The URL can be used to link to this page

Home My WebLink About01 ZA Report Concept Plan 2016-002 I i AGENDA REPORT ,rr " MEETING DATE: JULY 27, 2016 TO: ZONING ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONCEPT PLAN 2016-002 AND DESIGN REVIEW 2016-009 APPLICANT: COUNTY OF ORANGE OC FACILITIES DESIGN & CONSTRUCTION DEPARTMENT 1143 E. FRUIT STREET, BUILDING 1 SANTA ANA, CA 92701 PROPERTY OWNER: SOUTH ORANGE COUNTY COMMUNITY COLLEGE DISTRICT 28000 MARGUERITE PARKWAY MISSION VIEJO, CA 92692 LOCATION: 1630 VICTORY ROAD ZONING: MCAS TUSTIN SPECIFIC PLAN EDUCATION VILLAGE/PLANNING AREA 1-1 (PA1-1) GENERALPLAN DESIGNATION: MCAS TUSTIN SPECIFIC PLAN REQUEST: AUTHORIZATION TO CONSTRUCT AN APPROXIMATE 50,000 SQUARE FOOT NEW ANIMAL CARE FACILITY (OC ANIMAL CARE) LOCATED ON APPROXIMATELY 10 ACRE SITE IN THE CITY OF TUSTIN WHICH WILL HOUSE: A CUSTOMER CARE CENTER; A STATE-OF-THE-ART VETERINARY CARE FACILITY WITH EXAMINATION AND OBSERVATION SPACES, A LEARNING/TRAINING CENTER, ADMINISTRATIVE OFFICES INCLUDING ANIMAL INTAKE AND ANIMAL CONTROL AREAS, AND NECESSARY WAREHOUSE STORAGE SPACE. THE ANIMAL HOLDING FACILITY WILL BE APPROXIMATELY 17,076 SQUARE FEET IN SIZE AND CONSIST OF APPROXIMATELY EIGHT (8) STAND-ALONE INDOOR- OUTDOOR KENNEL PAVILIONS. Zoning Administrator July 27, 2016 CP 2016-002 and DR 2016-009 Page 2 ENVIRONMENTAL STATUS: ON JANUARY 16, 2001, THE CITY OF TUSTIN CERTIFIED THE PROGRAM - , FINAL ENVIRONMENTAL IMPACT STATEMENT/ENVIRONMENTAL IMPACT REPORT (FEISIEIR) FOR THE REUSE AND DISPOSAL OF MCAS TUSTIN. ON OCTOBER 18, 2011, ORDINANCE NO. 1406 WAS APPROVED BY THE- CITY COUNCIL FOR THE MCAS TUSTIN SPECIFIC PLAN MINOR AMENDMENT (SPA). 11-003. THE SPA 11-003 SUPPORTED_ THE THEN-PROPOSED LAND EXCHANGE BETWEEN THE SOUTH ORANGE COUNTY COMMUNITY COLLEGE DISTRICT. (SOCCCD) AND THE COUNTY OF ORANGE TO ACCOMMODATE `AN ' ANIMAL SHELTER FACILITY. A CHECKLIST HAS BEEN PREPARED FOR THE PROPOSED PROJECT AND THE PROPOSED PROJECT IS CONSISTENT WITH THE MCAS TUSTIN SPECIFIC PLAN AND IS DETERMINED NOT TO RESULT IN ANY NEW SIGNIFICANT ENVIRONMENTAL IMPACTS, SUBSTANTIAL CHANGES OR A SUBSTANTIAL INCREASE IN THE - SEVERITY OF ANY PREVIOUSLY 'IDENTIFIED SIGNIFICANT IMPACTS IN THE FEISIEIR AND ADDENDUM. : MOREOVER,- NO NEW INFORMATION OF . SUBSTANTIAL IMPORTANCE HAS SURFACED SINCE 'CERTIFICATION' OF THE FEISIEIR AND ADDENDUM. RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action No. 16-005 approving Concept Plan 2016-002 and Design Review 201 6-009. APPROVAL AUTHORITY Section 4.2.2 of the MCAS Tustin Specific Plan requires approval of a Concept Plan by the Zoning Administrator to ensure that the integrity,-purpose and intent of the MCAS Tustin Specific Plan is maintained and. satisfied. Section 4.2.4 of the MCAS Tustin Specific Plan requires Design-Review approval for individual developments. The Zoning Administrator may make modifications to the proposed project as a result of the public meeting. BACKGROUND In October 1995, the County of Orange submitted a proposal to the City of Tustin, acting as the Local Redevelopment Authority (LRA) for the disposal of the Marine Corps Air Station (MCAS) Tustin. In October 1996, the Tustin City Council approved and adopted the Reuse Plan for former MCAS Tustin. On January 16, 2001, the City of Tustin adopted. a. General Plan land use designation (MCAS Tustin Specific Plan) for that portion of the former MCAS Tustin within the City Zoning Administrator July 27, 2016 CP 2016-002 and DR 2016-009 Page 3 of Tustin (Tustin Legacy). The Specific Plan was adopted by the City Council on February 3, 2003 (Ordinance 1257), establishing the zoning designation, development standards, and entitlement framework for future development of Tustin Legacy within the City of Tustin. The original Specific Plan allowed for the construction of an animal care facility in Neighborhood C within Planning Area 6. In October 2011 , Ordinance No. 1406 was approved by the City Council for the MCAS Tustin Specific Plan Minor Amendment (SPA) 1 1-003. The Specific Plan Amendment implemented minor text changes to the Specific Plan to clarify existing regulations and more specifically accommodate a land exchange between South Orange County Community College District (SOCCCD) and the County of Orange to allow for an animal care facility as an allowed use within Neighborhood A. On May 17, 2016, a memorandum of lease was entered into and signed between the SOCCCD and the County of Orange for the 10 acre parcel. The County leases the site from the District and a portion from the United States Navy until a full transfer of the site from the Department of the Navy occurs. DISCUSSION Site and Surroundings The project site is generally located southwest corner of Armstrong Avenue and Victory Road within Planning Area 1-1 of the MCAS Tustin Specific Plan (Attachment A — Location Map). The project site is a 10 acre site that is currently vacant and unimproved with structures but contains some existing paved areas that were formally used as a portion of the tarmac of the MCAS Tustin base. The area to the south is improved with the Rancho Santiago College Sheriff's Training Academy. Areas to the north, west and east are currently vacant. 11 �. �, a T' '! k 4 . �. - 4 Y m VICARNER AvikU E' LOCATION PLAN Zoning Administrator July 27, 2016 CP 2016-002 and DR 2016-009 Page 4 rojecf and Program Component The project is a request by the County of Orange Public Works Department for authorization to construct a new Orange County (OC) Animal Care Facility which includes a free standing, two-story administrative support and services building with approximately 49,584 square feet and a state-of-the-art animal holding facility with approximately 17,076 square feet. u f PROKM r — - _ —�-- .. 1 � � ...fr..�� Yd.� - �f�u--�[OFr '. �T` �1+F 4� ��•~ lYtl. �e.r-i� -; _ �� /^�z-��•y. � �...,. -yam. � �f l ,4 i • 1�3�I I l i fi`i"I'I l i"iliii i-1 W '�� j I. I I I �XI " ..y .. � I ,'�r,T�a r,•r.ne x, �•t� _ s;"a 1 .a....1•� 1 .Y,. 'RS.Tv".'�.�� _,r�i'fY — � — ��n1i j � 1 li . . —A I Fr.wtii I I � ��-_ �..-_•... _.--��=v` `'J�T' ;;.i� I%t�f l l�I d I;,€!1)r' 1�#' ,r , scram �- � � ' .:.s.e.. . . .. �.��•g.:� PROPEAfY UFDCAFtFACOT p IB MAMA LU 1 Ir � 3 'L4i51 r'. ...seue USAMYRESEPVE /�_7 PRCPERTY C� G-� L•� ;; r ' 7 41 ! The main .administrative support and services building will include: a customer care center; a state-of-the-art veterinary care facility with examination and, observation spaces, a learning/training center; administrative offices including animal intake and animal control areas, and necessary warehouse storage space. The animal holding facility will be located to the.east of the main administrative building and consist of up to 8 stand-alone indoor-outdoor kennel.pavilions. Other facilities include large kitchens for preparing animal meals, "get acquainted" rooms for cats, and outdoor yards for adopters to get to know dogs and other animals up for adoption. (Attachment B -- Submitted Plans). Zoning Administrator July 27, 2016 CP 2016-002 and DR 2016-009 Page 5 Major Components of the 10-acre site include: Main Administrative Support and Services building (two-story building) Eight Dog Kennel Pavilions • Small Corral area for various livestock, poultry and wildlife • Containment Yard around the Field Services Sally Port • Separate Public and Staff Parking areas The OC Animal Care Facility will have the capacity to accommodate 240 dogs, 220 cats, 40 rabbits, a.small number of exotics such as small mammals, birds, reptiles, fish as well as a small number of livestock, poultry and wildlife. The OC Facility will be a Municipal Animal Shelter and control agency serving fourteen (14) cities in Orange County. The facility will provide temporary housing for a variety of animals and working spaces for the organization's five departments including Community Outreach, Customer Services, Clinical (Veterinary Care) Services, Field Services and Kennel Services. The OC Animal lCare Facility will have one hundred forty one (141) employees and operate on a 24-hour basis, 7 days per week, 365 days a year with the majority of the staff on site daily from 7:00 am to 6:00 pm. The facility is open to the public daily from 11:00 am to 5:00 pm and on Wednesdays from 11:00 am to 7:00 pm. Parking and Circulation Table 3-6 of the MCAS Tustin Specific Plan identifies parking requirements for non- residential uses and the following parking ratios are applicable to the proposed project: Use Ratio L roposal Required Spaces Gerieral & 1 space/250 square Administrative feet 49,584 square feet 198 spaces Office_s 1 1soacO/500 square- _ '� ` Kennels �� - feet � � 1°7,076 Square feet ' 34 spaces 2 spaces/50,000- 49,584 square feet Loading 99,000 square feet 17,076 square feet 2 spaces Total"Required _ M234 spaces Total Provided 261 space's The animal care facility use was considered in the traffic study that was prepared and evaluated for the MCAS Tustin Specific Plan. The proposed use is within the trip' budget for the MCAS Tustin Specific Plan. Zoning Administrator July 27, 2016 CP 2016-002 and DR 2016-009 Page 6 Concept Plan A Concept Plan approval is required for each Planning Area of the MCAS Tustin Specific Plan concurrent with a new development proposal. The purpose of the concept plan is to ensure that: • The necessary linkages are provided between the development project and the Planning Area/Neighborhood in which it is located; • The integrity of the Specific Plan and purpose and intent of each Neighborhood is maintained; and, Other requirements that are not included in the Specific Plan are identified and satisfied. The proposed project provides for continuity of vehicular, pedestrian, and infrastructure facilities and linkages; incorporates quality architectural and landscape design and urban design features such as streetscape and landscape concepts, site design, and architectural design; incorporates the requirements of the Specific Plan and other requirements such as the California Building Code and Construction Standards for Private Improvements. As conditioned, the proposed project would meet the intent and purposes as set forth in the MCAS Tustin Specific Plan. Design Review The OC Animal Care Facility will include a two-story, administrative support and services building and eight (8) stand-alone kennel pavilions/structures; six (6) large kennel pavilions, each at 2,326 square feet and two (2) smaller pavilions, each at 1,560 square feet (non-public). Other project components include a small corral area, ancillary service and dog exercise yards, and landscaping. All ,uses are served with a total of 261 on-site parking spaces. The main administrative building is designed in a contemporary architectural style with a flat roof, vertical accent walls on the north and west elevations and large glass windows. The architecture of the project provides for quality building design and materials. The exterior walls of main administrative building are proposed to be concrete tilt-up walls panels with anodized aluminum metal panels and windows. The roof will consist of a corrugated metal in a bright silver finish and the same material will be utilized to screen the mechanical equipment on the roof. The proposed exterior color scheme consists of beige colors such as Water Mist and Flaxen. The site includes two on-site parking. areas for the public and staff, a paved landscaped promenade connecting the main administrative building and kennel pavilions with the staff parking area, landscaped areas interspersed throughout the site for animal-related purposes, CMU block walls for screening and sound attenuation and landscape planter areas along Victory Road and Armstrong Avenue. A private road/drive aisle along the western boundary of the site will also be installed as part of the project with coordinating landscape planter areas that will create landscape consistency for the site. The proposed project and associated landscaping will be consistent with the urban design objective of the Specific Plan Zoning Administrator July 27, 2016 CP 2016-002 and DR 2016-009 Page 7 The property will be secured with a 6-foot high decorative tubular steel fence along portions of Victory Road street frontage and along the entire Armstrong Avenue street frontage. Decorative pilasters will be incorporated into the steel fencing at different points where gates are proposed or at corners or angled areas. The decorative steel fence will also continue along the southern property line, providing separation from the Orange County Sheriff's Department Regional Training Academy, No fencing is proposed along the private road/drive aisle. Landscape planter areas, which will provide additional screening of the steel fencing is proposed within the required 20-foot landscape setback along both Victory Road and Armstrong Avenue. Complementary landscaping is also proposed along the private road/drive aisle. An 8-foot high CMU block wall will surround the eight (8) dog kennel pavilions and service area. To soften the look of the wall, a combination of trees and shrubs is proposed in front of and behind the wall. VIEW-SOUTH WEST CORNER Section 3.3.2 of the MCAS Tustin Specific Plan contains specific criteria for the development of an animal care facility which includes a minimum 500-foot distance from any residential or residentially-zoned property, visual screening of outdoor storage and service areas, noise control of animal containment areas, odor control and site plan and architectural design of buildings pursuant to Section 4.2.4 of the MCAS Tustin Specific Zoning Administrator July 27, 2016 CP 2016-002 and DR 2016-009 Page 8 Plan (i.e. requirement of the submittal of a site plan and requisite design review). The project site has been designed to meet the 500 foot distance requirements. Noise The proposed project will include yard areas for exercise that will face Victory Road. These areas will be surrounded by an 8-foot high concrete (CMU) block wall which will serve as a solid noise barrier to the immediate area. A continuous 4-foot high CMU block or "bark" wall is also proposed between each kennel pavilion which will further help to alleviate noise level impacts. Ceiling sound attenuation panels will also be incorporated into the kennel design which will absorb echoes and reverb caused by barking dogs. The mass of the main administrative building and its configuration, orientation and juxtaposition to other site components will further assist in mitigating noise. Odor The proposed project will also address odor control within the facility by minimizing animal housing groups to facilitate convenient and efficient bleaning & care, utilizing material finishes throughout buildings that resist odor retention and are easily cleanable, circulate all animal care environments with filtered air through efficient HVAC systems, maintenance of a rigorous staff cleaning schedule with daily cleanings and daily removal of dog waste at the source. ENVIRONMENTAL The proposed project is analyzed in Final EIS/EIR for the Reuse and Disposal of the MCAS Tustin property, certified by the City of Tustin (City Council) on January 16, 2001, and Ordinance No.1406 approved by the City Council on October 18, 2011 for the MCAS Tustin Specific Plan minor amendment (SPA) 11-003. The City of Tustin's minor amendment supported the then-proposed land exchange between the South Orange County Community College District (SOCCCD) and the County of Orange to accommodate the animal care facility. The Specific Plan Amendment states that the land use changes will not be effective until a land exchange between the South Orange -County Community College District and the County of Orange is completed. This land exchange is memorialized in an agreement between the County and the College district. The SPA 11-003 modified planning area boundaries/designations in Neighborhood A of Planning Area 1 and added the subject animal care center as an allowable use within the Neighborhood A. Prior to minor amendment SPA 11-003, the animal care center was analyzed as an allowable use in the adjacent Neighborhood C. The minor amendment concluded that there is no possibility that the minor modifications and transfer of the animal care center use as an allowable use in Neighborhood A, would have a significant effect on the environment since it would not increase the overall development potential or residential capacity currently allowed by the adopted MCAS Tustin Specific Plan. The approved document requires the following: 'When individual discretionary activities within the Specific Plan are proposed, the lead agency is Zoning Administrator July 27, 2016 GP 2016-002 and DR 2016-009 Page 9 required to examine the individual activities to determine if their effects were fully analyzed in the FEIS/EIR". According to the approved minor amendment, development of animal care center in Neighborhood A will not change the analysis contained in the Final EISIEIR for the Reuse and Disposal of the MCAS Tustin property. There are no new or increased significant adverse effects, project-specific impacts, or cumulative impacts with regard to land use and planning that were identified as a result of the adoption and implementation of the minor amendment and the addition of animal care center as an allowable use in Neighborhood A. A checklist and evaluation of environmental impacts has been prepared confirming this determination for the proposed project. y N6 H. Demkowicz, AICP Senior Planner Attachments: A - Location Map B - Submitted Plans C - Initial Study Checklist and Discussion of Environmental impacts D - Zoning Administrator Action No. 16-005 ATTACHMENT A LOCATION MAP LOCATION MAP 7630 VICTORY ROAD 4J� Lr 0 ��. Oq0 PROJECT SITE 300' 500 qR Rq L �P A 1000, r � � 1 rte f� 1 > Fri{ I ' ,t ATTACHMENT B SUBMITTED PLANS 1 SNYDrR LANGSTON GRANGE COUNTY ANIMAL CARE FACILITY rf iIT 1630 Victory Rd, Tustin, CA, 92782 SOCCCD / CITY OF TUSTIN / COUNTY SCHEMATIC - DEVELOPMENT SUBMISSION ~ r 20 JULY 2016 ZONINGOES1CNAflON:MCASTV$TIN 5PFcl1is PL An r EDUCAT;Dk Vn.LAGEIPOR'R91N OF PLANNINGAREA IWAtI LOT SIZE 50 ACRES ra3a 0.'A So F11 ' ''i COVERhOE 4045D IF RCENTAGE OF LOT COVERAGE 11% PROPOSED 9U+LDR&STRUCTUREE —0—SED LAN05FAPING 12,9780 Si Lil PERCEN d,2 CF LANDSCAPE 3086 MAIN BUILDING FLOOR ARE0,136T1OiEAR1 o15 FIRST FLOOR 37,37450 FT eay. SECONOFLODR 17.219 SO FT _ xw xw �o r \\ TOTAL 49,58a 59 FT xv 1 'uo M1x[`x�Ali. V. ANIMALRQUSIN PUBLIC KENNEL PAVILLIGN pp r 2.378 SU FT X6 PUBLIC KENNEL PAVILLION 1.590 SO FT X2 DRAWING LIST __.... Y TOTAL 17.076 SO IT — PROPOSED PARI(ING m V EMPLOYEE 15a SPACES PUBLIC. 103 SPACES TOTAL 361 SPACES ZONING SUMMARY 1 BUILDING DATA LOCA7Ill PLAN TT \ DESIGN BUILD CONTRACTOR'. ARCHITECT'. CIVIL, LANDSCAPE STRUCTURE: MECHANICAL!PLUMBING: ELECTP.ICAL' Y 1 Snyoer Lan3ston LLP Raunaus Freedanfel J 8 Associates Tal&Associates RUM Ces,gn G oup BTI Structu-al Engineers IAC Control Ar A.J.KirkwnrU S Assorales Inc = 175E?Cowan East Coast Office: 7U1 N Parkceri Drive 31591 Camino Capistrano 2564 W WDodland D,,— 520Q E La Palma Avenue 2752 Wain l Avenue - ir"re CA 9_514 97 Droadway Sania Ana CA 92+08 San Juan.Caplst:ano CF 92075 Ananam CA 9291)1 Anal CA 92807 Tustin.CA 92780 T 549-8539200 Boston.MA 021115 T 714-56D$270 'T 945-493-2600 T 714-522-0911 T ;'14-777-86l T.714505-1977 T.617.338.0050 West Coast OffllCe: 23101 Moulton pkwy.0106 l.BtlLma Mills,CA 92653 T-949-718-0859 -dw-, SNYDfR `-� LANGSTON 4th' 41 .,. TAIT 1' 000000 oe, ~. 4!7t .. � ' v., H / / N V=W-SOUTH EAST CORNER looe I V=V+!-NORTH WEST CDRNER .i N - VIEW-SOUTHWEST CORNER Los V W-NORTH EAST CORNER SNYDER LANGSTON SOCCCD rf.v I., SOCCCD PROPERTY PROPERTY L TAIT PROPOSED lA0T0'-ROA0 ABY rnyi f ZI MUM= Buu=. qk SOCCCD PROPERTY RSdCD PROPERTY y. 0 RJeu L LIFOCAREA {NOTA PART) SITE AREA, ..,m,r� `, j � .� s PROPERTY US ARMY RESERVE E � n n II it n I i �� i'' i�� ` .4 � o ROW Q s R Now O P LM 0RAkM N V-7 SITE PLAN COMMON ACCESS ROAD G FHE SE.. TYPICAL SECTIONamu KTjl- =MM m%I_r- e 9 & I I I 1 oil l� 'L I d g I 1 I 1 I I I I I 1 I 1 1 1 I 1 I I I 1 1 I I 1 1 I I 1 I I 1 I 1 l 1 1 1 II___—_—____i__________________� _____________1_; _________________— ______________J I �------� r---------------------------------- _____-____j— Ll I 1 1 1 I I I I 1 1 I 1 5 I 1 ; H 1 I i r• 1 I I I 3 Q I I 1 1 p 1 1 1 I 1 1 I I 1 I 1 1 b y9 I I ? 1 I I o I > I 1 1 ; 1 1 1 1 I I 1 1 1 1 I 1 , � I 1 1 1 1 � 1 1 I I � 1 1 1 1 • 8E I C 1 I ___________1 :n z a m g Itl n e� r w OC ANIMAL CARE FACILITY aIC)-< �i op 02016 RFA (RFAM1525) (REVISED 13 JUNE 2016)27 APRIL 2016 �z ". W 0 7D . ic C P O 4 I A- f1 Z .a = � m m o •o fn r 44. oc. CARE FACILITY M.C. - -�� OP M. ®2016RFA (RFANIR5) (REVISED 13MINE 2016)27APRIL 2016 z E LANGSTON w TAIT SCALE:118" 1'-6" e n ROOF FINISH KEY p� .. �Ponme..c�ao�cawam.en�.swmm� r 6 . CC . d. w.. �� 9; /ice li j r . � 5 ROOF PLAN-MAIN ADMIN:BUILDING SNYDER LANGSTON TAIT �'�T� r r�, ---IlLf ' WEST ELEVATION N N Y rnYx'Y�Y`NYti 1830 r� O 611 , i NORTH ELEVATION .•.ALL,FINISH KF Y ' SOUTH ELEVATION S EAST ELEVATION SNYDER LANGSTON irf m TAI T s • n ---------- n ' ----------------------- 7 - P4 "1-NS SECTION TNRU MAIN ADMIN BUILDING a --------------------------- 3 rserr.e v�'8 •SECTION TNRU MAIN ADMIN.BUILDING-CLINICISALLY PORT WING a 0 f, SNYDER LANGSTON Am ® _ TAIT HqmImam u�ao°0;9 w N �a�m®aitli .rxeeee� wvs+. � O° � 6 NORTH ELEVATION ROOF PLAN r� a wm m m 'ate- Nry N EAST ELEVATION WEST ELEVATION i! B ! s. it SOUTH ELEVATION FLOOR PLAN 8 SNYDCR LANGSTON rl.r.1.�L n.r1.�L•�r.1.�7.r1 c1., TAIT RE- ------- -- 4MIr- NORTH 6 ROOF PLAN L Zip �— o LLr 'a'ee EAST vuES7 , 7.74 3 AM • SOUTH REFLECTED CEILING PLAN r :... ®� e f � �� • a r IF NON-PUBLIC KENNEL PAVILION """'• FLOOR PLAN SNYDER LANGSTON I 11,, I JJJ \ _ _ - _e ra 70 if a . . . . ._,._.... ) yam..._.` _ \.�.- .� I to;�e �_ .'!� � '.! � � .:• \\ f� � ._ _ �� -�� r� _f it I —" I -�•"` � •'- - -r� - � i it��1 t! - I mi IF _! 1 V% ' o-IJ ''�r a"' � �FFF"` !!! i� ,•I ''y� � N JJJ IIllli II.I� I � ` \ -I1I�p(1, V f F l I ° ' ° ) , '. 'li 1i I ill[ ti11 N PROPERTY ERTY I Q. GRMHC BClLLE NMBO'°'",40' . n. SURVEY tiNYI)r r. —. — — --- — o. �ANGSlc)N VICIVRI SV/W RWTLLVA�A _ -_ '--� r - - - -___ ;' RJM' TdIT L�\tii)tii'A f RI IA'DflLA RY a . as E f I, I f� �. �.,�n .11x !.r u.hR. .Wti vi+•a I+ IMI - .- — -- LANDSCAPE IRRIGATION CALCULATIONS s - v 4 !_ a" 1.1= _. - e. � -ssa ti. s sa •'gra - � ! 1 f li! I a}gRIJ A I 41�'i5D 1kE.1 !.� s, • _ �_�_ y TREE CONTAINER IS F!NPLOYEE PARKING AREA U� - -- BigPfantersC i,l„ rte-- t 1 5\',� .\ .I 1 N •—'r..-..�. ..r. u S INDIA SIDEWALKLANDSCAPE « ! VIC1'ORY'Rt1.AU NLANTERAkI�_h Ilt�tillh'.!'1.4.ISUR£ 11 I Itrill, I 1 HI I."110v(nrl LANDSCAPE/I IARDSCAPF PLAN til Eil l.i:1M.Nk H i'%A Z 7 I f e e ... . . . . . . f e ar t. I It!If I j,111110 lot Ca j!q It e f f 21t d_I e-? e i t e i f e e f e f f e f f f f f- e r 4 e 1 1 e t f e f- e e e f e j! —Ile N CI > -0 to OC ANIMAL CARE FACILITY aha 01525 27mlmmm,�27'm SNYDER rLANGSTON — -- ---- - = j TAIT VICTORY ROAD re me r -LP arL --- - - --..a... _ -- -- r lya samm pw 1 FQbaLO. P#z u.6 PAD-W I PAO13.7 B i I L� u^ c0 I PARBId10 f w c-4 PARI[Pi WMWIRTTABLE - i O l i i 113T Ka.r REM AR SPACES 99 ACQ SBLE SPACES 2 YMI ACCESS I P r I F"Ill PADa3 1 W TOTF 4ACE5 1O3 I �� '. 1 1 .E1�@ 3YEEPARIONGLOT REM AR SPACES 133 1 ... ..._... ...._.... __....._............__...._...... 04F}TZEO VEtEL[ES 19 _ P TRM Ti SPACES 3 A=SIBLE SPACES 3 1 VAN AOCESSB r is TOTF SPACES 156 .•x nsoK ama ' OT ............... .....:............._.......... REQm1111 PA71 7 TOTAL SPAM WTH UNUUY E IOF 2 VAN ACCESSME SPACES CRY)FT06TRI PARma REWwELENT3 6�1N1 ISTRAQON... LEM GING {SPACE PER 25D SF CFA F ` ` 1 l V FEiST LE'11:1 3$374 g I I I 'i I SUBTOTAL 199 SPACES 49.584.Sf k +rn 4 �t SECONO. ...;7.210 7 SPACE PER 500 Sr GFA li . C rad¢ Pana) -• '. I - 1. NON-PUBllC I�NIIELS 3_120 SF... SUBTOTAL .. ....... ................... 35 17,076 SF 500 TOJ6 CITY REQ.PARKING' 734 NOT:-UP TO 20%OF PARXINO CAN BE COLPACT-STALLS I I eamsrR ,r mrislga°e 7 TYSPECIALVEMCTRAI[ RS ..... ......._...-- II•-30';7-25' 22=15'—_ _ - ' VIII P�+uRrte. � I,ii u CGII LEMdUNGREr WIRENENf9 _ I auua v .gyp r OYEF J2m YEHICLES(2Y a 77 25 ____ maxrt nuc 1� u mwuio �ew �II� a ♦ __„��, I 1 It' I e "ewW A unro -�.n cmn - i ea rwrva°�a ]lo-F51]O POCIt _ PAM V 1R1Y4 � irnwns io nlc u r n..r a sa+C �� - �swas�aen�a a ru.0 mrr rc ruwr awa a mucor wr.a auc \\ 2- 4'——4' uin ww rn ro msnucr rAts.ee ec.rwa su a rr awr, m V `m..'rOrec,'sr'awlmmam ru rrr r®m.a as�u..®r o i rr a rrnc ara s wus«u mum na m mci+o-smaa a urrr r..�a�recr or+.ia a r-r r�muAaa a n sMnw anaow � Y urn o _CROSSWALK STRIPINGn wa (TYP.Z AFrryrmm Paanun c •u ,rrtOw _ .n'Mrivaw rrr I lemma l N Tra_PALtKRiG crArr �TWICAL ACrESSBLE PARIf6mQ STALL W PARKING 13 GMPr1IC srJ1lE� PLAN ATTACHMENT C INITIAL STUDY CHECKLIST AND DISCUSSION OF ENVIRONMENTAL IMPACTS Y O t r. COMMUNITY DEVELOPMENT DEPARTMENT S� 300 Centennial Way, Tustin, CA 92780 (714) 573-3100 ENVIRONMENTAL ANALYSIS CHECKLIST For Projects With Previously Certified/Approved Environmental Documents: Environmental Impact Statement/Environmental Impact Report(EIS/EIR) for the Disposal and Reuse of Marine Corps Air Station (MCAS) Tustin The following checklist takes into consideration the preparation of an environmental document prepared at an earlier stage of the proposed project. This checklist evaluates the adequacy of the earlier document pursuant to Section 15162 and 15168 of the California Environmental Quality Act(CEQA) Guidelines. A. BACKGROUND Project Title(s): Conceptual Plan (CP) 2016-002/Design Review (DR) 2016-009 Lead Agency: City of Tustin, 300 Centennial Way, Tustin, CA 92780 Lead Agency Contact Person: Erica H. Demkowicz, AICD, Senior Planner Phone: 714-573-3127 Project Location: 1630 Victory Road,Tustin, CA 92780 Project Sponsor's Name and Address: Joe Seybold, OC Public Works/Facilities and Construction 1143 East Fruit Street, Santa Ana, CA 92701 General Plan Designation: MCAS Tustin Specific Plan Zoning Designation: Education Village—Planning Area 1-I(PA 14) Surrounding Land Uses and Setting: North: Education Village—Planning Area 1-B (PA 1-B) South: Education Village—Planning Area 1-F (PA 1-F) East: Education Village—Planning Area 8 West: Education Village—Planning Area 1-L Project Description: Construction of a new Orange County (OC) Animal Care Facility located on approximately 10 acre site in the City of Tustin. The principle facility will be a two-story administrative support and services building with approximately 49,584 square feet which will house: a customer care center; a state-of-the-art veterinary care facility with examination and observation spaces, a learning/training center, administrative offices including animal intake and animal control areas, and necessary warehouse storage space. The state-of-the-art animal holding facilities will be approximately 17,076 square feet in size and consist of approximately eight (8) stand-alone indoor-outdoor kennel structures. Other facilities include large kitchens for preparing animal meals, "get acquainted" rooms for cats, and outdoor yards for adopters to get to know dogs and other animals up for adoption. Previous Environmental Documentation: Program FEIS/EIR for the Disposal and Reuse of MCAS Tustin and addendum thereto B. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact" as indicated by the checklist in Section D below. ❑Land Use and Planning ❑Hazards and Hazardous Materials ❑Population and Housing ❑Noise ❑Geology and Soils ❑Public Services ❑Hydrology and Water Quality ❑Utilities and Service Systems ❑Air Quality ❑Aesthetics ❑Transportation & Circulation ❑Cultural Resources ❑Biological Resources ❑Recreation ❑Mineral Resources ❑Mandatory Findings of ❑Agricultural Resources Significance C. DETERMINATION: 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 measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ® 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 all potentially significant effects 1) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. ❑ I find that althou&Ih the proposed project could have a significant ct1'ect on the environment, there WILL NOT be a significant effect in this case because all potentially si-niticant effects 1) have been analyzed adequately in an earlier NEGATIVE DECLARATION pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier \FGATIVE DECLARATION, including revisions or mitigation m es th�att are `imposed �upon the pri.poscd pro-J ct. Preparers Date: 71z'l /g, il;ellf H. Demkowicz, AICP Senior Planner Date 7/21/16 Elizabeth A. Binsack, Community Development Director D. EVALUATION OF ENVIRONMENTAL IMPACTS See Attached EVALUATION OF ENVIRONMENTAL IMPACTS No Substantial New More Change From Significant Severe Previous I. AESTHETICS—Would the project: Impact Impacts Analysis!� a) Have a substantial adverse effect on a scenic vista? ❑ ❑ b) Substantially damage scenic resources,including,but not limited to,trees,rock outcroppings,and historic buildings within a state scenic highway? ❑ ❑ c) Substantially degrade the existing visual character or quality of the site and its surroundings? ❑ ❑ d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? ❑ ❑ H. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects,lead agencies may refer to the California Agricultural Land Evaluation and'Site Assessment Model(1997)prepared by the California Dept.of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland,Unique Farmland,or Farmland of Statewide Importance(Farmland),as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency,to non- agricultural use? ❑ ❑ b) Conflict with existing zoning for agricultural use,or a Williamson Act contract? ❑ ❑ c) Involve other changes in the existing environment which, due to their location or nature,could result in conversion of Farmland,to non-agricultural use? ❑ ❑ M. AIR OUALITY: Where available,the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? ❑ ❑ b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? ❑ ❑ c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard(including releasing emissions which exceed quantitative thresholds for ozone precursors)? ❑ ❑ d) Expose sensitive receptors to substantial pollutant concentrations? ❑ ❑ e) Create objectionable odors affecting a substantial number of people? ❑ ❑ No Substantial New More Change From Significant Severe Previous IV. BIOLOGICAL RESOURCES: -Would the project: Impact Impacts Analysis a) Have a substantial adverse effect,either directly or through habitat modifications,on any species identified as a candidate,sensitive,or special status species in local or regional plans,policies,or regulations,or by the California Department of Fish and Game or U.S.Fish and Wildlife Service? - ❑ ❑ b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans,policies,regulations or by the California Department of Fish and Game or U.S.Fish and Wildlife Service? ❑ ❑ c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including,but not limited to,marsh,vernal pool,coastal,etc.) through direct removal,filling,hydrological interruption,or other means? ❑ ❑ d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors,or impede the use of native wildlife nursery sites? ❑ ❑ e) Conflict with any local policies or ordinances protecting biological resources,such as a tree preservation policy or ordinance? ❑ ❑ 0 Conflict with the provisions of an adopted Habitat Conservation Plan,Natural Community Conservation PIan,or other approved local,regional,or state habitat conservation plan? ❑ ❑ V. CULTURAL RESOURCES: -Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in§ 15064.5? ❑ ❑ b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to§ 15064.5? ❑ ❑ c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? ❑ ❑ d) Disturb any human remains,including those interred outside of formal cemeteries? ❑ ❑ VI. GEOLOGY AND SOILS: -Would the project: a) Expose people or structures to potential substantial adverse effects,including the risk of loss,injury,or death involving: No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis i) Rupture of a known earthquake fault,as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ❑ ❑ ED ii) Strong seismic ground shaking? S ❑ ❑ ED iii) Seismic-related ground failure,including liquefaction? ❑ ❑ iv) Landslides? ❑ ❑ b) Result in substantial soil erosion or the loss of topsoil? ❑ ❑ c) Be located on a geologic unit or soil that is unstable,or that would become unstable as a result of the project,and potentially result in on-or off-site landslide,lateral spreading, subsidence,liquefaction or collapse? ❑ ❑ d) Be located on expansive soil,as defined in Table 18-1-B of the Uniform Building Code(1994),creating substantial risks to life or property? ❑ ❑ e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not avaiIable for the disposal of waste water? ❑ ❑ VII.HAZARDS AND HAZARDOUS MATERIALS: Would the project: a) Create a significant hazard to the public or the environment through the routine transport,use,or disposal of hazardous materials? ❑ ❑ b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? ❑ ❑ c) Emit hazardous emissions or handle hazardous or acutely hazardous materials,substances,or waste within one-quarter mile of an eyisting or proposed school? ❑ ❑ d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and,as a result,would it create a significant hazard to the public or the environment? ❑ ❑ e) For a project located within an airport land use plan or, where such a plan has not been adopted,within two miles of a public airport or public use airport,would the project result in a safety hazard for people residing or working in the project area? ❑ ❑ f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? ❑ 0 No Substantial New More Change From Significant Severe Previous g) Impair implementation of or physically interfere with an Impact Impacts Analysis adopted emergency response plan or emergency evacuation Plan? ❑ ❑ h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires,including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? ❑ ❑ VIII. HYDROLOGY AND WATER QUALITY: —Would the project: a) Violate any water quality standards or waste.discharge requirements? ❑ ❑ b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level(e.g.,the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? ❑ ❑ c)' Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river,in a manner which would result in substantial erosion or siltation on-or off-site? ❑ ❑ d) Substantially alter the existing drainage pattern of the site or area,including through the alteration of the course of a stream or river,or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? ❑ ❑ e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? ❑ ❑ 0 Otherwise substantially degrade water quality? ❑ ❑ g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate.Map or other flood hazard delineation map? ❑ ❑ h) Place within a 100-year flood hazard area structures which would impede,or redirect flood flows? ❑ ❑ i) Expose people or structures to a significant risk of loss, injury or death involving flooding as a result of the failure of a levee or dam? ❑ ❑ j) Inundation by seiche,tsunami,or mudflow? ❑ ❑ IX. LAND USE AND PLANNING--Would the project: a) Physically divide an established community? ❑ ❑ No Substantial New More Change From Significant Severe Previous b) Conflict with.any applicable land use plan,policy,or Impact Impacts Analysis regulation of an agency with jurisdiction over the project (including,but not limited to the general plan,specific plan, local coastal program,or zoning ordinance)adopted for the purpose of avoiding or mitigating an environmental effect? ❑ ❑ c) Conflict with any applicable habitat conservation plan or natural community conservation plan? ❑ ❑ El X. MINERAL RESOURCES—Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? ❑ ❑ b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan,specific plan or other land use plan? ❑ ❑ M. NOISE— Would the project result in: a) �Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance,or applicable standards of other agencies? ❑ ❑ b) Exposure of persons to or generation of excessive groundbome vibration or groundborne noise levels? ❑ ❑ c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? ❑ ❑ d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? ❑ ❑ e) For a project Iocated within an airport land use plan or, where such a plan has not been adopted,within two miles of a public airport or public use airport,would the project expose people residing or working in the project area to excessive noise levels? ❑ ❑ fl For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excess noise levels? ❑ ❑ MILPOPULATION AND HOUSING—Would the project: a) Induce substantial population growth in an area,either directly(for example,by proposing new homes and businesses)or indirectly(for example,through extension of roads or other infrastructure)? ❑ ❑ b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? ❑ ❑ No Substantial New' More Change From Significant Severe Previous Impact Impacts Analysis c) Displace substantial numbers of people,necessitating the construction of replacement housing elsewhere? ❑ ❑ IK XIII. PUBLIC SERVICES a) Would the project result insubstantial adverse physical impacts associated with the provision of new or physically altered governmental facilities,need for new or physically altered governmental facilities,the construction of which could cause significant environmental impacts,in order to maintain acceptable service ratios,response times or other performance objectives for any of the public services: Fire protection? ❑ ❑ Police protection? ❑ ❑ Schools? ❑ ❑ Parks? ❑ ❑ Other public facilities? ❑ ❑ XIV. RECREATION— a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? ❑ ❑ b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? ❑ ❑ XV.TRANSPORTATION/TRAFFIC—Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic Ioad and capacity of the street system (i.e.result in a substantial increase in either the number of vehicle trips,the volume to capacity ratio on roads,or congestion at intersections)? ❑ ❑ b) Exceed,either individually or cumulatively,a level of service standard established by the county congestion management agency for designated roads or highways? ❑ ❑ c) Result in a change in air traffic patterns,including either an increase in traffic levels or a change in location that results in substantial safety risks? ❑ ❑ d) Substantially increase hazards due to a design feature(e.g. sharp curves or dangerous intersections)or incompatible uses (e.g.,farm equipment)? ❑ ❑ e) Result in inadequate emergency access? ❑ ❑ f) Result in inadequate parking capacity? ❑ ❑ No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis g) Conflict with adopted policies,plans,or programs supporting alternative transportation(e.g.,bus turnouts, bicycle racks)? ❑ ❑ XVI. UTILITIES AND SERVICE SYSTEMS— Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? ❑ ❑ b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities,the construction of which could cause significant environmental effects? ❑ ❑ c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? ❑ ❑ d) Have sufficient water supplies available to serve the project from existing entitlements and resources,or are new or expanded entitlements needed? ❑ ❑ e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? ❑ ❑ f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? ❑ ❑ g) Comply with federal,state,and local statutes and regulations related to solid waste? ❑ ❑ XVII.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 impacts that are individually limited,but cumulatively considerable? ("Cumulatively considerable"means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects,the effects of other current projects,and the effects of probable future projects)? ❑ ❑ c) Does the project have environmental effects which will cause substantial adverse effects on human beings,either directly or indirectly? ❑ ❑ SECTION D EVALUATION OF ENVIRONMENTAL IMPACTS 1630 VICTORY ROAD OC ANIMAL CARE FACILITY PROJECT DESCRIPTION The project applicant has submitted an application to construct a new animal care facility on approximately 10-acre site within the MCAS Tustin Specific Plan area of the City of Tustin. The project site is located at 1630 Victory Road and is designated as MCAS Tustin Specific Plan by the General Plan Land Use element and is within the Planning Area 14 of the MCAS Tustin Specific Plan. The project will involve the following: ' • Conceptual Plan 2016-002—Overall site layout and design to ensure that the integrity, purpose and intent of the MCAS Tustin Specific Plan are maintained and satisfied. • Design Review 2016-009 — Site and building design for the construction of a new animal care facility consisting of a main administrative building (49,584 square feet) and eight (8) kennel pavilions(17,076 square feet). The project site is generally located at the southwest corner of Armstrong Avenue and Victory Road within Planning Area 1-I of the MCAS Tustin Specific Plan. The project site is a 10 acre site that is currently vacant and unimproved with structures but contains some existing paved areas that were formally used as a portion of the tarmac of the WAS Tustin base. The area to the south is improved with the Rancho Santiago College Sheriffs Training Academy. Areas to the north,west and east are currently vacant. The project includes the construction of a new Orange County (OC) Animal Care Facility which includes a free standing, two-story administrative support and services building with approximately 49,584 square feet and a state-of-the-art animal holding facility with approximately 17,076 square feet. The main administrative support and services building will include: a customer care center; a state-of-the- art veterinary care facility with examination and observation spaces, a learning/training center, administrative offices including animal intake and animal control areas, and necessary warehouse storage space. The animal holding facility will be located to the east of the main administrative building and consist of 8 stand-alone indoor-outdoor kennel pavilions. Other facilities include large kitchens for preparing animal meals, "get acquainted" rooms for cats, and outdoor yards for adopters to get to know dogs and other animals up for adoption. Major Components of the 10-acre site include: • Main Administrative Support and Services building(two-story building) • Eight Dog Kennel Pavilions • Small Corral area for various livestock,poultry and wildlife • Containment Yard around the Field Services Sally Port • Separate Public and Staff Parking areas The OC Animal Care Facility will have the capacity to accommodate 240 dogs, 220 cats, 40 rabbits, a small number of exotics such as small mammals, birds, reptiles, fish as well as a small number of livestock,poultry and wildlife. The OC Facility will be a Municipal Animal Shelter and control agency serving fourteen (14) cities in Orange County. The facility will provide temporary housing for a variety of animals and working spaces for the organization's five departments including Community Outreach, Customer Services, Clinical (veterinary Care) Services, Field Services and Kennel Services. The OC Animal Care Facility will have Attachment A Evaluation of Environmental Impacts 1630 Victory Road Page 2 one hundred forty one (141) employees and operate on a 24-hour basis, 7 days per week, 365 days a year with the majority of the staff on site daily from 7:00 am to 6:00 pm. The facility is open to the public daily from 11:00 am to 5:00 pm and on Wednesdays from 11:00 am to 7:00 pm. The proposed project is analyzed in Final EIS/EIR for the Reuse and Disposal of the MCAS Tustin property, certified by the City Council on January 16,2001 and Ordinance No. 1406 approved by the City Council on October 18, 2011 for the MCAS Tustin Specific Plan Minor Amendment (SPA) 11-003. The Minor Amendment supported the then-proposed land exchange between the-South Orange County Community College District (SOCCCD) and the County of Orange. The Specific Plan Amendment states that the land use changes will not be effective until a land exchange between the South Orange County Community College District and the County of Orange is completed. This land exchange is memorialized in an agreement between the County and the district. SPA 11-003 modified planning area boundaries/designations in Neighborhood A of Planning Area 1 and added the subject animal care center as an allowable use within Neighborhood A. Prior to the Minor Amendment and the approved SPA 11-003, the animal care center was analyzed as an allowable use in the adjacent Neighborhood C. The City approved SPA 11.003, which concluded that there is no possibility that the minor amendment and transfer of the animal care center use as an allowable use in Neighborhood A, would have a significant effect on the environment since it would not increase the overall development potential or residential capacity currently allowed by the adopted MCAS Tustin Specific Plan. The approved document requires the following: "When individual discretionary activities within the Specific Plan are proposed, the lead agency is required to examine the.'individual activities to determine if their effects were fully analyzed in the FEISIEIR". According to the approved SPA 11-003, development of an animal care center in Neighborhood A will not change the analysis contained in the Final EIS/EIR for the Reuse and Disposal of the MCAS Tustin property. This Initial Study is prepared to evaluate the environmental impacts of the proposed project with respect to the following categories: 1. AESTHETICS Items a, b, c&d- "No Impact". The proposed project would involve the construction of new animal care facility that would include a two-story, main administrative building comprised of 49,584 square feet and eight (8) kennel pavilions to house the animals consisting of 17,076 square feet. Together;the structures will comprise.the OC Animal Care Facility. The Specific Plan Amendment approved in 2011 (SPA 11-003) modified area boundaries/designations in Neighborhood A of Planning Area 1 and added the subject animal care use as an allowable use within Neighborhood A/Planning Area 14. At the time of SPA 11-003, analysis was completed which concluded that the modifications would not change the future development condition that was analyzed in the FEIS/EIR and there would be no change to development intensity, building height restrictions, setbacks, signage, and other development standards--including aesthetics and visual quality. There is no new information relative to aesthetics and visual quality that was not it existence at the time the FEIS/EIR was prepared. The FEIS/EIR analyzed a total of 1,412,651 square feet of non-residential uses, which included an animal care facility in Neighborhood C. With the approval of SPA 11-003,the animal care use was added as an allowable use within Neighborhood A/Planning Area 1-I. The FEIS/EIR anticipated that former MCAS buildings located on the project site would be demolished and replaced with new construction. Visual changes in the project vicinity have already occurred with the development of the ATEP Phase 1, the Rancho Santiago Community College District's Sheriff's Training Academy, Attachment A Evaluation of Environmental Impacts 1630 Victory Road Page 3 the County's Abused Children's Shelter and residential neighborhoods north and south of Valencia Avenue,as well as the demolition of buildings on the ATEP site. As a result, the proposed project and its implementation are consistent with the FEIS/EIR. The proposed project will not result in new or increased significant adverse project-specific or cumulative impacts with regard to aesthetics and visual quality that were not previously analyzed in the FEIS/EIR it Supplemental and Addendums. No new mitigation measures are required in relation to impacts to aesthetics and visual quality including any scenic vistas and light&glare. Mitigation/Monitoring Required: No new impacts nor substantially more severe aesthetic impacts would result from the implementation of the proposed project; therefore, no new or revised mitigation measures are required for aesthetics and visual quality. No refinements related to the proposed project are necessary to the FEIS/EIR mitigation measures and no new mitigation measures are required. Mitigation measures were adopted by the City Council in the FEIS/EIR, Addendum and Supplement and continue to be applicable as development takes place within the Specific Plan area. Sources: Field Observations Submitted Plans FEIS/EIR for Disposal&Reuse of MCAS Tustin MCAS Tustin Specific Plan/Reuse PIan Tustin General Plan II, AGRICULTURE RESOURCES Items a,A c,d&e- "No Impact' The project site is a 10 acre site that is currently vacant and unimproved with structures but contains some existing paved areas that were formally used as a portion of the tarmac of the MCAS Tustin base. The project site is within an established Planning Area(PA 1-I) of the MCAS Tustin Specific Plan which is designated as an Education Village and allows for a range of public-serving uses, including an animal care facility.There were no agricultural uses on the subject property in the recent past and there are currently no agricultural uses on the site. The proposed project would involve the construction of new animal care facility that would include a two-story, main administrative building comprised of 49,584 square feet and eight (8) kennel pavilions to house the animals consisting of 17,076 square feet. Together, the structures will comprise the OC Animal Care Facility. The proposed project would not cause impacts to agriculture and forest resources that were not previously analyzed in the FEIS/EIR, Addendum and Supplement. There continue to be no agricultural resources on the property. There are no new or increased significant adverse project- specific or cumulative impacts with regard to agricultural resources that are identified as a result of implementation of the proposed project. The impacts of the implementation of the MCAS Tustin Specific Plan are already analyzed in the FEIS/EIR. There is no new information relative to agricultural resources that was not in existence at the time the FEIS/EIR was prepared. As a result, no new mitigation measures are required in relation to impacts to agricultural resources. Mitigation/Monitoring Required: In certifying the FEIS/EIR, the City Council adopted Findings of Fact and Statement of Overriding Considerations on January 16, 2001 concluding that impacts to agricultural resources on other areas of MCAS Tustin were unavoidable(Resolution No. 00-90). No mitigation is required. Attachment A Evaluation of Environmental Impacts 1630 Victory Road Page 4 Sources: Field Observations Submitted Plans FEIS/EIR for Disposal&Reuse of MCAS Tustin ` MCAS Tustin Specific Plan/Reuse Plan Tustin General Plan III. AIR QUALITY Items b c d&e - "No Impact' The proposed project would not cause impacts to air quality that were not previously analyzed in the FEIS/EIR, Addendum and Supplement. The site is currently vacant and unimproved with any buildings or structures. The proposed project would involve the construction of new animal care facility that would include a two-story, main administrative building comprised of 49,584 square feet and eight (8) kennel pavilions to house the animals consisting of 17,076 square feet. Together, the structures will comprise the OC Animal Care Facility. There are no new or increased significant adverse project-specific or cumulative impacts with regard to air quality that would occur as a result of implementation of the proposed project that was not previously analyzed in the FEIS/EIR. The FEIS/EIR analyzed a total of 1,412,651 square feet of non-residential uses, which included an animal care facility in Neighborhood C. With the approval of SPA 11-003,the animal care use was added as an allowable use within Neighborhood A/Planning Area 1-1. Both short-term and long-term air quality impacts on the environment were analyzed in the FEIS/EIR which included the construction of an animal care facility. There is no new information relative to air quality.that was not in existence at the time the FEIS/EIR was prepared. Therefore, the proposed project and its implementation are consistent with that previously analyzed in the FEIS/EIR, Addendum and Supplement. As a result, no new mitigation measures are required in relation to impacts to air quality. The Tustin City Council adopted Findings and a Statement of Overriding Considerations for the FEIS/EIR on January 2001 to address significant unavoidable short-term (construction), long-term (operational), and cumulative air quality impacts for the MCAS Tustin Specific.Plan. The City also adopted mitigation measures to reduce these unavoidable adverse impacts. Mitigation/Monitoring Required:No mitigation is required. Sources: Field Verification Submitted Plans FEIS/EIR for Disposal &Reuse of MCAS Tustin MCAS Tustin Specific Plan/Reuse Plan Tustin General Plan Attachment A Evaluation of Environmental Impacts 1630 Victory Road Page 5 IV. BIOLOGICAL RESOURCES Items a, b, c,d,e&_f—"No Impact' The project site is located within Planning Area 1-I of the MCAS Tustin Specific.Plan which permits a range of public-serving uses, including the proposed animal care facility. The proposed project would not cause impacts to biological resources that were not previously analyzed in the FEIS/EIR, Addendum and Supplement. SPA 11-0003 approved the change of the precise location of particular land uses including the animal care facility,but the impacts for the proposed project were analyzed in the FEIS/EIR. There is no new or increased significant adverse project-specific or cumulative impacts with regard to biological resources that would occur as a result of the implementation of the proposed project. There is no new information relative to biological resources that was not in existence at the time the FEIS/EIR was prepared. Therefore the proposed project is consistent with the FEIS/EIR. The proposed project would involve the construction of a new animal care facility that would include a two-story, main administrative building comprised of 49,584 square feet and eight (8) kennel pavilions to house the animals consisting of 17,076 square feet. Together, the structures will comprise the OC Animal Care Facility. Based on the current delineations of wetlands and jurisdictional waters, the proposed project will not affect wetlands or jurisdictional waters. The impacts,resulting from implementation of the proposed project, if any, would be those identified and previously considered in the FEIS/EIR. Mitigation/Monitoring Required:No mitigation is required. Sources: Field Observations Submitted Plans FEIS/EIR for Disposal&Reuse of MCAS Tustin MCAS Tustin Specific Plan/Reuse Plan Tustin General Plan V. CULTURAL RESOURCES Item a,b,_c&d- "No Impact' The proposed project will not cause impacts to cultural resources that were not previously analyzed in the FEIS/EIR, Addendum and Supplement. The proposed project proposes to develop a new animal care facility that will be comprised of a main administrative building with approximately 49,584 square feet along with eight (8) kennel pavilions to house animals. This project was previously analyzed in the FEIS/EIR; only the precise location of the actual use changed with the approval of SPA11-003. The proposed project would not cause impacts to cultural resources. The impacts of the MCAS Specific Plan on cultural resources, including any that may be present on the subject site,were considered in the FEIS/EIR. It is possible that previously unidentified buried archeological or paleontological resources within the subject site could be discovered during grading and other construction activities Consequently, future development is required to perform construction monitoring for cultural and paleontological resources to reduce potential impacts to these resources to a level of insignificance as found in the FEIS/EIR. The project has been conditioned to require the County to hire a paleontologist and archeologist. Attachment A Evaluation of Environmental Impacts 1630 Victory Road Page 6 Mitigation/Monitoring Required: No mitigation is required. Mitigation measures were adopted by the Tustin City Council in the FEIS/EIR, Addendum and Supplement and are still applicable for the development of the subject site. Sources: Field Observations Submitted Plans FEIS/EIR for Disposal&Reuse of WAS Tustin MCAS Tustin Specific Plan/Reuse Plan Tustin General Plan VI. GEOLOGY AND SOILS Items a, b, c,d&e- "No Impact' Implementation of the proposed project would not cause any direct impacts to geology and soils. There are no new or increased significant adverse project-specific or cumulative impacts with regard to geology and soils that are identified as a result of implementation of the proposed project. The proposed project proposes to develop a new animal care facility that will be comprised of a main administrative building with approximately 49,584 square feet along with eight (8) kennel pavilions to house animals consisting of 17,076 square feet. There is no new information relative to geology and soils that was not in existence at the time the FEIS/EIR was prepared. Therefore, the proposed project and its implementation are consistent with the FEIS/EIR. As a result, no new mitigation measures are required in relation to impacts to geology and soils. Mitigation/Monitoring Required:No mitigation is required. Sources: Field Observations Submitted Plans FEIS/EIR for Disposal&Reuse of WAS Tustin MCAS Tustin Specific Plan/Reuse Plan Tustin General Plan VII. HAZARDS AND HAZARDOUS MATERIALS Items a-h- "No Impact' The project site is currently vacant and unimproved with any buildings or structures. It is located within Planning Area 1-I, also referred to as the Education Village of the MCAS Tustin Specific Plan. Construction of the proposed project will not involve transport or use of any hazardous materials or emit hazardous emissions. Construction of the proposed project will not cause any direct impacts to hazards and hazardous materials. There are no new or increased significant adverse project-specific or cumulative impacts with regards to hazards and hazardous materials that were identified as a result of the review of the proposed project. There is no new information relative to hazards and hazardous materials that was not in existence at the time the FEIS/EIR was prepared. Therefore,the proposed project is consistent with the FEIS/EIR. As a result, no new mitigation measures are required in relation to impacts from hazards and hazardous materials. Attachment A Evaluation of Environmental Impacts 1630 Victory Road Page 7 As identified in the FEIS/EIR, the project site is within the boundaries of the Airport Environs Land Use Plan (AELUP) and is subject to height restrictions. The proposed project measures 31-feet 6 inches in overall height (including the mechanical equipment proposed on the roof) and as a result, does not exceed the 100-foot height limitation specified in the MCAS Tustin Specific Plan. The project site is not located in a wildland fire hazard area. Mitigation/Monitoring Required.No mitigation is required. Sources: Field Observations Submitted Plans FEIS/EIR for Disposal&Reuse of MCAS Tustin MCAS Tustin Specific Plan/Reuse Plan Airport Environs Land Use Plan(AELUP) Tustin General Plan VIII. HYDROLOGY AND WATER QUALITY Items a-i- "No Impact": The proposed project site is located on a relatively flat site, is vacant and currently unimproved with any buildings or structures. The proposed project includes the construction of a new animal care facility that includes a main administrative building that consists of approximately 49,584 square feet and eight (8) kennel pavilions that consist of approximately 17,076 square feet. The proposed project would not cause direct impacts to hydrology and water quality.The approval of SPA 11-003 allowed for public institutional uses, including an animal care center in Planning Area 1- I/Neighborhood A from the previously permitted location of the use in Neighborhood C (across the street from Neighborhood A). There would be no change to development intensity, building height restrictions, setbacks signage and other development standards in conjunction with the proposed project. There are no new or increased significant adverse project-specific or cumulative impacts with regard to hydrology/water quality that was not in existence at the time the FEIS/EIR was prepared. The proposed project would not result in new or substantially more severe impacts to water quality than what was previously identified in the FEIS/EIR. Therefore the proposed project is consistent with the FEIS/EIR. As a result, no new mitigation measures are required in relation to impacts to hydrology/water quality. As concluded in the FEUVEIR, preparation of a Water Quality Management Plan (WQMP) for future development projects within the MCAS Tustin Specific Plan area in compliance with all applicable regulatory standards would reduce water quality impacts from development activities to a level of insignificance. The proposed project would be entitled with a condition of approval that would require a site specific Water Quality Management Plan(WQMP) prior to issuance of grading permits. Mitigation/Monitoring Required: No mitigation is required through implementation and operations management of the best management practices and recommendations contained within the final approved Water Quality Management Plan for the project. Sources: Field Observations Submitted Plans FEIS/EIR for Disposal&Reuse of MCAS Tustin MCAS Tustin Specific Plan/Reuse PIan Airport Environs Land Use Plan(AELUP) Tustin General Plan r Attachment A Evaluation of Environmental Impacts 1630 Victory Road Page 8 IX. LAND USE&PLANNING. Items a,b&c - "No Impact': The subject property is currently vacant and is unimproved with buildings or structures. The property is located within Neighborhood A of the WAS Tustin Specific Plan. The property is zoned as Planning Area I-I/Education Village and surrounded on the north, south and west sides by other educational/institutional uses. Property to the east is designated as Planning Area 8/Community Core which allows for development of a mix of uses—either residential or commercial or a combination thereof. The proposed project includes the construction of a new animal care facility that includes a main administrative building that consists of approximately 49,584 square feet and eight (8) kennel pavilions that consist of approximately 17,076 square feet. The proposed project would not cause direct impacts to land use and planning.The approval of SPA 11-003 allowed for public institutional uses, including an animal care center in Planning Area 1-1/Neighborhood A from the previously permitted location of the use in Neighborhood C (across the street from Neighborhood A). There would be no change to development intensity,building height restrictions,setbacks signage and other development standards in conjunction with the proposed project. There are no new or increased significant adverse project-specific or cumulative impacts with regard to land use and planning that. was not in existence at the time the FEIS/EIR was prepared. The proposed project would not result in new or substantially more severe impacts to land use than what was previously identified in the FEIS/EIR. Therefore the proposed project is consistent with the FEIS/EIR. As a result,no new mitigation measures are required in relation to impacts to land use planning. Approval of SPA 11-003 did not substantially-change the WAS Tustin Specific Plan. By merely allowing certain uses to be located in different sub-planning areas within Neighborhood A and not increasing development intensities or introducing incompatible uses, implementation of the proposed project would not physically divide any Specific Plan land use (no community exists in the area of the proposed project), conflict with the Specific Plan, or conflict with any habitat conservation plan or natural community conservation plan. Mitigation/Monitoring Required:No mitigation is required. Sources: Field Observations Submitted Plans FEIS/EIR for Disposal&Reuse of WAS Tustin WAS Tustin Specific Plan/Reuse Plan Tustin General Plan X. MINERAL RESOURCES Items a, b- "No Impact' The proposed project includes the construction of a new animal care facility that includes a main administrative building that consists of approximately 49,584 square feet and eight (8) kennel pavilions that consist of approximately 17,076 square feet. There are no known mineral resources located within Neighborhood A (project site). There are no new or increased significant adverse project-specific or cumulative impacts with regard to mineral resources that was not in existence at the time the FEIS/EIR was prepared. The proposed project would not result in new or substantially more severe impacts to mineral resources than what was previously identified in the FEIS/EIR. Attachment A Evaluation of Environmental.Impacts 1630 Victory Road Page 9 Therefore the proposed project is consistent with the FEIS/EIR. As a result, no new mitigation measures are required in relation to impacts to mineral resources. Mitigation/Monitoring Required.-No mitigation is required. Sources: Field Observations Submitted Plans FEISIEIR for Disposal &Reuse of MCAS Tustin MCAS Tustin Specific Plan/Reuse Plan Tustin General Plan XI. NOISE Items a,b c d e and f—"No Impact' The ambient noise environment of the project site is influenced by the surrounding roadways, the RSCCD's Sheriff s Training Academy, a rail line located north of Edinger Avenue,and construction and remediation activities on surrounding parcels. Implementation of the proposed project will not cause any direct impacts to noise. The proposed project will include yard areas for exercise that will face Victory Road. These areas will be surrounded by an 8-foot high concrete(CMU) block wall which will serve as a solid noise barrier to the immediate area. A continuous 4-foot high CMU block or"bark" wall is also proposed between each kennel pavilion which will further help to alleviate noise level impacts. Ceiling sound attenuation panels will also be incorporated into the kennel design which will absorb echoes and reverb caused by barking dogs. The mass of the main administrative building and its configuration, orientation and juxtaposition to other site components will further assist in mitigating noise. The approval of SPA 11-003 allowed for public institutional.uses, including an animal care center in Planning Area 1-I/Neighborhood A from the previously permitted location of the use in Neighborhood C (across the street from Neighborhood A). There would be no change to development intensity, building height restrictions, setbacks signage and other development standards in conjunction with the proposed project. There are no new or increased significant adverse project-specific or cumulative impacts with regard to noise that was not in existence at the time the FEIS/EIR was prepared. The proposed project would not result in new or substantially more severe impacts to noise than what was previously identified in the FEISIEIR. Therefore the proposed project is consistent with the FEIS/EIR. As a result, no new mitigation measures are required in relation to impacts to noise. Mitigation/Monitoring Required:No mitigation is required. Sources: Field Observations Submitted Plans FEIS/EIR for Disposal&Reuse of MCAS Tustin MCAS Tustin Specific Plan/Reuse Plan Tustin General Plan XII. POPULATION&HOUSING Item a—c "No Impact' Attachment A EvaIuation of Environmental Impacts 1630 Victory Road Page 10 Housing and associated population would not be impacted by the proposed project. Construction of a new animal care facility would have no impacts to population and housing. The proposed project includes the construction of a new animal care facility that includes a main administrative building that consists of approximately 49,584 square feet and eight (8) kennel pavilions that consist of approximately 17,076 square feet. There are no new or increased significant adverse project-specific or cumulative impacts with regard to population and housing that was not in existence at the time the FEIS/EIR was prepared. The proposed project would not result in new or substantially more severe impacts to population and housing than what was previously identified in the FEIS/EIR. Therefore the proposed project is consistent with the FEIS/EIR. As a result, no new mitigation measures are required in relation to impacts to population and housing. Mitigation/Monitoring Required.No mitigation is required. Sources: Field Observations Submitted Plans FEIS/EIR for Disposal&Reuse of MCAS Tustin MCAS Tustin Specific Plan/Reuse Plan Tustin General Plan XIII. PUBLIC SERVICES Item a- "No Impact' The subject property is currently vacant and is unimproved with buildings or structures. The property is located within Neighborhood A of the MCAS Tustin Specific Plan. The property is zoned as Planning Area 1-I/Education Village and surrounded on the north, south and west sides by other educational/institutional uses. Property to the cast is designated as PIanning Area 8/Community Core which allows for development of a mix of uses—either residential or commercial or a combination thereof. Construction and implementation of the proposed project would not cause any direct impacts to public services. There would be no change to development intensity, which would lead to an increased demand for services. There are no new or increased significant adverse project-specific or cumulative impacts with regard to public services that was not in existence at the time the FEIS/EIR was prepared. The proposed project would not result in new or substantially more severe impacts to public services than what was previously identified in the FEIS/EIR. Therefore the proposed project is consistent with the FEIS/EIR. As a result; no new mitigation measures are required in relation to impacts to public services. Mitigation/Monitoring Required:No mitigation is required. Sources: Field Observations Submitted Plans FEIS/EIR for Disposal&Reuse of MCAS Tustin MCAS Tustin Specific Plan/Reuse Plan Tustin General Plan XIV. RECREATION Item a&b "No impact', The proposed project includes the construction of a new animal care facility that consists of a main administrative building with approximately 49,584 square feet and eight (8) kennel pavilions that consist of approximately 17,076 square feet. The proposed project would not result in an increase of Attachment A Evaluation of Environmental Impacts 1630 Victory Road Page 11 development intensity or change in uses that would result in increased use of existing parks or recreational facilities. There are no new or increased significant adverse project-specific or cumulative impacts with regard to parks or recreational facilities.that was not in existence at the time the FEIS/EIR was prepared. The proposed project would not result in new or substantially more severe impacts to parks or recreational facilities than what was previously identified in the FEIS/EIR. Therefore the proposed project is consistent with the FEIS/EIR. As a result, no new mitigation measures are required in relation to impacts to parks or recreational facilities. Mitigation/Monitoring Required.•No mitigation is required. Sources: Field Observations Submitted Plans FEIS/EIR for Disposal&Reuse of MCAS Tustin MCAS Tustin Specific Plan/Reuse Plan Tustin General Plan XV. TRANSPORTATION/TRAFFIC Item a—f"No Impact)°: Major roadways near the proposed project site include: • Warner Avenue,a six-lane major arterial,to the south • Red Hill Avenue to the west, currently six lanes and an eight-lane major arterial at future buildout; • Valencia Avenue,a four-lane secondary arterial,to the north; • Victory Road (formaIIy Bell Avenue), a four-lane secondary arterial, to the immediate north of the project site(planned); • Armstrong Avenue,a four-lane secondary arterial,to the cast. Access to the project site will be via Red Hill Avenue or Armstrong Avenue to Victory Road. Victory Road (formally Bell Avenue) currently terminates at Red Hill; when required under the Specific Plan provisions,it will be extended from Red Hill Avenue to Armstrong Avenue. No roadway improvements are proposed or required for the development. The approval of SPA II- 003 allowed for public institutional uses, including an animal care center in Planning Area 1- I/Neighborhood A from the previously permitted location of the use in Neighborhood C (across the street from Neighborhood A). There would be no change to development intensity, building height restrictions, setbacks, signage and other development standards in conjunction with the proposed project. A traffic evaluation technical memorandum in May 2011 was prepared by Austin-Foust Associates (Austin-Foust) in connection with SPA 11-003 which evaluated the proposed impacts of the Specific Plan Amendment and land use swap from Neighborhood C to Neighborhood A, which included the relocation and construction of the animal care facility in Planning Area 1-I/Neighborhood A. The technical memorandum concluded that there are no net changes to the land use intensity and resulting trip generation. There are no new or increased significant adverse project-specific or cumulative impacts with regard to transportation/traffic that was not in existence at the time the FEIS/EIR was prepared. The proposed project would not result in new or substantially more severe impacts to transportation/traffic than what was previously identified in the FEIS/EIR. Therefore the proposed project is consistent with the FEIS/EIR. As a result, no new mitigation measures are required in relation to impacts to transportation/traffic. Attachment A Evaluation of Environmental Impacts 1630 Victory Road Page 12 Mitigation/Monitoring Required.No mitigation is required. Sources: Field Observations Submitted Plans FEIS/EIR for Disposal&Reuse of WAS Tustin WAS Tustin Specific Plan/Reuse Plan Tustin General Plan XVI. UTILITIES&SERVICE SYSTEMS Items a—h- "No Impact': All dry utilities (electricity, cable, telephone, and gas) and wet utilities (water, sewer, storm drain, wastewater and reclaimed water) are located in the streets surrounding the project site. Existing recent construction on the South Orange County Community College District (SOCCCD) property and the Rancho Santiago Community College District's Sheriff s Training Academy site connect to these utilities. The approval of SPA 11-003 allowed for the modification of Planning Area boundaries and designations, the creation of two new sub-Planning Areas, and an allowance for public institutional uses, including an animal care facility in Neighborhood A (across the street on Armstrong from the presently permitted location for such uses in Neighborhood Q. There would be no change to development intensity, building height restrictions, setbacks, signage and other development standards in conjunction with the proposed project. There are no new or increased significant adverse project-specific or cumulative impacts with regard to utilities and service systems that was not in existence at the time the FEIS/EIR was prepared. The proposed project would not result in new or substantially more severe impacts to utilities and service systems than what was previously . identified in the FEIS/EIR. Therefore the proposed project is consistent with the FEIS/EIR. As a result, no new mitigation measures are required in relation to impacts to utilities and service systems. The proposed project would not result in any changes to the utilities plan presented in the MCAS Tustin Specific Plan. Any demolition, removal, replacement and connection with new underground utilities and service systems in the adjoining streets as part of site development would be the responsibility of the SOCCCD or County and occur as previously analyzed in the FEIS/EIR. Mitigation/Monitoring Required:No mitigation is required. Sources: Field Observations Submitted Plans FEIS/EIR for Disposal&Reuse of WAS Tustin WAS Tustin Specific Plan/Reuse Plan Tustin General Plan XVII. MANDATORY FINDINGS OF SIGNIFICANCE Items a-c- "No Impact": The subject property is currently vacant and is unimproved with buildings or structures. The property is located within Neighborhood A of the WAS Tustin Specific Plan. The property is zoned as WAS Tustin Specific Plan -Planning Area 1-I/Education Village and surrounded on the north, south and west sides by other educational institutional zoned properties and uses. Property to Attachment A Evaluation of Environmental Impacts 1630 Victory Road Page 13 the east is designated as Planning Area 8/Community Core which allows for development of a mix of uses—either residential or commercial or a combination thereof. The proposed project includes the construction of a new animal care facility that consists of a main administrative building with approximately 49,584 square feet and eight (8) kennel pavilions that consist of approximately 17,076 square feet. The project meets the applicable development standards for Planning Area 1-I/Education Village of the MCAS Tustin Specific Plan. The FEIS/EIR previously considered all environmental impacts associated with the implementation of the Specific Plan. The approval of SPA 11-003 allowed for the modification of Planning Area boundaries and designations, the creation of two new sub-Planning Areas, and an allowance for public institutional uses, including an animal care facility in Neighborhood A (across thestreet on Armstrong from the presently permitted location for such uses in Neighborhood Q. There would be no change to development intensity, building height restrictions, setbacks, signage and other development standards in conjunction with the proposed project. The project would not`cause unmitigated environmental effects that were not already examined in the FEIS/EIR; there are no new mitigation measures required;and there are no new significant adverse project-specific or cumulative impacts in any environmental areas that were identified, nor would any project-specific or cumulative impacts in any environmental areas be made worse as a result of the proposed project. All feasible mitigation measures identified in the FEIS/EIR will be incorporated into subsequent actions that the SOCCCD and County commit to fully implement. Therefore the proposed project does not create any impacts that have not previously been addressed by the FEIS/EIR. Mitigation/Monitoring Required.No mitigation is required. Sources: Field Verification Submitted Plans FEIS/EIR for Disposal&Reuse of MCAS Tustin MCAS Tustin Specific Plan/Reuse Plan Tustin General Plan J ATTACHMENT D ZONING ADMINISTRATOR ACTION NO. 16-005 ZONING ADMINISTRATOR ACTION 16-005 CONCEPT PLAN 2016-002 AND. DESIGN REVIEW 2016-009 1630 VICTORY ROAD The Zoning Administrator of the City of Tustin does hereby resolve as follows: I. The Zoning Administrator finds and determines as follows: A. That a proper application was filed by the County of Orange Social Service Agency requesting authorization to construct a new Orange County (OC) animal care facility (OC Animal Care Facility) which includes a two story, main administrative support and services building at 49,584 square feet; eight (8) stand-alone dog kennel pavilions that consist of 17,076 square feet for animal housing; a small corral area for various livestock, poultry and wildlife and separate public and employee parking areas at 1630 Victory Road. B. That the site is designated as MCAS Tustin Specific Plan by the City General Plan and is zoned MCAS Tustin Specific Plan, which provides for an animal care facility within Planning Area 1. The project is consistent with the Air Quality Sub-element of the City of Tustin General Plan; C. That a public meeting was duly called, noticed, and held for Concept Plan 2016-002 and Design Review 2016-009 on July 27, 2016, by the Zoning Administrator;, D. That pursuant to Section 4.2.2 of the MCAS Tustin Specific Plan, preparation and submittal of a Concept Plan concurrent with a new development proposal is required for each planning area; E. That Pursuant to Section 4.2.4 of the MCAS Tustin Specific Plan and concurrently with submittal and approval of a Concept Plan, Site Plan and Design Review is required for new individual development and reuse projects within each planning area; F. That Concept Plan 2016-002 is in conformance with the Tustin Area General Plan and MCAS Tustin Specific Plan and approval of Concept Plan 2016-002, subject to conditions contained in Exhibit A attached hereto, would achieve the development concepts set forth by the MCAS Tustin Specific Plan, including: 1. Ensuring the continuity and adequacy -of all circulation systems, such as: roadways, access points, pedestrian walkways, and other, infrastructure systems needed to serve the project; 2. Ensuring the continuity and design quality of architecture, landscape, streetscape, and hardscape themes and treatments; Zoning Administrator Action 2016-005 CP 2016-002 and DR 2016-009 Page 2 3. Providing urban design features as per Chapters 2 and 3 of the MCAS Tustin Specific Plan; 4. Ensuring conformity with the Non-Residential Land Use Trip Budget; and, 5. Ensuring compliance with all applicable provisions of the MCAS Tustin Specific Pian. G. Pursuant to the MCAS Tustin Specific Plan and Section 9272 of the Tustin Municipal Code, the Zoning Administrator finds that the. location, size, architectural features, and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Zoning Administrator has considered at least the following items: 1. Height, bulk, and area of buildings. 2. Setbacks and site planning. 3. Exterior materials and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors, and other openings. 6. Towers, roof structures 7. Location, height, and standards of exterior illumination. 8. Landscaping, parking area design, and traffic circulation. 9. Location and appearance of equipment located outside an enclosed structure. 10. Location and method of refuse storage. 11. Physical relationship of proposed structures to existing.structures in the neighborhood. 12. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. 13. Development Guidelines and criteria as adopted by the City Council. H. That on January 16, 2001, the City of Tustin certified the Program Fianl Environmental Impact Statement/Environmental Impact Report (FEIRS/EIR) for the reuse and disposal of MCAS Tustin. On October 18, 2011, Ordinance No. 1406 was approved by the City Council for the MCAS Tustin Specific Plan Minor Amendment(SPA 11-003). The SPA 11-003 supported the then- proposed land exchange between the South Orange County Community College District (SOCCCD) and the County of Orange to accommodate an animal shelter facility. A checklist has been prepared for the proposed project and the proposed project is consistent with the MCAS Tustin Specific Plan and is determined not to result in any new significant environmental impacts, substantial changes or a substantial increase in the severity of any previously Zoning Administrator Action 2016-005 - CP 2016-002 and DR 2016-009 Page 3 identified significant impacts in the FEIS/EIR and Addendum. Moreover, no new information of substantial importance has surfaced since certification of the FEIS/EIR and its Addendums and Supplemental. II. The Zoning Administrator hereby approves Concept Plan 2016-002 and Design Review 2016-009 authorizing the construction of a new Orange County (OC) animal care facility (OC Animal Care Facility) which includes a two story, main administrative support and services building at 49,584 square feet; eight (8) stand-alone dog kennel. pavilions that consist of 17,076 square feet for animal housing; a small corral area for various livestock, poultry and wildlife and separate public and employee parking areas at 1630 Victory Road, subject to the conditions contained within Exhibit A, attached hereto. PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin, at a regular meeting on the 27th day of July, 2016. ELIZABETH A. BINSACK ZONING ADMINISTRATOR VERA TISCARENO RECORDING SECRETARY STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Vera Tiscareno, the undersigned, hereby certify that I am the Zoning Administrator Secretary of the City of Tustin, California; that Zoning Administrator Action 16-005 as duly passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the 27th day of July, 2016. VERA TISCARENO RECORDING SECRETARY EXHIBIT A ZONING ADMINISTRATOR ACTION 16-005 CONCEPT PLAN 2016-002 AND DESIGN REVIEW 2016-009 CONDITIONS OF APPROVAL , GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped July 27, 2016, on file with the Community Development Department, as herein modified, or as modified by the Community Development Director in accordance with this Exhibit. The Director may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisionsof the Tustin City Code or other applicable regulations. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with and are subject to review and approval by the Community Development Department. (1) 1.3 In accordance with Section 9272d(4), the subject project approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within twelve (12) months from the date .of this Exhibit. If the applicant does not submit plans and obtain permits in a timely manner, a new design review shall be required. Time extensions may be considered if a written request .is received by the Community Development Department within -thirty (30) days prior to expiration. (1) 1.4 Approval of Concept Plan 2016-002 and Design Review 2016-009 is contingent upon the applicant and property owner signing and retuming to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval' form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.5 As a condition of approval of Concept Plan 2016-002 and Design Review 2016-009, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third' party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEOA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODEIS (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A Conditions of Approval CP 2016-002 & DR 2016-009 Page 2 concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. USE RESTRICTIONS (***) 1.6 The proposed project is for an animal care facility (OC Animal Care) for the temporary housing for a variety of animals. Animal housing populations accommodated at the facility shall include up to 240 dogs, 220 cats, 40 rabbits, a small number of exotics such as small mammals, birds, reptiles, fish and a small number of livestock, poultry and wildlife. (1) 1.7 All colors, materials, and features shall be installed and maintained as shown on the approved plans. No changes to the exterior building colors, materials, textures, or features shall be permitted unless approved by the Community Development Director. (1) 1.8 No outdoor storage shall be permitted except as approved by the Community Development Director. (1) 1.9 The on-site landscaping shall be maintained in a healthy and vigorous condition. Maintenance shall include, but is not limited to, trimming, mowing, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. (1) 1.10 All perimeter trees along Victory Road and Armstrong Avenue shall be placed in front of (street-side) the perimeter tubular steel fencing. (1) 1.11 All perimeter walls and other walls visible to the exterior in conjunction with the proposed project shall be finished and painted to match the exterior of the proposed building. (1) 1.12 The two special textured pop-out walls projecting towards Victory Road and the Common Access Road shall have a textured treatment on both sides of the wall. (1) 1.13 Noise control of animal containment areas shall be provided as shown on the approved architectural plans. (1) 1.14 Visual screening of outdoor storage and service areas shall be provided as shown on the approved architectural plans. (1) 1.15 If the proposed use produces odors, toxic gases or noxious matter in such quantities as may be readily detectable at any point outside of the property Exhibit A Conditions of Approval CP 2016-002 & DR 2016-009 Page 3 lines of the premises, and/or may become a public nuisance or hazard, the use shall be modified to prevent such emissions. (1) 1.16 Permanent in-ground tree wells shall be installed within the employee parking lot; however, if the Navy will not approve such a request then tree planters may serve as an interim condition until such time as breaching of the tarmac is possible. Permanent in-ground tree wells shall be installed within two (2) years after the property has been transferred to the County. Proposed planters shall be of a durable material such as concrete and irrigation shall be installed to ensure the trees survival. (1) 1.17 The proposed project shall comply with the applicable Mitigation Measures for the Final Environmental Impact Statement/Environmental Impact Report (FEIS/EIR) for the Disposal and Reuse of MCAS Tustin including but not limited to: • Prior to issuance of grading permits, the applicant shall retain, as appropriate, a county-certified archaeologist. If buried resources are found during grading within the reuse plan area, a qualified archaeologist would need to assess the site significance and perform the appropriate mitigation. The Native American view point shall be considered during this process. This could include testing or data recovery. Native American consultation shall also be initiated during this process. • The applicant shall comply with the requirements established in a PRMP prepared for the site, which details the methods to be used for surveillance of construction grading, assessing finds, and actions to be taken in the event that_ unique paleontological resources are discovered during construction. • Prior to the issuance of a grading permit, project applicant shall provide written evidence to each city, that a county-certified paleontologist has been retained to conduct salvage excavation of unique paleontological resources if they are found. DEVELOPMENT PLANS (1) 2.1 The fence along Victory Road and Armstrong Avenue shall be a 8-foot high tubular steel fence with a 12-foot landscaped planter area in front of the fence along portions of Victory Road street frontage and the entire Armstrong Avenue street frontage. No fencing shall be installed along the newly-installed private access/drive aisle along the western boundary; however complimentary landscaping shall be installed to correspond with the proposed landscaped planter areas on Victory Road and Armstrong Avenue. Exhibit A Conditions of Approval CP 2016-002 & DR 2016-009 Page 4 (1) 2.2 Prior to occupancy, the 8-foot high tubular steel fence shall be installed along the project's northern and eastern boundaries adjacent to Victory Road and Armstrong Avenue in accordance with the approved plans. A sample of the tubular steel fencing material shall be subject to the review and approval of the Community Development Department. (1) 2.3 A copy of the County approved landscape and irrigation plan shall be provided to the Community Development Department. (1) 2.4 The applicant shall design, construct, and maintain landscape and irrigation improvements to the back of the existing sidewalk on Victory Road, and to the back of sidewalk on Armstrong Avenue. (1)' 2.5 The driveways, including curb ramps along Victory Road and Armstrong Avenue, shall be designed and constructed per the City of Tustin's Standard No. 210. (1) 2.6 Parking lot lighting shall be in conformance with the City, of Tustin Security Ordinance and also facilitate pedestrian circulation within the parking lot. All lighting shall be arranged so that direct rays will not shine on adjacent properties or produce glare for street traffic. In addition, only approved City street lights are authorized within the public right-of-way. (1) 2.7 Rooftop mechanical equipment shall not extend beyond roof parapets or proposed screening so as to be not visible. Screening for the mechanical equipment on the single-story portion of the administrative building shall be designed with a similar elongated appearance and consistent proportionality to that of the other screened area on the two-story portion of the administrative building. (1) 2.8 The site is located within a noise contour area of 60-70 dB Community Noise Equivalent Level (CNEL). Prior to issuance of the County building permit, plans demonstrating noise regulation conformity shall be submitted to the County for review and approval. Upon the County's approval, a copy of the County's. approval of the noise mitigation measure shall be provided to the City. (1) 2.9 Pursuant to the City of Tustin's Security Ordinance and the Uniform Fire Code, street numbers shall be displayed in a prominent location on the street side of the building. The numerals shall be no less than six (6) inches in height and shall be of contrasting color to the background to which they are attached and illuminated during hours of darkness. (1) 2.10 A note shall be provided on the final plans that a six (6) foot high chain link fence shall be installed around the site prior to building construction stages. Exhibit A Conditions of Approval CP 2016-002 & DR 2016=009 Page 5 A nylon fabric or mesh shall be attached to the temporary construction fencing. Gated entrances shall be permitted along the perimeter of the site for construction vehicles. (1) 2.11 The applicant shall comply with all City policies regarding short-term construction emissions, including periodic watering of the site and prohibiting grading during second stage smog alerts and when wind velocities exceed 15 miles per hour. (1) 2.12 The applicant shall provide the Orange County Health Department a report on the findings of the most recent soil samples collected. These findings will allow the Orange County Health Department to evaluate the levels of hydrocarbons and ground water contamination found on the site. (1) 2.13 All exposed metal flashing or trim should be either anodized or painted compatible with main building. (1) 2.14 Any existing overhead utilities exclusively serving the site shall be removed and all new utilities shall be provided underground. (1) 2.15 Permission from property owners shall be required for any work located on adjacent properties. Prior to issuance of any permit, the applicant shall provide written approval from property owners for work on adjacent properties. (1) 2.16 Adequate horizontal and vertical intersection sight line shall be provided. The site lines shall be shown on the grading plan and landscape plan (1) 2.17 Preparation of a sedimentation and erosion control plan for all work related to this development shall be required. (1) 2.18 Current Federal American with Disabilities Act (ADA) requirements shall be met at the drive aprons and pedestrian walkways. (1) 2.19 The applicant shall satisfy dedication and/or reservation requirements as applicable, including but not limited to dedication of all required street and flood control right-of-way easements, vehicular access rights, sewer easements and water easements defined and approved as to specific locations by the City Engineer and other agencies. (1) 2.20 This development shall comply with all applicable provisions of the County of Orange Water Quality Ordinance and all Federal, State and Regional Water Quality Control Board rules and regulations. Exhibit A Conditions of Approval CP 2016-002 & DR 2016-009 Page 6 (1) 2.21 Four (4) sets of final grading plans consistent with the site and landscaping plans as prepared by a registered civil engineer shall be submitted and shall include the following: • Technical details and plans for all utility installations including telephone, gas, water, and electricity. • Three (3) copies of a recent soil report provided by a civil engineer (less than one (1) year old). Expanded information regarding the levels of hydrocarbons and ground water contamination found on-site shall be provided in the soil report. All pavement "R" values shall be in accordance with applicable City of Tustin standards. Drainage, vegetation, circulation, street sections, curbs, gutters, sidewalks, and storm drains shall comply with the on-site Private Improvement Standards. Two (2) copies of Hydrology & Hydraulic Report. (1) 2.22 A surety/cash bond will be required to assure work is completed in accordance with approved plans prior to permit issuance. The engineer's estimated cost of the grading, drainage, and erosion control shall be submitted to the City Engineer for determination of the bond amount. (1) 2.23 Information to ensure compliance with requirements of the Orange County Fire Authority, including fire flow and installation of fire hydrants, subject to approval of the City of Tustin Public Works and/or Irvine Ranch Water District. (1) 2.24 An adequate size trash enclosure with solid metal, self-closing, self-latching gates is required to be located on the property and maintained to avoid health issues for neighboring commercial and residential areas. (1) 2.25 Said enclosure shall be screened by a solid decorative wall consistent with the adjacent building's material and finish and be of a minimum height of six (6) feet. The actual location of the enclosure and types of screening and details of the enclosure shall be submitted at building plan check and are subject to approval by the Community Development Department. WATER QUALITY (1) 3.1 This development shall comply with all applicable provisions of the County of Orange Water Quality Ordinance and all Federal, State, and Regional Water Quality Control Board rules and regulations. Exhibit A Conditions of Approval CP 2016-002 &. DR 2016-009 Page 7 (1) 3.2 Prior to issuance of the precise grading permit, the applicant shall submit for approval by the Community Development and Public Works Departments, a Water Quality Management Plan (WQMP). The Priority WQMP shall identify Low Impact Development (LID) principles and Best Management Practices (BMPs) that will be used on-site to retain storm water and treat predictable pollutant run-off. The Priority WQMP shall identify: the implementation of BMPs, the assignment of long-term maintenance responsibilities (specifying the developer, parcel owner, maintenance association, lessees, etc.) and reference to the location(s) of structural BMPs. (1) 3.3 Upon ownership of the property by the County of Orange, the applicant shall record a "Covenant and Agreement Regarding O & M Plan to Fund and Maintain Water Quality BMPs, Consent to Inspect, and Indemnification" with the County Clerk-Recorder. This document shall bind current and future owner(s) of the property regarding implementation and maintenance of the structural and non-structural BMPs as specified in the approved WQMP. (1) 3.4 Prior to issuance of a Grading Permit, the applicant shall submit a copy of the Notice of Intent (NOI) indicating that coverage has been obtained under the National Pollutant Discharge Elimination System (NPDES) State General Permit for Storm Water Discharges Associated with Construction Activity from the State Water Resources Quality Control Board. STREET IMPROVEMENT (1) 4.1 The applicant shall complete street improvements on Armstrong Avenue consisting of design and construction of sidewalk along the entire project frontage per the City of Tustin Standard drawing No. 202. (1) 4.2 The applicant shall design and construct parkway landscape and irrigation system along project frontage on Victory Road and Armstrong Avenue. (1) 4.3 The applicant shall enter into a Landscape Installation and Maintenance Agreement with the City of Tustin for the maintenance of parkway improvements within public rights-of-way adjacent to the project Victory Road and Armstrorig Avenue. (1) 4.4 Prior to any work in the public right-of-way, an Encroachment Permit shall be obtained from and applicable fees paid to the Public Works Department. Exhibit A Conditions of Approval CP 2016-002 & DR 2016-009 Page 8 (1) 4.5 Prior to issuance of an Encroachment Permit, the applicant shall submit to the Public Works Department 24" x 36" reproducible street improvement plans, as prepared by a California Registered Civil Engineer, for approval. The plans shall clearly show existing and proposed surface and underground improvements, including construction and/or replacement of any missing or damaged public improvements adjacent to this development. Said plans shall include, but not be limited to, the following: a. Curb and gutter b. Sidewalk, including curb ramps for the physically disabled C. Drive aprons d. Signing/striping e. Street lighting f. Domestic water facilities g. Sanitary sewer facilities h. Landscape/irrigation (1) 4.6 Prior to issuance of an Encroachment Permit for construction within the public right-of-way, a 24" x 36" construction area traffic control plan, as prepared by a California Registered Traffic Engineer, or Civil Engineer experienced in this type of plan preparation, shall be prepared and submitted to the Public Works Department for approval. (1) 4.7 Current Federal Americans with Disabilities Act (ADA) requirements shall be met at all driveways and sidewalks adjacent to the site. City of Tustin standards shall apply, unless otherwise approved by the City Engineer. (1) 4.8 Any damage done to existing public street improvements and/or utilities shall be repaired to the satisfaction of.the City Engineer before issuance of a Certificate of Occupancy. SOLID WASTE RECYCLING (1) 5.1 Construction and Demolition Waste Recycling and Reduction Plan (WRRP). A. The applicant/contractor is required to submit a WRRP to the Public Works Department. The WRRP must indicate how the applicant will comply with the City's requirement (City Code Section 4351, et al) to recycle at least 50% of the project waste material or the amount required by the California Green Building Standards Code. B. The applicant will be required to submit a $50.00 application fee and a cash security deposit in the amount of five (5) percent of the project's Exhibit A Conditions of Approval CP 2016-002 & DR 2016=009 Page 9 valuation as determined by the Building Official, rounded to the nearest thousand, or $2,500, whichever is greater. In no event shall a deposit exceed $25,000. C. Prior to issuance of any permit, the applicant shall submit the required security deposit in the form of cash, cashier's check, personal check, or money order made payable to the "City of Tustin". (1) 5.2 Facility Solid Waste Collection and Recycling Plan. A. The applicant, property owner, and/or tenant(s) are required to participate in the City's recycling program. B. Waste and Recycling collection facilities shall be equally and readily accessible by the property owner(s) or tenant(s). C. Waste and Recycling collection facilities must be placed in a•location that can be easily andsafely accessed by the solid waste hauler while utilizing either front loader or side loading equipment. D. Adequate collection capacity shall be provided to insure that collection frequency shall not exceed four times per week .for commercial customers. E. All trash enclosures shall utilize the City's standard enclosure designed with roof to-accommodate at least two (2) 4-yd. bins, with at least one (1) bin reserved for recyclable materials. FEES ' (c) 6.1 Payment shall be made of all applicable fees based upon those rates in effect at the time of payment and are subject to change, including but not limited to, the following: a. Grading plan check and permit fee_ s to the Community Development Department. (1,5) 6.2 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 fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period the applicant has not delivered to the Community Development Department the above-noted check,. the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly.lengthened.