals, which are now site specific in accordance
with Tract 13627 and subsequent builder subdivisions, indicate a
total of 14,004 ADT which is approximately 10 percent less than
originally anticipated within this area of East Tustin.
ENVIRONMENTAL ANALYSIS
Based upon review of the proposed project, as well as EIR 85-2 (as
supplemented) , an Addendum to EIR 85-2 is necessary to make the EIR
adequate (see attached Initial Study). Pursuant to Section 15146
of the California Environmental Quality Act, an addendum is
City Council Report
Zone Change 91-01
October 21, 1991
Page 5
required for this project in that:
a. Only minor technical changes to the trip generation tables in
the Technical Appendices of EIR 85-2 are necessary to make the
EIR adequate as discussed above; and
b. The changes do not raise new issues about significant effects
on the environment as traffic issues have previously been
discussed and mitigated in EIR 85-2.
CONCLUSION
Based upon the above information and action by the Planning
Commission, it is recommended that the City Council take the
following actions:
1. Certify the Addendum to EIR 85-2 for the project by adopting
Resolution No. 91-137; and
2. Have first reading by title only and have introduction of
Ordinance No. 1978, approving Zone Change 91-01.
( z z -
Daniel Fo
Senior Planner
L'769
Christine A. Shingleton
Assistant City Manager
Community Development
Attachments: Resolution No. 91-137
Ordinance No. 1078
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Initial Study
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RESOLUTION NO. 91-137
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF TUSTIN, CALIFORNIA, RECERTIFYING FINAL
ENVIRONMENTAL IMPACT REPORT 85-2 WITH ADDENDUM
91-01 FOR REVISIONS TO THE TRIP GENERATION
RATE SUMMARY RELATED TO ZONE CHANGE 91-01, AS
REQUIRED BY THE ENVIRONMENTAL QUALITY ACT
The City Council of the City of Tustin does hereby
resolve as follows:
I. The City Council finds and determines as follows:
A. That an application has been f iled by Foothill
Community Builders, requesting Zone Change 91-
01 to change the land use category on Lot 11
of Tract 13627 from Low Density to Medium
Density Residential.
B. That an Initial Study was prepared during the
review process which determined that no
significant environmental impacts beyond that
previously considered would occur as a result
of the proposed project and that an addendum
to Environmental Impact Report (EIR) 85-2
would be required for this project.
C. That Addendum 91-01 to EIR 85-2 was prepared
by the City of Tustin in compliance with
Section 15164 of the California Environmental
Quality Act (CEQA).
D. That pursuant to CEQA, EIR 85-2 has previously
been prepared and certified and adequately
addresses the general environmental setting of
the project, significant environmental
impacts, and the alternatives and mitigation
measures related to each significant
environmental effect and that no additional
environmental impacts or mitigation measures
were identified in Addendum 91-01 to EIR 85-2.
E. That Addendum 91-01 to EIR 85-2 prepared for
the project addresses only minor technical
changes or additions and none of the
conditions described in Section 15162 of the
CEQA Guidelines have occurred.
F. That the project involves no potential for any
adverse effect, either individually or
cumulatively, on wildlife resources; and,
therefore, makes a De Minimis Impact Finding
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Resolution No. 91-137
Page 2
related to AB 3158, Chapter 1706, Statutes of
1990.
II. The City Council of the City of Tustin does hereby
recertify that Final EIR 85-2 with Addendum 91-01
has been completed in compliance with the
California Environmental Quality Act.
PASSED AND ADOPTED by the City Council of the City of
Tustin at a regular meeting held on the 21st day of
October, 1991.
Charles E. Puckett, Mayor
Mary E. Wynn, City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF TUSTIN . )
CERTIFICATION FOR RESOLUTION NO. 91-137
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. 91-137 was duly and regularly
introduced, passed and adopted at a regular meeting of
the City Council held on the 21st day of October, 1991,
by the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
Mary E. Wynn, City Clerk
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ORDINANCE NO. 1078
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TUSTIN, CALIFORNIA, APPROVING ZONE CHANGE
91-01 TO AMEND THE EAST TUSTIN SPECIFIC PLAN
LAND USE MAP TO CHANGE THE LAND USE CATEGORY
IN THE VICINITY OF LOT 11 OF TRACT 13627 FROM
LOW DENSITY TO MEDIUM DENSITY RESIDENTIAL WITH
A MAXIMUM DENSITY OF TEN DWELLING UNITS PER
ACRE
The City Council of the City of Tustin does hereby ordain
as follows:
I. The City Council finds and determines as follows:
A. That Zone Change 91-01 was submitted by
Foothill Community Builders requesting
amendment to the East Tustin Specific Plan
Land Use Map to change the land use category
in the vicinity of Lot 11 of Tract 13627 from
Low Density to Medium Density Residential.
B. That a public hearing was duly notice, called
and held on said application by the Planning
Commission on September 23, 1991 and the City
Council on October 21, 1991.
C. An Addendum to EIR 85-2 was prepared by the
City of Tustin in compliance with Section
15164 of the California Environmental Quality
Act.
D. That the proposed amendment would be
consistent with the East Tustin Specific Plan,
and in particular the Sector 2 descriptions
which designate this area as accommodating a
broad range of residential uses.
E. The proposed amendment would be consistent
with the policies of the General Plan Land Use
and Housing Elements with placement and
encouragement of owner occupied dwellings.
F. That the East Tustin Specific Plan is a
planned development and the proposed amendment
.would necessitate various revisions to
statistical summaries in the East Tustin
Specific Plan and Tract 13627.
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Ordinance 1078
Page 2
II. The City Council hereby approves Zone Change 91-01
as follows:
A. The East Tustin Specific Plan land use map in
the vicinity of Lot 11 of Tract 13627 shall be
changed from Low Density to Medium Density
with a maximum density of ten dwelling units
per acre as shown in Exhibit A.
B. The Sector 2 descriptions, pages 2-28 and 2-29
of the ETSP shall be revised, adding Policy
"H" and relettering existing Policy "H" to "G"
to read as follows,
"The maximum density on Lot 11
of Tract 13627 shall be limited
to ten dwelling units per gross
acre."
C. The East Tustin Statistical Analysis
identified on pages 2-24, 2-25, 3-14 and 3-15
of the East Tustin Specific Plan shall be
revised to reflect the current acreage totals
for the Low and Medium Density Residential
land use categories. Footnotes shall be added
to limit the maximum density on Lot 11 of
Tract 13627 to ten dwelling units per gross
acre.
III. In order to implement the above changes, the
applicant shall submit to the Community Development
Department the following materials within 30 days
of approval:
A. Fifteen (15) copies and one (1) reproducible
copy of the East Tustin Specific Plan with
revisions required in Section II above.
B. A revised Statistical Summary of Tract 13627
to reflect the Medium Density Residential land
use category on Lot 11 of Tract 13627. The
Assumed Unit column shall also be revised
based upon current subdivision approvals and
applications to not exceed the 1,010 dwellings
authorized within Sector 2.
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Ordinance 1078
Page 3
C. Fifteen (15) copies of a large scale Land Use
Map.
D. Within forty-eight (48) hours of approval of
the subject project, the applicant shall
deliver to the Community Development
Department, a cashier's check payable to the
COUNTY CLERK in the amount of $25.00 (twenty-
five dollars) pursuant to AB 3185, Chapter
1706, Statutes of 1990, enabling the City to
file the Notice of Determination required
under Public Resources Code Section 21152 and
14 Cal. Code of Regulations 15094. If within
such forty-eight (48) hour period the
applicant has not delivered to the Community
Development Department the above -noted check,
the approval for the project granted herein
shall be considered automatically null and
void.
In addition, should the Department of Fish and
Game reject the Certificate of Fee Exemption
filed with the Notice of determination and
require payment of fees, the applicant shall
deliver to the Community Development
Department, within forty-eight (48) hours of
notification, a cashier's check payable to the
COUNTY CLERK in the amount of $850 (eight
hundred fifty dollars) pursuant to AB 3158,
Chapter 1706, Statutes of 1990. If this fee
is imposed, the subject project shall not be
operative, vested or final unless and until
the fee is paid.
PASSED AND ADOPTED at a regular meeting of the Tustin
City Council held on the 21st day of October, 1991.
MARY E. WYNN
City Clerk
CHARLES E. PUCKETT
Mayor
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Land Use Plan EXHIBIT A
EAST TUSTIN SPECIFIC PLAN s itm�
City of Tustin 9 EDAW Inc.
24, JULY 91
OON
Land Use Plan
EAST TUSTIN SPECIFIC PLAN
City of Tustin Z
DMM84CIAL
Mt
ZDAW Inc.
24, JULY 91
L
LJ
1
1
1
1 ..
L-A
1
Sector 2
This sector consists of approximately 271 acres
and extends from the northern most tip of the
site south to the proposed future road. The sec-
tor is bounded on the west by the crest of the
north/south Peters Canyon ridge, Peters Canyon
Wash, and Lower Lake Drive; on the north and
east by the City boundary; and on the south by
the Future Road. The land beyond the eastern
edge of the Sector is in the County's jurisdiction
and is currently planted with orchards. The
Sector encompasses a broad valley which con-
tains the west tributary of Peters Canyon
Wash. Much of this valley is relatively flat.
This sector is planned to include a variety of
land uses. The residential uses will range from
the estate density to medium high density.
Estate density residential is located in the
western and northern hillsides; low density is
located in the upper valley and on a low knoll
extending south from the north/ south ridge,
medium low and medium density occur in the
central and upper portions of the valley; and
medium high density is located at the southerly
end of the valley adjacent to the Future Road. These various residential densities have
been organized relative to the topography, access and visibility from existing develop;
ment to the west. Also planned in this sector, is an elementary school which has not
been precisely loccted though it is currently allocated for the northern end of the
valley. An intermediate school has been sited along Peters Canyon Wash. The precise
location and size of these facilities shall be determined as described in Subsection 2.10 of
this Specific Plan. An eight -acre community park is planned just south of the intermedi-
ate school site, along the wash. A regional riding/hiking trail and Class I Bikeway are
planned in proximity to Peters Canyon Wash reflecting Orange County General Plan.
The following policies apply to Sector, 2:
A. The maximum number of units permitted within this sector are as shown on Table
2.4
B. Policies and guidelines related to the Hillside District apply to the portions of this
sector that are located within the Hillside District. See Subsection 2.13.
C. In order to minimize the impacts of landform modification and grading within the
Hillside District, in areas designated for estate density, housing may be clustered.
D. Concurrent with submission of the sector subdivision map as required under Subsec-
tion 1.5, the precise location of the EI Modena Fault shall be determined through o
detailed geological investigation conducted by the landowner and appropriate build-
ing setbacks should be established in conformance with current State Standards.
11.11 VIYAJ, M MW 2 Z I On
A
E. In addition to the specific submittal requirements for the subdivision map of this
sector (refer to Subsection 1.5), a conceptual landscape plan for arterial roadways
- within this Sector shall also be submitted with the Subdivision Map for review by the
Director of Community Development, refer to Subsection 2.12 Implementation, for
specific requirements. '
IMETA F. Where feasible and consistent with flood control requirements, the treatment of
MMEIN Peters Canyon Wash (Exhibit L) should retain a natural appearance by (1) minimizing
concrete channelization such as vertical -walled concrete channel, or trapezoidal soil
cement; (2) retaining or replanting indigenous vegetation along the drainage course;
it and/or (3) locating the drainage course within open space areas. In addition to the
specific submittal requirements for the subdivision map of this Sector, a conceptual
design of Peters Canyon Wash for the portion that occurs within this Sector, shall
also be submitted for approval by the. Director of Community Development and the
City Engineer. This conceptual design shall illustrate the basic design concept for
improvements to the wash including a proposed location for the regional riding/
hiking and bicycle trail. Objectives for the character of Peters Canyon Wash are
included in Subsection 2.13, Drainage Guidelines.
The City of Tustin and the Tustin Unified School District should attempt to locate
both the proposed community park and the proposed intermediate school adjacent to
the proposed Peters Canyon Wash trail and within the main viewshed of the existing
community to the west, so as to minimize visual impacts.
L-o -r It OF
L1 m % TV:Q -ro lo U)W >G1w.AU tJ 1a l TS i9 �. -
It
2-29
1, Total
laximum
A11owable
Acreage
Land Use
Density
Units
SECTOR 1
125
Estate Density Residential
2.0
du/ac
Subtotal
125
188
SECTOR 2
74
Estate Density Residential
2
du/ac
"17,WV
Low Density Residential
5
du/ac
50
Medium Low Density Residential
10
du/ac
�"j,l-3"-•
Medium Density Residential
18
du/ac
10 **
Elementary School
5 **
Junior High School
8 **
Community Park
Subtotal
271
11010 +.
SECTOR 3
6
Low Density Residential
5
du/ac
0 8 **
Elementary School
o 3 **
Neighborhood Park
Subtotal
17
G3 +
SECTOR 4
118
Estate Density Residential
2
du,/a.--
u/a.Subtotal
Subtotal
118
177
SECTOR 5
98
Estate Density Residential
2
du/ac
18
Low Density Residential
5
du/ac
Subtotal
116
219
SECTOR 6
31
General Coommercial
Subtotal
31
SECTOR 7
111
Medium Density Residential
18
du/ac
132
Medium High Density Residential
25
du/ac
•
o 10 **
Elementary School
33 **
Community.Park
150
Golf Course
Subtotal
436
3 605 ±
SECTOR 8
77
Low Density Residential
4
du/ac
349
26
Medium Density Residential
18
dtj/ac
233
o 10 **
Elementary School
0 4 **
Neighborhood Park
Subtotal
117
582 +
Rev: 6-19-89
2_24
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ATTACHMENT C
Table 2.4 (Cont'd)
* Total
Maximum Allowable
Acreage Land Use Density Units
SECTOR 9
39 Low Density Residential 5 du/ac
Subtotal 39 156
SECTOR 10
46 Low Density Residential 5 du/ac
15 Medium Density Residential 18 du/ac
0 10 ** Elementary School
Subtotal 71 405 +
SECTOR ll
57 Medium Density Residential 18 du/ac
56 Medium High Density Residential 25 du/ac
40 High School
0 10 ** Elementary School
0 4 ** Neighborhood Park
10 Neighborhood Commercial
Subtotal 177 1,540 +
SECTOR L'
121 Mixed Use
IL Subtotal 121 71950 ***
* Total allowable number of permitted units within a given sector may be
increased if a sector unit transfer occurs as described in Subsection
2.1.
** The precise acreage and locations of private and public neighborhood
parks, elementary schools and intermediate schools will be determined as
part of the review of the Sector Subdivision Maps as identified under
Review Procedure Subsection 1.5 and consistent with policies established
in Subsections 2.9 and 2.10 of the Specific Plan.
*** If the maximum allowable units in Tentative Tract Map No. 12345 are not
constructed, the unconstructed units may be transferred to the Specific
Plan area.
o This acreage figure is an estimated allocation for this land use. If it
changes, other land use acreage allocations in the sector may change.
However, the total allowable units for the sector will remain the same.
± Total Allowable Units assumes that if a school and/or a park currently
designated for this sector are not built in this sector and that the
acreage goes into residential use. If these facilities are constructed,
the land use area density limitation may preclude construction of the
total allowable sector units and such unbuilt units would be transferred
f to another sector.
`CAE M�Ci t Vt A pENSrrf o� L.o-r 11 OF T?'&CT' 1-3(V23 s IA;bu gr=:
�IrAITED `Tb ID fv_-jz-
c
Rev: 6-19-89 2-25
11
'
_.
- � .. _. � � ►�_ a_ ate. ♦ ..� ,
* Total
Maximum
Allowable
Acreage
Land Use
Density
Units
SECTOR 1
125
Estate Density Residential
2.0
du/ac
Subtotal
125
188
SECTOR 2
7
Estate Density Residential
2
du/ac
-77j�,W
Low Density Residential
5
du/ac
50
Medium Low Density Residential
10
du/ac
1.1r'.�'
Medium Density Residential
18
du/ac
o
-Elementary School
-
15 **
Junior High School
8 **
Community Park
Subtotal
271
11010 +
SECTOR 3
6
Low Density Residential
5
du/ac
0 8 **
Elementary School
0 3 **
Neighborhood Park
Subtotal
17
68
SECTOR 4
118
Estate Density Residential
2
du/ac
Subtotal
118
177
i
SECTOR 5
98
Estate Density Residential
2
du/ac
18
Low Density Residential
5
du/ac
i
Subtotal
116
219
SECTOR 6
31
General Commercial
Subtotal
31
SECTOR 7
111
Medium Density Residential
18
du/ac
'
132
Medium High Density Residential
25
du/ac
o 10 **
Elementary School
33 **
Community Park
150
Golf Course
Subtotal
436
30605 +
SECTOR 8
77
Low Density Residential
4
du/ac
349
26
Medium Density Residential
18
du/ac
233
--
0 10 **
Elementary School
0 4 **
Neighborhood Park
lubtotal
117
582 +
Rev: 6-19-89
3-13
IF
■
■
Subtotal 177 1,540 +
SECTOR121
121 Mixed Use
Subtotal 121 7,950 ***
* Total allowable number of permitted units within a given sector may be
increased if a sector unit transfer occurs as described in Subsection
2.1.
** The precise acreage and locations ofrivate and
P public neighborhood
parks, elementary schools and intermediate schools will be determined as
part of the review of the Sector Subdivision Maps as identified under
Review Procedure Subsection 1.5 and consistent with policies established
in Subsections 2.9 and 2.10 of the Specific Plan.
*** If the maximum allowable units in Tentative Tract Map No. 12345 are not
rnnctrost-+^A +t,.,, .._----.__ --, I
'%%- ♦ • V -17-p7
3-14
FAST TUSTIN STATISTICAL ANALYST`'
Acreage Land Use
(Cont'd)
Maximum
Density
* Total
Allowable
Units
SECTOR 9
39
Low Density Residential
5
du/ac
Subtotal
39
156
SECTOR 10
46
Low Density Residential
5
du/ac
15
Medium Density Residential
18
du/ac
o 10 **
Elementary School
- Subtotal
71
405 +
SECTOR U
57
Medium Density Residential
18
du/ac
56
Medium High Density Residential
25
du/ac
40
High School
0 10 **
Elementary School
0 4 **
Neighborhood Park
10
Neighborhood Commercial
Subtotal 177 1,540 +
SECTOR121
121 Mixed Use
Subtotal 121 7,950 ***
* Total allowable number of permitted units within a given sector may be
increased if a sector unit transfer occurs as described in Subsection
2.1.
** The precise acreage and locations ofrivate and
P public neighborhood
parks, elementary schools and intermediate schools will be determined as
part of the review of the Sector Subdivision Maps as identified under
Review Procedure Subsection 1.5 and consistent with policies established
in Subsections 2.9 and 2.10 of the Specific Plan.
*** If the maximum allowable units in Tentative Tract Map No. 12345 are not
rnnctrost-+^A +t,.,, .._----.__ --, I
'%%- ♦ • V -17-p7
3-14
' - r r r .y + . t t ti:`u Vi.iryor ,.�w ►.J..w ` ".. a o �. 1 r
.f a a...• X r¢.�. 1"^ .i•F y _ '•�,•
,'•,;�s�AT
TIC'
SUMMARY`: =3+',
r .-1 .kYit�•�iiK ,:1.1i7.r� Rt; 4.�►.w�.i71MJC7�i7� lY :Yw'...r�.:.. 7 +r+ms s:•. i ,- �e :.S • '��'j 1 �
SEX:IbR , _ T.T.; LAND USE,",MA) II M . ASS � AC --- -
LOT JET SAY �- �T�"
Sector "2 i I, _ 5 ?7
19.40 16.90 1.00 1.50
2 ML 10 73 13.78 11.80 .46 1.52« .
<L
_ 10.00 .30 .S 1s,...�,
_�.:..:.. 3 • ML 10 82. 10.81
4 M 18 232 12.26 11.30 .36 .60.x" s
5 �� 8.53
7.90 .23
. ML 10
6 ML 10 9.58 8.50 .38 .70%t. r
;,.:.
�,MN1j 7 L S 96&24 ; .27.83 26.00 .78 1.05':_-';
9 E 2 26.87 25.70 .35 .921.
10 E 2 &4.0 38.61 36.60 .2S 1.76': ;t
/14K - 24.02 22.80 .56 .661`;} tr
14 CF/R =- - 4.20 3.70 .25 2S:
'
-IS CF/IZ - - .
i - - .3.S7 3.00 -
.S7.`
.16 NP
17 NP - - 2.94 2.70 - .24
r_..
18 ES - - 10.68 10.00 .01 .67
19 IS - : 2.42 .. 1185 "! .7 : 80
�. 1.7 8 ' 1 j2S .12 AS.-
1.53T 1.00 .02 .IR
S1
_. 21 C - ;
10.50 9.70 - ..80
22 CP -
3_ ; K O6 .67 .60 .03 .04 I,
FF OS - .14 .10 .04
_`MM OS '. - - 3.60 3.60
QQ Os-
SUB TOTAL 1,010 263.11 243.00 6.26 13.85 ,
• F
Sector 3 8 L S S 7 11.56 10.70 .26 .60.
23 ES - 57 21316 10,00
_ .2.20 .
.26
SUB TOTAL
Sector 4 ' 12 E 2 79 49.82 46.60 .10 3.12 i
2S E 2 99' 64.67 61.00 - 3.67
00 OSPP. Os
- - 1.50 t.50
1.20
177 117.19 110.30 .10
SUB TOTAL. 6.79 `
Sector ..5 13 E 2 107 63.96 60.80 .49 2.67
24 E 2 S3 32.02 30.80 - 1.22
26 L S S9 14.3-0 14.00 - • 3,0
=des .:f=:«•:?i�:•- -' 1- I Q 1 _ 10 - ..
N N .+-. OS ----
-SUB TOTAL 219 111.38 106.70 .49 .4-19
0
27 GC 30.9�4 -
Sector 6
TOTAL SECTORS 2, 3, 4, 5, & 6 1,463 S4S.64 51I.S0 7.11 27.03
ARTERIAL HIGHWAY SECTORS 2, 39 4, S & 6 = 37.63 ACRES
PARCEL "B" = 15.74 ACRES
.TOTAL PROJECT ACREAGE = S99.01 {
' UNITS MAY BE SHIFTED BETWEEN LOTS BUT MAY NOT EXCEED THE MAXIMUM
DENSITY FOR EACH LOT. TRANSFERS OR EXCESS UMTS MAY BE APPLIED TO
SCHOOL SITES OR CF/R SITES.- .
CFIR DESIGNATES "COMMUNITY FACILITY" WITH UNDERLYING RESIDENTIAL
ZONING.
ATTACHMENT D
CITY OF TUSTIN
Community Development Department
ENVIRONMENTAL INITIAL STUDY FORM
I. Background
1. Name of Proponent
II.
FOOTHILL COMMUNITY BUILDERS
2. Address and Phone Number of Proponent
550 NEWPORT CENTER DRIVE
NEWPORT BEACH, CA 92658-8904 ATTENTION: DAVE CONLEY
3. Date of Checklist Submitted
4. Agency Requiring Checklist CITY OF TUSTIN
5. Name of Proposal, if applicable ZONE CHANGE 91-01
Environmental Impacts
(Explanations of all "yes" and "maybe" answers are required on
attached sheets.)
Yes
Maybe Nq
1. Earth. Will the proposal result in:
a.
4
Unstable earth conditions or in
changes in geologic substructures?
X
b.
Disruptions, displacements, compaction
or overcovering of the soil?
X
C.
Change in topography or ground surface
relief features?
X
d.
The destruction, covering or
modification of any unique geologic
or physical features?
X
e.
Any increase in wind or water erosion
of soils, either on or off the site?
x
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 ban, inlet or
lake?
X
Exposure of people or property to
geologic hazards such as earthquakes,
landslides, mudslides, ground failure,
or similar hazards?
Will the proposal result in:
Substantial air emission or
deterioration of ambient air quality?
The creation of objectionable odors?
Alteration of air movement, moisture,
or temperatures, or any change in
climate, either locally or regionally?
3. Water. Will the proposal result in:
h.
Changes in currents, or the course
of direction of water movements,
in either marine or fresh water?
Changes in absorption rates,
drainage patterns, or the rate and
amount of surface runoff?
Alterations to the course or flow
of flood waters?
Change in the amount of surface
water in any water body?
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?
Substantial reduction in the amount of
water otherwise available for public
water supplies?
Yes Maybe Nom,►
X
X
X
X
X
X
X
X
X
X
X
X
4:
5.
6.
7.
Yes Maybe No
i. Exposure of people or property to
water related hazards such as flooding
or tidal waves?
Plant Life. Will the proposal result in:
a. Change in the diversity of species, or
number of any species of plants (including
trees, shrubs, grass, crops, and aquatic
plants) ?
b. Reduction of the numbers of any unique,
rare or endangered species of plants?
C. Introduction of new species of plants
into.an area, or in a barrier to the
normal replenishment of existing
species?
d. Reduction in acreage of any
agricultural crop?
Animal Life. Will the proposal result in:
a. 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)?
b. Reduction of the numbers of any unique,
rare or endangered species of animals?
C. Introduction of new species of animals
into an area, or result in a barrier to
the migration or movement of animals?
d. Deterioration to existing fish or
wildlife habitat?
Noise. Will the proposal result in:
a. Increases in existing noise levels?
b. Exposure of people to severe noise
levels?
Light and Glare. Will the proposal produce
new light or glare?
X
X
X
X
X
X
X
M
X
no
X
Yes Maybe Nuc
8.
Land Use. Will the proposal result in
a substantial alteration of the present
or planned land use of an area? X
9.
Natural Resources. Will the proposal
result in:
a. Increase in the rate of use of any
natural resources?
b. Substantial depletion of any
nonrenewable natural resource?
X
10.
Risk of Upset. Will the proposal involve:
a. 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?
X
b. Possible interference with an
emergency response plan or an
emergency evacuation plan?
X
11.
Population. Will the proposal alter
the location, distribution, density, or
growth rate of the human population of
an area? X
12.
Housing. Will the proposal affect
existing housing, or create a demand
for additional housing?
13.
Transportation/Circulation. Will the
proposal result in:
a. Generation of substantial additional
vehicular movement? X
b. Effects on existing parking facilities,
or demand for new parking?
X
C. Substantial impact upon existing
transportation systems? X
d. Alterations to present patterns of
circulation or movement of people
and/or goods?
14 .
15.
16.
e. Alterations to waterborne, rail or
air traffic?
f. 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?
b. Police protection?
C. Schools?
d. Parks or other recreational facilities?
e. Maintenance of public facilities,
including roads?
f. Other governmental services?
Energy. Will the proposal result in:
a. Use of substantial amounts of fuel or
energy?
b. 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?
e. Storm water drainage?
f. Solid waste and disposal?
Yes Maybe Nom.
X
E
X
Eli
Yes Maybe No
17. Human Health. Will the proposal
result in:
a. Creation of any health hazard or
potential health hazard (excluding
mental health)?
b. 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
a. Will the proposal result in the
alteration of or the destruction of
a prehistoric or historic archaeological
site?
b. Will the proposal result in adverse
physical or aesthetic effects to a
prehistoric or historic building,
structure, or object?
C. Does the proposal have the potential
to cause a physical change which
would affect unique ethnic cultural
values?
d. Will the proposal restrict existing
religious or sacred uses within the
potential impact area?
X'.
IV.
Yes Maybe No!!
22. Mandatory Findings of significance.
a. 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?._
b. 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).
C. 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 small, but
where the effect of the total of those
impacts on the environment is significant.)
d. Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or
indirectly?
—
Discussion of Environmental Evaluation
SEE ATTACHMENT A
Determination
To be completed by the Lead Agency)
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a
significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared. __
I find that although the proposed project could have
a significant effect on the environment, there will
not be a significant effect in this case because the
mitigation measure described on an attached sheet have
been added to the project. A NEGATIVE DECLARATION WILL
BE PREPARED
I find the proposed
on the environment,
is required.
SEE ATTACHMENT A
Date
project MAY have a significant effect
and an ENVIRONMENTAL IMPACT REPORT
Signature
-- ATTACHMENT A
DISCUSSION OF ENVIRONMENTAL EVALUATION
ZC 91-01 (FOOTHILL COMMUNITY BUILDERS)
August 23, 1991
PROJECT DESCRIPTION SUPPLEMENT - The proposed project is a Zone
Change to modify the Land Use Designation within the East Tustin
Specific Plan on Lot 11 of Tract 13627 from Low Density Residential
to Medium Density Residential. The propose designation would
increase the maximum allowed residential density from 5 dwelling
unites per acre to 10 dwelling units per acre. The proposed
designation would also permit attached dwelling unit products in
addition to detached dwelling unit products currently permitted.
The discussion in this Initial Study is limited to the proposed
change in land use designation and comparison to the previously
certified EIR 85-2 for the entire East Tustin Specific Plan to
determine whether a Subsequent EIR or Addendum to EIR 85-2 should
be prepared pursuant to Sections 15162 and 15164 of the California
Environmental Quality Act. All mitigation measures previously
identified in EIR 85-2 would remain applicable unless otherwise
noted in the discussion below.
The project site is situated in a developing residential area at
the northwest corner of Jamboree and Pioneer Roads. Surrounding
uses include vacant land on all side. Anticipated uses in the
vicinity include residential single family detached to the south,
natural open space to the north and west, and neighborhood part and
church uses to the southeast.
1. EARTH - The proposed project would not result in any
significant disruption, displacement, compaction or
overcrowding of the soil which was not previously considered
in EIR 85-2. The change would still permit residential
development.
Sources: City of Tustin Building Division
EIR 85-2
Mitigation Measures/Monitoring Required: No additional
mitigation required.
2. AIR - The proposed project would not result in any degradation
of existing air quality based upon SCAQMD guidelines for
preparation of EIRs which was not previously considered in EIR
85-2.
Sources: SCAQMD standards for preparing EIR documents.
EIR 85-2
Mitigation Measures/Monitoring Required: No additional
mitigation required.
- Attachment A - Environmental Evaluation
Zone Change 91-01 (Foothill Community Builders)
Page 2
3. WATER - The proposed project would not result in any
additional change to absorption rates, water movement, flood
waters, discharge into surface waters, flow of groundwater,
quantity of ground water not previously considered by EIR 85-
2.
Sources: City of Tustin Building Division
City of Tustin Public Works Department
EIR 85-2
Mitigation Measures/Monitoring Required: No additional
mitigation required.
4. PLANT LIFE - The proposed project would not result in any
additional change to plant life not previously considered by
EIR 85-2.
Sources: Field Observations
EIR 85-2
Mitigation Measures/Monitoring Required: No additional
mitigation required.
5. ANIMAL LIFE - The proposed project would not result in any
additional -change to population of animals, fish or wildlife
not previously considered by EIR 85-2.
Sources: Field Observations
EIR 85-2
Mitigation Measures/Monitoring Required: No additional
mitigation required.
6. NOISE - The proposed project would not result in any
additional change to noise levels not previously considered by
EIR 85-2.
Sources: City of Tustin Zoning Code
City of Tustin General Plan Noise Element
EIR 85-2
Mitigation Measures/Monitoring Required: No additional
mitigation required.
Attachment A - Environmental Evaluation
Zone Change 91-01 (Foothill Community Builders)
Page 3
7. LIGHT AND GLARE - The proposed project would not result in any
additional change to light and glare not previously considered
by EIR 85-2.
Sources: City of Tustin Security Ordinance
EIR 85-2
Mitigation Measures/Monitoring Required: No additional
mitigation required.
8. LAND USE - The proposal would not result in any substantial
alterations to the planned land uses for the East Tustin
Specific Plan, particularly within Sector 2. The site
currently would accommodate a maximum 5 dwelling units per
acre. The proposed change would accommodate up to 10 dwelling
units per acre. Given the topographical characteristics,
achieving maximum density is questionable and would more
likely result in a density of 8 dwelling units per acre. Both
the existing and proposed designation would accommodate
residential development. The change in land use designation
would accommodate more flexible development standards and
product types and better accommodate the terrain of the site,
thus resulting in a more sensitive project for this particular
lot than currently anticipated.
Sector 2 is currently permitted a maximum of 1,010 dwelling
units. To date, approximately 750 dwelling units have been
proposed and/or approved. With an anticipated additional 180
dwelling units associated with the subject change, the total
would increase to 930 units, approximately 8 percent blow
anticipate development for Sector 2. In no event, could the
number of units exceed 1,010 within Sector 2 as currently
established by the East Tustin Specific Plan.
Sources: East Tustin Specific Plan Land Use Plan
EIR 85-2
Mitigation Measures/Monitoring Required: No additional
mitigation required.
9. NATURAL RESOURCES - The proposed project would not result in
any additional change to natural resources not previously
considered by EIR 85-2.
Sources: City of Tustin Community Development Department
Attachment A - Environmental Evaluation
Zone Change 91-01 (Foothill Community Builders)
Page 4
Mitigation Measures/Monitoring Required: No additional
mitigation measures required.
10. RISK OF UPSET - The proposed project would result in a greater
potential for upset from that previously considered in EIR 85-
2.
Sources: City of Tustin Building Division
Orange County Fire Department
Mitigation Measures/Monitoring Required: No additional
mitigation required.
11. POPULATION - There would be no significant change to
anticipated population for the East tustin Specific Plan
project area associated with the proposed project. The East
Tustin Specific Plan assumes 3.4 persons per unit for Low
Density and 2.8 persons per unit for Medium Density Dwellings.
Based upon this rate and assuming maximum development of the
subject site, 260 more persons than anticipated could reside
on the site. However, this represents less than 1 percent
increase in total population anticipated for East Tustin an
therefore would not be significant.
Sources: City of Tustin Community Development Department
East Tustin Specific Plan
Mitigation Measures/Monitoring Required: No additional
mitigation required.
12. HOUSING - As discussed in item 8 above, the proposed change
would allow additional flexibility in development standards to
consider attached residential product types in addition to
currently permitted detach residential product.types.
Sources; City of Tustin Community Development Department
Mitigation Measures/Monitoring Required: No additional
mitigation required.
13. TRANSPORTATION AND CIRCULATION - There would be no significant
change to anticipated traffic conditions for the East Tustin
Specific Plan, particularly Sector 2. The Technical
Appendices of EIR 85-2 identified trip generation rates by lot
and residential density. Zone 46 is the section in which the
subject property is considered. The Zone 46 totals have been
updated to include current figures based upon specific
proposals and approved development plans for these specific
Attachment A - Environmental Evaluation
Zone Change 91-01 (Foothill Community Builders)
Page 5
lots. This results in a reduction of trips from that
previously anticipated for this zone by approximately 10
percent, even with the increase density on Lot 11 as proposed
(Attachment A) . Therefore, the proposed project would not be
significant.
Source: City of Tustin Public Works Department
City of Tustin Community -Development Department
EIR 85-2 Technical Appendices
Mitigation Measures/Monitoring Required: No additional
mitigation required.
14. PUBLIC SERVICES - The proposed project would not result in any
additional need for public services not previously considered
by EIR 85-2.
Source: City of Tustin Community Development Department
City of Tustin Public Works Department
City of Tustin Police Department
Orange County Fire Department
EIR 85-2
Mitigation Measures/Monitoring Required: No additional
mitigation required.
15. ENERGY - Thero'ro osed project would not result
p p p � in any
additional need for energy not previously considered by EIR
85-2.
Sources: City of Tustin Public Works Department
EIR-85-2
Mitigation Measures/Monitoring Required: No additional
mitigation required.
16. UTILITIES -
The proposed project would not result in any
additional need for utilities not previously considered by EIR
85-2.
Sources: City of Tustin Public Works Department
EIR 85-2
Mitigation measures/Monitoring Required: No additional
/ g
mitigation required.
i
Attachment A - Environmental Evaluation
Zone Change 91-01 (Foothill Community Builders)
Page 6
17. HUMAN HEALTH - The proposed project would not result in any
increased conditions that negatively effect human health not
previously considered by EIR 85-2.
Sources: City of Tustin Building Division
Orange County Fire Department
EIR 85-2
Mitigation Measures/Monitoring Required: No additional
mitigation required.
18. AESTHETICS - The proposed project would not result in any
aesthetic impacts not previously considered by EIR 85-2. Any
future development proposals would be subject to the City's
Design Review process which takes into consideration site
layout, architecture, landscaping and other project amenities
which relate to the physical appearance of the site.
Sources: City of Tustin Design Review Board
EIR 85-2
Mitigation Measures/Monitoring Required: No additional
mitigation required.
19. RECREATION - The proposed project would not result in any
additional recreational impacts not previously considered by
EIR 85-2. Actual Parkland Dedication requirements are based
upon persons per unit within the project. Since the proposed
change would result in a greater number of persons on this
site than originally anticipated (item 11 above), additional
parkland would be required. Any additional parkland could
easily be provided from previously credited dedicated parkland
within East Tustin. therefore, no significant impact would
exist.
Sources: City of Tustin Community Services Department
EIR 85-2 -
Mitigation* Measures/Monitoring Required: No additional
mitigation required.
20. CULTURAL RESOURCES - The proposed project would not have any
effect of the cultural resources not previously considered by
EIR 85-2.
Sources: EIR 85-2
Attachment A - Environmental Evaluation
Zone Change 91-01 (Foothill Community Builders)
Page 7
i
Mitigation Measures/Monitoring Required: No additional
mitigation required.
21. MANDATORY FINDINGS OF SIGNIFICANCE - Based upon the above
discussion, it can be concluded that none of the situations
identified in Section 15162 of the California Environmental
Quality Act requiring the preparation of a Subsequent EIR
exist. Therefore, an Addendum to EIR 85-2 is required
pursuant to Section 15164 of the California Environmental
Quality Act in that:
a. Only minor technical changes to the trip generation
tables in the technical appendices of EIR 85-2 are
required to make the EIR adequate; and
b. The changes do not raise new issues about significant
effects on the environment as traffic related issues have
previously been discussed and mitigated in EIR 85-2.
For the purposes of compliance with Section 15164 as
referenced above, this Initial Study, along with the attached
revised Trip Generations for Zone 46, shall constitute the
Addendum to.EIR 85-2 for the subject project, Zone Change 91-
02.
Sources: As Previously Noted.
California Environmental Quality Act
Mitigation Measures/Monitoring Required: No additional
mitigation required.
DF:nm/zc91-01.env
CURRENT
A.D.T.
770
628
705
1,806
370
413
980
480
572
691
2,038
1,015
1,188
250
250
15
14
500
520
250
0
49
500
ATTACHMENT A
CURRENT TRIP RATE SUMMARY
TUSTIN RANCH
PHASE IV LOTS 1 - 23
CURRENT
CURRENT
QUANTITY
A.D.T.
LOTS
ZONING
COUNT
RATE
1
L
77 units
10.0
2
ML
73 units
8.6
3
ML
82 units
8.6
4
M
210 units
8.6
5
ML
43 units
8.6
6
ML
48 units
8.6
7
L
98 units
10.0
8
L
48 units
10.0
9
E
53 units
10.8
10
E
64 units
10.8
11
M
237 units
8.6
12
E
94 units
10.8
13
E
110 units
10.8
14
CHURCH
10,000 sq.ft.
25/1000 s.f.
15
CHURCH
10,000 sq.ft.
25/1000 s.f.
16
N P
3.0 acres
5.0
17
N P
2.7 acres
5.0
18
ES
625 students
0.8
19
IS
650 students
0.8
20
CHURCH
10,000 sq.ft.
25/1000 s.f.
21
FIRE STATION
0
0.0
22
CID
9.7 acres
5.0
23
ES
625 students
0.8
TOTAL A.D.T.
(1) ZONE CHANGE FROM LOW DENSITY TO MEDIUM DENSITY WITH A
CAP OF 10 UNITS TO THE GROSS ACRE.
CURRENT
A.D.T.
770
628
705
1,806
370
413
980
480
572
691
2,038
1,015
1,188
250
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