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Home My WebLink AboutPC RES 4367RESOLUTION NO. 4367 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING APPROVAL OF FINAL PROGRAM ENVIRONMENTAL IMPACT REPORT (SCH# 2017041031) AND MITIGATION MONITORING AND REPORTING PROGRAM (MMRP) FOR THE RED HILL AVENUE SPECIFIC PLAN AND STATEMENT OF OVERRIDDING CONSIDERATIONS UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The Planning Commission of the City of Tustin does hereby resolve as follows: The Planning Commission finds and determines as follows: A. That the City Council initiated preparation of the Red Hill Avenue Specific Plan in July 2015 with the intent of encouraging economic development and business attraction and development within the existing Red Hill Avenue commercial area. B. That to facilitate the intended vision and implementation of the Red Hill Avenue Specific Plan, General Plan Amendment (GPA) 2017- 00001 and Zone Change (ZC) 2017-00001 are necessary. C. That collectively, GPA 2017-00001 and ZC 2017-00001 constitute a "project" that is subject to the terms of the California Environmental Quality Act ("CEQA") (Pub. Resources Code §21000 et. seq.). D. That the City determined that a Program EIR pursuant to CEQA Guidelines Section 15168 is required for the proposed project, circulated a Notice of Preparation (NOP) on April 7, 2017 and held an EIR scoping meeting on April 20, 2017, to determine the scope of the environmental issues to be addressed in the Draft Program Environmental Impact Report (DPEIR). Comments received during the 30 -day public review period, from April 7, 2017, to May 8, 2017, are included in the DPEIR as Appendix A of Volume II of the DPEIR. E. That the DPEIR for GPA 2017-00001 and ZC 2017-00001 analyzed impacts to fourteen (14) environmental topical areas listed below: 1. Aesthetics 2. Air Quality 3. Cultural Resources and Tribal Cultural Resources 4. Geology & Soils 5. Greenhouse Gas Emissions Resolution No. 4367 GPA 2017-00001 and ZC 2017-00001 Page 2 6. Hazards and Hazardous Materials 7. Hydrology and Water Quality 8. Land Use and Planning 9. Noise 10. Population and Housing 11. Public Services 12. Recreation 13. Transportation and Traffic 14. Utilities F. That the City issued a Notice of Availability (NOA) for a Draft Program EIR (DPEIR) on February 1, 2018 with a 45 -day public comment period (February 1, 2018 to March 19, 2018), and received comments from the public and other agencies during and after the comment period. The NOA for the DPEIR was sent to all affected agencies and interested parties and published in the Tustin News on February 1, 2018 and made available for public review at City Hall, the Tustin Library and on the City's website. G. That between July 2015 and February 2018, a total of three (3) public workshops were held for the project. The purpose of the workshops was to receive comments on the Draft Specific Plan: The final workshop was also a joint study session between the Planning Commission and City Council where the final draft Specific Plan was presented and additional comments were voiced and/or submitted in writing. H. On July 31, 2018, the responses to comments were distributed to those persons or agencies that commented on the DPEIR. The FPEIR provides the required written responses to each comment received on the DPEIR pursuant to CEQA. I. That the Final Program EIR for the Red Hill Avenue Specific Plan along with its Appendices is incorporated herein by reference. J. In accordance with Section 15132 of the State CEQA Guidelines, FPEIR consists of the following which are incorporated herein by reference: • The Draft Program Environmental Impact Report (DPEIR) — Exhibit A; • Response to Comments & Native American Tribal Consultation on the DPEIR — Exhibit B 0 Comments Received on the DPEIR Resolution No. 4367 GPA 2017-00001 and ZC 2017-00001 Page 3 • A list of persons, organization, and public agencies commenting on the DPEIR; Statement of Overriding Considerations — Exhibit C Mitigation Monitoring and Reporting Program (MMRP) — Exhibit D The Findings and Facts in Support of Findings and Statement of Overriding Considerations — Exhibit E K. That the public interest, convenience, health, welfare, and safety requires that three (3) acres of usable park land per one thousand (1,000) potential population be devoted to local park and recreational purposes. At buildout, the Specific Plan could generate additional residents and employees within the Specific Plan area. This population increase would result in an increased use of existing and planned City parks and recreational facilities. Because future residential development within the Specific Plan area may not be subject to the Quimby Act or the subdivision provisions of the Tustin City Code, future development projects could cumulatively contribute to the parkland deficiency identified in the City's General Plan. Therefore, Mitigation Measures 4.12-1 is required to ensure park and recreational facilities are provided to serve future residents within the Specific Plan area. L. That the amount of such fee shall be based upon the fair market value of the amount of land at time of project approval which would otherwise be required for dedication, according to the following standards and formula. M. That the Planning Commission held a public hearing on August 14, 2018, took public testimony and continued the hearing to September 25, 2018. N. That the Planning Commission has considered the FPEIR, prior to making recommendation to the City Council on GPA 2017-00001 and ZC 2017-00001. O. That while GPA 2017-00001 and ZC 2017-00001 would result in potentially significant and unavoidable impacts that were identified in the FPEIR and cannot be mitigated, these impacts are overridden for the reasons set forth in the Findings of Fact and Statement of Overriding Considerations, attached thereto as Exhibit E. Resolution No. 4367 GPA 2017-00001 and ZC 2017-00001 Page 4 The Planning Commission of the City of Tustin does hereby recommend that the City Council find and certify that the FPEIR for GPA 2017-00001 and ZC 2017-00001 attached hereto as Exhibits A through F has been completed in compliance with the requirements of CEQA and the State Guidelines. PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 25h day of September, 2018. C� AUSTIN LUIVhAfZD Chairperson ELIZABETH A. BINSACK Planning Commission Secretary Resolution No. 4367 GPA 2017-00001 and ZC 2017-00001 Page 5 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4367 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 25th day of September, 2018. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: ELIZABETH A. BINSACK Planning Commission Secretary Kozak, Lumbard, Mason, Thompson (4) A. Draft Program Environmental Impact Report (DPEIR) for the RHASP 1. Volume I — RHASP Program EIR 2. Volume II - Appendices B. Response to Comments and Native American Tribal Consultation 1. Comments received on the DPEIR 2. A list of persons, organization, and public agencies commenting on the Draft EIR C. Statement of Overriding Considerations D. Mitigation Monitoring and Reporting Program (MMRP) E. Findings and Facts in Support of Findings of Statement of Overriding Considerations for Final Program Environmental Impact Report ATTACHMENT A DRAFT PROGRAM ENVIRONMENTAL IMPACT REPORT (DPEIR) FOR THE RHASP 1. VOL. I - RHASP PROGRAM EIR 2. VOL. II - APPENDICES W -V J N MWKU�mi Kimley)))Horn RED HILLAVENUE February 2018 SPECIFIC PLAN Expect More, Experience Beller. RED HILL AVENUE SPECIFIC PLAN DRAFT ENVIRONMENTAL IMPACT REPORT S C H NO. 2017041031 VOLUME I Prepared for City of Tustin 300 Centennial Way Tustin, CA 92780 Prepared by Kimley-Horn and Associates, Inc, 765 The City Drive, Suite 200 Orange, California 92868 Date February 2018 Table of Contents PX011114 AVFNUF - sree�alrm'F1a.. TABLE OF CONTENTS Volume Section Page 1 Executive Summary .......................................................................................................... 1-1 2 Introduction..................................................................................................................... 2-1 3 Project Description........................................................................................................... 3-1 4 Environmental Setting...................................................................................................... 4-1 4.0.1 Assumptions Regarding Cumulative Impacts.................................................................. 4-4 4.1 Aesthetics and Visual Resources.................................................................................. 4.1-1 4.1.1 Introduction................................................................................................. 4.1-1 4.1.2 Terminology and Concepts.......................................................................... 4.1-1 4.1.3 Regulatory Setting........................................................................................ 4.1-4 4.1.4 Environmental Setting.................................................................................. 4.1-5 4.1.5 Thresholds of Significance............................................................................ 4.1-7 4.1.6 Environmental Impacts................................................................................ 4.1-8 4.1.7 Cumulative Impacts....................................................................................4.1-11 r 4.1.8 Mitigation Program.................................................................................... 4.142 4.1.9 Level of Significance After Mitigation........................................................ 4.1-12 4.2 Air Quality..................................................................................................................... 4.2-1 4.2.1 Regulatory Setting........................................................................................ 4.2-1 4.2.2 Air Pollutants of Concern............................................................................. 4.2-5 4.2.3 Existing Conditions....................................................................................... 4.2-6 4.2.4 Thresholds of Significance............................................................................ 4.2-8 4.2.5 Environmental Impacts.............................................................................. 4.2-10 4.2.6 Cumulative Impacts....................................................................................4.2-16 4.2.7 Mitigation Program....................................................................................4.2-17 4.2.8 Level of Significance After Mitigation........................................................ 4.2-20 4.3 Cultural Resources........................................................................................................ 4.3-1 4.3.1 Regulatory Setting........................................................................................ 4.3-1 4.3.2 Environmental Setting.................................................................................. 4.3-5 4.3.3 Thresholds of Significance............................................................................ 4.3-7 4.3.4 Environmental Impacts................................................................................ 4.3-8 4.3.5 Cumulative Impacts.................................................................................... 4.3-12 4.3.6 Mitigation Program....................................................................................4.3-12 4.3.7 Level of Significance After Mitigation........................................................ 4.3-14 Red Hill Avenue Specific Plan I Draft Program Environmental Impact Report Red Hill Avenue Specific Plan Draft Program Environmental Impact Report Table of Contents 4.8.1 Regulatory Setting........................................................................................ 4.8-1 4.4 Geology and Soils......................................................................................................... 4.4-1 4.8.3 4.4.1 Regulatory Setting........................................................................................ 4.4-1 4.8.4 4.4.2 Environmental Setting.................................................................................. 4.4-3 4.8.5 4.4.3 Thresholds of Significance............................................................................ 4.4-5 4.8.6 4.4.4 Environmental Impacts................................................................................ 4.4-6 Level of Significance After Mitigation.......................................................... 4.4.5 Cumulative Impacts.................................................................................... 4.4-10 4.4.6 Mitigation Program....................................................................................4.4-11 4.4.7 Level of Significance After Mitigation........................................................ 4.4-12 4.5 Greenhouse Gas Emissions.......................................................................................... 4.5-1 4.5.1 Regulatory Setting........................................................................................ 4.5-1 4.5.2 Environmental Setting.................................................................................. 4.5-7 4.5.3 Thresholds of Significance.......................................................................... 4.5-11 4.5.4 Environmental Impacts.............................................................................. 4.5-14 4.5.5 Cumulative Impacts.................................................................................... 4.5-22 4.5.6 Mitigation Program....................................................................................4.5-22 4.5.7 Level of Significance After Mitigation........................................................ 4.5-22 4.6 Hazards and Hazardous Materials................................................................................ 4.6-1 4.6.1 Regulatory Setting........................................................................................ 4.6-1 4.6.2 Environmental Setting.................................................................................. 4.6-5 4.6.3 Thresholds of Significance............................................................................ 4.6-8 4.6.4 Environmental Impacts................................................................................ 4.6-9 4.6.5 Cumulative Impacts.................................................................................... 4.6-11 4.6.6 Mitigation Program....................................................................................4.6-12 4.6.7 Level of Significance After Mitigation........................................................ 4.6-12 4.7 Hydrology and Water Quality....................................................................................... 4.7-1 4.7.1 Regulatory Setting........................................................................................ 4.7-1 4.7.2 Environmental Setting.................................................................................. 4.7-5 4.7.3 Thresholds of Significance.......................................................................... 4.7-10 4.7.4 Environmental Impacts.............................................................................. 4.7-11 4.7.5 Cumulative Impacts....................................................................................4.7-14 4.7.6 Mitigation Program....................................................................................4.7-14 4.7.7 Level of Significance After Mitigation........................................................ 4.7-15 Red Hill Avenue Specific Plan Draft Program Environmental Impact Report 4.8 Land Use and Planning.................................................................................................4.8-1 4.8.1 Regulatory Setting........................................................................................ 4.8-1 4.8.2 Environmental Setting ............................................................................. 4.8-3 4.8.3 Thresholds of Significance............................................................................ 4.8-4 4.8.4 Environmental Impacts................................................................................4.8-5 4.8.5 Cumulative Impacts......................................................................................4.8-6 4.8.6 Mitigation Program......................................................................................4.8-6 4.8.7 Level of Significance After Mitigation.......................................................... 4.8-6 Red Hill Avenue Specific Plan Draft Program Environmental Impact Report 4.10 Population and Housing............................................................................................. 4.10-1 Table of Contents Jr, 4.10-1 4.10.2 4.9 Noise ............................................................................................................................ 4.9-1 4.9.1 Noise Criteria and Definitions..................................................................... 4.9-1 4.9.2 Regulatory Setting....................................................................................... 4.9-2 4.9.3 Environmental Setting................................................................................. 4.9-5 4.9.4 Thresholds of Significance........................................................................... 4.9-6 4.9.5 Environmental Impacts...............................................................................4.9-6 4.13.8 4.9.6 Cumulative Impacts................................................................................... 4.9-15 4.9.7 Mitigation Program................................................................................... 4.9-17 4.9.8 Level of Significance After Mitigation ....................................................... 4.9-19 4.10 Population and Housing............................................................................................. 4.10-1 4.10.1 Regulatory Setting...................................................................................... 4.10-1 4.10.2 Environmental Setting............................................................................... 4.10-3 4.10.3 Thresholds of Significance.......................................................................... 4.10-6 4.10.4 Environmental Impacts..............................................................................4.10-7 4.13-13 4.10.5 Cumulative Impacts.................................................................................... 4.10-8 4.10.6 Mitigation Program....................................................................................4.10-8 4.10.7 Level of Significance After Mitigation........................................................ 4.10-9 4.11 Public Services............................................................................................................ 4.11-1 4.11.1 Fire Protection and Emergency Medical Services ...................................... 4.11-1 4.11.2 Law Enforcement Services......................................................................... 4.11-5 4.11.3 Schools....................................................................................................... 4.11-7 4.11.4 Library Facilities........................................................................................4.11-11 4.11.5 Parks.........................................................................................................4.11-13 4.12 Recreation.................................................................................................................. 4.12-1 4.12.1 Regulatory Setting...................................................................................... 4.12-1 4.12.2 Environmental Setting................................................................................ 4.12-2 4.12.3 Thresholds of Significance.......................................................................... 4.12-4 4.12.4 Environmental Impacts..............................................................................4.12-4 4.12.5 Cumulative Impacts....................................................................................4.12-5 4.12.6 Mitigation Program....................................................................................4.12-6 4.12.7 Level of Signifigance After Mitigation........................................................ 4.12-6 4.13 Traffic and Transportation......................................................................................... 4.13-1 4.13.1 Regulatory Setting..................................................................................... 4.13-1 4.13.2 Methodology............................................................................................. 4.13-3 4.13.3 Environmental Setting............................................................................... 4.13-8 4.13.4 Thresholds of Significance....................................................................... 4.13-13 4.13.5 Specific Plan Project Assumptions.......................................................... 4.13-14 4.13.6 Environmental Impacts...........................................................................4.13-15 4.13.7 Cumulative Impacts................................................................................. 4.13-33 4.13.8 Mitigation Program.................................................................................4.13-33 4.13.9 Level of Significance After Mitigation..................................................... 4.13-33 Red Hill Avenue Specific Plan Draft Program Environmental Impact Report ATable of Contents Ir 4.14 Utilities and Service Systems...................................................................................... 4.14-1 4.14.1 Wastewater Facilities................................................................................. 4.14-1 4.14.2 Water Supply.............................................................................................. 4.14-7 4.14.3 Storm water Facilities............................................................................... 4.14-14 4.14.4 Solid Waste...............................................................................................4.14-16 4.14.5 Energy consumption................................................................................ 4.14-19 4.14.6 Cumulative Impacts..................................................................................4.14-27 4.14.7 Mitigation Program................................................................................. 4.14-28 4.14.8 Level of Significance After Mitigation...................................................... 4.14-28 5 Long -Term Implications of the Proposed Project................................................................ 5-1 6 Alternatives......................................................................................................................6-1 7 Preparers and Contributors............................................................................................... 7-1 8 References....................................................................................................................... 8-1 9 Acronyms and Abbreviations............................................................................................ 9-1 Red Hill Avenue Specific Plan iv Draft Program Environmental Impact Report Table of Contents �KI`0I1II J.AVFNUr. �iDOK:17.I� KkAA' LIST OF TABLES Table Page 1-1 Summary of Significant Impacts and Mitigation Program ................................................... 1-11 2-1 Summary of Written Comments on Notice of Preparation................................................... 2-6 3-1 Existing Land Uses.................................................................................................................. 3-2 3-2 Existing General Plan Land Use Designations........................................................................ 3-9 3-3 Existing Zoning Districts....................................................................................................... 3-10 3-4 Red Hill Avenue Specific Plan Buildout Estimates............................................................... 3-18 3-5 General Plan and Specific Plan Estimates............................................................................ 3-18 4.2-1 Federal and State Ambient Air Quality............................................................................... 4.2-4 4.2-2 Criteria Air Pollutants Summary of Common Sources and Effects ..................................... 4.2-6 4.2-3 Ambient Air Quality at the Monitoring Station.................................................................. 4.2-8 4.2-4 SCAQMD Regional Significance Thresholds........................................................................ 4.2-9 4.2-5 Orange County and Tustin Regional Growth Estimates .................................................... 4.2-10 4.2-6 Estimated Unmitigated Operational Emissions................................................................ 4.2-13 4.2-7 Estimated Mitigated Operational Emissions..................................................................... 4.2-14 4.5-1 Greenhouse Gases..............................................................................................................4.5-9 4.5-2 Annual Greenhouse Gas Emissions................................................................................... 4.5-15 4.5-3 Specific Plan Consistency with State Programs for Reducing GHG Emissions .................. 4.5-17 4.5-4 Consistency with Applicable 2016-2040 RTP/SCS GHG Emission Reduction Strategies... 4.5-20 4.6-1 EDR Listings within the Specific Plan Area.......................................................................... 4.6-6 I 4.6-2 Hazardous Material Usage Within the Specific Plan Area 4.7-1 Water Quality Impairments................................................................................................ 4.7-6 4.8-1 General Plan Consistency Analysis...................................................................................... 4.8-7 4.9-1 General Plan Noise Element Noise Standards.................................................................... 4.9-3 4.9-2 City of Tustin Exterior Noise Standards.............................................................................. 4.9-4 4.9-3 City of Tustin Interior Noise Standards............................................................................... 4.9-4 4.9-4 Noise Monitoring Results.................................................................................................... 4.9-5 4.9-5 Construction Noise Levels................................................................................................... 4.9-9 4.9-6 Existing and Existing Plus Specific Plan Traffic Noise Levels ............................................. 4.9-12 4.9-7 Future Traffic Noise Levels................................................................................................ 4.9-13 4.9-8 Human Response to Different Levels of Groundborne Vibration ..................................... 4.9-14 4.9-9 Vibration Source Levels for Construction Equipment....................................................... 4.9-15 4.9-10 Cumulative Traffic Noise................................................................................................... 4.9-16 4.10-1 Orange County and Tustin Population Estimates: 2012-2040 .......................................... 4.10-3 4.10-2 Orange County and Tustin Housing (2017)....................................................................... 4.10-4 4.10-3 Orange County and Tustin Household Estimates: 2012-2040 .......................................... 4.10-4 4.10-4 Tustin Regional Housing Needs Assessment Allocation: 2014-2021 ................................ 4.10-5 4.10-5 Orange County and Tustin Employment: 2012 -2040 ....................................................... 4.10-5 4.10-6 Jobs -Housing Balance for Orange County and Tustin ....................................................... 4.10-6 4.11-1 OCFA Fire Stations in Tustin.............................................................................................. 4.11-2 4.11-2 Student Generation Rates for Tustin Unified School District ......................................... 4.11-10 Red Hill Avenue Specific Plan v Draft Program Environmental Impact Report 11 J L l L N Table of Contents ID1111 AVLNur 4.12-1 City of Tustin Parks............................................................................................................ 4.12-3 4.13-1 Signalized Intersection Level of Service Descriptions....................................................... 4.13-7 4.13-2 City of Tustin Roadway Capacity....................................................................................... 4.13-7 4.13-3 Intersection Operations - Existing Conditions................................................................ 4.13-10 4.13-4 Roadway Segments - Existing Conditions...................................................................... 4.13-13 4.13-5 Project Trip Generation.................................................................................................. 4.13-15 4.13-6 Intersection Operations - Existing Plus Project.............................................................. 4.13-17 4.13-7 Roadway Segments - Existing Plus Project..................................................................... 4.13-19 4.13-8 Summary of Traffic Study Cumulative Projects.............................................................. 4.13-21 4.13-9 Intersection Operations - Long -Range Future Conditions Without Project ................... 4.13-23 4.13-10 Roadway Segment Analysis - Long -Range Future Conditions Without Project ............. 4.13-23 4.13-11 Intersection Operations - Long -Range Future Conditions With Project ........................ 4.13-25 4.13-12 Intersection Operations - Long -Range Future Conditions with Project Mitigation ....... 4.13-29 4.13-13 Roadway Segment Analysis - Long -Range Future Conditions With Project ................... 4.13-29 4.14-1 Specific Plan Area Wastewater Generation...................................................................... 4.14-5 4.14-2 OCSD Wastewater Treatment and Capacity..................................................................... 4.14-6 4.14-3 EOCWD Current and Projected Water Supplies (AFY).................................................... 4.14-10 4.14-4 Orange County Landfills and Capacity............................................................................ 4.14-18 4.14-5 Estimated Solid Waste Generation................................................................................. 4.14-19 4.14-6 Estimated Electricity and Natural Gas Generation......................................................... 4.14-24 4.14-7 Operational Vehicle Fuel Consumption.......................................................................... 4.14-27 6-1 Characteristic Comparison of the Alternatives...................................................................... 6-5 6-2 Summary of Specific Plan Project and Alternative Impacts ................................................. 6-14 Red Hill Avenue Specific Plan vi Draft Program Environmental Impact Report F" - Table of Contents RM011.1 WNW -zrer;-�rtec eiw LIST OF FIGURES Figure Follows Pa>;e 3-1 Regional Vicinity Map...................................................................................................... 3-3 3-2 Specific Plan Area............................................................................................................ 3-5 3-3 Existing Land Uses........................................................................................................... 3-7 3-4 Existing General Plan Land Use Designations................................................................ 3-11 3-5 Existing Zoning Districts................................................................................................. 3-13 3-6 Circulation Improvements............................................................................................. 3-21 3-7 Red Hill Avenue Cross Sections..................................................................................... 3-23 3-8 Schematic Median Opportunity Areas.......................................................................... 3-25 3-9 Potential Median Locations........................................................................................... 3-27 3-10 Streetscape Cross Sections............................................................................................ 3-31 3-11 Gateway Locations........................................................................................................ 3-33 4.7-1 Existing Storm Drain System......................................................................................... 4.7-7 4.9-1 Noise Measurement Locations..................................................................................... 4.9-7 4.11-1 OCFA Fire Stations in Tustin....................................................................................... 4.11-3 4.13-1 Traffic Study Intersections.......................................................................................... 4.13-5 4.13-2 Master Bikeway Plan................................................................................................4.13-11 4.13-3 Location of Traffic Study Cumulative Projects......................................................... 4.13-27 4.14-1 Sanitary Sewer System............................................................................................... 4.14-3 4.14-2 Water Facilities Plan................................................................................................. 4.14-11 Red Hill Avenue Specific Plan vii Draft Program Environmental Impact Report Table of Contents Volume II LIST OF APPENDICES A Notice of Preparation and Correspondence B Air Quality and Greenhouse Gas Emissions C Cultural and Tribal Cultural Resources D Environmental Records E Noise F Traffic G Water Supply Red HIII Avenue Specific Plan viii Draft Program Environmental Impact Report Section 1.0 Executive Summary 1 EXECUTIVE SUMMARY 1.1 Introduction The Environmental Impact Report (EIR) process, as defined by the California Environmental Quality Act (CEQA), requires the preparation of an objective, full -disclosure document in order to (1) inform agency decision -makers and the general public of the direct and indirect potentially significant environmental effects of a proposed action; (2) identify feasible or potentially feasible mitigation measures to reduce or eliminate potentially significant adverse impacts; and (3) identify and evaluate reasonable alternatives to the proposed project. In accordance with Section 15168 of the State CEQA Guidelines (Title 14 of the California Code of Regulations (CCR]), this is a Program EIR that addresses the potential environmental impacts associated with the implementation of the proposed project, known as the Red Hill Avenue Specific Plan. 1.2 Specific Plan Project Location The City of Tustin (City) is in central Orange County, bordered by the cities of Irvine and Santa Ana to the south; the City of Orange and unincorporated County of Orange areas to the north; and on the east by the City of Irvine and unincorporated County of Orange territory (see Exhibit 3-1, Regional Vicinity Map, in Section 3.0, Project Description). Two major regional freeways: Interstate 5 (1-5) and State Route 55 (SR -55), transect the City. Tustin's southern boundary is approximately two miles north of Orange County's John Wayne Airport, The Red Hill Avenue Specific Plan area (Specific Plan area) is in central Tustin, east of Old Town Tustin, and southwest of the Tustin Ranch development (see Exhibit 3-2, Specific Plan Area). The approximately 43.11 -acre Specific Plan area, inclusive of approximately 7.32 acres of roadway rights- of-way, extends along Red Hill Avenue to Bryan Avenue to the northeast, and generally Walnut Avenue to the southwest. 1-5 bisects the Specific Plan area creating the northern and southern portions of the Specific Plan area. Existing uses include commercial, retail shopping centers, professional office, residential, motels, and an institutional use, and vacant land. 1.3 Specific Plan Project Summary The project evaluated in this Program EIR is the Red Hill Avenue Specific Plan (Specific Plan or Project). The Specific Plan provides planning policies and regulations that connect the City of Tustin General Plan policies with project -level development within the Specific Plan area. The Specific Plan provides long- and short-term goals and objectives, a land use plan, regulatory standards, Design Criteria, and administration and implementation programs. The Specific Plan's proposes 325,000 additional square feet of non- residential development and 500 additional residential dwelling units. The Specific Plan seeks to facilitate compatible land uses in an integrated mixed-use environment with appropriate connections to existing parks, sensitivity to nearby single-family homes, and through the use of thematic elements to create a cohesive environment in the Specific Plan area. The Specific Plan would facilitate high-quality land uses by providing development incentives for the revitalization of vacant or underperforming properties. Red Hill Avenue Specific Plan 1-1 Draft Program Environmental Impact Report Section 1.0 Executive Summary The Specific Plan would encourage improving the public realm in the Specific Plan area with an enhanced streetscape that would balance vehicular needs with landscaped parkways, street trees, landscaped medians, and cohesive street furniture; pedestrian -scaled streets where pedestrians feel secure; the extension of bicycle paths from the existing community; cohesive entry and wayfinding signage throughout the Specific Plan area; safe, improved pedestrian crossings; and opportunities for public art. Project implementation requires multiple approvals, permits, and/or actions as listed below. The Tustin City Council will be responsible for certification of the Final EIR as set forth in the CEQA Guidelines § 15090 based on the standards for adequacy for an EIR (CEQA Guidelines § 15151). Certification of the Final EIR would precede consideration of discretionary actions by the City: ■ Red Hill Avenue Specific Plan: Adoption of the Specific Plan by Ordinance. ■ General Plan Amendment: An amendment to the General Plan to provide consistency between the Specific Plan and the General Plan. The amendments to the General Plan would include an update to the Land Use Map to show the boundaries of the Specific Plan and an update to the General Plan Land Use Element, and other related conforming amendments to the General Plan, as required. ■ Zoning Map Amendment: A zoning map amendment to change the Specific Plan area to a designation of "Red Hill Avenue Specific Plan" (SP -13). Subsequent activities would be examined in light of the Final Program EIR to determine whether additional CEQA documentation would be required pursuant to the requirements of Section 21166 of CEQA (Public Resources Code [PRC) § 21166) and Sections 15162 and 15168 of the CEQA Guidelines (14 CCR) for subsequent approvals including, but not limited to the following: Design Review; Variances/Modifications; Sign Programs; Residential Allocation Reservations (RARs); Conditional Use Permits; and Tentative Parcel or Tract Maps. The Final Program EIR would also provide environmental information to responsible agencies, trustee agencies, and other public agencies which may be required to grant approvals and permits or coordinate with the City of Tustin as a part of Specific Plan implementation. 1.4 Specific Plan Alternatives Section 15126.6(a) of the State CEQA Guidelines requires that "an EIR describe a range of reasonable alternatives to the Project, or to the location of the Project, which would feasibly attain most of the basic objectives of the Project but would avoid or substantially lessen any of the significant effects of the Project, and evaluate the comparative merits of the alternatives." Section 6.0, Alternatives, evaluates two alternatives to the proposed Specific Plan Project and evaluates the comparative merits of each alternative. Potential environmental impacts associated with each alternative evaluated in Section 6.0 are compared to the impacts of the Specific Plan. The alternatives are Alternative A: General Plan/No Specific Plan and Alternative B: Reduced Development. The alternatives were developed to avoid or minimize impacts associated with the implementation of the proposed Specific Plan Project. Red Hill Avenue Specific Plan 1-2 Draft Program Environmental Impact Report I-USTIN Section 1.0 M=Executive Summary Y RC["f t1IILAV1 UtM111"t PIAN -- Alternative A: General Plan/No Specific Plan. As required by CEQA Guidelines Section 15126.6(e), the No Project Alternative describes buildout of the proposed Specific Plan area consistent with the General Plan land use designations for the properties. A Specific Plan would not be implemented. The area currently has approximately 296,446 square feet of non-residential uses and 21 dwelling units. The General Plan estimated maximum buildout for the Specific Plan area is 913,724 square feet of non- residential development with no additional residential units. When compared to the Specific Plan, the General Plan represents an increase of 292,278 square feet of non-residential uses but would not provide for any residential development. Alternative B: Reduced Development. Alternative B would reduce the amount of new development; it assumes up to 284 additional dwelling units and up to 241,237 square feet of additional non-residential development. This development assumption is based on a lower floor area ratio (FAR) and reduction in the number of dwelling units. When compared to the Specific Plan, Alternative B reduces the number of additional dwelling units by 216 units (a reduction of approximately 43 percent) and reduces the amount of non-residential uses by 83,763 square feet (a reduction of approximately 26 percent). This development would occur within the same Specific Plan area footprint. 1.5 Summary of Effects with No Impact Throughout preparation of the EIR, CEQA Guidelines Appendix G was used to determine the impact categories that would require evaluation to determine the potentially significant environmental effects of 1 the Project. The following includes a discussion of the impact categories where the Project would have j no impact" and a summary discussion of why this determination was reached. There is no further evaluation of these Environmental Checklist questions in the Program EIR. Aesthetics and Visual Resources The State CEQA Guidelines ask for an evaluation of the following: "Would the project substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings, within a State scenic highway?" There are no rock outcroppings or any other scenic resources within the Specific Plan area. There are ornamental trees located in landscaped areas, but the trees are not considered scenic resources. Additionally, there are no State scenic highways adjacent to or in the vicinity of the Specific Plan area. The Specific Plan area is not within a State scenic highway, nor is the Specific Plan area visible from any officially designated or eligible scenic highway. For these reasons, no impacts would occur and this checklist question is not addressed in the Program EIR. Red Hill Avenue Specific Plan 1-3 Draft Program Environmental Impact Report Section 1.0 Executive Summary Agriculture and Forest Resources The State CEQA Guidelines ask for an evaluation of the following: - "Would the project 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?" - "Would the project conflict with existing zoning for agricultural use, or a Williamson Act contract?" - "Would the project conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(8)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))?" - "Would the project result in the loss of forest land or conversion of forest land to non -forest use?" - "Would the project involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non -forest use?" The Specific Plan area does not contain Prime Farmland, Unique Farmland, or Farmland of Statewide 1 Importance. No portion of the Specific Plan area is covered by a Williamson Act Contract. Additionally, the area does not include forest resources, including timberlands, and is not zoned for agriculture. For these reasons, no impacts would occur and these checklist questions are not addressed in the EIR. Biological Resources The State CEQA Guidelines ask for an evaluation of the following: - "Would the project 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 Wildlife (CDWG) or U.S. Fish and Wildlife Service (USFWS)?"1 - "Would the project have a substantial adverse effect on any riparian habitat or other special -status natural community identified in local or regional plans, policies, regulations, or by the CDFG or USFWS?" - "Would the project 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?" CDFG: California Fish and Game; USFWS: U.S. Fish and Wildlife Service Red Hill Avenue Specific Plan 1-4 Draft Program Environmental Impact Report I USTINSection 1.0 €s _ Executive Summary ert milAwNt r - "Would the project interfere substantially with the movement of any native or migratory fish or wildlife species; inhibit established native resident or migratory fish or wildlife corridors; or impede the use of native wildlife nursery sites?" "Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?" The Specific Plan area is a developed area within the City. The area does not include sensitive habitat or protected wildlife species. It does not contain riparian habitat or any water resources (e.g., streams, creeks, channels, vernal pools). Therefore, no impacts to riparian habitat would result from Project implementation. Additionally, the Specific Plan area does not contain waters, including wetland waters, that are subject to Federal jurisdiction under Section 404 of the Clean Water Act. The Project would be implemented consistent with the Specific Plan and the City's Master Tree Plan (Tustin City Code Section 7309). All applicable policies would be enforced as a part of future development within the Specific Plan area. For these reasons, no impacts would occur and these checklist questions are not addressed in the Program EIR. Geology and Soils The State CEQA Guidelines ask for an evaluation of the following: "Would the project have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater?" Development within the Specific Plan area would not require the use of septic tanks or assume the use of alternative wastewater disposal systems. For this reason, no impact would occur and this checklist question is not addressed in the Program EIR. Hazards and Hazardous Material The State CEQA Guidelines ask for an evaluation of the following: - "Would the project 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?" - "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?" - "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?" Implementation of the Specific Plan would not expose people or structures to a risk of loss, injury or death involving wildland fires. The Specific Plan area is in a developed urban area and it is not adjacent to any wildland areas. There are no private airstrips located immediately adjacent to or near the Specific Plan area. While the City's southern boundary is approximately two miles north of Orange County's John Wayne Airport, the Specific Plan area is approximately four miles northeast of Orange County's John Wayne Airport. Because Red Hill Avenue Specific Plan 1-5 Draft Program Environmental Impact Report Section 1.0 Executive Summary the Specific Plan area is not located within two miles of a private or public airport and is not located within the John Wayne Airport, Airport Environs Land Use Plan (AELUP), no impacts would occur. For these reasons, these checklist questions are not addressed in the Program EIR. Hydrology and Water Quality The State CEQA Guidelines ask for an evaluation of the following: - "Would the project 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?" - "Would the project place within a 100-yearflood hazard area structures which would impede or redirect flood flows?" - "Would the project expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam?" The Federal Emergency Management District (FEMA) Flood Insurance Rate Maps (FIRM) applicable to the Specific Plan area (FIRM Numbers 06059CO277J and 06059CO281J) show that the Specific Plan is located within Flood Zone X. FEMA defines Zone X as areas of minimal flood hazard and is outside of the 100 -year and 500 -year flood zones. Therefore, no impact would occur. For these reasons, no impact would occur and these checklist questions are not addressed in the Program EIR. - "Would the project be subject to inundation by seiche, tsunami, or mudflow?" The Specific Plan area is located approximately ten miles from the Pacific Ocean and is approximately 100 feet above mean sea level (Google Earth, 2017). The California Geological Survey notes that the Specific Plan area is not within an area at risk of tsunami inundation (CGS, 2017). It is also unlikely that the Specific Plan area could be affected by a seiche, which occurs in large bodies of water such as a lake because there are no large water bodies proximate to the Specific Plan area. Peters Canyon Reservoir is the nearest body of water and is approximately 5.5 miles northeast of the Specific Plan area. Lastly, the Specific Plan area is flat and in a developed area; no inundation by mudflow would be expected. For these reasons, no impact would occur and this checklist question is not addressed in the Program EIR. Land Use and Planning The State CEQA Guidelines ask for an evaluation of the following: "Would the project physically divide an established community?" The Specific Plan area is developed and contains commercial, retail shopping centers, professional office, residential, and motel uses, and an institutional use. There are also vacant parcels within the Specific Plan area. Land uses adjacent to but outside of the Specific Plan area are characterized by a mix of attached single-family and multi -family units, parks, and public schools. The Specific Plan's goal is to promote revitalization of the area by adding a mix of land uses. The Project would not introduce new roadways or infrastructure that would bisect or transect the existing uses. The allowable massing and heights of the future developments would not create significant visual barriers or separations. Therefore, the proposed Specific Plan would not divide an established area but rather would better connect the community by Red Hill Avenue Specific Plan 1-6 Draft Program Environmental Impact Report Section 1.0 Executive Summary establishing a pedestrian -friendly urban environment. For these reasons, this checklist question is not addressed in the Program EIR. The State CEQA Guidelines ask for an evaluation of the following: "Would the project conflict with any applicable habitat conservation plan or natural community conservation plan?" The City is enrolled as a participating jurisdiction in the County of Orange Central -Coastal Natural Community Conservation Planning (NCCP)/Habitat Conservation Plan (HCP) Program. The 208,000 -acre area includes the central portion of Orange County, from the coastline inland to Riverside County. However, the City is not located within the 37,378 -acre NCCP/HCP Habitat Reserve System, and there are no survey requirements for the area pursuant to the NCCP (County of Orange, 1996). The Specific Plan would not impede or hinder the goals for the plan or the establishment of a habitat preserve. For these reasons, no impact would occur and the topic of habitat conservation plans is not addressed in the Program EIR. Mineral Resources The State CEQA Guidelines ask for an evaluation of the following: "Would the project 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 or result in the loss of availability of a locally -important mineral resources recovery site delineated on a local general plan, specific plan, or other land use plan?" The California Geological Survey (California Geological Survey, 2012) does not identify any known or available mineral resources on or adjacent to the Specific Plan area. For this reason, no impact would occur and this topic is not addressed in the Program EIR. Noise The State CEQA Guidelines ask for an evaluation of the following: "Would the project be located within an airport land use compatibility plan or where such a plan has not been adopted, within two miles of a public airport or public use airport, exposing people residing or working in the project area to excessive noise levels?" There are no private airstrips located immediately adjacent to or near the Specific Plan area. While the City's southern boundary is approximately two miles north of Orange County's John Wayne Airport, the Specific Plan area is approximately four miles northeast of Orange County's John Wayne Airport. Because the Specific Plan area is not located within two miles of a private or public airport and is not located within the John Wayne Airport (AELUP, no impacts would occur. For these reasons, these checklist questions are not addressed in the Program EIR. Population, Housing, and Employment The State CEQA Guidelines asks for an evaluation of the following two issues: - "Would the project displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere?" Red Hill Avenue Specific Plan 1-7 Draft Program Environmental Impact Report Section 1.0 Executive Summary - "Would the project displace substantial numbers of people, necessitating the construction of replacement housing elsewhere?" The implementation of the Specific Plan would allow for 500 additional dwelling units in a mixed-use environment to the predominately commercial Specific Plan area. There are currently non -conforming uses along Nisson Road with multi -family residential uses located on parcels zoned for commercial uses, and two single-family homes north of Mitchell Avenue on parcels zoned for professional office uses (2 single-family and 19 multi -family units). Existing non -conforming residential can remain unless changes to the structure are proposed. The Specific Plan and Tustin City Code requires that non -conforming uses and structures not be enlarged, expanded or extended, except as expressly stated in Section 4 of the Specific Plan, nor will the existence of a non -conforming use or structure be a determining factor for adding other uses or structures prohibited in the Specific Plan or Tustin City Code. Therefore, implementation of the Specific Plan would not displace substantial numbers of existing housing or people. For these reasons, no impact would occur and this checklist question is not addressed in the Program EIR. 1.6 Summary of Significant Unavoidable Impacts Section 15126.2(b) of the CEQA Guidelines requires that the EIR describe any significant impacts, including those that can be mitigated but not reduced to less than significant levels. Potential environmental effects resulting from implementation of the Specific Plan and proposed mitigation measures are discussed in detail in Sections 4.1 through 4.14 of this Program EIR. The following environmental impacts were determined to be significant and unavoidable impacts. Air Quality Threshold 4.2-1: Implementation of the Specific Plan would incrementally exceed the population growth forecasted in the Southern California Association of Governments (SCAG's) latest Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS), on which the 2016 Air Quality Management Plan (AQMP) is based. Although the Specific Plan would be consistent with the goals of the RTP/SCS to reduce vehicle miles traveled and associated air pollutant emissions, the buildout of the Specific Plan would exceed population forecasts, on which the AQMP is based. Further, buildout of the Specific Plan would exceed the South Coast Air Quality Management District's (SCAQMD's) operational thresholds (refer to discussion underThreshold 4.2-2). Impacts would be significant and unavoidable. Threshold 4.2-2: Future developments in the Specific Plan area would be anticipated to result in construction emissions and long-term operation -generated emissions. Construction -related air quality impacts would be considered significant and unavoidable due to the potential magnitude of construction that could occur from implementation of the Specific Plan. Implementation of standard conditions and mitigation measures and compliance with energy performance and water efficiency code requirements established under State Title 24 Energy Regulations would reduce criteria air pollutant emissions. However, construction and operational air quality impacts would remain significant and unavoidable. Therefore, the Project's contribution would be cumulatively considerable. Red Hill Avenue Specific Plan 1-8 Draft Program Environmental Impact Report I'LlSTIN A"I Section 1.0 Executive Summary "011ILLAWNIff MOM Greenhouse Gas (GHG) Emissions Threshold 4.5-1: Annual emissions from implementation of the Specific Plan would total approximately 8.8 MT of CO2e per service population. Under a worst-case scenario, these emissions would substantially exceed the 4.1 MT CO2e per year threshold. The Specific Plan would be consistent with the policies and initiatives of State GHG reduction programs as well as the regional RTP/SCS. Development within the Specific Plan area would be constructed in accordance with the California Green Building Standards, which require energy efficiency, water efficiency, and material conservation and resource efficiency. With compliance with State and regional GHG reduction policies and demonstration of fair share reduction of GHG emissions over time, implementation of the Specific Plan would not conflict with the State's 2030 GHG reduction goals and would be in compliance with the goals set forth in AB 32. Despite consistency with the policies and initiatives of State GHG reduction programs as well as the regional RTP/SCS, implementation of the Specific Plan would result in a substantial increase of GHG emissions that would exceed the SCAQMD's significance criteria; therefore, impacts would be significant and unavoidable. The Specific's Plan cumulative contribution of GHG emissions would exceed SCAQMD's 4.1 MT CO2e per year threshold, and the Specific Plan's cumulative GHG impacts would also be cumulatively considerable and potential impacts are considered significant and unavoidable. Traffic and Transportation Threshold 4.13-1: Under the Long -Range Future Conditions scenario, the Red Hill Avenue at the 1-5 southbound ramps would operate at a deficient level of services in the evening peak hour. Implementation of MM 4.13-1 would mitigate the Project's impact to a level considered less than significant. However, the City cannot impose mitigation on or mandate the implementation of mitigation in another jurisdiction, in this case, Caltrans. Therefore, if the City is unable to reach an agreement with Caltrans that would ensure that Project impacts occurring to a Caltrans facility would be mitigated concurrent with or preceding the impact, for purposes of this Program EIR, the impacts to be mitigated by the improvements would remain significant and unavoidable. 1.7 Summary of Environmental Impacts and Mitigation Table 1-1 provides a summary of the potential environmental effects of the Project, the Mitigation Program recommended to ensure that Project impacts are mitigated to the extent feasible, and the expected status of effects following the implementation of the Mitigation Program. The Mitigation Program is comprised of Standard Conditions and Requirements (SCs) and Mitigation Measures (MMs). The Mitigation Program will serve to prevent, reduce, and/or fully mitigate potential environmental impacts. The more detailed evaluation of these issues, as well as the full text of the Mitigation Program, is presented in EIR Sections 4.1 through 4.14. Red Hill Avenue Specific Plan 1-9 Draft Program Environmental Impact Report Section 1.0 Executive Summary Where a measure applies to more than one topic, it is presented (either summarized or full text) in the primary section to which it applies, and is then cross-referenced. The mitigation measures identify who is responsible, when the action would be implemented, and who would be the approving authority. The Mitigation Monitoring and Reporting Program would be developed using the full text of the Mitigation Program. 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N .E J L �-- u° .E Z Z N � ap C F' a O m 0 _ N c -C E a �' + c m t>0 N N +L O p m E L �" N 4- ++ ++ +' a1 bA L1 N U- y N m 3 bD-0 Z, C Q. m m m a u 0 a .N 7 vi N E M ' .1 m 'aui " c Ec aEi r o, ri m Q. a O M O O a N a m • 0 Ci 4� O p U y tmC E h S C O. 0 0 3 a^ m +J °Q. m o c 0> m C-0 mv*'i +r C u t "O L Z O L a> w a) .L E °p C F- F- u o E a N O u_ L m c c O ° 0 cu bD c v m C o a -oN c M u z u _ C -o y a) u m m n � E -O �- p u E +- -a0 +0= ' M O N O Q bD N > N a C >' m m c n v 4- 4- W 3 C o .0 M a -p m O -O a t °.3 E w ya v w E c L bap E j •� baq m tIA O m O m am m P u E c v) E a E° a N m v u U C m 4 a L a a ti > U u v> a C O +1 1 C H 0; a O m L a CL v m m o r v-0 m m p `a' a z o .: 'Q o� ea } 4- +� c v 4. m 2 � 3 O u Q) o m m 0 c C O a U vi a N t^ C. s E o .41 E 3 u E c CL E 3 E V o c 0 0i :E � 0. c� is � v L E z ° c a Q m a s c-0 E a v m �« 4. m t. ° N H CL bp M o c tw °—>' ° o c °c c +, (m +•, +_ a a � — N a u N ° O O m "- U C u � m U N a L a) E c aaii �;� c a -0 m M 36 c m N m O Q C u E p O C a s rCL m, m N E>c� �vs3°0 amp U.: uU c42 ^ t om 3 v r d b c m u 2 E a L ao m O �O ai w Ln � u 7 a ui p v > m~ 'E E N E> "O T d C m u M M C O O C U a E Q m O m C a! c m w U 0 (> � �= by > ° c o U d C ° as o a O o D z > a m 3 _ a o s + m c°c u w E a o r m V) 4- -W u m 3 H m� v 0 N � ap C F' a O m 0 _ N c -C E a �' + c m t>0 N N +L O p m E L �" N 4- ++ ++ +' a1 bA L1 N U- y N m 3 bD-0 Z, C Q. m m m a u 0 a .N 7 vi N E M ' .1 m 'aui " c Ec aEi r o, ri m Q. a O M O O a N a m • 0 Ci 4� O p U y tmC E h S C O. 0 0 3 a^ m +J °Q. m o c 0> m C-0 mv*'i +r C u t "O L Z O L a> w a) .L E °p C F- F- u o E a N O u_ L m c c O ° 0 cu bD c v m C o a -oN c M u z u _ C -o y a) u m m n � E -O �- p u E +- -a0 +0= ' M O N O Q bD N > N a C >' m m c n v 4- 4- W 3 C o .0 M a -p m O -O a t °.3 E w ya v w E c L bap E j •� baq m tIA O m O m am m P u E c v) E a E° a N m v u U C m 4 .71 E E 3 Ln v u G) W t O a v CL C @ m c a al u E oc v C c a) W ' E c m v � Q b _ L a0' O o ar_ c M c c m m L u mm L U L m U - @ L u � ba bfl vtxo N J V) f0 � M= W ...IAL `CO.S Ny O O aj v W,Jm : ° 5 •- c ° R zT a (U cr v CC- a, v w_ �'< N H to •N �-C +' M '✓B O O i7 O ++ 4 + 0 '++ aD t bm,0 bm0 0m0 E u ,. z° z° z° z° VY C b0 4-1w C C= O � U C C Y O Y p t �+ O C 0 Ey , Q O C m m C C N y _m Y C ba s ° E m �o O o 3 `^ U E Q _ ° u N 4_ a) ro C O to 3 t 4 w T )" N +' N 41 m m 4,1 U -c O J 00 u la y u o u s o E a) o c °c � m U v 4) Q E Y to o° CL c a) ; aci by ?� ul U -0m ° cu u m O. 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E •a 3 C - V) .J i c N A/ 4' u m u o+� v v o 00 U U u y u p ` N "O .a 'p C Op O L 4J m 4- 4J m u v 3 E O a_ C u m m c GOA 'u v E O N a) o CL a U C 44• GA p to uu 3 m of - (U m L C u c m +1 — c M 41 L 3 o o '> a° '' � °'E o v m v u "4 a ii L o (U 41 _3 v •r � uCL 3 Q i O' C O C 0 C1A i. u u 0 Qj u c S O m U 0 f- w 0 0 C, co a +�+ F' 0 t O CL u w Q- E E C: m a v U E :E- c v Vai c u w 3 E c m O p L , Q = d -0 L K in 51 Re R / \ } k k 5 7 \ k E k ) � ; . m § _ = u / \) \ u § ƒ / & £ \ 2 $ / §� ƒ m u $ ® \ \ 7 \ / c CL E f% 7% 7%\ k C k \ CL / \ / / c \ §) \ \ mc \ \ § \ ■ = c E c c . c 5/" u b uƒ iƒ§ \ t / / CLE f $ a E � \ qLUE \ § ƒ/ }/ t O Q. N K t ro CL E c � a a� u E u o Q '> N c y W E c m v � Q O Section 2.0 Introduction 2 INTRODUCTION The City of Tustin (City) is the lead agency under the CEQA, and has determined that a Program EIR is required to assess the potential environmental impacts associated with the Red Hill Avenue Specific Plan Project (State Clearinghouse No. 2017041031) (Specific Plan or Project). This Program EIR has been prepared in accordance with CEQA (California Public Resources Code [PRC] § 21000 et seq.); CEQA Guidelines (California Code of Regulations [CCR], Title 14, § 15000 et seq.); and the rules, regulations, and procedures for implementation of CEQA, as adopted by the City. An EIR is the most comprehensive form of environmental documentation identified in CEQA and the CEQA Guidelines, and provides the information needed to assess the environmental consequences of a proposed project to the extent feasible. EIRs are intended to provide an objective, factually supported, full -disclosure analysis of the environmental consequences associated with a project that may have the potential to result in significant adverse environmental impacts. Approval of the Specific Plan requires a General Plan Amendment that includes an update to the Land Use Map and an update to the General Plan Land Use Element and other related conforming amendments to General Plan, as required; a Zoning Map Amendment to designate the Specific Plan area "Red Hill Avenue Specific Plan (SP -13)"; and adoption of the Specific Plan. For more detailed information regarding the Project, refer to Section 3.0, Project Description. 2.1 Purpose of this Program Environmental Impact Report In accordance with Section 15121 of the CEQA Guidelines, an EIR is a public informational document used in the planning and decision-making process to inform public agency decision -makers and the public generally of the significant environmental effects of a project, identify possible ways to minimize the significant effects of a project, and describe reasonable alternatives to a project. This program -level EIR analyzes the potential environmental impacts associated with the implementation of the Red Hill Avenue Specific Plan Project (Specific Plan Project or Project). The City of Tustin Planning Commission and City Council will consider the information in the Program EIR, including the public comments and staff responses to those comments, during the public hearing process. As a legislative action, the final decision would be made by the City Council, who may approve, conditionally approve, or deny the Specific Plan Project. Sections 15120 through 15132 of the CEQA Guidelines generally describe the content of an EIR; however, CEQA does not contain specific, detailed, quantified standards for the content of environmental documents. Section 15151 of the CEQA Guidelines states: An EIR should be prepared with a sufficient degree of analysis to provide decision makers with information that enables them to make a decision that intelligently takes account of environmental consequences. An evaluation of the environmental effects of a proposed project need not be exhaustive, but the sufficiency of an EIR is to be reviewed in light of what is reasonably feasible. Disagreement among experts does not make an EIR inadequate, but the EIR should summarize the main points of disagreement among the experts. The courts have not looked for perfection but for adequacy, and a good faith effort at full disclosure. Red Hill Avenue Specific Plan 2-1 Draft Program Environmental Impact Report Section 2.0 Introduction The purpose of an EIR is to identify: ■ The significant potential impacts of a project on the environment and indicate the manner in which those significant impacts can be avoided or mitigated; ■ Any unavoidable adverse impacts that cannot be mitigated; and ■ Reasonable and feasible alternatives to a project that would eliminate any significant adverse environmental impacts or reduce the impacts to a less than significant level. An EIR also discloses potential growth -inducing impacts; impacts found not to be significant; and significant cumulative impacts of a project when taken into consideration with past, present, and reasonably anticipated future projects. CEQA requires an EIR to reflect the independent judgment of the Lead Agency. A Draft EIR is circulated to responsible and trustee agencies with resources affected by a project, and to interested agencies, groups and individuals. Reviewers of a Draft EIR are requested to focus on the sufficiency of the document in identifying and analyzing the possible impacts on the environment and ways in which the significant effects of the Specific Plan Project might be avoided or mitigated. 2.2 Type of Environmental Impact Report This EIR is being prepared as a Program EIR in accordance with Section 15168 of the CEQA Guidelines, which states the following: (a) General. A program EIR is an EIR, which may be prepared on a series of actions that can be characterized as one large project and are related either. (1) Geographically, (2) As logical parts in the chain of contemplated actions, (3) In connection with issuance of rules, regulations, plans, or other general criteria to govern the conduct of a continuing program, or (4) As individual activities carried out under the some authorizing statutory or regulatory authority and having generally similar environmental effects which can be mitigated in similar ways. (b) Advantages. Use of a Program EIR can provide the following advantages. The Program EIR can: (1) Provide an occasion for a more exhaustive consideration of effects and alternatives than would be practical in an EIR on an individual action, (2) Ensure consideration of cumulative impacts that might be slighted in a case-by-case analysis, (3) Avoid duplicative reconsideration of basic policy considerations, Red Hill Avenue Specific Plan 2-2 Draft Program Environmental Impact Report Section 2.0 Introduction (4) Allow the Lead Agency to consider broad policy alternatives and program - wide mitigation measures at an early time when the agency has greater flexibility to deal with basic problems or cumulative Impacts, and (5) Allow reduction in paperwork. (c) Use with Later Activities. Subsequent activities in the program must be examined in the light of the Program EIR to determine whether an additional environmental document must be prepared. (1) If a later activity would have effects that were not examined in the program EIR, a new Initial Study would need to be prepared leading to either an EIR or a Negative Declaration. (2) If the agency finds that pursuant to Section 15162, no new effects could occur or no new mitigation measures would be required, the agency can approve the activity as being within the scope of the project covered by the program EIR, and no new environmental document would be required. (3) An agency shall incorporate feasible mitigation measures and alternatives developed in the program EIR into subsequent actions in the program. (4) Where the subsequent activities involve site-specific operations, the agency should use a written checklist or similar device to document the evaluation of the site and the activity to determine whether the environmental effects of the operation were covered in the program EIR. (5) A program EIR will be most helpful in dealing with subsequent activities if it deals with the effects of the program as specifically and comprehensively as possible. With a good and detailed analysis of the program, many subsequent activities could be found to be within the scope of the project described in the program EIR, and no further environmental documents would be required. Therefore, this Program EIR is intended to serve as the primary environmental document for all entitlements associated with the Specific Plan, including all discretionary approvals requested or required to implement the Project. The City of Tustin, as Lead Agency, can approve subsequent actions without additional environmental documentation unless otherwise required by Section 21166 of the CEQA Statutes and Section 15162 of the CEQA Guidelines. Section 21166 of the CEQA Statutes states that: When an environmental impact report has been prepared for a project pursuant to this division, no subsequent or supplemental environmental impact report shall be required by the lead agency or by any responsible agency, unless one or more of the following events occurs. (a) Substantial changes are proposed in the project which will require major revisions of the environmental impact report. Red Hill Avenue Specific Plan 2-3 Draft Program Environmental Impact Report Section 2.0 Introduction (b) Substantial changes occur with respect to the circumstances under which the project is being undertaken which will require major revisions in the environmental impact report. (c) New information, which was not known and could not have been known at the time the environmental impact report was certified as complete, becomes available. 2.3 Review of an Environmental Impact Report The City has the principal responsibility for processing and approving the Specific Plan Project, along with other public agencies with direct interest in the Project (e.g., responsible and trustee agencies), may use this Program EIR in their decision-making or permitting processes and will consider the information in this Program EIR in combination with other information that may be presented during the CEQA process. In addition, this Program EIR provides the analysis in support of the Mitigation Program that will, if the Specific Plan Project is approved, be made conditions of the Project and implemented through the CEQA- mandated Mitigation Monitoring and Reporting Program (MMRP). In accordance with CEQA, public agencies are required to make appropriate findings for each potentially significant environmental impact identified in an EIR if it decides to approve a project. If an EIR identifies significant environmental impacts that cannot be mitigated to a less than significant level through the adoption of mitigation measures or alternatives, the Lead Agency (and responsible agencies using this CEQA document for their respective permits or approvals) must decide whether the benefits of the proposed project outweigh any identified significant environmental effects that cannot be mitigated to below a threshold of significance. If the agency decides that the overriding considerations, including project benefits, outweigh the unavoidable impacts, then the agency (Lead Agency or responsible agency) is required to adopt a Statement of Overriding Considerations, which states the reasons that support its actions. The Lead Agency's actions involved in the implementation of the proposed Specific Plan Project are described in Section 3.0, Project Description. Other agencies that may have discretionary approval over the Project, or components thereof, including responsible and trustee agencies, are also described in the Project Description. 2.4 Scope of the Program Environmental Impact Report CEQA requires lead agencies to solicit and consider input from other interested agencies, citizen groups, and individual members of the public. CEQA also requires a project to be monitored after it has been approved to ensure that mitigation measures are carried out. CEQA requires the Lead Agency to provide the public with a full disclosure of the expected environmental consequences of a proposed project and with an opportunity to provide comments. The following process was used to obtain input regarding the Specific Plan, and in accordance with CEQA, the Program EIR: Red Hill Avenue Specific Plan 2-4 Draft Program Environmental Impact Report TUSTIN Section 2,0 FMRM Introduction Itro 111L "MOr. SrWlm RA, j Throughout the development of the proposed Red Hill Avenue Specific Plan, the City of Tustin engaged with and collected input from community residents and stakeholders through various community outreach activities. On July 21, 2016, the City held the first Community Workshop. Workshop attendees learned about the planning process, Specific Plan goals and objectives, and the overall Project. Workshop attendees also participated in an interactive exercise to identify treasures, challenges, and visions for the Specific Plan area. Participants had the opportunity to provide their thoughts, concerns, and visions for the future of their neighborhood. On December 1, 2016, the City held a second Community Workshop. Attendees learned about the planning process, and the Specific Plan goals and objectives, and received a summary of the first Community Workshop and the Specific Plan Project. Community residents and stakeholders had the opportunity to participate in hands-on and interactive exercises to help develop a future vision for the Red Hill Avenue Specific Plan area. Input from workshop participants were gathered and covered the following topics: Specific Plan boundaries; future land uses and activities; transportation and circulation improvements; and streetscape, public amenities, and urban design improvements. On February 20, 2018, the City is schedule to hold a Community/Joint City Council and Planning Commission Workshop to present the Specific Plan including proposed standards and regulations. 2.4.1 NOTICE OF PREPARATION (NOP) Pursuant to Section 15082 of the CEQA Guidelines, the City prepared and circulated a Notice of Preparation (NOP) to affected agencies and interested parties for a 30 -day public review period beginning on April 7, 2017. Table 2-1, Summary of Written Comments on Notice of Preparation, summarizes the comments received from agencies/persons during the NOP process and provides a reference, as applicable, to the section(s) of this Program EIR where the issues are addressed. The NOP and all comment letters are provided in Appendix A of this EIR. Red Hill Avenue Specific Plan 2-5 Draft Program Environmental Impact Report Section 2.0 Introduction Table 2-1: Summary of Written Comments on Notice of Preparation Commenter Summary of Comment and Where.Addressed Federal Agencies No Federal agencies submitted comments in response to the NOP. State Agencies State of California Native American — Follow procedures to comply with Assembly Bili (AB) 52 and Senate Bill Heritage Commission (SB) 18 requirements; contact all tribes traditionally and culturally (letter dated April 13, 2017) affiliated with geographic area See EIR Section 4.3, Cultural Resources and Tribal Cultural Resources California Department of — Analyze impacts to the 1-5 northbound and southbound on and off Transportation (Caltrans) District ramps 12 — Obtain encroachment permits as required for work within the State (letter dated May 8, 2017) right-of-way — Provide a vicinity map of proposed land use changes with square footages of land uses — Recommends bikeways throughout area that connects to existing facilities, and recommends including supporting facilities such as bike storage, signals, crossings, and delineation — Consider improvements to existing or planned transit stops and create access to multi -modal transportation options in the vicinity See EIR Section 3.0, Project Description, and Section 4.13, Traffic and Transportation Local Agencies, Special Districts Southern California Association of — Address Project consistency with SCAG Regional Transportation Plan Governments (SCAG) (RTP) and the Sustainable Communities Strategy (SCS) goals. (letter dated May 8, 2017) — Send environmental documentation to SCAG's office to determine consistency with regional plans, including the RTP and the SCS See EIR Section 4.8, Land Use and Planning City of Irvine — Include the following intersections in traffic analysis: Redhill Ave. from (letter dated April 26, 2017) Irvine Blvd. to MacArthur Blvd.; Irvine Blvd. at Newport Ave., Browning Ave., and Tustin Ranch Rd.; Bryan Ave at Newport Ave., Browning Ave., and Tustin Ranch Rd. — Identify increase in trips from existing to proposed land uses — Coordinate with Senior Transportation Analyst to use most recent ITAM model for baseline and buildout conditions See EIR Section 4.13, Traffic and Transportation Irvine Ranch Water District (IRWD) — The Project area is adjacent to IRWD's boundary area. As such, future (letter dated May 8, 2017) developers must coordinate with IRWD to develop technical memorandum or Sub -Area Master Plan addendum to identify impacts to potable, recycled, and sewer systems. Please Note: The Specific Plan area is not within the service area for IRWD and is therefore not addressed in this Program EIR. Orange County Public Works —Address the potential for increased runoff and recommend appropriate (letter dated May 5, 2017) mitigation measures —Analyze potential impacts on downstream segments of the Orange County Flood Control District EI Modena -Irvine Channel and the Santa Ana -Santa Fe Channel Red Hill Avenue Specific Plan 2-6 Draft Program Environmental Impact Report Section 2.0 Introduction Table 2-1: Summary of Written Comments on Notice of Preparation Commenter - � Summary of Comment and Where Addressed —Hydrology/Hydraulics analyses should be based on the Orange County Hydrology Manual (OCHM), Addendum No. 1, and the Orange County Flood Control Design Manual. — Ensure City review of hydrology/hydraulics analyses and adequate flood protection measures See EIR Section 4.7, Hydrology and Water Quality Metropolitan Water District of — MWD's East Orange County Feeder 2 pipeline parallels the Specific Plan Southern California (MWD) area, and therefore maintenance of its right of way and unobstructed (letter dated May 8, 2017) access to its facilities is necessary. Future developments are to provide design plans for review and approval. Please Note: The East Orange County Feeder 2 pipeline is outside of the boundaries of the Specific Plan area and would not be affected by the Project and is therefore not addressed in the Program EIR. Orange County Transportation — Employ measures to reduce transit service disruptions and keep OCTA Authority updated with any potential disruptions street closures (letter dated May 8, 2017) —Encourage bikeway connectivity in the Project area along Newport Avenue or Red Hill Avenue, consistent with the OC Foothills Bikeways Strategy See EIR Section 4.13, Traffic and Transportation. Note: Newport Avenue is west of the Specific Plan area. Orange County Health Care —Coordinate with OCHCA-EH regarding advance permitting if removal of Agency, Environmental Health USTs becomes required relative to future developments Division (OCHCA-EH) —Any LUST associated with future development proposals or IC cases must (letter dated May 4, 2017) be reevaluated by an environmental professional See EIR Section 4.6, Hazards and Hazardous Materials Orange County Sanitation District —No impacts would occur to treatment plan; there is adequate capacity in (OCSD) the Regional Collection System (letter dated May 3, 2017) —Prior to approval of future development projects, OCSD would re- evaluate the hydraulic capacity. See EIR Section 4.14, Utilities and Service Systems South Coast Air Quality —Identify air quality impacts associated with reasonably foreseeable Management District (SCAQMD) development (construction and operations) (letter dated April 28, 2017) —Prepare a mobile source health risk assessment if the project generates/ attracts traffic, particularly heavy-duty diesel -fueled vehicles. Address toxic air contaminants from equipment use —Identify feasible mitigation — Identify project alternatives —Transmit Program EIR to SCAQMD including modeling data See EIR Section 4.2, Air Quality Interested Parties Irvine Asset Group, LLC —Ensure that analysis includes the proposed Irvine Assets Group's project (letter dated May 2, 2017) at Red Hill and San Juan in the Redhill Avenue Specific Plan area. Please Note: The Program EIR does not evaluate proposed project -level development projects. Should the City certify the Program EIR and approve the Specific Plan Project, site-specific development proposals would be evaluated for consistency with the Specific Plan and Specific Plan Program EIR. Red Hill Avenue Specific Plan 2-7 Draft Program Environmental Impact Report Section 2.0 Introduction 2.4.2 SCOPING MEETING Pursuant to Section 21083.9 of the CEQA Statute, the Lead Agency is required to conduct at least one scoping meeting for all projects of statewide, regional, or area -wide significance. A scoping meeting is for jurisdictional agencies and interested persons or groups to provide comments regarding but not limited to the range of actions, alternatives, and environmental effects to be analyzed. The City of Tustin hosted a scoping meeting at 3:00 PM on April 20, 2017, at the Clifton C. Miller Community Center, 300 Centennial Way, Tustin, California 92780. 2.4.3 ISSUES TO BE RESOLVED Section 15123(b)(3) of the CEQA Guidelines requires that an EIR identify issues to be resolved, which includes the choices among alternatives and whether or how to mitigate significant impacts. The major issues to be resolved regarding the Specific Plan Project include decisions by the Lead Agency as to whether: ■ The Program EIR adequately describes the environmental impacts of the Specific Plan Project, ■ The recommended Mitigation Program should be adopted or modified, or ■ Additional mitigation measures need to be applied. 2.4.4 FORMAT AND CONTENT This Program EIR addresses the potential environmental effects of the Project and was prepared following input from the public and the responsible and affected agencies, through the EIR scoping process, as discussed previously. The contents of this Draft EIR were established based on the findings in the NOP and public and agency input. Based on the findings of the NOP, a determination was made that an EIR was required to address potentially significant environmental effects on the following resources: ■ Aesthetics and Visual Resources ■ Air Quality ■ Cultural Resources and Tribal Cultural Resources ■ Geology and Soils ■ Greenhouse Gas Emissions ■ Hazards and Hazardous Materials ■ Hydrology and Water Quality ■ Land Use and Planning ■ Noise ■ Population and Housing ■ Public Services ■ Recreation ■ Traffic and Transportation ■ Utilities and Service Systems Through the completion of CEQA Guidelines Appendix G, the City has determined that the Project would not require the assessment of certain CEQA Checklist topics (Agricultural and Forestry Resources; Biological Resources, and Mineral Resources). Within the topical areas addressed in the EIR, there are several questions on the CEQA Checklist that are not applicable, and therefore were not addressed. These have been identified in Section 1.5, Summary of Effects With No Impact. Red Hill Avenue Specific Plan 2-8 Draft Program Environmental Impact Report Section 2.0 Introduction 2.5 Availability of the Draft EIR The Draft Program EIR has been distributed to responsible and other affected agencies, surrounding jurisdictions, interested parties, and other parties who requested a copy in accordance with Section 21092 of the CEQA Statutes. The Notice of Completion for the Draft Program EIR has also been distributed as required by CEQA. Reviewers of the Draft Program EIR are given a 45 -day review period to prepare written comments on the draft document. During the public review period, this Draft Program EIR (including the technical appendices) is available for review during regular business hours, Monday through Friday, at the City of Tustin Community Development Department located at 300 Centennial Way, Tustin, California. The Draft Program EIR and technical appendices can also be accessed at the City's website at http://www.tustinca.org/, Written comments regarding the Draft Program EIR should be addressed to Erica Demkowicz, AICP, Senior Planner, at the address or email address provided below. Erica Demkowicz, AICP, Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, CA 92780 EDemkowicz@tustinca.org Upon completion of the public review period, the City will prepare written responses to all significant environmental issues that were raised in written and oral comments on the Draft Program EIR and will provide these responses to commenting agencies and other parties. These environmental comments and their responseswill be included in the Final EIR as part of the environmental record for the decision makers to consider prior to consideration of certification of the Program OR and final action on the Project. Red Hill Avenue Specific Plan 2-9 Draft Program Environmental Impact Report Section 2.0 Introduction This page intentionally left blank. Red Hill Avenue Specific Plan 2-10 Draft Program Environmental Impact Report Section 3.0 Project Description 3 PROJECT DESCRIPTION 3.1 Purpose The purpose of the Program EIR Project Description is to describe the Red Hill Avenue Specific Plan Project (Specific Plan or Project) to allow for meaningful review by reviewing agencies, decision makers, and interested parties. CEQA Guidelines Section 15124 (14 California Code of Regulations § 15124) requires that the project description for an EIR contain (1) the precise location and boundaries of a project site; (2) a statement of objectives sought by a project including the underlying purpose of the project; (3) a general description of a project's characteristics; and (4) a statement briefly describing the intended uses of the EIR, including a list of the agencies that are expected to use the EIR in their decision making, a list of the permits and other approvals required to implement the project, and a list of related environmental review and consultation requirements required by Federal, State, or local laws, regulations, or policies. An adequate project description need not be exhaustive, but should supply the detail necessary for project evaluation. 3.2 Specific Plan Project Overview The Red Hill Avenue Specific Plan provides planning policies and regulations that connect General Plan policies with future project -level development within the Specific Plan area. The purpose of the Specific Plan is to guide future change, promote high-quality development, and implement the community's vision for the Specific Plan area. The Specific Plan provides goals and objectives, a land use plan, regulatory standards, Design Criteria, and administration and implementation programs to encourage high-quality development. As proposed, the Specific Plan would allow for an additional 325,000 square feet of non-residential development and 500 additional dwelling units. The total development in the Specific Plan area anticipated with the buildout potential of the Specific Plan i is 521 dwelling units and 621,446 square feet of non-residential development, inclusive of existing and proposed uses. 3.3 Specific Plan Project Location The City of Tustin is in central Orange County. As depicted in Exhibit 3-1, Regional Vicinity Map, Tustin is bordered by the City of Orange and unincorporated County of Orange areas to the north; the City of Irvine to the south and east; unincorporated County areas to the east; and the City of Santa Ana to the west. The City is transected by two major regional freeways: Interstate 5 (1-5) and State Route 55 (SR -55). Its southern boundary is less than two miles north of Orange County's John Wayne Airport. The proposed Specific Plan area is in central Tustin, east of Old Town Tustin. As depicted on Exhibit 3-2, Specific Plan Area, the approximately 43.11 -acre Specific Plan area extends along Red Hill Avenue to Bryan Avenue to the northeast, and Walnut Avenue to the southwest. 1-5 bisects the Specific Plan area creating the northern and southern portions of the Specific Plan area. Red Hill Avenue Specific Plan 3-1 Draft Program Environmental Impact Report Section 3.0 Description 3.4 On-site and Surrounding Land Uses Existing uses include commercial, neighborhood retail shopping center, professional office, residential, motels, and an institutional use, as well as vacant parcels. Exhibit 3-3, Existing Land Uses, depicts the locations and Table 3-1, Existing Land Uses, summarizes the characteristics of the land uses. The Specific Plan area contains approximately 296,446 square feet of non-residential uses and 21 dwelling units. Table 3-1. Existing Land Uses :Acres Non Residential (sf) Dwelling Units Commercial 2.46 37,159 0 Commercial — Auto 4.0 21,418 0 Commercial — Food 3.16 13,601 0 Shopping Center 16.89 152,118 0 Office 1.22 12,633 0 Motel 2.58 46,322 0 Institutional—Church and associated uses 0.82 11,946 0 Multi -Family Residential 0.68 0 19 Single -Family Residential 0.33 0 2 Vacant 3.65 1,249 0 Total Land Development Area 35.79 ac 296,446 sf 21 du Total Roadway Rights -of -Way 7.32 0 0 Total with Right -of -Way 43.11 ac 296,446 sf 21 du sf = square feet; du = dwelling unit; ac (acre) North of 1-5, land uses bordering the Specific Plan area include single-family and multi -family residences; Pine Tree Park at the intersection of Bryan Avenue at Red Hill Avenue; and Tustin High School to the west of Red Hill Avenue. Land uses bordering the Specific. Plan area south of 1-5 include single-family and multi -family residences; Frontier Park and Benjamin F. Beswick Elementary School to the west of the Specific Plan area; and a single-family residence with associated agricultural uses on the northeast corner of Red Hill Avenue at Walnut Avenue. Additional public schools proximate to the Specific Plan area are identified in Section 4.11, Public Services, of this Program EIR. Within the Specific Plan area, Red Hill Avenue is a six -lane divided roadway with three travel lanes in each direction and a center two-way left -turn lane. A raised, landscaped median is present in the segment south of Bryan Avenue and north of Lance Drive. The existing street parkways include sidewalks, with some portions containing trees and other landscaping. Red Hill Avenue Specific Plan 3-2 Draft Program Environmental Impact Report GA 44 -14F PI ._ z - I f e _ � � I n 1 •- _ 14 16 - �s-Items t 4C � �' :=� •{a S .. z .. �.P E 1 -,� � I� 1 1 k �f y: ♦♦f �� -1 `� F r _ - ss °� fl 1 @�;� f 1 1Pj. .m,• 7 va - ,., •_ .. i ' ..mom „% ? � _ � s � � �� i �� 4 t ` : �ss� �6� , f- $ f _ e _"! . f y s i ♦ A _ L7� I ;nt TUSTIN .F �I £.SANA ;ANA-=,Tw s ,:•� 7� �� {� �� --'''� _`� gym,, -- `+. e'`'� _ 1 �.. �,. t lula ," at 14 4f w k = J s. ♦ r I l ' I ".'071 Section 3,0 Project Description This page intentionally left blank. Red Hill Avenue Specific Plan 3-4 Draft Program Environmental Impact Report Project Boundary Benjamin F. Beswich Elementary School Pine Tree Park Veeh ry Sch6ol 0 240 480 mmmmr:= Feet NORTH Section 3.0 Description This page intentionally left blank. Red Hili Avenue Specific Plan 3-6 Draft Program Environmental Impact Report Tustin High School r C�o �S Pine Tree . Park rie Veeh ary Schc fit,\ v � � +'lull � _ ` � � ► ,� I FA 24 Project Boundary - Commercial Commercial - Auto Commercial - Food Shopping Center - = Multi -Family Residential Single -Family Residential Institutional Office - Motel Vacant Tustin High School r C�o �S Pine Tree . Park rie Veeh ary Schc fit,\ v � � +'lull � _ ` � � ► ,� I FA 24 Section 3.0 Description This page intentionally left blank. Red Hill Avenue Specific Plan 3-8 Draft Program Environmental Impact Report Section 3.0 Project Description 3.5 Existing City of Tustin Land Use Designations 3.5.1 GENERAL PLAN DESIGNATIONS As depicted on Exhibit 3-4, Existing General Plan Land Use Designations, the land use designations for the Specific Plan area include a mix of commercial and professional office land use designations. As shown in Table 3-2, General Plan Land Use Designations, the Community Commercial (CC) land use designation applies to more than 90 percent of the Specific Plan area. Section 4.8, Land Use and Planning, of this Program EIR, addresses the General Plan goals and policies relevant to the Project. The Community Commercial (CC) designation has a maximum Floor Area Ratio (FAR) of 0.5. The designation is characterized by a variety of retail, professional office, and service-oriented business activities, many of which are highway -oriented and serve a community -wide area and population. Site development standards for the CC designation encourage large projects and provide for adequate setbacks, parking, landscaping, buffering from residential land use areas a.nd other features which will create well designed, efficient, and attractive projects. Table 3-2. Existing General Plan Land Use Designations Community Commercial (CC) 32.1 90% Planned Community Commercial/Business (PCCB) 2.9 8% Professional Office (PO) 0.8 2% Total 35.8 100% Note: Roadways do not have General Plan or Zoning designations and are therefore not included in the acreage assumptions provided in Table 3-1. The Professional Office (PO) designation has a maximum FAR of 0.8. The PO designation provides areas of development of primarily professional offices and other supporting uses. Also included are small convenience or service commercial activities intended to meet the needs of the on-site employee population. The Planned Community Commercial/Business (PCCB) designation has a maximum FAR of 1.5. The PCCB designation allows a mix of commercial and office uses such as hotel/motels, commercial centers, research and development, and professional offices. The designation provides opportunities for a mix of all those activities permitted within the Community Commercial, Professional Office, and Industrial land use designations. To ensure compatibility of land uses permitted within the classification, with the character of surrounding development and within a development area itself; the location, land use type, density, and building intensity standards are specifically governed by Planned Community District provisions or the adoption of a Specific Plan as authorized by the California Government Code. The designation also permits other uses such as residential uses which support the land use designation. Red Hill Avenue Specific Plan 3-9 Draft Program Environmental Impact Report Section 3.0 Description Relationship of the City of Tustin General Plan and the Proposed Specific Plan The current City of Tustin General Plan was updated in 2013. A specific plan may not be adopted or amended unless the proposed plan or amendment is consistent with the General Plan pursuant to Government Code Section 65454. Section 65359 requires that any specific plan of a city or county that is applicable to the same areas or matters affected by a General Plan Amendment be reviewed and amended as necessary to make a specific plan consistent with a General Plan. Adoption of the Specific Plan Project requires a General Plan Amendment to update the General Plan Land Use Element Land Use Map to show the boundaries of the Specific Plan area, and to update the General Plan Land Use Element and other related conforming amendments to the General Plan to ensure that the Specific Plan and the General Plan, as amended, are internally consistent. The Red Hill Avenue Specific Plan is established through the authority granted to the City of Tustin by California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457 (Specific Plans). As expressed in California law, a specific plan may be adopted by ordinance or resolution. This allows jurisdictions to choose whether their specific plan will be policy driven (adopted by resolution) or regulatory in nature (adopted by ordinance). The Red Hill Avenue Specific Plan would be adopted by Ordinance as a regulatory plan. 3.5.2 ZONING DISTRICTS As shown in Table 3-3, Existing Zoning Districts, the Retail Commercial (Cl) and Central Commercial (C2) zones apply to 93 percent of the Specific Plan area. Exhibit 3-5, Existing Zoning Districts, depicts the zoning designations for properties within the Specific Plan area. Table 3-3. Existing Zoning Districts Percentage of Land Use = = -Acres Specific PlaWea Retail Commercial (Cl) 16.51 46% Central Commercial (C2) 17.0 47% Commercial General (CG) 1.46 4% Professional (PR) 0.78 2% Total 35.8 100% Note: Roadways do not have General Plan or Zoning designations and are therefore not included in the acreage assumptions provided in Table 3-1. Government Code Section 65455 requires that the adoption or amendment of a zoning ordinance be consistent with any applicable specific plan covering the same area. Adoption of the Red Hill Avenue Specific Plan requires a zoning amendment to change the existing zoning designations to "Red Hill Avenue Specific Plan (SP -13)". The provisions contained in the Red Hill Avenue Specific Plan constitute the primary land use and development standards for the Specific Plan area including procedures for the review and allocation of new residential development. The regulations would be applied in addition to the provisions set forth in the Tustin City Code. Where the Specific Plan is silent, the provisions of the Tustin City Code would prevail. Red Hill Avenue Specific Plan 3-10 Draft Program Environmental Impact Report �ri■� Project Boundary Community Commercial Planned Community Commercial Business Professional Office �S 0 240 480 moommz= Feet Section 3.0 Description This page intentionally left blank. Red Hill Avenue Specific Plan 3-12 Draft Program Environmental Impact Report Section 3.0 Description This page intentionally left blank. Red Hill Avenue Specific Plan 3-14 Draft Program Environmental Impact Report Section 3.0 Project Description 3.6 Specific Plan Goals and Objectives Section 15124(b) of the State CEQA Guidelines (14 California Code of Regulations [CCR]) requires "A statement of objectives sought by the proposed project. A clearly written statement of objectives would help the Lead Agency develop a reasonable range of alternatives to evaluate in the EIR and would aid the decision makers in preparing findings or a statement of overriding considerations, if necessary. The statement of objectives should include the underlying purpose of the project." The City has identified the following goals and objectives for the proposed Specific Plan: The Specific Plan has goals, which are general statements concerning the City's desired ultimate physical, social and/or economic environment; and objectives, which express the types of actions that are necessary to achieve the stated goals and promote the overall spirit and intent of the Red Hill Avenue Specific Plan. Goal 1: Enhance streetscape, landscape, and public amenities throughout the Specific Plan area. ■ Objective 1-1: Establish a streetscape program using landscaping, signage, street furniture, entry statements, and other visual amenities compatible with the character of Tustin to achieve a distinct identity for the area. ■ Objective 1-2: Develop coordinated gateway design treatments that establish entry statements and a sense of place at key locations within the Specific Plan area. ■ Objective 1-3: Encourage a "sense of place" within the Specific Plan area through quality site design, architectural design, and public improvements as part of future development. ■ Objective 1-4: Coordinate a bus shelter and transit stop improvement program to ensure that all bus stops have the appropriate amenities. Goal 2: Improve visual and functional connections and linkages between Red Hill Avenue, surrounding residential neighborhoods, adjacent public and institutional uses, and Interstate 5. ■ Objective 2-1: Identify ways to improve and enhance linkages and connections between new development in the Specific Plan area and surrounding neighborhoods. ■ Objective 2-2: Develop design criteria that encourage optimal building configuration and design, parking strategies, signage, pedestrian amenities, landscaping, and appropriate, timeless architectural styles. Goal 3: Balance flexible and diverse land uses that foster economic development opportunities and support housing opportunities. Land use in the Specific Plan area will allow for residential opportunities along with neighborhood -serving retail, office, and commercial uses. ■ Objective 3-1: Establish a land use program that encourages a mix of land uses responsive to market demands and Tustin community priorities. ■ Objective 3-2: Refine allowable land uses within the area to encourage the desired development envisioned by the Specific Plan. Red Hill Avenue Specific Plan 3-15 Draft Program Environmental Impact Report Section 3.0 Project Description ■ Objective 3-3: Establish development standards for future land uses that are compatible with the surrounding area and preserve the small town feel and community character. ■ Objective 3-4: Develop land use standards that focus on retention and enhancement of commercial development, but supports integrated mixed-use development, sidewalk - adjacent development, parking behind building frontages and pedestrian activity. Goal 4: Streamline processes to support future development in the Specific Plan area. ■ Objective 4-1: Adopt a program -level environmental clearance document to utilize in subsequent development proposals within the Red Hill Avenue Specific Plan area. ■ Objective 4-2: Establish a tiered environmental review process for discretionary development application review to streamline the approval process as described in Chapter 1 of the Red Hill Avenue Specific Plan. ■ Objective 4-3: Establish development incentives such as tailored development standards or streamlined review processes, to encourage new development that fulfills the vision of the Specific Plan. ■ Objective 4-4: Identify local, State, and Federal funding opportunities that can provide businesses -assistance and offer the City the means to upgrade the area. Goal 5: Improve pedestrian and bike accessibility and vehicular circulation to minimize potential conflicts between different users and improve mobility throughout the Specific Plan area and connectivity with the greater community. ■ Objective 5-1: Improve and enhance pedestrian connections and facilities, particularly in areas that contain large, expansive parking lots. At these locations, accessible pedestrian connections from the sidewalk to building entrances should be encouraged. ■ Objective 5-2: Minimize curb cuts or driveways onto arterial roads and collector streets. ■ Objective 5-3: Promote and develop a transportation system which includes provisions for public transportation, bikes, and pedestrians. Goal 6: Implement parking standards that reflect verifiable demand and consider future land uses in the area. ■ Objective 6-1: Promote the development and maintenance of adequate parking facilities commensurate with parking demand. ■ Objective 6-2: Monitor parking supply and utilization to identify deficiencies or conflicts with the movement of traffic as new development occurs. Goal 7: Coordinate existing and future development with infrastructure capacity. ■ Objective 7-1: Ensure infrastructure capacity within the Specific Plan area meets future demands. Red Hill Avenue Specific Plan 3-16 Draft Program Environmental Impact Report Section 3.0 Project ■ Objective 7-2: Coordinate future land use planning with sustainable transportation and infrastructure planning. Goal 8: Ensure development within the Specific Plan area is sensitive to and compatible with surrounding land uses. ■ Objective 8-1: Ensure that the form, scale, and design of new development, including new construction, renovations, or additions, does not negatively impact the existing surrounding uses and structures. ■ Objective 8-2: Implement "four-sided architecture" principles that consider the aesthetic quality of development from all sides, whether visible from the public right-of-way or not. 3,7 Specific Plan Project Characteristics The Project evaluated in this Program EIR is the Red Hill Avenue Specific Plan. The proposed Specific Plan is a policy and regulatory document to promote revitalization of the commercial district by providing a mixed-use land use program, Design Criteria and a streetscape program to improve jobs/housing balance, improve aesthetics, and promote mobility. The Red Hill Avenue Specific Plan provides planning regulations and criteria that connect the City of Tustin General Plan policies with future project -level development within the Specific Plan area. The Specific Plan provides goals and objectives, a land use plan, regulatory standards, design criteria, and administrative and implementation programs. The Specific Plan would facilitate compatible land uses in an integrated mixed-use environment with appropriate connections to existing parks, by limiting intensity near single-family homes, and through the retention of a primarily commercial character in the Specific Plan area. The Specific Plan would encourage high-quality architecture with traditional but contemporary architecture and a high level of architectural detail. It would facilitate high-quality businesses with incentives for the revitalization of vacant or underperforming properties. The Specific Plan would encourage improving the public realm in the Specific Plan area with an enhanced streetscape that would balance vehicular needs with landscaped parkways, street trees, landscaped median, and cohesive street furniture; pedestrian -scaled streets where pedestrians feel secure; the extension of bike paths from the existing community; cohesive wayfinding signage throughout the Specific Plan area; safe, improved pedestrian crossings; and opportunities for public art. The Specific Plan's estimated development potential is 325,000 square feet of additional non-residential development and 500 additional dwelling units. Table 3-4, Red Hill Avenue Specific Plan Development Estimates, provides a summary of the proposed land uses and potential for additional development in the Specific Plan area. As previously noted, the total development in the Specific Plan in addition to the existing development is 521 dwelling units and 621,446 square feet of non-residential development. Red Hill Avenue Specific Plan 3-17 Draft Program Environmental Impact Report Section 3.0 Project Description Table 3-4. Red Hill Avenue Specific Plan Development Estimates,' North of 1-5 19 175,000 395 South of 1-5 17 150,000 105 Total Specific Plan Area 36 325,000 500 Existing Development 296,446 21 Total 36 621,446 sf 521 du du = dwelling unit; sf= square feet Notes: Roadways are not assumed in the development areas for non-residential and residential development (Table 3-1). Buildout estimates for the Specific Plan area are in addition to existing development. a. Numbers are rounded. Table 3-5, General Plan and Specific Plan Estimates, is a summary of the proposed land uses and development potential for the Specific Plan area under the current General Plan compared to the proposed Specific Plan. The existing General Plan estimated maximum buildout based on existing land use designations for the Specific Plan area is 913,724 square feet of non-residential development and no dwelling units. In comparison to the maximum estimated buildout under the General Plan, the Specific Plan would result in reduction of 292,278 fewer square feet of non-residential development and an addition of 500 residential units. Table 3-5. General Plan and Specific Plan Estimates North of 1-5 19 544,818 0 175,000 395 South of 1-5 17 368,906 0 150,000 105 Total Specific Plan'- 325,000 500 Existing Development 296,446 21 296,446 21 Total General Plan 36 913,724 0 Total Specific Plan + i Existing Development 36 621,446 521 du = dwelling unit; sf= square feet a. Buildout estimates are exclusive of existing development. b. Exclusive of rights-of-way. 3,7.1 LAND USES Properties within the Specific Plan area would be classified as Mixed -Use, which provides for the following: Mixed -Use: This use type provides for a variety of future development opportunities. The focus of the Specific Plan area would continue to be commercial in character with the introduction of housing. The Specific Plan would allow for mixed-use developments with commercial retail and/or office on the ground Red Hill Avenue Specific Plan 3-18 Draft Program Environmental Impact Report Section 3.0 Project Description floor and residential or office uses on upper floors in a vertical mixed-use configuration; or, commercial/office uses and residential uses in a horizontal mixed-use setting on one development site. Commercial/Office: Freestanding retail and service commercial and/or office uses are allowed within the mixed-use designation. Free-standing commercial/office uses would likely continue to be the dominant pattern within the Specific Plan area because many parcels are too small to accommodate the parking, common open space, and pedestrian -oriented requirements set forth in the Specific Plan Development Regulations and Design Criteria. The maximum height for buildings within the Specific Plan area would be four stories. Five stories would be permitted subject to building massing and scale requirements set forth in Chapter 5, Design Criteria, of the Specific Plan. These factors include but are not limited to the provision of varied upper floor setbacks; consistency of design features on all elevations; and a minimum 16 -foot ground floor height for commercial uses in a mixed-use setting. In addition, five stories would not be permitted adjacent to existing single family residential uses. 3.7.2 RED HILL AVENUE ROAD IMPROVEMENTS 1-5 bisects the Specific Plan area. The Specific Plan area roadways consist of Red Hill Avenue, which is oriented in the northeast -to -southwest direction; and six roadways that cross Red Hill Avenue in the northwest -to -southeast direction north and south of 1-5. They are Bryan Avenue, San Juan Street, EI Camino Real, Nisson Road, Mitchell Avenue, and Walnut Avenue. Within the Specific Plan area, these intersections are signalized. As previously addressed, Red Hill Avenue is a six -lane divided roadway with three travel lanes in each direction and a center two-way left -turn lane. A raised, landscaped median is provided in the segment south of Bryan Avenue and north of Lance Drive. The existing street parkways include sidewalks, with some portions containing landscaping and trees. The primary roadway improvements considered by the Specific Plan are on Red Hill Avenue, as shown in Exhibit 3-6, Circulation Improvements. As shown in Exhibit 3-7, Red Hill Avenue Cross Sections, the proposed improvements to Red Hill Avenue consist of the addition of on -street bike lanes, reduced lane widths, and construction of landscaped medians where feasible. A consistent streetscape program has also been developed. Proposed Red Hill Avenue cross sections are as follows: ■ Baseline Section (Section A). This is the minimum cross section for the length of Red Hill Avenue within the Specific Plan area. This section would retain a consistent curb -to -curb width with three thru-lanes (11 feet, 10 feet, 10 feet) in each direction; add an on -street Class II bike lane on both sides of the roadway; and, retains existing turn lanes. The street retains a 42 -foot half -width (street to curb face). Medians would be provided, where feasible, as shown on Exhibit 3-8, Schematic Median Opportunity Areas. This baseline cross section incorporates a consistent streetscape along the entire reach consisting of a minimum four -foot -wide landscaped parkway and a minimum four -foot -wide sidewalk. ■ Ultimate Section with Flexible Amenity Setback (Section B). This ultimate cross-section would retain the curb -to -curb width consistent with three thrudanes (11 feet, 10 feet, 10 feet) in each direction; add an on -street Class II bike lane on both sides of the roadway; and retain existing left Red Hill Avenue Specific Plan 3-19 Draft Program Environmental Impact Report Section 3.0 Description turn lanes, within a 42 -foot half width (street to curb face). A minimum 4 -foot wide parkway and 14 -foot -wide flexible amenity area (total 18 -foot -wide Flexible Amenity Setback) would accommodate a required minimum 4 -foot -wide sidewalk, and options for outdoor dining, plaza spaces, and/or enhanced landscape. This section assumes a 120 -foot -wide right-of-way width and raised, landscaped medians, where feasible. Both street section options require restriping within the paved width of the street to include the reduced lane widths, turn pockets, and bike lanes. Parking on or adjacent to Red Hill Avenue on private property or within the Flexible Amenity Setback area would be considered by the City on a case-by-case basis as part of a development application. Construction of new, raised medians can be accommodated in limited locations within the Specific Plan area, where they do not conflict with required turning movements. The existing Red Hill Avenue median north of San Juan Street would be modified to provide a longer northbound left -turn. Median locations are shown on Exhibit 3-9, Potentia/ Median Locations (also see Exhibit 3-8). 3.7.3 BIKE AND PEDESTRIAN IMPROVEMENTS A Class II bike lane is an on -street bike lane that uses painted stripes, stencils, and signs to delineate the right-of-way assigned to bicyclists and motorists and provide for more predictable movements by each. Within the Specific Plan area, there is an existing Class II bike lane on both sides of Red Hill Avenue between EI Camino Real and Nisson Road. The City's Master Bikeway Plan shows that the entire extent of Red Hill Avenue within the City limits is designated or is a potential Class II bikeway. The proposed circulation components of the Specific Plan include revisions to the roadway cross section for Red Hill Avenue to include a Class II striped on -street bike lane the entire length of the Specific Plan area to promote more multimodal travel opportunities. Enhanced bikeway signage would be introduced to promote bike usage and provide directions on how to connect to other bikeways or key points in the City. Enhanced or decorative bike racks are another feature that may be introduced within private developments. The intent of the recommended bikeway system improvements is to provide a safe, non- vehicular way for residents, employees, and students to travel. Existing pedestrian facilities within the Specific Plan area include sidewalks along all roadways and crosswalks across the signalized intersections. There are no crosswalks at unsignalized intersections across Red Hill Avenue within the Specific Plan area. As a part of the Project, the public streetscape would be enhanced to provide consistent landscaped parkways, sidewalks, street trees, landscaped medians, and street furniture. 3.7.4 PUBLIC REALM - URBAN DESIGN AND STREETSCAPE The Specific Plan would establish a program of streetscape landscaping improvements within the public rights-of-way along Red Hill Avenue, as well as gateway signage enhancements. The intent of these streetscape improvement concepts and gateway enhancements is to provide a "sense of place" or identity within the Specific Plan area, providing a consistent streetscape concept with expanded amenity areas adjacent to new development. Red Hill Avenue Specific Plan 3-20 Draft Program Environmental Impact Report ■� Project Boundary Existing Road MW Red Hill Improvements (Bicycle Lanes, Lane Restriping, Potential Right -of -Way Dedications) Potential Traffic Signal (If Warranted) Median Opportunity Areas M... g Median Modifications at Bryan Avenue ..... Existing Median. LY 0 275 550 A Feet NORTH Section 3.0 Project Description This page intentionally left blank. Red Hill Avenue Specific Plan 3-22 Draft Program Environmental Impact Report m ) \ § \ F § 2 01 z 0 r 0 w U) § � � § 2 3� iudno LU Ld E E ([0o «�5 uj \ $ § ZO IL LLIz }}§ {) }{\ LL z \ § 30 lewno \§ § 2 3� iudno E E ([0o c UIQ IL LLIz V) z2\ 0 3\z e w $ z Section 3.0 ect Description This page intentionally left blank. Red Hill Avenue Specific Plan 3-24 Draft Program Environmental Impact Report Project Boundary O Existing Landscaped Median (Modify) i"W Proposed Opportunity for Landscaped Median Existing Landscaped Median (No Modifications) ,�. \�-rte' �Y��,�`,%\ '...C��.,•i"" ��%'`. ` �i"�✓ 1��``C%��'�` .l \ 7 11s <\ �. 0 275 550 ,> NORTH � Feet Section 3.0 Project Description This page intentionally left blank. Red Hill Avenue Specific Plan 3-26 Draft Program Environmental Impact Report Section 3.0 Project Description This page intentionally left blank. Red Hill Avenue Specific Plan 3-28 Draft Program Environmental Impact Report Section 3.0 Project Description Streetscape The Specific Plan proposes streetscape improvements to enhance the visual appeal and identity of the Red Hill Avenue public realm. Streetscape improvements are proposed to promote attractive, compatible, and consistent environments with new development. The basic streetscape would consist of parkway plantings adjacent to the street along the entire length of Red Hill Avenue, with new landscaped medians where feasible. As previously addressed, the streetscape would have a minimum four -foot -wide landscaped parkway and a minimum four -foot -wide sidewalk. Section A of Exhibit 3-10, Streetscape Cross Sections, illustrates the minimum streetscape standard along the length of the Specific Plan area. Section B (Exhibit 3-10) illustrates the ultimate configuration adjacent to new development where the City has, or requires dedication of, the full 120 -foot -wide Red Hill Avenue right-of-way (referred to as the Flexible Amenity Setback area). As previously addressed, this 18 -foot - wide area would include a required minimum 4 -foot -wide sidewalk and 4 -foot -wide parkway. The Flexible Amenity Setback area may include a widened walkway area, plaza spaces, enhanced landscaping, public art, and/or outdoor dining space. Other uses in this space may be proposed. Streetscape improvements would be installed and paid for by a combination of public and private investment. New private development along Red Hill Avenue would include the installation of sidewalk and landscaping improvements between the property line and curb. Public implementation of streetscape improvements would be phased over time, as financial resources allow. Landscape and Street Furniture The Specific Plan Plant Palette is intended to provide a range of landscape choices to complement the design and development and provides some "sense of place" consistency in the Specific Plan area. The Public Realm Plant Palette identifies trees, shrubs, groundcover, and accents to enhance and promote native, water conserving plant materials suitable for Tustin's local climate zones. Landscaping installed with adjacent future development would expand uses a palette which is complementary but does not distract from or disrupt the proposed streetscape for Red Hill Avenue. There is no specific required plant palette for private development. Street furniture could include bike racks, trash receptacles, benches, bollards, and bus shelters/stops. Bike racks would be provided as a part of private development projects as required by the Tustin City Code; enhanced or decorative racks would be encouraged. Bus shelter design would require coordination with Orange County Transit Authority (OCTA). Areas of special paving are permitted and encouraged in the Flexible Amenity Setback areas. Monumentation and Wayfindine The proposed identity and wayfinding elements for the Specific Plan area would use materials and colors to create a distinct sense of place, while maintaining a traditional look and feel throughout the area. The proposed locations for primary and secondary gateway elements, directional signage, and banners are shown in Exhibit 3-11, Gateway Locations, Red Hill Avenue Specific Plan 3-29 Draft Program Environmental Impact Report Section 3,0 Description 3.7.5 UTILITIES Implementation of the Specific Plan may require the construction of new on-site utility infrastructure or upgrades to existing infrastructure to serve future development projects within the Specific Plan area. Utilities would be connected to existing infrastructure in adjacent roadways, with the final sizing and design of on-site facilities to occur during final building design and plan check. Potable Water The Specific Plan area is entirely within the domestic water system owned and operated by the City of Tustin. The City is part of the East Orange County Water District (EOCWD), a wholesale water district, and a member agency of the Metropolitan Water District of Orange County (MWDOC). It is anticipated that the section of existing six-inch water main within Red Hill Avenue would be replaced with a larger diameter pipe and would extend north from 1-5 to the terminus at San Juan Street as a condition of development of the adjacent properties. The City also has a long-range plan to upgrade other sections of water mains in the corridor. Other anticipated improvements include public meters and backflow devices that would be required for domestic water service and/or separate fire lines for individual developments as they occur. Wastewater Collection and Disposal The local sanitary sewer mains within public streets are owned and operated by EOCWD. The Orange County Sanitation District (OCSD) owns and maintains a network of regional sewer trunk mains, lift stations, and two wastewater treatment plants. Regional sewer service upgrades because of the Specific Plan are not anticipated. There is capacity within the current system to accommodate the anticipated additional demand. Drainage and Water Quality Treatment The Specific Plan area lies within the Peters Canyon tributary area of the San Diego Creek watershed. Regional drainage facilities are owned and operated by Orange County Public Works, Flood Division (OCPW). Local drainage facilities are owned and operated by the City. Project applicants for future development within the Specific Plan area would prepare a hydrology and hydraulics analysis demonstrating that the existing condition flow rates are not exceeded by Project flow rates. Direct connection to the City's existing storm drain system is preferable provided that the existing tributary areas and flow rates to the existing drains are not exceeded in the proposed condition. Alternatively, applicants may provide hydraulic analyses of the downstream storm drain system that demonstrate no significant impacts to the City storm drain infrastructure. The Specific Plan area lies within a hydromodification zone, as defined in the Stormwater Quality Technical Guidance (Technical Guidance) document prepared by the County of Orange for Water Quality Management Plans (WQMPs). The purpose of hydromodification management is to incorporate hydrologic controls within a proposed development such that post -development two-year peak flows do not exceed pre -development conditions. Hydromodification is expected to be a minimal concern since current regulations allow for discharge up to the current existing condition, which is developed in the Specific Plan. Red Hill Avenue Specific Plan 3-30 Draft Program Environmental Impact Report f Q-2 £ t� � m 6 ± a\\ \ �\\ = tte \ .0 0 � 7qw $�ƒ2J �=mea ek�\\ :3 2 •- o §a�Cts3 /k}\/ m 2 0 0 -0 m m .- 2 0 ®E o 3 » LL t52 Stam$ 0 2 \§ Section 3.0 Description This page intentionally left blank. Red Hill Avenue Specific Plan 3-32 Draft Program Environmental Impact Report Project Boundary ® Streetscape Improvements: Street Trees, Landscape Medians, Bike Lanes Primary Gateway Secondary Gateway Directional Wayflnding Placemakzing Imagery at Underpass °1 Banners 0 UO�on� �S ' V 0 275 550 Nommor--i Feet Project This page intentionally left blank. Red Hill Avenue Specific Plan 3-34 Draft Program Environmental Impact Report Section 3.0 Section 3.0 Project Description Dry Utilities and Services Public infrastructure and utilities including, but not limited to, electrical, gas, telephone, and cable television would be provided as a part of future development projects. Utilities would be principally located in road rights-of-way. Existing overhead utility services are located on the eastern edge of Red Hill north of EI Camino Real and along EI Camino Real including electrical service and communication lines under a pole sharing arrangement. At the intersection of Red Hill Avenue at EI Camino Real, these facilities are underground. South of 1-5, utilities are underground along Red Hill Avenue. Aboveground facilities are located along Nisson Road east and west of Red Hill Avenue, and on Walnut Avenue crossing Red Hill Avenue. As part of future development in the Specific Plan area north of 1-5, the overhead power lines would be undergrounded from the 1-5 to the terminus of San Juan Street in accordance with City policies. The City contracts for residential refuse collection. Solid waste materials are transported to a Materials Recovery Facility where it is sorted for recyclables. The County of Orange owns and operates the Frank R. Bowerman Sanitary Landfill, located at 11002 Bee Canyon Access Road in Irvine, which serves Tustin. Southern California Gas Company (SoCalGas) provides natural gas to the City. The Specific Plan area has natural gas service provided to existing uses within the area. 3.8 Phasing It is anticipated that the implementation of the Specific Plan would occur over a multi-year timeframe based upon market conditions. For analysis purposes, a buildout year of 2035 is assumed. The City may implement the public improvements, including public streetscapes, landscaped medians, and gateway/wayfinding signage in advance of, or concurrent with, private development. 3.9 Agreements, Permits, and Approvals Pursuant to Section 15121 of the State CEQA Guidelines (14 CCR), an EIR is primarily an informational document intended to inform the public agency decision makers and the general public of the potentially significant environmental effects of a project. The Lead Agency is the public agency with the primary responsibility for approving a project. Responsible agencies (public agencies that have a level of discretionary approval over some component of a project) may rely upon the EIR prepared by the Lead Agency (14 CCR § 15096). As set forth in Section 15124(d) of the CEQA Guidelines, the City of Tustin is the Lead Agency, and responsible agencies are expected to use the information in this Program EIR for consideration of approvals related to and involved in implementing the Specific Plan. Permits and other approvals required to implement the Specific Plan Project are identified. As noted above, it is the intent that this Program EIR will be used by agencies in their consideration of approval of required subsequent permits and approvals: ■ Red Hill Avenue Specific Plan: Adoption of the Specific Plan by Ordinance. ■ General Plan Amendment: An amendment to the General Plan to provide consistency between the Specific Plan and the General Plan. The amendments to the General Plan would include an Red Hill Avenue Specific Plan 3-35 Draft Program Environmental Impact Report Section 3.0 Description update to the Land Use Map to show the boundaries of the Specific Plan and an update to the General Plan Land Use Element, and other related conforming amendments to the General Plan, as warranted. ■ Zoning Map Amendment: A zoning map amendment to change the Specific Plan area to a designation of "Red Hill Avenue Specific Plan District" (SP -13). Subsequent activities would be examined in light of the Final Program EIR to determine whether additional CEQA documentation would be required pursuant to the requirements of Section 21166 of CEQA (Public Resources Code [PRC} § 21166) and Sections 15162 and 15168 of the CEQA Guidelines (14 CCR) for subsequent approvals including, but not limited to the following: ■ Design Review ■ Variances/Modifications ■ Sign Programs ■ Residential Allocation Reservations (RARs) ■ Conditional Use Permits ■ Tentative Parcel or Tract Maps The Final Program EIR would also provide environmental information to responsible agencies, trustee agencies, and other public agencies which may be required to grant approvals and permits or coordinate with the City of Tustin as a part of the Red Hill Avenue Specific Plan implementation including but not limited to: ■ Issuance of National Pollution Discharge Elimination System (NPDES) Permit by the Santa Ana Regional Water Quality Control Board (RWQCB) ■ Issuance of Construction General Permit by the Santa Ana RWQCB. ■ Encroachment permits for work within Caltrans right-of-way. Red Hill Avenue Specific Plan 3-36 Draft Program Environmental Impact Report Section 4.1 Aesthetics and Visual Resources 4.1 Aesthetics and Visual Resources 4.1.1 INTRODUCTION This section discusses impacts associated with the potential for the Specific Plan to degrade the existing visual character or quality of the site and its surroundings through changes in the existing landscape. Potential effects are evaluated relative to important visual features (e.g., scenic highways, scenic features) and the existing visual landscape and its users. Degradation of the visual character of a site is usually addressed through a qualitative evaluation of the changes to the aesthetic characteristics of the existing environment, and the project -related modifications that would alter the visual setting. Aesthetics, as addressed in CEQA, refers to visual considerations in the physical environment. Because a person's reaction and attachment to a given viewshed are subjective, visual changes inherently affect viewers differently. Accordingly, an aesthetics analysis, or visual resource analysis, is a systematic process to logically assess visible change in the physical environment and the anticipated viewer response to that change. This section describes the existing landscape character of the Specific Plan area, existing views of the surrounding area from various on -the -ground vantage points, the visual characteristics of the Specific Plan area, and the landscape changes that would be associated with the implementation of the Project, as seen from various vantage points. Any additional information used to evaluate the potential impacts has been referenced. This information includes but is not limited to: review of U.S. Geological Survey (USGS) State topographic maps, highway maps, Google Earth images, and internet sources. Regulatory standards were also used, including the City of Tustin General Plan and the Tustin City Code. 4.1.2 TERMINOLOGY AND CONCEPTS When viewing the same landscape, people may have different responses to that landscape and any proposed visual changes, based on their values, familiarity, concern, or expectations for that landscape and its scenic quality. Because each person's attachment to and value for a particular landscape is unique, visual changes to that landscape inherently affect viewers differently. However, generalizations can be made about viewer sensitivity to scenic quality and visual changes. Recreational users (e.g., hikers, equestrians, tourists, and people driving for pleasure) are expected to have high concern for scenery and landscape character. Daily commuters through the same landscape generally have a moderate concern for scenery, while people working at industrial sites generally have a lower concern for scenic quality or changes to existing landscape character. The visual sensitivity of a landscape is affected by the viewing distances at which it is seen, such as close-up or far away. The visual sensitivity of a landscape also is affected by the travel speed at which a person is viewing the landscape (high speeds on a highway, low speeds on a hiking trail, or stationary at a residence). The same feature of a project can be perceived differently by people depending on the distance between the observer and the viewed object. When a viewer is closer to a viewed object in the landscape, more detail can be seen, and there is greater potential influence of the object on visual quality because of its Red Hill Avenue Specific Plan 4.1-1 Draft Program Environmental Impact Report Section 4.1 Aesthetics and Visual Resources form or scale (relative size of the object in relation to the viewer). When the same object is viewed at background distances, details may be imperceptible but overall forms of terrain and vegetation are evident, and the horizon and skyline are dominant. In the middle ground, some detail is evident (e.g., the foreground), and landscape elements are seen in context with landforms and vegetation patterns (e.g., the background). The following terms and concepts are used in the discussion below to describe and assess the aesthetic setting and impacts from the Project. Scenic vista. An area that is designated, signed, and accessible to the public for the express purposes of viewing and sightseeing. This includes any such areas designated by a Federal, State, or local agency. Scenic highway. Any stretch of public roadway that is designated as a scenic corridor by a Federal, State, or local agency. Sensitive receptors. Viewer responses to visual settings are inferred from a variety of factors, including distance and viewing angle, types of viewers, number of viewers, duration of view, and viewer activities. The viewer type and associated viewer sensitivity are distinguished among project viewers in recreational, residential, commercial, military, and industrial areas. Viewer activities can range from a circumstance that encourages a viewer to observe the surroundings more closely (such as recreational activities) to one that discourages close observation (such as commuting in heavy traffic). Viewers in recreational areas are considered to have high sensitivity to visual resources. Residential viewers generally have moderate sensitivity but extended viewing periods. Viewers in commercial and industrial areas are considered to have low sensitivity. Land uses associated with designated parks, monuments, and wilderness areas; scenic highways and corridors; recreational areas; conservation areas; and residential areas are generally considered to have high viewer concern. However, existing landscape character may temper viewer concern on some State and locally designated scenic highways and corridors; in general, people driving for pleasure or engaged in recreational activities tend to have high viewer concern. Travelers on other highways and roads, including those in rural areas, may have moderate or high viewer concern depending on viewer expectations as conditioned by regional and local landscape conditions in these areas. Commercial uses, including business parks and hotels/motels, typically have low -to -moderate viewer concern, although some commercial developments have specific requirements related to visual quality with respect to landscaping, building height limitations, building design, and prohibition. Viewshed. The viewshed for a project is defined as the surrounding geographic area from which a project is likely to be seen, based on topography, atmospheric conditions, land use patterns, and roadway orientations. "Project viewshed" is used to describe the area surrounding a project site where a person standing on the ground or driving a vehicle can view a project site. Red Hill Avenue Specific Plan 4.1-2 Draft Program Environmental Impact Report TUSTI N Section 4.1 Aesthetics and Visual Resources aara u�fl;r wrNuc aruv:rec nnxs Visual character typically consists of the landforms, vegetation, water features, and cultural modifications that impart an overall visual impression of an area's landscape. Scenic areas typically include open space, landscaped corridors, and viewsheds. Visual character is influenced by many different landscape attributes including color contrasts, landform prominence, repetition of geometric forms, and uniqueness of textures among other characteristics. Shade and Shadow. The issue of shade and shadow pertains to whether buildings or structures block direct sunlight. Shading is an important environmental issue because the users or occupants of certain land uses have expectations for direct sunlight and warmth from the sun for function, physical comfort, or conduct of commerce. Factors that influence the extent or range of shading include: season; time of day; weather (i.e., sunny vs. cloudy day); building height; bulk; scale; topography; spacing between buildings; sensitivity of adjacent land uses; and tree cover. The longest shadows are cast during the winter months, when the sun is lowest on the horizon, and the shortest shadows are cast during the summer months. Shadows are longer in the early morning and late afternoon. Consequences of shadows upon land uses may be positive, including cooling effects during warm weather, or negative, such as the loss of natural light necessary for solar energy purposes or the loss of warming influences during cool weather. The relative effects of shading from structures are site-specific. - Light and Glare. Lighting effects are associated with the use of artificial light during the evening and nighttime hours. There are two primary sources of light: light emanating from building interiors passing through windows and light from exterior sources (i.e., street lighting, architectural building illumination, security lighting, parking lot lighting, landscape lighting, and signage). Light introduction can be a nuisance. Uses such as residences and hotels/motels are considered light sensitive, since occupants have expectations of privacy during evening hours and may be subject to disturbance by bright light sources. Light spill is typically defined as the presence of unwanted light on properties adjacent to the property being illuminated. With respect to lighting, the degree of illumination may vary widely depending on the amount of light generated, height of the light source, presence of barriers or obstructions, type of light source, and weather conditions. Glare is primarily a daytime occurrence caused by the reflection of sunlight or artificial light on highly polished surfaces such as window glass or reflective materials and, to a lesser degree, from broad expanses of light-colored surfaces. Perceived glare is the unwanted and potentially objectionable sensation as observed by a person as they look directly into the light source of a luminaire. Daytime glare generation is common in urban areas and is typically associated with buildings with exterior facades largely or entirely comprised of highly reflective glass. Glare can also be produced during evening and nighttime hours by the reflection of artificial light sources such as automobile headlights. Glare generation is typically related to either moving vehicles or sun angles, although glare resulting from reflected sunlight can occur regularly at certain times of the year. Glare -sensitive uses include residences, hotels/motels, transportation corridors, and aircraft landing corridors. Red Hill Avenue Specific Plan 4.1-3 Draft Program Environmental Impact Report Section 4.1 Aesthetics and Visual Resources 4.1.3 REGULATORY SETTING State of California California Department of Transportation (Caltrans) - Scenic Highway Program The California Department of Transportation (Caltrans) manages the California Scenic Highway Program, which was created in 1963 by the California legislature to preserve and protect scenic highway corridors from changes that would diminish the aesthetic value of lands adjacent to highways. Caltrans defines a scenic highway as any freeway, highway, road, or other public right-of-way, that traverses an area of exceptional scenic quality. Suitability for designation as a State Scenic Highway is based on vividness, intactness, and unity. There are no officially designated scenic highways within the City of Tustin. The nearest officially designated State Scenic Highway is State Route 91 (SR -91) located approximately seven miles north of the Specific Plan area (Caltrans, 2017). Regional and Local City of Tustin General Plan Land Use Element The Land Use Element of the City of Tustin General Plan includes goals and policies related to aesthetics and visual resources that are applicable to the Specific Plan Project. The purpose of the Land Use Element is to describe present and planned land use activity, and to address issues concerning the relationship between land uses and environmental quality, potential hazards, and social and economic objectives. The Specific Plan's consistency with applicable visual resources goals and policies of the General Plan are addressed in Section 4.8, Land Use and Planning, of this Program EIR. Tustin City Code The following provisions from the Tustin City Code help minimize aesthetic and light and glare impacts associated with new development projects and are relevant to the Specific Plan. The following provisions from the Tustin City Code focus on aesthetics: Article 9, Chapter 2, 9272.a (Design Review, Review Required): 1) The City Council finds that poor quality in the exterior design, development and maintenance of structures, landscaping and general appearance affects the desirability of the neighborhood and the community as a whole, and impairs the benefits of both potential and existing uses to the detriment of the public health, safety, comfort and general welfare. (Ord. No. 1429, Sec. 11.50, 5-21-13) (2) The City Council further finds that quality evaluations are necessary to fully accomplish the purpose of regulations designed to control such matters, since such regulations cannot both allow reasonable latitude for diversity and originality of design and still be specific enough to control all the aspects of the different uses that can adversely affect the community. (3) The Community Development Department is hereby established to accomplish the above objectives and shall have the following responsibilities: Red Hill Avenue Specific Plan 4.1-4 Draft Program Environmental Impact Report TUSTIN Section 4.1 mrxym Aesthetics and Visual Resources "M I H IJ AVPN1.X - sru•arecTwa j (a) To provide for the review of building design, site planning and site development in order to protect the increasing value, standards and importance of land and development in the City due to the urbanization of Orange County. (b) To retain and strengthen the unity and order of the visual community. (c) To ensure that new uses and structures enhance their sites and are harmonious with the highest standards of improvements in the surrounding area and total community. (4) In carrying out the functions of design review, consultant services may be utilized as budgeted by the City Council. (Ord. No. 587, Section 2) Article 9, Chapter 2, 9271.hh (Light and Glare): All exterior lighting shall be subject to the following standards, unless otherwise exempted by the City of Tustin: (a) Outdoor lighting shall be designed so as to minimize impacts from light pollution including light trespass and glare to minimize conflict caused by unnecessary illumination. (b) Outdoor lighting fixtures that are used to illuminate a premises, architectural feature or landscape feature on private property shall be directed, shielded, or located in such a manner that the light source is not directed off-site. (Ord. No. 1429. Sec. 11. 48, 5-21-13) 4.1.4 ENVIRONMENTAL SETTING Rep,ional and Local Conditions The Specific Plan area is within an existing developed part of the City of Tustin. The City is characterized as a predominately suburban, low-density community. The Specific Plan area is approximately 10 miles west of the Santa Ana Mountains, approximately 10 miles north of the Pacific Ocean, and approximately 36 miles south of the San Gabriel Mountains. The City is relatively flat with the land gently sloping from the mountain ranges to the sea. According to the General Plan EIR, the highest elevation in the City is approximately 715 feet above mean sea level (msl) and the lowest elevation is approximately 35 feet above msl along Peters Canyon Channel in the southeast corner of the City. Specific Plan Area The Specific Plan area is approximately 43 acres, inclusive of approximately 7 acres of roadway rights-of- way. The 1.13 -mile linear Specific Plan area is bordered by Bryan Avenue on the northeast to Walnut Avenue on the southwest; 1-5 bisects the Specific Plan area. The topography of the Specific Plan area is generally flat. Existing land uses within the boundaries of the Specific Plan area include commercial, neighborhood retail shopping center, professional office, residential, motel, and institutional, as well as vacant parcels. The land use designations for the Specific Plan area include a mix of commercial and professional office land use designations. The Community Commercial (CC) land use designation applies to more than 90 percent of the Specific Plan area (see Table 3-2 in Section 3.0, Project Description). Approximately 10 percent of the Specific Plan development area is vacant land. The Specific Plan area contains approximately 296,446 square feet of non-residential uses and 21 dwelling units. Many buildings are older and are affected by deferred maintenance. Land uses bordering the Specific Plan area south of 1-5 include single-family and Red Hill Avenue Specific Plan 4.1-5 Draft Program Environmental Impact Report Section 4.1 Aesthetics and Visual Resources multi -family residences; Frontier Park and Benjamin F. Beswick Elementary School to the west of the Specific Plan area; and a single-family residence with associated agricultural uses on the northeast corner of Red Hill Avenue at Walnut Avenue. Within the Specific Plan area, Red Hill Avenue is a six -lane divided roadway with three travel lanes in each direction and a center two-way left -turn lane. A raised, landscaped median is provided in the segment south of Bryan Avenue. The existing street parkways include sidewalks, with some portions containing trees and some landscaping. The Red Hill Avenue streetscape does not vary widely within the Specific Plan area. All the crosswalks across Red Hill Avenue are signalized. North of 1-5 Red Hill Avenue: North of 1-5 on the east side of Red Hill Avenue between 1-5 and San Juan Street, there is a continuous sidewalk. Landscaping is provided between the 1-5 off -ramp and EI Camino Real. Limited landscaping is provided behind the sidewalk along Red Hill Avenue and in the parking lot for the neighborhood shopping center. A grass lawn mowing strip is provided from San Juan Street to just south of Lance Drive adjacent to multi -family residences. Tree wells, with some trees, are located between the street and the sidewalk from Lance Drive to Bryan Avenue. There is a solid wall between the sidewalk and single-family residences east of Red Hill Avenue. North of 1-5 on the west side of Red Hill Avenue between the 1-5 on-ramp and San Juan Street, there is a continuous sidewalk. Landscaping is provided between the street and the sidewalk from 1-5 to EI Camino Real, and then north of the service station on the northwest corner of Red Hill Avenue at EI Camino Real (starting at the vacant parcel) to San Juan Street. Between San Juan Street and Bryan Avenue, there is a continuous sidewalk along the single-family and multi -family residences. There are tree wells and or an unvegetated landscape strip between the street on the sidewalk from 13631 Red Hill Avenue to Pine Tree Park at Bryan Avenue. At Pine Tree Park, there is on -street parking and park landscaping along Red Hill Avenue. San Juan Street: East and west of Red Hill Avenue, the north side of San Juan Street within the Specific Plan area includes landscaping (grass and trees) and a sidewalk. East of Red Hill Avenue, the south side of the street has a sidewalk. West of Red Hill Avenue, the south side of San Juan Street behind the curb is a grass landscape area and a sidewalk. EI Camino Real: East of Red Hill Avenue, the north and south sides of EI Camino Real within the Specific Plan area have a continuous sidewalk. Landscaping is only provided behind the sidewalks on private properties. West of Red Hill Avenue, the north side of EI Camino Real has a continuous sidewalk; no landscaping is provided except at the intersection as a part of the service station signage. The south side of EI Camino Real has a continuous sidewalk and landscaping behind the sidewalk on private property associated with the commercial uses. South of 1-5 Red Hill Avenue: South of 1-5 on the east and west sides of Red Hill Avenue between the 1-5 ramps and Nisson Road, there are continuous sidewalks. Landscaping is provided behind the sidewalk as a part of the commercial properties. Between Nisson Road and Walnut Avenue, there is a continuous sidewalk. Red Hill Avenue Specific Plan 4.1-6 Draft Program Environmental Impact Report Section 4.1 Aesthetics and Visual Resources Landscaping varies by parcel from no landscaping, to tree wells in the sidewalk, to unvegetated mowing strips. The west side of Red Hill Avenue between Nisson Road and Mitchell Avenue, there is a continuous sidewalk. Landscaping is provided behind the sidewalk on the commercial properties and service station. From Mitchell Avenue to the office building at 14351 Red Hill Avenue, the sidewalk continues. Landscaping is limited to unvegetated mowing strips between the curb and the sidewalk. Between the office building and Walnut Avenue, landscaping is provided behind the sidewalk on private property. The Specific Plan area continues south of Walnut Avenue and includes the neighborhood shopping center located on Red Hill Avenue between Walnut Avenue to the north and multi -family residences to the south. Landscaping in this area includes tree wells in the continuous sidewalk. The landscaping and tree wells continue west on Walnut Avenue adjacent to the shopping center. Mitchell Avenue: East of Red Hill Avenue, the north side of Mitchell Avenue within the Specific Plan area includes on commercial property that fronts onto Red Hill Avenue. Adjacent to this property, a grass law area is provided adjacent to the curb; a sidewalk is located behind the landscaping; The south side of the road is adjacent to multi -family residential and includes a continuous sidewalk. Landscaping including grass, shrubs, and trees are provided behind the sidewalk on the private property. West of Red Hill Avenue, the north side of Mitchell Avenue has a sidewalk. Landscaping is limited to trees and grass in the retail center and service station surface parking areas. The south side of Mitchell Avenue has grass and trees behind the curb and a continuous sidewalk. Scenic Views and Roadways The Tustin General Plan Conservation, Open Space and Recreation Element does not identify any public viewpoints and coastal view roads in the City. The City of Tustin General Plan and Orange County Scenic Highway Plan do not identify any scenic vistas or viewpoints in the City. Northern Newport Avenue and Santiago Canyon Road are considered Viewscape Corridors according to the Orange County Scenic Highway Plan. These Viewscape Corridors are located approximately three miles north of the Specific Plan area. The nearest coastal viewscape is Pacific Coast Highway, approximately ten miles south of the Specific Plan area. There are no officially designated scenic highways within Tustin; the nearest officially designated State Scenic Highway is SR -91 located approximately seven miles to the north. Light and Glare The City of Tustin is primarily built out; therefore, ambient light from urban uses already exists. Existing sources of light in the area include building (exterior and interior), security, sign illumination, parking area lighting, street lights along Red Hill Avenue and 1-5, and from commercial and office uses. Another source of nighttime light is vehicular traffic along roadways. 4.1.5 THRESHOLDS OF SIGNIFICANCE The following significance criteria are from CEQA Guidelines Appendix G. Implementation of the Specific Plan would result in a significant aesthetic impact if it would: Threshold 4.1-1 Have a substantial adverse effect on a scenic vista. Red Hill Avenue Specific Plan 4.1-7 Draft Program Environmental Impact Report Section 4.1 Aesthetics and Visual Resources Threshold 4.1-2 Substantially degrade the existing visual character or quality of the site and its surroundings. Threshold 4.1-3 Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. As addressed in Section 1.5, Summary of Effects with No Impact, the City has determined that the Specific Plan would not have a significant impact on the following threshold and that no further analysis is required in the Program EIR: Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway. 4.1.6 ENVIRONMENTAL IMPACTS Threshold 4.1-1: Would the Specific Plan Project have a substantial adverse effect on a scenic vista? The Specific Plan area is generally flat and includes commercial, office, and residential uses. As previously noted, the City of Tustin General Plan does not identify any scenic vistas or viewpoints in the City. The Specific Plan area has some distant views of the Santa Ana Mountains to the east and the San Gabriel Mountains to the north. However, these views are limited and often obstructed by existing structures within the Specific Plan area. The City of Tustin General Plan EIR determined buildout according to the General Plan would not result in the obstruction of existing public or scenic views. The height limitations for the Specific Plan are the same as the existing height limitations under existing General Plan and zoning designations for the Specific Plan area. Therefore, the Project would have no impact on scenic vistas. Impact Summary: Threshold 4.1-1: No Impact. There are no scenic vistas within the Specific Plan area or viewed from the Specific Plan area. Therefore, implementation of the Specific Plan Project would have no impact on scenic vistas. Threshold 4.1-2: Would the Specific Plan Project substantially degrade the existing visual character or quality of the site and its surroundings? As previously noted, visual effects of a project can include both the objective visual resource changes created by a project and the subjective viewer response to that change. Distance from a project, frequency of view, duration of view, viewer activity, viewer perception, and viewing conditions contribute to the assessment of a visual impact. The proposed Specific Plan would allow for the reuse of existing structures and sites, the redevelopment of underutilized parcels, and the development of vacant parcels with commercial, office and residential uses in a mixed-use setting. The Project is proposed to facilitate and encourage residential mixed-use development and commercial/retail areas. Future development projects within the Specific Plan area could have short-term visual effects during construction activities. Views of a site during construction could include heavy equipment and machinery Red Hill Avenue Specific Plan 4.1-8 Draft Program Environmental Impact Report TU ST 1 N Section 4.1 Aesthetics and Visual Resources 0.6;f1'117LI WNW 411 IC PLAY. preparing the land (i.e., grading) and eventually the construction of new buildings. Dust may temporarily diminish views of the area during grading and other construction activities. Any construction impacts associated with individual development projects within the Specific Pian area would be temporary in nature and would be expected to be typical for projects located in an urban environment with surrounding development. Construction activities would be required to comply with the Specific Plan, the City's General Plan, and the Tustin City Code requirements. Therefore, these impacts would be expected to be less than significant. Chapter 5, Design Criteria, of the Specific Plan, provides a framework for high-quality design of development projects within the Specific Plan area. The Design Criteria are proposed to encourage community identity and a sense of place. The guidelines are not intended to limit innovative design but rather provide clear direction. In summary, the Specific Plan notes that buildings should follow sound design principles by incorporating massing and proportion, structure, simple roof forms, fenestration, balconies, accent elements, and high- quality materials and colors into a unified architectural form. Within the Specific Plan area, architecture may draw inspiration from such locally relevant traditional styles as Spanish/Mediterranean, Modern Craftsman, and contemporary interpretations of agriculturally -based styles such as Farmhouse/Agricultural. Building design is not intended to literally replicate historic styles. Ornate and heavily themed styles such as Tudor, Victorian and Beaux Arts are not allowed. The Specific Plan would not change allowable building heights in the Specific Plan area such that it would degrade the quality or character of the area. The maximum height for buildings within the Specific Plan 1 area would be four stories. Five stories would be permitted subject to building massing and scale requirements set forth in Chapter 4, Land Use and Development Criteria, and Chapter 5, Design Criteria, of the Specific Plan. These factors include but are not limited to the provision of varied upper floor setbacks; consistency of design features on all elevations; and a minimum 16 -foot ground floor height for commercial uses in a mixed-use setting. The Specific Plan proposes streetscape landscaping improvements within the public rights-of-way along Red Hill Avenue, as well as gateway signage enhancements. The streetscape would include parkway plantings adjacent to the street along the entire length of Red Hill Avenue with new landscaped medians, the latter where feasible. The Specific Plan also proposes identity and wayfinding elements that use materials and colors which create a distinct sense of place. Ongoing development within the Specific Plan area would alter the existing character and quality of the area. While the aesthetics of a project can be subjective, future development projects in the Specific Plan area would be required to comply with the proposed Red Hill Avenue Development Standards and Design Criteria. Individual projects would also be subject to design review by the City. Implementation of the Specific Plan is proposed to improve the visual character and quality of the area. Impacts are considered less than significant. Impact Summary: Threshold 4.1-2 Less Than Significant. Implementation of the Specific Plan would alter the existing visual character or quality of the Specific Plan area with the goal of improving them. With compliance with the Specific Plan Design Red Hill Avenue Specific Plan 4.1-9 Draft Program Environmental Impact Report Section 4.1 Aesthetics and Visual Resources Criteria and Land Use Regulations, the City's General Plan, and the Tustin City Code, impacts to visual resources would be less than significant. Threshold 4.1-3: Would the Specific Plan Project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? The Specific Plan area is located within an urban environment with a mix of non-residential and residential uses, motel, and institutional uses. Sources of lighting include streetlights, signage, and on -building and freestanding security lighting. Future development projects within the Specific Plan area would have the potential to create new sources of light from interior and exterior lighting sources, and glare from reflection of sunlight off windows and street lighting. Although the Specific Plan area currently includes buildings, parking areas, green spaces and street lighting, implementation of the Specific Plan Project is intended to introduce mixed-use development to promote the revitalization of the commercial district. The addition of buildings in areas that are undeveloped would result in new sources of light and glare consistent with that found in an urban area. Reuse of existing sites would have similar sources of lighting as currently exists in the area. With respect to lighting, the proposed Specific Plan Land Use and Regulations provide requirements for future development within the Specific Plan as summarized below: ■ Parking lot lighting and security lighting for non-residential uses shall be appropriately shielded so as not to spill over into residential areas. Illuminated commercial signs and associated fixtures shall be shielded to prevent light spillover onto adjacent residential uses as well as residential portions of mixed-use projects. ■ Minimum illumination levels would be consistent with the Tustin City Code requirements for areas. ■ Lighting for uncovered parking areas, vehicle access ways and walkways, shall not exceed a height of 16 feet, except that the maximum height on the rooftop of any parking structure located on a lot adjacent to any residential zone shall not exceed a height of 8 feet. ■ The overall height shall be measured from the paved parking area surface to the uppermost part of the light standard, including the light globe. ■ Lighting shall be directed onto the driveways, walkways and parking areas within the development and away from adjacent properties and public rights-of-way. Appropriate shields shall be incorporated into lighting fixtures to ensure lighting does not spill onto adjoining properties. The proposed Specific Plan's Design Criteria includes the following guidance: ■ Lighting shall not produce glare or spill over onto adjacent properties; consider the latest technical and operational energy conservation concepts in lighting designs. ■ Lighting shall be provided, at a minimum, in the following locations for safety and for crime prevention: parking lots, parking structures, plazas and outdoor seating areas, building entries, and walkways. Red Hill Avenue Specific Plan 4.1-10 Draft Program Environmental Impact Report Section 4.1 Aesthetics and Visual Resources ■ Wall mounted lights shall not extend above the height of the wall or parapet to which they are mounted. ■ Lighting fixtures shall be covered or otherwise directed so that bulbs are not directly visible to pedestrians or drivers. ■ On the top floor of a parking structure with no roof, lighting should be positioned appropriately to create a safe environment for pedestrians, while not negatively impacting the users of surrounding uses and developments. ■ Where appropriate, design down -directed, exterior lighting as part of the overall architectural style of the building that highlights interesting architectural features. However, the lighting of full facades or roofs is discouraged. ■ Parking area lighting and security lighting for commercial uses should be shielded to prevent glare and spillover into residential areas. Residential units shall also be shielded from illuminated commercial signs. ■ To reduce glare, recess windows and large areas of glass by insetting glass a minimum of three inches from the exterior wall surface to add relief. Clear glazing is strongly recommended, while reflective glazing and tinting are prohibited. ■ The limited application of neon signs may be appropriate if they are consistent with the character of the area, location within a commercial center, subject to the requirements of Tustin City Code. Because the Specific Plan area is located within an urban environment, the lighting associated with implementation of the Specific Plan would not substantially increase light and glare within the Specific Plan area or its surroundings. With adherence to the provisions of the proposed Specific Plan and the Tustin City Code, potential light and glare impacts are considered less than significant. Impact Summary: Threshold 4.1-3: Less Than Significant. Future development within the Specific Plan area would introduce new sources of lighting. However, compliance with the land use regulations and the Design Criteria of the Specific Plan, the General Plan and the Tustin City Code would preclude significant impacts. 4.1.7 CUMULATIVE IMPACTS When evaluating cumulative aesthetic impacts, a number of factors must be considered. The cumulative study area for aesthetic impacts is the viewshed that includes the Specific Plan area and surrounding areas. The context in which a project is being viewed will also influence the significance of the aesthetic impact. The contrast a project has with its surrounding environment may actually be reduced by the presence of other cumulative projects. If most of an area is or is becoming urbanized, the contrast of a project with the natural surrounding may be less since it would not stand out in contrast as much. In order for a cumulative aesthetic impact to occur, the proposed elements of the cumulative projects would need to be seen together or in proximity to each other. If the projects were not near each other, the viewer would not perceive them in the same scene. Red Hill Avenue Specific Plan 4.1-11 Draft Program Environmental Impact Report Section 4.1 Aesthetics and Visual Resources Ongoing development within the Specific Plan area would alter the existing character and quality of the area. Future development projects would have the potential to increase the amount of light. Each development project in the Specific Plan area would be required to comply with policies and regulations set out by the proposed Specific Plan and Design Criteria, the City's General Plan, and the Tustin City Code. Compliance with these policies, plans, and regulations would ensure that proposed future development in the surrounding areas would be compatible with the urban development of the City. The Specific Plan would not change the allowable building heights in the Specific Plan area such that it would degrade the quality or character of the site, as the Specific Plan proposes buildings no greater than five stories (or approximately 50 feet). The proposed Specific Plan would allow buildings up to four stories in the Specific Plan area and up to five stories for a mixed-use development (when not located adjacent to residential uses). In the area surrounding the Specific Plan, the zoning and building heights allowed under existing zoning districts is 30 to 50 feet. The proposed Specific Plan would not increase the aesthetic impact on the surrounding area as it is similar in design and mass, bulk, and scale to the surrounding area. With respect to nighttime illumination, nighttime lighting effects may be considered in a regional context because of the potential for night glow that would extend beyond the boundaries of a site. Therefore, with respect to night lighting, the Specific Plan Project is considered in context to the forecasted growth for the area and with cumulative projects in the area that may contribute to the increased nighttime lighting. Because the Specific Plan area is predominately developed and is bordered by existing development and has existing nighttime lighting, the Specific Plan's contribution to nighttime lighting would be less than cumulatively considerable. With compliance with policies and regulations set out by the proposed Specific Plan and Design Criteria, the City's General Plan, and the Tustin City Code, the Specific Plan would not cumulatively contribute to cumulative impacts related to aesthetics and visual resources. Impacts would be less than significant. 4.1.8 MITIGATION PROGRAM Standard Conditions No standard conditions are applicable to the Specific Plan Mitigation Measures No mitigation is required. 4.1.9 LEVEL OF SIGNIFICANCE AFTER MITIGATION The Specific Plan's potential impacts to aesthetics, shade/shadow, and lighting are less than significant. Red Hill Avenue Specific Plan 4.1-12 Draft Program Environmental Impact Report Section 4.2 Air Quality 4.2 Air Quality This EIR Section evaluates the potential for air quality impacts associated with the implementation of the Red Hill Avenue Specific Plan Project and describes the affected environmental and regulatory setting for air quality. Technical data supporting the air quality analysis is included as Appendix B to this Program EIR. 4.2.1 REGULATORY SETTING Federal Clean Air Act Federal air quality regulations were first promulgated with the Federal Clean Air Act of 1970. The U.S. Environmental Protection Agency (U.S. EPA) is responsible for setting and enforcing the National Ambient Air Quality Standards (NAAQS) for criteria pollutants. Under the Federal Clean Air Act, states retain the option to adopt more stringent standards or to include other specific pollutants. These standards are the levels of air quality considered safe, with an adequate margin of safety, to protect the public health and welfare. They are designed to protect those "sensitive receptors" most susceptible to further respiratory distress such as asthmatics, the elderly, very young children, people already weakened by other disease or illness, and persons engaged in strenuous work or exercise. Healthy adults can tolerate occasional exposure to air pollutant concentrations considerably above these minimum standards before adverse effects are observed. The U.S. EPA has classified air basins (or portions thereof) as being in attainment, nonattainment, or unclassified for each criteria air pollutant, based on whether the NAAQS have been achieved. If an area is designated unclassified, it is because inadequate air quality data were available as a basis for a nonattainment or attainment designation. Federal criteria air pollutants are those identified by the U.S. EPA to be of concern with respect to the health and welfare of the general public. As a part of its enforcement responsibilities, the U.S. EPA requires each state with Federal nonattainment areas to prepare and submit a State Implementation Plan (SIP) that demonstrates the means to attain and maintain Federal standards. The SIP must integrate Federal, State, and local plan components and regulations to identify specific measures to reduce pollution by using a combination of performance standards and market-based programs within the SIP -identified timeframe. National Emissions Standards for Hazardous Air Pollutants Program Under Federal law, 188 substances are listed as hazardous air pollutants (HAPS). Major sources of specific HAPs are subject to the requirements of the National Emissions Standards for Hazardous Air Pollutants Program. The U.S. EPA is establishing regulatory schemes for specific source categories and requires implementation of Maximum Achievable Control Technologies for major sources of HAPS in each source category. State law has established the framework for California's toxic air contaminants (TAC) identification and control program, which is generally more stringent than the Federal program and is aimed at HAPS that are a problem in California. The State has formally identified 244 substances as TACs and is adopting appropriate control measures for each. Once adopted at the State level, each air district will be required to adopt a measure that is equally or more stringent. Red Hill Avenue Specific Plan 4.2-1 Draft Program Environmental Impact Report Section 4.2 Air Quality State California Air Resources Board The Federal Clean Air Act allows states to adopt ambient air quality standards and other regulations provided that they are at least as stringent as Federal standards. California Air Resources Board (CARB), a part of the California Environmental Protection Agency, is responsible for the coordination and administration of Federal and State air pollution control programs within California including setting the California ambient air quality standards. CARB also conducts research, compiles emission inventories, develops suggested control measures, and provides oversight of local programs. It establishes emissions standards for motor vehicles sold in California, consumer products (such as hairspray, aerosol paints, and barbecue lighter fluid), and various types of commercial equipment. It also sets fuel specifications to further reduce vehicular emissions. CARB also has primary responsibility for the development of California's SIP, for which it works closely with the Federal government and the local air districts. In addition to standards set for the six criteria pollutants, the State has set standards for sulfates, hydrogen sulfide, vinyl chloride, and visibility reducing particles. These standards are designed to protect the health and welfare of the populace with a reasonable margin of safety. Further, in addition to primary and secondary ambient air quality standards, the State has established a set of episode criteria for ozone, carbon monoxide, nitrogen dioxide, sulfur dioxide, and particulate matter. These criteria refer to episode levels representing periods of short-term exposure to air pollutants that actually threaten public health. California State Implementation Plan The Federal Clean Air Act (and its subsequent amendments) requires each state to prepare an Air Quality Control Plan referred to as the SIP. The SIP is a living document that is periodically modified to reflect the latest emissions inventories, plans, and rules and regulations of air basins as reported by the agencies with jurisdiction over them. The Federal Clean Air Act Amendments dictate that states containing areas violating the National ambient air quality standards revise their SIPS to include extra control measures to reduce air pollution. The SIP includes strategies and control measures to attain the NAAQS by deadlines established by the Clean Air Act. The U.S. EPA has the responsibility to review all State Implementation Plans to determine if they conform to the requirements of the Clean Air Act. State law makes CARB the lead agency for all purposes related to the SIP. Local air districts and other agencies prepare SIP elements and submit them to CARB for review and approval. CARB then forwards SIP revisions to the U.S. EPA for approval and publication in the Federal Register. The 2016 Air Quality Management Plan (2016 AQMP) is the SIP for the South Coast Air Basin (SCAB). The 2016 AQMP is a regional blueprint for achieving air quality standards and healthful air in the SCAB and those portions of the Salton Sea Air Basin that are under the South Coast Air Quality Management District's (SCAQMD's) jurisdiction. The 2016 AQMP represents a new approach, focusing on available, proven, and cost-effective alternatives to traditional strategies, while seeking to achieve multiple goals in partnership with other entities promoting reductions in greenhouse gases and toxic risk, as well as efficiencies in energy use, transportation, and goods movement. The most effective way to reduce air pollution impacts is to reduce emissions from mobile sources. The AQMP relies on a regional and multi-level partnership of governmental agencies at the Federal, State, regional, and local level. These agencies (U.S. EPA, CARE, local governments, Southern California Association of Governments (SCAG] and the SCAQMD) are the primary agencies that implement the AQMP programs. Red Hill Avenue Specific Plan 4.2-2 Draft Program Environmental Impact Report TUSTIN' Section 4.2 Air Quality 1113H.11 WNW 51'14.'3].-}5;- The 2016 AQMP incorporates the latest scientific and technical information and planning assumptions, including SCAG's latest Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS), updated emission inventory methodologies for various source categories, and SCAG's latest growth forecasts. The 2016 AQMP includes integrated strategies and measures to meet the NAAQS. California Air Toxics "Hot Spots" Information and Assessment Act (AB 2588) The California Air Toxics "Hot Spots" Information and Assessment Act (Assembly Bill [AB] 2588) is a statewide program enacted in 1987. AB 2588 requires facilities that exceed recommended Office of Environmental Health Hazard Assessment levels to reduce risks to acceptable levels. Typically, land development projects generate diesel emissions from construction vehicles during the construction phase, as well as some diesel emissions from small trucks during the operational phase. Diesel exhaust is mainly composed of particulate matter and gases, which contain potential cancer- causing substances. Emissions from diesel engines currently include over 40 substances that are listed by the U.S. EPA as hazardous air pollutants and by CARB as toxic air contaminants. On August 27, 1998, CARB identified particulate matter in diesel exhaust as a TAC, based on data linking diesel particulate emissions to increased risks of lung cancer and respiratory disease. In September 2000, CARB adopted a comprehensive diesel risk reduction plan to reduce emissions from both new and existing diesel -fueled engines and vehicles. The goal of the plan is to reduce diesel PM emissions and the associated health risk by 75 percent in 2010 and by 85 percent by 2020. As part of this plan, CARB identified Airborne Toxic Control Measures (ATCM) for mobile and stationary emissions sources. Each ATCM is codified in the California Code of Regulations (CCR), including the ATCM to limit diesel -fueled commercial motor vehicle idling, which puts limits on idling time for large diesel engines (13 CCR Chapter 10 § 2485). National and State Ambient Air Quality Standards Both the State of California and the Federal government have established ambient air quality standards for several different criteria air pollutants, a summary of which is shown in Table 4.2-1, Federal and State Ambient Air Quality Standards. For some pollutants, separate standards have been set for different time periods. Most standards have been set to protect public health. For other pollutants, standards have been based on some other value (such as protection of crops, protection of materials, or avoidance of nuisance conditions). Red Hill Avenue Specific Plan 4.2-3 Draft Program Environmental Impact Report Section 4.2 Air Quality Table 4.2-1. Federal and State Ambient Air Quality Standards Ozone 1 -Hour --- 0.09 ppm 8 -Hour 0.070 ppm 0.070 ppm Carbon Monoxide 8 -Hour 9.0 ppm 9.0 ppm 1 -Hour 35.0 ppm 20.0 ppm Nitrogen Dioxide Annual 0.053 ppm 0.030 ppm 1 -Hour 0.100 ppm 0.18 ppm Sulfur Dioxide Annual --- --- 24 -Hour --- 0.04 ppm 1 -Hour 0.075 ppm 0.25 ppm PMio Annual --- 20 pg/m3 24 -Hour 150 pg/m3 50 pg/m3 PMzs Annual 12 pg/m3 12 pg/m3 24 -Hour 35 pg/m3 --- Lead 30 -Day Average --- 1.5 pg/m3 3 -Month Average 0.15 pg/m3 --- ppm = parts per million; pg/m3 = micrograms per cubic meter Source: California Air Resources Board, Ambient Air Quality Standards Chart, May 14, 2016. Regional and Local South Coast Air Quality Management District The SCAQMD is the air pollution control agency for Orange County and the urban portions of Los Angeles, Riverside, and San Bernardino Counties. The agency's primary responsibility is ensuring that the Federal and State ambient air quality standards are attained and maintained in the air basin. The SCAQMD is also responsible for adopting and enforcing rules and regulations concerning air pollutant sources, issuing permits for stationary sources of air pollutants, inspecting stationary sources of air pollutants, responding to citizen complaints, monitoring ambient air quality and meteorological conditions, awarding grants to reduce motor vehicle emissions, and conducting public education campaigns, as well as many other activities. All projects are subject to SCAQMD rules and regulations in effect at the time of construction. City of Tustin General Plan Conservation/Open Space/Recreation Element The Conservation/Open Space/Recreation Element of the City of Tustin General Plan includes goals and policies related to the reduction of air pollutant emissions that are applicable to the Specific Plan. The Conservation/Open Space/Recreation Element identifies measures implemented for conservation purposes, including air quality measures. General Plan goals and policies applicable to air pollutant emissions are addressed in Section 4.8, Land Use and Planning, of this Program EIR. Red Hill Avenue Specific Plan 4.2-4 Draft Program Environmental Impact Report Section 4.2 Air Quality 4.2.2 AIR POLLUTANTS OF CONCERN Criteria Air Pollutants Air pollutants emitted into the ambient air by stationary and mobile sources are regulated by Federal and State laws. These regulated air pollutants are known as "criteria air pollutants" and are categorized into primary and secondary pollutants. Primary air pollutants are those that are emitted directly from sources. Carbon monoxide (CO), reactive organic gases (ROG), nitrogen oxide (NOx), sulfur dioxide (S02), coarse particulate matter (PMio), fine particulate matter (PM2.5), lead, and fugitive dust are primary air pollutants. Of these, CO, SO2, PMlo, and PM2.5 are criteria pollutants. ROG and NOx are criteria pollutant precursors and that form secondary criteria pollutants through chemical and photochemical reactions in the atmosphere (for example, ozone [031 is formed by a chemical reaction between ROG and NOx in the presence of sunlight). 03 and nitrogen dioxide (NO2) are the principal secondary pollutants. Sources and health effects commonly associated with criteria pollutants are summarized in Table 4.2-2, Criteria Air Pollutants Summary of Common Sources and Effects. Toxic Air Contaminants Toxic air contaminants (TACs) are considered carcinogenic or noncarcinogenic based on the nature of the health effects associated with exposure to the pollutant. For regulatory purposes, carcinogenic TACs are assumed to have no safe threshold below which health impacts would not occur, and cancer risk is expressed as excess cancer cases per one million exposed individuals. Noncarcinogenic TACs differ in that there is generally assumed to be a safe level of exposure below which no negative health impact is believed to occur. These levels are determined on a pollutant -by -pollutant basis. There are many different types of TACs, with varying degrees of toxicity. Sources of TACs include industrial processes, such as petroleum refining and chrome -plating operations; commercial operations, such as gasoline stations and dry cleaners; and motor vehicle exhaust. Public exposure to TACs can result from emissions from normal operations, as well as from accidental releases of hazardous materials during upset conditions. The health effects associated with TACs are quite diverse and generally are assessed locally, rather than regionally. TACs can cause long-term health effects such as cancer, birth defects, neurological damage, asthma, bronchitis, or genetic damage, or short-term acute effects such as eye -watering, respiratory irritation (a cough), running nose, throat pain, and headaches. To date, CARB has designated 244 compounds as TACs (CARB, 1999). Additionally, CARB has implemented control measures for a number of compounds that pose high risks and show potential for effective control. The majority of the estimated health risks from TACs can be attributed to relatively few compounds, most importantly particulate matter from diesel fuel engines. CARB identified diesel particulate matter (DPM) as a toxic air contaminant. DPM differs from other TACs in that it is not a single substance but rather a complex mixture of hundreds of substances. Diesel exhaust is a complex mixture of particles and gases produced when an engine burns diesel fuel. DPM is a concern because it causes lung cancer; many compounds found in diesel exhaust are carcinogenic. Some short-term (acute) effects of diesel exhaust include eye, nose, throat, and lung irritation, and diesel exhaust can cause coughs, headaches, lightheadedness, and nausea. DPM poses the greatest health risk among the TACs. Almost all diesel exhaust particle mass is 10 microns or less in diameter. Because of their extremely small size, these particles can be inhaled and eventually trapped in the bronchial and alveolar regions of the lung. Red Hill Avenue Specific Plan 4.2-5 Draft Program Environmental Impact Report Section 4.2 Air Quality Table 4.2-2. Criteria Air Pollutants Summary of Common Sources and Effects Pollutant Mafor Man Made Sources = Human Health &Welfare Effects An odorless, colorless gas formed when Reduces the ability of blood to deliver carbon in fuel is not burned completely; oxygen to vital tissues, affecting the Carbon Monoxide a component of motor vehicle exhaust. cardiovascular and nervous system. Impairs (CO) vision, causes dizziness, and can lead to unconsciousness or death. A reddish -brown gas formed during fuel Respiratory irritant; aggravates lung and combustion for motor vehicles and heart problems. Precursor to ozone and Nitrogen Dioxide industrial sources. Sources include acid rain. Contributes to global warming (NO2) motor vehicles, electric utilities, and and nutrient overloading which deteriorates other sources that burn fuel. water quality. Causes brown discoloration of the atmosphere. Formed by a chemical reaction between Irritates and causes inflammation of the volatile organic compounds (VOC) and mucous membranes and lung airways; nitrous oxides (NOx) in the presence of causes wheezing, coughing, and pain when sunlight. VOCs are also commonly inhaling deeply; decreases lung capacity; referred to as reactive organic gases aggravates lung and heart problems. Ozone (Os) (ROGs). Common sources of these Damages plants; reduces crop yield. precursor pollutants include motor Damages rubber, some textiles, and dyes. vehicle exhaust, industrial emissions, gasoline storage and transport, solvents, paints, and landfills. Produced by power plants, steel mills, Increased respiratory symptoms, such as chemical plants, unpaved roads and irritation of the airways, coughing, or parking lots, wood -burning stoves and difficulty breathing; aggravated asthma; Particulate Matter fireplaces, automobiles, and others. development of chronic bronchitis; irregular (PMio and PM2.$) heartbeat; nonfatal heart attacks; and premature death in people with heart or lung disease. Impairs visibility (haze). A colorless, nonflammable gas formed Respiratory irritant. Aggravates lung and when fuel containing sulfur is burned; heart problems. In the presence of when gasoline is extracted from oil; or moisture and oxygen, sulfur dioxide Sulfur Dioxide (S02) when metal is extracted from ore. converts to sulfuric acid which can damage Examples are petroleum refineries, marble, iron, and steel. Damages crops and cement manufacturing, metal processing natural vegetation. Impairs visibility. facilities, locomotives, and ships. Precursor to acid rain. 4.2.3 ENVIRONMENTAL SETTING Local Climate and Meteorology The Specific Plan area is in the SCAB, which is bound by the Pacific Ocean to the west and the San Gabriel, San Bernardino, and San Jacinto Mountains to the north and east, and includes all of Orange County and the non -desert portions of Los Angeles, Riverside, and San Bernardino Counties, in addition to the San Gorgonio Pass area in Riverside County. The regional climate in the SCAB is semi -arid and is characterized by warm summers, mild winters, infrequent seasonal rainfall, moderate daytime onshore breezes, and Red Hill Avenue Specific Plan 4.2-6 Draft Program Environmental Impact Report Section 4.2 Air Quality moderate humidity. Air quality in the SCAB is primarily influenced by meteorology and a wide range of emissions sources, such as dense population centers, substantial vehicular traffic, and industry. Air pollutant emissions in the SCAB are generated primarily by stationary and mobile sources. Stationary sources can be divided into two major subcategories: point and area sources. Point sources occur at a specific location and are often identified by an exhaust vent or stack. Examples include boilers or combustion equipment that produce electricity or generate heat. Area sources are widely distributed and include such sources as residential and commercial water heaters, painting operations, lawn mowers, agricultural fields, landfills, and some consumer products. Mobile sources refer to emissions from motor vehicles, including tailpipe and evaporative emissions, and are classified as either on -road or off-road. On - road sources may be legally operated on roadways and highways. Off-road sources include aircraft, ships, trains, and self-propelled construction equipment. Air pollutants can also be generated by the natural environment, such as when high winds suspend fine dust particles. Current Air Quality The SCAQMD operates a network of air quality monitoring stations throughout the SCAB. The purpose of the monitoring stations is to measure ambient concentrations of pollutants and determine whether ambient air quality meets the California and Federal standards. The monitoring station located closest to the Specific Plan area is the Costa Mesa station, located at 2850 Mesa Verde Drive East, approximately seven miles southwest of the Specific Plan area. Table 4.2-3, Ambient Air Quality at the Monitoring Station, indicates the number of days that each of the standards has been exceeded at the Costa Mesa station. This station does not monitor PM emissions; therefore, data for PM emissions were obtained from the Anaheim -Pampas Lane monitoring station located approximately 9.75 miles northwest of the Specific Plan area. SCAB is designated nonattainment for the Federal and State one-hour and eight-hour ozone standards, the Federal and State PMlo standards, the Federal 24-hour PM2.5 standard, and the State and Federal annual PM2,s standard. The SCAB is in attainment of all other Federal and State standards. Sensitive Receptors Ambient air quality standards have been established to represent the levels of air quality considered sufficient, with a margin of safety, to protect public health and welfare. They are designed to protect that segment of the public most susceptible to respiratory distress, such as children under 14; the elderly over 65; persons engaged in strenuous work or exercise; and people with cardiovascular and chronic respiratory diseases. Many sensitive receptor locations are, therefore, schools, hospitals, and residences. Sensitive receptors likely to be affected by air quality impacts associated with the Specific Plan area are described below. Within the Specific Plan Area. Sensitive receptors within the Specific Plan area include single-family residences located near the intersection of Red Hill Avenue at Mitchell Avenue; multiple -family residences located to the west of Red Hill Avenue along Nisson Road; the Red Hill Montessori Preschool and Infant Toddler Care located at the corner of Red Hill Avenue at San Juan Street; and the Main Place Christian Fellowship Church located on the north side of EI Camino Real east of Red Hill Avenue. Red Hill Avenue Specific Plan 4.2-7 Draft Program Environmental Impact Report Section 4.2 Air Quality I Table 4.2-3. Ambient Air Quality at the Monitoring Station 8 Hour Ozone (ppm), 8 -Hr Maximum 0.079 0.079 0.069 Number of Days of State exceedances (>0.070) 6 2 0 Number of days of Federal exceedances (>0.070) 6 2 0 Ozone (ppm), Worst Hour 0.096 0.099 0.090 Number of days of State exceedances (>0.09 ppm) 1 1 0 Number of days of Federal exceedances (>0.112 ppm) Nitrogen Dioxide (ppb) - Worst Hour 60.6 52.4 59.8 Number of days of State exceedances (>0.18 ppm) 0 0 0 Number of days of Federal exceedances (0.10 ppm) 0 0 0 Particulate Matter 10 microns, µg/m3, Worst 24 Hours a 85 59 74 Number of days above Federal standard (>150 lag/m3) 0 0 0 Particulate Matter <2.5 microns, pg/m3, Worst 24 Hours a 45 45.8 44.4 Number of days above Federal standard (>35 pg/m3) 4 3 1 Note: Costa Mesa -Mesa Verde Drive Monitoring Station unless otherwise noted. a. Anaheim -Pampas Lane monitoring station data * There was insufficient (or no) data available to determine the value. Source: California Air Resources Board, Aerometric Data Analysls and Management (iADAM) System, https://www.arb.ca.gov/adam, accessed January 12, 2018, Outside the Specific Plan Area. Sensitive receptors outside of but adjacent to the Specific Plan area along and adjacent to Red Hill Avenue include Pine Tree Park, and single-family and multiple -family residences. 4.2.4 THRESHOLDS OF SIGNIFICANCE The following significance criteria are from CEQA Guidelines Appendix G. Implementation of the Specific Plan would result in a significant impact on air quality if it would: Threshold 4.2-1 Conflict with or obstruct implementation of the applicable air quality plan. Threshold 4.2-2 Violate any air quality standard or contribute substantially to an existing or projected air quality violation. Threshold 4.2-3 Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in nonattainment under an applicable Federal or State ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors). Threshold 4.2-4 Expose sensitive receptors to substantial pollutant concentrations. Threshold 4.2-5 Create objectionable odors affecting a substantial number of people. Red Hill Avenue Specific Plan 4.2-8 Draft Program Environmental Impact Report Section 4.2 Air Quality Regional Thresholds The SCAQMD recommends the quantitative regional significance thresholds identified in Table 4.2-4, SCAQMD Regional Significance Thresholds, for temporary construction activities and long-term operations within the SCAB. Table 4.2-4. SCAQMD Regional Significance Thresholds ` Reactive Organic Gases (ROG) 75 55 Carbon Monoxide (CO) 550 550 Nitrogen Oxides (NOx) 100 55 Sulfur Oxides (SOx) 150 150 Coarse Particulates (PM1o) 150 150 Fine Particulates (PM2.5) 55 55 a. Pounds per day Source: South Coast Air Quality Management District, CEQA Handbook, 1993 (PM2.5 threshold adopted June 1, 2007). Localized Significance Threshold In addition to the above thresholds, the SCAQMD has developed Localized Significance Thresholds (LSTs). LSTs represent the maximum emissions from a project that will not cause or contribute to an air quality exceedance of the most stringent applicable Federal or State ambient air quality standard at the nearest sensitive receptor. However, LSTs are applicable to projects at the project -specific level and are not applicable to regional projects such as Specific Plans (SCAQMD, 2003). As such, LSTs would be required for future development projects, but do not apply to the programmatic Specific Plan analysis. Methodology The air quality analysis performed for the Specific Plan Project conforms to the methodologies recommended in the SCAQMD's CEQA Air Quality Handbook (1993, as amended). The handbook includes thresholds for emissions associated with both construction and operation development projects within the Specific Plan area. Construction for future development within the Specific Plan area would generate diesel emissions and dust. Construction equipment that would generate criteria air pollutants includes excavators, graders, cranes, dump trucks, and loaders. Some of this equipment would be used during grading activities as well as during building construction. It is assumed that all construction equipment used would be diesel - powered. Operational emissions were estimated using the California Emissions Estimator Model (CaIEEMod). Operational emissions include mobile source emissions, energy emissions, and area source emissions. Mobile source emissions are generated by the increase in motor vehicle trips to and from the Specific Plan area associated with operation of onsite development. Specific Plan traffic generation rates from the Traffic Impact Analysis (Kimley-Horn, 2018) were used for the traffic analysis to provide a conservative estimate of the potential traffic generation emissions. Emissions attributed to energy use include natural Red Hill Avenue Specific Plan 4.2-9 Draft Program Environmental Impact Report Section 4.2 Air Quality gas consumption for space and water heating. Area source emissions are generated by landscape maintenance equipment, consumer products, and architectural coatings. 4.2.5 ENVIRONMENTAL IMPACTS Threshold 4.2-1: Would implementation of the Specific Plan conflict with or obstruct implementation of the applicable air quality plan? A project may be inconsistent with the AQMP if it would generate a considerable increase in regional air quality violations and affect the region's attainment of air quality standards, or if it would generate population, housing, or employment growth exceeding forecasts used in the development of the AQMP. The 2016 AQMP, the most recent AQMP adopted by the SCAQMD, incorporates local municipalities' general plans and SCAG's 2016 RTP/SCS socioeconomic forecast projections of regional population, housing and employment growth. Table 4.2-5, Orange County and Tustin Regional Growth Estimates, shows the SCAG regional growth projections. The Specific Plan Project would allow for the development of 500 additional residential units and 325,000 additional square feet of non-residential development. According to the California Department of Finance 2017 housing estimates, the average household size for the City of Tustin is 3.04 persons per household (DOF 2017). Assuming 3.04 per dwelling unit, the Specific Plan has the potential to generate 1,520 additional residents. According to the California Department of Finance (DOF), the City has an estimated current population of 82,372 (DOF, 2017). The estimated population increase of 1,520 new residents is within the forecasted population increase by SCAG for the City of Tustin of 5,700 residents between 2012 and 2040. Assuming no change in the average household size and no other changes to the number of housing units in Tustin, implementation of the Specific Plan could increase the City population to 83,892 over the course of Specific Plan buildout, an increase of 1.8 percent. This population increase would result in a total population that exceeds both SCAG's forecasted population for the City of 83,100 and the City of Tustin's General Plan projected population of 82,878. According to SCAG's employment density study, the employment density factor for commercial retail development in Orange County is 450 square feet per employee. Development of 325,000 additional square feet of non-residential uses would generate approximately 722 new permanent employment opportunities which could include both full-time and part-time employment positions with varying salaries including minimum wage positions. The 722 jobs represent approximately 3 percent of the City's total forecasted increase in employment between 2012 and 2040. As this employment increase would be Red Hill Avenue Specific Plan 4.2-10 Draft Program Environmental Impact Report Section 4.2 Air Quality within SCAG's and the City of Tustin's forecasted 2040 employment growth for the City, employment growth generated by the Specific Plan would be consistent with the AQMP. As described above, the population, housing, and employment forecasts, which are adopted by SCAG's Regional Council, are based on local City plans and policies; these are used by SCAG in all phases of implementation and review. Additionally, the SCAQMD has incorporated these same projections into the 2016 AQMP. Implementation of the Specific Plan would incrementally exceed the population growth forecasted in the RTP/SCS, on which the 2016 AQMP is based. However, the Specific Plan Project, which encourages mixed-use, infill development with access to alternative transportation, is consistent with regional policies established in the 2016 RTP/SCS that promote alternative modes of transport and "livable corridors" to reduce air quality impacts from vehicle emissions. In addition, implementation of the Specific Plan would improve the job -housing balance in the City, which reduces vehicle miles traveled by residents to employment opportunities outside the City. Although the Specific Plan would be consistent with the goals of the RTP/SCS to reduce vehicle miles traveled and associated air pollutant emissions, the Specific Plan would exceed population forecasts, on which the AQMP is based. Further, implementation of proposed mitigation measures and compliance with SCAQMD rules would reduce conflicts and obstruction of the AQMP; however, the combined emissions from future development (i.e., new development in the Specific Plan area) would exceed SCAQMD operational thresholds (refer to discussion under Threshold 4.2-2). Exceeding these thresholds has the potential to hinder the region's compliance with the AQMP. Impacts would be significant and unavoidable. Impact Summary: Threshold 4.2-1: Significant and Unavoidable Impact. Implementation of the Specific Plan would incrementally exceed population growth forecasted in the Regional Transportation Plan/Sustainable Communities Strategy on which the 2016 AQMP is based, as well as exceed SCAQMD operational thresholds. Threshold 4.2-2: Would implementation of the Specific Plan violate any air quality standard or contribute substantially to an existing or projected air quality violation? Construction Emissions The Specific Plan would allow for 325,000 square feet of additional non-residential development and 500 additional dwelling units. Construction activities associated with implementation of the Specific Plan would result in fugitive dust and exhaust emissions. As described below, grading and hauling tend to generate the greatest fugitive dust and exhaust emissions. Additionally, demolition of buildings with asbestos containing materials could occur. Fugitive Dust. Construction activities are a source of fugitive dust (PMlo and PM2,5) emissions that may have a substantial, temporary impact on local air quality. Fugitive dust emissions vary substantially from day to day, depending on the level of activity, specific operations, and weather conditions. Fugitive dust (PMio) poses a serious health hazard alone or in combination with other pollutants. Fine Particulate Matter (PM2,5) is mostly derived from combustion sources, such as automobiles, trucks, and other vehicle exhaust, as well as from stationary sources. These particles are either directly emitted or are formed in the atmosphere from the combustion of gases such as NOx and SOx combining with ammonia. PM2,5 components from material in the earth's crust, such as dust, are also present, with the amount varying in different locations. Red Hill Avenue Specific Plan 4.2-11 Draft Program Environmental Impact Report Section 4.2 Air Quality Exhaust. Exhaust emissions would be generated by the operation of vehicles and equipment on future construction sites, such as tractors, dozers, scrapers, backhoes, cranes, and trucks. The majority of construction equipment and vehicles would be diesel powered, which tends to be more efficient than gasoline -powered equipment. Diesel -powered equipment produces lower CO and hydrocarbon emissions than gasoline equipment, but produces greater amounts of NOx, SOx, and particulates per hour of activity. The transportation of equipment and materials to and from project sites, as well as construction workers traveling to and from the sites, would also generate vehicle emissions during construction. Grading/Hauling. Depending on the amount of over -excavation and re -compaction that may be necessary to create a suitable building pad, future development facilitated by a project may require the import/export of fill material. Although these activities may create additional dust and PM10 and PM2.5, as well as truck -related emissions, they would be mitigated to less than significant levels through implementation of standard dust control practices required as part of the grading permit (periodic site watering, covering laden trucks with tarps, and periodic street sweeping). Asbestos. It is possible that asbestos -containing materials may be present within existing buildings that may be modified or demolished within the Specific Plan area. Therefore, the possibility exists that asbestos fibers may be released into the air should no asbestos assessment or removal (if needed) take place prior to demolition. Standard practice would be to conduct an asbestos assessment for candidate buildings to determine the presence of asbestos. If identified, an asbestos abatement contractor would be retained to develop an abatement plan and remove the asbestos. containing materials, in accordance with local, State, and Federal requirements. After removal, demolition may proceed without significant concern to the release of asbestos fibers into the air. Construction activities associated with future development would occur in incremental phases over time based upon numerous factors, including market demand, and economic and planning considerations. Construction activities would consist of grading, demolition, excavation, cut -and -fill, paving, building construction, and application of architectural coatings. In addition, construction worker vehicle trips, building material deliveries, soil hauling, etc. would occur during construction. Construction -related emissions are typically site-specific and depend upon multiple variables. Quantifying individual future development's air emissions from short-term, temporary construction -related activities is not possible due to project -level variability and uncertainties concerning locations, detailed site plans, construction schedules/duration, equipment requirements, etc., among other factors, which are presently unknown. Since these parameters can vary so widely (and individual project -related construction activities would occur over time dependent upon numerous factors), quantifying precise construction -related emissions and impacts would be speculative. Depending on how development proceeds, construction -related emissions associated with future development could exceed SCAQMD thresholds of significance. Standard Condition (SC) 4.2-1 requires adherence to SCAQMD Rule 403 (Fugitive Dust) would reduce fugitive dust emissions generated at future construction sites by requiring dust abatement measures. State Vehicle Code Section 23114 requires all trucks hauling excavated or graded material to the prevention of such material spilling onto public streets. SC 4.2-2 requires future construction contractors to adhere to SCAQMD Rule 1113 (Architectural Coatings) to limit volatile organic compounds from architectural coatings. Additionally, all building demolition Red Hill Avenue Specific Plan 4.2-12 Draft Program Environmental Impact Report TUSTIN Section 4.2 Air Quality Nflll31l LAYKNI,lt SPItY(4C. I`I lk activities would be required to adhere to SCAQMD Rule 1403 (Asbestos Emissions From Demolition/Renovation Activities). However, due to the unknown nature of future construction activities associated with implementation of the Specific Plan, the potential exists that SCAQMD thresholds may be exceeded. Therefore, construction -related air quality impacts would be considered significant and unavoidable due to the potential magnitude of construction that could occur from implementation of the Specific Plan. Operational Emissions Table 4.2-6, Estimated Unmitigated Operational Emissions, summarizes the Specific Plan's operational emissions. The majority of the Specific Plan -related operational emissions would be due to vehicle trips to, from, and within the Specific Plan area. Specific Plan -generated emissions would exceed SCAQMD recommended thresholds for ROG, and NOx. However, no specific development projects are proposed at this time. In order to quantify the level of emissions associated with individual development projects and compare emissions to established project -level SCAQMD thresholds, specific information regarding the size and type of development would be needed. Though overall operational emissions associated with the Specific Plan would exceed applicable SCAQMD thresholds for criteria pollutants, any project proposed within the Specific Plan area would be subject to site-specific CEQA review to determine if subsequent CEQA documentation or technical analyses are required. The SCAQMD's significance thresholds would be relied upon to determine the significance level of a future project's operational impact. In addition, individual development projects would be required to comply with energy performance and water efficiency building code requirements established under State Title 24 Energy Regulations, which would further reduce criteria air pollutant emissions. While some of the individual development projects may be able to incorporate design and reduction features that would reduce emissions to below SCAQMD thresholds, the overall project must be evaluated for significance consideration. At a programmatic level, operational emissions would exceed thresholds and impacts would be potentially significant. Table 4.2-6. Estimated Unmitigated Operational Emissions Estimated Unmitigated Emissions (Ibdsiay) Emissions Source - - �ROG � NOx = GOP -SOx PIVho a PM�s , Area 19.87 5.46 43.61 0.03 0.63 0.63 Energy 0.26 2.30 1.27 0.01 0.18 0.18 Mobile 33.26 128.16 383.97 1.25 103.56 28.63 Project Total 53.40 135.92 428.85 1.29 104.37 29.45 SCAQMD Thresholds 55 55 550 150 150 55 Threshold Exceeded? No Yes No No No No lbs = pounds per day Note: Numbers may not add due to rounding. Estimated operational emissions (lbs/day) of the Specific Plan. Model used buildout date 2019 for conservative, worst-case scenario emissions estimates. Maximum emissions occurred during winter for NOx, PMlo, and PM2.5 Maximum emissions occurred during summer for ROG, CO, and SOx Red Hill Avenue Specific Plan 4.2-13 Draft Program Environmental Impact Report Section 4.2 Air Quality MM 4.2-1 would require the inclusion of EV charging stations with the development of vehicle parking spaces within the Specific Plan area to reduce ROG and NOx emissions. MM 4.2-2 would require future development to encourage vanpool/rideshare programs to reduce NOx impacts. MM 4.2-3 would require future development within the Specific Plan area mitigate regional air quality impacts during the development review process. Mitigation measures may include energy efficiency measures, water efficiency measures, encouragement of alternatively fueled vehicles, facilitation of ride -sharing programs, provide informational materials on low ROG/VOC consumer products, among others. Table 4.2-7, Estimated Mitigated Operational Emissions, shows the operational air pollutant emissions with implementation of MM 4,2-1 through 4.2-4. As shown therein, emissions would continue to exceed thresholds at the programmatic level; therefore, operational air quality impacts would be significant and unavoidable. Impact Summary: Threshold 4.2-2 - Construction: Significant and Unavoidable Impact. SC 4.2-1 and SC 4.2-2 are applicable. Construction -related air quality impacts would be considered significant and unavoidable due to the potential magnitude of construction that could occur from implementation of the Specific Plan. Threshold 4.2-2 -Operations. Significant and Unavoidable Impact. Operational emissions would exceed the SCAQMD's NO,, thresholds with MMs 4.2-1 through 4.2-4. Table 4.2-7. Estimated Mitigated Operational Emissions Area 19.46 5.46 43.61 0.03 0.63 0.63 Energy 0.26 2.30 1.27 0.01 0.18 0.18 Mobile 29.12 99.34 271.55 0.80 64.75 17.94 Project Total 48.84 107.10 316.43 0.85 65.56 18.75 SC4QMD Thresholds 55 55 550 150 150 55 Threshold Exceeded? No Yes No No No No lbs = pounds per day Note: Numbers may not add due to rounding. Estimated operational emissions (lbs/day) of the Specific Plan. Model used buildout date 2019 for conservative, worst-case scenario emissions estimates. Maximum emissions occurred during winter for NOx, PMIo, and PM2,5 Maximum emissions occurred during summer for ROG, CO, and Sox Red Hill Avenue Specific Plan 4.2-14 Draft Program Environmental Impact Report Section 4.2 Air Quality Threshold 4.2-3: Would implementation of the Specific Plan result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in nonattainment under an applicable NAAQS or CAAQS (including releasing emissions that exceed quantitative thresholds for ozone precursors)? The SCAB is designated nonattainment for the Federal and State one-hour and eight-hour ozone standards, the Federal and State PM10 standards, the Federal 24-hour PM2.s standard, and the State and Federal annual PM2,5 standard. As discussed under Threshold 4.2-2, future development associated with implementation of the Specific Plan could result in increased emissions of regional criteria air pollutants and precursors that would be forecasted to exceed SCAQMD's project -level significance thresholds. Although these thresholds are intended to apply to individual development projects, future development within the Specific Plan area could contribute to an increase in frequency and/or severity of air quality violations, which may delay attainment of the ambient air quality standards. Implementation of MMS 4.2-1 through 4.2-4 would help reduce the overall operational emissions. However, emissions with some future projects could potentially exceed SCAQMD-recommended significance thresholds. Therefore, this impact is considered significant and unavoidable. Impact Summary: Threshold 4.2-3: Significant and Unavoidable Impact. The Specific Plan Project would contribute to an exceedance in overall operational related emissions that may exceed SCAQMD recommended significance thresholds. Therefore, this impact is considered significant and unavoidable. Threshold 4.2-4: Would implementation of the Specific Plan expose sensitive receptors to substantial pollutant concentrations? Implementation of the Specific Plan could expose sensitive receptors to elevated pollutant concentrations during construction or operational activities if it would cause or contribute significantly to elevated levels. Exposure to pollutant concentrations in exceedance of the NAAQS or CAAQS are generally considered substantial. Local Carbon Monoxide Concentration Areas with high vehicle density, such as congested intersections, have the potential to create high concentrations of CO, known as CO hotspots. A project's localized air quality impact is considered significant if CO emissions create a hotspot where either the California one-hour standard of 20 ppm or the Federal and State eight-hour standard of 9.0 ppm is exceeded. This typically occurs at severely congested intersections (level of service [LOS] E or worse). CO emissions that would be generated from the Specific Plan would not exceed SCAQMD thresholds (Table 4.2-7). The Specific Plan area is not typically characterized by high levels of traffic congestion and the regional air basin has been in attainment of the Federal CO standards since 2007. Further, CO levels at the closest air quality monitoring station, the Costa Mesa — Mesa Verde Drive station, have consistently been substantially below the State and Federal standards. Because background CO concentrations are low and implementation of the Specific Plan would not generate CO emissions above thresholds, the Specific Plan would not result in the creation of CO hotspots or expose sensitive receptors to substantial pollutant concentrations; impacts would be less than significant. Red Hill Avenue Specific Plan 4.2-15 Draft Program Environmental Impact Report Section 4.2 Air Quality Toxic Air Contaminants CARB's Air Quality and Land Use Handbook: A Community Health Perspective recommends against siting sensitive receptors within 500 feet of a freeway, urban roads with 100,000 vehicles per day, or rural roads with 50,000 vehicles per day. The primary concern with respect to heavy -traffic roadway adjacency is the long-term effect of TACs, such as diesel exhaust particulates, on sensitive receptors. The primary source pf diesel exhaust particulates is heavy-duty trucks on freeways and high-volume arterial roadways. The I- 5 bisects the Specific Plan area, and the 1-5 freeway segment that crosses Red Hill Avenue experiences an average of 324,300 trips per day. Residential units could be constructed as close as 100 feet from 1-5. The proximity of potential future development to 1-5 poses a concern for TAC exposure. Therefore, implementation of MM 4.2-5 is required to ensure a project -specific Health Risk Assessment (HRA) is conducted for future residential uses located within 500 feet of 1-5. Implementation of MM 4.2-5 would reduce exposure of sensitive receptors to substantial pollutant concentrations to a less than significant level. Impact Summary: Threshold 4.2-4: Less Than Significant With Mitigation. Implementation of the Specific Plan would potentially expose sensitive receptors to substantial pollutant concentrations. This impact would be mitigated to a level considered less than significant with implementation of MM 4.2-5. Threshold 4.2-5: Would implementation of the Specific Plan create objectionable odors affecting a substantial number of people? CARB's Air Quality and Land Use Handbook: A Community Health Perspective (2005) identifies land uses associated with odor complaints. The Specific Plan would include residential and commercial development. Commercial development within the Specific Plan area would likely consist of retail facilities. As retail land uses are not identified as land uses associated with odor complaints by SCAQMD, implementation of the Specific Plan would not generate objectionable odors affecting a substantial number of people. Therefore, impacts would be less than significant. Impact Summary: Threshold 4.2-5: Less Than Significant. Land uses proposed in the Specific Plan are not identified as land uses associated with odor complaints by SCAQMD. Therefore, impacts would be less than significant. 4.2.6 CUMULATIVE IMPACTS A significant impact to air quality would occur if a project would result in a cumulative considerable net increase of any criteria pollutant for which the region is nonattainment under applicable National or State ambient air quality standards. To determine whether a project would result in a cumulatively considerable increase in nonattainment criteria pollutants or exceed the quantitative thresholds for ozone precursors, project emissions may be evaluated based on the quantitative emission thresholds in SCAQMD's CEQA Air Quality Handbook (1993, as amended). The SCAQMD has established quantitative thresholds against which a project's emissions could be evaluated to determine if there is a potential for a significant impact. The SCAQMD's approach to assessing cumulative impacts is based on the AQMP forecasts of attainment of ambient air quality standards in accordance with the requirements of the Federal and California Clean Air Acts. As such, the analysis of cumulative impacts focuses on determining Red Hill Avenue Specific Plan 4.2-16 Draft Program Environmental Impact Report TUSTIN Section 4.2 mm Air Quality REfi'I71t.1.Amin lett i k A5: MIA, whether the Project is consistent with the growth assumptions upon which the SCAQMD's AQMP is based. If the Project is consistent with the growth assumptions, then future development would not impede the attainment of NAAQS and a significant cumulative air quality impact would not occur. With respect to the Specific Plan's construction -related air quality emissions and cumulative basin -wide conditions, the SCAQMD has developed strategies to reduce criteria pollutant emissions outlined in the 2016 AQMP pursuant to Federal Clean Air Act mandates. As such, the Project would comply with SCAQMD Rule 403 requirements. In addition, the Specific Plan would comply with adopted 2016 AQMP emissions control measures. Per SCAQMD rules and mandates, as well as the CEQA requirement that significant impacts be mitigated to the extent feasible, these same requirements (i.e., Rule 403 compliance, the implementation of all feasible mitigation measures, and compliance with adopted AQMP emissions control measures) would also be imposed on construction projects throughout the air basin, which would include related projects. The Specific Plan would exceed SCAQMD construction thresholds. Therefore, the Specific Plan's contribution to construction -related regional pollutant concentrations would be cumulatively considerable. The Specific Plan Project would result in operational air quality impacts because emissions would exceed the SCAQMD-adopted operational threshold for NOx. Because the operational emissions calculated for the Project exceed the applicable SCAQMD daily significance threshold that are designed to assist the region in attaining the applicable ambient air quality standards, the Project would contribute a cumulatively considerable net increase of a nonattainment criteria pollutant. Cumulative projects would be required to reduce their emissions per SCAQMD rules and mandates, cumulative emissions would not contribute to an exceedance of the Federal or California ambient air quality standards and would, therefore, comply with the goals of the 2016 AQMP. Therefore, it can be reasonably inferred that the Specific Plan -related emissions, in combination with those from other projects in the area, could result in cumulative operational impacts. Therefore, the Project's contribution to regional pollutant concentrations would be cumulatively considerable. 4.2.7 MITIGATION PROGRAM Standard Conditions and Requirements SC 4.2 -1 Dust Control. During construction of future development within the Specific Plan area, project applicants shall require all construction contractors to comply with South Coast Air Quality Management District's (SCAQMD's) Rules 402 and 403 in order to minimize short-term emissions of dust and particulates. SCAQMD Rule 402 requires that air pollutant emissions not be a nuisance off-site. SCAQMD Rule 403 requires that fugitive dust be controlled with Best Available Control Measures so that the presence of such dust does not remain visible in the atmosphere beyond the property line of the emission source. This requirement shall be included as notes on the contractor specifications. Table 1 of Rule 403 lists the Best Available Control Measures that are applicable to all construction projects. The measures include, but are not limited to, the following: ■ Clearing and grubbing: Apply water in sufficient quantity to prevent generation of dust plumes. Red Hill Avenue Specific Plan 4.2-17 Draft Program Environmental Impact Report Section 4.2 Air Quality ■ Cut and fill: Pre -water soils prior to cut and fill activities and stabilize soil during and after cut and fill activities. ■ Earth -moving activities: Pre -apply water to depth of proposed cuts; re -apply water as necessary to maintain soils in a damp condition and to ensure that visible emissions do not exceed 100 feet in any direction; and stabilize soils once earth -moving activities are complete. ■ Importing/exporting of bulk materials: Stabilize material while loading to reduce fugitive dust emissions; maintain at least six inches of freeboard on haul vehicles; and stabilize material while transporting to reduce fugitive dust emissions. ■ Stockpiles/bulk material handling: Stabilize stockpiled materials; stockpiles within 100 yards of off-site occupied buildings must not be greater than 8 feet in height, must have a road bladed to the top' to allow water truck access, or must have an operational water irrigation system that is capable of complete stockpile coverage. ■ Traffic areas for construction activities: Stabilize all off-road traffic and parking areas; stabilize all haul routes; and direct construction traffic over established haul routes. Rule 403 defines large operations as projects with 50 or more acres of grading or with a daily earth -moving volume of 5,000 cubic yards at least 3 times in 1 year. Future development within the Specific Plan would potentially be considered a large operation. Large operations are required to implement additional dust -control measures (as specified in Tables 2 and 3 of Rule 403); provide additional notifications, signage, and reporting; and appoint a Dust Control Supervisor. The Dust Control Supervisor is required to: • Be employed by or contracted with the Property Owner or Developer; ■ Be on the site or available on site within 30 minutes during working hours; ■ Have the authority to expeditiously employ sufficient dust mitigation measures to ensure compliance with all Rule 403 requirements; and ■ Have completed the AQMD Fugitive Dust Control Class and have been issued a valid Certificate of Completion for the class. SC 4.2-2 Architectural Coatings. Architectural coatings shall be selected so that the VOC content of the coatings is compliant with SCAQMD Rule 1113. This requirement shall be included as notes on the contractor specifications. Mitigation Measures MM 4.2-1 Electric Vehicle (EV) Charging Stations. Prior to the issuance of building permits, the City's Building Official shall confirm that project plans and specifications designate that vehicle parking spaces developed within the Specific Plan area shall be EV ready to encourage EV use and appropriately size electrical panels to accommodate future expanded EV use. 1 Refers to a road to the top of the pile. Red Hill Avenue Specific Plan 4.2-18 Draft Program Environmental Impact Report TU'STI N Section 4.2 Air Quality RC[1I11[:f.Akl!Nt1[ tpc��ete. riAr. MM 4.2-2 Vanpool/Rideshare Programs. Prior to the issuance of occupancy permits, the City's Building Official shall confirm that future commercial uses within the Specific Plan area include Codes, Covenants, and Restrictions (CC&Rs) that provide for a voluntary vanpool/shuttle and employee ridesharing programs for which all employees shall be eligible to participate. The voluntary ride sharing program could be achieved through a multi -faceted approach, such as designating a certain percentage of parking spaces for ride -sharing vehicles, designating adequate passenger loading and unloading and waiting areas for ridesharing vehicles, and/or providing a web site or message board for coordinating rides. This measure is not applicable to residential uses. MM 4.2-3 Operational Emissions Reductions. Prior to the issuance of building permits, the City's Planning Official shall confirm that project plans and specifications consider and mitigate the impacts on regional air quality and GHG emissions when reviewing proposals for new development. Impacts shall be evaluated in accordance with SCAQMD recommended methodologies and procedures. Recommended mitigation measure may include, but are not limited to, the following: ■ Install heat transfer modules in all furnaces; ■ Install solar panels for water heating systems for residential and other facilities; ■ Incorporate renewable energy sources in the project design (e.g., solar photovoltaic panels). ■ Include passive solar cooling/heating design elements in building designs; ■ Include design elements that maximize use of natural lighting in new development; ■ Include provisions to install energy efficient appliances and lighting in new development. ■ Install higher efficacy public street and exterior lighting. ■ Increase project density. ■ Incorporate design measures that promote bicycle, pedestrian, and public transportation use. ■ Provide preferential parking spaces for alternatively -fueled vehicles. ■ Incorporate measures that reduce water use and waste generation. • Provide informational materials on low ROG/VOC consumer products, cleaners, paints, and other products, as well as the importance of recycling and purchasing recycled material. Informational materials shall be provided to residential and commercial occupants through CC&R requirements. ■ Incorporate measures and design features that promote ride sharing and consistency + with the commute -reduction requirements of SCAQMD Rule 2202 (On -Road Motor Vehicle Mitigation Options). Red Hill Avenue Specific Plan 4.2-19 Draft Program Environmental Impact Report TUSTI N Section 4.2 Air Quality 0.C[711�I.1 Av NUr. <f[ei:to 1A , MM 4.2-4 Toxic Air Contaminants/Health Risk Assessment. A project-specific Health Risk Assessment shall be conducted for future residential development proposed within 500 feet of the Interstate 5 right-of-way, pursuant to the recommendations set forth in the CARB Air Quality and Land Use Handbook. The Health Risk Assessment shall evaluate a project per the following SCAQM D thresholds: ■ Cancer Risk: Emit carcinogenic or toxic contaminants that exceed the maximum individual cancer risk of 10 in one million. ■ Non-Cancer Risk: Emit toxic contaminants that exceed the maximum hazard quotient of one in one million. The SCAQMD has also established non -carcinogenic risk parameters for use in HRAs. Noncarcinogenic risks are quantified by calculating a "hazard index," expressed as the ratio between the ambient pollutant concentration and its toxicity or Reference Exposure Level (REL). An REL is a concentration at or below which health effects are not likely to occur. A hazard index less of than one (1.0) means that adverse health effects are not expected. If projects are found to exceed the SCAQMD's Health Risk Assessment thresholds, mitigation shall be incorporated to reduce impacts to below SCAQMD thresholds. 4.2.8 LEVEL OF SIGNIFICANCE AFTER MITIGATION With implementation of the Specific Plan, significant unavoidable impacts would occur in the following areas despite the implementation of the Mitigation Program: ■ Specific Plan -Related Construction Emissions. Despite implementation of Standard Conditions, construction -related air quality impacts would be considered significant and unavoidable due to the potential magnitude of construction that could occur from implementation of the Specific Plan. ■ Specific Plan -Related Operational Emissions. Despite implementation of MMs 4.2-1 through 4.2-3, the Specific Plan's mitigated operational emissions would remain above the SCAQMD thresholds for NOx resulting in a significant unavoidable impact. ■ AQMP Consistency. Although the Project's long-term impacts would be consistent with the 2016 AQMP and SCAG's goals and policies, the Specific Plan's exceedance of population forecasts and operational NOx thresholds would potentially result in a long-term impact on the region's ability to meet State and Federal air quality standards. Construction -related air quality impacts would be considered significant and unavoidable due to the potential magnitude of construction that could occur from implementation of the Specific Plan. Impacts associated with AQMP compliance would be significant and unavoidable due to the exceedance of SCAQMD's NO,, operational thresholds. ■ Cumulative Emissions. As stated above, construction emissions would be considered significant and unavoidable due to the magnitude of construction that could occur with implementation of the Specific Plan. Additionally, operational activities would create a significant and unavoidable impact due to exceedances of SCAQMD thresholds for NOx. Implementation of MM 4.2-1 through MM 4.2-4 would reduce impacts; however, a significant and unavoidable impact would remain. Red Hill Avenue Specific Plan 4.2-20 Draft Program Environmental Impact Report Section 4.2 Air Quality The Project's contribution to regional pollutant concentrations would be cumulatively considerable. Should the City of Tustin approve the Specific Plan Project, the City would be required to cite their findings in accordance with CEQA Guidelines Section 15091 and prepare a Statement of Overriding Considerations in accordance with CEQA Guidelines Section 15093. Red Hill Avenue Specific Plan 4.2-21 Draft Program Environmental Impact Report Section 4.2 Air Qualitv This page intentionally left blank. Red Hill Avenue Specific Plan 4.2-22 Draft Program Environmental Impact Report Section 4.3 Cultural Resources 4.3 Cultural Resources and Tribal Cultural Resources This Section provides contextual background information on resources within the Specific Plan area, including the area's prehistoric, ethnographic, and historical settings. This Section also summarizes the results of cultural surveys of the Red Hill Avenue Specific Plan area, analyzes of the potential impacts on cultural resources resulting from implementation of the Project, and identifies measures to address adverse impacts. For the purposes of CEQA, "historical resources" generally refers to cultural resources that have been determined to be significant, either by eligibility for listing in state or local registers of historical resources, or by determination of a lead agency (see definitions below). Historical resources can also include areas determined to be important to Native Americans that qualify as tribal cultural resources as defined in Public Resources Code (PRC) Section 21074 (sites, landscapes, historical, or archeological resources). Paleontological resources are also considered within this Section. 4.3.1 REGULATORY SETTING Federal National Historic Preservation Act (NHPA) Pursuant to the National Historic Preservation Act (NHPA) of 1966, as amended, the Federal government, acting through the U.S. Department of the Interior's National Park Service, maintains an inventory of properties and structures that have been determined to meet certain criteria as significant historic y resources commonly referred to as the "National Register of Historic Places" (NRNP). The NHPA established the Advisory Council on Historic Preservation and provided procedures for the agency to follow if a proposed action affects a property that is included or may be eligible for inclusion, on the NRHP. The NRHP was developed as a direct result of the NHPA. National Register of Historic Places (NRNP) The NRHP was established by the NHPA of 1966, as "an authoritative guide to be used by federal, state, and local governments, private groups, and citizens to identify the Nation's cultural resources and to indicate what properties should be considered for protection from destruction or impairment" (CFR 36 § 60.2). To be eligible for listing in the NRHP, a resource must be significant in American history, architecture, archaeology, engineering, or culture. A property (districts, sites, buildings, structures, and objects of potential significance) is eligible for the NRHP if it is significant under one or more of the following four established criteria: ■ Criterion A: It is associated with events that have made a significant contribution to the broad patterns of our history. ■ Criterion B: It is associated with the lives of persons who are significant in our past. ■ Criterion C: It embodies the distinctive characteristics of a type, period, or method of construction; represents the work of a master; possesses high artistic values; or represents a significant and distinguishable entity whose components may lack individual distinction. ■ Criterion D: It has yielded, or may be likely to yield, information important in prehistory or history. Red Hill Avenue Specific Plan 4.3-1 Draft Program Environmental Impact Report Section 4.3 Cultural Resources In addition to meeting the criteria of significance, a property must have integrity. Integrity is defined as "the ability of a property to convey its significance." The seven factors that define integrity are location, design, setting, materials, workmanship, feeling, and association. State of California Similar to the Federal NRNP, the State of California also maintains a list of historic properties called the California Register of Historical Resources (CRHR). Eligibility for the CRHR is determined by the California Office of Historic Preservation (OHP) in a formal review process in which a resource is proposed for listing. A resource deemed eligible for the NRHP is typically deemed eligible for the CRHR. The CRHR is an authoritative guide to California's significant historical and archaeological resources to be used by State and local agencies, private groups, and citizens in identifying the existing historical resources of the State and to indicate which resources deserve to be protected, to the extent prudent and feasible, from substantial adverse change. The CRHR is maintained by the OHP's State Historic Preservation Officer. Additionally, the State maintains California Points of Historical Interest and California Historical Landmarks. California Environmental Quality Act (CEQA) CEQA requires a Lead Agency to determine whether a project may have a significant effect on one or more historical resources. A "historical resource" is defined as a resource listed in or determined to be eligible for listing in the CRHR (PRC § 21084.1); a resource included in a local register of historical resources (14 CCR § 15064.5[a][2]); or any object, building, structure, site, area, place, record, or manuscript that a 1 Lead Agency determines to be historically significant (14 CCR § 15064.5[a][3]). Section 15064.5(a)(3) of the State CEQA Guidelines states that "[generally], a resource shall be considered by the Lead Agency to be 'historically significant' if the resource meets the criteria for listing on the California Register of Historical Resources" (PRC § 5024.1; 14 CCR § 4852), including if the resource: A. Is associated with events that have made a significant contribution to the broad patterns of California's history and cultural heritage; B. Is associated with lives of persons important in our past; C. Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values; or D. Has yielded, or may be likely to yield, information important in prehistory or history. The Lead Agency shall concurrently determine whether a project will cause damage to a unique archaeological resource (as defined in PRC § 21083.2[b]) and, if so, must make reasonable efforts to permit the resources to be preserved in place or left undisturbed. Section 21083.2(g) of CEQA defines a unique archaeological resource as an archaeological artifact, object, or site about which it can be demonstrated that without merely adding to the existing body of archaeological knowledge, there is a high probability that it meets any of the following criteria: 1. Contains information needed to answer important scientific research questions and that there is a demonstrable public interest in that information. Red Hill Avenue Specific Plan 4.3-2 Draft Program Environmental Impact Report Section 4.3 Cultural Resources 2. Has a special and particular quality such as being the oldest of its type or the best available example of its type. 3. Is directly associated with a scientifically recognized important prehistoric or historic event or person. To the extent that unique archaeological resources are not preserved in place, mitigation measures shall be required (PRC § 21083.2[c]). Using the information outlined above, the first level of evaluation is to determine whether a resource on a site is a historical resource and/or a unique archaeological resource that would be considered eligible for the CRHR and, therefore, significant. Impacts to significant cultural resources that affect those characteristics of the resource that qualify it for the CRHR or adversely alter the significance of a resource listed in or eligible for listing in the CRHR are considered a significant effect on the environment. Impacts to cultural resources are considered significant if a project (1) physically destroys or damages all or part of a resource; (2) changes the character of the use of the resource or physical feature within the setting of the resource that contributes to its significance; and/or (3) introduces visual, atmospheric, or audible elements that diminish the integrity of significant features of the resource. CEQA Guidelines Section 15064.5(b) states "A project with an effect that may cause a substantial adverse change in the significance of a historical resource is a project that may have a significant effect on the environment." An archaeological resource must be determined to be "unique" or "historic" for an impact to the resource to be considered significant. A "unique archaeological resource" is defined in Section 21083.2(g) of CEQA. Native American Heritage Commission (NAHC) PRC Section 5097.91 established the Native American Heritage Commission (NAHC), the duties of which include inventorying of places of religious or social significance to Native Americans and identifying known graves and cemeteries of Native Americans on private lands. PRC Section 5097.98 specifies a protocol to be followed when the NAHC receives notification of a discovery of Native American human remains from a county coroner. Senate Bill 18 Senate Bill (SB) 18 (California Government Code § 65352.3) requires local governments to consult with Native American tribes prior to making certain planning decisions and to provide notice to tribes at certain key points in the planning process. These consultation and notice requirements apply to the adoption and amendment of general plans and specific plans. The consultation process requires (1) that local governments send the NAHC information on a proposed project and request contact information for local Native American tribes; (2) that local governments then send information on the project to the tribes that the NAHC has identified and notify them of the opportunity to consult; (3) that the tribes have 90 days to respond on whether they want to consult or not, and (4) that consultation begins, if requested, by a tribe and there is no statutory limit on the duration of the consultation. If issues arise and consensus on mitigation cannot be reached, SB 18 allows a finding to be made that the suggested mitigation is infeasible. Red Hill Avenue Specific Plan 4.3-3 Draft Program Environmental Impact Report Section 4.3 Cultural Resources Assembly Bill 52 Assembly Bill (AB) 52 (Chapter 532, Statutes of 2014) establishes "Tribal Cultural Resources" as a new, separate, and distinct category of resources requiring consideration in the CEQA process. AB 52 amends CEQA by adding a new definition for tribal cultural resources. Such resources include "[s]ites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that are eligible for inclusion in the California Register of Historical Resources or included in a local register of historical resources." It also requires a new consultation process with Native American tribes to occur during the CEQA process to allow tribes the opportunity to provide input on tribal cultural resources, and appropriate mitigation and alternatives to avoid or reduce significant impacts to tribal cultural resources. AB 52 also gives lead agencies the discretion to determine, based on substantial evidence, whether a resource qualifies as a "tribal cultural resource". Paleontological Resources Paleontological resources are nonrenewable scientific and educational resources. The CEQA regulatory framework for impacts on paleontological resources is contained in Appendix G (Environmental Checklist Form) of the CEQA Guidelines and includes paleontological resources under the general heading "Cultural Resources." Projects subject to CEQA must determine whether the project would "directly or indirectly destroy a unique paleontological resource". An impact to paleontological resources would be considered a significant impact if a project results in the direct or indirect destruction of a unique or important paleontological resource or site. A project site is deemed paleontologically sensitive if (1) it has fossils that have previously been recovered from a particular geologic unit; (2) there are recorded fossil localities within the same geologic units as occur within the project area; and (3) the types of fossil materials that have been recovered from the geologic unit are unique or important. Regional and Local City of Tustin General Plan Conservation/ Open Space/ Recreation Element The primary objective of the Conservation, Open Space and Recreation Element deals with the preservation and management of natural resources. The General Plan's Conservation Element deals primarily with the preservation of natural resources such as water, soils, minerals and animal life, and includes an air quality "sub -element." The Open Space Element focuses on the preservation of "open - space land" or land that is used for agricultural production, scenic enjoyment, and natural resource extraction. The Recreation Element addresses recreational resources and needs. The City has one of the oldest historical "old towns" in Orange County which contributes to the community's sense of place. The Specific Plan's consistency with applicable General Plan goals and policies is provided in Section 4.8, Land Use and Planning. Cultural Resources District The Tustin Cultural Resources District Ordinance establishes criteria for use in designating cultural resources and Cultural Resources Districts and the procedures to be followed in making such designations. Final action of any designation must be approved by the City Council. Certificates of Appropriateness are required for exterior improvements within Cultural Resource Districts or upon Designated Cultural Red Hill Avenue Specific Plan 4.3-4 Draft Program Environmental Impact Report TUSTI N Section 4.3 Cultural Resources rill rraa rxr,a nrretvr,,c Resources when such improvements require a City building permit. Article 9, Chapter 2, Part 5, Section 9252 of the Tustin City Code established the Cultural Resource District, an overlay district that applies to properties shown on the Zoning Map and to cultural resource structures and sites as are designated by the City Council and listed by address and filed with the Department of Community Development. According to the General Plan EIR, the City of Tustin has several listings in the NRNP, including the Lighter - than -Air Ship Hangars at Valencia and Redhill Avenues, and Sherman Stevens House located at 228 West Main Street. There are no listed properties within the Specific Plan area. 4.3.2 ENVIRONMENTAL SETTING Natural Setting California is divided into geomorphic provinces, which are distinctive, generally easy -to -recognize natural regions in which the geologic record, types of landforms, pattern of landscape features, and climate in all parts are similar. Tustin is part of the coastal plain and the Santiago Foothills, leading to a wide variety of natural and open space resources. The Specific Plan area is within the Peninsular Ranges Geomorphic Province of Southern California. The Peninsular Ranges Geomorphic Province, one of the largest geomorphic units in western North America, extends from the Transverse Ranges Geomorphic Providence and the Los Angeles Basin, south to Baja California. Paleontological and Archeological Resources Although most of Tustin is developed, archaeological resources have been found. Limited numbers of i cultural artifacts have been found in the City from the Early Man Horizon, approximately 8,000 years before present (YBP). These remains include roughly shaped scrapers, choppers large leaf -shaped knives, large projectile points, and hammer stones. The Milling Stone Horizon (about 7,500 to 3,000 YBP) is represented in a variety of sites in the City through manos (small rounded grinding stones) and metates (flatter grinding stones), large pressure flaked projectile points, end scrapers, and enigmatic cogged stones. The Intermediate Horizon was between 3,100 to 2,000 YBP and the Late Prehistoric Horizon approximately 1,800 YBP until the Spanish arrived in 1769 AD. The artifacts recovered to date indicate that the Late Prehistoric Horizon was a period of major population increase, intensive use of natural resources, and increased social complexity. The distribution of paleontological resources within the City is directly dependent upon the distribution of geologic formations in which the fossils have been preserved. According to the General Plan EIR, the City contains geologic strata ranging in age from Eocene to Quaternary. While fossils have not been found, the rock types are known to be fossiliferous and therefore suitable conditions for fossil presentation. Paleontological resources are noted as being of higher sensitivity in the northern part of the City. Historical Context The City of Tustin incorporated in 1927 as a small agricultural community of approximately 200 acres and 900 residents, making Tustin the third oldest city in Orange County. The name "Tustin" attributed to Columbus Tustin, a Petaluma carriage maker who, with his partner, Nelson O. Stafford, purchased 1,359 acres of Rancho Santiago de Santa Ana in 1868. Columbus Tustin took the eastern 839 acres and moved to his property in 1870 to begin his real estate venture. He divided 100 acres into 300 square blocks, laid out streets, and provided lots for sale. However, Tustin experienced slow growth in the 1870s, hampered Red Hill Avenue Specific Plan 4.3-5 Draft Program Environmental Impact Report Section 4.3 Cultural Resources by Santa Ana's successful bid for the terminus of the Southern Pacific Railroad. In the 1880's, the land boom brought a second life to the City. The Tustin Improvement Association established a bank and a large hotel, and by 1888 the Southern Pacific Railroad established a station in Tustin and started running two trains daily to Los Angeles. Several prominent pioneers, David Hewes and Sherman Stevens among them, arrived in Tustin during this period and built Victorian houses, some of which are still in existence today. The successes of the 1880s were reversed by the panic of 1893, which led to the demise of several businesses in town and closure of the bank. With the 20th century came a gradual rebuilding of the economy and the successful additions of the First National Bank of Tustin, Tustin Lumber Company, Tustin Garage, Tustin Hardware, Piepers Feed Store, Utt Juice Company, and three large citrus association packing houses. Soon after World War II, urban development began to increase in Tustin and throughout Southern California. In 1942, the war brought a new kind of growth to Tustin when the U.S. Navy built its Lighter -Than -Air Base on nearby beanfields. By the 1960s, rising land values and falling grove production induced agricultural landowners to sell their land for urban development. Because of new development and annexations, the City's population increased from 2,000 in 1960 to 21,000 in 1970, and has continued to grow at a steady pace. Red Hill Avenue is named after a relatively well-known Tustin historical landmark—a hill only 347 feet high and 1,000 feet long with rust -colored outcroppings. American Indians called it "katuktu," meaning "signifying hill of prominence or place of refuge" because of a legend that told of people gathering at the hill to weather an epic flood. By the time European settlement began, Mexicans had given the hill its present name, Cerro Colorado or Red Hill. The new settlers recognized the reason for the hill's reddish hue: cinnabar, the ore that yields mercury. Several attempts were made to mine the ore, but the hill produced too little profit to continue. The surrounding area took its name from the hill, as did the road out of Tustin located nearby to the west – Red Hill Avenue. Historical Resources There are numerous buildings of historical, cultural, and architectural importance within the City. The General Plan notes that the City conducted historic surveys in 1990 and 2003 and maintains an historic preservation district. The Tustin Cultural Resources District was established in response to growing concerns over future development in Old Town. The purpose of the district is to provide a framework for recognizing, preserving, and protecting culturally significant structures, natural features, sites, and neighborhoods within Tustin. The Tustin Historic Resources Survey identified over 400 sites of possible distinction and notable recognition. Five buildings are listed on the National Register of Historic Places: the Stevens House (228 West Main Street); the Hewes House ((350 S. B Street); the Artz Building (550-558 West Main Street); and, the two Lighter -Than -Air Hangers at the U.S. Marine Corps Air Station. Significant structures outside the district are also protected by the City. In addition to City recognition, the Orange County Historical Commission recognizes the Hewes House and the First Advent Christian Church. The Specific Plan area is not within the Cultural Resources District. The Artz Building, located in Tustin's Old Town, is a California Historic Resource and is listed on the NRHP (Office of Historic Preservation [OHP], 2017). This building is located approximately 0.7 miles southeast of the Specific Plan area. Red Hill Avenue Specific Plan 4.3-6 Draft Program Environmental Impact Report TUSTIN Section 4.3 Mum- Cultural Resources I.tlit l.AYttN11E- ' ,III 5I t'AC PA to There are two buildings on the Historic Resources Survey that are proximate to the Specific Plan area. A residence, located at 14462 Red Hill Avenue, is identified as a significant resource (Status Code 3S—eligible for the NRHP) (City of Tustin, 2003a). This residential property was built in 1915 by the Nisson family and was noted as significant due to its architecture and association with early Tustin residents. The property is located adjacent to but not within the Specific Plan area. A building located at 1681 Mitchell Avenue is identified in the Historical Resource Survey as being ineligible for the NRHP but eligible for special consideration in local planning (Status Code 5S3 — not eligible for the NRHP but of local interest). The property was built at the end of the 201h century by the Bowman family and is approximately 900 feet east of the Specific Plan area. 4.3.3 THRESHOLDS OF SIGNIFICANCE The following significance criteria are from CEQA Guidelines Appendix G. The Specific Plan would result in a significant impact on cultural resources if it would: Threshold 4.3-1 Cause a substantial adverse change in the significance of a historical resource, as defined in CEQA Guidelines Section 15064.53. Threshold 4.3-2 Cause a substantial adverse change in the significance of an archaeological resource pursuant to CEQA Guidelines Section 15064.5. Threshold 4.3-3 Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature. Threshold 4.3-4 Disturb any human remains, including those interred outside of formal cemeteries. Threshold 4.3-5 Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k). Threshold 4.3-6 Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. Red Hill Avenue Specific Plan 4.3-7 Draft Program Environmental Impact Report Section 4.3 Cultural Resources 4.3.4 ENVIRONMENTAL IMPACTS Threshold 4.3-1: Would the Specific Plan cause a substantial adverse change in the significance of a historical resource, as defined in CEQA Guidelines Section 15064.53? Section 15064.5(c)(1) of the State CEQA Guidelines provides criteria for the determination of significance of impacts to both archaeological and historical resources. The following analysis addresses potential significant impacts to built -environment historical resources. Potential impacts to prehistoric archaeological resources, including prehistoric archeological resources that meet the CEQA definition of a historical resource, are addressed under Threshold 4.3-2. As discussed, there are buildings and structures of historical, cultural, and architectural importance within the City. The Tustin Historic Resources Survey identified over 400 sites of possible distinction and notable recognition. None of these sites are within the Specific Plan area. Outside of but adjacent to the Specific Plan area on the northeast corner of Red Hill Avenue at Walnut Avenue, the property at 14462 Red Hill Avenue includes a residence constructed in 1915. The Tustin Historic Resources Survey identifies the building as a significant resource (Status Code 3S — eligible for the NRNP) due to its architecture and association with early Tustin residents. At the location, the only changes proposed by the Specific Plan would be within the City's rights-of-way associated with the streetscape improvements. No significant impacts to this residence are anticipated. Future development would be subject to compliance with the established Federal and State regulatory framework, which is intended to mitigate potential impacts to historical resources. As a part of Specific Plan implementation, no existing buildings would be directly or indirectly affected in the context of historic resources. Consequently, implementation of the Specific Plan would not impact an historic resource. Therefore, potential impacts to historic resources would be less than significant with compliance with the applicable local; Federal, and State regulatory framework. Impact Summary: Threshold 4.3.1: Less Than Significant. Implementation of the Red Hill Avenue Specific Plan would not cause adverse impacts to historic resources. Less than significant impacts would occur. Threshold 4.3-2: Would the project cause a substantial adverse change in the significance of an archaeological resource pursuant to CEQA Guidelines Section 15064.5? An archaeological and historical records search was conducted at the South Central Coastal Information Center of the California Historic Resources Inventory System (CHRIS) in June 2017. The search included a review of all recorded archaeological and built -environment resources as well as a review of cultural resource reports on file (South Central Coastal Information Center, 2017). In addition, the search included a review of California Points of Historical Interest, the California Historical Landmarks, the CRHR, the NRNP, and the California State Historic Properties Directory listings. The records search found one archaeological resource within 0.5 miles of the Specific Plan area. Due to the sensitive nature of cultural resources, archaeological site locations are not identified in this Program EIR. While the properties within the Specific Plan area have been extensively altered by prior ground disturbance and development, there is the potential for Specific Plan implementation to affect previously Red Hill Avenue Specific Plan 4.3-8 Draft Program Environmental Impact Report Tu ST I N Section 4.3 r*ma Cultural Resources and MU AWNUr froMAC v err unidentified archaeological resources. Future development within the Specific Plan area would be required to comply with MM 4.3-1, which requires future developments under the Specific Plan to retain an archaeologist to determine if any found archaeological deposits meet the CEQA definition of historical (State CEQA Guidelines § 15064.5(a)) and/or unique archaeological resource (Public Resources Code § 21083.2(g)). Compliance with MM 4.3-1 would mitigate potential impacts to archaeological resources to a less than significant level. Impact Summary: Threshold 4.3.2: Less Than Significant With Mitigation. Implementation of the Red Hill Avenue Specific Plan could potentially impact unknown prehistoric archaeological resources. This impact can be mitigated to a level considered less than significant with implementation of MM 4.3-1. Threshold 4.3-3: Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? A paleontological records search was conducted at the Natural History Museum of Los Angeles. The Specific Plan area has surface exposures of younger terrestrial Quaternary Terrace deposits. The records search identified no vertebrate fossil localities that lie directly within the Specific Plan area but that there are nearby localities from the same sedimentary deposits that probably occur subsurface in the Specific Plan area. Most properties do not have paleontological resources exposed at the surface, and fossils are usually found during the earth -moving activities as grading exposes the geologic formations. The records search determined that surface grading or shallow excavations in the younger Quaternary deposits would likely not uncover significant vertebrate fossil remains. Deeper excavations that extend down into older Quaternary deposits may encounter significant fossil vertebrate specimens. Future development under the Specific Plan area would be required to comply with MM 4.3-2. MM 4.3-2 requires a paleontologist be retained to determine if any found paleontological resources require further treatment. Potential impacts can be mitigated to a less than significant level. Impact Summary: Threshold 4.3.3: Less Than Significant With Mitigation. Implementation of the Red Hill Avenue Specific Plan would potentially have direct impacts on paleontological resources. This impact would be mitigated to a level considered less than significant with implementation of MM 4.3-2. Threshold 4.3-4: Would the Specific Plan disturb any human remains, including those interred outside of formal cemeteries? The Specific Plan area has been previously disturbed and is primarily developed. There is no indication that there are burials present within the Specific Plan area and it is unlikely that human remains would be discovered during Specific Plan implementation. In the event that human remains are discovered during grading activities at any point during future development under the Specific Plan, SC 4.3-1 addresses procedures to follow in the event of a discovery of suspected human remains. As described by SC 4.3-1, California Health and Safety Code Section 7050.5, CEQA Guidelines Section 15064.5, and Public Resources Code Section 5097.98 mandate the process to be followed in the event of an accidental discovery of any human remains in a location other than a dedicated cemetery. Specifically, Red Hill Avenue Specific Plan 4.3-9 Draft Program Environmental Impact Report Section 4.3 Cultural Resources a in the event that human remains are discovered within the Specific Plan area, disturbance of the site shall be halted until the coroner has conducted an investigation into the circumstances, manner and cause of death, and the recommendations concerning the treatment and disposition of the human remains have been made to the person responsible for the excavation, or to his or her authorized representative, in the manner provided in Section 5097.98 of the Public Resources Code. If the coroner determines that the remains are not subject to his or her authority and if the coroner recognizes or has reason to believe the human remains to be those of a Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission. Compliance with existing law would ensure that impacts to human remains would not occur. Impact Summary: Threshold 4.3.4: Less Than Significant Impact. Future development under the Red Hill Avenue Specific Plan would be required to comply with SC 4.3-1 which establishes procedures to be implemented should human remains be discovered. Threshold 4.3-5: Would the Specific Plan cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)? Threshold 4.3-6: Would the Specific Plan cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe? SB 18 (Government Code § 65352.3) requires local governments to consult with California Native American tribes identified by the Native American Heritage Commission (NAHC) for the purpose of avoiding, protecting, and/or mitigating impacts to cultural places in creating or amending general plans, including specific plans. The City contacted the following tribal representatives. ■ Campo Band of Mission Indians, Ralph Goff ■ Ewiiaapaayp Tribal Office, Robert Pinto and Michael Garcia ■ Gabrieleno Band of Mission Indians - Kizh Nation, Andrew Salas ■ Gabrieleno/Tongva San Gabriel Band of Mission Indians, Anthony Morales ■ Gabrieleno/Tongva Nation, Sandonne Goad Red Hill Avenue Specific Plan 4.3-10 Draft Program Environmental Impact Report Section 4.3 Cultural Resources ■ Gabrieleno/Tongva Indians of California Tribal Council, Robert Dorame ■ Gabrieleno/Tongva Tribe, Charles Alvarez ■ Jamul Indian Village, Erica Pinto ■ Juaneno Band of Mission Indians, Sonia Johnston ■ Juaneno Band of Mission Indians—Acjachemen Nation, Matias Belardes ■ Juaneno Band of Mission Indians—Acjachemen Nation, Teresa Romero ■ La Posta Band of Mission Indians, Javaughn Miller, and Gwendolyn Parada ■ Manzanita Band of Kumeyaay Nation, Angela Elliott Santos ■ San Fernando Band of Mission Indians, John Valenzuela ■ San Pasqua) Band of Mission Indians, Allen E. Lawson ■ Sycuan Band of the Kumeyaay Nation, Cody J. Martinez ■ Viejas Band of Kumeyaay Indians, Robert Welch Correspondence to the tribal representatives is included in Appendix C. The City received responses from two tribal representatives contacted regarding the Specific Plan Project. Mr. Ray Teran of the Viejas Band of Kumeyaay Indians identified that the Specific Plan area "has little cultural significance or ties to Viejas." The City received a request for consultation from Chairman Andrew Salas of the Gabrieleno Band of Mission Indians — Kizh Nation.' With respect to AB 52, in compliance with PRC Section 21080.3.1(b), the City has provided formal notification to California Native American tribal representatives that have previously requested notification from the City regarding projects within the geographic area traditionally and culturally affiliated with the tribe. Native American groups may have knowledge about cultural resources in the area and may have concerns about adverse effects from development on tribal cultural resources as defined in PRC Section 21074. The City contacted the following tribal representatives (Appendix C). ■ Gabrieleno Band of Mission Indians — Kizh Nation, Andrew Salas ■ Juaneno Band of Mission Indians —Acjachemen Nation, Joyce Stanfield Perry ■ Soboba Band of Luiseno Indians, Joseph Ontiveros ■ Torres Martinez Desert Cahuilla Indians, Michael Mirelez ■ Gabrieleno/Tongva San Gabriel Band of Mission Indians San Gabriel Band of Mission Indians, Anthony Morales While the properties within the Specific Plan area have been extensively altered by prior ground disturbance and development, there is the potential for Specific Plan implementation to affect previously unidentified tribal cultural resources. Construction activities associated with future development projects could include excavation and grading. MM 4.3-1 has been identified to mitigate this potential impact to 1 As of publication of the Draft EIR, no response has been received by the City regarding initiating consultation. Red Hill Avenue Specific Plan 4.3-11 Draft Program Environmental Impact Report Section 4.3 Cultural Resources archaeological resources. Compliance with MM 4.3-1 would mitigate potential impacts to tribal cultural resources to a less than significant level. Impact Summary: Threshold 4.3.5: Less Than Significant With Mitigation. Implementation of the Red Hill Avenue Specific Plan would potentially have direct impacts on tribal cultural resources. This impact would be mitigated to a level considered less than significant with implementation of MM 4.3-1. 4.3.5 CUMULATIVE IMPACTS Future development projects in the Specific Plan area may potentially impact previously unknown historic, archaeological, and/or paleontological resources. It is possible that cumulative development could result in the adverse modification or damage to historic, archaeological and/or paleontological resources. Potential cultural resource impacts associated with the development of individual projects within the Specific Plan would be site specific. All new development would be required to comply with existing Federal, State, and local regulations concerning the protection of historic, archaeological, and paleontological resources on a project -by -project basis. Further, each development proposal received by the City is required to undergo environmental review. If there is a potential for significant impacts on cultural or paleontological resources, an investigation will be required to determine the nature and extent of the resources and identify appropriate mitigation measures. Neither the Specific Plan nor cumulative development in accordance with the City's General Plan is expected to result in significant impacts to cultural or paleontological resources, provided site-specific surveys and test and evaluation excavations are conducted, as needed, to determine whether the resources are unique archaeological resources or historical resources, and appropriate measures are implemented prior to grading. Implementation of the Mitigation Program would reduce cumulative impacts to a level of less than significant. 4.3.6 MITIGATION PROGRAM Standard Conditions SC 4.3-1 California Health and Safety Code Section 7050.5, CEQA Section 15064.5, and Public Resources Code Section 5097.98 mandate the process to be followed in the event of an accidental discovery of any human remains in a location other than a dedicated cemetery. California Health and Safety Code Section 7050.5 requires that in the event that human remains are discovered within the Specific Plan area, disturbance of the site shall be halted until the coroner has conducted an investigation into the circumstances, manner and cause of death, and the recommendations concerning the treatment and disposition of the human remains have been made to the person responsible for the excavation, or to his or her authorized representative, in the manner provided in Section 5097.98 of the Public Resources Code. If the coroner determines that the remains are not subject to his or her authority and if the coroner recognizes or has reason to believe the human remains to be those of a Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission. Red Hill Avenue Specific Plan 4.3-12 Draft Program Environmental Impact Report TUSTIN Section 4.3 0Y Cultural Resources A1.15111 C:I.AYfiNUE - - 5f'l€et lL'MLAN: Mitieation Measures MM 4.3-1 The State CEQA Guidelines (14 CCR §15126.4[b][3]) direct public agencies, wherever feasible, to avoid damaging historical resources of an archaeological nature, preferably by preserving the resource(s) in place. Preservation in place options suggested by the State CEQA Guidelines include (1) planning construction to avoid an archaeological site; (2) incorporating the site into open space; (3) capping the site with a chemically stable soil; and/or (4) deeding the site into a permanent conservation easement. Prior to issuance of any grading or building permits and/or action that would permit project site disturbance. (whichever occurs first) for any development projects within the Red Hill Avenue Specific Plan area, the applicant shall provide a letter to the City of Tustin Community Development Department, or designee, from a qualified professional archeologist meeting the Secretary of Interior's Professional Qualifications for Archaeology as defined at 36 CFR Part 61, Appendix A stating that the applicant has retained this individual and that the archeologist shall provide on-call services in the event archeological resources are discovered. The archeologist shall be present at the pre -grading conference to establish procedures for archeological resource surveillance. If unknown cultural resources are discovered during the development of any project within the Specific Plan area, all activity within 50 feet of the area of discovery shall cease and the City shall be immediately notified. The archeologist shall be contacted to flag the area in the field and determine if the archaeological deposits meet the CEQA definition of historical (State CEQA Guidelines § 15064.5(a)) and/or unique archaeological resource (Public Resources Code [PRCJ § 21083.2(g)). If the find is considered a "resource" the archaeologist shall pursue either protection in place or recovery, salvage, and treatment of the deposits. Recovery, salvage and treatment protocols shall be developed in accordance with applicable provisions of PRC Section 21083.2 and State CEQA Guidelines Sections 15064.5 and 15126.4. If unique archaeological resources cannot be preserved in place or left in an undisturbed state, recovery, salvage, and treatment shall be required at the applicant's expense. All recovered and salvaged resources shall be prepared to the point of identification and permanent preservation by the archaeologist. Resources shall be identified and curated into an established accredited professional repository. The archaeologist shall have a repository agreement in hand prior to initiating recovery of the resource. Excavation as a treatment option will be restricted to those parts of the unique archaeological resource that would be damaged or destroyed by Specific Plan implementation. Red Hill Avenue Specific Plan 4.3-13 Draft Program Environmental Impact Report TUSTIN Section 4.3 Cultural Resources RED II1H AWNUk 'PEI '111C ri- MM 4.3-2 Prior to issuance of any grading or building permits for any development projects under the Red Hill Avenue Specific Plan, the applicant shall provide a letter to the City of Tustin Community Development Department, or designee, from a paleontologist selected from the roll of qualified paleontologists maintained by the County of Orange, stating that the applicant has retained this individual and that the paleontologist shall provide on-call services in the event resources are discovered. The paleontologist shall be present at the pre -grading conference to establish procedures for paleontological resource surveillance. If paleontological resources are discovered during of any development project within the Red Hill Avenue Specific Plan area, ground -disturbing activity within 50 feet of the area of the discovery shall cease. If the find is determined by paleontologists to require further treatment, the area of discovery will be protected from disturbance while qualified paleontologists and appropriate officials, in consultation with a recognized museum repository (e.g., National History Museum of Los Angeles County), determine an appropriate treatment plan. 4.3.7 LEVEL OF SIGNIFICANCE AFTER MITIGATION With implementation of the Mitigation Program set forth in this Program EIR, potential impacts to cultural resources would be reduced to a level considered less than significant. Red Hill Avenue Specific Plan 4.3-14 Draft Program Environmental Impact Report Section 4.4 Geology and Soils 4.4 Geology and Soils This Section describes the existing geology, soils, and seismicity setting and potential effects from implementation of the Specific Plan Project. The analysis of this Section is based on the City of Tustin General Plan and Tustin City Code and applicable information from the California Department of Conservation and California Geological Survey, 4.4.1 REGULATORY SETTING Geologic resources and geotechnical hazards are governed primarily by local jurisdictions. The conservation elements and seismic safety elements of city and county general plans contain policies for the protection of geologic features and avoidance of hazards. In addition, project proponents must comply with other applicable State and local applicable statutes, regulations, and policies. Relevant and potentially relevant statutes, regulations, and policies are discussed below. Federal International Building Code The International Building Code (IBC) is the National model building code providing standardized requirements for construction. The IBC replaced earlier regional building codes (including the Uniform Building Code) in 2000 and established consistent construction guidelines for the nation. In 2006, the IBC was incorporated into the 2007 California Building Code (CBC) and currently applies to all structures being constructed in California. The 2015 IBC is the most recent addition of the IBC. The National model codes are therefore incorporated by reference into the building codes of local municipalities, such as the CBC discussed below. Earthquake Hazards Reduction Act The Earthquake Hazards Reduction Act of 1977 established the National Earthquake Hazards Reduction Program. Under the Program, four Federal agencies have responsibility for long-term earthquake risk reduction: the U.S. Geological Survey (USGS), the National Science Foundation, the Federal Emergency Management Agency, and the National Institute of Standards and Technology. The Program's mission includes improved understanding, characterization, and prediction of hazards and vulnerability; improvements of building codes and land use practices; risk reduction through post -earthquake investigation and education; development and improvement of design and construction techniques; improvement of mitigation capacity; and accelerated application of research results. State of California The Alquist-Priolo Earthquake Fault Zoning Act of 1972 The Alquist-Priolo Earthquake Fault Zoning Act (Alquist-Priolo Act) was passed in 1972 to regulate development and construction of buildings intended for human occupancy to avoid the hazard of surface fault rupture. Under the Alquist-Priolo Act, the California State Geologist identifies areas that are at risk of surface fault rupture. The primary purpose of the Alquist-Priolo Act is to prevent the construction of buildings used for human occupancy on the surface trace of active faults. An active fault is defined by the State Mining and Geology Board as one which has "had surface displacement within Holocene time (about Red Hill Avenue Specific Plan 4.4-1 Draft Program Environmental Impact Report Section 4.4 Geology and Soils the last 11,000 years)." The Department of Conservation, California Geological Survey (CGS), previously known as the California Division of Mines and Geology, has compiled Special Publication 42 — Fault Rupture Hazard Zones (CGS, 2007) that delineates and defines active fault traces and zones that require specific studies to address rupture hazards with respect to "structure[s] for human occupancy." Any project that involves the construction of buildings or structures for human occupancy is subject to the Alquist-Priolo Act, and any structures for human occupancy must be located at least 50 feet from any active fault. Seismic Hazards Mapping Act In accordance with Public Resources Code, Chapter 7.8, Division 2, the CGS, is directed to delineate Seismic Hazard Zones through the Seismic Hazards Zonation Program. The purpose of the Seismic Hazards Mapping Act is to reduce the threat to public health and safety and to minimize the loss of life and property by identifying and mitigating seismic hazards, such as those associated with strong ground shaking, liquefaction, landslides, other ground failures, or other hazards caused by earthquakes. Cities, counties, and State agencies are directed to use seismic hazard zone maps developed by CGS in their land - use planning and permitting processes. In accordance with the Seismic Hazards Mapping Act, site-specific geotechnical investigations must be performed prior to permitting most urban development projects within seismic hazard zones. California Building Code The California Building Code (also known as the "California Building Standards Code" or CBC) is promulgated under the California Code of Regulations (CCR), Title 24 (Parts 1 through 12) and is administered by the California Building Standards Commission. Local agencies must ensure the development complies with the guidelines contained beyond the CBC. Cities and counties have the ability to adopt additional building standards beyond the CBC. CBC Part 2, named in the California Building Code is based upon the 2012 International Building Code with necessary California amendments, and Part 11, named the California Green Building Standards Code, and is also called the CalGreen Code, The CBC is updated every three years: the most recent version was adopted in 2016 by the California Building Standards Commission and took effect January 1, 2017. Regional and Local The Specific Plan's consistency with applicable General Plan safety goals and policies is provided in Section 4.8, Land Use and Planning. City of Tustin General Plan Conservation/Open Space/Recreation Element The Conservation/Open Space/Recreation Element of the City of Tustin General Plan deals primarily with the preservation of natural resources, such as water, soils, minerals, and animal life. City of Tustin General Plan Public Safety Element The purpose of the Public Safety Element is to identify and address those natural or man-made characteristics which exist in or near the City which represent a potential danger to the safety of the citizens, sites, structures, public facilities, and infrastructure. The Element establishes policies to minimize the danger to residents, workers, and visitors and identifies actions needed to deal with crisis situations. Red Hill Avenue Specific Plan 4.4-2 Draft Program Environmental Impact Report TUSTINSection 4.4 a ,p- gm Geology and Soils RM III U.: AWN III 1PIC 11 xi" 1' IMI. The Public Safety Element specifically addresses flooding; seismically induced conditions including surface rupture, ground shaking, ground failure, and seiche; slope instability leading to mudslides and landslides; subsidence and other geologic hazards; wildland/urban interface fires; and evacuation routes. Tustin City Code The City of Tustin adopted the Building and Construction Codes listed in Article 8, Chapter 1, Section 8100 (Building and Construction Codes Adopted by Reference), of the Tustin City Code. Article 8, Chapter 9 (Grading and Excavation) regulates grading, drainage, cut and fills, and hillside construction. Grading permits are required for all development sites requiring excavation, fills, and paving. Building permits are issued for a site graded under a valid precise grading permit upon completion and approval of rough grade inspection as specified in the Grading Manual, site inspection by the Building Official. 4.4.2 ENVIRONMENTAL SETTING Regional Geologic Setting Regionally, the Specific Plan area lies within the Peninsular Ranges Geomorphic Province of Southern California. This province consists of a series of ranges separated by northwest trending valley, sub -parallel to branches of the San Andreas Fault. The Peninsular Ranges Geomorphic Province, one of the largest geomorphic units in western North American, extends from the Transverse Ranges Geomorphic Province and the Los Angeles Basin, south to Baja California. It is bound on the west by the Pacific Ocean, on the south by the Gulf of California, and on the east by Colorado Desert Province, The Peninsular Ranges are essentially a series of northwest -southeast oriented fault blocks. Major fault zones and subordinate fault zones found in the Peninsular Ranges Province typically trend in a northwest -southeast direction. Local Geologic Setting Most the City's lower lying areas are composed of Quaternary deposits of younger alluvium and colluvium. Tustin's northern area is underlain by Quaternary non -marine terrace deposits and Tertiary deposits including Vaqueros, Sespe, Topanga, Santiago, and Puente formations as well as EI Modena volcanics. Most of the City is level or nearly level, although slopes in the northern parts of the City can exceed 50 percent. Several hundred acres in the northern section of the East Tustin area are hillside areas. The hills extend west into unincorporated North Tustin. The highest elevation is approximately 715 feet above msl. The lowest is approximately 35 feet above msl along the Peters Canyon Channel in the southeast corner of the City. Specific Plan Area Soils According to Natural Resources Conservation Science Web Soil Survey, the Specific Plan area includes following soil types (USDA, 2016): ■ Mocho Loam, 0 to 2 percent slopes: Mocho Loam soils derived from sedimentary rocks. The soils are well -drained soils with low runoff potential. Frequency of flooding is also low. ■ Metz Loamy Sand: Metz Loamy Sand are excessively drained and have low flooding and flooding potential. These soils can transmit water up to 1.98 inches per hour. Red Hill Avenue Specific Plan 4.4-3 Draft Program Environmental Impact Report Section 4.4 Geology and Soils ■ Chino Silty Clay Loam, Drained: Chino Silty Clay Loams are poorly drained and have low runoff potential. Flooding frequency is rare and the soils also transmit water relatively quickly, up to 0.60 inches per hour. Faulting and Seismicity Faults, Seismicity, and Seismic Hazards A fault is a fracture in the crust of the earth along which land on one side has moved relative to land on the other side. Most faults are the result of repeated displacement over a long period of time. A fault trace is the line on the earth's surface that defines the fault. As previously noted, an active fault is defined as one that has had "surface displacement within Holocene times (about the last 11,000 years)." This definition does not mean that faults that lack evidence of surface displacement within Holocene times are necessarily inactive. A fault may be presumed to be inactive based on satisfactory geologic evidence; however, the evidence necessary to prove inactivity is sometimes difficult to obtain and locally may not exist. Strong Ground Shaking As with most of California, the Specific Plan area is in a seismically active area and could experience seismic shaking during earthquakes generated by active faults. Strong ground shaking from an earthquake can result in damage associated with landslides, ground lurching, structural damage, and liquefaction. Major faults which have caused earthquakes and those with the potential to cause earthquakes and ground shaking include the Newport -Inglewood Fault Zone, Whittier Fault Zone, Norwalk and EI Modena Fault Zone, San Andreas Fault, and the San Jacinto Fault Zone. Potential regional sources for major ground -shaking hazards include the San Andreas, San Jacinto, and Elsinore fault zones. Liquefaction Liquefaction occurs when saturated, loose materials (e.g., sand or silty sand) are weakened and transformed from a solid to a near -liquid state because of increased pore water pressure. The increase in pressure is caused by strong ground motion from an earthquake. A site's susceptibility to liquefaction is a function of depth, density, groundwater level, and magnitude of an earthquake. For liquefaction to occur, the soil must be saturated (i.e., shallow groundwater) and relatively loose. The surface effects of liquefaction can cause structural distress or failure due to ground settlement, lurching, loss of bearing capacity in the foundation soils, and the buoyant rise of buried structures or utilities, and development of lateral spreads. Prior to an earthquake, pore water is typically low; however, earthquake motion can cause the pore water pressure to increase to the point where the soil particles can readily move with respect to each other. When liquefaction occurs; the strength in soil decreases and the ability of a soil deposit to support structural loads are reduced. Based on a review of the Seismic Hazard Zones Map for the local area, the Specific Plan area is susceptible to liquefaction (Department of Conservation [DOC], 2001). According to the City of Tustin General Plan EIR, the area south of 1-5, which includes a portion of the Specific Plan area, has been identified as being the most susceptible to liquefaction. The area north of 1-5, but south of the foothills, which includes a portion of the Specific Plan area, is identified as being moderately susceptible. Red Hill Avenue Specific Plan 4.4-4 Draft Program Environmental Impact Report Section 4.4 Geology and Soils Lateral Spreading Lateral spreading is the finite, horizontal movement of material associated with pore pressure build-up or liquefaction. This process can occur in a shallow underlying deposit during an earthquake in areas susceptible to liquefaction. In order to occur, lateral spreading requires the existence of a continuous and laterally unconstrained liquefiable zone. Lateral spreading can occur on gently sloping and on flat ground close to rivers and lakes. The Specific Plan area is located at an elevation of approximately 100 feet above msl, on relatively level ground. There are no lakes or rivers in the immediate area. Subsidence The subsidence of soils is characterized by sinking or descending soils that occur as the result of a heavy load being placed on underlying sediments and may be triggered by seismic events. Seismically induced settlement is dependent on the relative density of the subsurface soils. Settlements from collapsible soils can be relatively large and damaging to improvements. Landslides Regional seismic hazard maps for the Specific Plan area indicate that the area is not considered susceptible to land sliding and/or seismic induced settlement. Additionally, no historic landslides were mapped within or adjacent to the Specific Plan area. Other Geologic Hazards Expansion Soils that expand and contract in volume ("shrink -swell" pattern) are considered to be expansive and may cause damage to aboveground infrastructure as a result of density changes that shift overlying materials. Fine-grain clay sediments are most likely to exhibit shrink -swell patterns in response to changing moisture levels. Erosion Soil erosion occurs when surface materials are worn away from the earth's surface due to land disturbance and/or natural factors such as wind and precipitation. The potential for soil erosion is determined by characteristics including texture and content, surface roughness, vegetation cover, and slope grade and length. Wind erosion typically occurs when fine-grained non -cohesive soils are exposed to high -velocity winds, while water erosion tends to occur when loose soils on moderate to steep slopes are exposed to high-intensity storm events. 4.4.3 THRESHOLDS OF SIGNIFICANCE The following significance criteria are from CEQA Guidelines Appendix G. The Specific Plan Project would result in a significant impact related to geology and soils if it would: Threshold 4.4-1 Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death from the rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued Red Hill Avenue Specific Plan 4.4-5 Draft Program Environmental Impact Report TUSTI N Section 4.4 5ffiYOR-01"M Geology and Soils by the State Geologist for the area or based on other substantial evidence of a known fault. Threshold 4.4-2 Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking. Threshold 4.4-3 Expose people or structures to potentially substantial adverse effects, including the risk of loss, injury, or death from seismic -related ground failure, involving liquefaction. Threshold 4.4-4 Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death from landslides. Threshold 4.4-5 Result in substantial soil erosion or the loss of top soil. Threshold 4.4-6 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-site or off-site landslide, lateral spreading, subsidence, liquefaction or collapse. Threshold 4.4-7 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. As addressed in Section 1.5, Summary of Effects with No Impact, the City has determined that the Specific Plan would not have a significant impact on the following threshold and no further analysis is required in the Program EIR: ■ Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater. 4.4.4 ENVIRONMENTAL IMPACTS Threshold 4.4-1: Would implementation of the Specific Plan expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death from 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? The Alquist-Priolo Earthquake Fault Zoning Act was passed to prevent construction of buildings used for human occupancy on the surface of active faults, in order to minimize the hazard of surface rupture of a fault to people and buildings. Before cities and counties can permit development within Alquist-Priolo Earthquake Fault Zones, geologic investigations are required to show that sites are not threatened by surface rupture from future earthquakes. The nearest active fault to the Specific Plan area is the Newport - Inglewood Fault, which is located approximately ten miles to the southwest (CGS, 2010). The Specific Plan area is not located within an Alquist-Priolo Earthquake Fault Zone and no known active faults cross the area. No known impacts would occur. Red Hill Avenue Specific Plan 4.4-6 Draft Program Environmental Impact Report TUSTI N Section 4.4 �� .a Geology and Soils KfY5111 t.f_AVFNUC 51'CKd EAC P4tit. Impact Summary: Threshold 4.4-1: No Impact. The Project would not result in any significant impacts in relation to a rupture of a known earthquake fault as delineated on the most recent Alquist-Priolo Earthquake Fault Map. Threshold 4.4-2: Would implementation of the Specific Plan expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking? The Specific Plan area lies within a region of active faulting and seismicity in Southern California. Potential regional sources for major ground -shaking hazards include the San Andreas, San Jacinto, and Elsinore fault zones. While such shaking would be less severe from an earthquake that originates at a greater distance from the Specific Plan area, the effects could potentially be damaging to buildings and supporting infrastructure within the Specific Plan area. It is likely that the Specific Plan area would be subject to a moderate or larger earthquake occurring close enough to produce strong ground shaking at the Specific Plan area. Future development within the Specific Plan area would be required to conform to the seismic design requirements of the most current CBC (or applicable adopted code at the time of plan submittal or grading and building permit issuance for construction) which would reduce anticipated impacts related to the proximity of earthquake faults by requiring structures to be built to withstand seismic ground shaking. Additionally, projects would need to comply with the Tustin City Code, Article 8, Chapter 1, and Chapter 9 (Grading and Excavation) which regulates grading, drainage, and cuts and fills. Grading permits are required for all development sites requiring excavation, fills, and paving. Building permits are issued for a site graded under a valid precise grading permit. State laws and local ordinances require that, prior to construction, potential seismic hazards be identified and mitigated, as needed, to protect public health and safety from substantial risks through appropriate engineering practices. Compliance with SCs 4.4-1 and 4.4-2 would ensure that impacts related to strong seismic ground shaking remain at a less than significant level. SC 4.4-1 identifies that the issuance of grading permits is subject to approval of geological and soils engineering reports. SC 4.4-2 requires geotechnical evaluation to identify appropriate engineering design measures to reduce potential impacts relative to strong seismic ground shaking to less than significant. Impact Summary: Threshold 4.4.2: less Than Significant. The Specific Plan area is in a seismically active area and strong ground shaking due to regional seismic activity is anticipated. Structures are subject to seismic design parameters that would appropriately address seismic building standards. Compliance with SC 4.4-1 and SC 4.4-2 would preclude significant impacts associated with seismic shaking. Threshold 4.4-3: Would implementation of the Specific Plan expose people or structures to potentially substantial adverse effects including the risk of loss, injury, or death from seismic -related ground failure, including liquefaction? Most of the Specific Plan area is mapped as a Liquefaction Zone (CGS, 2001). However, as described above, site-specific geotechnical investigations would be required for future development projects. Red Hill Avenue Specific Plan 4.4-7 Draft Program Environmental Impact Report Section 4.4 Geology and Soils Remedial grading including the replacement of unsuitable soil materials with suitable engineered fill materials can preclude liquefaction impacts. Impact Summary: Threshold 4.4-3: Less Than Significant. The Specific Plan area is in a seismically active area and considered susceptible to seismic -induced liquefaction. Development projects would be required to comply with the provisions of SCs 4.4-1 and 4.4-2. Compliance would preclude significant impacts associated with liquefaction. Threshold 4.4-4: Would implementation of the Specific Plan expose people or structures to potential substantial adverse effects including the risk of loss, injury, or death from landslides? According to the Seismic Hazard Zones Map for the Tustin Quadrangle, the Specific Plan area is not within an Earthquake -Induced Landslide Zone (CGS, 2001). The ground surface of the Specific Plan area and surrounding area is relatively flat. Therefore, implementation of the Specific Plan would not expose people or structures to potential substantial adverse effects involving landslides. Impact Summary: Threshold 4.4-4: No Impact. The Specific Plan area is relatively level and landslides are not anticipated. No impacts would occur in this regard. Threshold 4.4-5: Would the Specific Plan Project result in substantial soil erosion or the loss of topsoil? Construction and long-term operations of future development projects within the Specific Plan area could potentially result in erosion. For a discussion of sedimentation, please refer to Section 4.7, Hydrology and Water Quality. Construction Construction activities can loosen on-site soils or remove stabilizing vegetation and expose areas of loose soil. These areas, if not properly stabilized during construction could be subject to increased soil loss and erosion by wind and stormwater runoff. Where future development projects would disturb one or more acres of soil, or where a project would disturb less than one acre but is a part of a larger development plan that totals one or more acres, the National Pollutant Discharge Elimination System (NPDES) permitting process requires coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity. The Construction General Permit requires the development of a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP would include erosion -control and sediment -control Best Management Practices (BMPs) to be implemented throughout the construction process which would prevent or reduce erosion. Erosion -control BMPs are designed to prevent erosion, whereas sediment controls are designed to trap sediment once it has been mobilized. For future development projects that would disturb less than one acre, the City requires an Erosion and Sediment Control Plan be prepared. Upon completion of projects, sites would be fully developed and landscaped. The potential for soil erosion or loss would be extremely minimal. These requirements would ensure that potential impacts are less than significant. Projects would be required to comply with SC 4.4-3. Please refer to Section 4.7, Hydrology and Water Quality. Red Hill Avenue Specific Plan 4.4-8 Draft Program Environmental Impact Report Section 4.4 Geology and Soils Lone -Term Operations Where future projects occur on currently undeveloped sites or sites with larger areas of pervious surfaces, these project sites would increase the amount of impervious surfaces within the Specific Plan area. Where sites are currently developed, the amount of pervious surfaces would be expected to be similar or greater, the latter where more landscaping or recreational areas are provided. Pervious areas would be required to be landscaped to prevent soil erosion. No significant impacts are anticipated. Impact Summary: Threshold 4.4-5: Less Than Significant. Grading activities would increase the potential for soil erosion. Projects would be required to comply with SC 4.4-3. As described in Section 4.7, Hydrology and Water Quality, with the incorporation of construction BMPs (SC 4.7-1 and SC 4.7-2), impacts on soil erosion and soil loss would be less than significant. Upon completion of projects, soil erosion and the loss of soil would be minimized by factors including but not limited to the use of engineered grading, surface and subsurface drainage improvements, and landscaping. Threshold 4.4-6: Would implementation of the Specific Plan Project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the Specific Plan, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? As discussed under Impact 4.4-4, there no risk of landslides in the Specific Plan area. Lateral spreading typically occurs adjacent to slopes and creek channels. Considering the general topography of the terrain, the potential for lateral spreading to occur in the Specific Plan area would be low. Future development projects in the Specific Plan area would be required to evaluate geological conditions as set forth in SC 4.4-1 and SC 4.4-2. Compliance would preclude potentially significant impacts. Ground subsidence is the lowering of the ground surface over a wide area, most often due to withdrawal of water or soil. Subsidence resulting from groundwater withdrawal has not been reported in the region (HNTB, 2001). Groundwater levels in the Orange County Water District's service area, which includes the Specific Plan area, are managed to avoid overdraft of the underlying groundwater basin (OCWD, 2015). Impacts from ground subsidence would be less than significant. As previously discussed, the Geologic Hazards Map identifies the Specific Plan area as an area subject to liquefaction. SC 4.4-1 and SC 4.4-2 require future development projects to prepare a geotechnical evaluation and mitigate, if necessary, any project -specific impacts. Compliance with required geotechnical investigations and engineering techniques would preclude significant impacts related to liquefaction. Impact Summary: Threshold 4.4-6: Less Than Significant. The Specific Plan area is in a seismically active area and considered susceptible to limited amounts of seismic -induced liquefaction. Impacts associated with seismic shaking would be less than significant with implementation of SC 4.4-1 and SC 4.4-2. The potential for landslides, lateral spreading, and subsidence are low and considered less than significant. Red Hill Avenue Specific Plan 4.4-9 Draft Program Environmental Impact Report Section 4.4 ;y and Soils Threshold 4.4-7: Would the Specific Plan 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? Soils that expand and contract in volume ("shrink -swell" pattern) are considered to be expansive and may cause damage to aboveground infrastructure as a result of density changes that shift overlying materials. Soils testing to determine expansive characteristics is required for new development pursuant to the CBC. Where expansive soils are present, remedial grading including the replacement of unsuitable soil materials with suitable engineered fill materials is anticipated to be required. The City's continued compliance with State and local regulations, inclusive of SC 4.4-1 and SC 4.4-2, would preclude potentially significant impacts. Impact Summary: Threshold 4.4-7: Less Than Significant. On-site soils within the Specific Plan area would be evaluated on a project -by -project basis. Compliance with SCs 4.4-1 and 4.4-2 would preclude potential impacts associated with expansive soils. 4.4.5 CUMULATIVE IMPACTS Southern California is a seismically active region with a range of geologic and soil conditions. These conditions can vary widely within a limited geographical area due to factors, including differences in landforms and proximity to fault zones, among others. Therefore, while geotechnical impacts may be associated with the cumulative development, by the very nature of the impacts (i.e., landslides and expansive and compressible soils), the constraints are typically site specific and there is typically little, if any, cumulative relationship between the development of a proposed project and development within a larger cumulative area, such as citywide development. Additionally, while seismic conditions are regional in nature, seismic impacts on a given project site are site specific. For example, development within the Specific Plan area or surrounding area would not alter geologic events or soil features/characteristics (such as ground -shaking, seismic intensity, or soil expansion). Therefore, the Project would not affect the level of intensity at which a seismic event on an adjacent site is experienced. However, ongoing development in the Specific Plan area and future development in the City and region may expose more persons to seismic hazards. In accordance with the thresholds of significance, impacts associated with seismic events and hazards would be considered significant if the effects of an earthquake on a property could not be mitigated by an engineered solution. The significance criteria do not require elimination of the potential for structural damage from seismic hazards. Instead, the criteria require an evaluation of whether the seismic conditions on a site can be overcome through engineering design solutions that would reduce to less than significant the substantial risk of exposing people or structures to loss, injury, or death. State and local regulatory code requirements and their specific mandatory performance standards are designed to ensure the integrity of structures during maximum ground shaking and seismic events. Future development within the Specific Plan area would be constructed in compliance with all applicable codes and in accordance with the Mitigation Program set forth in this Program EIR, which are designed to reduce the exposure of people or structures to substantial risk of loss, injury, or death related to geological Red Hill Avenue Specific Plan 4.4-10 Draft Program Environmental Impact Report TUSTIN Section 4,4 Geology and Soils pGCJ Htf.f. AVfiNEII cE°P.aaric!rtnti conditions or seismic events. Therefore, Project impacts would be mitigated to a less than significant level. Current building codes and regulations would apply to all present and reasonably foreseeable future projects, which could also be subject to even more rigorous requirements. Therefore, the Specific Plan Project—in combination with past, present, and reasonably foreseeable future projects—would not result in a cumulatively significant impact by exposing people or structures to risks related to geologic hazards, soils, or seismic conditions. The Specific Plan's compliance with the California Building Code and City building code requirements would ensure that geology and soil impacts would be less than significant. As such, potential impacts would be reduced to a less than significant level with implementation of applicable standard engineering practices and construction requirements. The Project's incremental contribution to cumulative geotechnical and seismic impacts would be less than significant. None of the Project characteristics would affect or influence the geotechnical hazards for off-site development. Similarly, the cumulative projects, which would be required to comply with the California Building Code and City building code requirements are not expected to have an adverse impact on the Specific Plan. For these reasons, no significant cumulative geotechnical impacts would occur. 4.4.6 MITIGATION PROGRAM Standard Conditions Please refer to Section 4.7, Hydrology and Water Quality, which identifies NPDES permitting requirements. SC 4.4-1 Projects are required to comply with Tustin City Code, Chapter 9, Grading and Excavation. Prior to the issuance of any grading permits, the grading plans shall be accompanied by geological and soils engineering reports and shall incorporate all information as required by the City. Grading plans shall indicate all areas of grading. Grading plans shall provide for temporary erosion control on all graded sites scheduled to remain unimproved for more than 30 days. SC 4.4-2 A specific geotechnical survey shall be prepared by a certified geotechnical engineer to confirm/refine engineering design parameters regarding site preparation, grading, and foundation design, to assure design criteria are responsive to specific development site soils and potential effects of differential settlements resulting from ground shaking, as well as effects of subsidence, lateral spreading, and collapse potential. All geotechnical recommendations shall be noted on individual site development plans and implemented prior to issuance of an occupancy permit. Project -specific geotechnical measures shall be developed, as needed, based on the design -level geotechnical report and depicted on plans prepared by the geotechnical engineer of record or on plan sheets included within final grading plans, and subject to the approval by the City of Tustin Building Division and/or the Public Works Department. SC 4.4-3 Future developments shall limit grading to the minimum area necessary for construction. Final grading plans shall include best management practices (BMPs) to limit on-site and Red Hill Avenue Specific Plan 4.4-11 Draft Program Environmental Impact Report Section 4.4 :v and Soils off-site erosion and a water plan to treat disturbed areas during construction and reduce dust. The plans shall be submitted to the City of Tustin Building Division and/or the Public Works Department for review and approval prior to the issuance of a grading permit. Mitigation Measures No mitigation is required. 4.4.7 LEVEL OF SIGNIFICANCE AFTER MITIGATION PROGRAM With implementation of the Mitigation Program, no significant impacts are anticipated. Red Hill Avenue Specific Plan 4.4-12 Draft Program Environmental Impact Report Section 4.5 Greenhouse Gas Emissions 4.5 Greenhouse Gas Emissions This Section evaluates the greenhouse gas (GHG) emissions impacts of the Specific Plan and the consistency of the Specific Plan with relevant plans and programs that are applicable to the area as mandated by Senate Bill (SB) 97. SB 97 (2007) acknowledged that climate change was an environmental issue that required analysis under CEQA. Technical data supporting the air quality analysis is included as Appendix B to this Program EIR. 4.5.1 REGULATORY SETTING Federal Federal Clean Air Act The U.S. EPA is charged with implementing National air quality programs. U.S. EPA's air quality mandates are drawn primarily from the Federal Clean Air Act. The Federal Clean Air Act was passed in 1963 by the U.S. Congress and has been amended several times. In 1977, Congress added several provisions, including nonattainment requirements for areas not meeting National Ambient Air Quality Standards as well as the Prevention of Significant Deterioration program. The 1990 amendments represent a series of Federal efforts to regulate the protection of air quality in the United States. The Act allows states to adopt more stringent standards or to include other pollution species. The U.S. Supreme Court in Massachusetts et al. v. Environmental Protection Agency, 549 U.S. 497 (2007), held that the U.S. EPA has the authority to regulate motor vehicle GHG emissions under the Federal Clean Air Act. The Supreme Court held that the U.S. EPA Administrator must determine whether emissions of GHGs from new motor vehicles cause or contribute to air pollution which may reasonably be anticipated to endanger public health or welfare, or whether the science is too uncertain to make a reasoned decision. The U.S. EPA publishes an annual GHG inventory (Inventory of U.S. Greenhouse Gas Emissions and Sinks),' which tracks the National trend in GHG emissions and removals back to 1990. The report contains total National emissions by source, economic sector, and greenhouse gases. The U.S. EPA uses National energy data, data on National agricultural activities, and other National statistics to provide a comprehensive accounting of total GHG emissions for all man-made sources in the country. It also collects GHG emissions data from individual facilities and suppliers of certain fossil fuels and industrial gases through the Greenhouse Gas Reporting Program. In May 2010, the U.S. EPA and the Department of Transportation's National Highway Traffic Safety Administration published the final rule-making for a National program that would reduce GHG emissions and improve fuel economy for new cars and trucks sold in the United States. The standards for the first phase of this National program apply to passenger cars, light-duty trucks, and medium -duty passenger vehicles, covering model years 2012 through 2016. They require these vehicles to meet an estimated combined average emissions level of 250 grams of carbon dioxide (CO2) per mile, equivalent to 35.5 miles per gallon (mpg), if the automobile industry were to meet this CO2 level solely through fuel economy I A greenhouse gas "sink" is a process, activity, or mechanism that absorbs more greenhouse gases than it releases. Red Hill Avenue Specific Plan 4.5-1 Draft Program Environmental Impact Report Section 4.5 Greenhouse Gas Emissions improvements. Together, these standards are projected to cut GHG emissions by an estimated 960 million metric tons and 1.8 billion barrels of oil over the lifetime of the vehicles sold under the program. In October 2012, the U.S. EPA and Department of Transportation's National Highway Traffic Safety Administration published the final rule-making for the second phase of the National program, which covers model years 2017 through 2025. The final standards are projected to result in an average industry fleetwide level of 163 grams of CO2 per mile, equivalent to 54.5 mpg, if the automobile industry were to meet this CO2 level solely through fuel economy improvements. The U.S. EPA does not regulate residential sources of GHG emissions. Executive Order 13963 Executive Order (EO) 13693, Planning for Federal Sustainability in the Next Decade, signed in 2015, seeks to maintain Federal leadership in sustainability and GHG emission reductions. Its goal is to reduce agency Scope 1 and 2 GHG emissions by at least 40 percent by 2025, foster innovation, reduce spending, and strengthen communities through increased efficiency and improved environmental performance. Sustainability goals are set for building efficiency and management, energy portfolio, water use efficiency, fleet efficiency, sustainable acquisition and supply chain greenhouse gas management, pollution prevention, and electronic stewardship. State of California The CARB is responsible for the coordination and oversight of State and local air pollution control programs in California. Various statewide and local initiatives to reduce California's contribution to GHG emissions have raised awareness about climate change and its potential for severe long-term adverse environmental, social, and economic effects. Assembly Bill (AB)1493 AB 1493 (Pavley) of 2002 (Health and Safety Code Sections 42823 and 43018.5) requires the CARB to develop and adopt the nation's first GHG emission standards for automobiles. These standards are also known as Pavley I. The California Legislature declared in AB 1493 that global warming is a matter of increasing concern for public health and the environment. It cites several risks that California faces from climate change, including a reduction in the State's water supply, an increase in air pollution caused by higher temperatures, harm to agriculture, an increase in wildfires, damage to the coastline, and economic losses caused by higher food, water, energy, and insurance prices. The bill also notes that technological solutions to reduce GHG emissions would stimulate California's economy and provide jobs. In 2004, the State submitted a request for a waiver from Federal clean air regulations, as the State is authorized to do under the FCAA, to allow California to require reduced tailpipe emissions of CO2. In late 2007, the U.S. EPA denied California's waiver request and declined to promulgate adequate Federal regulations limiting GHG emissions. In early 2008, the State brought suit against the U.S. EPA related to this denial. 2 In GHG inventories, direction emissions are Scope 1; indirect emissions from consumption of purchased electricity, heat or steam are Scope 2; and other indirect emissions (such as extraction and production of purchases materials and fuels, transport in vehicles not controlled by the reporting entity, outsourced activities) are Scope 3. Red Hill Avenue Specific Plan 4.5-2 Draft Program Environmental Impact Report TUSTIN Section 4.5 Greenhouse Gas Emissions 8th-l+AllJ AVFNUr' IF -M, 1'I._ In January 2009, President Obama instructed the U.S. EPA to reconsider the Bush Administration's denial of California's and 13 other states' requests to implement global warming pollution standards for cars and trucks. In June 2009, the U.S. EPA granted California's waiver request, enabling the State to enforce its GHG emissions standards for new motor vehicles beginning with the current model year. California committed to further strengthening these standards beginning in 2017 to obtain a 45 percent GHG reduction from the 2020 model year vehicles. Executive Order S-3-05 In 2005, then -Governor Schwarzenegger issued Executive Order (EO) S-3-05, establishing statewide GHG emissions reduction targets. EO S-3-05 provides that by 2010, emissions be reduced to 2000 levels; by 2020, emissions be reduced to 1990 levels; and by 2050, emissions be reduced to 80 percent below 1990 levels (California Environmental Protection Agency [CaIEPA], 2006). In response to EO S-3-05, CaIEPA created the Climate Action Team (CAT) which published the Climate Action Team Report (the "2006 CAT Report") (CaIEPA, 2006). The 2006 CAT Report identified recommended strategies the State could pursue to reduce GHG emissions. They are strategies that could be implemented by State agencies to meet emission reduction targets in EO S-3-05 within the existing authority of the State agencies. The strategies include, but are not limited to, the reduction of passenger and light-duty truck emissions, the reduction of idling times for diesel trucks, an overhaul of shipping technology/infrastructure, increased use of alternative fuels, increased recycling, and landfill methane (CH4) capture. Executive Order S-6-06 Executive Order S-6-06, signed on April 25, 2006, established two primary goals related to the use of biofuels within California: by 2010, 20 percent of its biofuels need to be produced within California; increasing to 40 percent by 2020 and 75 percent by 2050; and by 2010, 20 percent of the renewable electricity should be generated from biomass resources within the State, maintaining this level through 2020. Assembly Bill (AB) 32 AB 32 (Health and Safety Code §§ 38500, 38501, 28510, 38530, 38550, 38560, 38561-38565, 38570, 38571, 38574, 38580, 38590, 38592-38599) requires that statewide GHG emissions be reduced to 1990 levels by the year 2020. The gases that are regulated by AB 32 include carbon dioxide, methane, nitrous oxide, hydrofluorocarbons, perfluorocarbons, nitrogen trifluoride, and sulfur hexafluoride. The reduction to 1990 levels would be accomplished through an enforceable statewide cap on GHG emissions phased in starting in 2012. To effectively implement the cap, AB 32 directs CARB to develop and implement regulations to reduce statewide GHG emissions from stationary sources. AB 32 specifies.that regulations adopted in response to AB 1493 should be used to address GHG emissions from vehicles. However, AB 32 also includes language stating that if the AB 1493 regulations cannot be implemented, then CARB should develop new regulations to control vehicle GHG emissions under the authorization of AB 32. AB 32 requires that CARB adopt a quantified cap on GHG emissions representing 1990 emissions levels and disclose how it arrives at the cap, institute a schedule to meet the emissions cap, and develop tracking, reporting, and enforcement mechanisms to ensure that the State achieves reductions in GHG emissions Red Hill Avenue Specific Plan 4.5-3 Draft Program Environmental Impact Report Section 4.5 Greenhouse Gas Emissions necessary to meet the cap. AB 32 also includes guidance to institute emissions reductions in an economically efficient manner and conditions to ensure that businesses and consumers are not unfairly affected by the reductions. Climate Change Scoping Plan In October 2008, CARE published its Climate Change Proposed Scoping Plan, which is the State's plan to achieve GHG reductions in California as required by AB 32. The Scoping Plan contains the main strategies California will implement to achieve reduction of 169 million metric tons of CO2e, or approximately 30 percent from the State's projected 2020 emissions level of 596 MMTCO2e under a business -as -usual scenario (this is a reduction of 42 MMTCO2e, or almost 10 percent, from 2002-2004 average emissions). The Scoping Plan also includes CARE -recommended GHG reductions for each emissions sector of the State's GHG inventory. The largest proposed GHG reduction recommendations are from improving emissions standards for light-duty vehicles (estimated reductions of 31.7 MMTCO2e), implementation of the Low Carbon Fuel Standard (15.0 MMTCO2e) program, energy efficiency measures in buildings and appliances and the widespread development of combined heat and power systems (26.3 MMTCO2e), and a renewable portfolio standard for electricity production (21.3 MMTCO2e). The Scoping Plan identifies the local equivalent of AB 32 targets as a 15 percent reduction below baseline GHG emissions level, with baseline interpreted as GHG emissions levels between 2003 and 2008. A key component of the Scoping Plan is the Renewable Portfolio Standard, which is intended to increase the percentage of renewables in California's electricity mix to 33 percent by 2020, resulting in a reduction , of 21.3 MMTCO2e. Sources of renewable energy include, but are not limited to, biomass, wind, solar, geothermal, hydroelectric, and anaerobic digestion. Increasing the use of renewables will decrease California's reliance on fossil fuels, thus reducing GHG emissions. The Scoping Plan states that land use planning and urban growth decisions play important roles in the State's GHG reductions because local governments have primary authority to plan, zone, approve, and permit how land is developed to accommodate population growth and the changing needs of their jurisdictions. Meanwhile, CARB is also developing an additional protocol for community emissions. CARB further acknowledges that decisions on how land is used have large impacts on the GHG emissions that result from the transportation, housing, industry, forestry, water, agriculture, electricity, and natural gas emissions sectors. The Scoping Plan states that the ultimate GHG reduction assignment to local government operations is to be determined. With regard to land use planning, the Scoping Plan expects approximately 5.0 MMTCO2e will be achieved associated with implementation of SB 375, which is discussed further below. The First Update of the Scoping Plan was approved by the CARB on May 22, 2014. The update defines CARB's climate change priorities for the next five years, and sets the groundwork for each long-term goal set forth in Executive Orders S-3-05 and B-30-15. The update highlights California's progress toward meeting the "near-term" 2020 GHG emission reduction goals defined in the initial Scoping Plan, and evaluates how to align the State's "longer-term" GHG reduction strategies with other State policy priorities in water, waste, natural resources, clean energy, transportation, and land use. In 2016, the Legislature passed SB 32, which codifies a 2030 GHG emissions reduction target of 40 percent below 1990 levels. With SB 32, the Legislature passed companion legislation, AB 197, which provides Red Hill Avenue Specific Plan 4.5-4 Draft Program Environmental Impact Report Section 4.5 Greenhouse Gas Emissions additional direction for developing the Scoping Plan. On December 14, 2017 CARB adopted a second update to the Scoping Plana. The 2017 Scoping Plan details how the State will reduce GHG emissions to meet the 2030 target set by Executive Order B-30-15 and codified by SB 32. Other objectives listed in the 2017 Scoping plan are to provide direct GHG emissions reductions; support climate investment in disadvantaged communities; and, support the Clean Power Plan and other Federal actions. Renewables Portfolio Standard (Senate Bill X1-2 & Senate Bill 350) California's Renewables Portfolio Standard (RPS) requires retail sellers of electric services to increase procurement from eligible renewable energy resources to 33 percent of total retail sales by 2020. The 33 percent standard is consistent with the RPS goal established in the Scoping Plan. The passage of SB 350 in 2015 updates the RPS to require the amount of electricity generated and sold to retail customers per year from eligible renewable energy resources to be increased to 50 percent by December 31, 2030. The bill will make other revisions to the RPS program and to certain other requirements on public utilities and publicly owned electric utilities. Senate Bill 375 SB 375 took effect in 2008 and provides a new planning process to coordinate land use planning, regional transportation plans, and funding priorities to help California meet the GHG reduction goals established in AB 32. SB 375 requires Metropolitan Planning Organizations (MPO) to incorporate a Sustainable Communities Strategy (SCS) in their regional transportation plans that will achieve GHG emissions reduction targets by reducing vehicle miles traveled (VMT) from light-duty vehicles through the development of more compact, complete, and efficient communities. CARB adopted per capita reduction targets for each MPO rather than a total magnitude reduction target. The Southern California Association of Government's (SCAG) targets are eight percent per capita reduction from 2005 GHG emission levels by 2020 and a 13 percent per capita reduction from 2005 GHG emission levels by 2035. SB 375 requires CARB to periodically update the targets, no later than every eight years. CARB is in the process of updating targets, with the intent to make them effective in 2018. SCSs adopted in 2018 would be subject to the updated targets. Senate Bill (SB) 2X In April 2011, Governor Brown signed SB 2X requiring California to generate 33 percent of its electricity from renewable energy by 2020. Senate Bill 1368 SB 1368 (codified at Public Utilities Code Chapter 3) is the companion bill of AB 32. SB 1368 required the California Public Utilities Commission to establish a GHG emissions performance standard for baseload generation from investor-owned utilities by February 1, 2007. The bill also required the California Energy Commission (CEC) to establish a similar standard for local publicly owned utilities by June 30, 2007. These standards cannot exceed the GHG emission rate from a baseload combined -cycle natural gas-fired plant. The legislation further requires that all electricity provided to California, including imported electricity, s California Air Resources Board, California's 2017Climate Change Scoping Plan, https://www.arb.ca.gov/cc/scopingt)lan/scopine plan 2017.0f. Accessed January 12, 2018. Red Hill Avenue Specific Plan 4.5-5 Draft Program Environmental Impact Report Section 4.5 Greenhouse Gas Emissions must be generated from plants that meet the standards set by the California Public Utilities Commission and CEC. Senate Bill 32 In September 2016, SB 32 was signed into law, formally codifying the 40 percent GHG emission reduction target adopted by Governor Brown in April 2015 through an executive order (B-30-15) into California legislation. SB 32 became effective on January 1, 2017 and requires CARB to develop technologically feasible and cost-effective regulations to achieve the targeted 40 percent GHG emission reduction. CARB is currently working to update the Scoping Plan to provide a framework for achieving the 2030 target. The Scoping Plan Update calls for emissions reductions at the State level that meet or exceed the statewide GHG target, and notes that additional effort will be needed to maintain and continue GHG reductions to meet the mid-term (2030) and long-term (2050) targets. Programs included in the Scoping Plan Update that would reduce emissions associated with individual projects associated with the proposed Specific Plan include: ■ Cap and Trade regulation ■ Short-lived climate pollutants reduction strategy ■ Mobile Sources Cleaner Fuel Technology and Freight providing a transition to cleaner fuels ■ Behind -the -meter solar PV ■ Increased energy efficiency ■ Increased RPS • Low Carbon Fuel Standard increased stringency ■ Increased demand response and flexible loads Additionally, the Scoping Plan Update recognizes the need to reach beyond statewide policy and engage local jurisdictions to develop plans to address local conditions and provide a "fair share" contribution towards the achievement of the State's GHG reduction targets. To assist local planning efforts with developing strategies to meet these targets, the Scoping Plan includes annual community -wide goals of no more than six metric tons COze per capita by 2030 and no more than two metric tons COze per capita by 2050; as stated in the Proposed Scoping Plan, these goals are appropriate for plan -level analyses (city, county, subregional, or regional level), but not for specific individual projects because they include all emissions sectors in the State. California Building Energy Efficiency Standards In general, the California Building Energy Efficiency Standards require the design of building shells and building components to conserve energy. The CEC adopted changes to the 2016 Building Energy Efficiency Standards contained in the California Code of Regulations, Title 24, Part 6 (also known as the California Energy Code) and associated administrative regulations in Part 1. The amended standards took effect on July 1, 2017. Under the 2016 Standards, residential buildings are 28 percent more energy efficient than the 2013 Standards, and nonresidential buildings are 5 percent more energy efficient than the 2013 Standards. The 2016 standards will not achieve zero net energy. However, they get very close to Red Hill Avenue Specific Plan 4.5-6 Draft Program Environmental Impact Report Section 4.5 Greenhouse Gas Emissions the State's goal and make important steps toward changing residential building practices in California. The 2019 standards are intended to achieve zero net energy for newly constructed residential buildings throughout California. California Green Building Standards The California Green Building Standards Code (California Code of Regulations, Title 24, Part 11), commonly referred to as the CALGreen Code, is a statewide mandatory construction code developed and adopted by the California Building Standards Commission and the Department of Housing and Community Development. The CALGreen standards require new residential and commercial buildings to comply with mandatory measures under the topics of planning and design, energy efficiency, water efficiency/conservation, material conservation and resource efficiency, and environmental quality. CALGreen also provides voluntary tiers and measures that local governments may adopt that encourage or require additional measures in the five green building topics. The most recent update to the CALGreen Code went into effect January 1, 2017. Rek,ional and Local Southern California Association of Governments Regional Transportation Plan/Sustainable Communities Strategy On April 7, 2016, the SCAG Regional Council adopted the 2016-2040 RTP/SCS which outlines how to closely integrate land use and transportation so that the region can grow smartly and sustainably. It is a long- range visioning plan that balances future mobility and housing needs with economic, environmental and public health goals. The SCAG region must achieve specific Federal air quality standards and is required by State law to lower regional GHG emissions. Pursuant to the 2016-2040 RTP/SCS, SCAG anticipates lowering GHG emissions below 2005 levels by 8 percent by 2020, 18 percent by 2035, and 21 percent by 2040. Land use strategies to achieve the region's targets include planning for new growth around High Quality Transit Areas, Livable Corridors, and creating Neighborhood Mobility Areas to integrate land use and transportation and plan for more active lifestyles. City of Tustin General Plan Conservation/Open Space/Recreation Element The Conservation/Open Space/Recreation Element of the City of Tustin General Plan includes goals and policies related to the reduction of greenhouse gas emissions that are applicable to the Specific Plan. The Conservation/Open Space/Recreation Element identifies measures implemented for conservation purposes, including air quality measures. General Plan goals and policies related to GHG emissions are addressed in Section 4.8, Land Use and Planning, of this Program EIR. 4.5.2 ENVIRONMENTAL SETTING Certain gases in the earth's atmosphere, classified as GHGs, play a critical role in determining the earth's surface temperature. Solar radiation enters the earth's atmosphere from space. A portion of the radiation is absorbed by the earth's surface and a smaller portion of this radiation is reflected back toward space. This absorbed radiation is then emitted from the earth as low -frequency infrared radiation. The frequencies at which bodies emit radiation are proportional to temperature. Because the earth has a much lower temperature than the sun, it emits lower -frequency radiation. Most solar radiation passes Red Hill Avenue Specific Plan 4.5-7 Draft Program Environmental Impact Report Section 4.5 Greenhouse Gas Emissions through GHGs; however, infrared radiation is absorbed by these gases. As a result, radiation that otherwise would have escaped back into space is instead "trapped," resulting in a warming of the atmosphere. This phenomenon, known as the greenhouse effect, is responsible for maintaining a habitable climate on earth. The primary GHGs contributing to the greenhouse effect are CO2, CH4, and nitrous oxide (N20) - Fluorinated gases also make up a small fraction of the GHGs that contribute to climate change. Fluorinated gases include chlorofluorocarbons, hydrofluorocarbons, perfluorocarbons, sulfur hexafluoride, and nitrogen trifluoride; however, it is noted that these gases are not associated with typical land use development. Human -caused emissions of these GHGs in excess of natural ambient concentrations are believed to be responsible for intensifying the greenhouse effect and leading to a trend of unnatural warming of the earth's climate, known as global climate change or global warming. GHGs are global pollutants, unlike criteria air pollutants and toxic air contaminants, which are pollutants of regional and local concern. Whereas pollutants with localized air quality effects have relatively short atmospheric lifetimes (about one day), GHGs have long atmospheric lifetimes (one to several thousand years). GHGs persist in the atmosphere for long enough time periods to be dispersed around the globe. Although the exact lifetime of any particular GHG molecule is dependent on multiple variables and cannot be pinpointed, more CO2 is emitted into the atmosphere than is sequestered by ocean uptake, vegetation, or other forms of carbon sequestration. Of the total annual human -caused CO2 emissions, approximately 55 percent is sequestered through ocean and land uptakes every year, averaged over the last 50 years, whereas the remaining 45 percent of human -caused CO2 emissions remains stored in the atmosphere (IPCC 2013). Table 4.5-1, Greenhouse Gases, describes the primary GHGs attributed to global climate change, including their physical properties. The California Climate Change Center (2012) identifies that global warming in California is anticipated to impact resources. The California Climate Change Center states that climate changes could affect the resources described below. Air Quality Higher temperatures, which are conducive to air pollution formation, could worsen air quality in many areas of California. Climate change may increase the concentration of ground -level Os, but the magnitude of the effect, and therefore its indirect effects, are uncertain. If higher temperatures are accompanied by drier conditions, the potential for large wildfires could increase, which, in turn, would further worsen air quality. However, if higher temperatures are accompanied by wetter, rather than drier conditions, the rains would tend to temporarily clear the air of particulate pollution and reduce the incidence of large wildfires, thereby ameliorating the pollution associated with wildfires. Additionally, severe heat accompanied by drier conditions and poor air quality could increase the number of heat -related deaths, illnesses, and asthma attacks throughout the State. Red Hill Avenue Specific Plan 4.5-8 Draft Program Environmental Impact Report Section 4.5 Greenhouse Gas Emissions Table 4.5-1. Greenhouse Gases Greenhouse Gas � - Description - - - - Carbon dioxide is a colorless, odorless gas. CO2 is emitted naturally and through human activities. The largest source of CO2 emissions globally is the combustion of fossil fuels such as coal, oil, and gas in power plants, automobiles, and industrial Carbon Dioxide (CO2) facilities. Specialized industrial production processes and product uses such as mineral production, metal production, and the use of petroleum-based products can lead to CO2 emissions. The atmospheric lifetime of CO2 is variable because it is readily exchanged in the atmosphere. Methane, a highly potent GHG, primarily results from off -gassing (the release of chemicals from nonmetallic substances under ambient or greater pressure conditions) and is largely associated with agricultural practices and landfills. Methane is a Methane (CHa) colorless, odorless gas and is the major component of natural gas, about 87 percent by volume. Human -related sources include fossil fuel production, animal husbandry, rice cultivation, biomass burning, and waste management. Natural sources of CHa include wetlands, gas hydrates, termites, oceans, freshwater bodies, non -wetland soils, and wildfires. The atmospheric lifetime of CHa is about 12 years. Nitrous oxide is a colorless gas with a slightly sweet odor. N20 is largely attributable to agricultural practices and soil management. Primary human -related sources of N20 Nitrous Oxide (N20) Include agricultural soil management, sewage treatment, combustion of fossil fuels, and adipic and nitric acid production. N20 is produced from biological sources in soil and water, particularly microbial action in wet tropical forests. The atmospheric lifetime of N20 is approximately 120 years. Water Supply Analysis of paleoclimatic data (such as tree -ring reconstructions of streamflow and precipitation) indicates a history of naturally and widely varying hydrologic conditions in California and the west, including a pattern of recurring and extended droughts. Uncertainty remains with respect to the overall impact of climate change on future water supplies in California. However, the average early spring snowpack in the Sierra Nevada decreased by about 10 percent during the last century, a loss of 1.5 million acre-feet of snowpack storage. During the same period, sea level rose eight inches along California's coast. California's temperature has risen 17, mostly at night and during the winter, with higher elevations experiencing the highest increase. Many Southern California cities have experienced their lowest recorded annual precipitation twice within the past decade. In a span of only two years, Los Angeles experienced both its driest and wettest years on record. This uncertainty complicates the analysis of future water demand, especially where the relationship between climate change and its potential effect on water demand is not well understood. The Sierra snowpack provides most of California's water supply by accumulating snow during the State's wet winters and releasing it slowly during the State's dry springs and summers. Based upon historical data and modeling California Department of Water Resources (DWR) projects that the Sierra snowpack will experience a 25 to 40 percent reduction from its historic average by 2050. Climate change is also anticipated to bring warmer storms that result in less snowfall at lower elevations, reducing the total snowpack. Red Hill Avenue Specific Plan 4.5-9 Draft Program Environmental Impact Report Section 4.5 Greenhouse Gas Emissions Hydrology and Sea Level Rise As discussed above, climate change could potentially affect: the amount of snowfall, rainfall, and snowpack; the intensity and frequency of storms; flood hydrographs (flash floods, rain or snow events, coincidental high tide and high runoff events); sea level rise and coastal flooding; coastal erosion; and the potential for saltwater intrusion. According to The Impacts of Sea -Level Rise on the California Coast, prepared by the California Climate Change Center, climate change has the potential to induce substantial sea level rise in the coming century. The rising sea level increases the likelihood and risk of flooding. The rate of increase of global mean sea levels between 2001-2010, as observed by satellites, ocean buoys and land gauges, was approximately 3.2 millimeter (mm) per year, which is double the observed 20th Century trend of 1.6 mm per year. As a result, sea levels averaged over the last decade were about 8 inches higher than those of 1880. Sea levels are rising faster now than in the previous two millennia, and the rise is expected to accelerate, even with robust GHG emission control measures. The most recent IPCC report (2013) predicts a mean sea -level rise of 11 to 38 inches by 2100. This prediction is more than 50 percent higher than earlier projections of 7 to 23 inches, when comparing the same emissions scenarios and time periods. A rise in sea levels could result in coastal flooding and erosion and could jeopardize California's water supply due to saltwater intrusion. In addition, increased CO2 emissions can cause oceans to acidify due to the carbonic acid it forms. Increased storm intensity and frequency could affect the ability of flood -control facilities, including levees, to handle storm events. Agriculture California has a $30 billion annual agricultural industry that produces half of the country's fruits and vegetables. Higher CO2 levels can stimulate plant production and increase plant water -use efficiency. However, if temperatures rise and drier conditions prevail, water demand could increase; crop -yield could be threatened by a less reliable water supply; and greater air pollution could render plants more susceptible to pest and disease outbreaks. In addition, temperature increases could change the time of year certain crops, such as wine grapes, bloom or ripen, and thereby affect their quality. Ecosystems and Wildlife Climate change and the potential resulting changes in weather patterns could have ecological effects on the local and global levels. Increasing concentrations of GHGs are likely to accelerate the rate and severity of climate change impacts. Scientists project that the average global surface temperature could rise by 1.0 to 4.57 (0.6-2.5°C) in the next 50 years, and 2.2-10°F (1.4 to 5.8'C) during the next century, with substantial regional variation. Soil moisture is likely to decline in many regions, and intense rainstorms are likely to become more frequent. Rising temperatures could have four major impacts on plants and animals: timing of ecological events; geographic range; species' composition within communities; and ecosystem processes, such as carbon cycling and storage. Greenhouse Gas Emissions Inventory Worldwide anthropogenic emissions of GHG were approximately 46,000 MMT of CO2e in 2010. CO2 emissions from fossil fuel combustion and industrial processes contributed about 65 percent of total emissions in 2010. Of anthropogenic GHGs, CO2was the most abundant accounting for 76 percent of total 2010 emissions. CH4 emissions accounted for 16 percent of the 2010 total, while N2O and fluorinated gases account for 6 and 2 percent, respectively. Red Hill Avenue Specific Plan 4.5-10 Draft Program Environmental Impact Report TUSTIN Section 4.5 t Greenhouse Gas Emissions NK�HIf]..�VrtNUf SC11C;'.2MAC p4.Ah� Total U.S. GHG emissions were 6,586.7 MMT CO2e in 2015. Total U.S. emissions have increased by 3.5 percent since 1990; emissions decreased by 2.3 percent from 2014 to 2015. The decrease from 2014 to 2015 was a result of multiple factors, including: (1) substitution from coal to natural gas consumption in the electric power sector; (2) warmer winter conditions in 2015 resulting in a decreased demand for heating fuel in the residential and commercial sectors; and (3) a slight decrease in electricity demand. Since 1990, U.S. emissions have increased at an average annual rate of 0.2 percent. In 2015, the industrial and transportation end-use sectors accounted for 29 percent and 27 percent of CO2 emissions (with electricity -related emissions distributed), respectively. Meanwhile, the residential and commercial end- use sectors accounted for 16 percent and 17 percent of CO2 emissions, respectively. Based on the CARB California Greenhouse Gas Inventory for 2000-2014, California produced 441.5 MMT CO2e in 2014. The largest single source of GHG in California is transportation, contributing 37 percent of the State's total GHG emissions. Industrial sources are the second largest source of the State's GHG emissions, contributing 24 percent of the State's GHG emissions. California emissions are due in part to its large size and large population compared to other states. However, the State's mild climate reduces California's per capita fuel use and GHG emissions as compared to other states. The CARB has projected statewide unregulated GHG emissions for 2020 will be 509.4 MMT CO2e. These projections represent the emissions that would be expected to occur in the absence of any GHG reduction actions. 4.5.3 THRESHOLDS OF SIGNIFICANCE The following significance criteria are from the CEQA Guidelines Appendix G. The Project would result in a significant impact related to climate change if it would: Threshold 4.5-1 Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment. Threshold 4.5-2 Conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases. California has adopted various administrative initiatives and legislation relating to climate change, much of which set aggressive goals for GHG emissions reductions statewide. Although lead agencies must evaluate climate change and GHG emissions of projects subject to CEQA, the CEQA Guidelines do not require or suggest specific methodologies for performing an assessment or specific thresholds of significance and do not specify GHG reduction mitigation measures. Instead, the guidelines allow lead agencies to choose methodologies and make significance determinations based on substantial evidence, as discussed in further detail below. No State agency has promulgated binding regulations for analyzing GHG emissions, determining their significance, or mitigating significant effects in CEQA documents. Thus, lead agencies exercise their discretion in determining how to analyze GHGs. Addressing GHG emissions generation impacts requires an agency to make a determination as to what constitutes a significant impact. The amendments to the CEQA Guidelines specifically allow lead agencies to determine thresholds of significance that illustrate the extent of an impact and are a basis from which to apply mitigation measures. This means that each agency is left to determine whether a project's GHG emissions would have a "significant" impact on the environment. The guidelines direct that agencies are Red Hill Avenue Specific Plan 4.5-11 Draft Program Environmental Impact Report Section 4.5 Greenhouse Gas Emissions to use "careful judgment" and "make a good -faith effort, based to the extent possible on scientific and factual data, to describe, calculate or estimate" a project's GHG emissions (14 California Code of Regulations § 15064.4(a)). Agencies throughout the State have drafted or adopted varying threshold approaches and guidelines for analyzing 2020 operational GHG emissions in CEQA documents. The different thresholds include compliance with a qualified GHG reduction strategy, performance-based reductions, numeric bright -line thresholds, and efficiency -based thresholds. The California Supreme Court decision in the Centers for Biological Diversity et al. v. California Department of Fish and Wildlife (CDFW), the Newhall Land and Farming Company (November 30, 2015, Case No. S217763) confirmed that when an "agency chooses to rely completely on a single quantitative method to justify a no significance finding, CEQA demands the agency research and document the quantitative parameters essential to that method." The Supreme Court also opined in a footnote to its decision that an agency needs to "consider the project's effects on meeting longer term emissions reduction targets" (i.e., post -2020). The topic of whether a GHG emissions analysis must conform to the 2050 reduction target (40 percent of 1990 emissions by 2030 and 80 percent of 1990 emissions by 2050) expressed in Governor Brown's EO 8-30-15 and Governor Schwa rzenegger's EO 5-03-05 is currently before the Supreme Court in the Cleveland National Forest Foundation v. San Diego Association of Governments (hereafter SANDAG) case. On July 13, 2017, the California Supreme Court rendered a 6-1 decision holding that SANDAG's EIR did not violate CEQA "by declining to explicitly engage in an analysis of the consistency of projected 2050 greenhouse gas emissions with the goals in [a 2005] executive order [the 2005 EO]." As noted earlier, AB 32 is a legal mandate requiring that statewide GHG emissions be reduced to 1990 levels by 2020 and efficiency -based thresholds represent the rate of emission reductions needed to achieve a fair share of California's GHG emissions reduction target established under AB 32. In adopting AB 32, the legislature determined the necessary GHG reductions for the State to make in order to sufficiently offset its contribution to the cumulative climate change problem to reach 1990 levels. AB 32 is the only legally mandated requirement for the reduction of GHG. As such, compliance with AB 32 is the current adopted basis upon which an agency can base its significance threshold for evaluating a project's GHG impacts. However, it is acknowledged that EOs 5-03-05 and B-30-15, SB 375, and proposed legislation will ultimately result in GHG emissions reduction targets for 2030, 2040, and 2050. On September 28, 2010, the SCAQMD recommended an interim screening level numeric bright -line. threshold of 3,000 metric tons of CO2e annually and an efficiency -based threshold of 4.8 metric tons of CO2e per service population (residents plus employees) per year in 2020 and 3.0 metric tons of CO2e per service population per year in 2035. These efficiency -based thresholds were developed as part of the SCAQMD GHG CEQA Significance Threshold Working Group. The working group was formed to assist the SCAQMD's efforts to develop a GHG significance threshold and is composed of a wide variety of stakeholders. The numeric bright line and efficiency -based thresholds were developed to be consistent with CEQA requirements for developing significance thresholds; are supported by substantial evidence; and provide guidance to CEQA practitioners and lead agencies to determine whether GHG emissions from a project are significant. Red Hill Avenue Specific Plan 4.5-12 Draft Program Environmental Impact Report TU S T l N Section 4.5 MI .' Greenhouse Gas.Emissions NKR 11111 WNW. In guidance provided by the SCAQMD's GHG CEQA Significance Threshold Working Group in September 2010, SCAQMD considered a tiered approach to determine the significance of residential and commercial projects. The draft tiered approach is outlined in meeting minutes dated September 29, 2010. Tier 1. If the project is exempt from further environmental analysis under existing statutory or categorical exemptions, there is a presumption of less than significant impacts with respect to climate change. If not, then the Tier 2 threshold should be considered. Tier 2. Consists of determining whether or not the project is consistent with a GHG reduction plan that may be part of a local general plan, for example. The concept embodied in this tier is equivalent to the existing concept of consistency in CEQA Guidelines Section 15064(h)(3), 15125(d) or 15152(a). Under this Tier, if the proposed project is consistent with the qualifying local GHG reduction plan, it is not significant for GHG emissions. If there is not an adopted plan, then a Tier 3 approach would be appropriate. Tier 3. Establishes a screening significance threshold level to determine significance. The Working Group has provided a recommendation of 3,000 metric tons (MT) of CO2e per year for mixed-use projects. Tier 4. Establishes a service population efficiency threshold to determine significance. The Working Group has provided a recommendation of 4.1 MT of CO2e per year for plans based on statewide service population. The City has not adopted a qualified GHG reduction plan. Therefore, GHG emissions generated by the implementation of the Specific Plan were evaluated based on the SCAQMD's recommended Tier 4 significance threshold of 4.1 MT of CO2e per service population per year. The Tier 4 efficiency level is based on a 2035 target date, selected to be consistent with the GHG reduction target date of SB 375. This EIR evaluates buildout of the Specific Plan in 2035 making the Tier 4 efficiency level the most appropriate threshold for the proposed Specific Plan. Though this analysis evaluates all generated emissions based on the SCAQMD threshold, operational GHG emissions generated by implementation of the Specific Plan would ultimately be addressed by future legislative actions. The CARB Climate Change Scoping Plan and the November 2013 study, Estimating Policy -Drive Greenhouse Gas Emissions Trajectories in California: The California Greenhouse Gas Inventory Spreadsheet (GHGIS) Model, completed by the Energy Analysis and Environmental Impacts Department associated with the University of California, Berkeley, under direction of CARB, established that GHG emissions are cumulative in nature and the majority of GHG emission reductions will be driven by State -guided legislative actions. Therefore, the test for local CEQA practices concerning GHG project analysis is whether local action and project mitigation will result in reasonable local fair -share of GHG reductions over time, and which show "substantial progress" toward the long-term State reduction targets. In result, the Specific Plan was evaluated for compliance with State and local climate plans and regulations to assess the Specific Plan's contribution to the local fair -share GHG reduction. Red Hill Avenue Specific Plan 4.5-13 Draft Program Environmental Impact Report Section 4.5 Greenhouse Gas Emissions Study Methodology The analysis is based on the methodologies recommended by the California Air Pollution Control Officers Association [CAPCOA] (2008) CEQA and Climate Change white paper and focuses on CO2, N20, and CH4 as these are the GHG emissions that onsite development would generate in the largest quantities. CO2, CH4, and N20 emissions were calculated to identify the magnitude and nature of the Specific Plan's potential GHG emissions and environmental effects. The analysis focuses on CO2, CH4, and N20 because these make up 98.9 percent of all GHG emissions by volume and are the GHG emissions that implementation of the Specific Plan would emit in the largest quantities. Fluorinated gases, such as HFCs, PFCs, and SF6, were also considered for the analysis, but because the Specific Plan involves residential and commercial development, the quantity of fluorinated gases would not be significant since fluorinated gases are primarily associated with industrial processes. Emissions of all GHGs are converted into their equivalent GWP in MT CO2e. Small amounts of other GHGs (such as chlorofluorocarbons [CFCs]) would also be emitted; however, these other GHGs would not substantially add to the total GHG emissions. Calculations are based on the methodologies discussed in the CAPCOA CEQA and Climate Change white paper and included the use of the California Climate Action Registry General Reporting Protocol. GHG emissions associated with the project were calculated using CalEEMod version 2016.3.1 as recommended by the SCAQMD. 4.5.4 ENVIRONMENTAL IMPACTS Threshold 4.5-1: Would implementation of the Specific Plan generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? Because of the global nature of climate change, it is generally the case that an individual project is of insufficient magnitude by itself to influence climate change or result in a substantial contribution to the global GHG inventory. GHG impacts are recognized as cumulative impacts. Often, estimates of GHG emissions are presented in CO2e, which weight each gas by its global warming potential. Expressing GHG emissions in CO2e takes the contribution of all GHG emissions to the greenhouse effect and converts them to a single unit equivalent to the effect that would occur if only CO2 were being emitted. Construction of the future development within the Specific Plan would generate temporary GHG emissions primarily due to the operation of construction equipment and truck trips. Site preparation and grading typically generate the greatest amount of emissions due to the use of grading equipment and soil hauling. Operational emissions related to the Specific Plan include area sources, including consumer products, landscape maintenance, and architectural coating; emissions from waste, emissions from water and wastewater use, and mobile source. For mobile sources, the estimate of total daily trips associated with the Specific Plan was based on vehicle trip data provided in the traffic study (Kimley-Horn, 2018). Further, as GHG emissions will ultimately be guided by future State legislative actions, operational emissions generated by implementation of the Specific Plan were also qualitatively evaluated based on the potential to demonstrate compliance with the long-term State reduction targets. Development that Red Hill Avenue Specific Plan 4.5-14 Draft Program Environmental Impact Report TU ST 1 N Section 4.5 Greenhouse Gas Emissions Rf.lS10H AWNIK 'PIC"U tc-tl Ak would occur under full buildout (new development) of the Specific Plan was assessed based on the capacity to effectively reduce sources of GHG emissions from the operation of developments within the Specific Plan area. Table 4.5-2, Annual Greenhouse Gas Emissions, combines the construction, operational, and mobile GHG emissions associated with the Specific Plan. As shown, annual emissions from implementation of the Specific Plan would total approximately 9.1 MT of CO2e per service population. Under a worst-case scenario, these emissions would substantially exceed the 4.1 MT CO2e per year threshold. Table 4.5-2. Annual Greenhouse Gas Emissions (MT CO2e/year) Area 81 Energy 2,395 Solid Waste 328 Water 447 Mobile 17,159 Total 20,410 metric tons Service Population 2,242a- Total/Service Population 9.1 MT CO2e/service population/year SCAQMD Threshold 4.1 MT CO2e/service population/year Exceeds Threshold? Yes a. Service population accounts for total residents and employees generated under implementation of the Specific Plan. No development within the Specific Plan area has been proposed as a part of the Project. It should be noted that future development projects within the Specific Plan area would undergo CEQA review, at which time any measures necessary to address GHG emissions would be identified. MM 4.2-1 through MM 4.2-3, in Section 4.2, Air Quality, would also reduce project -related operational GHG emissions. MM 4.2-1 would require the inclusion of EV charging stations and MM 4.2-2 would require future development to encourage vanpool/rideshare programs, which would reduce mobile source GHG emissions. MM 4.2- 3 would require future development within the Specific Plan area mitigate air quality and GHG emissions impacts during the development review process. Mitigation measures may include energy efficiency measures, water efficiency measures, encouragement of alternatively fueled vehicles, facilitation of ride - sharing programs, among others. Further, development within the Specific Plan area would locate a mix of residential, commercial (retail and office), and other land uses proximate to nearby public transportation. Increased use of public transportation, walking, and biking would help reduce mobile GHG emissions from vehicle trips. The Specific Plan would be consistent with the policies and initiatives of State GHG reduction programs as well as the regional RTP/SCS (see further details under Threshold 4.5-2). Development within the Specific Plan area would be constructed in accordance with the California Green Building Standards, which require energy efficiency, water efficiency, and material conservation and resource efficiency. With compliance with State and regional GHG reduction policies and demonstration of fair share reduction of GHG Red Hill Avenue Specific Plan 4.5-15 Draft Program Environmental Impact Report Section 4.5 Greenhouse Gas Emissions emissions over time, implementation of the Specific Plan would not conflict with the State's 2030 GHG reduction goals and would be in compliance with the goals set forth in AB 32. In addition, development with the Specific Plan area would be required to comply with Title 24 of the California Code of Regulations, which include measures to ensure new development has solar -ready roofs, and energy and water efficient building design, appliances, and fixtures. Furthermore, future development within the Specific Plan area would be required to comply with the City's AB 341 commitments to increase solid waste diversion to 50 percent within the City. However, GHG emissions would exceed SCAQMD thresholds; therefore, impacts would be significant and unavoidable. Impact Summary: Threshold 4.5-1: Significant and Unavoidable Impact. Despite consistency with the policies and initiatives of State GHG reduction programs as well as the regional RTP/SCS strategies, implementation of the Specific Plan would exceed growth projections for the area in the RTP/SCS and result in an increase of GHG emissions that would exceed the SCAQMD's significance criteria. Threshold 4.5-2: Would implementation of the Specific Plan conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gas emissions? As discussed in Threshold 4.5-1, operational GHG emissions associated with buildout of the Specific Plan would substantially exceed proposed SCAQMD thresholds. However, future development within the Specific Plan area would be able to achieve emissions reductions with the following considerations: ■ Future legislative actions and policies provided in CARB's Scoping Plan would be responsible for guiding GHG reductions for new development in accordance with State goals; ■ Future development within the Specific Plan area would increase local transit access and would help reduce mobile sources of local GHG emissions within the Specific Plan area; and ■ Buildout of the Specific Plan would be consistent with State GHG Reduction Programs as well as the regional RTP/SCS. With the above conditions, the future development within the Specific Plan would demonstrate compliance with the State's GHG reduction targets, which would help reduce potential GHG emissions generated by development within the Specific Plan. As discussed, no specific development projects are identified in the Specific Plan. Although overall operational GHG emissions associated with the Specific Plan would exceed applicable Scoping Plan thresholds, any project proposed within the Specific Plan area would be required to undergo project - specific CEQA review, including analysis of potential operational emissions. Any necessary mitigation would be identified at the time and would be guided by the policies and strategies of the Scoping Plan, which would result in future emissions reductions. Further emissions reductions would be achieved as development within the Specific Plan area would increase local transit access to future residents and employees within the area. Implementation of the Specific Plan would develop a mix of land uses, including housing, retail, and other development where Red Hill Avenue Specific Plan 4.5-16 Draft Program Environmental Impact Report TUSTI N Section 4.5 111 Greenhouse Gas Emissions Rff5:I IIII, AV 140E I 110i IV NX&I residents and employees would be within 0.25 mile of public transportation. There are eight bus stops that serve three different bus routes along Red Hill Avenue within the Specific Plan area, and five bus stops within 0.25 of the Specific Plan area. A majority of the operational emissions generated by the Specific Plan would be from mobile sources (i.e., vehicle use). Development within the Specific Plan area would locate a mix of residential, commercial (retail and office), and other land uses proximate to nearby public transportation. Increased use of public transportation, walking, and biking would help reduce mobile GHG emissions from vehicle trips. Therefore, the Specific Plan demonstrates compliance with and contribution towards the State's GHG emission reduction goals. In addition, development conditions under the proposed Specific Plan would be consistent with local and State programs for reducing GHG emissions, as further discussed in Table 4.5-3, Specific Plan Consistency with State Programs for Reducing GHG Emissions. Table 4.5-3. Specific Plan Consistency with State Programs for Reducing GHG Emissions Policy: — Protect Consistency Fuels Consistent AB 2076 and AB 1007: 26% petroleum displacement (via Fuel manufacturers in the Specific Plan biofuels) by 2022, and 30% by 2030 (applied to both gasoline implement State requirements for biofuels and and diesel) therefore, would not interfere with the State's implementation of these laws. Heavy Duty Vehicles (HDV) Consistent a. Medium Heavy Duty Vehicles (MHD) and Heavy -Heavy As vehicles age and new vehicles are purchased, Duty (HHD) vehicle hybridization: 0.5 MT CO2e reduction an incremental portion of the residents, guests, in 2020 achieved with 1.3% increase in fuel efficiency of employees, and service contractors within the conventional engines (rather than introducing hybrid Specific Plan would purchase new vehicles from market shares) the car manufacturer's fleet of vehicles that are b. System -wide HDV efficiency: 3.5 MT CO2e reduction in compliant with stated future fuel efficiency 2020 achieved with 9.5% decrease in VMT across all requirements. vehicle classes Other Transportation Consistent High-speed rail: 1 MT CO2e reduction in 2020 achieved by Not applicable to the mixed-use development 75% increase in rail energy use (as electricity) with within the Specific Plan area. Implementation of simultaneous 18% decrease in in -State aviation energy use. the Specific Plan would not interfere with the State's implementation of the high-speed rail. Stationary Sector Consistent a. Baseline energy use: Integrated Energy Policy Report Future development within the Specific Plan (IEPR) base case plus Navigant PGT net energy mid -market would be designed to comply with and would savings from 2015-2024 (Swamy, 2013), with exceed as feasible Title 24 energy standards for extrapolations to 2050 residential uses and commercial uses. b. AB 758/Energy efficiency strategic plan (CPUC, 2008): The net -zero energy mandatory requirements i. Residential new construction: 23% more efficient than for post -2020 residential and post -2030 2010 baseline in 2011, 40% in 2015, 53% in 2020 commercial construction would not be (applied to both electricity and natural gas) applicable to the individual projects completed prior to 2020. Development completed after ii. Residential retrofits: 20% more efficient than 2010 2020 would be subject to and comply with baseline in 2015, 40% in 2020 (applied to both Red Hill Avenue Specific Plan 4.5-17 Draft Program Environmental Impact Report Section 4.5 Greenhouse Gas Emissions Table 4.5-3. Specific Plan Consistency with State Programs for Reducing GHG Emissions polity- - = Project Consistency electricity and natural gas) applicable Title 24 requirements in place at the iii. Commercial new construction: 60% more efficient than time a project is proposed. New development 2010 baseline in 2020 (applied to both electricity and within the Specific Plan area would be more natural gas; used averages of 2020 and 2030 values in energy efficient than the older buildings. 2025: 36% for electricity, 37% for natural gas) iv. Zero Net Energy (ZNE): Sum of electricity and natural gas primary energy consumed by buildings is offset by distributed solar photovoltaic v. Residential new construction: 100% of buildings are ZNE by 2020 vi. Residential retrofits: No ZNE buildings vii. Commercial new construction: 1000 of new buildings are ZNE by 2030 viii. Commercial retrofits: 50% of buildings are ZNE by 2030 (continued trend to 100% of buildings by 2050) Electricity Sector Consistent a. Imports: ramped down to 0% by 2025; otherwise fossil These measures are not directly applicable to generation goes negative before 2020 the Specific Plan. However, future development b. Combined Heat and Power Systems (CHP): AB 32 Scoping within the Specific Plan would comply with Plan for CHP (increase by 30,000 GWh in 2020; total CALGreen and Title 24 standards, which would capacity of 15.1 GW) and Governor's CHP goal (6.5 GW increase building energy efficiency. Therefore, new CHP by 2030; total capacity of 15.3 GW): because the Specific Plan does not interfere with the capacity factor of CHP was revised significantly in Scenario State's target of developing 12 GW of renewable 1, there was not enough electricity demand remaining distributed generation. after other generation types accounted for in these goals. Note: had to reduce CHP capacity slightly to 15.1 GW by 2040 to prevent remaining fossil generation from falling below zero c. 12 GW of renewable distributed generation by 2020 (25,000 GWh), all in form of PC. This counted toward ZNE goals, which only overtakes this total in 2030 d. 8 GW of new utility -scale renewables by 2020: Part of meeting RPS target e. Local targets for renewables > 33%: Increased State RPS target from 33% to 37% to simulate meeting these commitments f. 1,325 MW energy storage by 2020 (investor-owned utility target): Scaled up to 1,900 MW to represent statewide target (IOUs are —70% of State electricity generation), achieved by building storage equal to 0.55% of gross demand assuming an arbitrary 10% capacity factor (^'1.600 GWh/yr) Red Hill Avenue Specific Pian 4.5-18 Draft Program Environmental Impact Report - Section 4.5 Greenhouse Gas Emissions Table 4.5-3. Specific Plan Consistency with State Programs for Reducing GHG Emissions `Polity - _ - � Probed Consistency g. Nuclear: Diablo Canyon relicensed through 2045, then offline h. Carbon Capture and Sequestration (CCS): One 300 MW IGCC/CSS coal plant online in 2020 (based on HECA plant in Bakersfield, CA). Methodology for implementing this in a model was changed, so capacity could now be specified precisely in target years. i. Natural gas: After storage balance of load -following generation (-3.5%) was supplied by SC NG, and remaining fossil generation was supplied by CC NG: —16% in 2010, tapering to almost zero by 2020, then varying up to 7% through 2050. Water Consistent a. 20 by 20: 20% water reduction in residential and Future development within the Specific Plan commercial sectors by 2020 area would implement the 20% reduction in b. Water use efficiency, recycling, pumping, and treatment indoor water use as required by Title 24 Part 11, efficiency, and urban runoff re -use: additional 3.9 MT or the requirements in effect at the time of reduction CO2e achieved through 2020 water use savings proposed development. of 32.5 relative to baseline in residential and commercial sectors Waste Consistent a. AB 341: 75% waste diversion in 2020 reduced direct and Future development projects within the Specific indirect emissions by 4.5 MT CO2e (consistent with Plan area would be required to comply with expected 20-30 MT CO2e reductions in 2020, where 80% solid waste diversion requirements in effect at of emissions are generated outside of California) the time of proposed development. b. Zero net emissions by 2035: achieved by forcing biogenic component of landfills to 100% High Global Warming Potential Gases Not Applicable a. Hydrofluorocarbon (HFC) phase out: 50% of HFC Not applicable to the mixed-use development in eliminated by 2035 and 100% eliminated by 2050 the Specific Plan area. b. Foam recovery and destruction, fire suppressants, and residential refrigerant retirement: established 0.5 MT CO2e reduction in 2020, implemented by reducing HFC usage 2.5% in 2020 c. Additional reductions in mobile sources, leak tests, refrigerant recovery and Federal ban: reduction unknown; assume additional 0.5 MT CO2e in 2020, implemented by reducing HFC usage an additional 2.5% in 2020 (total reduction of 5%) Red Hill Avenue Specific Plan 4.5-19 Draft Program Environmental Impact Report Section 4.5 Greenhouse Gas Emissions Tustin has not adopted a local CAP or alternative GHG Reduction Plan, and there are no General Plan policies that directly address citywide levels of GHG. Additionally, Orange County has not adopted a regional GHG Reduction Plan or other form of climate plan. The County refers to the regulations in the AQMP regarding GHG reduction strategies. The initiatives and strategies in the AQMP are guided by the growth projections and development strategies provided in the 2016-2040 RTP/SCS. Future development within the Specific Plan area would comply with CalGreen Building Standards, which include measures to reduce emissions. Development within the Specific Plan area would also comply with SCAQMD Rule 1113 that limits ROGs from building architectural coatings. Table 4.5-4, Consistency with Applicable 2016-2040 RTP/SCS GHG Emission Reduction Strategies, identifies the Specific Plan's consistency with relevant goals and strategies of the 2016-2040 RTP/SCS. Table 4.5-4. Consistency with Applicable 2016-2040 RTP/SCS GHG Emission Reduction Strategies Reduction Strategy — - Project Consistency - Land Use Actions and Strategies Focus new growth around transit Consistent The 2016-2040 RTP/SCS land use pattern reinforces The Specific Plan would establish a comprehensive plan the trend of focusing growth in the region's High for the area that would include a complementary mix of Quality Transit Areas (HQTAs). Concentrating housing land uses including residential, retail, and commercial and transit in conjunction concentrates roadway that would build upon the area's current land use, repair investments, leverages transit and active transportation, and infrastructure opportunities. Three transportation investments, reduces regional life cycle bus lines run along Red Hill Avenue; eight stops are infrastructure costs, improves accessibility, avoids located within the Specific Plan area; and, 5 bus stops greenfield development, and has the potential to are located within one-quarter mile of the Specific Plan improve public health and housing affordability. area. This would incentivize modes of transport that HQTAs provide households with alternative modes of reduce both VMT and GHG emissions. transport that can reduce VMT and GHG emissions. Plan for growth around livable corridors Consistent The Livable Corridors strategy seeks to create The Specific Plan area Is in an urban area and includes neighborhood retail nodes that would be walking and commercial and residential uses. Future development biking destinations by integrating three different within the Specific Plan area would be transit -oriented planning components: and three bus routes currently traverse the site, which provides for public access to retail, commercial uses, 1. Transit improvements, and services throughout the City of Tustin. As such, 2. Active transportation improvements (i.e. improved residential and commercial uses would have accessibility safety for walking and biking). to public transit. Red Hill Avenue Specific Plan 4.5-20 Draft Program Environmental Impact Report Section 4.5 Greenhouse Gas Emissions Table 4.5-4. Consistency with Applicable 2016-2040 RTP/SCS GHG Emission Reduction Strategies Reduction Strategy = - - Project Consistenryv 3. Land use policies that include the development of mixed-use retail centers at key nodes and better integrate different types of land uses. Provide more options for short trips Consistent 38 percent of all trips in the SCAG region are less than The Specific Plan would allow for a complementary mix three miles. The 2016-2040 RTP/SCS provides two of land uses including residential, retail, and commercial strategies to promote the use of active transport for that would capitalize on the Specific Plan area's current short trips. Neighborhood Mobility Areas are meant land use, transportation, and infrastructure to reduce short trips in a suburban setting, while opportunities, including the bus routes that currently "complete communities" support the creation of traverse the Specific Plan area. As such, alternative mixed-use districts in strategic growth areas and are means of transportation (i.e., biking, walking, and applicable to an urban setting. busing) would be available for accessibility throughout the Specific Plan area. Transportation Strategies Preserve our existing transit system Consistent Ensuring that the existing transportation system is The Specific Plan area is in an area surrounded by operating efficiently is critical for the success of existing development. Implementation of the Specific HQTAs, Livable Corridors, and other land use Plan would allow for the development of vacant lots in strategies outlined in the 2016-2040 RTP/SCS. the Specific Plan area near existing transit roadways; however, construction is not expected to result in temporary roadblocks. Transit Initiatives - Develop first-mile/last-mile strategies on a local level Consistent to provide an incentive for making trips by transit, Several bus routes currently operate along Red Hill bicycling, walking, or neighborhood electric vehicle or Avenue through the Specific Plan area, which would other ZEV options. incentivize greater use of alternative transportation to access public transit. Other Initiatives Reduce emissions resulting from a project through Consistent implementation of project features, project design, or Future development projects within the Specific Plan other measures. area would comply with CalGreen Building Standards, Incorporate design measures to reduce energy which include measures to reduce emissions. MM 4.2-1 consumption and increase use of renewable energy. would require the inclusion of EV charging stations and MM 4.2-2 would encourage vanpool/rideshare programs to reduce mobile source GHG emissions. MM 4.2-3 would require future development to analyze and mitigate GHG impacts during the development review process. Mitigation measures may include energy efficiency measures, water efficiency measures, encouragement of alternatively fueled vehicles, facilitation of ride -sharing programs, among others. Source: Southern California Association of Governments, 2016-2040 Regional Transportation Plan/Sustainability Communities Strategy (Chapter S, The Road to Greater Mobility and Sustainable Growth), April 2016. Red Hill Avenue Specific Plan 4.5-21 Draft Program Environmental Impact Report Section 4.5 Greenhouse Gas Emissions As shown in Tables 4.5-3 and 4.5-4, implementation of the Specific Plan would not conflict with State regulations to reduce GHG emissions or with the policies and initiatives of the 2016-2040 RTP/SCS. Impact Summary: Threshold 4.5-2: Less Than Significant impact. Implementation of the Specific Plan would not interfere with the implementation of SCAG's 2016-2040 RTP/SCS, or CARB's Scoping Plan consistent with AB 32. 4.5.5 CUMULATIVE IMPACTS Because of the global nature of climate change, most projects will not result in GHG emissions that are individually significant. Therefore, it is accepted as very unlikely that any individual development project would have GHG emissions of a magnitude to directly impact global climate change and the impact of the Specific Plan is considered on a cumulative basis. Please refer to Threshold 4.5-1. The Specific Plan's cumulative contribution of GHG emissions would exceed SCAQMD's 4.1 MT CO2e per year threshold, and the Specific Plan's cumulative GHG impacts would also be cumulatively considerable and potential impacts are considered significant and unavoidable. 4.5.6 MITIGATION PROGRAM Standard Conditions No standard conditions have been identified for greenhouse gas emissions. Mitigation Measures Refer to MM 4.2-1 through MM 4.2-3 in Section 4.2, Air Quality. 4.5.7 LEVEL OF SIGNIFICANCE AFTER MITIGATION Despite consistency with the policies and initiatives of State GHG Reduction Programs as well as the regional RTP/SCS, implementation of the Specific Plan would result in a substantial increase of GHG emissions that would exceed the SCAQMD's significance criteria. This is considered a significant and unavoidable impact. Red Hill Avenue Specific Plan 4.5-22 Draft Program Environmental Impact Report Section 4.6 Hazards and Hazardous Materials 4.6 Hazards and Hazardous Materials This Section describes the potential hazards (other than geologic and flood hazards) associated with the Specific Plan area, infrastructure, activities, and materials that could impact human health and the environment. The analysis is based on regulatory database searches performed by Kimley-Horn and Associates, Inc. Kimley-Horn retained Environmental Data Resources, Inc. (EDR) to provide current regulatory database information compiled by a variety of Federal and State regulatory agencies. In addition, Kimley-Horn performed a regulatory database search of the Department of Toxic Substances Control Envirostor website (http://www,envirostor.dtsc.ca.gov/public/) and the State Water Resources Control Board's Geotracker website (http://geotracker.waterboards.ca.gov/) to identify hazardous material regulated facilities within or proximate to the Specific Plan area. This information is included in Appendix D of this Program EIR. 4.6.1 REGULATORY SETTING The management of hazardous materials and hazardous waste is regulated by various Federal, State, and local agencies. Programs are administered through Federal agencies including the U.S. EPA, and State agencies within the California Environmental Protection Agency (CaIEPA) including the California Department of Toxic Substances Control (DTSC). Federal Toxic Substances Control Act/Resource Conservation and Recovery Act/Hazardous Solid Waste Act The Federal Toxic Substances Control Act of 1976 and Resource Conservation and Recovery Act (RCRA) established a program administered by the U.S. EPA that regulates generation, transportation, treatment, storage, and disposal of hazardous waste. RCRA was amended in 1984 by the Hazardous and Solid Waste Act, which affirmed and extended the "cradle to grave" system of regulating hazardous wastes, meaning that all hazardous wastes are tracked and strictly regulated from generation to disposal. Hazardous waste generators are required to report use or transport of hazardous wastes to the U.S. EPA. Generators range from small producers such as dry cleaners and automobile repair facilities to larger producers such as hospitals and manufacturing operations. Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA)/Superfund Amendments and Reauthorization Act The Federal Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA), commonly known as the Superfund Act, was enacted by Congress on December 11, 1980. This law (U.S. Code Title 42, Chapter 103) provides broad Federal authority to respond directly to releases or threatened releases of hazardous substances that may endanger public health or the environment. CERCLA establishes requirements concerning closed and abandoned hazardous waste sites; provides for liability of persons responsible for releases of hazardous waste at these sites; and establishes a trust fund to provide for cleanup when no responsible party can be identified. There are no Superfund sites within or near the Specific Plan area. Red Hill Avenue Specific Plan 4.6-1 Draft Program Environmental Impact Report Section 4.6 Hazards and Hazardous Materials Comprehensive Environmental Response, Compensation, and Liability Information System (CERCLIS) and the National Priorities List The U.S. EPA also maintains the Comprehensive Environmental Response Compensation (CERCLIS) and Liability Information System list. This list contains sites that are either proposed to be or on the National Priorities List (NPL), as well as sites that are in the screening and assessment phase for possible inclusion on the NPL. The NPL is a list of the worst hazardous waste sites that have been identified by Superfund. There are no NPL sites within the Specific Plan area. Emergency Planning and Community Right -to -Know Act The Federal Emergency Planning and Community Right -To -Know Act (EPCRA) was enacted to inform communities and residents of chemical hazards in their area. Businesses are required to report the locations and quantities of chemicals stored on site to both State and local agencies. EPCRA requires the U.S. EPA to maintain and publish a digital database list of toxic chemical releases and other waste management activities reported by certain industry groups and Federal facilities. This database, known as the Toxic Release Inventory, gives the community more power to hold companies accountable for their chemical management. Hazardous Materials Transportation Act The U.S. Department of Transportation (DOT) receives authority to regulate the transportation of hazardous materials from the Hazardous Materials Transportation Act, as amended and codified (49 U.S.C. 5101 et seq.). The DOT is the primary regulatory authority for the interstate transport of hazardous materials and establishes regulations for safe handling procedures (i.e., packaging, marking, labeling, and routing). In California, Section 31303 of the California Vehicle Code states that any hazardous material being moved from one location to another must use the route with the least travel time. This, in practice, means major roads and highways, although secondary roads are permitted to be used for local delivery. These policies are enforced by both the California Highway Patrol and Caltrans. Occupational Safety and Health Administration (OSHA) Congress passed the Occupational and Safety Health Act (OSHA) to ensure worker and workplace safety. Their goal was to make sure employers provide their workers a place of employment free from recognized hazards to safety and health, such as exposure to toxic chemicals, excessive noise levels, mechanical dangers, heat or cold stress, or unsanitary conditions. To establish standards for workplace health and safety, OSHA also created the National Institute for Occupational Safety and Health as the research institution for the Occupational Safety and Health Administration. The Administration is a division of the U.S. Department of Labor that oversees the administration of OSHA and enforces standards in all states. OSHA standards are listed in Title 29 CFR Part 1910. Red Hill Avenue Specific Plan 4.6-2 Draft Program Environmental Impact Report TUST1 N Section 4.6 MIR __� Hazards and Hazardous Materials "" 111Li.AWNW 41'1.45 11, f1A OSHA's Hazardous Waste Operations and Emergency Response Standard applies to five groups of employers and their employees. This includes any employees who are exposed or potentially exposed to hazardous substances (including hazardous waste) and who are engaged clean-up operations; corrective actions; voluntary clean-up operations; operations involving hazardous wastes at treatment, storage, and disposal facilities; and emergency response operations. State of California California Environmental Protection Agency CalEPA has jurisdiction over hazardous materials and wastes at the State level. The California Department of Toxic Substances Control (DTSC) is the department of CaIEPA responsible for implementing and enforcing California's own hazardous waste laws, which are known collectively as the Hazardous Waste Control Law. The DTSC regulates hazardous waste in California primarily under the authority of the Federal RCRA and the California Health and Safety Code (primarily Division 20, Chapters 6.5 through 10.6, and Title 22, Division 4.5). Although similar to RCRA, the California Hazardous Waste Control Law and its associated regulations define hazardous waste more broadly and regulate a larger number of chemicals. Hazardous wastes regulated by California but not by the U.S. EPA are called "non-RCRA hazardous wastes." Other laws that affect hazardous waste are specific to handling, storage, transportation, disposal, treatment, reduction, cleanup, and emergency planning. Government Code Section 65962.5 (commonly referred to as the Cortese List) includes DTSC-listed hazardous waste facilities and sites, Department of Health Services lists of contaminated drinking water wells, sites listed by the State Water Resources Control Board (SWRCB) as having underground storage tank leaks and have had a discharge of hazardous wastes or materials into the water or groundwater, and lists from local regulatory agencies of sites that have had a known migration of hazardous waste/material. The enforcement of directives from DTSC is handled at the local level, in this case, the Orange County Health Care Agency, Environmental Health Division (OCHCA-EH). The Santa Ana Regional Water Quality Control Board (RWQCB) also has the authority to implement regulations regarding the management of soil and groundwater investigation. Unified Hazardous Waste and Hazardous Materials Management Regulatory Program The Unified Hazardous Waste and Hazardous Materials Management Regulatory Program (Unified Program) requires the administrative consolidation of six hazardous materials and waste programs (Program Elements) under one agency: Certified Unified Program Agency (CUPA). The Program Elements consolidated under the Unified Program are: (1) Hazardous Waste Generator and Onsite Hazardous Waste Treatment Programs; (2) Aboveground Petroleum Storage Tanks (Spill Prevention Control and Countermeasure Plan); (3) Underground Storage Tank (UST) Program; (4) Hazardous Materials Release Response Plans and Inventory Program (Hazardous Materials Disclosure or "Community -Right -To -Know"); (5) California Accidental Release Prevention Program; and (6) Uniform Fire Code Plans and Inventory Requirements. The Unified Program is intended to provide relief to businesses complying with the overlapping and sometimes conflicting requirements of formerly independently managed programs. The Unified Program is implemented at the local government level by CUPAs. The CUPA with jurisdiction over Tustin is the OCHCA-EH (CaIEPA, 2017). Red Hill Avenue Specific Plan 4.6-3 Draft Program Environmental Impact Report Section 4.6 Hazards and Hazardous Materials California Occupational Safety and Health Administration The California Occupational Safety and Health Administration (CalOSHA) is the primary agency responsible for worker safety in the handling and use of chemicals in the workplace. CalOSHA standards are generally more stringent than Federal regulations. The employer is required to monitor worker exposure to listed hazardous substances and notify workers of exposure (8 CCR §§ 337-340). The regulations specify requirements for employee training, availability of safety equipment, accident -prevention programs, and hazardous substance exposure warnings. California Department of Forestry and Fire Protection (CAL FIRE) The California Department of Forestry and Fire Protection (CAL FIRE) has mapped fire threat potential throughout California. CAL FIRE ranks fire threats based on the availability of fuel and the likelihood of an area burning (based on topography, fire history, and climate). The rankings include no fire threat, moderate, high, and very high fire threats. California Fire Code The 2016 California Fire Code (CCR Title 24 Part 9) sets forth requirements including those for building materials and methods pertaining to fire safety and life safety, fire protection systems in buildings, emergency access to building, handling, and storage of hazardous materials. Regional and local The Specific Plan's consistency with applicable safety goals and policies of the General Plan are addressed in Table 4.8-1 of Section 4.8, Land Use and Planning. City of Tustin General Plan Land Use Element The Land Use Element of the City of Tustin General Plan includes goals and policies related to hazards and hazardous materials that are applicable to the Specific Plan Project. The purpose of the Land Use Element is to describe present and planned land use activity, and to address issues concerning the relationship between land uses and environmental quality, potential hazards, and social and economic objectives. City of Tustin General Plan Conservation/Open Space/Recreation Element The Conservation/Open Space/Recreation Element of the City of Tustin General Plan deals primarily with the preservation of natural resources, such as water, soils, minerals, and animal life. City of Tustin General Plan Public Safety Element The purpose of the Public Safety Element is to identify and address those natural or man-made characteristics which exist in or near the City which represent a potential danger to the safety of the citizens, sites, structures, public facilities, and infrastructure. The Element establishes policies to minimize the danger to residents, workers, and visitors, and identifies actions needed to deal with crisis situations. The Public Safety Element specifically addresses flooding; seismically induced conditions including surface rupture, ground shaking, ground failure, and seiche; slope instability leading to mudslides and landslides; subsidence and other geologic hazards; wildland/urban interface fires; and evacuation routes. Red Hill Avenue Specific Plan 4.6-4 Draft Program Environmental Impact Report Section 4.6 Hazards and Hazardous Materials Tustin City Code The Tustin City Code addresses hazards, including hazardous materials and waste. Article 9, Chapter 9A, Section A9907 (Conditions of Approval for Hazardous Waste Facility) of the Tustin City Code requires a hazardous waste facility prior to operation within the City prepare an emergency response plan and a risk assessment for approval by the City of Tustin Community Development Department. The California Fire Code is adopted as Article 8, Chapter 1, Section 8100 (Building and Construction Codes Adopted by Reference) as part of the Building Regulations, of the Tustin City Code. Orange County Fire Authority The Orange County Fire Authority (OCFA) enforces local codes and ordinances to ensure that fire safety exists in facilities and occupancies to minimize the threat to life and property. OCFA is tasked with responding to both emergency and non -emergency hazardous materials incidents. Haulers and user of hazardous materials in the City are listed with the OCFA and are regulated under the County of Orange. City of Tustin Emergency Operations Plan The Emergency Operation Plan provides guidance for the City's response to emergency situations from natural disasters, technological incidents, and National security emergencies. This Plan identifies actions to be taken by the City to prevent disasters where possible, reduce the vulnerability of residents to any disasters, protect citizens from the effects of disasters, respond effectively to the actual occurrence of disasters, and provide for recovery in the aftermath of an emergency. More specifically, it is the planning basis for response to a hazardous material incident in the City is the Orange County Hazardous Materials Area Plan (OCHMAP). The OCHMAP is executed within the City under the Orange County -City Hazardous Material Emergency Response Authority, a joint powers agency. The OCHMAP describes procedures for the effective and efficient allocation response to a hazardous materials emergency. It establishes an emergency organization, assigns tasks, specifies policy and general procedures, and provides coordination of planning for all phases of emergency planning for a hazardous materials emergency. 4.6.2 ENVIRONMENTAL SETTING Within the Specific Plan Area Table 4.6-1, EDR Listings within the Specific Plan Area, provides information regarding database listings that are currently present within the Specific Plan boundaries and have open cases with the California State Water Resources Control Board GeoTracker or the DTSC. There are several other gas stations and facilities that generate or dispose of hazardous waste within the Specific Plan area; however, these facilities are not identified in the databases to have any open cases associated with hazardous material spills, violations or incidents and therefore are not included in Table 4.6-1. Red Hill Avenue Specific Plan 4.6-5 Draft Program Environmental Impact Report Section 4.6 Hazards and Hazardous Materials Table 4.6-1. EDR Listings within the Specific Plan Area Lil 11- tsmg Agenty - - z (database) _Site Name/Address - escrtptions - a us RCRA-SQG, Red Hill and EI GeoTracker database (http://geotracker.waterboards.ca.gov/ Ongoing CHMIRS, FINDS, Camino Mobil (also accessed June 26, 2017) identifies the site is an open ECHO, LUST, under the names of remediation case. Potential contaminants of concern are UST, SWEEPS Mobil #18-H70,, Irvine gasoline, MTBE, TBA and other fuel oxygenates. Potential UST, CA FID UST, Fuel Exchange, media of concern is listed as other groundwater (uses other HIST CORTESE, Calvetti Inc. and Circle than drinking water). Review of the records for this site K Stores) suggests ongoing monitoring and remediation of the site. A (13872 Red Hill Ave.) letter dated April 27, 2017 to the RWWCB from Slaes Environmental Management, Inc, summarizes the first quarter 2017 waste discharge requirements compliance for the site. It describes the ozone injection remediation activities for the site. RCRA-SQG, Carioca Cleaners (also Envirostor database (https://www.envirostor.dtsc.ca.gov/public/ Unknown ENVIROSTOR, under the name of accessed June 26, 2017) identifies the site is an evaluation FINDS, ECHO, VAASU LLC CDBA- case. In January 2001, the OCHCA-EH proposed to enter EMI, HAZNET, PARA) into a Remedial Action. Agreement with the owner of the DRYCLEANERS (13844 Red Hill Ave.) facility. No other information is available for this site. RCRA-SQG, RH Cleaners GeoTracker database(http://geotracker.waterboards.ca.gov/ Ongoing ENVIROSTOR, (14591 Red Hill Ave.) accessed June 26, 2017) identifies the site is an open site FINDS, ECHO, assessment. The potential contaminants of concern are EMI, HAZNET tetrachloroethylene (PCE) and trichloroethylene (TCE). The potential media of concern is listed as other groundwater (uses other than drinking water), soil, and soil vapor. It appears from the review of the records for this site that there has been on-going monitoring and remediation for this site. In a recent letter dated June 12, 2017, the RWQCB approved an Interim Remedial Action Plan for Vapor Intrusion Risk Mitigation for the site. The letter states there Is possible vapor intrusion risk related to the former dry cleaning operations at the site. RCRA-SQG, Gene Rogers Chevron GeoTracker database (http://geotracker.waterboards.ca.gov/ Ongoing FINDS, ECHO, (also under the name accessed June 26, 2017) identifies the site is an open LUST, UST, Chevron #9-0422, remediation case. The potential contaminants of concern SWEEPS UST, Tustin Valero Service) are gasoline, MTBE, TBA and other fuel oxygenates. The HIST UST, CA FID (14501 Red Hill Ave.) potential medias of concern are listed as aquifer used for UST, EMI, drinking water supply, soil, well used for drinking water HAZNET supply. It appears from the review of the records for this site that there has been on-going monitoring and remediation for this site. In a letter dated June 1, 2017, the OCHCA-EH approved a workplan to conduct a 7 -day soil vapor extraction pilot test at the site. FINDS =; LUST; UST = Underground Storage Tanks; EMI; HIST AUTO STATION; HAZNET; SWEEPS; Cortese; ERNS; HIST UST; Source: EDR, 2017. Red Hill Avenue Specific Plan 4,6-6 Draft Program Environmental Impact Report Section 4.6 Hazards and Hazardous Materials As previously addressed, the OCHCA-EH is the local CUPA for the City and is responsible for overseeing hazardous waste regulations at a local level. The closure of a case is dependent on the land use at the time of closure. For example, if the facility is a gas station at the time of closure, then the requirements and conditions for remediation are based on that site as a gas station. There are multiple hazardous materially regulated facilities within the Specific Plan area with known or unknown history of contamination. The contamination status of each property within the Specific Plan area is required to be reevaluated, if and when the site changes land use in the future. In addition to the facilities listed in Table 4.6-1, future development on a site with a current or former hazardous materially regulated facility would be evaluated to determine if there is a contamination risk to the proposed land use. Other Environmental Concerns Asbestos -Containing Materials (ACM) Asbestos, a natural fiber used in the manufacturing of different building materials, has been identified as a human carcinogen. Most friable (i.e., easily broken or crushed) asbestos -containing materials (ACM) were banned in building materials by 1978. By 1989, most major manufacturers had voluntarily removed non -friable ACM (i.e., flooring, roofing, and mastics/sealants) from the market. These materials, however, were not banned completely. The Specific Plan area includes existing development from and prior to the 1960s; therefore, the presence of ACM is likely in some structures. Lead -Based Paint Lead-based paint has been identified by OSHA, the U.S. EPA, and the Department of Housing and Urban Development (HUD) as a potential health risk to humans, particularly children, based on its effects to the central nervous system, kidneys, and bloodstream. The risk of lead-based paint has been classified by HUD based upon the age and condition of the painted surface. The Specific Plan area includes existing development from and prior to the 1960s; therefore, the presence of lead-based paint is likely in some structures. Radon Radon is a radioactive gas which has been identified as a human carcinogen. Radon gas is typically associated with fine-grained rock and soil, and results from the radioactive decay of radium. Sections 307 and 309 of the Indoor Radon Abatement Act of 1988 (IRAA) directed the U.S. EPA to list and identify areas of the U.S. with the potential for elevated indoor radon levels. U.S. EPA's Map of Radon Zones (EPA 402 R 93 071) assigns each of the 3,141 counties in the U.S. to one of three zones based on radon potential: Zone 1 counties have a predicted average indoor radon screening level greater than 4 picocuries per liter (pCi/L). ■ Zone 2 counties have a predicted average indoor radon screening level between 2 and 4 pCi/L. ■ Zone 3 counties have a predicted average indoor radon screening level less than 2 pCi/L. Based on such factors as indoor radon measurements, geology, aerial radioactivity, and soil permeability; the U.S. EPA has identified Orange County as Zone 3 (i.e., a predicted average indoor radon screening level less than 2 pCi/L). Based on the radon potential in Orange County, radon is not considered an environmental concern. Red HIII Avenue Specific Plan 4.6-7 Draft Program Environmental Impact Report Section 4.6 Hazards and Hazardous Materials 4.6.3 THRESHOLDS OF SIGNIFICANCE The following significance criteria are from CEQA Guidelines Appendix G. The Specific Plan would result in a significant impact if it would: Threshold 4.6-1 Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials. Threshold 4.6-2 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. Threshold 4.6-3 Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school. Threshold 4.6-4 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. Threshold 4.6-5 Impair implementation of, or physically interfere with, an adopted emergency response plan or emergency evacuation plan. As addressed in Section 1.5, Summary of Effects with No Impact, the City has determined that the Specific Plan would not have a significant impact on the following thresholds and that no further analysis is required in the Program EIR: ■ 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. ■ 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. ■ 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. Red Hill Avenue Specific Plan 4.6-8 Draft Program Environmental Impact Report Section 4.6 Hazards and Hazardous Materials 4.6.4 ENVIRONMENTAL IMPACTS Threshold 4.6-1: Would implementation of the Specific Plan create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Threshold 4.6-2: Would implementation of the Specific Plan 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? Exposure of the public or the environment to hazardous materials can occur through transportation accidents; environmentally unsound disposal methods; improper handling of hazardous materials or hazardous wastes (particularly by untrained personnel); and/or emergencies, such as explosions or fires. The severity of these potential effects varies by type of activity, concentration and/or type of hazardous materials or wastes, and proximity to sensitive receptors. The types of uses and facilities allowed in the Specific Plan area may generate, store, use, distribute or dispose of hazardous materials such as oils, solvents, paints, diesel fuel, fertilizers and household chemicals. Table 4.6-2, Hazardous Material Usage Within the Specific Plan Area, summarizes typical hazardous material types by land use category. Implementation of the Specific Plan would not create a significant impact through the transport, use or disposal of hazardous materials since all uses and facilities are required to comply with all applicable Federal, State and regional regulations which are intended to avoid impacts to the public or environment. If during the individual development review process, the City determines that a prospective user may generate inordinate quantities or unusual hazardous waste material, the proposed development may be subject to further review prior to approval. Table 4.6-2. Hazardous Material Usage Within the Specific Plan Area Residential Multiple -family dwellings Limited quantities of household chemicals, paints, pesticides, petroleum, oil, lubricants, thinners, fertilizers and solvents. Aerosols, cleaners, corrosives, fuels, heating Retail Retail and service oriented land uses. oils, household chemicals, ignitable, paints, pesticides, petroleum, oil, lubricants, thinners and solvents. Commercial office buildings Heavy metals, household chemicals, pesticides, Office accommodating professional and/or pharmaceuticals and radiological sources. administrative services. Implementation of the Specific Plan could create a significant hazard to the public or the environment as a result of potential existing contamination. There are multiple hazardous materially regulated facilities within the Specific Plan area with known or unknown history of contamination. The contamination status of each property within the Specific Plan area is required to be reevaluated, if and when the individual site changes land use. The evaluation is dependent on the nature of the proposed land use for each site and type of contamination associated with the current or former hazardous materially regulated facility. Red Hill Avenue Specific Plan 4.6-9 Draft Program Environmental Impact Report Section 4.6 Hazards and Hazardous Materials In addition to the facilities listed in Table 4.6-2, each future individual site application proposed, on a site with a current or former hazardous materially regulated facility, would need to be evaluated in consultation with OCHCA-EH to determine if there is a contamination risk to the proposed land use. Remediation of a contaminated site to applicable standards for the proposed land use may be required as described in MM 4.6-1. Compliance with all applicable Federal, State and regional regulations, and implementation of MM 4.6-1 would reduce potential impacts to the public or environment to less than significant level Impact Summary: Thresholds 4.6-1 and 4.6-2: Less Than Significant with Mitigation. Implementation of the Specific Plan could potentially create a hazard to the public or the environment through exposure to contaminated soil or groundwater, as a result of a previous hazardous material incident at a property within the Specific Plan area. This impact would be mitigated to a level considered less than significant with implementation of MM 4.6-1. Threshold 4.6-3: Would implementation of the Specific Plan emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one- quarter mile of an existing or proposed school? The nearest elementary schools to the Specific Plan area are Benjamin Beswick Elementary School, approximately 300 feet west of Red Hill Avenue, and Marjorie Veeh Elementary School, approximately 650 feet east of Red Hill Avenue. The nearest middle school is C.E. Utt Middle School, approximately 1,900 feet east of Red Hill Avenue, Tustin High School is adjacent to the Specific Plan area. The proposed land uses within the Specific Plan area does not propose any industrial uses which could potentially generate hazardous emissions or involve the handling of hazardous materials, substances, or waste in significant quantities that would have an impact to surrounding schools. The types of hazardous substances that would be routinely handled (e.g., pool chemicals, household cleaners, etc.) are similar to those found in schools and would have no impact on surrounding schools. No significant impacts are anticipated. Impact Summary: Threshold 4.6-3: Less Than Significant. The Specific Plan does not propose any industrial uses, which could potentially generate hazardous emissions or involve the handling of hazardous materials, substances, or waste in significant quantities that would have an impact to surrounding schools. As such, this impact would be considered less than significant. Threshold 4.6-4: Would the Specific Plan 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? The Specific Plan area is not included on a hazardous site list compiled pursuant to California Government Code Section 65962.5 (DTSC, 2017). However, review of regulatory databases through EDR, the California State Water Resources Control Board GeoTracker, and the DTSC Envirostor indicate that there are multiple listings currently present within the Specific Plan area that has or previously had cases associated with hazardous material spills, violations or incidents. As such, the contamination status of Red Hill Avenue Specific Plan 4.6-10 Draft Program Environmental Impact Report TUSTIN Section 4.6 ;'r' ...e� Hazards and Hazardous Materials Rrrl I III.I AWNIIr .I'll-:- -1. each property with a current or former hazardous materially regulated facility would need to be evaluated, if and, when the site changes land use. Implementation of MM 4.6-1 would reduce potential impacts to the public or environment from a hazardous material site to a less than significant level. Impact Summary: Thresholds 4.6-4: Less Than Significant with Mitigation. The Specific Plan could potentially create a hazard to the public or the environment from a hazardous material site within the Specific Plan. This impact would be mitigated to a level considered less than significant with implementation of MM 4.6-1. Threshold 4.6-5: Would implementation of the Specific Plan impair implementation of, or physically interfere with, an adopted emergency response plan or emergency evacuation plan? Implementation of the Specific Plan would not impair or physically interfere with an adopted emergency response or evacuation plan, including the City of Tustin Emergency Operations Plan, which was revised in April 2014. The purpose of the Emergency Operations Plan is to provide guidance for the City's response to emergency situations from natural disasters, technological incidents, and National security emergencies. The Emergency Operations Plan describes procedures for the effective and efficient allocation response to a hazardous materials emergency. It establishes an emergency organization, assigns tasks, specifies policy and general procedures, and provides coordination of planning for all phases of emergency planning for a hazardous materials emergency. No revisions to the adopted Emergency Operations Plan, would be required as a result of implementation of the Specific Plan. Primary access to all major roads would be maintained during construction of future developments within the Specific Plan area. Impacts would be less than significant. Emergency services and access is further described in Section 4.11, Public Services. Impact Summary: Threshold 4.6-5: Less Than Significant. Implementation of the Specific Plan would not impair or physically interfere with an adopted emergency response or evacuation plan, including the City of Tustin Emergency Operations Plan. 4.6.5 CUMULATIVE IMPACTS Impacts associated with hazardous materials are often site-specific and localized. The database search documents the findings of various governmental database searches regarding properties with known or suspected releases of hazardous materials or petroleum hydrocarbons and serves as the basis for defining the cumulative impacts study area. Although some of the cumulative projects and other future projects associated with buildout of the surrounding communities could have potential impacts associated with hazardous materials, the environmental concerns associated with hazardous materials are typically site-specific. Projects are required to address any issues related to hazardous materials or wastes. Projects must adhere to applicable regulations for the use, transport, and disposal of hazardous materials and implement mitigation in compliance with Federal, State, and local regulations to protect against site contamination by hazardous materials. Compliance with all applicable Federal, State, and local regulations related to hazardous materials would ensure that the routine transport, use, or disposal of hazardous materials would Red Hill Avenue Specific Plan 4.6-11 Draft Program Environmental Impact Report Section 4.6 Hazards and Hazardous Materials not result adverse impacts. Any demolition activities associated with projects that effect asbestos or lead-based paint would also occur in compliance with SCAQMD Rule 1403 and the CalOSHA Construction Safety Orders, which would ensure that hazardous materials impacts would be less than significant. Additionally, site-specific investigations would be conducted at sites where contaminated soils or groundwater could occur to minimize the exposure of workers and the public to hazardous substances. 4.6.6 MITIGATION PROGRAM Mitiization Measures MM 4.6-1 Prior to issuance of grading permits, a human health risk evaluation shall be prepared by a qualified environmental professional in consultation with Orange County Health Care Agency, Environmental Health Division (OCHCA-EH) for any individual site application proposed on a site with a current or former hazardous materially regulated facility to determine if there is a contamination risk to the proposed land use. Remedial activities, if necessary, may be required, in consultation with OCHCA-EH. 4.6.7 LEVEL OF SIGNIFICANCE AFTER MITIGATION With implementation of the Mitigation Program set forth in this EIR, potential impacts related to hazards and hazardous materials would be reduced to a level considered less than significant. Red Hill Avenue Specific Plan 4.6-12 Draft Program Environmental Impact Report Section 4.7 and Water Quality 4.7 Hydrology and Water Quality This Section of the Program EIR addresses potential impacts of implementation of the Specific Plan on hydrology and water quality, describes the regulatory and environmental setting, and discusses mitigation measures to reduce impacts where applicable. Identification of hydrologic and drainage impacts that could result from implementation of Specific Plan are provided. 4.7.1 REGULATORY SETTING Federal Clean Water Act The Clean Water Act (33 U.S.C. § 1251 et seq., formerly the Federal Water Pollution Control Act of 1972), was enacted with the intent of restoring and maintaining the chemical, physical, and biological integrity of the "Waters of the United States (U.S.)". In 1972, the Clean Water Act was amended to require National Pollutant Discharge Elimination System (NPDES) permits for the discharge of pollutants to "Waters of the U.S."' from any point source, In 1987, the Clean Water Act was further amended to require that the U.S. EPA establish regulations for permitting municipal and industrial stormwater discharges under the NPDES permit program. Final regulations regarding stormwater discharges were issued on November 16, 1990, and require that municipal separate storm sewer system (MS4) discharges and industrial (including construction) stormwater discharges to surface waters be regulated by an NPDES permit. NPDES permit requirements relevant to the Specific Plan are discussed later in this EIR Section. The Clean Water Act also requires states to adopt water quality standards for receiving water bodies and to have those standards approved by the U.S. EPA. Water quality standards consist of designated beneficial uses for a particular receiving water body (e.g., wildlife habitat, agricultural supply, fishing), along with the water quality criteria necessary to support those uses. Water quality criteria are prescribed concentrations or levels of constituents (such as lead, suspended sediment, and fecal coliform bacteria) or narrative statements that represent the quality of water that support a particular use. Because the State of California was unable to develop these standards for priority toxic pollutants, the U.S. EPA promulgated the California Toxics Rule in 1992 (40 Code of Federal Regulations [CFR] 131.38), which fills this gap. As a separate Rule, the California Toxics Rule is discussed further below under State regulations. When water quality issues compromise the designated beneficial uses of a particular receiving water body, Section 303(d) of the Clean Water Act requires the identification and listing of that water body as "impaired". Once a water body has been deemed impaired, a Total Maximum Daily Load (TMDL) must be developed for the impairing pollutant(s). A TMDL is an estimate of the total load of pollutants from point, non -point, and natural sources that a water body may receive without exceeding applicable water quality "Waters of the U.S." include all waters that have, are, or may be used In interstate or foreign commerce (including sightseeing or hunting), including all waters subject to the ebb and flow of the tide and all interstate waters including interstate wetlands (33 CFR 328.3). Point sources are discrete water conveyances such as pipes or man-made ditches. Red Hill Avenue Specific Plan 4.7-1 Draft Program Environmental Impact Report Section 4.7 Hydrology and Water Quality standards (plus a "margin of safety"). Once established, the TMDL allocates the loads among the water body's current and future pollutant sources. Federal Emergency Management Agency (FEMA) FEMA's primary missions are to reduce the loss of life and property and protect the nation from all hazards, including flooding. FEMA is responsible for administering the National Flood Insurance Program (NFIP). The NFIP enables property owners in participating communities to purchase insurance as protection against flood losses in exchange for State and community floodplain management regulations that reduce future flood damages. In communities that participate in the NFIP, mandatory flood insurance purchase requirements apply to all properties within Zone A, which are communities subject to a 100 - year flood event. In addition to providing flood insurance and reducing flood damages through floodplain management regulations, the NFIP identifies and maps the floodplains of Flood Insurance Rate Maps (FIRM). State of California Porter -Cologne Water Quality Control Act California's Porter -Cologne Water Quality Control Act of 1970 (Porter -Cologne Act) grants the State Water Resource Control Board (SWRCB) and the Regional Water Quality Control Board's (RWQCB) power to protect surface water and groundwater quality and is the primary vehicle for implementing California's responsibilities under the Federal Clean Water Act. The SWRCB is divided into nine regions, each overseen by a RWQCB. The SWRCB is responsible for protecting California's surface waters and groundwater supplies. Each RWQCB must formulate and adopt a Water Quality Control Plan (Basin Plan) for its region. The Basin Plan must conform to the policies set forth in the Porter -Cologne Act and established by the SWRCB in its State Water Policy. The Basin Plan establishes beneficial uses for surface and groundwater in the region, and sets forth narrative and numeric water quality standards to protect those beneficial uses. Basin plans are updated every three years and provide the basis of determining waste discharge requirements, taking enforcement actions, and evaluating clean water grant proposals. The Porter -Cologne Act also states that an RWQCB may include water discharge prohibitions applicable to particular conditions, areas, or types of waste within its regional plan. The Porter -Cologne Act is also responsible for implementing Clean Water Act Sections 401 and 402 and 303(d) to SWRCB and RWQCBs. Water Quality Orders (SWRCB) The SWRCB has adopted an NPDES General Permit for construction activities, known as the Construction General Permit (Construction General Permit). The current Construction General Permit became effective on July 1, 2010. Where projects would disturb one or more acres of soil, or where a project would disturb less than one acre but is a part of larger development plan that totals one or more acres, the NPDES permitting process requires coverage under the Construction General Permit. The Construction General Permit requires the development of a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP must contain a site map(s) which shows the construction site perimeter, existing and proposed buildings, lots, roadways, stormwater collection and discharge points, general topography both before and after construction, and drainage patterns across a project site. The SWPPP must list Best Management Red Hill Avenue Specific Plan 4.7-2 Draft Program Environmental Impact Report Section 4.7 and Water Quality Practices (BMPs) that the discharger would use to protect stormwater runoff and the placement of said BMPs. Additionally, the SWPPP must contain a Construction Site Monitoring Program to demonstrate that a site complies with the Construction General Permit. Depending on the construction site risk level, the Construction Site Monitoring Program includes varying levels of visual monitoring and water quality sampling and analysis. The Construction General Permit also includes the following requirements and evaluation criteria: ■ Rainfall Erosivity Waiver: This option allows a small construction site (>1 and <5 acres) to self - certify if the rainfall erosivity value (R value) for the site's given location and time frame compute to be less than or equal to 5. ■ Technology -Based Numeric Action Levels: The Construction General Permit includes NALs (numeric action levels) for pH and turbidity. ■ Risk -Based Permitting Approach: The Construction General Permit establishes three levels of risk possible for a construction site. Risk is calculated in two parts: Project Sediment Risk, and Receiving Water Risk. ■ Effluent Monitoring and Reporting: The Construction General Permit requires effluent monitoring and reporting for pH and turbidity in stormwater discharges. The purpose of this monitoring is to determine whether NALs and effluent limits for active treatment systems are exceeded. ■ Receiving Water Monitoring and Reporting: The Construction General Permit requires some Risk Level 3 dischargers with direct discharges to surface waters to conduct receiving water monitoring whenever their effluent exceeds specified receiving water monitoring triggers. ■ Rain Event Action Plan: The Construction General Permit requires certain sites to develop and implement a Rain Event Action Plan (REAP) that must be designed to protect all exposed portions of the site within 48 hours prior to any likely precipitation event. ■ Annual Reporting: The Construction General Permit requires all projects that are enrolled for more than one continuous three-month period to submit information and annually certify that their site is in compliance with these requirements. The primary purpose of this requirement is to provide information needed for overall program evaluation and public information. ■ Certification/Training Requirements for Key Project Personnel: The Construction General Permit requires that key personnel (e.g., SWPPP preparers, inspectors, etc.) have specific training or certifications to ensure their level of knowledge and skills are adequate to ensure their ability to design and evaluate project specifications in compliance with Construction General Permit requirements. Regional and Local Orange County Storm Water Program 2003 Drainage Area Management Plan (DAMP) Section 402(p) of the Clean Water Act, as amended by the Water Quality Act of 1987, requires that municipal NPDES Permits include requirements (1) to essentially prohibit non -storm water discharges into municipal storm sewers and (2) to control the discharge of pollutants from municipal storm drains to the maximum extent practicable. In response to this requirement, the Orange County Drainage Area Management Plan (DAMP) was developed in 1993, which has been updated several times in response to Red Hill Avenue Specific Plan 4.7-3 Draft Program Environmental Impact Report Section 4.7 Hydrology and Water Quality requirements associated with NPDES permit renewals (County of Orange et al. 2003). The City is a permittee covered by the requirements of this permit. The main objectives of the Orange County DAMP are to fulfill the Permittees' commitment to present a plan that satisfies NPDES permit requirements and to evaluate the impacts of urban stormwater discharges on receiving waters. Orange County DAMP elements include (1) the establishment of public outreach and educational programs, management strategies, and interagency coordination; (2) continuing participation in the Regional Research/Monitoring Program that is being conducted with the neighboring counties, the Southern California Coastal Waters Research Project, and three Southern California Regional Boards; (3) the establishment of BMPs aimed at managing project -induced hydrologic effects; and (4) the improvement of water quality throughout the region. Stormwater drainage systems are required to be constructed in accordance with low impact development (LID) features and infiltration/biotreatment best management practices (BMPs) identified in the DAMP, which outlines structural and nonstructural BMPs to meet these goals. The DAMP identifies the following six minimum control measures required under the Municipal Permit: public outreach, public involvement, illicit discharge detection and elimination, construction site runoff, existing development, new development and redevelopment, and municipal operations. General Waste Discharge Requirements for Discharges to Surface Waters Which Pose an Insignificant (de minimus) Threat to Water Quality (Dewatering Permit) The Santa Ana RWQCB issued Order No. 118-2003-0061 and Amendments to NPDES Permit No. CAG998001 (Dewatering Permit) to regulate the discharge of dewatering wastes from construction, subterranean seepage, and other similar types of discharges considered to have "de minimus" impacts on water quality within the jurisdictions covered by the County permit. Where needed, to obtain coverage under this permit, an applicant must submit a Notice of Intent (NOI) and data establishing the chemical characteristics of the dewatering discharge. A standard monitoring and reporting program is included as part of the permit. For dewatering activities that are not covered by the Construction General Permit, Waste Discharge Requirements, and an individual NPDES permit must be obtained from the applicable RWQCB. City of Tustin General Plan Land Use Element The Land Use Element of the City of Tustin General Plan includes goals and policies related to hydrology and water quality that are applicable to the Specific Plan Project. The purpose of the Land Use Element is to describe present and planned land use activity, and to address issues concerning the relationship between land uses and environmental quality, potential hazards, and social and economic objectives. The Specific Plan's consistency with applicable goals and policies of the General Plan are addressed in Section 4.8, Land Use and Planning. City of Tustin Conservation/Open Space/Recreation Element The Conservation/Open Space/Recreation Element of the City of Tustin General Plan deals primarily with the preservation of natural resources, such as water, soils, minerals, and animal life. The Specific Plan's consistency with applicable General Plan goals and policies is provided in Section 4.8, Land Use and Planning. Red Hill Avenue Specific Plan 4.7-4 Draft Program Environmental Impact Report TUSTI N Section 4.7 �$ Hydrology and Water Quality Af(T I11(I:AVFNII[ SJ'UriitC t-fAty' Tustin City Code Article 8, Chapter 9, Section 8923 (Erosion Control and Water Quality Requirement Systems) of the Tustin City Code requires erosion and sediment control provisions to maintain water quality during construction. Article 4, Chapter 9, Section 4902 (Control of Urban Runoff) requires new developments and significant redevelopments to adhere to design guidelines from the Orange County DAMP and any conditions and requirements established by the City Community Development Department and Public Works Department, which are reasonably related to the reduction or elimination of pollutants in stormwater runoff from a project site. Article 9, Chapter 7 (Water Efficient Landscapes) of the Tustin City Code requires new or rehabilitated landscape projects to comply with the landscape water use standards in Section 9704, 4.7.2 ENVIRONMENTAL SETTING Watershed The Specific Plan area is in the Newport Bay Watershed in the central portion of Orange County. The watershed is defined by the foothills of the Santa Ana Mountains to the east and the San Joaquin Hills to the west and southwest. The total area of the watershed is approximately 154 square miles. There are four sub -watersheds that make up the Greater Newport Bay Watershed: Peters Canyon Wash, Upper San Diego Creek, Lower San Diego Creek, and Newport Bay. The Specific Plan area is in the Peters Canyon Wash sub -watershed (EPA, 2017). The Peters Canyon Wash sub -watershed and its tributaries collectively drain into the northeastern end of the Upper Newport Bay. The Peters Canyon Wash is the largest sub -watershed within the Newport Bay Watershed with San Diego Creek accounting for approximately 77 percent of the freshwater flow into the Newport Bay (Orange County, 2017). Storm Drain Facilities Regional drainage facilities are owned and operated by Orange County Public Works, Flood Division (OCPW). Local drainage facilities are owned and operated by the City, as shown in Exhibit 4.7-1, Existing Storm Drain System. The Specific Plan area lies within a hydromodification zone, as defined in the Stormwater Quality Technical Guidance document prepared by the County of Orange. The existing County and City storm drain infrastructure is identified in Section 4.14, Utilities and Service Systems. Surface Water Quality There are no permanent surface water features proximate to the Specific Plan area. Peters Canyon Wash and Lower Peters Canyon Retarding Basin intermittently carry water. Peters Canyon Wash flows through the East Tustin area and is located approximately 1.5 miles east of the Specific Plan area. The Wash is currently in a natural state. The Wash eventually flows into Upper Newport Basin. Lower Peters Canyon Retarding Basin is in the northern portion of East Tustin. Irvine -EI Modena channel is the closest wash to the Specific Plan area, and is located approximately 0.25 mile to the north. Red Hill Avenue Specific Plan 4.7-5 Draft Program Environmental Impact Report Section 4.7 r and Water Quality The Specific Plan area lies within a hydro modification zone, as defined in the Stormwater Quality Technical Guidance document. The purpose of hydromodification management is to incorporate hydrologic controls within a proposed development such that post -development 2 -year peak flows do not exceed pre -development conditions. Reducing hydromodification can protect and restore the downstream receiving waters. Receiving waters for the Specific Plan area are Peters Canyon Channel, San Diego Creek, and Newport Bay. Water quality impairments for Peters Canyon Channel, Reach 1 of the San Diego Creek, Upper Newport Bay, and Lower Newport Bay are shown in Table 4.7-1, Water Quality Impairments. Table 4.7-1. Water Quality Impairments Peters Canyon Channel San Diego Creek Reach 1 Upper Newport Bay Lower Newport Bay Source: SWRCB, 2017. DDT (Dichlorodiphenyltrichloroethane Indicator Bacteria Toxaphene pH Benthic Community Effects DDT (Dichlorodiphenyltrichloroethane Malathion Toxicity Nutrients Indicator Bacteria Sedimentation/Siltation Selenium Toxaphene Chlordane Copper DDT(Dichlorodiphenyltrichloroethane) Indicator Bacteria Malathion Nutrients PCBs (Polychlorinated biphenyls) Pesticides Toxicity Sedimentation/Siltation Chlordane Copper DDT (Dichlorodiphenyltrichloroethane) Indicator Bacteria Nutrients PCBs (Polychlorinated biphenyls) Pesticides Toxicity Red Hill Avenue Specific Plan 4.7-6 Draft Program Environmental Impact Report Still Required; 2019 Still Required; 2021 Still Required; 2019 Still Required; 2019 Still Required; 2027 U.S. EPA approved TMDL: 2013 Still Required; 2027 Still Required; 2025 U.S. EPA approved TMDL: 1999 Still Required; 2019 U.S. EPA approved TMDL: 1999 Still Required; 2007 Required, 2019 U.S. EPA approved TMDL: 2013 Still Required, 2019 U.S. EPA approved TMDL: 2013 U.S. EPA approved TMDL: 2013 Still Required; 2027 U.S. EPA approved TMDL: 1999 U.S. EPA approved TMDL: 2013 U.S. EPA approved TMDL: 1999 Still Required, 2027 U.S. EPA approved TMDL: 2013 Still Required, 2019 U.S. EPA approved TMDL: 2013 U.S. EPA approved TMDL: 2000 U.S. EPA approved TMDL: 1999 U.S. EPA approved TMDL: 2013 Approved Still Required; 2019 Project Boundary��— Storm Drainage 7 rtd: /S MR 0 275 550 NORTH- � Feet Section 4.7 Hydrology and Water Quality This page intentionally left blank. Red Hill Avenue Specific Plan 4.7-8 Draft Program Environmental Impact Report Section 4.7 Hydrology and Water Quality Groundwater The Specific Plan area is in the coastal plain/Orange County Groundwater Basin (Groundwater Basin). The Groundwater Basin is managed by the Orange County Water District (OCWD) and underlies the northern half of Orange County. The Groundwater Basin covers an area of approximately 350 square miles and is bordered by the Coyote and Chino Hills to the north, the Santa Ana Mountains to the northeast, and the Pacific Ocean to the southwest. The Groundwater Basin's full volume is approximately 66 million acre- feet (AF) (Arcadis, 2016). The General Plan EIR identifies that the depth of the groundwater table ranges from sea level at the foot of the County Santa Ana Mountains to approximately 40 feet below sea level in East Tustin. Recharging water into the Basin through natural and artificial means supports pumping from the Basin. The Basin's primary source of recharge is flow from the Santa Ana River, which is diverted into recharge basins and its main Orange County tributary, Santiago Creek. There are no recharge basins located in the City. Other sources of recharge water include natural infiltration, recycled water, and imported water. Natural recharge consists of subsurface inflow from local hills and mountains, infiltration of precipitation and irrigation water, recharge in small flood control channels, and groundwater underflow to and from Los Angeles County and the ocean (Arcadis, 2016). Recycled water for recharge is from two sources. The main source of recycled water is from the OCWD's Groundwater Replenishment System and is recharged in the surface water system and the Talbert Seawater Barrier. The second source of recycled water is the Leo J. Vander Lans Treatment Facility which supplies water to the Alamitos Seawater Barrier (Arcadis, 2016). Annual groundwater basin overdraft is the quantity by which production of groundwater supplies exceeds natural replenishment of groundwater supplies during a water year (Arcadis, 2016). The annual overdraft for 2015-2016 was 141,000 AF. The accumulated overdraft as of June 2016 was 379,000 AF (OCWD, 2016). To maintain groundwater quality, OCWS conducts an extensive monitoring program that serves to manage the Groundwater Basin's groundwater production, control groundwater contamination, and complies with all required laws and regulations. Salinity is a significant water quality problem in many parts of Southern California, including Orange County. Salinity is a measure of the dissolved mineral in water including both total dissolved solids (TDS) and nitrates. TDS currently has a California Secondary Maximum Contaminant Level (MCL) of 500 milligrams per liter (mg/L). The portions of the Groundwater Basin with the highest levels are generally located in the cities of Irvine, Tustin, Yorba Linda, Anaheim, and Fullerton. There is also a broad area in the central portion of the Groundwater Basin where TDS ranges from 500 to 700 mg/L. Sources of TDS include the water supplies used to recharge the Groundwater Basin and from on-site wastewater treatment systems, also known as septic systems. The TDS concentration in the Groundwater Basin is expected to decrease over time as the TDS concentration of Groundwater Replenishment System water used to recharge the Groundwater Basin is approximately 50 mg/L (Arcadis, 2016). Nitrates are one of the most common and widespread contaminants in groundwater supplies, originating from fertilizer use, animal feedlots, wastewater disposal systems, and other sources. The MCL for nitrate in drinking water is set at 10 mg/L. OCWD regularly monitors nitrate levels in groundwater and works with producers to treat wells that have exceeded safe levels of nitrate concentrations. OCWD manages Red Hill Avenue Specific Plan 4.7-9 Draft Program Environmental Impact Report Section 4.7 Hydrology and Water Quality the nitrate concentration of water recharged by its facilities to reduce nitrate concentrations in groundwater. This includes the operation of the Prado Wetlands, which was designed to remove nitrogen and other pollutants from the Santa Ana River before the water is diverted to be percolated into OCWD's surface water recharge system (Arcadis, 2016). The City has an active groundwater treatment project that helps to reduce certain constituents in their groundwater supply prior to service to customers (OCWD, 2016). 4.7.3 THRESHOLDS OF SIGNIFICANCE The following significance criteria are from CEQA Guidelines Appendix G. The Specific Plan would result in a significant impact related to hydrology and water quality if it would: Threshold 4.7-1 Violate any water quality standards or waste discharge requirements. Threshold 4.7-2 Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a new 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. Threshold 4.7-3 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 a substantial erosion or siltation on- or off-site. Threshold 4.7-4 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. Threshold 4.7-5 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. Threshold 4.7-6 Otherwise substantially degrade water quality. As addressed in Section 1.5, Summary of Effects with No Impact, the City has determined that the Specific Plan would not have a significant impact on the following thresholds and that no further analysis is required in the Program EIR: ■ 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. ■ Place within a 100 -year flood hazard area structures which would impede or redirect flood flows. ■ Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam. ■ Be subject to inundation by seiche, tsunami, or mudflow Red Hill Avenue Specific Plan 4.7-10 Draft Program Environmental Impact Report Section 4.7 Hydrology and Water Quality 4.7.4 ENVIRONMENTAL IMPACTS Threshold 4.7-1: Would implementation of the Specific Plan violate any water quality standards or waste discharge requirements? Threshold 4.7-6: Would implementation of the Specific Plan otherwise substantially degrade water quality? As discussed above, the Specific Plan area lies within a hydromodification zone. Receiving waters for the Specific Plan area consist of Peters Canyon Channel, San Diego Creek, and Newport Bay. Hydromodification would likely be a minimal concern since current regulations allow for discharge up to the current existing condition, which is developed in the Specific Plan. In addition, the receiving waters have several water quality impairments and several TMDLs as defined by the SWRCB (see Table 4.7-1). As part of its stormwater discharge permit with the SWRCB, the City must enforce development regulations consistent with the Stormwater Quality Technical Guidance document to limit discharge of TMDL pollutants. The TMDL pollutants for the combined receiving water include metals, nutrients, other organics, pesticides, pathogens, and siltation. Construction activities would loosen soils or remove stabilizing vegetation and expose areas of loose soil. These areas, if not properly stabilized during construction, could be subject to increased stormwater runoff and impact water quality. In compliance with NPDES regulations, the State of California requires that any construction activity disturbing one acre or more of soil comply with the Construction General Permit. The permit requires development and implementation of a SWPPP and monitoring plan, which must include erosion -control and sediment -control BMPs that would meet or exceed measures required by the Construction General Permit to control potential construction -related pollutants (SC 4.7-1). Categories of BMPs that are included in SWPPPs include: ■ Erosion controls: cover and/or bind soil surface, to prevent soil particles from being detached and transported by water or wind. Erosion control BMPs include mulch, soil binders, and mats. ■ Sediment controls: filer out soil particles that have been detached and transported in water. Sediment control BMPs include barriers, and cleaning measures such as street sweeping. ■ Wind erosion controls: the aims and methods of wind erosion are similar to those of erosion control described above. ■ Tracking controls: tracking control BMPs minimize the tracking of soil offsite by vehicles; for instance, stabilizing construction roadways and entrances/exits. ■ Non -storm water management: prohibit the discharge of materials other than stormwater, such as discharges from the cleaning, maintenance, and fueling of vehicles and equipment. Non -storm water management BMPs also prescribe conducting various construction operations, including paving, grinding, and concrete curing and finishing, in ways that minimize non -storm water discharges and contamination of any such discharges. ■ Waste and materials management: management of materials and wastes to avoid contamination of stormwater. Waste and materials management BMPs include spill prevention and control, stockpile management, and management of solid wastes and hazardous wastes. Red Hill Avenue Specific Plan 4.7-11 Draft Program Environmental Impact Report Section 4.7 Hydrology and Water Quality Prior to issuance of any grading permits for any development project within the Specific Plana rea, a Water Quality Management Plan (WQMP) would be submitted for review and approval to the City of Tustin Public Works Department. A preliminary WQMP would be submitted as part of the entitlement process for development projects; the preliminary WQMP would outline the required quantities of stormwater required to be treated and the appropriate treatment methods. A final WQMP would be submitted as part of final construction documents to identify the BMPs for the project (SC 4.7-2). As an urbanized area, opportunities for large-scale water quality improvements (such as stormwater basins) within the Specific Plan area are limited. BMPs are structural or engineered devices and systems used to treat stormwater runoff before it is discharged into a drainage system (storm drain or channel). New developments would incorporate Low Impact Development (LID) principles in their design as part of the WQMP requirements. Compliance of SC 4.7-1 and SC 4.7-2 would reduce water quality impacts that could result from implementation of the Specific Plan to a less than significant level. Impact Summary: Thresholds 4.7-1 and 4.7-6: Less Than Significant. Implementation of the Specific Plan would have the potential to adversely impact water quality in downstream receiving waters through discharge of runoff that contains various pollutants of concern. However, compliance with the WQMP and NPDES permit would provide for the protection of surface water quality by avoiding and/or minimizing pollutant runoff into surface waters. Therefore, Specific Plan impacts to water quality would be less than significant. Threshold 4.7-2: Would the Specific Plan substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a new 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? The Specific Plan area is an urbanized environment that is primarily impervious. Because the area is primarily impervious, it does not contribute significantly to groundwater recharge. Implementation of the Specific Plan would not significantly change the amount of impervious surfaces in the Specific Plan area. Therefore, implementation of the Specific Plan would not interfere substantially with groundwater recharge. As stated above, the City receives approximately 74 percent of its water from underlying groundwater in the Lower Santa Ana Groundwater Basin. It is projected that the water demand in the City in 2040 would be 12,238 AF. Projected water supply for the City is anticipated to be 11,626 AF of groundwater and 612 AF of purchased or imported water for a total of 12,238 AF. According to the East Orange County Water District Urban Water Management Plan which serves this part of the City, inclusive of the Specific Plan area, the available water supply can meet projected demand due to diversified supply and conservation measures. General Plan buildout of the Specific Plan area forecasts an increase of approximately 617,000 sf of non- residential uses. The Specific Plan's estimated buildout potential is 325,000 sf of non-residential Red Hill Avenue Specific Plan 4.7-12 Draft Program Environmental Impact Report TUSTIN Section 4.7 Hydrology and Water Quality 0.k 11111"V111 n- development and 500 dwelling units. As discussed in further detail in Section 4.14, Utilities and Service Systems, based on the 2015 rate (122 gallons per capita per day), the estimated 1,520 residents and 722 employees would generate an additional water demand of approximately 273,524 gallons per day or 306.4 acre-feet per year (afy). In comparison, buildout under the existing General Plan land use designations would result in an estimated increase of 1,371 employees, which would generate an additional water demand of approximately 167,262 gallons per day or 187.4 afy. While there would be an increase in the water demand over the anticipated General Plan buildout, according to the demand and supply of water assumed in the Urban Water Management Plan (discussed further in Section 4.14, Utilities and Service Systems), buildout of the proposed Specific Plan would be served from existing entitlements and new or expanded water entitlements would not be needed (Valenzuela, 2017). Development projects in the Specific Plan area would be required to identify water use and water availability. In addition, any new development would be required to comply with Federal, State, and local plans, policies, and regulations, including the City of Tustin's Water Efficient Ordinance. Impact Summary: Threshold 4.7-2: less Than Significant. Implementation of the Specific Plan would not significantly change the amount of impervious surfaces in the Specific Plan area and therefore, not interfere with groundwater recharge. The Project would not deplete groundwater supplies or interfere with groundwater recharge. Project impacts would be less than significant Threshold 4.7-3: 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 a substantial erosion or siltation on- or off-site. Threshold 4.7-4: Would implementation of the Specific Plan 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? Threshold 4.7-5: Would implementation of the Specific Plan create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? Because of the predominately developed nature of the Specific Plan area, it is anticipated that the storm drain system would largely maintain the same existing drainage patterns and connectivity. Construction within the Specific Plan area would not substantially increase or change the overall drainage areas from existing to the proposed condition. However, individual drainage areas could be slightly altered. Overall, it is anticipated that the Specific Plan will result in the conveyance of a similar amount of water to the storm drain system. Consequently, hydromodification measures may not be required but BMPs would be required to treat the drainage associated with the impervious areas. MM 4.7-1 requires an applicant to prepare a hydrology and hydraulics analysis demonstrating that the existing condition flow rates are not exceeded by Project flow rates. As addressed in MM 4.7-1, future development would be required to apply for encroachment permits through the City for connection into the City storm drain Red Hill Avenue Specific Plan 4.7-13 Draft Program Environmental Impact Report Section 4.7 Hydrology and Water Quality infrastructure. Compliance with Federal, State, and local regulation including SCs 4.7-1, -2, and -3 and implementation of MM 4.7-1 and MM 4.7-2 would mitigate potential significant impacts to a less than significant level. Impact Summary: Thresholds 4.7-3, 4.7-4 and 4.7-5: Less Than Significant With Mitigation. Storm drainage can be provided to development sites within the Specific Plan area without significantly impacting infrastructure in the City. 4.7.5 CUMULATIVE IMPACTS The area over which cumulative impacts to hydrology and water quality are considered is the Newport Bay Watershed. The Newport Bay Watershed spans most of the cities of Tustin, Irvine, Santa Ana, Lake Forest, and Newport Beach; portions of several other cities; and portions of unincorporated Orange County. Substantial growth is anticipated within the Newport Bay Watershed in the next few decades; as parts of the watershed are already urbanized, growth is expected to be a mix of development and redevelopment. New development and redevelopment projects would result in some increases in impervious surfaces, and thus could generate increased runoff from the affected project sites. Future development in the Newport Bay Watershed would prepare and implement WQMPs specifying BMPs, including low impact development BMPs, that would minimize runoff from those sites and reduce contamination of runoff with pollutants. Therefore, related projects are not expected to cause substantial increases in runoff and are not expected to require construction of substantial new or expanded municipal storm drain systems. Future development would be required to prepare and implement SWPPPs and/or WQMPs identifying BMPs to be used for the construction phases of projects to minimize runoff, erosion, and stormwater pollution. Therefore, related projects are not expected to cause substantial increases in stormwater pollution. The implementation of the Specific Plan would require that each individual future project within the Specific Plan area be evaluated to identify site-specific drainage, flooding, water consumption, and runoff. With the incorporation of the Specific Plan Project mitigation measures, implementation of the Specific Plan would not contribute to cumulative impacts related to water quality, drainage pattern runoff, and flooding. Cumulative impacts would be less than significant, and Specific Plan impacts would not be cumulatively considerable. 4.7.6 MITIGATION PROGRAM Standard Conditions SC 4.7-1 Prior to the issuance of grading permits for any development projects under the Red Hill Avenue Specific Plan that would disturb more than one acre, the project applicant shall submit to the Department of Public Works an approved copy of the Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities, confirming to the Current National Pollutant Discharge Elimination System (NPDES) requirements. The SWPPP shall be made part of the construction program. This SWPPP shall detail measures and practices that would be in effect during construction to minimize the individual project's impact on water quality and stormwater runoff volumes. The plan shall incorporate all necessary Best Management Practices (BMPs) and other City requirements to eliminate polluted runoff Red Hill Avenue Specific Plan 4.7-14 Draft Program Environmental Impact Report Section 4.7 Hydrology and Water Quality until all construction work for the future development is completed. The SWPPP shall include treatment and disposal of all dewatering operation flows and for nuisance flows during construction. SC 4.7-2 Prior to issuance of grading permits for any development projects under the Red Hill Avenue Specific Plan, the project applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the project, subject to the approval of the Department of Public Works. The WQMP shall include appropriate BMPs and low impact development (LID) techniques to ensure project runoff is adequately treated. SC 4.7-3 Projects within the Specific Plan area would be subject to conditions imposed by the City of Tustin Community Development Department and the Public Works Department in accordance with Section 4902 (Control of Urban Runoff) of the Tustin City Code which requires the project applicant to provide all drainage facilities necessary for the removal of surface water from a site and to protect off-site properties from a project's water runoff. The storm drain system must be designed in accordance with the standards of the Orange County Flood Division. Mitigation Measures MM 4.7-1 Prior to issuance of any grading or building permits for any development projects under the Red Hill Avenue Specific Plan, the project applicant shall prepare and submit to the Department of Public Works a hydrology and hydraulics analysis demonstrating that the existing condition flow rates are not exceeded by the proposed project flow rates. MM 4.7-2 Prior to issuance of any grading or buildings permits for any development projects under the Red Hill Avenue Specific Plan that do not have a direct connection to the City's existing storm drain system, shall provide to the Department of Public Works hydraulic analyses of the downstream storm drain system that demonstrate no significant impacts to the City storm drain infrastructure. 4.7.7 LEVEL OF SIGNIFICANCE AFTER MITIGATION With implementation of the Mitigation Program set forth in this Program EIR, potential impacts to hydrology and water quality would be reduced to a level considered less than significant. Red Hill Avenue Specific Plan 4.7-15 Draft Program Environmental Impact Report Section 4.7 i and Water Quality This page intentionally left blank. Red Hill Avenue Specific Plan 4.7-16 Draft Program Environmental Impact Report Section 4.8 Land Use and Planning 4.8 Land Use and Planning This EIR Section describes the land use conditions for the Specific Plan area and discusses potential land use impacts that could result from implementation of the Specific Plan. Descriptions and analysis are substantially based on the City of Tustin General Plan and Tustin City Code. Pursuant to State CEQA Guidelines Section 15125(a), the discussion is based on the conditions of the site when the Notice of Preparation (NOP) was published in April 2017. 4.8.1 REGULATORY SETTING Regional and Local Southern California Association of Governments (SCAG) SCAG is a council of governments representing Orange, Los Angeles, Riverside, San Bernardino, Ventura, and Imperial counties. SCAG is the Federally recognized Metropolitan Planning Organization for this region. SCAG is a regional planning agency and a forum for addressing regional issues concerning transportation, the economy, community development, and the environment. SCAG is also the regional clearinghouse for projects requiring environmental documentation under Federal and State law. In this role, SCAG reviews proposed development and infrastructure projects to analyze their impacts on regional planning programs. As the Southern California region's Metropolitan Planning Organization, SCAG cooperates with the SCAQMD, Caltrans, and other agencies in preparing regional planning documents. Regional Transportation Plan/Sustainable Communities Strategy The 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) was adopted in April 2016 (SCAG, 2016). Major themes in the 2016-2040 RTP/SCS include integrating strategies for land use and transportation; striving for sustainability; protecting and preserving existing transportation infrastructure; increasing capacity through improved systems managements; providing more transportation choices; leveraging technology; responding to demographic and housing market changes; supporting commerce, economic growth, and opportunity; promoting the links between public health, environmental protection, and economic opportunity; and incorporating the principles of social equity and environmental justice. The SCS outlines a development pattern for the region, which, when integrated with the transportation network and other transportation measures and policies, would reduce GHG emissions from transportation (excluding goods movement). Land use strategies to achieve the region's targets include planning for new growth around high quality transit areas, and livable corridors, and creating neighborhood mobility areas to integrate land use and transportation and plan for more active lifestyles (SCAG 2016). City of Tustin General Plan Land Use Element. The General Plan Land Use Element provides guidance regarding the ultimate pattern of development and provides development allocations for land uses throughout the City of Tustin (City). It presents goals and policies pertaining to how existing development is to be maintained Red Hill Avenue Specific Plan 4.8-1 Draft Program Environmental Impact Report Section 4.8 Land Use and Planning and enhanced and how new development is to be implemented. It is based on and correlates the policies from all the elements in the General Plan into a set of coherent development policies. The Land Use Element policies serve as the central organizing element for the City's General Plan. Cumulatively, the Land Use Element's policies directly affect the establishment and maintenance of the neighborhoods, districts, corridors, and open spaces that distinguish and contribute to Tustin's livability, vitality and image. 2013-2021 Housing Element. Development of housing in the City is guided by the goals, objectives and policies contained in the Housing Element. The 2013-2021 Housing Element is an update and revision of the 2006-2014 Housing Element and consists of new technical data, revised goals, updated policies, and a series of programs and implementing measures. It examines current housing needs, estimates future housing needs, and establishes goals, policies, and programs pertaining to those needs. Housing programs are responsive to current and future needs. They are also established within the context of available community, State, and Federal economic and social resources and realistic quantified housing objectives. The element is designed to facilitate attainment of the City's Regional Housing Needs Allocation (RHNA), and to foster the availability of housing affordable to all income levels to the extent possible given Tustin's constraints. To achieve its housing goals, the City encourages the development of additional housing units in locations identified in the land Use Element and the Housing Element. Conservation/Open Space/Recreation Element. The Conservation Element contains goals and policies that further the protection and maintenance of the State's natural resources such as water, soils, wildlife, minerals, and other natural resources, and prevents their wasteful exploitation, degradation, and destruction. The Open Space Element includes goals and policies concerned with managing all open space areas, including undeveloped lands and outdoor recreation areas. Specifically, the Open Space Element identifies open space that is left undeveloped for public health and safety reasons and open space that is used for the preservation of natural resources, for the managed production of resources, and for outdoor recreation. The Recreation Element identifies planned park and recreation facilities designed to support the recreational needs of Tustin's population. Circulation Element. The Circulation Element governs the long-term mobility system of the City. The goals and policies in this element are closely correlated with the Land Use Element and are intended to provide the best possible balance between the City's future growth and land use development, roadway size, traffic service levels, and community character. The Element also establishes a hierarchy of transportation routes with specific development standards described for each category of roadway. Public Safety Element. The primary goal of the Safety Element is to reduce the potential risk of death, injuries, property damage, and economic and social dislocation resulting from natural and human - induced hazards. The Safety Element recognizes and responds to public health and safety risks. The element specifically addresses coastal hazards, geologic hazards, seismic hazards, flood hazards, wildland and urban fire hazards, hazardous materials, aviation hazards, and disaster planning. The element also includes policies and programs that minimize potential impacts from hazards. Noise Element. The Nosie Element is a tool for including noise control in the planning process to maintain compatible land use with environmental noise levels. The element identifies noise sensitive land uses and noise sources, and defines areas of noise impacts for the purpose of developing policies to Red Hill Avenue Specific Plan 4.8-2 Draft Program Environmental Impact Report Section 4.8 Land Use and Planning ensure the residents will be protected from excessive noise intrusion. The Noise Element includes goals and policies aimed at ensuring that adequate measures for regulating noise -generating activities and land uses are provided. 4.8.2 ENVIRONMENTAL SETTING On -Site Land Uses The approximately 43 -acre Specific Plan area, inclusive of approximately 7 acres of rights-of-way, is predominately developed. The area includes commercial, neighborhood retail shopping center, professional office, residential, and motel uses, and an institutional use, as well as approximately 3.65 acres of vacant land (see Table 3-1, Existing Land Uses, in Section 3.0, Project Description). Commercial and retail uses in the center and southern part of the Specific Plan area have large building footprints to accommodate large surface parking lots whereas the buildings in the southeast portion of the Specific Plan area are located adjacent to Red Hill Avenue with landscaped setback areas. Based on the land use analysis, the Specific Plan area contains approximately 296,446 square feet of non-residential uses and 21 dwelling units. On -Site General Plan and Zoning Designations The land use designations for the Specific Plan area include a mix of commercial and professional office designations (Exhibit 3-4, Existing General Plan Land Use Designations). The City of Tustin General Plan land use designation for the Specific Plan area is primarily "Community Commercial (CC)" (approximately 90.8 percent of the Specific Plan area); "Planned Community Commercial/ Business (PCCB)" (approximately 7.2 percent of the Specific Plan area); and, Professional Office (PO) (approximately 2.0 percent of the Specific Plan area). The CC designation is intended to provide for the development of retail, professional office, and service- oriented business serving a community -wide area and population. The Planned Community Commercial/Business (PCCB) designation has a maximum FAR of 1.5. The PCCB designation allows a mix of commercial and office uses such as hotel/motels, commercial centers, research and development, and professional offices. The Professional Office (PO) designation has a maximum FAR of 0.8. The PO designation provides areas of development of primarily professional offices and other supporting uses. Also included are small convenience or service commercial activities intended to meet the needs of on-site employees. Zoning districts in the Specific Plan area are mainly of commercial and some professional office zones (Exhibit 3-5, Existing Zoning Districts). Retail Commercial (Cl) and Central Commercial (C2) zones account for over 93 percent of the acreage within the Specific Plan area. Additional zoning designations within the Specific Plan area include Commercial General (CG) and Professional (PR). Surrounding Land Uses North of 1-5. Land uses located adjacent to the Specific Plan area north of Interstate 5 (1-5) are characterized by residential uses (a mixture of attached single-family and multi -family units), and Tustin Red Hill Avenue Specific Plan 4.8-3 Draft Program Environmental Impact Report Section 4.8 Land Use and Planning High School, C.E. Utt Middle School, and Marjorie Veeh Elementary School. The General Plan and Zoning land use designations are as follows: Location General Plan Zoning North of Bryan Ave. Low Density Residential (LDR), High Single Family Residential District (R1), Density Residential (HDR), Public/ Multiple Family Residential District (R3), Institutional (PI) Suburban Residential District (R4), Public Public/Institutional (PI) and Institutional (PI), Planned East of Red Hill Ave. Low Density Residential (LDR), High Development (PD) East of Red Hill Ave. Low Density Residential (LDR), High Single Family Residential District (R1), Density Residential (HDR), Public/ Duplex Residential District (112), Public and Institutional (PI) Institutional(PI) West of Red Hill Ave. High Density Residential (HDR), Low Multiple Family Residential (R3), Public West of Red Hill Ave. Density Residential (LDR), Public/ and Institutional (PI) Institutional (PI) Duplex Residential District (112), Multiple South of 1-5. Land uses located adjacent to the Specific Plan area, south of 1-5 include residential uses, Frontier Park, and Benjamin Beswick Elementary School. The General Plan and Zoning land use designations are as follows: Location General _Plan Zoning South of Walnut Ave. Planned Community Residential (PCR), Planned Community Residential (PC RES), Low Density Residential (LDR), High Multiple Family Residential District (R3), Density Residential (HDR), Suburban Residential District (134) Public/Institutional (PI) East of Red Hill Ave. Low Density Residential (LDR), High Single Family Residential District (111), Density Residential (HDR) Multiple Family Residential (R3), Suburban Residential District (R4), Planned Community (PC), Commercial General Planned Unit Development (CG PUD) West of Red Hill Ave. Medium Density Residential (MDR), Low Single Family Residential District (111), Density Residential (LDR), Public/ Duplex Residential District (112), Multiple Institutional (PI) Family Residential (R3), Public and Institutional (PI) 4.8.3 THRESHOLDS OF SIGNIFICANCE The following significance criteria are from CEQA Guidelines Appendix G. The Specific Plan would result in a significant impact on land use and planning if it would: Threshold 4.8-1 Conflict with any applicable land use plan, policy, or 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. Red Hill Avenue Specific Plan 4.8-4 Draft Program Environmental Impact Report Section 4.8 Land Use and Planning As addressed in Section 1.5, Summary of Effects with No Impact, the City has determined that the Specific Plan would not have a significant impact on the following thresholds, and that no further analysis is required: ■ Physically divide an established community. ■ Conflict with any applicable habitat conservation plan or natural community conservation plan. 4.8.4 ENVIRONMENTAL IMPACTS Threshold 4.8-1: Would implementation of the Specific Plan conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the Specific Plan (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? General Plan Consistency Properties in the Specific Plan area have the following General Plan land use designations: Community Commercial (CC) on approximately 90 percent of the properties; Planned Community Commercial/ Business (PCCB) on approximately 8 percent of the properties; and Professional Office (PO) on approximately 2 percent of the properties. The Specific Plan requires a General Plan Amendment to update the Land Use Map to show the boundaries of the Specific Plan, and to update the General Plan Land Use Element and other related conforming amendments to General Plan exhibits to ensure that the Specific Plan and the General Plan, as amended, are internally consistent. The Specific Plan's new development potential is 325,000 square feet of additional non-residential development and 500 dwelling units. The Specific Plan assumes 395 additional dwelling units and 175,000 additional square feet of non-residential uses north of 1-5 and 105 additional dwelling units and 150,000 additional square feet of non-residential uses south of 1-5 (see Table 3-4, Red Hill Avenue Specific Plan Development Estimates, in Section 3.0, Project Description). An analysis of the Specific Plan's consistency with the applicable goals and policies of the General Plan is provided in Table 4.8-1, General Plan Consistency Analysis. The analysis concludes that the Specific Plan would be consistent with the applicable goals and policies of the City's General Plan. Therefore, implementation of the Specific Plan would not result in significant conflicts related to relevant Tustin General Plan goals and policies. Red Hill Avenue Specific Plan 4.8-5 Draft Program Environmental Impact Report Section 4.8 Land Use and Planning Zoning Consistency The Project requires a zoning amendment to create the "Red Hill Avenue Specific Plan (SP -13)". The adoption of the zoning amendment would correct any inconsistencies between proposed and existing zoning within the Specific Plan area. Therefore, with the adoption of Specific Plan and proposed zone changes, no significant impacts would occur. Impact Summary: Less Than Significant impact. Implementation of the Specific Plan would not conflict with applicable land use policies and no mitigation is required. 4.8.5 CUMULATIVE IMPACTS The Specific Plan is consistent with applicable land use goals and policies. Although other changes in land use plans and regulations may have occurred with past and present projects in the area and may be necessary for individual future projects, such changes have been, and would be, required to demonstrate consistency with General Plan and other City policies such that no significant adverse cumulative impact has occurred or would occur from such changes. Given that the proposed Specific Plan would be consistent with the land use policies of the applicable plans upon adoption of the Specific Plan, the Specific Plan would not combine with any past, present, or reasonably foreseeable future projects to cause a significant adverse cumulative land use impact based on a conflict with a plan or policy. Any associated physical impacts are covered in the individual topic Sections of this Program EIR. It is also anticipated that regional growth would be subject to review for consistency with adopted land use plans and policies by the County of Orange, City of Tustin, and other cities in Orange County, in accordance with the requirements of CEQA, the State Zoning and Planning Law, and the State Subdivision Map Act, all of which require findings of plan and policy consistency prior to approval of entitlements for development. Therefore, no significant cumulative impacts associated plans and policies are anticipated. In addition, the contribution of the Specific Plan to any such cumulative impacts would be less than significant because present and probable future projects are consistent with applicable plans, policies, and regulations. The Specific Plan would not contribute to any, cumulative impacts associated with plan or policy inconsistency. 4.8.6 MITIGATION PROGRAM Standard Conditions No standard conditions and requirements are applicable to the Specific Plan. Mitigation Measures No mitigation measures are required. 4.8.7 LEVEL OF SIGNIFICANCE AFTER MITIGATION Impacts would be less than significant. Red Hill Avenue Specific Plan 4.8-6 Draft Program Environmental Impact Report 00 tko 4 E- t t 8- QI -Q N aJ v c J t O Q cr t Ca. E c +1 a aci u ?L- c w o N c W w 3 E c (V Q W O a 2 $ {/) tw C C y >r a) V N - p. 4- 3 H f0 +� 'L _ O 4� C m O E w 4J 4- - x Ca) - f0 c E J I L -O 'ui >. - mV, w E a)•fC O- a) u +L., � c^ +-• C On a)0. r 3 -o vi si c c a C E 3 3 E u v) m v o ++ o �-° � c y o m o0 •N c -C i+ cy a) L N 3 C Ta 2 3E 4 c a) � � � O .� aJ 3 •y >• o c v O o w p u c M U L V) 3 E O L1 O? 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V) N N Q (0 Q) y v °0 v c v v E �a oci Q=i `° = CLo - a n eo c V �0 U .0 V V u U CL 0 0 = - t E N .� m m v a 0" fQ ° Q) (0 f0E O 0 14 0 .O cu �9 H Oo C �n O O O Q) C a = 0) ++ a c of"d N Q Q Q) 00 Q C O O y C B Q) c ++ N Y ° U = 3 D Q) E •3 c+� a -0 c c Qui CL N c a > _ c 4 v= n m a) o 0 o` v O a) a) v -0 a -0 v m (J E Q) E +� U- C7 _ N to c O• N '0 O 0a c c c o -0 o to = f0 C o N E L w H O O. f0 - fL6 -- c ° ' n Q) O •C •`J t'i Q) a) M 'c a c v. = 3 0 v = o lao Lm u I a C V o cu c° a� W v aaj a 0 fO •V i 0 0 Q N 0 C N N fV •X E N W C7 w C >O 41 E 'x O 0 _� ai c 00 _� y Q. V1 h O O C 3 O +`� O ,X U O a F- z z z on z 3 �' z n u ro z �o o� Z .� (V 00 V t O CL N t f0 CL c M CL y u u LL N > y w 3 E C Q) Q p 0- a o Y c m lu _N 2- m c 0 c a� c 0) ho m 0. t t 0 0_ v Of t m CL E C N c d N U E ;L- c U O G1 t - fl V) c y W 7 E c Gl mbOL Q O a 2 $ N Lo K � Section 4.9 Noise 4.9 Noise This EIR Section addresses potential impacts of implementing the Red Hill Avenue Specific Plan (Project) on noise and describes the regulatory and environmental settings. Technical data supporting the air quality analysis is included as Appendix E to this Program EIR. 4.9.1 NOISE CRITERIA AND DEFINITIONS Noise level (or volume) is generally measured in decibels (dB) using the A -weighted sound pressure level (dBA). The A -weighting scale is an adjustment to the actual sound pressure levels to be consistent with that of human hearing response, which is most sensitive to frequencies around 4,000 Hertz (about the highest note on a piano) and less sensitive to low frequencies (below 100 Hertz). Sound pressure level is measured on a logarithmic scale with the 0 dBA level based on the lowest detectable sound pressure level that people can perceive (an audible sound that is not zero sound pressure level). Based on the logarithmic scale, a doubling of sound energy is equivalent to an increase of 3 dBA, and a sound that is 10 dBA less than the ambient sound level has no effect on ambient noise. Because of the nature of the human ear, a sound must be about 10 dBA greater than the ambient noise level to be judged as twice as loud. In general, a 3 dBA change in the ambient noise level is noticeable, while 1 to 2 dBA changes generally are not perceived. Quiet suburban areas typically have noise levels in the range of 40 to 50 dBA, while areas adjacent to arterial streets are typically in the 50 to 60+ dBA range. Normal conversational levels are usually in the 60-65 dBA range, and ambient noise levels greater than 65 dBA can interrupt conversations. Noise levels from point sources, such as those from individual pieces of machinery, typically attenuate (or drop off) at a rate of 6 dBA per doubling of distance from the noise source. Noise levels from lightly traveled roads typically attenuate at a rate of about 4.5 dBA per doubling of distance. Noise levels from heavily traveled roads typically attenuate at about 3 dBA per doubling of distance. Noise levels may also be reduced by intervening structures; generally, a single row of buildings between the receptor and the noise source reduces noise levels by about 5 dBA, while a solid wall or berm reduces noise levels by 5 to 10 dBA. The manner in which homes in California are constructed generally provides a reduction of exterior -to -interior noise levels of approximately 20 to 25 dBA with closed windows. In addition to the instantaneous measurement of sound levels, the duration of sound is important since sounds that occur over a long period of time are more likely to be an annoyance or cause direct physical damage or environmental stress. One of the most frequently used noise metrics that considers both duration and sound power level is the equivalent noise level (Leq). The Leq is defined as the single steady A -weighted level that is equivalent to the same amount of energy as that contained in the actual fluctuating levels over a period of time (essentially, the average noise level). Typically, Leq is summed over a one-hour period. Lmax is the highest RMS (root mean squared) sound pressure level within the measurement period and Lm;n is the lowest RMS sound pressure level within the measurement period. The time period in which noise occurs is also important since nighttime noise tends to disturb people more than daytime noise. Community noise is usually measured using Day -Night Average Level (Ldn), which is the 24-hour average noise level with a 10 dBA penalty for noise occurring during nighttime (10:00 PM to 7:00 AM) hours, or Community Noise Equivalent Level (CNEL), which is the 24-hour average Red HIII Avenue Specific Plan 4.9-1 Draft Program Environmental Impact Report Section 4.9 Noise noise level with a 5 dBA penalty for noise occurring from 7:00 PM to 10:00 PM and a 10 dBA penalty for noise occurring from 10 PM to 7 AM. Noise levels described by Ldn and CNEL typically do not differ by more than 1 dBA. In practice, CNEL and Ldn are often used interchangeably. The relationship between peak hourly Leq values and associated Ldn/CNEL values depends on the distribution of traffic over the entire day. There is no precise way to convert a peak hour Leq to Ldn or CNEL. However, in urban areas near heavy traffic, the peak hour Leq is typically 2-4 dBA lower than the daily Ldn/CNEL. In less heavily developed areas, such as suburban areas, the peak hour Leq is often roughly equal to the daily Ldn/CNEL. For rural areas with little nighttime traffic, the peak hour Leq will often be 3-4 dBA greater than the daily Ldn/CNEL value. The Specific Plan area is in a developed area of the City; therefore, the Ldn/CNEL in the area would be roughly equal to the peak hour Leq. Vibration refers to .groundborne noise and perceptible motion. Vibration is a unique form of noise because its energy is carried through buildings, structures, and the ground, whereas noise is simply carried through the air. Thus, vibration is generally felt rather than heard. Some vibration effects can be caused by noise; e.g., the rattling of windows from passing trucks. This phenomenon is caused by the coupling of the acoustic energy at frequencies that are close to the resonant frequency of the material being vibrated. Typically, groundborne vibration generated by manmade activities attenuates rapidly as distance from the source of the vibration increases. The ground motion caused by vibration is measured as particle velocity in inches per second and is referenced as vibration decibels (VdB) in the U.S. The background vibration velocity level in residential areas is usually around 50 VdB. The vibration velocity level threshold of perception for humans is approximately 65 VdB. A vibration velocity of 75 VdB is the approximate division between barely perceptible and distinctly perceptible levels for many people. The range of interest is from approximately 50 VdB, which is the typical background vibration velocity level, to 100 VdB, which is the general threshold where minor damage can occur in fragile buildings. Most perceptible indoor vibration is caused by sources within buildings such as operation of mechanical equipment, movement of people, or the slamming of doors. Typical outdoor sources of perceptible groundborne vibration are construction equipment, steel -wheeled trains, and traffic on rough roads. 4.9.2 REGULATORY SETTING Federal Occupational Safety and Health Administration Under the Occupational Safety and Health Act of 1970 (29 U.S.C. § 651 et seq.), the U.S. Department of Labor, Occupational Safety and Health Administration (OSHA) adopted regulations (29 CFR § 1910.95) designed to protect workers against the effects of occupational noise exposure. These regulations identify limits on noise exposure levels as a function of the amount of time during which the worker is exposed. The regulations further specify requirements for a hearing conservation program (§ 1910.95(c)), a monitoring program (§ 1910.95(d)), an audiometric testing program (§ 1910.95(g)), and hearing protection (§ 1910.95(i)). There are no Federal laws governing community noise. Red Hill Avenue Specific Plan 4.9-2 Draft Program Environmental Impact Report Section 4.9 Noise State of California California Building Code Title 24 of the California Code of Regulations contains standards for allowable interior noise levels associated with exterior noise sources. The standards apply to new hotels, motels, dormitories, apartment houses, and dwellings other than detached single-family residences. The standards require interior noise level attributable to exterior sources not exceed 45 dBA CNEL in any habitable room. Multi -family residential structures proposed where the CNEL would exceed 60 dBA requires an acoustical analysis showing that the proposed building design would achieve the prescribed allowable interior noise standard. Reeional and Local City of Tustin General Plan Noise Element California Government Code Section 65302(g) requires that a Noise Element be included in the General Plan of cities and counties. The General Plan Noise Element identifies sources of noise and provides objectives and policies designed to incorporate noise control in the planning process. It requires protection of sensitive receptors from excessive noise associated with transportation and non - transportation activities. The three main goals of the Noise Element are to require the use of noise control measures to reduce the impact from transportation related noise; to incorporate noise consideration into land use planning decisions; and to develop measures to control non -transportation noise impacts. To ensure that different land uses are developed in compatible noise environments, the City's Noise Element establishes noise guidelines for land use planning, shown in Table 4.9-1, General Plan Noise Element Noise Standards. Table 4.9-1. General Plan Noise Element Noise Standards Residential: single-family, multi -family, duplex, mobile home 45 dBA CNEL 65 dBA CNEL° Residential: transient lodging, hotels, motels, nursing homes, hospitals 45 dBA CNEL 65 dBA CNEL Private office, church sanctuaries, libraries, boardrooms, conference 45 dBA Leq (12) -- rooms, theaters, auditoriums, concert halls, meeting rooms, etc. Schools 45 dBA Leq (12) 67 dBA Leq (12) d General offices, reception, clerical, etc. 50 dBA Leq (12) -- Bank lobby, retail store, restaurant, typing pool, etc. 55 dBA Leq (12) -- Manufacturing, kitchen, warehousing, etc. 65 dBA Leq (12) -- Parks, playgrounds -- 65 dBA CNEL d Golf courses, outdoor spectator sports, amusement parks I -- I 70 dBA CNELd Note: Leq (12) = A -weighted equivalent sound level averaged over a 12 -hour period (usually the hours of operation) a. Noise standard with windows closed. Mechanical ventilation shall be provided per UBC requirements to provide a habitable environment. b. Indoor environment excluding bathrooms, toilets, closets, and corridors. c. Outdoor environment limited to rear yard of single-family homes, multi -family patios, and balconies (with a depth of 6 feet or more) and common recreation areas. d. Outdoor environment limited to playground areas, picnic areas, and other areas of frequent human use Red Hill Avenue Specific Plan 4.9-3 Draft Program Environmental Impact Report Section 4.9 Noise Tustin City Code The Tustin City Code establishes the City's standards, guidelines, and procedures concerning the regulation of operational noise. These are described specifically in Article 4, Chapter 6, Noise Control. The Code presents permissible noise intrusion levels by land use, as shown in Table 4.9-2, City of Tustin Exterior Noise Standards. These standards are not to be exceeded for a cumulative period of 30 minutes in any hour, by 5 dBA for a cumulative period of 15 minutes in an hour, by 10 dBA for a cumulative period of 5 minutes in any hour, by 15 dBA for a cumulative period of 1 minute in any hour, or by 20 dBA for any period of time. When the ambient noise already exceeds these standards, the allowable noise shall be increased to reflect the ambient noise accordingly. Table 4.9-2. City of Tustin Exterior Noise Standards Land _Use CategoryTime Period - Noise Level 7 AM to 10 PM 55 dBA Residential 10PM to 7 AM 50 dBA Commercial Anytime 60 dBA Industrial Anytime 70 dBA Institutional (e.g., hospitals, convalescent Anytime 55 dBA homes, schools, libraries, churches) Mixed Use Anytime 60 dBA Non -Urban Anytime 70 dBA Section 4615 of the Tustin City Code contains interior noise standards for residential land uses shown in Table 4.9-3, City of Tustin Interior Noise Standards. Table 4.9-3. City of Tustin Interior Noise Standards land Use Category - Time Period - Noise Level _ 7AM to 10 PM 55 dBA Residential 10 PM to 7 AM 45 dBA 7 AM to 10 PM 55 dBA Mixed Use (residential uses only) 10 PM to 7 AM 45 dBA The Tustin City Code recognizes that some forms of noise are required for urban development and maintenance, and are difficult to control. Tustin City Code Section 4616(2), exempts noise sources associated with construction, repair, remodeling, or grading of any real property between the hours of 7:00 AM and 6:00 PM Monday through Friday and the hours of 9:00 AM and 5:00 PM on Saturdays, excluding City observed holidays. The exemption also applies to "trucks, vehicles, and equipment that are making or are involved with material deliveries, loading or transfer of materials, equipment service, maintenance of any devices or appurtenances to any construction project in the City." Red Hill Avenue Specific Plan 4.9-4 Draft.Program Environmental Impact Report Section 4.9 Noise 4.9.3 ENVIRONMENTAL SETTING The primary off-site noise sources in the Specific Plan area are motor vehicles (e.g., automobiles, buses, and trucks) along 1-5 and Red Hill Avenue. Motor vehicle noise is of concern because it is characterized by a high number of individual events, which often create sustained noise levels. Ambient noise levels would be expected to be highest during the daytime and rush hour unless congestion slows speeds substantially. To determine ambient noise levels in the Specific Plan area, three 15 -minute noise measurements were taken between 8:08 AM and 9:13 AM on June 14, 2017. Exhibit 4.9-1, Noise Measurement Locations, shows the locations of noise measurements. Noise Measurement 1 was taken to represent the ambient noise level at the northeast end of the Specific Plan area; Noise Measurement 2 was taken to represent the ambient noise level in the middle of the Specific Plan area; and, Noise Measurement 3 was taken to represent the ambient noise level in the southwest portion of the Specific Plan area. The primary noise source was vehicular traffic on Red Hill Avenue. Table 4.9-4, Noise Monitoring Results, lists the ambient noise levels (Legs) measured at these locations. 2 Red Hill Ave. southwest of I-5 Red Hill Ave. 3 southwest Specific Plan area (north of Walnut Ave.) 8:32 AM — 8:47 AM 1 40 feet 1 70.0 8:58 AM — 9:13 AM 1 40 feet 1 70.0 a. The equivalent noise level (Leq) is defined as the single steady A -weighted level that is equivalent to the same amount of energy as that contained in the actual fluctuating levels over a period of time (essentially, the average noise level). For this measurement, the Leq was over a 15 -minute period (Leq [15]). Note: Field measurements were taken on June 14, 2017 field using ANSI Type II Integrating sound level meter. Sensitive Receptors Noise exposure goals for various types of land uses reflect the varying noise sensitivities associated with those uses. Noise -sensitive land uses typically include residences, hospitals, schools, guest lodging, libraries, and parks. Land uses surrounding the Specific Plan area include single-family and multi -family residential development and schools and park (adjacent to Bryan and Red Hill Avenue). In addition, the Specific Plan would allow for residential development. Commercial buildings, which are not typically considered noise -sensitive, are located within the Specific Plan area. The nearest sensitive receptors are residences approximately 50 feet from the Specific Plan area, located along and adjacent to various roadways such as Red Hill Avenue, Mitchell Avenue, San Juan Street, Bryan Avenue, Walnut Avenue, Nisson Road, and EI Camino Real. Red Hill Avenue Specific Plan 4.9-5 Draft Program Environmental Impact Report TUSTIN Section 4.9 Noise 0.r❑ If 1.1 AWN(It rF1i:111C -N 4.9.4 THRESHOLDS OF SIGNIFICANCE The following significance criteria are from CEQA Guidelines Appendix G. The Specific Plan would result in a significant impact on the environment if it would: Threshold 4.9-1 Expose persons to or generate, noise levels in excess of standards established in the local general plan or noise ordinance or applicable standards of other agencies. Threshold 4.9-2 Expose persons to, or generate, excessive groundborne vibration or ground - borne noise levels. Threshold 4.9-3 Result in a substantial temporary or periodic increase in ambient noise levels in the Project vicinity above levels existing without the project. Threshold 4.9-4 Result in a substantial permanent increase in ambient noise levels in the Project vicinity above levels existing without the project. As addressed in Section 1.5, Summary of Effects with No Impact, the City has determined that the Specific Plan would not have a significant impact on the following thresholds and that no further analysis is required: For a project -located _within _an airport land use compatibility plan or where such a plan has not been adopted, within two miles of a public airport or public use airport, expose people residing or working in the Project area to excessive noise levels. ■ For a project located within the vicinity of a private airstrip, expose people residing or working in the Project area to excessive noise levels. 4.9.5 ENVIRONMENTAL IMPACTS Threshold 4.9-1: Would implementation of the Specific Plan expose persons to or generate, noise levels in excess of standards established in the local general plan or noise ordinance or applicable standards of other agencies? Threshold 4.9-3: Would implementation of the Specific Plan result in a substantial temporary or periodic increase in ambient noise levels in the vicinity of the Specific Plan area above levels existing without the Specific Plan? Construction Noise Construction noise levels were estimated using the FHWA Roadway Construction Noise Model. Tustin City Code Section 4617(e) exempts construction noise between the hours of 7:00 AM and 6:00 PM Monday through Friday and the hours of 9:00 AM and 5:00 PM on Saturdays, excluding City observed holidays, and requires that construction noise occur within these hours. Construction noise would be considered significant if it occurred outside of the specified hours per Tustin City Code Section 4616(2). Red Hill Avenue Specific Plan 4.9-6 Draft Program Environmental Impact Report `' CP o> " Y p� . y _ s p" JOS ? 4a Jam NMI r s 0 _ �aC17a 0- 3 Ate- :spa -r p e : -IS �k ---g - W. r 8 A c { v �ij ti 1 MSx V d - �� 0 - t - YO Vi /NM3 C CO opo i 0 - �o a 'Vol INIX Plan Area Op p JQ' Noise Measurement �o o a� PF 0 Location 330 660 N 12 Section 4.9 Noise This page intentionally left blank. Red Hill Avenue Specific Pian 4.9-8 Draft Program Environmental Impact Report TUSTIN Section 4.9 99MNoise am lilt.1 AVFNur SA'lCtl4C [IeK s Individual projects within the Specific Plan area would generate temporary construction noise that could exceed existing ambient noise levels in the Specific Plan area, but construction noise would be short-term in duration, and would cease with the completion of individual development projects. Noise impacts associated with construction activity are a function of the noise generated by construction equipment, the location and sensitivity of nearby land uses, and the timing and duration of the noise -generating activities. Typical noise levels from individual pieces of heavy construction equipment at a distance of 50 feet from the source range from 73 to 88 dBA Lmax• Therefore, temporary construction noise could affect noise -sensitive receptors in and near the Specific Plan area, particularly existing and planned residences and schools. As shown in Table 4.9-5, Construction Noise Levels, operation of equipment during various phases of construction could generate Leqs of approximately 74 to 87 dBA at the closest receptors, which are residences 50 feet from the Specific Plan area along and adjacent to various roadways, such as Red Hill Avenue, Mitchell Avenue, and San Juan Street. Such noise levels would exceed ambient noise levels in the area. As indicated in Table 4.9-4 ambient noise levels range from 60.8 to 70.0 dBA and potentially already exceed the City's 55 dBA daytime standards for residential uses. However, equipment noise levels are based on a standard noise attenuation rate of 6 dBA per doubling of distance from the highest -volume individual pieces of equipment. These estimates do not take into account any intervening structures that would block noise from construction sites; therefore, these estimates represent a conservative assessment of temporary construction noise levels within the Specific Plan area. Section 4, Chapter 6 of the Tustin City Code exempts noise from construction activities between the hours of 7:00 AM and 6:00 PM Monday through Friday, and 9:00 AM and 5:00 PM on Saturdays, excluding City observed Federal holidays and requires construction to occur within these hours. Construction of individual projects within the Specific Plan area would be required to occur within the hours, as specified in the Tustin City Code, per Section 4616(2); refer to SC 4.9-1. Additionally, construction -related noise increases would be temporary in nature, and the operation of each piece of construction equipment would not be constant throughout the construction day, as equipment would be turned off when they are not in use. The typical operating cycle for a piece of construction equipment would involve one or two minutes of full power operation followed by three or four minutes at lower power settings. Red Hill Avenue Specific Plan 4.9-9 Draft Program Environmental Impact Report Section 4.9 Noise As the Specific Plan does not propose site-specific development, the phasing and construction details for each future development would be evaluated on a case-by-case basis. Implementation of MM 4.9-1 would ensure construction noise associated with future development does not exceed 85 dBA Legl, through the use of a site-specific noise reduction features. MM 4.9-1 provides Best Management Practices such as noise barriers, using sound dampening mats or blankets on engine compartments of heavy mobile equipment, and limiting haul trips. With implementation of MM 4.9-1 as well as compliance with the Tustin City Code (SC 4.9-1), construction noise impacts would be reduced to a less than significant level. Operational Noise Consistent with the General Plan Noise Element (Table 4.9-1) noise impacts at new noise -sensitive receptors within the Specific Plan area would be significant if new residences would be exposed to exterior noise that exceeds 65 dBA CNEL or interior noise that exceeds 45 dBA CNEL. Noise impacts to new commercial/non-residential land uses in the Specific Plan area would be significant if the exterior noise exceeds 67 dBA Leq or interior noise exceeds 50 dBA Leq. Consistent with the Tustin City Code, noise impacts to the nearest sensitive receptors would be significant if implementation of the Specific Plan would result in noise that exceeds 55 dBA Leq from 7:00 AM to 10:00 PM and 50 dBA Leq from 10:00 PM to 7:00 AM. The Specific Plan Project would allow for up to 500 additional residential units (integrated mixed-use) and 325,000 additional square feet (sf) of new non-residential uses in the Specific Plan area. The primary noise sources from these land uses include landscaping, maintenance activities, mechanical equipment, and delivery and trash hauling. Heating, Ventilation, and Air Conditioning Equipment Rooftop -mounted heating, ventilation, and air conditioning (HVAC) equipment serving new development in the Specific Plan area could be located close to existing or new residences. HVAC systems are typically installed with shielding to reduce noise. Noise levels from commercial HVAC systems typically range from 60 to 70 dBA Leq at 15 feet from the source. Based on this noise range, noise -sensitive receptors located as close as 50 feet to HVAC units would not be exposed to equipment noise exceeding 60 dBA Leq, which exceeds the 55 dBA Leq standard as established by the General Plan Noise Element. Existing ambient noise levels along arterial roadways and near sensitive receptors in the Specific Plan area were approximately 61 to 70 dBA Leq (Table 4.9-4). The estimated noise level from HVAC equipment at the nearest existing noise -sensitive receptors would not exceed these measured ambient noise levels. Delivery and Trash Hauling Trucks The Specific Plan would increase the number of delivery and trash hauling trucks traveling through the Specific Plan area. The California Motor Vehicle Code establishes maximum sound levels for trucks operating at speeds less than 35 miles per hour (Section 23130) of 86 dBA Leq at 50 feet, equivalent to 92 dBA Leq at 25 feet. However, maximum noise levels generated by passage of medium -duty delivery trucks generally range from approximately 61 to 70 dBA Leq at 25 feet, depending on the speed at which the i National Institute for Occupational Safety and Health (NIOSH), Criteria for Recommended Standard: Occupational Noise Exposure, 1998. Red Hill Avenue Specific Plan 4.9-10 Draft Program Environmental Impact Report TUSTI N Section 4.9 11M Noise A6"41U'J AWNUC irlt: FM N-1 truck is driving. Noise from individual trucks moving or idling in the Specific Plan area may be as high as 70 dBA at adjacent properties. However, California State law prohibits trucks from idling for longer than five minutes. Tustin City Code Chapter 3, Section 4313 prohibits the collection of solid waste from within 200 feet of any residences in the City between the hours of 6:00 PM and 7:00 AM and on Federal holidays. Therefore, noise from increased waste delivery would not disturb residences during the hours when people are typically sleeping and more sensitive to noise. Delivery and trash truck trips in the Specific Plan area would be a periodic source of operational noise. However, because trash trucks would be required to comply with the Tustin City Code standards for trash collection vehicles and delivery trucks would be subject to State regulations, there would not be a significant noise impact. New Residential Units Due to the existing ambient noise in the Specific Plan area (refer to Table 4.9-4) and traffic noise within the Specific Plan area, potential future residential units could be exposed to exterior noise levels greater than 65 dBA CNEL, which is considered normally incompatible by the City of Tustin General Plan Noise Element. The City requires proposed developments to prepare and submit an acoustical report to demonstrate compliance with the General Plan and to identify all reasonable and feasible measures to satisfy the 65 dBA CNEL exterior noise level standard and 45 dBA CNEL interior noise level standard. Typical building construction provides a noise reduction of approximately 12 dBA with "windows open" and a minimum 24 dBA noise reduction with "windows closed" (EPA, 1974). However, because exterior noise levels exceed 70 dBA CNEL in areas of the Specific Plan where residential units are proposed, an interior noise analysis based on site-specific architectural floor plans and elevations would be required pursuant to SC 4.9-2, to satisfy the City of Tustin General Plan Noise Element, Table N-3, 45 dBA CNEL interior noise level standard for residential units. With implementation of existing regulations, as implemented through SC 4.9-2, impacts related to development of residential units within the Specific Plan area would be anticipated to be less than significant. Impact Summary: Thresholds 4.9-1 and 4.9-3: Less Than Significant Impact with Mitigation. Construction noise that complies with the required construction hours is exempt from the City's noise standards. Additionally, implementation of MM 4.9-1 and SC 4.9-1 would ensure that construction noise would be reduced to a less than significant level. Stationary noise resulting from implementation of the Specific Plan would be less than significant with implementation of SC 4.9-2. Threshold 4.9-2: Would implementation of the Specific Plan expose persons to, or generate, excessive groundborne vibration or groundborne noise levels? Construction of individual projects within the Specific Plan area could generate vibration impacts at nearby sensitive receptors. The City has not adopted any thresholds for construction or operational groundborne vibration impacts. Table 4.9-6, Human Response to Different Levels of Groundborne Vibration, shows the human response to different levels of groundborne vibration. The vibration thresholds established by the FTA are 65 VdB for buildings where low ambient vibration is essential for interior operations (such as hospitals and recording studios), 72 VdB for residences and buildings where people normally sleep, including hotels, and 75 VdB for institutional land uses with primary daytime use (such as churches and schools). 100 VdB is the threshold where minor damage to fragile buildings may Red Hill Avenue Specific Plan 4.9-11 Draft Program Environmental Impact Report Section 4.9 Noise occur. Vibration would be considered significant if it exceeded the 72 VdB vibration threshold for residential buildings, 75 VdB vibration threshold for institutional land uses, or 100 VdB for fragile buildings. These thresholds apply to "frequent events," which the FTA defines as vibration events occurring more than 70 times per day. The thresholds for frequent events are considered appropriate because of the scale and duration of proposed construction activity. Table 4.9-6. Human Response to Different Levels of Groundborne Vibration 65 Vd6 Approximate threshold of perception for many people. 75 Vd6 Approximate dividing line between barely perceptible and distinctly perceptible. Many people find that transportation -related vibration at this level is unacceptable. 85 VdB Vibration acceptable only if there are an infrequent number of events per day. ISource: FTA, Transit Noise and Vibration Impact Assessment, 2006. Construction activity associated with implementation of the Specific Plan would be a temporary source of groundborne vibration proximate to the Specific Plan area. Buildings near a construction site respond to vibration to varying degrees ranging from imperceptible effects at the lowest levels, to low rumbling sounds and perceptible vibrations at moderate levels, and up to minor damage at the highest vibration levels. Vibration levels attenuate quickly over distance, so vibration would not be noticeable at receptors outside of the immediate vicinity of construction. Table 4.9-7, Vibration Source Levels for Construction Equipment, lists groundborne vibration levels from various types of heavy construction equipment. Because the Tustin City Code limits the hours of construction, residents would not be exposed to substantial vibration levels exceeding 72 VdB during the hours when people normally sleep. It is unknow whether impact pile drivers would be used for any development within the Specific Plan area. However, vibration levels up to 103 VdB from impact pile drivers would exceed the 100 VdB threshold for fragile buildings, such as the structure at 14462 Red Hill Avenue designated by Tustin as a historic resource. Vibration levels up to 79 VdB would exceed the threshold of 75 VdB for institutional land uses like schools with primary daytime use. The temporary use of impact pile drivers may disturb classes and other educational activities at nearby schools, such as Benjamin Beswick Elementary School and Marjorie Veeh Elementary School. Therefore, vibration impacts would be potentially significant. MM 4.9-2 would minimize and avoid vibration impacts related to pile -driving. Potential construction vibration impacts would be less than significant with mitigation. Impact Summary: Threshold 4.9-2: Less Than Significant Impact with Mitigation. Vibrations related to construction of individual projects within the Specific Plan would be potentially significant. MM 4.9-2 would minimize and avoid vibration impacts related to pile -driving. Therefore, construction vibration impacts would be less than significant with mitigation. Red Hill Avenue Specific Plan 4.9-12 Draft Program Environmental Impact Report TUSTI N Section 4.9 Noise Table 4.9-7. Vibration Source Levels for Construction Equipment Caisson Drilling 76 55 Hoe Ram 76 55 Impact Pile Driver Upper Range 103 79 Typical 95 72 Jackhammer 68 46 Large Bulldozer 76 55 Loaded Trucks 75 53 Small Bulldozer 48 25 Sonic Pile Driver Upper Range 96 73 Typical 84 60 Vibratory Roller 85 62 a. Distance to nearest sensitive receptors. Note: Based on reference data within the FTA Transit Noise and Vibration Impact Assessment, 2006. Threshold 4.9-4: Would implementation of the Specific Plan result in a substantial permanent increase in ambient noise levels in the vicinity of the Specific Plan area above levels existing without the Specific Plan? Proiect-Related Traffic Noise The primary source of noise in the Specific Plan area is motor vehicle noise (e.g., automobiles, buses, trucks, and motorcycles) on roadways, including 1-5. The City of Tustin General Plan Noise Element includes noise contours that define the noise exposure in specific areas based on existing traffic conditions, train operations, and environmental conditions. According to the Noise Element, the Specific Plan area is exposed to a CNEL over 65 dBA and is identified as an area of special concern because residences are exposed to noise in excess of City standards. Existing Traffic Noise. The majority of the existing noise in the project area is generated from vehicle sources along Red Hill Avenue. Mobile source noise was modeled using the Federal Highway Administration's Highway Noise Prediction Model (FHWA RD -77-108), which incorporates several roadway and site parameters. The model does not account for ambient noise levels. The analysis of anticipated noise levels from traffic generated by implementation of the Specific Plan is based on the Traffic Impact Analysis for the Specific Plan (Kimley-Horn, 2018). Existing traffic noise levels were calculated for Red Hill Avenue as shown in Table 4.9-8, Existing and Existing Plus Specific Plan Traffic Noise Levels. As shown in the table, the existing traffic noise levels range from a low of 71.3 CNEL from Bryan Avenue to San Juan Street, to a high of 72.6 CNEL from Nisson Road to Mitchell Avenue. Noise levels during the Existing Plus Project scenario would range from 71.8 dBA CNEL from Bryan Avenue to San Juan Street to 73.4 dBA CNEL from Nisson Road to Mitchell Avenue. Red Hill Avenue Specific Plan 4.9-13 Draft Program Environmental Impact Report Section 4.9 Noise Table 4.9-8. Existing and Existing Plus Specific Plan Traffic Noise Levels Specific Plan - _ - - - Ex�stmg Noise „T Noise:Level (dBA - - Significant Roadway Red Hill Avenue Bryan Avenue to San Juan Street 71.3 71.8 0.5 No San Juan Street to EI Camino Real 72.0 73.3 1.3 No Nisson Road to Mitchell Avenue 72.6 73.4 0.8 No Mitchell Avenue to Walnut Avenue 72.2 72.8 0.7 No Walnut Avenue to Sycamore Avenue 72.3 72.7 0.3 No Source: Noise modeling is based on traffic data within the Red Hill Specific Plan Traffic Impact Analysis, prepared by Kimley- Horn, 2018. An off-site traffic noise impact typically occurs when there is a discernible increase in traffic and the resulting noise level exceeds an established noise standard. In community noise considerations, changes in noise levels greater than 3 dB are often identified as substantial, while changes less than 1 dB will not be discernible to local residents. A 5 dB change is generally recognized as a clearly discernible difference. As traffic noise levels at sensitive uses likely approach or exceed the City's Noise Standards (e.g., 65 dBA; refer to Table 4.9-1), a 3.0 dB increase as a result of the Project is used as the threshold. Therefore, the i Project would result in a significant noise impact when a permanent increase in ambient noise levels of 3.0 dB occurs upon project implementation and the resulting noise level exceeds the applicable exterior standard at a noise sensitive use. Table 4.9-8 also show the calculated roadway noise levels under existing traffic levels compared to the condition with the Specific Plan. In comparison to existing traffic noise levels, the highest Project increase would be 1.3 dBA along Red Hill Avenue between San Juan Street and El Camino Real. As implementation of the Specific Plan would not increase traffic noise levels by 3.0 dBA or more, Project operational traffic volumes would not significantly contribute to existing traffic noise in the area. Impacts would be less than significant. Long -Range Future Traffic Noise. Future scenario noise contours were also calculated for Red Hill Avenue, as shown in Table 4.9-9, Future Traffic Noise Levels. As shown in the table, the Long -Range Without Project traffic noise levels range from 71.3 CNEL from Bryan Avenue to San Juan Street, to a high of 72.6 CNEL from Nisson Road to Mitchell Avenue. Noise levels during the Long -Range Plus Project scenario would range from 71.8 dBA CNEL from Bryan Avenue to San Juan Street to 73.4 dBA CNEL from Nisson Road to Mitchell Avenue. In comparison to Long -Range Without Project traffic noise levels, the highest Project increase would be 1.3 dBA along Red Hill Avenue between San Juan Street and EI Camino Real. As implementation of the Specific Plan would not increase traffic noise levels by 3.0 dBA or more, future project operational traffic volumes would not significantly contribute to traffic noise in the area. Impacts would be less than significant. Red Hill Avenue Specific Plan 4.9-14 Draft Program Environmental Impact Report Section 4.9 Noise Table 4.9-9. Future Traffic Noise Levels Red Hill Avenue Bryan Avenue to San Juan Street 71.3 71.8 0.5 No San Juan Street to EI Camino Real 72.0 73.3 1.3 No Nisson Road to Mitchell Avenue 72.6 73.4 0.8 No Mitchell Avenue to Walnut Avenue 72.5 73.1 0.6 No Walnut Avenue to Sycamore Avenue 72.3 72.7 0.3 No Source: Noise modeling is based on traffic data within the Red Hill Specific Plan Traffic Impact Analysis, prepared by Kimley Horn, 2018. Impact Summary: Threshold 4.9-4: less Than Significant impact. Implementation of the Specific Plan would not result in a substantial permanent increase in ambient noise levels in the Specific Plan area. 4.9.6 CUMULATIVE IMPACTS Cumulative Construction Noise Future development could occur throughout the Specific Plan area; no project -specific developments are addressed in the Specific Plan. Construction associated with related cumulative projects may also occur in other areas of the City associated with redevelopment of existing developed sites as well as new construction on undeveloped sites. Because construction activities tend to be localized and of limited duration and intensity, construction noise and vibration levels are not anticipated to contribute substantially to the cumulative environment at any given location with the implementation of SC 4.9-1 and MM 4.9-1. Construction -related vibration impacts within the Specific Plan area would be less than significant with the implementation of MM 4.9-2. In addition, construction activities would be subject to compliance with the Tustin City Code requirements and would typically be limited to between the less noise sensitive daytime hours. For these reasons, the Specific Plan's contribution to cumulative short- term noise or vibration exposure would be considered a less than significant impact. Cumulative Operational Noise Cumulative noise impacts describe how much noise levels are projected to increase over existing conditions with the development of the Project and other foreseeable projects. Cumulative noise impacts would occur primarily as a result of increased traffic on local roadways due to buildout of the Specific Plan and other projects in the vicinity. Future development may also result in new noise generators and noise sensitive land uses and potentially increase land use conflicts and hazards associated with noise. The cumulative mobile noise analysis is conducted in a two-step process. First, the combined effects from both the Specific Plan and other projects are compared. Second, for combined effects that are determined to be cumulatively significant, the Project's incremental effects are then analyzed. A project's contribution to a cumulative traffic noise increase would be considered significant when the combined Red Hill Avenue Specific Plan 4.9-15 Draft Program Environmental Impact Report Section 4.9 Noise effect exceeds perception level (i.e., auditory level increase) threshold. The combined effect compares the "cumulative plus Project" condition to "existing" conditions. This comparison accounts for the traffic noise increase generated by the Specific Plan Project combined with the traffic noise increase generated by the cumulative projects. The following criteria have been used to evaluate the combined effect of the cumulative noise increase. ■ Combined Effects: The cumulative with Project noise level ("Long -Range With Project" scenario) would cause a significant cumulative impact if a 3 dBA increase over existing conditions occurs and the resulting noise level exceeds the applicable exterior standard at a sensitive land use. Although there may be a significant noise increase due to the Specific Plan in combination with identified cumulative projects (combined effects), it must also be demonstrated that the Project has an incremental effect. In other words, a significant portion of the noise increase must be due to the Project. The following criteria have been utilized to evaluate the incremental effect of the cumulative noise increase. ■ Incremental Effects: The "Long -Range With Project" causes a 1 dBA increase in noise over the "Long -Range Without Project" noise level. A significant impact would result only if both the combined and incremental effects criteria have been met. Noise by definition is a localized phenomenon, and drastically reduces as distance from the source increases. Consequently, only the cumulative development in the Project's general vicinity would contribute to cumulative noise impacts. Table 4.9-10, Cumulative Traffic Noise, presents the traffic noise effects along roadway segments in the Project vicinity for "Existing", "Long -Range Without Project", and ll "Long -Range With Project", including incremental and net cumulative impacts. First, it must be determined whether the cumulative plus project increase above existing conditions (Combined Effects) is exceeded. As indicated in Table 4.9-10, this criterion is not exceeded at any of the roadway segments. Table 4.9-10. Cumulative Traffic Noise - � = ' dBA @ S00 Feet from Combined = Incremental T RoadwayCenter[me - , Effects `? =Effects _ - - - - Long Long - Difference irr Difference in -_Range R ange- W2035SE2035 Y _ - - Without Vlhth Wng�Range Without and Significant Roadway - Existing=ProjectEmotedWith Project= With Project _=°Impact? Red Hill Avenue Bryan Ave. to San Juan St. 71.3 71.3 71.8 0.5 0.5 No San Juan St. to EI Camino Real 72.0 72.0 73.3 1.3 1.3 No Nisson Rd to Mitchell Ave. 72.6 72.6 73.4 0.8 0.8 No Mitchell Ave. to Walnut Ave. 72.2 72.5 73.1 0.9 0.6 No Walnut Ave. to Sycamore Ave. 72.3 72.3 72.7 0.3 0.3 No Source: Noise modeling is based on traffic data within the Red Hill Specific Plan Traffic Impact Analysis, prepared by Kimley Horn, 2018. Red Hill Avenue Specific Plan 4.9-16 Draft Program Environmental Impact Report TUSTI N Section 4.9 Noise Rf.0 i SCICS[iii 4c F N rInii Based on the results shown in Table 4.9-10, the roadway segment along Red Hill Avenue, between San Juan Street and EI Camino Real, would have an incremental noise level increase of 1.3 dBA, which is over the 1.0 dBA criteria. However, the combined noise level increase would be 1.3, which is below 3.0 dBA. Therefore, significant mobile noise cumulative impacts would not occur on study area roadway segments, as mobile noise levels would not exceed both the combined and incremental effects criteria. 4.9.7 MITIGATION PROGRAM Standard Conditions SC 4.9-1 To ensure compliance with Tustin City Code, grading and construction plans shall include a note indicating that loud noise -generating project construction activities (as defined in Section 4616(2) and Section 4617(e) of the Tustin City Code) shall take place between the hours of 7:00 AM and 6:00 PM on weekdays and from 9:00 AM to 5:00 PM on Saturdays. Loud, noise -generating construction activities are prohibited outside of these hours and on Sundays and City observed Federal holidays. SC 4.9-2 Development projects are required to meet or exceed the 65 dBA CNEL exterior noise level standard, as defined by Table N-3 of the City of Tustin General Plan Noise Element, and the 45 dBA CNEL interior noise level standard of the City of Tustin General Plan Noise Element, and by Title 24, Part 2, of the California Building Code. Mitigation Measures MM 4.9-1 Construction Noise. Prior to approval of grading plans, the City of Tustin Building Division shall ensure that plans include Best Management Practices to minimize construction noise. Construction noise Best Management Practices may include the following: ■ Construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers' standards, and all stationary construction equipment shall be placed so that emitted noise is directed away from the noise sensitive use nearest the construction activity. ■ The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction -related noise sources and noise -sensitive receiver nearest to the construction activity. • The construction contractor shall limit haul truck deliveries to the same hours specified for construction equipment by Tustin City Code Article 4, Chapter 6, Section 4617. The contractor shall design delivery routes to minimize the exposure of sensitive land uses to delivery truck noise. ■ Construction activity within 50 feet of occupied noise sensitive uses shall reduce construction noise levels exceeding 85 dBA Leq at nearby sensitive land uses by one or more of the following methods to reduce noise to below 85 dBA Leq: 1. Install temporary construction noise barriers within the line of site of occupied sensitive uses for the duration of construction activities that could generate noise Red Hill Avenue Specific Plan 4.9-17 Draft Program Environmental Impact Report Section 4.9 Noise exceeding 85 dBA Leq. The noise control barrier(s) must provide a solid face from top to bottom and shall: a. Provide a minimum transmission loss of 20 dBA and be constructed with an acoustical blanket (e.g. vinyl acoustic curtains or quilted blankets) attached to the construction site perimeter fence or equivalent temporary fence posts; b. Be maintained and any damage promptly repaired. Gaps, holes, or weaknesses in the barrier or openings between the barrier and the ground shall be promptly repaired; and c. Be removed and the site appropriately restored upon the conclusion of the construction activity. 2. Install sound dampening mats or blankets to the engine compartments of heavy mobile equipment (e.g. graders, dozers, heavy trucks). The dampening materials must be capable of a 5-dBA minimum noise reduction, must be installed prior to the use of heavy mobile construction equipment, and must remain installed for the duration of the equipment use. MM 4.9-2 Construction Vibration. The following measures shall be implemented by applicants for development within the Red Hill Avenue Specific Plan area to reduce construction vibration at nearby receptors: a. Avoid impact pile -driving where possible. b. In areas where project construction is anticipated to include pile drivers in close proximity to schools or historic structures, conduct site-specific vibration studies to determine the area of impact and to present appropriate vibration reduction techniques that may include the following: ■ Develop a vibration monitoring and construction contingency plan to identify structures where monitoring should be conducted, set up a vibration monitoring schedule, define structure -specific vibration limits, and address the need to conduct photo, elevation, and crack surveys to document before and after construction conditions. • Identify construction contingencies for when vibration levels approach the standards. ■ At a minimum, conduct vibration monitoring during pile -driving activities. Monitoring results may indicate the need for more or less intensive measurements. ■ When vibration levels approach standards, suspend construction and implement contingencies to either lower vibration levels or secure the affected structures. ■ Conduct a post -survey on any structures where either monitoring has indicated high levels or complaints of damage has been made. Make appropriate repairs or compensation where damage has occurred as a result of vibration. Red Hill Avenue Specific Plan 4.9-18 Draft Program Environmental Impact Report Section 4,9 Noise 4.9.8 LEVEL OF SIGNIFICANCE AFTER MITIGATION PROGRAM With implementation of the Mitigation Program set forth in this Program, potential noise impacts would be reduced to a level considered less than significant. Red Hill Avenue Specific Plan 4.9-19 Draft Program Environmental Impact Report Section 4.9 Noise This page intentionally left blank. Red Hill Avenue Specific Pian 4.9-20 Draft Program Environmental Impact Report Section 4.10 and Housing 4.10 Population and Housing This Section describes the potential effects of implementation of the Specific Plan on population, housing, and employment related to the addition of housing and non-residential uses within the Specific Plan area. The environmental effects of increased population, housing, and employment on factors such as traffic, air quality, and noise are addressed in their respective sections of this Program EIR. 4.10.1 REGULATORY SETTING State of California California Housing Element Law The Housing Element is one of the seven General Plan Elements that are mandated by the State of California (California Government Code § 65580 to § 65589.8). California State law requires that the Housing Element consists of, "an identification and analysis of existing and forecasted housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing" (Government Code § 65580). State law requires that each city and county identify and analyze existing and projected housing needs within its jurisdiction and prepare goals, policies, and programs to further the development, improvement, and preservation of housing for all economic segments of the community, commensurate with local housing needs. Regional and Local Southern California Association of Governments (SCAG) SCAG is a Joint Powers Agency established under Sections 6502 et seq. of the California Government Code. SCAG is designated as a Council of Governments (COG), a Regional Transportation Planning Agency (RTPA), and a Metropolitan Planning Organization (MPO) for the six -county region of Orange, Los Angeles, Ventura, San Bernardino, Riverside, and Imperial Counties. The region encompasses a population exceeding 18 million persons in an area that encompasses more than 38,000 square miles. As the designated MPO, SCAG is the responsible agency for developing and adopting regional housing, population, and employment growth forecasts for local governments. The City of Tustin is a member of the Orange County Council of Governments, one of the 14 subregional organizations in the SCAG region. SCAG's demographic data is developed to enable the proper planning of infrastructure and facilities to adequately meet the needs of anticipated growth in the region. In April 2016, SCAG adopted its 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). Major themes in the 2016 RTP/SCS include integrating strategies for land use and transportation; striving for sustainability; protecting and preserving existing transportation infrastructure; increase capacity through improved systems management; providing more transportation choices; leveraging technology; responding to demographic and housing market changes; supporting commerce, economic growth and opportunity; promoting the links between public health, environmental protection, and economic opportunity; and, incorporating the principles of social equity and environmental justice into the plan. Growth forecasts Red Hill Avenue Specific Plan 4.10-1 Draft Program Environmental Impact Report Section 4.10 Population and Housing contained in the 2016 RTP/SCS for Orange County and the City are used as the basis of analysis for housing, population, and employment forecasts. Regional Housing Needs Assessment (RHNA) RHNA is an assessment process performed periodically as part of Housing Element and General Plan updates at the local level. The RHNA process begins with the California Department of Housing and Community Development's (HCD) projection of future statewide housing growth need, and the apportionment of this need of regional councils of governments throughout the State. As the region's designated COG, SCAG is the agency responsible for developing an allocation methodology to allocate the region's assigned share of statewide need to cities and counties by income level. This "fair share" allocation concept seeks to ensure that each jurisdiction accepts responsibility for the housing needs of its resident population, as well as the jurisdiction's forecasted share of regional housing growth across all income categories. Regional growth needs are defined as the number of units that would have to be added in each jurisdiction to accommodate the forecasted number of households, as well as the number of units that need to be added to compensate for anticipated demolitions and changes to achieve an ideal vacancy rate. SCAG defines a "household" as an occupied dwelling unit. The current RHNA cycle covers the planning period from October 2013 to October 2021. The housing construction need is determined for four broad household income categories: very low (households making less than 50 percent of area median income), low (50 to 80 percent of area median income), moderate (80 to 120 percent of area median income), and above moderate (more than 120 percent of area median income). The intent of the future needs allocation by income groups is to relieve the undue concentrations of very low-income and low-income households in a single jurisdiction and to help allocate resources in a fair and equitable manner. City of Tustin General Plan 2014-2021 Housing Element As required by State Housing Law, the City of Tustin must plan for its share of the region's new housing needs in four State -defined income categories by identifying an adequate supply of land zoned at appropriate densities to accommodate needs in each income category. The RHNA goals do not explicitly require the City to construct the identified housing need but rather seeks to ensure that the City has or plans to add policies, programs, and regulations that will accommodate new housing growth. The Housing Element examines the City's housing needs, as they currently exist, and forecasts future housing needs. It sets a housing plan for addressing the City's identified housing needs, constraints, and resources; including housing goals, policies, and programs. The Specific Plan's consistency with applicable housing goals and policies of the General Plan are addressed in Section 4.8, Land Use and Planning. To address the City's need for very low-income and low-income housing, the City must demonstrate that it has an adequate supply of land for the development of the housing. In terms of evaluating the adequacy of these sites to address the affordability targets established by the RHNA, Housing Element statutes provide for the use of "default densities" to assess affordability. Red Hill Avenue Specific Plan 4.10-2 Draft Program Environmental Impact Report Section 4.10 lation and Housing The City of Tustin General Plan 2014-2021 Housing Element was adopted on October 1, 2013. It identifies and addresses existing and forecasted housing needs, and articulates the City's official policies for: ■ Housing affordability ■ Rehabilitating substandard housing ■ Meeting the existing demand for new housing ■ Conserving the existing affordable housing stock 4.10.2 ENVIRONMENTAL SETTING The Specific Plan area's demographics are examined in the context of existing and forecasted population and housing for the City and the County. Demographic information used in this analysis include, but are not limited to, the City of Tustin General Plan 2014-2021 Housing Element, and demographic information from the California Department of Finance (DOF), the California Economic Development Department, the U.S. Census Bureau, and SCAG. Population According to the DOF E-5 City/County Population and Housing Estimates, Orange County has an estimated current population of 3,194,024 residents (DOF, 2017). The City has an estimated current population of 82,372 residents (DOF E-5, 2017). DOF population estimates are derived by multiplying the number of occupied housing units by the current persons per household. The persons per household estimates are based on 2010 Census benchmark data. Table 4.10-1, Orange County and Tustin Population Estimates: 2012-2040, shows population numbers for the County and City, as determined in the 2016 RTP/SCS prepared by SCAG which identifies population, households, and employment for 2012 and 2040. SCAG's forecasting is based on jurisdictions' existing land uses and general plan land uses. Population projections are calculated based on household growth and household size. As identified in the table, SCAG forecasted that the population in Orange County would grow by approximately 12.7 percent between 2012 and 2040. The City has an estimated current population of 82,372 residents (DOF E-5, 2017). According to the SCAG 2016 RTP/SCC Growth Forecast, the City is forecasted to have a population of 83,000 in 2040 which is a population increase of approximately 7.4 percent between 2012 and 2040. Tustin would experience slower population growth when compared to the County. Red Hill Avenue Specific Plan 4.10-3 Draft Program Environmental Impact Report Section 4.10 Population and Housing Housing As shown in Table 4.10-2, Orange County and Tustin Housing, Orange County has an estimated 1,083,563 housing units with an average of 3.05 persons per household (DOF, 2017). The DOF estimates housing units by adding new construction and annexations and subtracting demolitions, and adjusting for units lost or gained by conversions. Annual housing unit change data are supplied to the DOF by local jurisdictions and the U.S. Census Bureau. As reported by the DOF, the vacancy rate is a measure of the availability of housing in a community. It also demonstrates how well the types of units available meet the market demand. A low vacancy rate suggests that households may have difficulty finding housing within their price range; a high supply of vacant units may indicate either the existence of a high number of desired units, or an oversupply of units. The vacancy rate for housing in Orange County is estimated to be 4.9 percent (DOF, 2017). Table 4.10-2. Orange County and Tustin Housing (2017) Orange County.., 'Tustin Single -Family Homes: Attached and Detached 676,731 13,262 Multi -Family Homes: Two to more than Five Units 373,324 13,665 Mobile Homes 33,502 909 Total Housing Units 1,083,563 27,836 Vacancy Rate 4.9% 3.2% Persons per Household 3.05 3.04 Source: Department of Finance, Table 2: E-5, 2017. Table 4.10-3, Orange County and Tustin Household Estimates: 2012-2040, quantifies households as determined in the 2016 RTP/SCS prepared by SCAG. Household growth rates and household size are estimated by SCAG based on historical trends and the developable capacity from the local jurisdiction's general plan. Households in Orange County are forecasted to increase by approximately 13.6 percent between 2012 and 2040. The City has an estimated 27,836 housing units with an average of 3.04 persons per household (DOF, 2017). The vacancy rate for housing in the City is estimated to be 3.2 percent (DOF, 2017). Currently, there are 2 single-family and 19 multi -family residential units in the Specific Plan area. In 2012, the City had an estimated 25,600 households (Table 4.10-3). Households in Tustin are forecasted to increase by approximately 8.6 percent between 2012 and 2040. Red Hill Avenue Specific Plan 4.10-4 Draft Program Environmental Impact Report 'ruSTI N Section 4.10 WIR"M Population and Housing Nr01 fILI.AWN)r `,ri.msc nZ, SCAG determines total housing need for each community within the SCAG region based on three general factors: (1) the number of housing units needed to accommodate future population and employment growth; (2) the number of additional units needed to allow for housing vacancies; and (3) the number of very low, low, moderate, and above moderate income units needed in the community. Additional factors used to determine the RHNA include tenure, the average rate of units needed to replace housing units demolished, and other factors. The City's RHNA allocation for the 2014-2021 period is shown in Table 4.10-4, Tustin Regional Housing Needs Assessment Allocation: 2014-2021. The City is required to ensure that sufficient sites planned and zoned for housing are available to accommodate its need and to implement proactive programs that facilitate and encourage the production of housing commensurate with its housing needs. Table 4.10-4. Tustin Regional Housing Needs Assessment Allocation: 2014-2021 Income_ Level c Percent ofAMl � =RHNA- Percent-- Extremely Low,'- 0-30% 142 12% Very Low 31— <50% 141 11% Low 51-80% 195 16% Moderate 81-120% 224 18% Above Moderate >120% 525 43% Total 1,227 100% AMI = Area Median Income a. Pursuant to Government Code Section 65583(a)(1), City's share of extremely -low income units is 142 (50% of the total Very Low -Income new construction objective). Source: City of Tustin General Plan 2014-2021 Housing Element Employment As shown in Table 4.10-5, Orange County and Tustin Employment: 2012-2040, Orange County had 1,526,500 jobs in 2012. According to SCAG projections, jobs are forecasted to increase by nearly 24.4 percent between 2012 and 2040. The City of Tustin had 37,600 jobs in 2012 (Table 4.10-5). According to SCAG projections, jobs in the City are forecasted to increase by nearly 76.6 percent between 2012 and 2040. Jobs to Housing Balance SCAG states that "a balance between jobs and housing in a metropolitan region can be defined as a provision of an adequate supply of housing to house workers employed in a defined area (i.e., community or subregion). Alternatively, a jobs/housing balance can be defined as an adequate provision of Red Hill Avenue Specific Plan 4.10-5 Draft Program Environmental Impact Report Section 4.10 n and Housing employment in a defined area that generates enough local workers to fill the housing supply". Jobs and housing are considered in balance when a subregion has enough employment opportunities for most people who live there and enough housing opportunities for most of the people who work there. The jobs/housing balance is one indicator of a project's effect on growth and quality of life in a project area. SCAG uses the jobs/housing ratio to assess the relationship between housing and employment growth. Alternatively, the 2016-2040 RTP/SCS states "the imbalance of jobs and housing is considered a key contributor to traffic congestion and an impediment to environmental justice" (SCAG, 2016). According to SCAG, improvements in job -housing balance may result in a reduction of transportation congestion and related air quality problems (SCAG, 2016). Communities with more than 1.5 jobs per dwelling unit are considered job -rich and those with fewer than 1.5 jobs per dwelling unit are considered housing -rich. As identified in Table 4.10-6, lobs -Housing Balance for Tustin, Orange County, and SCAG Region, the jobs -to -housing balance is higher in Orange County compared to the SCAG region. Comparing the jobs - to -housing ratio between Orange County and the SCAG region as whole indicates a need for more housing growth in Orange County (City of Tustin, 2013). The jobs -to -housing ratio is highest in the City compared to Orange County and the SCAG region as a whole. Table 4.10-6. Jobs -Housing Balance for Orange County and Tustin 2040 Jobs 37,600 66,400 Housing Units 25,600 27,800 Jobs/Housing Ratio 1.47 2.39 Orange -County; 2012 = = - 2040 Jobs 1,526,500 1,898,900 Housing Units 999,500 1,135,300 Jobs/Housing Ratio 1.53 1.67 Source: SCAG RTP/SCS, 2016. 4.10.3 THRESHOLDS OF SIGNIFICANCE The following significance criteria are from the City of Tustin Environmental Checklist, The Specific Plan would result in a significant impact related to population and housing if it would: Threshold 4.10-1 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). As addressed in Section 1.5, Summary of Effects with No Impact, the City has determined that the Specific Plan would not have a significant impact on the following thresholds and that no further analysis is required in the Program EIR: ■ Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere. Red Hill Avenue Specific Plan 4.10-6 Draft Program Environmental Impact Report Section 4.10 Population and Housing ■ Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere. 4.10.4 ENVIRONMENTAL IMPACTS Threshold 4.10-1: Would the Specific Plan Project 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)? As discussed in Section 3.0, Project Description, the Specific Plan assumes 500 additional residential units in the Specific Plan area. Of the 500 units, 395 units would be allocated to the Specific Plan area north of 1-5 and 105 residential units would be allocated to the Specific Plan area south of 1-5 for a total of 500 additional residential units in the Specific Plan area. Population projections were developed based on a generation factor of 3.04 persons per household (DOF, 2017). While non-residential uses, including office uses, are proposed as part of the Specific Plan, it is unknown at this time how many square feet of retail and office uses would be developed. Employment projections assume 450 square feet (sf) of retail per employee, per SCAG's Employment Density Summary Report (SCAG, 2001). SCAG assumes 352 sf of office space per employee. Therefore, 450 sf was used in the calculations below. Population Based on 2017 estimates from the DOF, the City has an average household size of 3.04 persons. Assuming 3.04 persons per dwelling unit, the Specific Plan has the potential to generate 1,520 residents at buildout. The estimated population increase of 1,520 new residents is well within the forecasted population increase by SCAG for the City of Tustin of 5,700 residents between 2012 and 2040 (Table 4.10-1) and would represent approximately 26.6 percent of the expected growth. Housing SCAG forecasts 27,800 households in the City by 2040. The forecasted increase of households in the City between 2012 and 2040 is 2,200 households (Table 4.10-3). The increase of 500 units represents approximately 23 percent of the housing growth in the City during this time period. The City's Housing Element identifies vacant and underutilized properties within the Specific Plan area that are suitable for residential development. Table H-14 of the Housing Element identifies 13841 Red Hill Avenue as a vacant property suitable for residential development. Table H-15 identifies the property at 13742-13852 Red Hill Avenue as an existing retail shopping center that is underutilized and suitable for residential development. Employment The forecasted employment in the City by 2040 is 66,400 jobs (Table 4.10-5). The increase in employment in the City between 2012 and 2040 is forecasted to be 28,800 jobs. Implementation of the Specific Plan would generate both short-term (construction) and long-term jobs associated with development in the Specific Plan area including office and retail uses. Based on SCAG's estimate of employment density, which is the number of employees per square feet of building space, the Specific Plan is anticipated to create 722 new permanent employment opportunities which could include both full-time and part-time employment positions with varying salaries including minimum wage positions. The 722 jobs represent approximately 3 percent of the City's total forecasted increase in employment between 2012 and 2040. Red Hill Avenue Specific Plan 4.10-7 Draft Program Environmental Impact Report Section 4.10 Population and Housing Jobs to Housing Balance The jobs to housing balance is an indicator of a project's effect on growth and quality of life. The County's job to housing ratio in 2012 was 1.53, while the City's job to housing ratio in 2013 was 1.47 (Table 4.10-6). By 2040, the City is forecasted to become increasingly jobs -rich as a result of economic and demographic forces. Implementation of the Specific Plan would provide housing and employment, and would benefit the overall City jobs to housing ratio. Buildout of the Specific Plan has a job to housing ratio of 1.44 because an estimated 722 jobs and 500 residential units would be added. This is consistent with existing jobs and housing opportunities in the City. In summary, the Specific Plan's population, housing, and employment growth are within the overall projections for the City and the County. Based on the above -noted significance criteria, the increase in population, housing, and employment would be less than significant. Impact Summary: Threshold 4.1-1: Less Than Significant. The Specific Plan's population, housing, and employment growth are within overall SCAG projections for the City of Tustin. 4.10.5 CUMULATIVE IMPACTS The prior analysis addresses potential impacts in the context of cumulative population, housing and employment growth in the City, County, and SCAG region. Potential impacts are assessed relative to the City's General Plan and regional plans, including SCAG's 2016 RTP/SCS population, housing, and employment projections. SCAG regional growth projections reflect recent and past trends, key demographic and economic assumptions and include local and regional policies. Local justifications participate in the growth forecast development process (SCAG, 2016). Environmental review is required for individual projects located in the City, in the County, and the SCAG region in order that the potential impacts of each project may be assessed. Project -specific measures would be required, as needed, to reduce significant impacts. Additionally, the Specific Plan area is in a developed area of the City; implementation of the Specific Plan would not extend infrastructure that would induce unanticipated population growth, and would therefore not combine with other related projects to contribute to a cumulative impact with respect to population growth. In summary, implementation of the Specific Plan—when combined with past, present and reasonably foreseeable future projects—would not cumulatively contribute to significant adverse cumulative impacts to population, housing, or employment. Impacts would be less than significant. 4.10.6 MITIGATION PROGRAM Standard Conditions No standard conditions are applicable to the Specific Plan. Mitigation Measures No mitigation is required. Red Hill Avenue Specific Plan 4.10-8 Draft Program Environmental Impact Report Section 4.10 Population and Housing 4.10.7 LEVEL OF SIGNIFICANCE AFTER MITIGATION PROGRAM The Specific Plan's increase in population, housing, and employment would be within regional projections. No significant impact would occur. Red Hill Avenue Specific Plan 4.10-9 Draft Program Environmental Impact Report Section 4.10 Population and Housing This page intentionally left blank. Red Hill Avenue Specific Plan 4.10-10 Draft Program Environmental Impact Report Section 4.11 Public Services RAN 4.11 Public Services This Section describes existing public services for the Red Hill Avenue Specific Plan area and identifies and addresses potential impacts related to fire protection, police protection, public schools, and library services. 4.11.1 FIRE PROTECTION AND EMERGENCY MEDICAL SERVICES Regulatory Setting California Fire Code The 2016 California Fire Code (CCR Title 24 Part 9) sets forth -requirements including those for building materials and methods pertaining to fire safety and life safety, fire protection systems in buildings, emergency access to building, handling, and storage of hazardous materials. City of Tustin Fire Code The 2016 California Fire Code sets forth requirements including those for building materials and methods pertaining to fire safety and life safety, fire protection systems in buildings, emergency access to buildings, and handling and storage of hazardous materials. The City Tustin adopted the 2016 California Fire Code with certain amendments, additions, and deletions, as Article 8, Chapter 1, Section 8104 of the Tustin City Code. City of Tustin General Plan Public Safety Element The purpose of the Public Safety Element is to identify and address those natural or man-made characteristics which exist in or near the City which represent a potential danger to the safety of the citizens, sites, structures, public facilities, and infrastructure. The Element establishes policies to minimize the danger to residents, workers, and visitors, and identifies actions needed to deal with crisis situations. The Public Safety Element specifically addresses flooding; seismically induced conditions including surface rupture, ground shaking, ground failure, and seiche; slope instability leading to mudslides and landslides; subsidence and other geologic hazards; wildland/urban interface fires; and evacuation routes. The Specific Plan's consistency with applicable General Plan safety goals and policies is provided in Section 4.8, Land Use and Planning. Environmental Setting The Orange County Fire Authority (OCFA) is a regional fire service agency that serves 23 cities in Orange County and all unincorporated areas. The OCFA protects over 1,680,000 residents from its 71 fire stations located throughout Orange County. The OCFA consists of 7 divisions, 9 battalions, 71 fire stations, 951 firefighters, 6 executive chiefs, and 248 professional staff members. OCFA Reserve Firefighters work 10 stations throughout Orange County. In addition, the OCFA has 192 authorized reserve firefighters. Response times in the City vary based on the level of emergency; however, the response time goal is for the first unit to arrive on scene in 5 minutes from receipt of the call, 90 percent of the time. Table 4.11-1, OCFA Fire Stations in Tustin, identifies the three fire stations within the City; their locations are depicted in Exhibit 4.11-1, OCFA Fire Stations in Tustin. OCFA also operates an Emergency Medical Services Section that manages the delivery of medical services by OCFA emergency medical technicians and paramedics. Red Hill Avenue Specific Plan 4.11-1 Draft Program Environmental Impact Report Section 4.11 Public Services Table 4.11-1 OCFA Fire Stations in Tustin J Thresholds of Significance The following significance criteria are from the CEQA Guidelines Appendix G. Implementation of the Specific Plan would result in a significant effect on the environment if it would: Threshold 4.11-1 Result in substantial 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 fire protection. Environmental Impacts The Specific Plan would allow for an increase of up to 500 additional dwelling units, and 325,000 sf of additional non-residential uses. This increase in residential units would incrementally increase the demand for fire apparatus, equipment, performance, and personnel. According to the General Plan, the response time goal for the first unit to arrive on scene is 5 minutes from receipt of the call, 90 percent of the time. The City Has three fire stations of which two are within 0.5 mile of the Specific Plan area: Station Number 21 and Station Number 37. All new development would be required to comply with the existing International Fire Code and California Fire and Building Codes in the California Health and Safety Code. The California Fire Code is adopted as Article 8, Chapter 1, Section 8100 (Building and Construction Codes Adopted by Reference) as part of the Building Regulations, of the Tustin City Code. In addition, as a standard condition of approval, future development projects would be required to prepare a Fire Master Plan, required by OCFA, prior to the issuance of a building permit (SC 4.11-1). A Fire Master Plan identifies standard design features, including minimum fire engine access, fire flow requirements, and building construction standards. Fire flow requirements are based upon building size and building construction type. Building construction standards include the use of fire retardant roofing materials. Compliance with all applicable Federal, State, and local regulations would preclude potential impacts to fire protection service. Red Hill Avenue Specific Plan 4.11-2 Draft Program Environmental Impact Report 3 fire captains Medic 21 Station 21 1241 Irvine Boulevard 3 fire apparatus engineers Engine 21 9 firefighters Engine 21 3 fire captains Paramedic Station 37 15011 Kensington Park Drive 3 fire apparatus engineers Assessment Unit 3 firefighters Engine 37 3 battalion chiefs 3 fire captains Medic Engine 43 Station 43 11490 Pioneer Way 3 fire apparatus engineers Battalion 3 6 firefighters Source: OCFA Operations Division 4 Directory. Thresholds of Significance The following significance criteria are from the CEQA Guidelines Appendix G. Implementation of the Specific Plan would result in a significant effect on the environment if it would: Threshold 4.11-1 Result in substantial 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 fire protection. Environmental Impacts The Specific Plan would allow for an increase of up to 500 additional dwelling units, and 325,000 sf of additional non-residential uses. This increase in residential units would incrementally increase the demand for fire apparatus, equipment, performance, and personnel. According to the General Plan, the response time goal for the first unit to arrive on scene is 5 minutes from receipt of the call, 90 percent of the time. The City Has three fire stations of which two are within 0.5 mile of the Specific Plan area: Station Number 21 and Station Number 37. All new development would be required to comply with the existing International Fire Code and California Fire and Building Codes in the California Health and Safety Code. The California Fire Code is adopted as Article 8, Chapter 1, Section 8100 (Building and Construction Codes Adopted by Reference) as part of the Building Regulations, of the Tustin City Code. In addition, as a standard condition of approval, future development projects would be required to prepare a Fire Master Plan, required by OCFA, prior to the issuance of a building permit (SC 4.11-1). A Fire Master Plan identifies standard design features, including minimum fire engine access, fire flow requirements, and building construction standards. Fire flow requirements are based upon building size and building construction type. Building construction standards include the use of fire retardant roofing materials. Compliance with all applicable Federal, State, and local regulations would preclude potential impacts to fire protection service. Red Hill Avenue Specific Plan 4.11-2 Draft Program Environmental Impact Report Section 4.11 Public Services This page intentionally left blank. Red Hill Avenue Specific Plan 4.11-4 Draft Program Environmental Impact Report TIN Section 4.11 'st Public Services Impact Summary: Threshold 4.11-1: Less Than Significant. Development within the Specific Plan area can be adequately served by the OCFA. Cumulative Impacts The geographic area for cumulative analysis of fire protection services is the service territory for OCFA. Orange County cities and unincorporated areas continue to develop and, in many cases, intensify development, resulting in residential and employment population increases and associated increases in the demand for public services, including fire protection and emergency medical services. The contribution of these projects to area growth is reflected in Tustin projections and has been accounted for in long-range planning efforts on behalf of the County, City, and the agencies providing public services to the area. New residents in the Specific Plan area are expected to increase demand for fire protection services. Future developments would be required to prepare a Fire Master Plan, required by OCFA prior to the issuance of a building permit. In addition, compliance with the existing regulations and standard conditions would ensure adequate access within the Specific Plan area, which further ensures the adequate provision of fire protection and emergency services to residents. Therefore, the Specific Plan's increased demand for fire protection services would not result in significant cumulative impacts. Mitigation Program Standard Conditions and Requirements SC 4.11-1 Prior to the issuance of any grading or building permits for any development project under the Red Hill Avenue Specific Plan, the applicant shall submit a Fire Master Plan to the Orange County Fire Authority for review. Payment of fees and Fire Master Plan approval shall be obtained prior to the issuance of grading or building permits. Mitigation Measures No mitigation measures are required relative to fire protection services. Level of Significance After Mitigation Program With implementation of the Mitigation Program set forth in the Program EIR, no significant fire protection and emergency services are anticipated. 4.11.2 LAW ENFORCEMENT SERVICES Regulatory Setting City of Tustin General Plan Public Safety Element The Specific Plan's consistency with applicable General Plan safety goals and policies is provided in Section 4.8, Land Use and Planning, of this Program EIR. Environmental Setting The Tustin Police Department enforces local, State, and Federal laws and provides police service to the City. The Police Department provides emergency police response, non -emergency police response, routine police patrol, traffic violation enforcement, traffic accident investigation, animal control, and Red Hill Avenue Specific Plan 4.11-5 Draft Program Environmental Impact Report Section 4.11 Public Services 11 -Mill H AN parking code enforcement. Its mission is to make the City and its neighborhoods the most livable and safest in the State by incorporating the components of Community Governance into its daily strategies and activities. Headquartered at 300 Centennial Way, the Police Department has approximately 100 sworn officers and 55 Civilian Support Personnel. The Police Department works in partnership with other City departments, the residential and business community and other governmental and non-profit agencies to reduce crime, provide a sense of safety and security and improve the quality of life for those who visit, live, and work in Tustin. At this time, there are no specific plans for expansion of police facilities or addition of staff or equipment inventory (Tustin Police Department, 2017). With a population of 82,700 residents in 2016, the ratio of officers to residents is approximately 1.21 officers per 1,000 residents. The Police Department received 100,764 calls in 2016, 24,017 of those being 9-1-1 calls. According to the General Plan, Police Department's goal response time for emergency calls is 3.5 minutes and 13 minutes for non -emergency calls (Tustin Police Department 2015 and 2016 Biennial Report). Thresholds of Significance The following significance criteria is from CEQA Guidelines Appendix G. The Specific Plan would result in a significant impact on the environment if it would: Threshold 4.11-2 Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically J 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 police protection. Environmental Impacts General Plan Land Use Goal 3 provides that new developments are compatible with surrounding land uses in the community, including availability of public facilities. Specific Plan implementation would introduce new residential and commercial uses and increase population. Buildout of the Specific Plan would allow for up to 500 additional dwelling units, 325,000 additional sf of non-residential space, and generate an estimated 1,520 new residents and 722 new employees. Based on the City's current ratio of officers to residents (1.21 officers per 1,000), at buildout of the Specific Plan would result in the need for one additional police officer. The Police Department currently provides police services within the Specific Plan area. Although the Specific Plan would incrementally increase the demand for City police protection services, this demand would not be expected to require the construction of new facilities or the expansion of existing facilities. The Police Department's operating budget is generated through tax revenues, penalties and service fees, and allowed government assistance. Facilities, personnel, and equipment expansion and acquisition are tied to the City budget process and tax -base expansion. Tax -base expansion from development within the Specific Plan area would generate funding for the police protection services. No significant impacts are anticipated. Red Hill Avenue Specific Plan 4.11-6 Draft Program Environmental Impact Report Section 4.11 Public Services Impact Summary: Threshold 4.11-2: Less Than Significant. The Specific Plan can be served by the Tustin Police Department without adverse effects on police services. Cumulative Impacts The geographic area for cumulative analysis of police services is the service territory for Tustin Police Department. The Police Department's operating budget is primarily generated through tax revenues and fees collected from penalties and requested services. Increased property and sales tax from future projects would increase the City's General Fund in rough proportion to population increases, providing funding for any improvements necessary to maintain adequate police protection facilities, equipment, and/or personnel. Consequently, although the cumulative demand for police services would incrementally increase over time, the addition of new officers and equipment to serve the demand is not likely to result in any significant adverse cumulative impacts associated with the construction of new facilities or the alteration of existing facilities. Moreover, should any new or altered facilities be required in the future, these facilities would be subject to separate CEQA review. Consistent with the findings of the City of Tustin General Plan EIR, the Police Department has the projected resources to increase the supply of law enforcement services to Tustin with no significant effects expected in meeting the additional demands for protection and maintaining acceptable service levels. No cumulative impacts would result. Mitigation Program Standard Conditions and Requirements No standard conditions are applicable to the Specific Plan. Mitigation Measures No mitigation measures are required to reduce impacts to law enforcement services. Level of Significance After Mitigation The proposed Project's impact on law enforcement services would be less than significant. 4.11.3 SCHOOLS Regulatory Setting California State Assembly Bill 2926: School Facilities Act of 1986 To assist in providing school facilities to serve students generated by new development, Assembly Bill (AB) 2926 was enacted in 1986 and authorized a levy of impact fees on new residential, commercial, and industrial development. The bill was expanded and revised in 1987 through the passage of AB 1600, which added Sections 66000 et seq. to the Government Code. Under this statute, payment of impact fees by developers serve as CEQA mitigation to satisfy the impact of development on school facilities. Senate Bill 50 Senate Bill (SB) 50 (1998), which is funded by Proposition 1A, limits the power of cities and counties to require mitigation of developers as a condition of approving new development and provides instead for a standardized fee. SB 50 generally provides for a 50/50 State and local school facilities match. SB 50 also Red Hill Avenue Specific Plan 4.11-7 Draft Program Environmental Impact Report Section 4.11 Public Services provides for three levels of statutory impact fees. The application level depends on whether State funding is available; whether the school district is eligible for State funding; and whether the school district meets certain additional criteria involving bonding capacity, year-round schools, and the percentage of moveable classrooms in use. California Government Code Sections 65995-65998 sets forth provisions to implement SB 50. Specifically, in accordance with Section 65995(h), the payment of statutory fees is "deemed to be full and complete mitigation of the impacts of any legislative or adjudicative act, or both, involving, but not limited to, the planning, use, or development of real property, or any change in governmental organization or reorganization ... on the provision of adequate school facilities." The applicable school district is responsible for implementing the specific methods for mitigating school impacts under the Government Code. Pursuant to Government Code Section 65995(1), "A state or local agency may not deny or refuse to approve a legislative or adjudicative act, or both, involving, but not limited to, the planning, use, or development of real property, or any change in governmental organization or reorganization as defined in Section 56021 or 56073 on the basis of a person's refusal to provide school facilities mitigation that exceeds the amounts authorized pursuant to this section or pursuant to Section 65995.5 or 65995.7, as applicable." California Education Code Section 17620(a)(1) states that the governing board of any school district is authorized to levy a fee, charge, dedication, or other requirement against any construction within the boundaries of the district, for the purpose of funding the construction or reconstruction of school facilities. City of Tustin General Plan Land Use Element The Land Use Element of the City of Tustin General Plan includes goals and policies related to public facilities and services that are applicable to the Specific Plan Project. The purpose of the Land Use Element is to describe present and planned land use activity, and to address issues concerning the relationship between land uses and environmental quality, potential hazards, and social and economic objectives. The Specific Plan's consistency with applicable public service goals and policies of the General Plan are addressed in Section 4.8, Land Use and Planning. Tustin City Code The Tustin City Code identifies land use categories, development standards, and other general provisions that ensure consistency between the City's General Plan and proposed development projects. Article 9, Chapter 3, Part 3, Section 9331A (Interim School Facilities) discusses that new development within the attendance area of an impacted school would be required as a condition of approval, either to dedicate land, pay fees in lieu thereof, or a combination of both, in accordance with the provisions of Section 65974 of the Government Code. Environmental Setting The City is served by the Tustin Unified School District (School District) and several private schools. The School District has 18 elementary schools, 6 middle schools, K-8 Online Center, 3 comprehensive high Red Hill Avenue Specific Plan 4.11-8 Draft Program Environmental Impact Report Section 4.11 Public Services schools, 1 adult school, and 1 continuation high school. There are over 24,000 students in the School District. The nearest elementary schools to the Specific Plan area are Benjamin Beswick Elementary School located at 1362 Mitchell Avenue, and Marjorie Veeh Elementary School located at 1701 San Juan Street. The nearest middle school is C.E. Utt Middle School, located at 13601 Browning Avenue. Tustin High School is located at 1171 EI Camino Real. ■ Benjamin Beswick Elementary School (Kindergarten [K] through 5th grade) is located at 1362 Mitchell Avenue, west of Red Hill Avenue. The school had a pupil -teacher ratio of just over 26 students to 1 teacher in the 2014-2015 school year, with 598 students in the 2016-2017 school year (Ed -Data, 2017a). ■ Marjorie Veeh Elementary School (K through 5th grade) is located at 1701 San Juan Street, southeast of Red Hill Avenue. The school had a pupil -teacher ratio of just over 25 students to 1 teacher in the 2014-2015 school year, with 422 students in the 2016-2017 school year (Ed -Data, 2017b). ■ C.E. Utt Middle School (6th through 8th grade) is located at 13601 Browning Ave, southeast of Red Hill Avenue between San Juan Street and Bryan Avenue. The school had a pupil -teacher ratio of 30 students to 1 teacher in the 2014-2015 school year, with 991 students in the 2016-2017 school year (Ed -Data, 2017c). ■ Tustin High School (911 through 12' grade) is located at 1171 EI Camino Real, west of Red Hill Avenue and adjacent to the Specific Plan area. The high school had a pupil -teacher ratio of 31 students to 1 teacher in the 2014-2015 school year, with 2,316 students in the 2016-2017 school year (Ed -Data, 2017d). Thresholds of Sienificance The following significance criteria are from CEQA Guidelines Appendix G. Implementation of the Specific Plan would result in a significant impact on the environment if it would: Threshold 4.11-3 Result in substantial 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 schools. Environmental Impacts Student generation rates are used by school districts to estimate the number of students generated by new development in order to determine whether existing school facilities would be adequate for future student enrollment. As identified in Table 4.11-2, Student Generation Rates for Tustin Unified School District, using these student generation rates, the Specific Plan buildout of 500 dwelling units would introduce approximately 146 students into the attendance area of the School District. Red Hill Avenue Specific Plan 4.11-9 Draft Program Environmental Impact Report Section 4.11 Public Services School funding comes predominantly from Federal, State, and local contributions, such as business and personal income taxes, sales tax, and property tax. In accordance with Government Code Section 65995 and the Tustin City Code, the School District requires all new development to pay fees to help offset the effects to school facilities from new residential, commercial, and industrial development. Fees are collected by the School District at the time of issuance of building permits. As stated in Government Code Section 65995(h), "The payment or satisfaction of a fee, charge, or other requirement levied or imposed ...are hereby deemed to be full and complete mitigation of the impacts of any legislative or adjudicative act, or both, involving, but not limited to, the planning, use, or development of real property, or any change in governmental organization or reorganization ...on the provision of adequate school facilities." Payment of these fees would offset impacts from increased demand for school services associated with development in the Specific Plan area by providing an adequate financial base to construct and equip new and existing schools. Overall, the School District would be able to provide adequate school facilities for the projected students and payment of impact fees would ensure that impacts are offset and remain less than significant. Impact Summary: Threshold 4.11-3: Less Than Significant. Compliance with mandated fee program would preclude significant impacts to the Tustin Unified School District. Cumulative Impacts Sponsors of all past projects since the passage of SB 50, all present projects, and reasonably foreseeable future projects would be required to pay school impact fees established to offset potential impacts on school facilities. Payment of these fees is considered to be full and complete mitigation of school impacts. Therefore, although the Specific Plan and other past, present, and reasonably foreseeable future projects could result in additional students and the need for additional facilities, payment of the fees mandated under SB 50 is the mitigation measure prescribed by the statute, and payment of the fees is deemed full and complete mitigation. The cumulative impact of the Project, considered with past, present and reasonably foreseeable future projects, with respect to schools, would be less than significant. Mitigation Program Standard Conditions and Requirements SC 4.11-3 Pursuant to Section 65995 of the California Government Code, prior to the issuance of building permits for any development projects under the Red Hill Avenue Specific Plan, Red Hill Avenue Specific Plan 4.11-10 Draft Program Environmental Impact Report TUST1 N Section 4.11 01 Public Services "01110 wrNur MOM M; FI. A, the applicant shall pay developer fees to the Tustin Unified School District; payment of the adopted fees would provide full and complete mitigation of school impacts. SC 4.11-4 New development under the Red Hill Avenue Specific Plan shall be subject to the same General Obligation bond tax rate as already applied to other properties within the Tustin Unified School District for Measure G (approved in 2008) based upon assessed value of the residential and commercial uses. Mitigation Measures No mitigation measures are required to reduce impacts to schools. Level of Significance After Mitigation With implementation of the Mitigation Program, no significant impacts to schools would occur. 4.11.4 LIBRARY FACILITIES Regulatory Setting City of Tustin General Plan Land Use Element The Land Use Element of the City of Tustin General Plan includes goals and policies related to public facilities and services that are applicable to the Specific Plan Project. The purpose of the Land Use Element is to describe present and planned land use activity, and to address issues concerning the relationship between land uses and environmental quality, potential hazards, and social and economic objectives. The Specific Plan's consistency with applicable public service goals and policies of the General Plan are addressed in Section 4.8, Land Use and Planning. Tustin City Code The Tustin City Code identifies land use categories, development standards, and other general provisions that ensure consistency between the City's General Plan and proposed development projects. Article 9, Chapter 3, Part 3, Section 9331 discusses that sub -dividers may be required to reserve sites, appropriate in area and location, for parks, recreational facilities, fire stations, libraries, or other public uses. Environmental Setting The Orange County Public Library has 33 libraries throughout the County, one of which is in Tustin; the Tustin Branch Library is located at 345 E. Main Street. The Growth Management Element of the Orange County General Plan outlines the County's standards for library service. These goals are one 10,000 - square foot branch library facility per 50,000 residents, or, if appropriate, one 15,000 -square -foot regional library per 75,000 residents. Tustin Library is a 32,000 square -foot library with a book capacity of 209,000 volumes. According to the Department of Finance (DOF) 2017 estimates, the City has a population of 82,372 people (DOF, 2017). Thresholds of Significance The following significance criteria are from CEQA Guidelines Appendix G. Implementation of the Specific Plan would result in a significant impact on the environment if it would: Red Hill Avenue Specific Plan 4.11-11 Draft Program Environmental Impact Report Section 4.11 Public Services Threshold 4.11-4 Result in substantial 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 library services. Environmental Impacts The buildout of the Specific Plan is anticipated to generate approximately 1,520 residents and 722 employees, thereby incrementally increasing the demand for library services. Future residents within the Specific Plan area are anticipated to primarily use the Tustin Library. The existing library space, collections, and programs provided are considered adequate for the existing residents, and the proposed future development would have a nominal impact on library services. The Tustin Library would continue to meet the County's standard for library size with buildout of the Specific Plan. Overall, impacts related to implementation of the Specific Plan to library services would be less than significant. Impact Summary: Threshold 4.11-4: less Than Significant. The new residents generated by implementation of the Specific Plan would nominally increase the demand on library services. The Tustin Library would continue to meet the County's standard for library size with buildout of the Specific Plan and impacts would be less than significant. Cumulative Impacts Based on the EIR's significance criteria, cumulative impacts would result if the implementation of the Specific Plan, in combination with past, present, and reasonably foreseeable future development, may require additional library facilities. Implementation of the Specific Plan would not create a need for new or expanded library facilities. Developers and reasonably foreseeable future projects would be required to reserve land or pay development fees established for public improvements and facilities associated with public libraries and public parks. Overall, cumulative impacts on library services would be less than significant. Mitigation Program Standard Conditions and Requirements No standard conditions are applicable to the Specific Plan. Mitigation Measures No mitigation measures are required to reduce impacts to library facilities. Level of Significance After Mitigation No significant impacts on libraries would occur. 4.11.5 PARKS Please refer to Section 4.12, Recreation, of this Program EIR. Red Hill Avenue Specific Plan 4.11-12 Draft Program Environmental Impact Report TUSTIN Section 4.12 �€ Recreation RIO OILLAWNUC 4.12 Recreation This EIR Section describes the availability of and anticipated demand on parks and recreation opportunities proximate to the Specific Plan area, and identifies and addresses potential impacts from implementation of the Specific Plan related to recreational facilities. 4.12.1 REGULATORY SETTING State of California Quimby Act The Quimby Act of 1975, (California Government Code § 66477), commonly called the "Quimby Act," allows a city or county to pass an ordinance that requires, as a condition of approval of a subdivision, either the dedication of land, the payment of a fee in lieu of dedication, or a combination of both for park and recreational purposes. It allows cities and counties to require a maximum parkland dedication standard of 3 acres of parkland per 1,000 residents for new subdivision development unless the jurisdiction can demonstrate that the amount of existing neighborhood and community parkland exceeds that limit. In accordance with Section 66477, a jurisdiction may establish a parkland dedication standard based on its existing parkland ratio, provided required dedications do not exceed 5 acres per 1,000 persons. Regional and Local City of Tustin General Plan Open Space/Conservation/Recreation Element The City of Tustin General Plan identifies policies in the Open Space/Conservation/Recreation Element related to its Parks and Open Space System. Specifically, the General Plan Element identifies planned park and recreation facilities designed to support the recreational needs of the City's population. The Open Space/Conservation/Recreation Element establishes a parkland standard of 3 acres of usable parkland per 1,000 residents, unless an alternative ratio is established in an adopted Specific Plan, Development Agreement, or any other applicable agreement. Up to 1.5 acres per 1,000 residents can be provided through school recreation areas that are open to the public. The Specific Plan's consistency with applicable goals and policies of the General Plan are addressed in Section 4.8, Land Use and Planning. Tustin City Code Tustin City Code Article 9, Chapter 3, Part 3, Section 9331.d (Parkland Dedication) discusses parkland dedications and development fees for subdivisions. To adhere to the policies and standards for parks and recreational facilities set forth in the General Plan Open Space/Conservation/Recreation Element, project proponents may dedicate land or pay a fee in lieu or a combination of both. A park fee is required when there is no public park or recreational facility required within the proposed subdivision; the subdivision is less than 50 parcels; or the project is a conversion of an existing apartment complex to multiple -owner occupancy. For subdivisions of 50 parcels or less, a project proponent may pay a fee in lieu of land dedication. The Tustin City Code permits the voluntary dedication of land for park and recreation purposes in subdivisions of 50 parcels or less. Dedication of land may be required by the City for a condominium, stock cooperative, or community apartment project which exceeds 50 dwelling units, regardless of the number of parcels. The land and fees must be used "only for the purpose of providing Red Hill Avenue Specific Plan 4.12-1 Draft Program Environmental Impact Report Section 4.12 Recreation park and recreational facilities to serve the area from which received, and the location of the land and amount of fees shall bear a reasonable relationship to the use of the park and recreational facilities by the future inhabitants of the subdivision, the community, and the general area from which it is received." 4.12.2 ENVIRONMENTAL SETTING Regional The Orange County Parks and Recreation Department (OC Parks) operates and maintains 39,000 acres of regional park facilities and open space. The Orange County Parks Strategic Plan (October 2007) notes that regional resources include 32,000 acres in 25 urban and wilderness parks, 7 miles of beaches and coastal facilities, 7 regional historic sites and parks, archeological and paleontological collections, 7,000 acres of open space lands, and 230 miles of regional riding and hiking trails. Regional County recreational facilities near the Specific Plan area include Peters Canyon Regional Park, located approximately four miles to the north, and Mason Regional Park, approximately six miles to the south. Local The City of Tustin Parks and Recreation Department operates and maintains approximately 113.5 acres of park and recreation facilities, inclusive of approximately 106.7 -acres of existing public park, as identified in Table 4.12-1, City of Tustin Parks. Additionally, the Tustin Legacy Linear Park is under construction, and the Veterans Sports Park at Tustin Legacy is expected to start construction in 2018. The Tustin Legacy Specific Plan identifies 33 acres of existing parks and an additional 230 acres of future parks to be developed within its boundaries (Tustin Legacy Specific Plan, 2017). Typical of older communities that were established prior to the establishment of parkland requirements, the Open Space/ Conservation/ Recreation Element of the General Plan has identified a parkland deficiency. The City's General Plan categorizes the different types of parks based on size and amenities. The General Plan identifies the following types of parks: Parkettes: Parkettes are small, passive, local parks, generally less than one acre in size. They usually feature play apparatus, paved areas, benches, and landscape treatment. They may also feature children's play areas, quiet game areas, and sports activities such as multi-purpose courts, if space allows. Neighborhood Park: All neighborhood parks should contain some area for active recreation depending on the size of the park. A neighborhood park site also needs to include amenities such as trees, shrubs, groundcover, turf areas, benches, trash receptacles, picnic tables, shade structures, and paved or decomposed -granite trails. The standard minimum size is three acres. Community Park: Community parks are intended to serve an approximate population of 10,000 persons. Community parks should contain space for active recreational facilities such as game fields, game courts, swimming pools or aquatic center, and play areas as well as community centers, on-site parking, restrooms, and picnic areas. Red Hill Avenue Specific Plan 4.12-2 Draft Program Environmental Impact Report TUSTIN Section 4.12 Rg Recreation RCI) IIIU. AMITE 'PLOW TIAN School Playgrounds/Joint Agreements: The City includes school recreational facilities in which the City has a joint use agreement with the School District to meet the overall standard of 3 acres per 1,000 population. Table 4.12-1. City of Tustin Parks McFadden — Picnic Shelter, Sand Volleyball Pit, Pine Tree Park 1402 Bryan Adjacent 4.2 Playground Equipment, Restrooms Parkette Shaded Picnic Area, Frisbee Golf Course, Frontier Park 1400 Mitchell Ave. 0.1 mile 4.5 Outdoor Fitness Equipment, Playground Park 2274 Fig Tree Dr. 0.9 mile 4.2 Equipment, Water Feature Play Area, Restrooms Camino Real 13602 Parkcenter Ln. 0.7 mile 4.3 Picnic Shelter, Stage, Basketball Court Park 230 W. 1st St. 1.0 mile 5.5 (unlit), Playground Equipment, Restrooms Shaded Picnic Area, Sand Volleyball Pit, 2 Centennial Park 14722 Devonshire Ave. 0.8 mile 8.0 Half -Court Basketball Courts (unlit), Heritage Park 2350 Kinsman Circle 1.1 miles 5.0 Horseshoe Pit, Playground Equipment, Restrooms McFadden — Pasadena 17092 Medallion Ave. 0.9 mile 0.4 Playground and Climbing Structure Parkette Magnolia Tree Picnic Shelter, 3 Tennis Courts (lighted), Park 2274 Fig Tree Dr. 0.9 mile 4.2 Half -Court Basketball Court, Playground Equipment, Restrooms Picnic Shelter, Horseshoe Pit, Youth Peppertree Park 230 W. 1st St. 1.0 mile 5.5 Softball Diamond, On-site Parking, Restrooms Shaded Group Picnic Areas, Youth Roller Heritage Park 2350 Kinsman Circle 1.1 miles 5.0 Hockey Rink, Basketball Courts, Playground Equipment, Restrooms Picnic Shelter, 4 Softball Diamonds Columbus 14712 Prospect Ave. 1.1 miles 13.0 (lighted), Universally Accessible Tustin Park Playground Equipment, 4 Tennis Courts (lighted), On-site Parking, Restrooms Laurel Glen Playground Equipment, Fitness Stations, Park 13301 Myford Rd. 1.2 miles 3.0 X -mile Walking/Running Path, Minimal On -street Parking, Restrooms Picnic Shelter, 6 Tennis Courts (lighted), 2 Basketball Courts (lighted), Playground Tustin Sports 12850 Robinson Dr. 1.7 miles 20.0 Equipment, Food Concession, Multi -use Park Trail, 3 Ball Diamonds (lighted), 2 Multi- use Play Fields, On-site Parking, Restrooms Picnic Shelter, Playgrounds, Reflection Victory Park 3300 Park Ave. 2.1 miles 4.8 Area, Large Turf Area, On-site Parking, Restrooms Red Hill Avenue Specific Plan 4.12-3 Draft Program Environmental Impact Report Section 4.12 Recreation Table 4.12-1. City of Tustin Parks Picnic Shelter, Playground Equipment, Pioneer Road 10250 Pioneer Rd. 3.9 miles 3.1 Half -Court Basketball Courts, Grass Park Volleyball Court, Barbeque, Walking Trail, Water Feature Play Area, Restrooms a. From approximate mid -point of the Specific Plan area (shortest distance). Source: http://www.tustinca.org/depts/parks/Info/default.asp., 2018. 4.12.3 THRESHOLDS OF SIGNIFICANCE The following significance criteria are from CEQA Guidelines Appendix G. Implementation of the Specific Plan would result in a significant impact on the environment if it would: Threshold 4.12-1 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. Threshold 4.12-2 Include recreational facilities or requires the construction or expansion of recreational facilities which might have an adverse physical effect on the environment. 4.12.4 ENVIRONMENTAL IMPACTS Threshold 4.12-1: Would implementation of the Specific Plan 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? Threshold 4.12-2: Would implementation of the Specific Plan include recreational facilities or requires the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? The Specific Plan area would have an estimated buildout of approximately 500 additional residential units (primarily integrated mixed-use development) and 325,000 additional square feet of non-residential uses. At buildout, the Specific Plan could generate approximately 1,520 new residents and 722 new employees in addition to approximately 64 existing residents (based on 3.04 persons per unit) and 659 existing Red Hill Avenue Specific Plan 4.12-4 Draft Program Environmental Impact Report Picnic Shelter, Playground Equipment, Citrus Ranch Walking Trail, Hilltop Gazebo, Lemon Tree Park 2910 Portola Pkwy 2.6 miles 17.0 Orchard, Plaza Area, 8 Picnic Pods with Barbeques, On -Site Park, Restrooms Picnic Shelter, Nature Trail and Regional Trail Access, 2 Half -Court Basketball Cedar Grove 11385 Pioneer Rd. 2.8 miles 9.7 Courts (lighted), Interpretive Displays, Park Outdoor Fitness and Playground Equipment, Amphitheater, On-site Parking, Restrooms Picnic Shelter, Playground Equipment, Pioneer Road 10250 Pioneer Rd. 3.9 miles 3.1 Half -Court Basketball Courts, Grass Park Volleyball Court, Barbeque, Walking Trail, Water Feature Play Area, Restrooms a. From approximate mid -point of the Specific Plan area (shortest distance). Source: http://www.tustinca.org/depts/parks/Info/default.asp., 2018. 4.12.3 THRESHOLDS OF SIGNIFICANCE The following significance criteria are from CEQA Guidelines Appendix G. Implementation of the Specific Plan would result in a significant impact on the environment if it would: Threshold 4.12-1 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. Threshold 4.12-2 Include recreational facilities or requires the construction or expansion of recreational facilities which might have an adverse physical effect on the environment. 4.12.4 ENVIRONMENTAL IMPACTS Threshold 4.12-1: Would implementation of the Specific Plan 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? Threshold 4.12-2: Would implementation of the Specific Plan include recreational facilities or requires the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? The Specific Plan area would have an estimated buildout of approximately 500 additional residential units (primarily integrated mixed-use development) and 325,000 additional square feet of non-residential uses. At buildout, the Specific Plan could generate approximately 1,520 new residents and 722 new employees in addition to approximately 64 existing residents (based on 3.04 persons per unit) and 659 existing Red Hill Avenue Specific Plan 4.12-4 Draft Program Environmental Impact Report Section 4.12 Recreation employees (based on 450 square feet per employee) within the boundaries of the proposed Specific Plan area. This population increase would result in an increased use of existing and planned City parks and recreational facilities. In accordance with the Quimby Act, a jurisdiction may establish a parkland dedication standard based on its existing parkland ratio, provided required dedications do not exceed 5 acres per 1,000 persons. The City's parkland dedication requirements of 3 acres per 1,000 residents is the same as the Quimby Act. The City identifies parkland acreage requirements by multiplying the number of dwelling units by the parkland acres per unit based on the established density categories in the Tustin City Code. The Specific Plan does not establish density ranges. Because the Project proposes multi -family residential development and encourages it to be provided in a mixed-use setting, the Program EIR uses the 15.1 to 25 dwelling units per gross acre category in the Tustin City Code which assumes 2.24 persons per unit or 0.0067 acre of parkland per unit.' If future residential units were subject to the Quimby Act (because of a subdivision), the total amount of new parkland would be approximately 3.35 acres. The Tustin City Code also notes that dedication of land may be required by the City for a condominium, stock cooperative, or community apartment project which exceeds 50 dwelling units, regardless of the number of parcels. Therefore, the City may require the dedication of land regardless of where the future residential development projects within the Specific Plan are subdivisions. General Plan Conservation/Open Space/Recreation Policies 14.6 and 18.4 encourage future parks to be designed as joint -use facilities with public schools to reduce overall operations and maintenance costs. A source of additional funding for the maintenance and construction of new parks and recreation facilities is the City's General Fund, including property taxes collected from residents. Because future residential development within the Specific Plan area may not be subject to the Quimby Act or the subdivision provisions of the Tustin City Code, future development projects could cumulatively contribute to the parkland deficiency identified in the City's General Plan. In order that park and recreational facilities be provided to serve future residents within the Specific Plan area, MM 4.12-1 is required. This mitigation measure applies the parkland dedication and development fee provisions set forth in the Tustin City Code to new residential dwelling units within the Specific Plan area that would not be subject to Tustin City Code Article 9, Chapter 3, Part 3, Section 9331.d (Parkland Dedication). Implementation of Municipal Code requirements and MM 4.12-1 would mitigate potential significant impacts. Impact Summary: Thresholds 4.12-1 and 4.12-2: Less Than Significant With Mitigation. Projects, as applicable, within the Specific Plan area would be required to comply with applicable City requirements and MM 4.12-1 for the provision of parklands. 4.12.5 CUMULATIVE IMPACTS The geographic area for cumulative analysis of recreation resources is the service area for the City of Tustin Parks and Recreation Department. Typical of older communities that were established in part prior to the establishment of parkland requirements, the City has identified a parkland deficiency. ' The California Department of Finance, Table 2: E-5, 2017, identifies a citywide average of 3.04 persons per household which includes single-family, multi -family, and mobile home dwelling units. Red Hill Avenue Specific Plan 4.12-5 Draft Program Environmental Impact Report ST Section 4.12 Recreation However, the City is implementing additional park and recreational facilities such as the Tustin Veterans Sport Park and the Linear Park at Tustin Legacy. Future development projects would be reviewed to determine their potential effect on parks and recreational facilities. These projects would be required to comply with the City's park fee program and adhere to General Plan policies. Buildout of the Specific Plan would result in additional use of existing parks and recreational facilities within the City but would also be required to provide its fair share of additional parklands consistent based on Tustin City Code and General Plan. Therefore, the Project's contribution to cumulative impacts would be less than significant with mitigation. 4.12.6 MITIGATION PROGRAM Standard Conditions and Requirements SC 4.12-1 Prior to the approval of the final map for subdivisions under the Red Hill Avenue Specific Plan, applicants shall comply with the City of Tustin Subdivision Code (Article 9, Chapter 3, Part 3, Section 9331 of the Tustin City Code). Developers may dedicate land or pay a fee in lieu or a combination of both. The value of the amount of such fee shall be based upon the fair market value of the amount of land which would otherwise be required for dedication. Dedication of land may be required by the City for a condominium, stock cooperative, or community apartment project which exceeds 50 dwelling units. Mitigation Measures MM 4.12-1 For residential projects not subject to City of Tustin Subdivision Code (Article 9, Chapter 3, Part 3, Section 9331 of the Tustin City Code), applicants shall pay to the City of Tustin a parkland development fee prior to the issuance of building permits. The value of the amount of such fee shall be based upon the fair market value of the amount of land which would otherwise be required for dedication. 4.12.7 LEVEL OF SIGNIFICANCE AFTER MITIGATION PROGRAM With implementation of the Mitigation Program set forth in this Program EIR, the Specific Plan would not cause or contribute to significant recreational impacts. Red Hill Avenue Specific Plan 4.12-6 Draft Program Environmental Impact Report Section 4.13 Traffic and Transportation 4.13 Traffic and Transportation This Section describes environmental effects on transportation and circulation associated with the implementation of the Specific Plan Project. Information used to prepare this Section is based on the findings of the Traffic Impact Study prepared by Kimley-Horn and Associates, Inc. (Kimley-Horn, 2018). The Traffic Impact Study is included in its entirety as Appendix F of this Program EIR, 4.13.1 REGULATORY SETTING State of California Congestion Management Program The Congestion Management Program (CMP) was signed into law in 1990 to reduce traffic congestion and to provide a mechanism for coordinating land use and development decisions. In lune 1990, the passage of the Proposition 111 gas tax increase required urbanized areas in the State with a population of 50,000 or more to adopt a CMP. Compliance with the CMP requirements ensures a local jurisdiction's eligibility to compete for State gas tax funds for local transportation projects. The CMP requires that a Traffic Impact Assessment be conducted for any project generating 2,400 or more daily trips, or, for projects that have direct access to the CMP Highway System, 1,600 or more daily trips. Per the CMP guidelines, this number is based on the desire to analyze any impacts that comprise three percent or more of the existing CMP Highway System facilities' capacity. The CMP Highway System includes specific roadways, including State Highways, smart streets, and CMP arterial monitoring locations/intersections. There are no specific CMP requirements for roadway segment monitoring. SB 743 — Update to the CEQA Guidelines for Transportation Impacts California Senate Bill (SB) 743 (Steinberg, 2013) mandates a change in the way that public agencies in California evaluate the transportation -related impacts of projects under CEQA. The proposed changes identify "vehicle miles traveled" (VMT) as the most appropriate metric to evaluate a project's transportation impacts for CEQA purposes, replacing the traditional capacity- or delay -based Level of Service standards. VMT refers to the amount and distance of automobile travel attributable to a project. Generally, development projects that locate within one-half mile of either an existing major transit stop or a stop along an existing high quality transit corridor may be presumed to cause a less than significant transportation impact. Similarly, development projects that would decrease VMT in a project area compared to existing conditions may be considered to have a less -than -significant transportation impact. The revisions to the CEQA Guidelines proposed by SB 743 must undergo a formal administrative rulemaking process, and once adopted by the Natural Resources Agency, must be reviewed by the Office of Administrative Law. Once the changes to the CEQA Guidelines are adopted by the Natural Resources Agency, a project's effect on intersection capacity utilization or automobile delay, as measured by Level of Service, would no longer be an accepted measure of a significant environmental impact under CEQA. Instead, a development project that results in VMT exceeding an applicable threshold of significance may indicate a significant impact. Red Hill Avenue Specific Plan 4.13-1 Draft Program Environmental Impact Report Section 4.13 Traffic and Transportation The SB 743 proposed revisions to the CEQA Guidelines have undergone public review and comment. Following anticipated adoption in fall 2018, local agencies will have a two-year opt -in period, during which time agencies will develop and adopt its approach to meeting the requirements of SB 743. Full implementation of SB 743 will be required statewide two years following adoption by the Natural Resources Agency. Since the revised CEQA Guidelines have not yet been finalized or adopted by the State, the measure of significance for traffic -related impacts will continue to be based on the Level of Service standards currently adopted by the City. Senate Bill 375 SB 375 became law effective January 1, 2009 as implementing legislation of AB 32, which requires the State to reduce GHG emissions across all industry sectors to 1990 levels. Both laws are administered and enforced through CARB. Please refer to Section 4.2, Air Quality, and Section 4.5, Greenhouse Gas Emissions, of this Program EIR. SB 375 provides guidance on how curbing emissions from cars and light trucks can help the State comply with AB 32. The law requires each of California's 18 Metropolitan Planning Organizations (in this case, SCAG) to develop a Sustainable Communities Strategy (SCS) which would include specific strategies for improving land use and transportation efficiency. The most prominent strategy includes the identification and development of higher density, mixed-use projects around public transportation system stations. SB 375 also provides CEQA streamlining incentives for preferred development types. Residential or mixed-use projects qualify if they conform to the SCS. Transit -oriented developments also qualify if they: (1) are at least 50 percent residential; (2) meet density requirements; and (3) are within one-half mile of a transit stop. The degree of CEQA streamlining is based on the degree of compliance with these development preferences. Other supported strategies relate to the integration of Intelligent Transportation Systems to improve circulation on freeways and arterials. Every SCS to be developed under SB 375 is required to be integrated into each MPO's Regional Transportation Plan (RTP) to encourage local jurisdictions to comply. Transportation improvement projects not listed in the RTP become ineligible to receive funding from some State and Federal programs. Regional and Local Orange County Congestion Management Program In 1991, the majority of local governments in Orange County designated the Orange County Transportation Authority (OCTA) as the County's Congestion Management Agency. Since then, the OCTA has been responsible for the development, monitoring, and biennial updating of the County's CMP. The goals of Orange County's CMP are to reduce traffic congestion and provide a mechanism for coordinating land use and development decisions. Transportation Demand Management (TDM) strategies are geared toward increasing vehicle occupancy, promoting the use of alternative modes, reducing the number of automobile trips, decreasing overall trip lengths, and improving air quality. The adoption of a TDM ordinance was required of every local jurisdiction for Orange County's 1991 CMP. The adoption of these ordinances is no longer a statutory requirement; however, OCTA continues to encourage local jurisdictions to promote and support TDM strategies in their community. Red Hill Avenue Specific Plan 4.13-2 Draft Program Environmental Impact Report Section 4.13 Traffic and Transportation Such strategies may include, but are not limited to, the following: ■ Encouraging employers to establish and help subsidize telecommuting, provide monetary incentives for ridesharing, and implement alternative work hour programs; ■ Implementing bus loading facilities at worksites; ■ Implementing pedestrian facilities such as sidewalks, paved pathways, and pedestrian grade separations over arterial streets to connect worksites to shopping, eating, recreation, parking, or transit facilities; and ■ Participating in the development of remote parking facilities and the high -occupancy vehicles (i.e., shuttles, etc.) to serve them. City of Tustin General Plan Circulation Element The purpose of the General Plan Circulation Element (adopted in 2008) is to provide a safe, efficient, and adequate circulation system for the City. The Circulation Element addresses the circulation improvements needed to provide adequate capacity for future land uses. Corresponding goals and policies are identified to ensure that all components of the circulation system will meet the needs of the City. Applicable transportation plans and policies relating to transportation and a documentation of Project consistency for each of the policies is included in Section 4.8, Land Use and Planning. 4.13.2 METHODOLOGY Traffic Study Area The traffic study methodology and traffic study area were defined by the City. The traffic study area is depicted in Exhibit 4.13-1, Traffic Study Intersections, and include nine intersections. 1. Red Hill Avenue at Bryan Avenue 2. Red Hill Avenue at San Juan Street 3. Red Hill Avenue at EI Camino Real 4. Red Hill Avenue at 1-5 NB Ramps 5. Red Hill Avenue at 1-5 SB Ramps 6. Red Hill Avenue at Nisson Road 7. Red Hill Avenue at Mitchell Avenue 8. Red Hill Avenue at Walnut Avenue 9. Red Hill Avenue at Sycamore Avenue In addition, the following roadway segments were analyzed: ■ Red Hill Avenue: Bryan Avenue to San Juan Street ■ Red Hill Avenue: San Juan Street to EI Camino Real ■ Red Hill Avenue: Nisson Road to Mitchell Avenue Red Hill Avenue Specific Plan 4.13-3 Draft Program Environmental Impact Report Section 4.13 Traffic and Transportation ■ Red Hill Avenue: Mitchell Avenue to Walnut Avenue ■ Red Hill Avenue: Walnut Avenue to Sycamore Avenue Traffic Impact Analysis Methodology Intersection Analysis Methodology City of Tustin Intersections —All of the traffic study area intersections are signalized. In accordance with the requirements of the City of Tustin, peak hour operating conditions at the signalized intersections were evaluated using the Intersection Capacity Utilization (ICU) methodology. The ICU methodology provides a comparison of the theoretical hourly vehicular capacity of an intersection to the number of vehicles actually passing through that intersection during a given hour. The ICU calculation assumes a per -lane capacity of 1,700 vehicles per hour for each travel lane (through or turning lane) through the intersection. A clearance factor of 0.05 (5 percent) of the total intersection capacity is included in the ICU calculation. The ICU calculation returns a volume -to -capacity (V/C) ratio that translates into a corresponding Level of Service (LOS) measure, ranging from LOS A, representing uncongested, free-flowing conditions, to LOS F, representing severely congested, over -capacity conditions. A summary description of each Level of Service and the corresponding V/C ratio is provided in Table 4.13-1, Signalized Intersection Level of Service Descriptions. Caltrans Intersections — Intersections located on a State Highway (Caltrans) facility are evaluated using the ICU methodology and the Highway Capacity Manual (HCM) methodology for signalized intersections, the latter as required by the Caltrans Guide for the Preparation of Traffic Impact Studies (June 2001). The HCM methodology estimates the average delay (in average seconds per vehicle) for each of the movements through the intersection, depending on factors including the number of through and turn lanes, volume of traffic, and signal cycle length and timing. As with the ICU methodology, the HCM delay forecast translates to a Level of Service designation, ranging from LOS "A" to LOS "F". A summary description of each Level of Service for the HCM signalized intersection methodology, and the corresponding delay, expressed in seconds per vehicle (Table 4.13-1). Red Hill Avenue Specific Plan 4.13-4 Draft Program Environmental Impact Report 06111 LEGEND: 0 = Study Intersection = Specific Plan Area = Signal D = De Facto Right -Tum Lane 1. Red Hill Ave at Bryan Ave 2. Red Hill Ave at San Juan St : �1fff- 3. Red Hill Ave at EI Camino Real 4. Red Hill 1-5 NB Ave at Ramps �1fff �11fff I' 5. Red Hill Ave at 1-5 SB Ramps 6. Red Hill Ave at Nisson Rd ffff70- 7. 7. Red Hill Ave at Mitchell Ave 8. Red Hill Ave at Walnut Ave lfff- 9. Red Hill Ave at Sycamore Ave lfff- Section 4.13 Traffic and Transportation MIC ."M This page intentionally left blank. Red Hill Avenue Specific Plan 4.13-6 Draft Program Environmental Impact Report Section 4.13 Traffic and Transportation Table 4.13-1. Signalized Intersection Level of Service Descriptions Source: Kimley-Horn, 2018, Roadway Segment Analysis The roadway segment analysis addresses the Project's impact on daily operating conditions on roadway segments within the traffic study area. Roadway segments are evaluated by comparing the traffic volume on a roadway segment to the daily capacity of that segment, to determine the volume -to -capacity (v/c) ratio. Daily capacity is based on the roadway classification, as shown in Table 4.13-2, City of Tustin Roadway Capacity. Table 4.13-2. City of Tustin Roadway Capacity Major (8 lanes divided) 67,500 75,000 EXCELLENT— No vehicle waits longer than one red light, and A 0,00-0.60 < 10.0 — no approach phase is fully used. 37,500 Secondary (4 lanes undivided) 22,500 VERY GOOD —An occasional approach phase is fully utilized; B 0,61-0.70 10.1-20.0 drivers begin to feel somewhat restricted within groups of vehicles. GOOD — Occasionally drivers may have to wait through more C 0.71-0.80 20.1-35.0 than one red light; back-ups may develop behind turning vehicles. FAIR — Delays may be substantial during portions of the rush D 0.81-0.90 35.1-55.0 hours, but enough lower volume periods occur to permit clearing of developing lines, preventing excessive back-ups. POOR — Represents the most vehicles that the intersection E 0.91-1.00 55.1-80.0 approaches can accommodate; may be long lines of waiting vehicles through several signal cycles. FAILURE — Back-ups from nearby locations or on cross streets may restrict or prevent movement of vehicles out of the F > 1.00 > 80.0 Intersection approaches. Extensive delays with continuously increasing queue lengths. Source: Kimley-Horn, 2018, Roadway Segment Analysis The roadway segment analysis addresses the Project's impact on daily operating conditions on roadway segments within the traffic study area. Roadway segments are evaluated by comparing the traffic volume on a roadway segment to the daily capacity of that segment, to determine the volume -to -capacity (v/c) ratio. Daily capacity is based on the roadway classification, as shown in Table 4.13-2, City of Tustin Roadway Capacity. Table 4.13-2. City of Tustin Roadway Capacity Major (8 lanes divided) 67,500 75,000 Major (6 lanes divided) 50,600 56,300 Primary (4 lanes divided) 33,800 37,500 Secondary (4 lanes undivided) 22,500 25,000 Collector (2 lanes undivided) 11,300 12,500 Source: City of Tustin's General Plan Circulation Element (2008) Red Hill Avenue Specific Plan 4.13-7 Draft Program Environmental Impact Report Section 4.13 Traffic and Transportation Level of Service Standard and Performance Criteria The City of Tustin General Plan Circulation Element has established that the Level of Service standard for intersection and roadway operation in the City is LOS D. However, due to the significant amount of regional traffic in some areas of the City, LOS E is the recommended standard for: ■ Irvine Boulevard ■ Edinger Avenue ■ Jamboree Road south of Irvine Boulevard For purposes of this analysis, the target Level of Service for all study intersections is LOS D. Study Scenarios Each of the traffic study area intersections has been analyzed for the following scenarios: ■ Existing Conditions ■ Existing Plus Project ■ Long -Range Future Conditions ■ Long -Range Future With Project 4.13.3 ENVIRONMENTAL SETTING Existing Transportation System Roadway Characteristics Regional access to the Specific Plan area is provided by 1-5 which runs generally in a northwest -southeast orientation and bisects the Specific Plan area. There are direct off -ramps and on -ramps to Red Hill Avenue from 1-5. Local access to the Specific Plan area is provided by several local major and minor roadways leading to and from the Specific Plan area. The following provides a description of the existing roadways in the Specific Plan area. Red Hill Avenue — Red Hill Avenue is a six -lane divided roadway, with three travel lanes in each direction and a center two-way left -turn lane. Within the traffic study area, Red Hill Avenue provides access to 1-5 via a tight diamond interchange. The posted speed limit along Red Hill Avenue is 40 miles per hour (mph) and on -street parking is prohibited. Red Hill Avenue is designated as a 6 -Lane Major arterial on the Arterial Highway Plan of the City of Tustin's General Plan. A 6 -Lane Major roadway would provide 3 travel lanes in each direction with a raised center median within 120 feet of right-of-way. Bryan Avenue — Bryan Avenue is a four -lane undivided roadway. Its intersection with Red Hill Avenue is signalized. The posted speed limit along Bryan Avenue is 40 mph west of Red Hill Avenue and 45 mph east of Red Hill Avenue. Bryan Avenue is designated as a Secondary arterial on the City's Arterial Highway Plan. A Secondary arterial provides two travel lanes in each direction within 80 feet of right-of-way; or may include Class II bike lanes, within 92 feet of right-of-way. Red Hill Avenue Specific Plan 4.13-8 Draft Program Environmental Impact Report Section 4.13 Traffic and Transportation San Juan Street—San Juan Street is a two-lane undivided roadway which provides local access to adjacent residential and school uses. Its intersection with Red Hill Avenue is signalized. The posted speed limit along San Juan Street is 30 mph, with a 25 -mph school zone east of Red Hill Avenue. El Camino Real — EI Camino Real is a four -lane divided roadway with a two-way left -turn lane west of Red Hill Avenue, and a two-lane divided roadway with a two-way left -turn lane east of Red Hill Avenue. Its intersection with Red Hill Avenue is signalized. El Camino Real is designated as a Secondary arterial on the City's Arterial Highway Plan. Nisson Road — Nisson Road is a two-lane undivided roadway which provides local access to adjacent residential and business parcels. Its intersection with Red Hill Avenue is signalized. The posted speed limit along Nisson Road is 35 mph. The westbound approach of Nisson Road at Red Hill Avenue is posted with the following turn restriction: "No Turn on Red, 7 — 9 AM, 4 — 6 PM Weekdays". Mitchell Avenue — Mitchell Avenue is a two-lane undivided roadway, which provides local access to adjacent residential and business parcels. Its intersection with Red Hill Avenue is signalized. The posted speed limit along Mitchell Avenue is 30 mph, with a 25 -mph school zone west of Red Hill Avenue. Walnut Avenue — Walnut Avenue is a four -lane divided roadway with a two-way left -turn lane west of Red Hill Avenue, and a two-lane divided roadway with a two-way left -turn lane east of Red Hill Avenue. Its intersection with Red Hill Avenue is signalized. The posted speed limit along Walnut Avenue is 40 mph. Walnut Avenue is designated as a Modified Primary arterial on the City's Arterial Highway Plan. A Modified Primary would provide two travel lanes in each direction with a raised or painted median. Existing Transit Services The Orange County Transportation Authority (OCTA) operates local public transit service throughout Orange County, including in the City of Tustin and through the traffic study area. OCTA Routes 66, 71, and 79 currently serve the study area. Route 66 operates between the cities of Huntington Beach and Irvine, traveling along Walnut Avenue and McFadden Avenue in the City of Tustin. Service is provided every day with an approximate headway (the time interval between bus arrivals) of 30 minutes on weekdays and 60 minutes on weekends and holidays. Route 71 operates between Newport Beach and Yorba Linda, traveling along Tustin Avenue, First Street, EI Camino Real, Newport Avenue, and Red Hill Avenue in Tustin. Service is provided every day with an approximate headway of 30 minutes on weekdays and 50 to 60 minutes on weekends and holidays. Route 79 operates between the cities of Tustin and Newport Beach, traveling along First Street, Newport Avenue, Centennial Way and Main Street / Bryan Avenue in the City of Tustin. Service is provided every day with an approximate headway of 30 minutes on weekdays and 60 minutes on weekends and holidays. Within the study area, bus stops are provided at the following locations: ■ Bryan Avenue, east and west of Red Hill Avenue; ■ both sides of EI Camino Real, west of Red Hill Avenue; ■ the west side of Red Hill Avenue, south of Nisson Road; Red Hill Avenue Specific Plan 4.13-9 Draft Program Environmental Impact Report Section 4.13 Traffic and Transportation ■ Red Hill Avenue, north and south of Mitchell Avenue; ■ both sides of Walnut Avenue, east of Red Hill Avenue; and ■ both sides of Red Hill Avenue, south of Walnut Avenue. Bike Facilities Within the traffic study area, the only existing bike facility is a Class II bike lane (a striped, on -street bike lane adjacent to the travel lane) on both sides of Red Hill Avenue between EI Camino Real and Nisson Road. Exhibit 4.13-2, Master Bikeway Plan, shows that the entire extent of Red Hill Avenue within the City limits is designated or is a potential Class II bikeway. Existing Traffic Conditions Existing Traffic Volumes Morning and evening peak hour traffic counts for the study intersections and roadways were conducted in March 2017. Intersection Levels of Service Existing operating conditions at the study intersections during the morning and evening peak hours are summarized in Table 4.13-3, Intersection Operations — Existing Conditions. The table indicates that all traffic study intersections are currently operating at an acceptable LOS D in both peak hours. Table 4.13-3. Intersection Operations — Existing Conditions Methodology AM Peak Hour_ = PMPeak Hour - No Intersection = = ICU LOS _ 1CU 4 = LOS,- _ 1 Red Hill Ave. at Bryan Ave. 0.65 B 0.75 C 2 Red Hill Ave. at San Juan St. 0.52 A 0.41 A 3 Red Hill Ave. at EI Camino Real 0.66 B 0.55 A 4 Red Hill Ave. at 1-5 NB Ramps 0.60 A 0.57 A 5 Red Hill Ave. at 1-5 SB Ramps 0.68 B 0.68 B 6 Red Hill Ave. at Nisson Rd. 0.62 B 0.64 B 7 Red Hill Ave. at Mitchell Ave. 0.60 A 0.58 A 8 Red Hill Ave. at Walnut Ave. 0.68 B 0.74 C 9 Red Hill Ave. at Sycamore Ave. 0.67 B 0.60 A JiCM Methodology AM PeakHour - PM Peak Hour "Nb Jntersection . - _- = Delay LOS = Delay� � LOS 4 Red Hill Ave. at I-5 NB Ramps 20.3 B 22.5 C 5 Red Hill Ave. at 1-5 SB Ramps 21.6 B 22.4 C Note: Intersection operation is expressed as volume -to -capacity (v/c) ratio usingthe ICU Methodology, and as seconds of delay for the HCM Methodology Source: Kimley-Horn, 2018. Red Hill Avenue Specific Plan 4.13-10 Draft Program Environmental Impact Report T NORTH not to sole SOUgCE: Austin-Foust Associates, Inc. Section 4.13 Traffic and Transportation This page intentionally left blank. Red Hill Avenue Specific Plan 4.13-12 Draft Program Environmental Impact Report TUSTIN Section 4,13 ru Traffic and Transportation KID I1 1.1.AVFNIIr Roadway Segments i Existing roadway operations are summarized in Table 4.13-4, Roadway Segments — Existing Conditions. This table indicates that the following roadway segments are currently operating at a deficient Level of Service based on daily volumes: Table 4.13-4. Roadway Segments — Existing Conditions Red Hill Bryan Avenue to San Juan Street 50,600 21,800 Yes Avenue San Juan Street to EI Camino Real 50,600 25,900 Yes Nisson Road to Mitchell Avenue 50,600 29,200 Yes Mitchell Avenue to Walnut Avenue 50,600 26,700 Yes Walnut Avenue to Sycamore Avenue 50,600 27,700 Yes LOS = Level of Service; ADT = Average Daily Traffic Bold and shaded values indicate a deficient Level of Service, based on City of Irvine Traffic Analysis Guidelines. Source: Kimley-Horn, 2018, 4.13.4 THRESHOLDS OF SIGNIFICANCE The following significance criteria are from CEQA Guidelines Appendix G. The Specific Plan Project would result in a significant impact on the environment if it would: Threshold 4.13-1 Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non -motorized travel and relevant components of the circulation system including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit. Threshold 4.13-2 Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads and highways. Threshold 4.13-3 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. Threshold 4.13-4 Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment). Threshold 4.13-5 Result in inadequate emergency access. Red Hill Avenue Specific Plan 4.13-13 Draft Program Environmental Impact Report Section 4.13 Traffic and Transportation Threshold 4.13-6 Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities. 4.13.5 SPECIFIC PLAN PROJECT ASSUMPTIONS Trip Generation The proposed Specific Plan would allow for up to 500 additional multi -family dwelling units and 325,000 square feet of additional non-residential uses. Although no actual development projects are assumed, the Specific Plan has identified opportunity areas throughout the Specific Plan area. Some of these opportunity areas are currently developed with existing, occupied, and operating uses. The development potential identified in the Specific Plan represents development increases over existing development levels along Red Hill Avenue, and may, in some cases, represent new development that replaces a prior existing use. Trip generation for the development contemplated by the Specific Plan, therefore, represents the new additive trip -making potential, over and above traffic currently being generated by existing uses in the Specific Plan area. Trip generation estimates for the project were developed using the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition (2012). The multi -family residential component of the Specific Plan could be developed as condom inium/townhomes or as apartments. Of the two, the trip rates for apartments are higher. Fora more conservative traffic analysis, the higher trip rates for apartments were used. Also for a more conservative analysis, no trip reductions were taken for internal trip capture or pass -by trips. Trip generation estimates for the Specific Plan Project were developed using the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition (2012). Resulting Project trip generation rates and trip estimates are shown in Table 4.13-5, Project Trip Generation. The Specific Plan development potential represents the addition of approximately 17,836 trips per day, with 641 (285 inbound and 356 outbound) trips in the morning peak hour, and 1,562 (811 inbound and 751 outbound) trips in the evening peak hour. Project Trip Distribution and Assignment Project traffic would approach and depart the Specific Plan area using the existing street system, similar to current traffic patterns. Project trip distribution assumptions for the Specific Plan area were developed by reviewing existing travel patterns and taking into account the proposed mix of uses and the location of area trip producers, such as residential population, visitor population, and employment areas. Trip assignment was conducted assuming the multiple approach and departure opportunities provided by the street system, and the potential for additional raised medians along portions of Red Hill Avenue. Red Hill Avenue Specific Plan 4.13-14 Draft Program Environmental Impact Report Section 4.13 Traffic and Transportation Table 4.13-5. Project Trip Generation Trip Generation Rates AM Peak Hour: PM Peak -Hour Land :Use - ITE Code - Unit= Daly Min= = Out Total In - Out 10.217 Total Apartment 220 DU 6.650 0.102 0.408 0.510 0.403 0.620 Shopping Center 820 KSF 42.700 0.595 0.365 0.960 1.781 1.929 3.710 High -Turnover (Sit- 932 KSF 127.150 5.946 4.865 10.810 5.910 3.940 9.850 Down) Restaurant = Trip Generation Estimates AM Peak Hour - = PM Peak Hour Land Use Quantity Univ; Daily _ In = Out Total - In .: Out Total Residential Multi- 500 DU 3,325 51 204 255 202 109 311 Family'- Commercial b• 317.5 KSF 13,557 189 116 305 565 612 1,177 Restaurant°• 7.5 KSF 954 45 26 81 44 30 74 Total Project Trips 17,836 285 356 641 811 751 1,562 DU = dwelling unit; KSF = thousand square feet a. ITE Code 220 (Apartment) b. ITE Code 820 (Shopping Center) c. ITE Code 932 (High -Turnover (Sit -Down) Restaurant Source: Kimley-Horn, 2018. 4.13.6 ENVIRONMENTAL IMPACTS Threshold 4.13-1: Would the Specific Plan Project conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non -motorized travel and relevant components of the circulation system including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? Existinit Plus Proiect The Existing Plus Project scenario is a hypothetical scenario which assumes that the Project would be fully implemented at the present time. This analysis isolates the potential impact of the Project from other projects and circulation system improvements, and assumes full development of the Proposed Project with full absorption of Project traffic on the existing circulation system. Intersection Levels of Service Project traffic was added to the existing traffic volumes. The traffic study area intersections were analyzed for Existing Plus Project Conditions, and the results are summarized in Table 4.13-6, Intersection Operations — Existing Plus Project. With the addition of Project traffic to Existing Conditions peak hour traffic volumes, all study intersections would continue to operate at an acceptable Level of Red Hill Avenue Specific Plan 4.13-15 Draft Program Environmental Impact Report Section 4.13 Traffic and Transportation Service in both peak hours. The addition of Project traffic would not cause a significant impact at any traffic study area intersection. Roadway Segments Existing Plus Project roadway operations are summarized in Table 4.13-7, Roadway Segments — Existing Plus Project. All roadway segments would continue to operate at an acceptable level of service under this scenario. Lone -Ranee Future Conditions Analysis of projected traffic conditions at build -out of the traffic study area was conducted to determine whether the buildout transportation system can accommodate the future traffic demands in the study area, including the traffic associated with the Specific Plan development potential. Traffic Forecasts The methodology for developing long-range future traffic forecasts volumes at the traffic study intersections is a multi -step process, based on the following resources and assumptions: ■ Traffic forecasts for the study intersections were obtained from the City of Irvine. The peak hour traffic forecasts were developed by the City using the Irvine Transportation Analysis Model (ITAM). The ITAM forecast year for long-range future conditions is 2035. ■ As a conservative approach, if a turning movement forecast volume produced by the ITAM was less than the existing traffic count for that movement, manual adjustments were made to ensure that all forecast volumes would be equal to or greater than the existing turning movement counts. ■ Roadway segment forecast volumes were developed using the same methodology noted for the peak hour turning movement volumes using ITAM forecasts. If a roadway segment forecast volume produced by this approach was less than the existing traffic count segment, manual adjustments were made to ensure that all forecast volumes would be equal to or greater than the existing segment counts. ■ Red Hill Avenue is showing little to no growth or a decrease in daily volumes on most of the study roadway segments. The following are potential reasons for daily traffic reductions on Red Hill Avenue: — Traffic may divert from Red Hill Avenue to Newport Avenue due to the planned extension of Newport Avenue to connect with Edinger Avenue on the north leg of the intersection. — Traffic may divert from Red Hill Avenue to Browning Avenue due to the planned connection of Browning Avenue over 1-5. ■ The ITAM does not contain forecasts for the intersection of Red Hill Avenue at San Juan Street. Forecasts were developed for this intersection by factoring existing traffic counts by the average growth for the two adjacent intersections. Cumulative Projects information was obtained from the cities of Tustin, Irvine and, Santa Ana. Red Hill Avenue Specific Plan 4.13-16 Draft Program Environmental Impact Report O CL t fL E C: � c a ai U 4_ c u 0 L Q N U y w C E� G1 L Q � O a1O fY O "• �:� a ao: 0 0 0 0 0 0 0 0 0- = a 0 0 £ N Z z Z Z Z Z z Z z _ _£ Z Z a o o ,'-r -I ri o o� o a o L L o O 4,o u a m m o u m o m x° �- u u Y O `•O J -af0i 0lawC at -i YCL. 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Roadway Segments - Existing Plus Project Red Hill Bryan Avenue to San Juan Street 50,600 121,800 2,500 24,300 1 Yes Avenue San Juan Street to El Camino Real 50,600 25,900 8,800 34,700 Yes Nisson Road to Mitchell Avenue 50,600 29,200 6,300 35,500 Yes Mitchell Avenue to Walnut Avenue 50,600 26,700 4,500 31,200 Yes Walnut Avenue to Sycamore Avenue 50,600 27,700 2,300 30,000 Yes LOS = Level of Service; ADT = Average Daily Traffic Bold and shaded values indicate a deficient Level of Service, based on City of Irvine Traffic Analysis Guidelines. Source: Kimley-Horn, 2018. ■ Cumulative Projects near the Specific Plan area were either included in the ITAM forecasts, or were manually added, if not included. Project trips from Cumulative Projects not already included in the ITAM forecasts were added to the ITAM forecasts. ■ Project information and trip generation assumptions for Cumulative Projects are shown on Table 4.13-8, Summary of Traffic Study Cumulative Projects. The location of the Cumulative Projects is shown on Exhibit 4.13-3, Location of Traffic Study Cumulative Projects. ■ Trip generation and trip distribution assumptions for the Cumulative Projects were obtained from traffic impact studies, if available, and were developed by Kimley-Horn if traffic studies were not available. ■ The ITAM model also assumes improvements to the long-term regional transportation network that reflect programmatic network improvements (i.e., build -out of the circulation system to General Plan standards). Long -Range Without Project Intersection Levels of Service The study intersections were analyzed for Long -Range Future Conditions, and the results are summarized in Table 4.13-9, Intersection Operations — Long -Range Future Conditions Without Project. The table shows that all traffic study area intersections are forecasted to operate at an acceptable level of service in the morning and evening peak hours. Roadway Segments Long -Range Future Without Project roadway operations are summarized in Table 4.13-10, Roadway Segment Analysis — Long -Range Future Conditions Without Project. In the future, traffic study area roadway segments are forecasted to operate at acceptable levels of service without the Specific Plan. Red Hill Avenue Specific Plan 4.13-19 Draft Program Environmental Impact Report Section 4.13 Traffic and Transportation Long -Range Future With Project Conditions Traffic Forecasts The Specific Plan trips were added to the Long -Range Future Conditions traffic forecasts to develop Long - Range Future with Project traffic forecasts. Intersection Levels of Service The study intersections were analyzed for Long -Range Future With Project Conditions, and the results are summarized in Table 4.13-11, Intersection Operations — Long -Range Future Conditions With Project. The table shows that all study intersections would continue to operate at an acceptable LOS D or better in both peak hours, except for the following intersection: ■ No. 5— Red Hill Avenue at 1-5 SB Ramps: PM —LOSE (ICU Methodology) The addition of Project traffic would cause the intersection to worsen to LOS E in the evening peak hour based on the City's ICU methodology. The Level of Service would still be LOS C during both peak hours using the Caltrans HCM methodology. The Project's impact using the ICU methodology would be considered to be a significant impact. Improvements are identified that would achieve improved levels of service under Long -Term. Future Conditions at the deficient traffic study area intersection. Table 4.13-12, Intersection Operations — Long -Range Future Conditions with Project Mitigation summarizes intersection operations before and after implementation of these improvements (MM 4.13-1). These improvements are: ■ Intersection No. 5 — Red Hill Avenue at 1-5 SB Ramps: Re -stripe the eastbound approach (the off -ramp) to convert from a shared left -through lane and one dedicated right -turn lane to one dedicated left -turn lane and a shared left -through -right lane. This improvement would provide additional capacity for the heavy eastbound left -turn volume. With this improvement, the intersection would operate at LOS D or better during both peak hours. Note that Caltrans' approval and cooperation would be needed to implement this improvement. Red Hill Avenue Specific Plan 4.13-20 Draft Program Environmental Impact Report m c ri o 0 3 � � o j Q aJ'AN c T f- c u m m H i Z m m ,, r, n O) H r-1 M H N -* ri t0 to o0 lD [r 'D 01 N r1 N N 00 m (D n p 0, N e-1 N LD M M n Ln O) .1 V1 0) n N 00 n 00 n t0 00 O N WN N H 0000 Z O M n 14 w a' m N d' M t0 00- 0) tD 't Ln t0 to r -I Q) ri N M N p Q 00 r f n� r-1 14 to It Ol Z r-1 H r -I 4 fY1 l0 M N Ol -- M _ m m - 01 N O Ln to lD oo r� LD m r- 00 N r-1 m H w^ N trl pl�IMINI--ICrL r)IZ _Ir1IrilrIH-I00Ipl� C9 r- MI`1rq I_ -INIZ I� MI r�IMIMIN 14 m OI I I Cn I II LD I I I I Iq I I Iv NNN L Lf) k v m -4 mOO LD 00 v qT N 00 : M ri n N t!) "I N r-1 ei M t0 I I O Y Y Y -. 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H r-1 r-1 N H 3 bo c O, mz H (? o 4- ri N M j, Ln W n ao rn o� � H H H a a, L t O CL K m a E C 41 N a ac) u E !� C v Q' V) c y w 3 E cvc Q o aL OC 0 t 0 a a u ro CL E c ro � a v E u o O1 L � c CU w c E v 2 I a o Section 4.13 Traffic and Transportation Table 4.13-9. Intersection Operations — Long -Range Future Conditions Without Project Bryan Avenue to San Juan Street 50,600 21,800 ICU Methodology San Juan Street to EI Camino Real 50,600 25,900 Yes Red Hill Avenue Nisson Road to Mitchell Avenue 50,600 AM Peak Hour Mitchell Avenue to Walnut Avenue PM Peak Hour 28,700 Intersmil Walnut Avenue to Sycamore Avenue ICU - 27,700 LOS = Source: Kimley-Horn, 2018. ICU - -LOS 1 Red Hill Ave. at Bryan Ave. 0.74 C 0.83 D 2 Red Hill Ave. at San Juan St. 0.57 A 0.45 A 3 Red Hill Ave. at EI Camino Real 0.81 D 0.70 B 4 Red Hill Ave. at 1-5 NB Ramps 0.65 B 0.64 B 5 Red Hill Ave. at 1-5 SB Ramps 0.74 C 0.83 D 6 Red Hill Ave. at Nisson Rd. 0.65 B 0.72 C 7 Red Hill Ave. at Mitchell Ave. 0.63 B 0.66 B 8 Red Hill Ave. at Walnut Ave. 0.79 C 0.81 D 9 Red Hill Ave. at Sycamore Ave 0.69 B 0.63 B HCM Methodology MIM - M Hour - - PM ,Peak Hour No. Intersection Delay LOS Delay _ LOS 4 Red Hill Ave. at 1-5 NB Ramps 23.4 B 25.1 C 5 Red Hill Ave. at 1-5 SB Ramps 24.2 B 25.8 C Note: Intersection operation is expressed as volume -to -capacity (v/c) ratio using the ICU Methodology, and as seconds of delay for the HCM Methodology. Source: Kimley-Horn, 2018. Table 4.13-10. Roadway Segment Analysis — Long -Range Future Conditions Without Project Red Hill Avenue Specific Plan 4.13-23 Draft Program Environmental Impact Report Bryan Avenue to San Juan Street 50,600 21,800 Yes San Juan Street to EI Camino Real 50,600 25,900 Yes Red Hill Avenue Nisson Road to Mitchell Avenue 50,600 29,200 Yes Mitchell Avenue to Walnut Avenue 50,600 28,700 Yes Walnut Avenue to Sycamore Avenue 50,600 27,700 Yes Source: Kimley-Horn, 2018. Red Hill Avenue Specific Plan 4.13-23 Draft Program Environmental Impact Report Section 4.13 Traffic and Transportation This page intentionally left blank. 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Red Hill Avenue Specific Plan 4.13-28 Draft Program Environmental Impact Report Section 4.13 Traffic and Transportation Under this scenario, the Red Hill Avenue at 1-5 southbound ramps would operate at a deficient level of services in the evening peak hour. Implementation of MM 4.13-1 would mitigate the Project's impact to a level considered less than significant based on the ICU methodology. However, the City cannot impose mitigation on or mandate the implementation of mitigation in another jurisdiction, in this case, Caltrans. Therefore, if the City is unable to reach an agreement with Caltrans that would ensure that the Project impacts occurring to a Caltrans facility would be mitigated concurrent with or preceding the impact, for purposes of this Program EIR, the impacts to be mitigated by the improvements would remain significant and unavoidable. Roadway Segments Future roadway operations with implementation of the Specific Plan are summarized in Table 4.13-13, Roadway Segment Analysis — Long -Range Future Conditions With Project. Roadway segments within the traffic study area would continue to operate at acceptable levels of service with the addition of Project traffic. Table 4.13-13. Roadway Segment Analysis — Long -Range Future Conditions With Project - - - — Daily Future LOS D_ Future: Project ADT+ Roadway Segment - Capacity ADT Traffic Project LOS Q -or better?_ Bryan Avenue to San Juan Street 50,600 21,800 2,500 1 24,300 Yes San Juan Street to EI Camino Real 50,600 25,900 8,800 34,700 Yes Red Hill Avenue Nisson Road to Mitchell Avenue 50,600 29,200 6,300 35,500 Yes Mitchell Avenue to Walnut Avenue 50,600 28,700 4,500 33,200 Yes Walnut Avenue to Sycamore Avenue 50,600 27,700 2,300 30,000 Yes Source: Kimley-Horn, 2018. Impact Summary: Threshold 4.13-1: Intersections: Significant Unavoidable Impact. The City of Tustin cannot impose mitigation on Caltrans facilities. Therefore, for purposes of this Program EIR, the impact to be mitigated by the improvements (MM 4.13-1) would remain significant and unavoidable. Red Hill Avenue Specific Plan 4.13-29 Draft Program Environmental Impact Report Section 4.13 Traffic and Transportation Roadway Segments Less Than Significant. The Specific Plan would not impact roadway segments. Threshold 4.13-2: Would the Specific Plan Project conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads and highways? Cities are obligated to maintain minimum level of service standards (LOS E or better) at CMP intersections, to remain eligible for funding for transportation improvements. Within the defined CMP highway network, no intersection may be allowed to deteriorate to a condition worse than LOS E, or the baseline LOS if it is worse than LOS E, without mitigation being prescribed in an acceptable deficiency plan. Within the traffic study area for the Specific Plan area, there are no intersections or roadways/highways on the CMP Highway System. There are also no CMP monitoring intersections in the traffic study area. No intersections would operate below a LOS E with implementation of the Specific Plan. Therefore, the Project would not result in a designated intersection exceeding CMP service standards. Impact Summary: Threshold 4.13-2: No Impact. Based on CMP criteria, the Specific Plan Project would not impact any CMP facilities. Threshold 4.13-3: Would the Specific Plan Project 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? There are no airports located within the Specific Plan area. The Specific Plan area is approximately four miles northeast of Orange County's John Wayne Airport. Due to the distance of the nearest airport to the Specific Plan area, implementation of the Specific Plan would not result in a change in air traffic patterns. Therefore, no impacts would occur. Impact Summary: Threshold 4.13-3: No Impact. The Specific Plan area is located approximately four miles to the northeast of John Wayne Airport. As such, no impacts would occur to air traffic patterns. Threshold 4.13-4: Would the Specific Plan Project substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Implementation of the Specific Plan is not anticipated to result in inadequate features or incompatible uses. Through the City's design review process, future development under the Specific Plan would be evaluated to determine the appropriate permitting requirements and conditions of approval. At a minimum, compliance with relevant Tustin City Code standards would be required. Therefore, implementation of the Specific Plan would not substantially increase hazards due to design features or incompatible uses. A less than significant impact would occur in this regard. Red Hill Avenue Specific Plan 4.13-30 Draft Program Environmental Impact Report TUSTIN Section 4.13 Traffic and Transportation MI RKnIIxc�.retis� . 1[ xrc.s�•rLAN Future development projects under the Specific Plan would be evaluated on a project -by -project basis to ensure that adequate access and circulation to and within the Specific Plan area would be provided. Access to a development site would be required to comply with all City design standards and would be reviewed by the City to ensure that insufficient design feature and/or incompatible uses do not occur. The City would review future development to ensure that structures are designed to meet adopted standards and that adequate emergency access is provided. Therefore, implementation of the Specific Plan would not result in significant impacts involving insufficient design features or incompatible uses. Impact Summary: Threshold 4.13-4: Less Than Significant. Implementation of the Specific Plan would not result in any significant impacts related to design features or incompatible uses with compliance with applicable Tustin City Code standards and the design review process for individual development projects under the Specific Plan. Threshold 4.13-5: Would the Specific Plan Project result in inadequate emergency access? Inadequate emergency access can delay or prevent responders from arriving at an emergency location. The Specific Plan does not include policies that would change standards related to emergency access. Implementation of the Specific Plan is not anticipated to result in inadequate emergency access. Future development projects in the Specific Plan area would be required to comply with the Tustin City Code. New development would also be required to comply with all applicable fire code and ordinance review requirements for construction and access. Additionally, all access roads for future development projects would be required to meet standards for fire access roads in the 2016 California Fire Code (CCR Title 24 Part 9), Section 503. Individual development projects under the Specific Plan would be reviewed by the City to determine the specific fire requirements applicable to the development and to ensure compliance with these requirements. This would ensure that new development in the Specific Plan area would provide adequate emergency access. Further, the City would review any modifications to existing roadways to ensure that adequate emergency access or emergency response would be maintained. Emergency response and evacuation procedures would be coordinated with the City's Police and Fire Departments. Traffic related to implementation of the Specific Plan would not result in substantial delays and congestions that would affect the circulation of emergency vehicles in the study area. Adequate emergency access would be provided, and therefore impacts would be less than significant. Impact Summary: Threshold 4.13-5: Less Than Significant. Implementation of the Specific Plan would not result in any significant impacts related to circulation or access, and therefore would not significantly impact emergency access. Threshold 4.13-6: Would the Specific Plan Project conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? Red Hill Avenue Specific Plan 4.13-31 Draft Program Environmental Impact Report Section 4.13 Traffic and Transportation Applicable transportation plans and policies relating to alternative transportation and the assessment of the Specific Plan Project's consistency with the policies is provided in Table 4.8-1, General Plan Consistency Analysis, in Section 4.8, Land Use and Planning of this Program EIR. The analysis finds that the Specific Plan is consistent with City policies to support and promote alternative transportation. Additionally, implementation of the Specific Plan would not modify any public road or introduce features that would affect vehicular, pedestrian, or bicycle circulation proximate to the Specific Plan area. Public Transit As discussed above, OCTA Routes 66, 71, and 79 currently serve the Specific Plan area which includes many employment -based uses. As such, the transit schedules and frequencies are geared toward commuter needs and would be convenient for Specific Plan residents and patrons to/from the area. The Specific Plan encourages the installation of new bus shelters at transit stops where no benches are currently provided. Older bus benches or shelters should be replaced with models of a uniform design and color. Modifications to existing and/or installation of new shelters would be coordinated with OCTA. Pedestrian Facilities Existing pedestrian facilities within the Specific Plan area include sidewalks along all roadways and crosswalks across the signalized intersections. There are no unsignalized crosswalks across Red Hill Avenue within the Specific Plan area. As addressed in Section 3.0, Project Description, the Specific Plan proposes streetscape improvements to enhance the visual appeal and identity of the Red Hill Avenue public realm. Streetscape improvements are proposed to promote attractive, compatible, and consistent environments with new development. The basic streetscape would consist of parkway plantings adjacent to the street along the entire length of Red Hill Avenue, with new landscaped medians where feasible. As previously addressed, the streetscape would have a minimum four -foot -wide landscaped parkway and a minimum four -foot -wide sidewalk. Bike Facilities As discussed above, within the traffic study area, the only existing bike facility is a Class II bike lane (a striped, on -street bike lane adjacent to the travel lane) on both sides of Red Hill Avenue between El Camino Real and Nisson Road. The City's Master Bikeway Plan (Exhibit 4.13-2) shows the entire length of Red Hill Avenue within the City limits as a designated or a potential Class II bikeway. The proposed circulation components of the Specific Plan include revisions to the Red Hill Avenue roadway cross section to include a Class II striped on -street bike lane along the entire length of the Specific Plan area to promote more multimodal travel opportunities. Enhanced bikeway signage would be introduced to promote bike usage and provide directions on how to connect to other bikeways or key points in the City. Enhanced or decorative bike racks are another feature that may be introduced within private developments. The intent of the recommended bikeway system improvements is to provide a safe, non -vehicular way for residents, employees, and students to travel. The addition of residential units in this area that is largely developed with employment and commercial uses could facilitate the use of alternative travel modes. The proximity of residential uses to employment and commercial centers encourages people to walk or bike to work or shop, rather than drive a vehicle. Therefore, implementation of the Specific Plan would not adversely affect the use of alternative modes Red Hill Avenue Specific Plan 4.13-32 Draft Program Environmental Impact Report TUSTI N Section 4.13 ".20m; Traffic and Transportation xsninzrrvrNur irucaFGi: rl:xr of transportation or conflict with policies, plans, or programs regarding public transit, bike, or pedestrian facilities. No significant impacts are anticipated. Impact Summary: Threshold 4.13-6: Less Than Significant Impact. The Specific Plan would comply with all applicable policies, plans, or programs regarding public transit, bike, or pedestrian facilities. 4.13.7 CUMULATIVE IMPACTS The analysis for Impact 4.13-1 includes traffic conditions in local jurisdictions for cumulative conditions with and without the Specific Plan. The list of related projects incorporated in the analysis, as well as the assumptions incorporated as background, ambient traffic growth for long-term future conditions. Implementation of the Specific Plan would result in a project -specific significant impact at one intersection within the traffic study area. Implementation of MM 4.13-1 reduce the impact to a less than significant level. However, the location is a Caltrans facility and the City cannot impose mitigation on another jurisdiction or agency. 4.13.8 MITIGATION PROGRAM Standard Conditions No standard conditions are applicable to the Specific Plan. j I Mitigation Measures I MM 4.13-1 Red Hill Avenue at Interstate 5 Southbound Ramps: Re -stripe the eastbound approach (the off -ramp) to convert from a shared left -through lane and one dedicated right -turn lane to one dedicated left -turn lane and a shared left -through -right lane. This improvement would provide additional capacity for the heavy eastbound left -turn volume. With this improvement, the intersection would operate at Level of Service D or better during both peak hours. The California Department of Transportation' (Caltrans) approval and cooperation would be required to implement this improvement. 4.13.9 LEVEL OF SIGNIFICANCE AFTER MITIGATION Implementation of MM 4.13-1 would mitigate the Project's impact to a level considered less than significant. However, the City of Tustin cannot impose mitigation on Caltrans. Therefore, if the City is unable to reach an agreement with Caltrans that would ensure that Project impacts occurring to a Caltrans facility would be mitigated concurrent with or preceding the impact, for purposes of this Program EIR, the impact to be mitigated by the improvements would remain significant and unavoidable. All other intersections and roadway segments are not significantly impacted by the Specific Plan. Red Hill Avenue Specific Plan 4.13-33 Draft Program Environmental Impact Report Section 4.13 Traffic and Transportation This page intentionally left blank. Red Hill Avenue Specific Plan 4.13-34 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems 4.14 Utilities and Service Systems This Section addresses the potential impacts on certain utilities and services: water supply, electricity, natural gas, solid waste, and wastewater, and stormwater related to implementation of the Specific Plan Project. 4.14.1 WASTEWATER FACILITIES Regulatory Setting Federal Clean Water Act. The Clean Water Act (33 United States Code §§ Section 1251 et seq.) is the cornerstone of water quality protection in the United States. The Act includes regulatory and non -regulatory tools to sharply reduce direct pollutant discharges into waterways, finance municipal wastewater treatment facilities, and manage polluted runoff. These tools are used to achieve the broader goal of restoring and maintaining the chemical, physical, and biological integrity of the nation's waters so that they can support "the protection and propagation of fish, shellfish, and wildlife and recreation in and on the water." Regional and Local Orange County Sanitation District Capital Facilities Charges. The Orange County Sanitation District (OCSD) Capital Facilities Charge (Ordinance No. OCSD-40) is imposed when a property newly connects to the OCSD system or a previously connected property expands its use. Revenue generated from the charge is used for the acquisition, construction, and reconstruction of OCSD's wastewater collection, treatment, and disposal facilities; to repay principal and interest on debt instruments; or to repay Federal or State loans for the construction and reconstruction of sewage facilities, together with costs of administration and provisions for necessary reserves. East Orange County Water District Sewer System Management Plan. The Sewer System Management Plan (January 2017) provides a plan and schedule to properly manage, operate, and maintain all parts of the City's sanitary sewer system. By planning ahead and ensuring all parts are maintained, the City is able to minimize risk of sanitary sewer overflows and mitigate any that may occur. The Sewer System Management Plan also outlines the emergency response program, operation and maintenance, overflow emergency response plan, and design and performance provisions. City of Tustin General Plan Land Use Element The land Use Element of the City of Tustin General Plan includes goals and policies related to public facilities and services that are applicable to the Specific Plan Project. The purpose of the Land Use Element is to describe present and planned land use activity, and to address issues concerning the relationship between land uses and environmental quality, potential hazards, and social and economic objectives. The Specific Plan's consistency with applicable public service goals and policies of the General Plan are addressed in Section 4.8, Land Use and Planning. Red Hill Avenue Specific Plan 4.14-1 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems Tustin City Code The Tustin City Code identifies land use categories, development standards, and other general provisions that ensure consistency between the City's General Plan and proposed development projects. The following provisions from the Tustin City Code focus on wastewater services: Article 4, Chapter 9, Section 4901 (Prohibition on Illicit Connections and Prohibited Discharges): Prohibits certain solids, liquids, or substances from being deposited or placed in any public sewer, manhole, or pipeline which discharges into a public sewer. Article 9, Chapter 9A, Section A9906 (General Standards and Locational Criteria): Relates to general standards and criteria associated with discharge of treated effluent. Facilities generating wastewaters are to be located in areas with adequate sewer capacity to accommodate the expected wastewater discharge as determined by the City and the OCSD. If sewers are not available, the site should be evaluated for ease of connecting to a sewer or for the feasibility of treated effluent discharge directly into a stream or the ocean. Further, the facility must obtain a valid industrial wastewater discharge permit from the State Water Resources Control Board. Existing Conditions East Orange County Water District (EOCWD) owns and operates a wastewater collection system (sanitary sewer mains within the public streets) that collects and transports wastewater for treatment by the OCSD. Collected wastewater is sent to OCSD's plants located in the cities of Huntington Beach and Fountain Valley. OCSD's service area encompasses 479 square miles of central and northwest Orange County, and it operates two reclamation plants (OCSD, 2017a). Plant No. 1, located in Fountain Valley, has a treatment capacity of 320 million gallons per day (mgd) and currently treats an average daily influent wastewater flow of approximately 117 mgd. Plant No. 2, located in Huntington Beach, has a treatment capacity of 312 mgd and currently treats an average daily influent wastewater flow of approximately 67 mgd. Expansion plans by OCSD are ongoing and designed to address the incremental increase in sewage generation as a result of new development (City of Tustin Urban Water Management Plan [UWMP], 2015). Both plants share a common ocean outfall but Plant No. 1 currently provides all secondary treated wastewater to OCWD's Groundwater Replenishment System for beneficial reuse. On average, 120 mgd of effluent is sent to the Groundwater Replenishment System, a joint -project between the OCWD and OCSD that began operating in 2008. After treatment, OCSD releases the treated water into the Pacific Ocean through an offshore pipeline that extends five miles from the City of Huntington Beach shoreline. Exhibit 4.14-1, Sanitary Sewer System, depicts the sewer line infrastructure located within the Specific Plan area. The OCSD has identified a capacity deficiency in its Mitchell Avenue and Red Hill Avenue trunk mains located downstream of the Specific Plan area. OCSD indicates that the deficiency issues are due to wet weather flows from the City of Santa Ana and that dry conditions flows do not cause system surcharges. No other system deficiencies have been identified by the OCSD. Red Hill Avenue Specific Plan 4.14-2 Draft Program Environmental Impact Report Project Boundary —X—" Existing Sewer Line (*� Proposed Pipe Size Upgrade (OCSD Red Hill Sewer Upgrade) 411 ,S 0 275 550 mmmmr-= Feet NORTH Section 4,14 Utilities and Service This page intentionally left blank. Red Hill Avenue Specific Plan 4.14-4 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems In Fall 2017, the OCSD completed work on its Gisler -Red Hill System Improvements Project, which consisted of new sewer pipe construction on Red Hill Avenue between Warner Avenue and Edinger Avenue and rehabilitation of existing sewers and manholes between McGaw Avenue and Mitchell Avenue. With the exception of the segment between Walnut Avenue and Mitchell Avenue, these improvements are south of the Specific Plan area. Thresholds of Significance The following significance criteria are from CEQA Guidelines Appendix G. The Specific Plan would result in a significant impact related to wastewater treatment if it would: Threshold 4.14-1 Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board. Threshold 4.14-2 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. Threshold 4.14-5 Result in a determination by the wastewater treatment provider which serves or may serve the Specific Plan Project that it has adequate capacity to serve the Project's projected demand in addition to the provider's existing commitments. Environmental Impacts The wastewater treatment requirements issued by the Santa Ana RWQCB for OCSD's treatment plants were developed to ensure that adequate levels of treatment would be provided for the wastewater flows from all land uses within its service area. Table 4.14-1, Specific Plan Area Wastewater Generation, identifies the anticipated wastewater generation associated with new development within the Specific Plan area. Table 4.14-2, OCSD Wastewater Treatment and Capacity, identifies facility capacity for wastewater treatment with development of the Specific Plan. The remaining capacity of the plants would have sufficient capacity to treat wastewater associated with additional development within the Specific Plan area. No new wastewater treatment facilities would be required. Red Hill Avenue Specific Plan 4.14-5 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems The EOCWD and OCSD only allow new development to connect to their sewer systems if there is sufficient capacity or planned expansions of its facilities to accommodate the new developments. The OCSD has identified no impact to its treatment plants and has adequate capacity to accommodate the Specific Plan. The OCSD notes that all future development within the Specific Plan area would be reviewed on a project - by -project basis. New development would not be permitted to exceed the capacity of wastewater conveyance systems or treatment facilities. All expansions of OCSD facilities must be sized and service phased to be consistent with the SCAG regional growth forecasts for the City. The available capacities of OCSD facilities are limited to levels associated with the approved growth identified by SCAG._ The City of Tustin General Plan includes policies and actions to ensure that development is appropriate in scale to current and planned infrastructure capabilities (Policy LU -8.3). Future development projects would be required to comply with the City's Sewer capacity allotment, the Tustin City Code, and OCSD regulations in order to connect to the City's sewer system. This would include the payment of a sewer maintenance fee to construct new sewer infrastructure and/or incremental expansions to the existing sewer system to accommodate individual development to preclude any impact of the development on the sewer system. Impact Summary: Thresholds 4.14-1, 4.14-2, and 4.14-5: Less Than Significant. Although implementation of the Specific Plan Project would increase the generation of wastewater, flows would not exceed the established wastewater treatment requirements. Anticipated wastewater generation may require the construction of water and sewer pipeline facilities within the Specific Plan area. The Project would result in less than significant impacts to wastewater facilities. Cumulative Impacts Given the existing available capacity, the wastewater treatment needs associated with development within the Specific Plan area—together with related past, present, and reasonably foreseeable future projects—would not result in the need for new or expanded wastewater treatment facilities that could result in significant environmental impacts or that could cause the wastewater treatment to exceed the capacity of the wastewater treatment facilities. The cumulative utilities impact with respect to wastewater treatment capacity would be less than significant. Red Hill Avenue Specific Plan 4.14-6 Draft Program Environmental Impact Report TUST r N Section 4,14 € Utilities and Service Systems 8rt5'rII,! AVrNllr xl'GC3G1C 1'I.1`a As noted, the wastewater treatment requirements issued by the RWQCB for OCSD's treatment plants were developed to ensure that adequate levels of treatment would be provided. When combined with existing conditions and expected growth, the Specific Plan's estimated sewage flows would not exceed the existing or projected capacity or ability to transport sewage to the treatment plant or exceed treatment or water quality standards. No significant cumulative impact is anticipated, and the Specific Plan's contribution is not considered cumulatively considerable. Mitigation Program Standard Conditions and Requirements No standard conditions and requirements apply to the Specific Plan. Mitigation Measures No mitigation measures are required to reduce impacts to wastewater services. Level of Significance After Mitigation Potential impacts to wastewater services would be less than significant. 4.14.2 WATER SUPPLY Regulatory Setting Federal Federal Safe Drinking Water Act. The Safe Drinking Water Act (SDWA) was originally passed by Congress in 1974 to protect public health by regulating the nation's public drinking water supply. The law was amended in 1986 and 1996, and requires many actions to protect drinking water and its sources: rivers, lakes, reservoirs, springs, and groundwater wells. The SDWA applies to every public water system in the United States. The SDWA authorizes the U.S. EPA to set national health -based standards for drinking water to protect against both naturally -occurring and man-made contaminants that may be found in drinking water. The U.S. EPA, states, and water systems work together to make sure that these standards are met. Originally, the SDWA focused primarily on treatment as the means of providing safe drinking water at the tap. The 1996 amendments greatly enhanced the existing law by recognizing source water protection, operator training, funding for water system improvements, and public information as important components of safe drinking water. This approach ensures the quality of drinking water by protecting it from source to tap. State of California California Urban Water Management Planning Act. The Urban Water Management Planning Act of 1983 (California Water Code §§ 10610 et seq.) requires urban water suppliers to develop urban water management plans. While generally aimed at encouraging water suppliers to implement water conservation measures, it also creates long-term planning obligations to meet existing and future needs. In accordance with the CWC, urban water suppliers with 3,000 or more service connections or supplying Red Hill Avenue Specific Plan 4.14-7 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems 3,000 or more acre-feet of water per year are required to assess the reliability of its water sources over a 20 -year planning horizon and to update the data in the urban water plans every 5 years. Demand management is a critical component of the UWMP process. This was codified in 2009 when the Water Conservation Bill of 2009 (SBX7-7) was passed. SBX7-7 requires a statewide 20 percent reduction in urban per capita water use by December 31, 2020. AB 2067 and SB 1420 also address water use reduction strategies. Eligible water suppliers are required to provide a "narrative description" that addresses the nature and extent of each water demand management measure implemented over the last five years, and the measures the supplier plans to implement to achieve its water use targets in accordance with SBX7-7. Regional and Local Water is provided to the City by the EOCWD and the Irvine Ranch Water District (IRWD). Therefore, two UWMPs are applicable to the City. However, the Specific Plan area is located only within the service area of the EOCWD. All use, supply, and population forecasts are based on that portion of the City within its service area. City of Tustin Urban Water Management Plan. The City's UWMP is required under Water Code Section 10610 through 10656 of the Urban Water Management Planning Act, effective January 1, 1984. The Act requires all urban water suppliers to prepare, adopt, and file a UWMP with the California Department of Water Resources every five years. The UWMP outlines current water demands, sources, and supply reliability to the City by forecasting water use based on climate, demographics, and land use changes within the City. The UWMP also provides demand management measures to increase water use efficiency for various land use types and details.a water supplies contingency plan in case of shortage emergencies. The 2015 UWMP was adopted in June 2016. City of Tustin General Plan Conservation/Open Space/ Recreation Element The Conservation/Open Space/Recreation Element of the City of Tustin General Plan deals primarily with the preservation of natural resources, such as water, soils, minerals, and animal life. The Specific Plan's consistency with applicable General Plan goals and policies is provided in Section 4.8, Land Use and Planning. Tustin City Code Article 4, Chapter 10, Section 4952 (Water Conservation Stages) seeks to reduce water consumption through (1) permanent water conservation requirements during non -shortage conditions and (2) four levels of water supply shortage response actions to be implemented within the City during times of declared water shortage. The program would prevent waste or unreasonable use of water; maximize the efficient use of water; and ensure a reliable and sustainable minimum supply of water for public health, safety, and welfare. Article 9, Chapter 7, Section 9704 (Landscape Water Use Standards) establishes procedures and standards for the design, installation, and maintenance of water -efficient landscapes in conjunction with new construction projects within the City to promote the conservation and efficient use of water and to prevent the waste of available water resources. Red Hill Avenue Specific Plan 4.14-8 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems Existing Conditions The Specific Plan area is within the service area of the EOCWD. The domestic water system within the Specific Plan area is owned and operated by the City. By 2035, the City expects to produce approximately 71 percent of its own water through groundwater extraction and import the remaining 29 percent from EOCWD. The UWMP concludes that water supply is available and reliable for the City through 2035, including an aggregate seven percent increase in City population (that portion of the population within the EOCWD service area). Imported Water Supply The City receives its water from two main sources: local well water from the Lower Santa Ana River Groundwater Basin (Groundwater Basin) which is managed by the Orange County Water District (OCWD) and imported water from the Municipal Water District of Orange County (MWDOC) through the EOCWD. MWDOC is Orange County's wholesale supplier and is a member agency of the Metropolitan Water District of Southern California (Metropolitan)' as addressed in the Water Supply Memorandum, 2017) and provided in Appendix G to this Program EIR. Approximately 26 percent is imported water purchased from EOCWD. The City has eight untreated or "clear" groundwater wells that pump directly into the distribution system and two treatment facilities that treat groundwater from five additional wells. Elevations in the EOCWD service area are approximately 210 feet above msl. The existing storage system consists of six reservoirs with a combined storage capacity of approximately 13.83 million gallons (mg) (Water Supply Memorandum, 2017; Appendix G). Groundwater The City receives approximately 74 percent of its water from underlying groundwater in the Groundwater Basin, a 350 -square -mile aquifer located beneath northern and central Orange County. OCWD regulates the basin by a basin production percentage. The Groundwater Basin production percentage is the percentage of groundwater that an agency can pump based on its total potable water demand. Groundwater conditions in the Groundwater Basin are influenced by the natural hydrologic conditions of rainfall, groundwater seepage, and stream flow. Incidental recharge accounts for a significant amount of the Groundwater Basin's producible yield including precipitation and subsurface inflow. The recent average production from the main portion of the Groundwater Basin is approximately 330,000 acre-feet per year (AFY). Reclaimed Water Supplies Reclaimed water is not currently provided within the Specific Plan area. ' As the regional wholesale supplier for much of Orange County, MWDOC works in collaboration with each of its retail agencies as well as Metropolitan, its wholesaler, to develop demand projections for imported water. Red Hill Avenue Specific Plan 4.14-9 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems Water Supply and Demand The UWMP was updated in 2015 and identifies water demand through year 2040 and the available water supply. The City's General Plan buildout is assumed within the growth factors of the UWMP. The City water use per capita per day in 2015 was 122 gallons, and in 2015 the City delivered 11,113 AF of water. The City's 2015 UWMP estimates that water demands will grow to 12,221 AF per year by 2035, which would be met by an increase in groundwater pumping and a reduction in reliance on imported supplies (UWMP, 2015). The reliability of water sources is addressed in the UWMP for that portion of the City within the EOCWD service area. Table 4.14-3, EOCWD Current and Projected Water Supplies, shows current and future water supplies. Table 4.14-3. EOCWD Current and Projected Water Supplies (AFY) Imported Potable 2,914 566 607 611 611 612 Water Groundwater Potable 8,200 10,745 11,534 11,613 11,610 11,626 Recycled Non- 0 0 0 0 0 0 Water Potable Total — 11,113 1 11,310 12,141 12,224 12,221 1 12,238 Source: City of Tustin UWMP, Table 6-8 and 6-9,2016. Water Infrastructure Exhibit 4.14-2, Water Facilities Plan, depicts the water infrastructure within the Specific Plan area. In addition to the pipe infrastructure in the streets, there are sites within the Specific Plan area that contain public water mains in water easements across private property. The majority of the mains are six-inch lines. Thresholds of Significance The following significance criteria are from CEQA Guidelines Appendix G. The Specific Plan would result in a significant water impact if it would: Threshold 4.14-2 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. Threshold 4.14-4 Have sufficient water supplies available to serve the Specific Plan from existing entitlements and resources, or are new or expanded entitlements needed. Red Hill Avenue Specific Plan 4.14-10 Draft Program Environmental Impact Report I ly Project Boundary V) —X-11 Existing Water Line P X < (XII) Future Pipe Size Upgrade Metropolitan Water District Utilities I -x 0� XX '0 a�\, > IZS�'IN V > >0 275 550 mmmmr—= Feet Section 4.14 Utilities and Service Systems This page intentionally left blank. Red Hill Avenue Specific Plan 4.14-12 Draft Program Environmental impact Report Section 4.14 Utilities and Service Systems Environmental Impacts Water Supply and Demand Based on the 2015 rate (122 gallons per capita per day), the estimated 1,520 residents and 722 employees within the Specific Plan would generate an additional water demand of 273,524 gallons per day or 306 AFY. The City's water demand and supply is estimated to grow from 11,113 AFY to 12,238 AFY by 2040, which is an increase of 1,125 AFY for normal year. For single and multiple dry years, demand and supply would be 12,972 AFY, an increase of 1,859 AFY over existing conditions. New uses within the Specific Plan would generate a demand of 306 AFY, which would be within the anticipated increase in demand and supply of water assumed in the UWMP for 2040 for normal year and multiple dry years (Appendix G). The Specific Plan accommodates the projected growth within that portion of the City covered by the EOCWD service area. The Specific Plan would be served from existing entitlements and new or expanded water entitlements would not be needed due to diversified supply and conservation measures. The City can meet all customer demands within the service area through the purchase of significant reserves held by Metropolitan, local groundwater supplies, and through implementation of conservation measures in multiple dry years from 2020 through 2040. Furthermore, the City's water supply is reliable, and is addressed in UWMP Chapter 3, Water Sources and Supply Reliability; its water shortage plan is addressed in Chapter 5, Water Shortage Contingency Plan. As demonstrated by the City's 2015 UWMP, the proposed growth in the Specific Plan area falls within the assumptions made for growth in the City through 2040 and sufficient water supply exists to serve the proposed uses identified in the Specific Plan area. To provide potable water and fire service to the existing and proposed land uses within the Specific Plan area, additional water infrastructure would be required. It is anticipated that the section of the existing six-inch and eight -inch water mains in Red Hill Avenue would be replaced with a larger diameter pipe and extend east from 1-5 to the terminus at San Juan Street as a condition of development of the adjacent properties (Exhibit 4.14-2). The City also has a long-range plan to upgrade other sections of water mains in the area. Other anticipated improvements include public meters and backflow devices that would be required for domestic water service and/or separate fire lines for individual developments as they occur. The Specific Plan can provide sufficient water infrastructure improvements to provide water to the projects within the Specific Plan area, as needed. No significant impacts are anticipated. Impact Summary: Threshold 4.14-2 and 4.14-4: Less Than Significant. Water services can be provided to the Specific Plan area without significantly impacting existing and planned development within the EOCWD service area. Projects would be required to comply with SC 4.14-1 and 4.14-2. Cumulative Impacts Given the existing available water supply, the water supply needs of the Specific Plan—together with related past, present, and reasonably foreseeable future projects—would not result in the need for new or expanded water entitlements that could result in significant environmental impacts. The cumulative utilities impact with respect to water supply would be less than significant. Red Hill Avenue Specific Plan 4.14-13 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems As with any future development within the Specific Plan area, any cumulative projects are required to conduct environmental review under CEQA and are approved by the City on a project -by -project basis. Since implementation of the Specific Plan would not have a significant impact on the water supply and would have adequate water infrastructure improvements, the Specific Plan would not combine with other cumulative projects to result in significant water supply and infrastructure impacts. Mitigation Program Standard Conditions and Requirements SC 4.14-1 Future development within the Specific Plan area would comply with Article 4, Chapter 10, Section 4952 of the Tustin City Code which seeks to reduce water consumption through (1) permanent water conservation requirements during non -shortage conditions and (2) four levels of water supply shortage response actions to be implemented within the City during times of declared water shortage. The program would prevent waste or unreasonable use of water; maximize the efficient use of water; and ensure a reliable and sustainable minimum supply of water for public health, safety, and welfare. SC 4.14-2 Future development within the Specific Plan area would comply with Article 9, Chapter 7, Section 9704 of the Tustin City Code which establishes procedures and standards for the design, installation, and maintenance of water -efficient landscapes in conjunction with new construction projects within the City to promote the conservation and efficient use of water and to prevent the waste of available water resources. Mitigation Measures No mitigation measures are required to reduce impacts to water supply. Level of Significance After Mitigation Compliance with standard conditions identified in the Mitigation Program would preclude potential impacts to water supply. 4.14.3 STORM WATER FACILITIES Regulatory Setting State of California National Pollutant Discharge Elimination System Program (NPDES). Please refer to Section 4.7, Hydrology and Water Quality, for a description of the NPDES permit program. Local and Regional Orange County Drainage Area Management Plan (DAMP). Please refer to Section 4.7, Hydrology and Water Quality, for a description of the DAMP. Red Hill Avenue Specific Plan 4.14-14 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems City of Tustin General Plan The Specific Plan's consistency with applicable public infrastructure goals and policies of the General Plan are addressed in Section 4.8, Land Use and Planning. Tustin City Code Article 9, Chapter 3, Part 3, Section 9332.b: Requires stormwater runoff from a subdivision to be collected and conveyed by an approved storm drain system. The storm drain system shall be designed for ultimate development of the watershed and shall be capable of collecting and conveying runoff generated by a 100 -year flood. The storm drain system shall provide for the protection of abutting and off-site properties that would be adversely affected by any increase in runoff attributed to the development. Off-site storm drain improvements may be required to satisfy this requirement. Environmental Setting The Specific Plan area lies within the Peters Canyon tributary area of the San Diego Creek watershed. Regional drainage facilities are owned and operated by Orange County Public Works, Flood Division (OC Flood). Local drainage facilities are owned and operated by the City (see Section 4.7, Hydrology and Water Quality, Exhibit 4.7-1, Existing Storm Drain System). Within the Specific Plan area, there are existing drainage facilities in Red Hill Avenue, EI Camino Real, San Juan Street, Mitchell Avenue and Walnut Avenue. In general, drainage on the north side of 1-5 drains into local storm drains and is directed into OC Flood's F07P07 facility located in Browning Avenue. Drainage on the south side of 1-5 drains into local storm drains and is directed into OC Flood's F10P01 facility located in Red Hill Avenue, south of Mitchell Avenue. The Specific Plan area lies within FEMA Flood Zone "X", and is not subject to flood insurance requirements. The Specific Plan area lies within a hydromodification zone, as defined in the Stormwater Quality Technical Guidance Document prepared by the County of Orange. Development on sites within the Specific Plan area is required to detain and retain runoff to existing condition levels. Infiltration is required if technically feasible, and no defined infiltration constraints are depicted in the Stormwater Quality Technical Guidance Document for this area. Thresholds of Significance The following significance criteria are CEQA Guidelines Appendix G. The Specific Plan would result in a significant impact to the storm drain infrastructure if it would: Threshold 4.14-3 Require or result in the construction of new stormwater drainage facilities or . expansion of existing facilities, the construction of which would not cause significant environmental effects. Environmental Impacts Projects would be required to apply for encroachment permits for connection to the City storm drain infrastructure. For future development projects within the Specific Plan, direct connection to the City's existing storm drain system is preferable provided that the existing tributary areas and flow rates to the existing drains are not exceeded by new development. Alternatively, applicants may provide hydraulic Red Hill Avenue Specific Plan 4.14-15 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems analyses of the downstream storm drain system that demonstrate no significant impacts to the City storm drain infrastructure. Should storm drains not be available for connection, applicants can propose drainage systems using parkway drains to direct runoff directly to the adjacent street curb and gutter section. In all cases, stormwater quality requirements must be met. New on-site stormwater drainage facilities would be constructed in accordance with applicable regulatory requirements. Applicants for future development within the Specific Plan area would be required to demonstrate that existing flow rates would not be exceeded with project development. For all development, post -construction measures under the Orange County DAMP require co -permittees to implement structural and nonstructural BMPs that would mimic predevelopment quantity and quality runoff conditions for new development. Therefore, no large net increases in storm drainage rates or volumes are expected due to implementation of the Specific Plan. Adherence to all applicable provisions within the Orange County DAMP and City permits would result in a less than significant impact. Impact Summary: Threshold 4.14-3: Less Than Significant With Mitigation. Storm drainage can be provided to development sites within the Specific Plan area without significantly impacting infrastructure in the City. Please refer to Standard Conditions and Mitigation Measures in Section 4.7, Hydrology and Water Quality. Cumulative Impacts Given the existing available infrastructure and proposed upgrades to pipelines, anticipated storm drain infrastructure for the Specific Plan area—together with related past, present, and reasonably foreseeable future projects—would not result in the need for new or expanded storm drainage facilities that could i LJ result in significant environmental impacts. The cumulative utilities impact with respect to stormwater would be less than significant. Mitigation Program Standard Conditions and Requirements Please refer to SCs 4.7-1, 4.7-2, and 4.7-3 in Section 4.7, Hydrology and Water Quality. Mitigation Measures Please refer to MM 4.7-1 and MM 4.7-2 in Section 4.7, Hydrology and Water Quality. Level of Significance After Mitigation With implementation of the Mitigation Program set forth in this Program EIR, potential impacts to would be reduced to a level considered less than significant. 4.14.4 SOLID WASTE Regulatory Setting Federal Resource Conservation and Recovery Act of 1976. The Resource Conservation and Recovery Act of 1976 (RCRA) (Title 40 of the Code of Federal Regulations), Part 258, contains regulations for municipal solid Red Hill Avenue Specific Plan 4.14-16 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems waste landfills and requires states to implement their own permitting programs incorporating the Federal landfill criteria. The Federal regulations address the location, operation, design (liners, leachate collection, run-off control, etc.), groundwater monitoring, and closure of landfills. State of California Assembly Bill 939 and Senate Bill 1016 — California Integrated Waste Management Act and Per Capital Disposal Measurement System. In 1989, the legislature adopted the California Integrated Waste Management Act of 1989. The act requires every city and county in the State to prepare a source reduction and recycling element in addition to a solid waste management plan to identify how the jurisdiction would meet mandatory goals of 50 percent solid waste diversion by the year 2000 and 75 percent solid waste diversion by 2010. The Act also established the framework for State inspection and enforcement of solid waste facilities and regulates safe transportation and disposal of solid waste. Projects that would have an adverse effect on waste diversion goals are required to include waste diversion mitigation measures to assist in reducing these impacts to less -than -significant levels. With the passage of Senate Bill 1016 (the Per Capita Disposal Measurement System) in 2006, only per capita disposal rates are measured to determine if a jurisdiction's efforts are meeting the intent of Assembly Bill (AB) 939. City of Tustin General Plan The Specific Plan's consistency with applicable public service goals and policies of the General Plan are addressed in Section 4.8, Land Use and Planning. Tustin City Code Article 4, Chapter 3, Part 1, covers the general provisions regarding solid waste handling in order to protect the public health, safety and welfare and to meet the City's obligations under the California Integrated Waste Management Act of 1989 (AB 939). Existing Conditions The City contracts for residential refuse collection. Solid waste materials are transported to a Materials Recovery Facility where it is sorted for recyclables. The County of Orange owns and operates three landfills: Olinda Alpha Landfill in Brea, Frank R. Bowerman in Irvine, and Prima Deshecha in San Juan Capistrano (OC Waste & Recycling, 2016a). The Frank R. Bowerman Sanitary Landfill, located at 11002 Bee Canyon Access Road in Irvine, serves Tustin. Table 4.14-4, Orange County Landfills and Capacity, includes capacity information for the County's landfills. Red Hill Avenue Specific Plan 4.14-17 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems Table 4.14-4. Orange County Landfills and Capacity Maximum Maximum �TPD Annual Scheduled' Landfill `Location =Constructed =Size TPD = Average _ Closure Olinda Alpha Brea 1960 565 ac; 453 ac for 7,000 8,000 2030 Landfill waste disposal Frank R. Irvine 1990 725 ac; 534 ac for 11,500 8,500 2053 Bowerman waste disposal Prime San Juan 1976 1530 ac; 697 ac for 4,000 1,400 2067 Deshecha Capistrano waste disposal ac = acre; tpd = tons per day Source: California Department of Resources Recycling and Recovery, 2017. Thresholds of Shyificance The following significance criteria are from CEQA Guidelines Appendix G. The Specific Plan would result in a significant impact on the environment if it would: Threshold 4.14-6 Be served by a landfill with insufficient permitted capacity to accommodate the Project's solid waste disposal needs. Threshold 4.14-7 Comply with Federal, State, and local statutes and regulations related to solid waste. Environmental Impacts Solid waste disposal services must follow Federal, State, and local statutes and regulations related to the collection of solid waste. Development within the Specific Plan area would be required to comply with all applicable State and local waste diversion requirements, including AB 939 and SB 1016, and Article 4, Chapter 3, Part 1, of the Tustin City Code. The Bowerman Landfill has a daily maximum intake load of 11,500 tons per day with 8,500 tons per day annual average. The remaining disposal capacity of 205 million cubic yards, as of February 29, 2008 (CalRecycle, 2017). CalRecycle requires that all counties have an approved Countywide Integrated Waste Management Plan (CIWMP). To be approved, the CIWMP must demonstrate sufficient solid waste disposal capacity for at least 15 years, or identify additional available capacity outside of the County's jurisdiction. Orange County's CIWMP was approved in 1996 and concluded that the landfill system has capacity in excess of 15 years. As identified in Table 4.14-5, Estimated Solid Waste Generation, land uses within the Specific Plan area could generate approximately 7,740 pounds of solid waste per day (3.87 tons/day or 1412.5 tons/year). The solid waste generation of the Specific Plan is consistent with the daily capacity of the Bowerman Landfill, representing a nominal percentage of the maximum intake load. Therefore, the Specific Plan would have a less than significant impact on landfills. Red Hill Avenue Specific Plan 4.14-18 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems Table 4.14-5. Estimated Solid Waste Generation Units/Square Feet Solid Waste Generation Rate - Solid Waste=Generation 500 dwelling units 12.23 lbs/unit/day 6,115 lbs/day 325,000 sf of commercial 5 lbs/1,000 sf/day 1,625 lbs/day Total 7,740 lbs/day (1412.5 tons/yr)'• a. Exclusive of existing development. Source: CalRecycle, Estimated Solid Waste Generation Rates, https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates, 2016. Impact Summary: Thresholds 4.14-6 and 4.14-7: Less Than Significant Impact. Solid waste services can be provided to development within the Specific Plan area without significantly impacting landfills within the County. Projects would be required to comply with SC 4.14-3. Cumulative Impacts Future projects in the area would increase solid waste generation and decrease available capacity of the County's landfills. However, as with the Specific Plan, these projects have been or would be, required to conduct an environmental review. Furthermore, the Frank R. Bowerman landfill is forecasted to have sufficient capacity to serve current and future needs until its scheduled closure in December 2053. The Specific Plan would not combine with other cumulative projects to result in significant impacts to solid waste. Mitigation Program Standard Conditions and Requirements SC 4.14-3 Applicants shall prepare and obtain approval of a Construction and Demolition Waste Management Plan (CDWMD) for a project. The CWMP shall list the types and weights or volumes of solid waste materials expected to be generated from construction. The CDWMP shall include options to divert from landfill disposal, nonhazardous materials for reuse or recycling by a minimum of 65 percent of total weight or volume (or requirements in place at the time of project entitlement). Mitigation Measures No mitigation measures are required to reduce impacts to solid waste services. Level of Significance After Mitigation Implementation of the Mitigation Program set forth in this Program EIR would preclude significant solid waste disposal impacts. 4.14.5 ENERGY CONSUMPTION Introduction Public Resources Code Section 21100(b)(3) and the State CEQA Guidelines Section 15126.4 require EIRs to describe, where relevant, the wasteful, inefficient, and unnecessary consumption of energy caused by Red Hill Avenue Specific Plan 4.14-19 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems a project. In 1975, largely in response to the oil crisis of the 1970s, the California State Legislature adopted AB 1575, which created the California Energy Commission (CEC). The CEC's statutory mission is to forecast future energy needs, license thermal power plants of 50 megawatts or larger, develop energy technologies and renewable energy resources, plan for and direct State responses to energy emergencies, and—perhaps most importantly—promote energy efficiency through the adoption and enforcement of appliance and building energy efficiency standards. AB 1575 also amended Public Resources Code Section 21100(b)(3) to require EIRs to consider the wasteful, inefficient, and unnecessary consumption of energy caused by a project. In addition, CEQA Guidelines Section 15126.4 was adopted in 1998 which requires that an EIR describe feasible mitigation measures which would minimize the inefficient and unnecessary consumption of energy. Thereafter, the State Resources Agency created CEQA Guidelines Appendix F. State CEQA Guidelines Appendix F is an advisory document that assists EIR preparers in determining whether a project will result in the inefficient, wasteful, and unnecessary consumption of energy. The discussion below analyzes the Specific Plan's potential energy consumption impacts on energy resources. Regulatory Setting Federal Federal Energy Regulatory Commission. The Federal Energy Regulatory Commission duties include the regulation of the transmission and sale of electricity and natural gas in interstate commerce, licensing of hydroelectric projects, and oversight of related environmental matters. Energy Policy Act of 2005. On August 8, 2005, President George W. Bush signed the National Energy Policy Act of 2005 (EPAct) (Public Law 109-58) into law. This' comprehensive energy legislation contains several electricity -related provisions that aim to: ■ Help ensure that consumers receive electricity over a dependable, modern infrastructure; ■ Remove outdated obstacles to investment in electricity transmission lines; ■ Make electric reliability standards mandatory instead of optional; and ■ Give Federal officials the authority to site new power lines in Department of Energy -designated National corridors in certain limited circumstances. The Renewable Fuel Standard (RFS) Program was created under the EPAct, and established the first renewable fuel volume mandate in the United States. The RFS Program regulations were developed in collaboration with refiners, renewable fuel producers, and many other stakeholders. As required under EPAct, the original RFS Program (RFS1) required 7.5 billion gallons of renewable fuel to be blended into gasoline by 2012. Energy Independence and Security Act of 2007. The Energy Independence and Security Act (EISA; Public Law 110-140) was signed into law by President George W. Bush on December 19, 2007. The EISA's goal is to achieve energy security in the United States by increasing renewable fuel production, improving energy efficiency and performance, protecting consumers, improving vehicle fuel economy, and promoting research on greenhouse gas (GHG) capture and storage. Under the EISA, the RFS1 program was expanded in several key ways (the expanded program is referred to as RFS2): ■ EISA expanded the RFS Program to include diesel, in addition to gasoline; Red Hill Avenue Specific Plan 4.14-20 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems ■ EISA increased the volume of renewable fuel required to be blended into transportation fuel from 9 billion gallons in 2008 to 36 billion gallons by 2022; ■ EISA established new categories of renewable fuel, and set separate volume requirements for each one; and ■ EISA required the USEPA to apply lifecycle GHG performance threshold standards to ensure that each category of renewable fuel emits fewer GHG than the petroleum fuel it replaces. RFS2 lays the foundation for achieving significant reductions of GHG from the use of renewable fuels, for reducing imported petroleum, and encouraging the development and expansion of the nation's renewable fuels sector. The EISA also includes a variety of new standards for lighting and for residential and commercial appliance equipment. The equipment includes residential refrigerators, freezers, refrigerator -freezers, metal halide lamps, and commercial walk-in coolers and freezers. Additional provisions of the EISA address energy savings in government and public institutions, promoting research for alternative energy, additional research in carbon capture, international energy programs, and the creation of "green jobs". State of California California Public Utilities Commission. Established in 1911, the California Public Utilities Commission (CPUC) regulates privately owned electric, natural gas, telecommunications, water, railroad, rail transit, and passenger transportation companies. The CPUC is organized into several advisory units, an enforcement division, and a strategic planning group. Both Southern California Edison Company (SCE) and Southern California Gas Company (SoCalGas) are regulated by the CPUC. California Energy Commission. The California Energy Commission (CEC) was created in 1974 as the State's principal energy planning organization in order to meet the energy challenges facing the State in response to the 1973 oil embargo. The CEC is charged with six basic responsibilities when designing State energy policy: ■ Forecast statewide electricity needs. ■ License power plants to meet those needs. ■ Promote energy conservation and efficiency measures. ■ Develop renewable energy resources and alternative energy technologies. • Promote research, development and demonstration. ■ Plan for and direct the State's response to energy emergencies. Title 24, California Code of Regulations. Title 24, California Building Standards, contains the energy efficiency standards related to residential and nonresidential buildings. Title 24 standards are based, in part, on a State mandate to reduce California's energy demand. These are prescriptive standards that establish maximum energy consumption levels for the heating and cooling of new buildings. The use of alternative energy applications in development projects, while encouraged, is not required as a development condition. Such applications may include installation of photovoltaic solar panels, active solar water heating systems, or integrated pool deck water heating systems, all of which serve to displace consumption of conventional energy sources. Incentives are primarily State and Federal tax credits, as Red Hill Avenue Specific Plan 4.14-21 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems well as reduced energy bills. The Subdivision Map Act requires subdivisions of five or more lots, other than condominium conversions, to provide for, to the extent feasible, future passive or natural heating or cooling opportunities in the subdivision. The City is responsible for implementing this requirement. A new development project is required to incorporate the most recent Title 24 standards in effect at the time a building permit application is submitted.2 The 2016 standards went into effect on January 1, 2017. California's energy efficiency standards are updated on an approximate three-year cycle. California Green Building Standards. The California Green Building Standards Code (California Code of Regulations, Title 24, Part 11), commonly referred to as the CALGreen Code, is a statewide mandatory construction code that was developed and adopted by the California Building Standards Commission and the California Department of Housing and Community Development. CALGreen standards require new residential and commercial buildings to comply with mandatory measures under five topical areas: planning and design; energy efficiency; water efficiency and conservation; material conservation and resource efficiency; and environmental quality. CALGreen also provides voluntary tiers and measures that local governments may adopt which encourage or require additional measures in the five green building topics. The 2016 CALGreen Code became effective on January 1, 2017. Appendix F to the State CEQA Guidelines. Pursuant to Public Resources Code Section 21100(b)(3), an EIR must include a "discussion of the potential energy impacts of proposed projects." Because "lead agencies have not consistently included such analysis in their EIRs, the California Natural Resources Agency amended Appendix F to the CEQA Guidelines in 2009 "to ensure that lead agencies comply with the substantive directive in Section 21100(b)(3)," Clean Energy Committee v. City of Woodland (2014) 225 Cal. j App. 4th 173, 209 (citing Cal. Natural Resources Agency, Final Statement of Reason for Regulatory Action: Amendments to the State CEQA Guidelines Addressing Analysis and Mitigation of Greenhouse Gas Emissions Pursuant to SB97 (Dec. 2009) p. 71). CEQA Guidelines Appendix F lists environmental impacts and mitigation measures that an EIR may include. What is required is a "discussion of the potential energy impacts of proposed projects, with particular emphasis on avoiding or reducing inefficient, wasteful and unnecessary consumption of energy (see Public Resources Code Section 21100(b)(3))." Potential impacts that may be discussed include: ■ A project's energy requirements and its energy use efficiencies by amount and fuel type for each stage of the project including construction, operation, maintenance, and/or removal. If appropriate, the energy intensiveness of materials may be discussed. ■ The effects of a project on local and regional energy supplies and on requirements for additional capacity. ■ The effects of a project on peak and base period demands for electricity and other forms of energy. ■ The degree to which a project complies with existing energy standards. ■ The effects of a project on energy resources. ■ A project's forecasted transportation energy use requirements and its overall use of efficient transportation alternatives. 2 Please also refer to Section 4.5, Greenhouse Gas Emissions. Red Hill Avenue Specific Plan 4.14-22 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems Local and Regional City of Tustin General Plan. The Specific Plan's consistency with applicable public service goals and policies of the General Plan are addressed in Section 4.8, Land Use and Planning. Existing Conditions Electricity SCE is the distribution provider for electricity in the City. Electrical structures and power lines are owned and operated by SCE. New electrical service within SCE's service area is provided on an as -needed basis. SCE is regulated by the CPUC, which protects customers from overcharge and promotes energy efficiency, system reliability, and financial integrity of utilities. SCE delivers power to 15 million people in 50,000 square -miles across central, coastal and Southern California, excluding the City of Los Angeles and some other cities (SCE, 2017). The Specific Plan area is currently connected to the SCE power grid. Electricity is quantified using kilowatts (kW) and kilowatt-hour (kWh). A kW is a measure of 1,000 watts of electrical power and a kWh is a measure of electrical energy equivalent to a power consumption of 1,000 watts for 1 hour. The kWh is commonly used as a billing unit for energy delivered to consumers by electric utilities. According to the California Energy Commission's April 21, 2016 "Tracking Progress" regarding Statewide Energy Demand, total electric energy usage in California was 281,916 gigawatt hours in 2014. A gigawatt is a unit of electric power equal to one billion (109) watts or 1,000 megawatts (1,000 kW). Natural Gas SoCalGas provides natural gas to the City. Its service territory encompasses approximately 23,000 square miles in most of central and Southern California. The Specific Plan area has natural gas service provided to existing uses within the area. Thresholds of Significance To address the directives of State CEQA Guidelines Appendix F, project -related energy impacts area examined through analysis of the following questions: Would this project increase demand for energy that requires expanded supplies or the construction of new infrastructure or expansion of existing facilities, the construction of which could cause significant environmental effects? ■ Would this project result in an inefficient, wasteful and unnecessary consumption of energy? The following impact analysis focuses on the three sources of energy that are relevant to the Specific Plan: electricity; natural gas; and transportation fuel for vehicle trips associated with new development as well as the fuel necessary for construction. Environmental Impacts Electricity New development within the Specific Plan area would increase demand for electricity and natural gas services provided by SCE and SoCalGas. Table 4.14-6, Estimated Electricity and Natural Gas Generation, Red Hill Avenue Specific Plan 4.14-23 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems identifies the total estimated natural gas and electricity generation for new development within the P Specific Plan area. Based on the CEC, residential land uses use approximately 2,379 kWh of electricity per capita per year and commercial land uses use approximately 14.06 kWh of electricity per square foot per year (CEC, 2006; CEC, 2011). Therefore, the Specific Plan would use approximately 8,185,580 kWh per year. The Project would represent an increase in electricity usage over existing uses. Table 4.14-6. Estimated Electricity and Natural Gas Generation Electricity 500 units (1,520 residents) 2,379 kWh/capita/year 3,616,080 kWh year 325,000 sf of commercial (722 employees) 14.06 kWh/sf/year 4,569,500 kWh/year Total 8,185,580 kWh/year Natural Gas 500 units (1,520 residents) 13,700 kBTU/capita/year 20,824,000 kBTU/year 325,000 sf of commercial (722 employees) 4.63 kBTU/sf/year 1,504,750 kBTU/year I Total I I 22,328,750 kBTU/year a. Exclusive of existing development. sf = square feet; BTU= British Thermal Unit Sources: CEC 2006; CEC 2011. The increased demand is expected to be adequately served by the existing SCE electrical facilities within the Specific Plan area. The CEC prepares 10 -year forecasts for electricity in California and for major utility planning areas within the State. The most recent forecasts are for 2016-2026, and are updated annually to include more recent economic and demographic projections and to adjust for the latest historical data available for consumption, peak demand, temperatures, and electricity rates. The forecasts that it would have adequate electricity to meet the expected growth in its service area. Using SCE's anticipated consumption in 2027 in a high -demand consumption scenario, electricity demand is expected to be 124,287 GWh within its service area (CEC, 2017). The increase in electricity demand from the Specific Plan is anticipated to be 0.006 percent of overall annual demand in SCE's service area. It is also important to note, that the City's General Plan anticipates additional growth within the boundaries of the proposed Specific Plan area. Therefore, projected electrical demand would not significantly impact SCE's level of service. Prior to issuance of a building permit for future development within the Specific Plan area, the Community Development Department, Building Division would review and verify that the development plans demonstrate compliance with the current version of the Building and Energy Efficiency Standards. Future development within the Specific Plan would also be required to adhere to the provisions of CALGreen, which establishes planning and design standards for sustainable site development, energy efficiency (in excess of the California Energy Code requirements), water conservation, material conservation, and internal air contaminants. Impacts to electrical service would be less than significant. Red Hill Avenue Specific Plan 4.14-24 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems Natural Gas Based on CEC generation factors, residential land uses generate the need for approximately 13,700 kBTU of natural gas per capita per year and non-residential uses use approximately 4.63 kBTU of natural gas per square foot per year (CEC, 2006). Therefore, new development within the Specific Plan area would use approximately 22,328,750 kWh per year (Table 4.14-6). Implementation of the Specific Plan would represent an increase in natural gas usage over existing uses. The increased demand is expected to be adequately served by the existing SoCalGas facilities. Total supplies of natural gas available to SoCalGas are expected to remain stable at 3.875 billion cubic feet of natural gas per day (bcfd), that is, 1,414,375 billion BTU per year, between 2015 and 2035 (California Gas and Electric Utilities, 2016). Total natural gas consumption in SoCalGas' service area is forecasted to be 2.647 bcfd (966,155 billion BTU per year) in 2035. Therefore, the natural gas demand resulting from implementation of the Specific Plan would represent a nominal percentage of overall demand in SoCalGas' service area. Additionally, the 2016 California Gas Report, as supplemented in 2017, (CGEU, 2017), noted that over the forecast period through 2035, the demand per meter is expected to decline at an average annual rate of 0.7 percent for multi -family and single-family residences. The reduction is associated with conservation and the energy savings from more restrictive building and appliance standards and energy efficiency programs and from demand reductions resulting from deployment of the Advanced Meter Infrastructure project in the Southern California area. Gas use per commercial customer is also projected to decline slightly over the forecast horizon due to continuing energy efficiency efforts as well as warmer temperatures. The CPUC grants operating permits (Certificates of Public Convenience and Necessity) to natural gas storage providers pursuant to Public Utilities Code Section 1001. One of the CPUC's primary jurisdictional responsibilities with respect to gas storage fields is to ensure there is enough storage in California to meet demand. SoCalGas is a rate -regulated utility, so the CPUC has authority over the recovery of costs of the utilities for operating the gas storage facilities that they own. SoCalGas facilities that currently provide natural gas to the Specific Plan area would serve new development within the area. SoCalGas can provide additional connections if necessary for future development projects within the Specific Plan area. Impacts to natural gas service would be less than significant. Vehicle Fuel: Construction Transportation energy use depends on the type and number of trips, vehicle miles traveled, fuel efficiency of vehicles, and travel mode. Transportation energy use during construction would come from the transport and use of construction equipment, delivery vehicles and haul trucks, and construction employee vehicles that would use diesel fuel and/or gasoline. The use of energy resources by these vehicles would fluctuate with development within the Specific Plan area as well as a project's phase of construction. Most construction equipment during any demolition and grading activities would be gas powered or diesel powered; construction activities typically require electricity -powered equipment. Red Hill Avenue Specific Plan 4.14-25 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems Impacts related to transportation energy use during construction would be temporary and would not require expanded energy supplies or the construction of new infrastructure. Furthermore, there are no unusual Project characteristics that would necessitate the use of construction equipment that would be less energy-efficient than at comparable construction sites in the region or State. In addition, some incidental energy conservation would occur during construction through compliance with State requirements that equipment not in use for more than five minutes be turned off. Project construction equipment would also be required to comply with the latest EPA and CARE engine emissions standards. These engines use highly efficient combustion engines to minimize unnecessary fuel consumption. Due to increasing transportation costs and fuel prices, contractors and owners have a strong financial incentive to avoid wasteful, inefficient, and unnecessary consumption of energy during construction. There is growing recognition among developers and retailers that sustainable construction is not prohibitively expensive, and that there is a significant cost -savings potential in green building practices and materials. Substantial reductions in energy inputs for construction materials can be achieved by selecting building materials composed of recycled materials that require substantially less energy to produce than non -recycled materials. The project -related incremental increase in the use of energy bound in construction materials such as asphalt, steel, concrete, pipes, and manufactured or processed materials (e.g., lumber and gas) would not substantially increase demand for energy compared to overall local and regional demand for construction materials. It is reasonable to assume that production of building materials such as concrete, steel, etc., would employ all reasonable energy conservation practices in the interest in minimizing the cost of doing business. As such, construction would have a nominal effect on the local and regional energy supplies. It is noted that construction fuel use is temporary and would cease upon completion of construction activities. Vehicle Fuel: Operations Development projects would consume transportation energy during operations from the use of motor vehicles. Because of the long-term implementation of development and the actual land uses, the vehicle miles traveled (VMT) and related transportation energy use is unknown. VMT would come from resident, visitor, and employee vehicle trips; delivery and supply trucks, and trips by maintenance and repair crews. Although development within the Specific Plan area would increase annual fuel consumption, the average corporate fuel economy is anticipated to increase to 35 miles per gallons by 20203. This improvement is a result of State and Federal laws, as well as vehicle turnover, which improves the overall fuel economy of California's vehicle fleets. The City and surrounding areas are highly urbanized with numerous gasoline fuel facilities and infrastructure. Additionally, a primary goal of the Specific Plan is to balance flexible and diverse land uses that foster economic development opportunities and support housing opportunities. Land uses in the Specific Plan area would allow for residential opportunities along with neighborhood - serving retail, office, and commercial uses. Additionally, the Project would improve pedestrian and bike accessibility and vehicular circulation to improve mobility in the Specific Plan area and connectivity with 3 https://www.nhtsa.gov/sites/nhtsa.dot.gov/files/my2012-2016_cafe_pria.pdf. Red Hill Avenue Specific Plan 4.14-26 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems the surrounding area. The Specific Plan would facilitate a reduction in the number and length of vehicle trips, thereby reducing fuel consumption. Table 4.14-7, Operational Vehicle Fuel Consumption, provides an estimate of the daily fuel consumed by new vehicle trips associated with the proposed Specific Plan. Although the Specific Plan would accommodate future development in the Specific Plan Area, the Project does not include specific development proposals. As indicated in Table 4.17-7, assuming implementation of the Specific Plan's full development potential, operations are estimated to consume approximately 2,122,067 gallons of fuel per year, which would increase Countywide automotive fuel consumption by 0.10 percent. The Specific Plan would not result in any unusual characteristics that would result in excessive operational fuel consumption. Consequently, the Project is not anticipated to result in a substantial demand for energy that would require expanded supplies or the construction of other infrastructure or expansion of existing facilities. Additionally, fuel consumption associated with vehicle trips generated by the Project would not be considered inefficient, wasteful, or unnecessary. Table 4.14-7. Operational Vehicle Fuel Consumption Operational Automotive Fuel 1,352,711 1,386,152,470 0.10% Consumption a. Project fuel is based on CaIEEMod results. b. Countywide fuel consumption is from the California Air Resources Board EMFAC2014 model for Orange County. Impact Summary: Less Than Significant Impact. There are existing electrical and natural gas facilities within and adjacent to the Specific Plan area to serve the Project. Utility providers can serve the Specific Plan without adversely affecting their ability to continue serving the area. There would be less than significant impacts to additional demand for electric and natural gas services and infrastructure with implementation of the Specific Plan. 4.14.6 CUMULATIVE IMPACTS The areas considered for cumulative impacts are the SCE and SoCalGas service areas for electricity and natural gas, respectively. The energy demands of past, present, and reasonably foreseeable future projects are accounted for in SCE's and SoCalGas' projections. Therefore, the Specific Plan—together with related past, present, and reasonably foreseeable projects—is not expected to result in a significant cumulative energy impact. SCE and SoCalGas both forecast adequate electricity and gas supplies through 2026 and 2035, respectively, to meet demands within their service areas (CEC, 2016; CGEU, 2016). Considering ongoing compliance with all Federal, State, and local regulations and performance standards which are intended to limit or reduce energy consumption, along with efforts at the State and local levels relating to energy supply and reduction in consumption, the cumulative utilities impact with respect to energy would be less than significant. Red Hill Avenue Specific Plan 4.14-27 Draft Program Environmental Impact Report Section 4.14 Utilities and Service Systems 4.14.7 MITIGATION PROGRAM Standard Conditions and Requirements No standard conditions and requirements apply to the Specific Plan. Mitigation Measures No mitigation measures are required to reduce impacts to energy usage. 4.14.8 LEVEL OF SIGNIFICANCE AFTER MITIGATION Potential energy impacts would be less than significant. Red Hill Avenue Specific Plan 4.14-28 Draft Program Environmental Impact Report Section 5.0 Long Term Impacts of the Proposed Project 5 LONG-TERM IMPLICATIONS OF THE PROPOSED PROJECT 5.1 Any Significant Environmental Effects Which Cannot Be Mitigated Section 15126.2(b) of the CEQA Guidelines requires that the EIR describe any significant impacts, including those that can be mitigated but not reduced to less -than -significant levels. The environmental effects of the Specific Plan are addressed in Sections 4.1 through 4.14 of this Program EIR. Implementation of the Red Hill Avenue Specific Plan Project would result in potentially significant impacts for the following topical issues: air quality, cultural and paleontological resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, noise, traffic and transportation, and storm drains. Where needed, implementation of standard conditions and requirements (SCs) and mitigation measures (MMs) provided in Sections 4.1 through 4.14 would reduce many of these impacts to levels considered less than significant. Other environmental issues would have no impacts because standard conditions and requirements are mandated. Significant, unavoidable impacts are noted below. Air Quality Threshold 4.2-1: Implementation of the Specific Plan would incrementally exceed the population growth forecasted in the Southern California Association of Governments (SCAG's) latest Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS), on which the 2016 Air Quality Management Plan (AQMP) is based. Although the Specific Plan would be consistent with the goals of the RTP/SCS to reduce vehicle miles traveled and associated air pollutant emissions, the buildout of the Specific Plan would exceed population forecasts, on which the AQMP is based. Further, buildout of the Specific Plan would exceed the South Coast Air Quality Management District's (SCAQMD's) operational thresholds (refer to discussion under Threshold 4.2-2). Impacts would be significant and unavoidable. Threshold 4.2-2: Future developments in the Specific Plan area would be anticipated to result in construction emissions and long-term operation -generated emissions. Construction -related air quality impacts would be considered significant and unavoidable due to the potential magnitude of construction that could occur from implementation of the Specific Plan. Implementation of standard conditions and mitigation measures and compliance with energy performance and water efficiency code requirements established under State Title 24 Energy Regulations would reduce criteria air pollutant emissions. However, construction and operational air quality impacts would remain significant and unavoidable. Therefore, the Project's contribution would be cumulatively considerable. Greenhouse Gas (GHG) Emissions Threshold 4.5-1: Annual emissions from implementation of the Specific Plan would total approximately 8.8 MT of CO2e per service population. Under a worst-case scenario, these emissions would substantially exceed the 4.1 MT CO2e per year Red Hill Specific Plan 5-1 Draft Program Environmental Impact Report Section 5.0 Long Term Impacts of the Proposed Project threshold. The Specific Plan would be consistent with the policies and initiatives of State GHG reduction programs as well as the regional RTP/SCS. Development within the Specific Plan area would be constructed in accordance with the California Green Building Standards, which require energy efficiency, water efficiency, and material conservation and resource efficiency. With compliance with State and regional GHG reduction policies and demonstration of fair share reduction of GHG emissions over time, implementation of the Specific Plan would not conflict with the State's 2030 GHG reduction goals and would be in compliance with the goals set forth in AB 32. Despite consistency with the policies and initiatives of State GHG reduction programs as well as the regional RTP/SCS, implementation of the Specific Plan would result in a substantial increase of GHG emissions that would exceed the SCAQMD's significance criteria; therefore, impacts would be significant and unavoidable. The Specific's Plan cumulative contribution of GHG emissions would exceed SCAQMD's 4.1 MT CO2e per year threshold, and the Specific Plan's cumulative GHG impacts would also be cumulatively considerable and potential impacts are considered significant and unavoidable. Traffic and Transportation Threshold 4.13-1: Under the Long -Range Future Conditions scenario, the Red Hill Avenue at the 1-5 southbound ramps would operate at a deficient level of services in the evening peak hour. Implementation of MM 4.13-1 would mitigate the Project's impact to -- - --- - -a levelconsideredless- than -significant. - However, the City cannot impose mitigation on or mandate the implementation of mitigation in another jurisdiction, in this case, Caltrans. Therefore, if the City is unable to reach an agreement with Caltrans that would ensure that Project impacts occurring to a Caltrans facility would be mitigated concurrent with or preceding the impact, for purposes of this Program EIR, the impacts to be mitigated by the improvements would remain significant and unavoidable. 5.2 Significant Irreversible Environmental Changes Which Would Be Caused by the Proposed Project Should it be Implemented Section 15126.2(c) of the CEQA Guidelines defines an irreversible impact as an impact that uses nonrenewable resources during the all phases of a project. Implementation of the Specific Plan would require the long-term commitment of natural resources and land. Implementation of the Specific Plan would result in the commitment of land resources with mixed -uses. The Specific Plan includes infrastructure to support the proposed land uses, including streetscape improvements. Construction and long-term operation of future development in the Specific Plan would require the commitment and reduction of available nonrenewable and slowly renewable resources, including petroleum fuels and natural gas (for vehicle use, construction, lighting, heating, and cooling of structures) and lumber, sand/gravel, steel, copper, lead, and other metals (for use in building construction, piping, and roadway infrastructure). Other resources that are slow to renew and/or recover from environmental stressors would also be impacted by Specific Plan implementation; examples include air quality, through the Red Hill Specific Plan 5-2 Draft Program Environmental Impact Report Section 5.0 Term Impacts of the Proposed Project combustion of fossil fuels and production of greenhouse gases and water supply, through the increased potable water demands for drinking, cooking, cleaning, landscaping, and general maintenance needs. 5.3 Growth -Inducing Impacts of the Proposed Action Section 15126.2(d) of the State CEQA Guidelines (14 California Code of Regulations [CCR]) requires the evaluation of the growth -inducing impacts of a project. This Section is required to determine the manner in which a project could encourage substantial economic or population growth or construction of additional housing in the surrounding area, either directly or indirectly. Growth inducement is distinguished in various ways: (1) growth that is induced as a result of construction of the project or the infrastructure needed for the project; (2) direct employment, population, or housing growth that would occur on the project site; (3) growth that is induced by lowering or removing barriers to growth; and/or (4) growth that is induced by creating an amenity or facility that attracts new population or economic activity. Growth inducement can be defined as the relationship between a project and growth within the surrounding area. This relationship is often difficult to establish with any degree of precision and cannot be measured on a numerical scale because there are many social, economic, and political factors associated with the rate and location of development. Accordingly, the State CEQA Guidelines instruct that an EIR should focus on'the ways growth might be induced. This relationship is sometimes looked at as either one of facilitating planned growth or inducing unplanned growth. Both types of growth, however, should be evaluated. In assessing the growth -inducing impacts of a project, Section 15126.2(d) of the State CEQA Guidelines (14 CCR) indicates that the lead agency is not to assume that growth in an area is necessarily beneficial, detrimental, or of little significance to the environment. Typically, growth -inducing impacts result from the provision of urban services and the extension of infrastructure (including roadways, sewers, or water service) into an undeveloped area. Growth -inducing impacts can also result from substantial population increase, if the added population may impose new burdens on existing community service facilities, such as increasing the demand for service and utilities infrastructure and creating the need to expand or extend services, which may induce further growth. To address this issue, potential growth -inducing effects are examined through analysis of the following questions: ■ Would this Project remove obstacles to growth, e.g., through the construction or extension of major infrastructure facilities that do not presently exist in the project area, or through changes in existing regulations pertaining to land development? ■ Would this Project result in the need to expand one or more public services to maintain desired levels of service? ■ Would this Project encourage or facilitate economic effects that could result in other activities that could significantly affect the environment? ■ Would approval of this Project involve some precedent -setting action that could encourage and facilitate other activities that could significantly affect the environment? Red Hill Specific Plan 5-3 Draft Program Environmental Impact Report Section 5.0 Long Term Impacts of the Would this Project remove obstacles to growth, e.g., through the construction or extension of major infrastructure facilities that do not presently exist in the project area, or through changes in existing regulations pertaining to land development? The proposed Specific Plan does not include extension or construction of any major infrastructure to support the proposed land uses. The Specific Plan area is developed with existing infrastructure including roadways, sidewalks, utilities, and service systems. The Project does not propose land use regulations that would induce growth. Approval of the Specific Plan would not remove an existing regulatory obstacle to growth but would redefine the nature of future growth in the Specific Plan area by providing goals and policies, development standards, Design Criteria, infrastructure improvements, and implementation strategies for the area. - Would this Project result in the need to expand one or more public services to maintain desired levels of service? The Specific Plan area site is in a developed and highly urbanized area. Public services and utilities are currently provided. The Project can be served by the existing fire, school, police, and library services; future development projects would be required to comply with applicable standard conditions and requirements of the City and as set forth in this Program EIR. The Project would not require new facilities to serve future development within the Specific Plan area. - Would this Project encourage or facilitate economic effects that could result in other activities that could significantly affect the environment? 1 The proposed Specific Planwouldprovide a flexibleplanthat-emphasizes -a _walkable and mixed-use-- LA environment. The goal oftheSpecific Plan is to encourage and promote economic development. The Specific Plan would facilitate the reuse of existing structures and promote infill development of currently vacant or underutilized properties, which would contribute to tying the community together. Any future individual development project resulting from the implementation of the proposed Specific Plan would create construction -related jobs such as design, engineering and construction. Although construction jobs are temporary in nature, new development is expected to provide long-term employment opportunities. As new residential units are developed and occupied, residents of the Specific Plan area would seek shopping, entertainment, employment, home improvement, auto maintenance and other economic opportunities in Orange County, including the Specific Plan area. Additionally, businesses and services would serve residents, employees, and visitors in the Specific Plan area, as well as the City of Tustin and Orange County as a whole. - Would approval of this Project involve some precedent -setting action that could encourage and facilitate other activities that could significantly affect the environment? The Specific Plan Project would not involve any precedent -setting changes in land use regulations. The Project would require discretionary approvals by the City, including approval of the Red Hill Avenue Specific Plan, approval of the changes in the Specific Plan boundaries on the General Plan Land Use Map, and approval of the changes to the Specific Plan boundaries on the Zoning Map to include the Specific Plan area zoning designation. The proposed Specific Plan describes the goals and policies, development standards, Design Criteria, infrastructure improvements, and implementation strategies for the Specific Red Hill Specific Plan 5-4 Draft Program Environmental Impact Report Section 5.0 Long Term Impacts of the Proposed Project Plan area. The standards and provisions contained in the Specific Plan constitute the primary land use and development standards for the area. The Specific Plan standards and provisions would be applied in addition to the provisions as set forth in the Tustin City Code. Mitigation Programs have been identified requiring subsequent site-specific development projects to comply with all applicable Federal, State, and City regulations, plans, policies, and ordinances such that there are no conflicts with adopted land development regulations and that potential environmental impacts are mitigated as the Specific Plan is implemented. Approval of the Project would not involve a precedent setting action that could be applied to other properties and thereby encourage or facilitate growth that would not otherwise occur. However, it is noted that the successful establishment of new residential and non-residential development within the Specific Plan area may encourage continued development and reuse of existing properties. It would be speculative to forecast the indirect effect of the Project on development in other areas of the City. As noted for future projects within the Specific Plan area, the City would be responsible for the review of other development projects in the City including the evaluation of potential environmental effects. Implementation of the Specific Plan would allow for site-specific development projects in the Specific Plan area. The Specific Plan would provide a framework for future development to provide a cohesiveness and sense of place in the Specific Plan area, which could not be accomplished at the General Plan level. Red Hill Specific Plan 5-5 Draft Program Environmental Impact Report Section 5.0 Term Impacts of the Proposed Project This page intentionally left blank Red Hill Specific Plan 5-6 Draft Program Environmental Impact Report f Section 6.0 Alternatives 6 ALTERNATIVES 6.1 Introduction Sections 15126.6(a) and (b) of the State CEQA Guidelines (14 California Code of Regulations [CCR]) provide guidance on the scope of alternatives to a proposed project that must be evaluated. The CEQA Guidelines state: (a) Alternatives to the Proposed Project. An EIR shall describe a range of reasonable alternatives to the project, or to the location of the project, which would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project, and evaluate the comparative merits of the alternatives. An EIR need not consider every conceivable alternative to a project. Rather it must consider a reasonable range of potentially feasible alternatives that will foster informed decision making and public participation. An EIR is not required to consider alternatives, which are infeasible. The lead agency is responsible for selecting a range of project alternatives for examination and must publicly disclose its reasoning for selecting those alternatives. There is no ironclad rule governing the nature or scope of the alternatives to be discussed other than the rule of reason. (b) Purpose. Because an EIR must identify ways to mitigate or avoid the significant effects that a project may have on the environment (Public Resources Code §21002.1), the discussion of alternatives shall focus on alternatives to the project or its location which are capable of avoiding or substantially lessening any significant effects of the project, even if these alternatives would impede to some degree the attainment of the project objectives, or would be more costly. In selecting alternatives to the Specific Plan, the City, as Lead Agency, is to consider alternatives that could feasibly attain most of the basic objectives of the Project and avoid or substantially lessen one or more of the significant effects. Section 15126.6(f) of the CEQA Guidelines (14 CCR) states: The range of alternatives required in an EIR is governed by a 'rule of reason' that requires the EIR to set forth only those alternatives necessary to permit a reasoned choice. The alternatives shall be limited to ones that would avoid or substantially lessen any of the significant effects of the project. Of those alternatives, the EIR need examine in detail only the ones that the lead agency determines could feasibly attain most of the basic objectives of the project.... Among the factors that may be taken into account when addressing the feasibility of alternatives are site suitability, economic viability, availability of infrastructure, general plan consistency, other plans or regulatory limitations, jurisdictional boundaries (projects with a regionally significant impact should consider the regional context), and whether Red Hill Avenue Specific Plan 6-1 Draft Program Environmental Impact Report Section 6.0 Alternatives the proponent can reasonably acquire, control or otherwise have access to the alternative site (or the site is already owned by the proponent). No one of these factors establishes a fixed limit on the scope of reasonable alternatives. Therefore, factors that may be taken into account when addressing the feasibility of alternatives include but are not limited to site suitability, economic viability, availability of infrastructure, General Plan consistency, other plans or regulatory limitations, jurisdictional boundaries, and whether proponents can reasonably acquire, control or otherwise have access to the alternative site. Although these factors do not present a strict limit on the scope of reasonable alternatives to be considered, they help establish context in which "the rule of reason" is measured against when determining an appropriate range of alternatives sufficient to establish and foster meaningful public participation and informed decision- making. 6.2 Criteria for Selecting Alternatives Several criteria were used to select alternatives to the Specific Plan Project. 6,2.1. ABILITY TO ACHIEVE SPECIFIC PLAN PROJECT OBJECTIVES For purposes of the alternative analysis, alternatives are assessed to determine the extent to which they could attain the goals and objectives identified for the proposed Specific Plan. The Specific Plan has goals, which are general statements concerning the City's desired ultimate physical, social and/or economic environment; and objectives, which express the types of actions that are necessary to achieve the stated goals and -promote the spirit and intent of the -Specific Plan. The -goals and objectives -of -the Specific Plan are provided in Section 3.0, Project Description. The ability of each alternative to attain most of these objectives was one criterion for selection and evaluation in this Program EIR. 6.2.2 ELIMINATION/REDUCTION OF SIGNIFICANT IMPACTS Section 15126.6(b) of the State CEQA Guidelines (14 CCR) states that "Because an EIR must identify ways to mitigate or avoid the significant effects that a project may have on the environment (Public Resources Code § 21002.1), the discussion of alternatives shall focus on alternatives to a project or its location which are capable of avoiding or substantially lessening any significant effects of the project, even if these alternatives would impede to some degree the attainment of the project objectives, or would be more costly". Therefore, the alternatives evaluated in this Program EIR have been selected because they are anticipated to reduce and/or eliminate one or more significant impacts associated with the Specific Plan. Potentially significant environmental impacts that would result from implementation of the Specific Plan are evaluated in Sections 4.1 through 4.14 of this Program EIR. With implementation of the respective Standard Conditions and Requirements (SCs) and Mitigation Measures (MMs) identified for each topical issue, many of the potentially significant impacts resulting from implementation of the Specific Plan would be reduced to a level considered less than significant. The Specific Plan impacts listed below would remain significant and unavoidable. Red Hill Avenue Specific Plan 6-2 Draft Program Environmental Impact Report TUSTIN Section 6.0 Alternatives RfYY cirl [T— Threshold 4.2-1: Implementation of the Specific Plan would incrementally exceed the population growth forecasted in the Southern California Association of Governments (SCAG's) latest Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS), on which the 2016 Air Quality Management Plan (AQMP) is based. Although the Specific Plan would be consistent with the goals of the RTP/SCS to reduce vehicle miles traveled and associated air pollutant emissions, the buildout of the Specific Plan would exceed population forecasts, on which the AQMP is based. Further, buildout of the Specific Plan would exceed the South Coast Air Quality Management District's (SCAQMD's) operational thresholds (refer to discussion under Threshold 4.2-2). Impacts would be significant and unavoidable. Threshold 4.2-2: Future developments in the Specific Plan area would be anticipated to result in construction emissions and long-term operation -generated emissions. Construction -related air quality impacts would be considered significant and unavoidable due to the potential magnitude of construction that could occur from implementation of the Specific Plan. Implementation of standard conditions and mitigation measures and compliance with energy performance and water efficiency code requirements established under State Title 24 Energy Regulations would reduce criteria air pollutant emissions. However, construction and operational air quality impacts would remain significant and unavoidable. Therefore, the Project's contribution would be cumulatively considerable. Greenhouse Gas (GHG) Emissions Threshold 4.5-1: Annual emissions from implementation of the Specific Plan would total approximately 8.8 MT of CO2e per service population. Under a worst-case scenario, these emissions would substantially exceed the 4.1 MT CO2e per year threshold. The Specific Plan would be consistent with the policies and initiatives of State GHG reduction programs as well as the regional RTP/SCS. Development within the Specific Plan area would be constructed in accordance with the California Green Building Standards, which require energy efficiency, water efficiency, and material conservation and resource efficiency. With compliance with State and regional GHG reduction policies and demonstration of fair share reduction of GHG emissions over time, implementation of the Specific Plan would not conflict with the State's 2030 GHG reduction goals and would be in compliance with the goals set forth in AB 32. Despite consistency with the policies and initiatives of State GHG reduction programs as well as the regional RTP/SCS, implementation of the Specific Plan would result in a substantial increase of GHG emissions that would exceed the SCAQMD's significance criteria; therefore, impacts would be significant and unavoidable. The Specific's Plan cumulative contribution of GHG emissions would exceed SCAQMD's 4.1 MT CO2e per year threshold, and the Specific Plan's cumulative GHG impacts would also be cumulatively considerable and potential impacts are considered significant and unavoidable. Red Hill Avenue Specific Plan 6-3 Draft Program Environmental Impact Report TUSTIN Section 6.0 ,, Alternatives 0.fmAY Sf4cm K -4'!!tC-1'l AY Traffic and Transportation Threshold 4.13-1: Under the Long-Range Future Conditions scenario, the Red Hill Avenue at the 1-5 southbound ramps would operate at a deficient level of services in the evening peak hour. Implementation of MM 4.13-1 would mitigate the Project's impact to a level considered less than significant. However, the City cannot impose mitigation on or mandate the implementation of mitigation in another jurisdiction, in this case, Caltrans. Therefore, if the City is unable to reach an agreement with Caltrans that would ensure that Project impacts occurring to a Caltrans facility would be mitigated concurrent with or preceding the impact, for purposes of this Program EIR, the impacts to be mitigated by the improvements would remain significant and unavoidable. 6.3 Alternatives Eliminated from Further Consideration Alternatives may be eliminated from detailed consideration in an EIR if they fail to meet most of the project objectives, are infeasible, or do not avoid or substantially lessen any significant environmental effects (CEQA Guidelines § 15126.6[c]). Alternatives that are remote or speculative, or the effects of which cannot be reasonably predicted, also do not need to be considered (CEQA Guidelines§ 15126[f][2]). Per CEQA, the Lead Agency may make an initial determination as to which alternatives are feasible and warrant further consideration and which are infeasible. The following alternatives were initially considered but were eliminated from further consideration in this Program EIR because they do not meet Project objectives and/or are infeasible. 6.3.1 ALTERNATIVE SITE The Alternative Site scenario assumes 500 dwelling units and 325,000 square feet of non-residential uses would be constructed within a defined area elsewhere in the City. The City is proposing the revitalization of other properties including within the historic downtown area. While the proposed land uses identified in the Red Hill Avenue Specific Plan could be implemented elsewhere in the City, the purpose of the proposed Project is to promote the revitalization of this specific commercial district to create a vibrant and dynamic area within the City. Development at a different location would be anticipated to require similar discretionary approvals as the Specific Plan Project and result in similar physical impacts to the environment. 6.3.2 ALTERNATIVE LAND USE The Alternative Land Use scenario assumes intensification within the Specific Plan area with only residential uses. The Specific Plan assumes an additional 500 dwelling units and 325,000 square feet of non-residential uses; this alternative assumes between 500 and 975 additional units within the Specific Plan area. The residential uses could be developed both north and south of 1-5 on both vacant and underutilized properties. This alternative would not provide for the integration of mixed-use development projects within the Specific Plan area and would not promote the revitalization of this predominately commercial area in the same manner envisioned in the Specific Plan. The Alternative Land Use scenario would have similar discretionary approvals. This alternative assumes less overall development than the Specific Plan; however, it would continue the pattern of the persons living in one Red Hill Avenue Specific Plan 6-4 Draft Program Environmental Impact Report Section 6.0 Alternatives area and commuting to jobs, shopping, and services in a different area of the City or outside of the City. As such, this alternative does not meet the objectives set forth in the Specific Plan. 6.4 Alternatives for Analysis The analysis provides a comparison of the alternatives' environmental effects to the Specific Plan Project and their feasibility and ability to achieve the Specific Plan's objectives. The environmentally superior alternative is identified as required by CEQA. ■ Alternative A: General Plan/No Specific Plan Alternative B: Reduced Development The evaluation of each alternative uses the same thresholds of significance identified in Sections 4.1 through 4.14, of this Program EIR. To facilitate the readers' understanding, Table 6-1, Characteristic Comparison of the Alternatives, provides a comparison of the characteristics of each alternative to the Specific Plan. 6.4.1 ALTERNATIVE A: GENERAL PLAN/NO SPECIFIC PLAN Alternative A is the "No Project" alternative required by CEQA Guidelines Section 15126.6(e) which allows the decision -makers to compare the potential impacts of the Specific Plan to the potential impacts associated with ongoing development in this geographic area consistent with the General Plan. Section 15126.6(e)(2) of the CEQA Guidelines specifies the following: The "no project" analysis shall discuss the existing conditions at the time the Notice of Preparation [NOP] is published, at the time environmental analysis is commenced, as well as what would be reasonably expected to occur in the foreseeable future if the project were not approved, based on current plans and consistent with available infrastructure and community services. Alternative A would not change the existing policy documents that govern the Specific Plan area. The City's General Plan would remain the guiding document. Under Alternative A, there would not be a General Plan Amendment or zone change. The existing land use designations for the Specific Plan area include a mix of commercial and professional office land use designations (see Exhibit 3-4, Existing General Plan Land Use Designations, and Exhibit 3-5, Existing Zoning Districts, in Section 3.0, Project Description). The General Plan Community Commercial (CC) land use designation apply to more than 90 percent of the Red Hill Avenue Specific Plan 6-5 Draft Program Environmental Impact Report Section 6.0 Alternatives Specific Plan area (see Table 3-2, General Plan Land Use Designations). The other land use designations in the Specific Plan area are Planned Community Commercial/Business (approximately eight percent of the Specific Plan area) and Professional Office (approximately two percent of the Specific Plan area). The Specific Plan area currently has approximately 296,446 square feet of non-residential uses, including but not limited to commercial, office, and institutional uses and motels, as well as 21 dwelling units. The General Plan estimated maximum buildout for the Specific Plan area is 913,724 square feet of non- residential development with no additional residential units. This would be an increase of approximately 617,278 square feet of additional non-residential development. When compared to the Specific Plan, the General Plan represents an increase of 292,278 square feet of non-residential uses. It is estimated that Alternative A would generate approximately 1,372 additional employment opportunities. In comparison, the Specific Plan would generate 1,520 new residents and 722 new employment opportunities'. It is assumed that Standard Conditions and Mitigation would be imposed, as applicable, on individual development projects. Impact Comparison to the Proposed Specific Plan Project Aesthetics and Visual Resources Under the Alternative A scenario, the Specific Plan area would continue to be a primarily commercial area. The Specific Plan's Design Criteria notes that buildings should follow sound design principles by incorporating massing and proportion, structure, simple roof forms, fenestration, balconies, accent elements, and high-quality materials and colors into a unified architectural form. Within the Specific Plan area, architecture may draw inspiration from such locally relevant traditional styles as -Spa nish/Mediterranea h, Modern Craftsman, and- contemporary interpretations of agriculturally -based styles such as Farmhouse/Agricultural. Design Criteria and the streetscape landscaping improvement program set forth in the Specific Plan would not be implemented. Allowable building heights would not change. Although Alternative A would not implement Specific Plan Design Criteria and Development Standards which would encourage and allow for more architecturally cohesive development, like the Specific Plan, no significant aesthetics impacts would be anticipated. Air Quality In comparison to the maximum estimated buildout under the General Plan, buildout under the Specific Plan would reduce additional non-residential development by approximately 292,278 square feet and allow for 500 additional residential units. Construction maximum daily emissions and construction duration would be similar. This alternative would not reduce the Specific Plan's construction -related impacts and as with the Project, construction -related impacts would be significant and unavoidable due to the magnitude of development that could occur. Operational emissions associated with this alternative would potentially increase when compared to the Specific Plan Project. Alternative A would generate more trips because it would increase the amount of commercial development which has higher daily and peak hour trip generation rates than residential ' Population projections were developed based on a generation factor of 3.04 persons per household, as determined In the California Department of Finance 2017 estimates. Employment projections assumes 450 square feet of retail per employee, per SCAG's Employment Density Summary Report. Red Hill Avenue Specific Plan 6-6 Draft Program Environmental Impact Report TUSTIN Section 6.0 .... Alternatives R60i01!! WNW le CY I:IC 1'I A. development. Alternative A would not substantially reduce area and stationary emission sources such as consumer products and landscaping equipment. Therefore, operational air quality impacts would be similar or slightly greater when compared to the Specific Plan and would remain significant and unavoidable. Cultural Resources and Tribal Cultural Resources Alternative A would be developed within the same footprint as the Specific Plan, an area that has been highly disturbed. Cultural resources impacts would be the same or similar to the Project and the same mitigation program would be applicable. As with the Project, potential impacts associated with Alternative A can be mitigated to a less than significant level. Geology and Soils Geology and soil impacts would be similar to the Specific Plan because it would be developed within the same footprint and under the same geologic unit and soil conditions. The potential for seismic ground shaking, fault rupture, liquefaction, or collapse would be the same or similar. However, no dwelling units are assumed under this development scenario resulting in fewer sensitive receptors (residents) within this geographical area. However, there are not unique seismic conditions present in this area. Development under Alternative A would also be required to comply with California Building Code standards and applicable construction and operational BMPs to reduce impacts related to geologic hazards. Development would be required to implement mitigation similar to what is addressed in Section 4.4, Geology and Soils. Overall, impacts would be similar when compared to the Specific Plan. Greenhouse Gas Emissions Alternative A would have no residential development and more non-residential uses than the Project. Both Alternative A and the Specific Plan would result in direct emissions of GHGs from construction activities. The approximate quantity of daily GHG emissions generated by construction equipment would be similar when compared to the Project. Once construction is complete, the generation of these GHG emissions would cease. The SCAQMD recommends that construction emissions be amortized over a 30 - year project lifetime. The amortized construction emissions are added to the annual average operational emissions to identify a project's COze. Operational emission sources include energy, vehicles, waste, water, and wastewater. The increase in non-residential square footage would have more daily vehicle trips than the Specific Plan Project. This increase would incrementally reduce vehicle trips and associated emissions. Therefore, GHG emissions impacts would be similar or slightly greater when compared to the Project and as with the Project, GHG emissions impacts would remain significant and unavoidable. Hazards and Hazardous Materials Impacts related to hazards and hazardous materials associated with Alternative A would be similar to the Specific Plan, as Alternative A would be developed in the same development area. None of the sites in the Specific Plan area are on the Cortese list of hazardous materials sites. However, review of regulatory databases, the California State Water Resources Control Board GeoTracker, and the DTSC Envirostor indicate that there are multiple listings currently present within the Specific Plan area that have or Red Hill Avenue Specific Plan 6-7 Draft Program Environmental Impact Report Section 6.0 Alternatives previously had cases associated with hazardous material spills, violations or incidents. As such, the contamination status of each property with a current or former hazardous materially regulated facility would need to be evaluated, if and when the site changes land use. Additionally, the Specific Plan area is not located in a designated fire hazard zone. Similar to the Project, this alternative is not anticipated to be exposed to airport hazards, affect aircraft operations, or create an airport safety hazard for residents. Overall, impacts would be similar and less than significant with mitigation under both scenarios. Hydrology and Water Quality The development footprint for Alternative A and the Specific Plan would be the same. Therefore, under both development scenarios, the amount of impervious surface would increase. Construction and operational BMPs would also be implemented under this alternative to detain and treat surface runoff and reduce water quality impacts to a less than significant level with mitigation. Land Use and Planning Under Alternative A, development would continue to be implemented consistent with the existing General Plan and zoning designations applicable to these parcels (see Exhibit 3-4, Existing General Plan Land Use Designations, and Exhibit 3-5, Existing Zoning Districts). The Community Commercial (CC) land use designation applies to more than 90 percent of the Specific Plan area. The other land use designations in the Specific Plan area is Planned Community Commercial/Business (approximately eight percent of the Specific Plan area) and Professional Office (approximately two percent of the Specific Plan area). However, it should be noted that no significant land use impacts requiring mitigation have been identified 1 for the Specific Plan. Noise During construction, construction noise levels would be similar or the same as those associated with the implementation of the Specific Plan. The types of equipment and the daily use of the equipment is anticipated to be the same. Construction -related noise impacts Alternative A and the Specific Plan can be mitigated to a less than significant level. Operational noise impacts would be slightly greater compared to the Project. Operational noise sources from vehicle trips would increase because commercial and office uses generate more trips than residential uses. Operational noise sources from stationary sources (e.g., HVAC units and landscaping equipment) would not be significantly reduced under this alternative, because of the reduction in residential units since landscaping and HVAC equipment would also be associated with the non-residential uses in Alternative A. Operational noise impacts for Alternative A and the Project would be less than significant. Population and Housing As proposed, the Specific Plan would allow for up to 500 additional dwelling units. Alternative A does not include residential development. Therefore, Alternative A would not assist in the balance of housing to jobs when compared to the Specific Plan. Conversely, Alternative A would generate approximately 1,372 additional employment opportunities. No significant impacts would result from implementation of Alternative B or the Specific Plan. Red Hill Avenue Specific Plan 6-8 Draft Program Environmental Impact Report rUST N Section 6.0 Alternatives Public Services Alternative A would change the mix of new development by eliminating residential uses and increasing non-residential uses. Therefore, the demand on schools would be eliminated and on libraries would be reduced. The demand for police and fire protection services would be similar. The City requires payment of planning and development service fees to support future services. As with the Specific Plan, impacts would be less than significant with implementation of the Mitigation Program. Recreation Alternative A assumes no additional residential units which would reduce the need for recreational facilities. This alternative would generate new employment opportunities; however, non-residential development would not require the dedication of parkland or the payment of in -lieu fees. Alternative A would have significant impacts on parks and recreational facilities. Implementation of the mitigation would reduce potential impacts to a less than significant level. Traffic and Transportation Alternative A would generate more daily vehicular trips than the Specific Plan because the commercial and office uses would generate more daily and peak period trips than residential uses. The Specific Plan is expected to generate 17,836 daily trips with 641 trips in the morning peak hour and 1,562 trips in the evening peak hour. By comparison, Alternative A is expected to generate approximately 26,992 daily trips with 666 trips in the morning peak hour and 2,336 trips in the evening peak hour. Alternative A could have more impacts than the Project. The Specific Plan identifies a significant and unavoidable future impact at the intersection of Red Hill Avenue at the 1-5 southbound ramps using the ICU methodology. Mitigation is available to mitigate the impact to a less than significant level. However, the City cannot impose mitigation on another jurisdiction or agency, in this case, Caltrans. For the purpose of the Program EIR, the impact is identified as significant and unavoidable. It is expected that Alternative A would also have a significant and unavoidable impact to this intersection. Additional traffic study area intersections could be significantly impacted. Alternative A could have additional significant impacts that require mitigation. The location of the intersection would determine whether measures could feasibly mitigate the significant impact. Utilities and Services System When compared to the Project, the development associated with Alternative A would result in a similar demand on utilities. While there would be no residential uses there would be an increase in non- residential development compared to the Project. Infrastructure improvements would be similar to those needed for the Specific Plan and would be evaluated on a project -specific basis. As with the Project, it is anticipated that impacts would be less than significant with implementation of the Mitigation Program. Conclusion With implementation of Alternative A, some effects (e.g., schools) would be reduced because of the elimination of residential development. However, others would be the same or potentially greater because of an increase in non-residential development. For example, traffic generation would increase. This alternative would fulfill some of the Specific Plan's objectives but would not realize the objective to Red Hill Avenue Specific Plan 6-9 Draft Program Environmental Impact Report Section 6.0 Alternatives increase housing opportunities through mixed-use development within the Specific Plan area or allow enough new development to provide increased vibrancy in the Specific Plan area. 6,4.2 ALTERNATIVE B: REDUCED DEVELOPMENT Alternative B was developed to evaluate whether a reduction in the amount of development could meet Specific Plan objectives and reduce Specific Plan impacts. This alternative would reduce the number of both dwelling units and non-residential development and, in that respect, would incrementally reduce impacts that are associated with the Specific Plan. However, it would not avoid the significant impacts associated with the Project. Alternative B would reduce the amount of new development; it assumes up to 284 additional dwelling units and up to 241,237 square feet of additional non-residential development. This development assumption is based on a lower FAR and reduction in the number of dwelling units. When compared to the Specific Plan, Alternative B reduces the number of units by 216 units (a reduction of approximately 43 percent) and reduces the non-residential uses by 83,763 square feet (a reduction of approximately 26 percent). This development would occur within the same Specific Plan area footprint. Alternative B would require the same discretionary actions as noted for the Specific Plan. It is assumed .that a Mitigation Program similar to what is proposed for the Project would be required for Alternative B. Although the nature of the mitigation would be the same, the mitigation requirements may be less because of the reduction in development. Impact Comparison to the Specific Plan Proiect Aesthetics and Visual Resources Alternative B would allow for the development of additional residential and non-residential land uses but at a reduced level when compared to the Specific Plan. This alternative assumes the same development standards (i.e., building heights, materials, landscape) as the Project. The Specific Plan Design Criteria would also be applicable to Alternative B. As with the Specific Plan, no significant impacts are anticipated. Air Quality Alternative B would have less development than the Specific Plan due to a reduction in development. However, the daily emissions associated with individual development projects would be similar. With a reduction in overall development, it is possible that buildout of the Specific Plan area could occur earlier than assumed for the Specific Plan. As with the Specific Plan, construction impacts would be significant and unavoidable based on the amount of development that could occur under Alternative B. operational emissions associated with this alternative would also incrementally decrease. Alternative B would have fewer daily vehicle trips when compared to the Project. This reduction is associated with fewer residential units and a reduction in non-residential square footage. Alternative B would not substantially reduce area and stationary emission sources such as natural gas fireplaces, consumer products, and landscaping equipment. Therefore, this alternative would reduce the Specific Plan's operational impacts but, as with the Project, operational impacts would remain significant and unavoidable. Red Hill Avenue Specific Plan 6-10 Draft Program Environmental Impact Report Section 6.0 Alternatives Cultural Resources and Tribal Cultural Resources Alternative B would be developed within the same footprint as the Specific Plan. The Specific Plan area has been disturbed and has limited potential to find unknown cultural resources. Cultural resources impacts would be the same or similar to the Project and the same Mitigation Program would be applicable. As with the Specific Plan, potential impacts associated with Alternative B can be mitigated to a less than significant level. Geology and Soils Geology and soil impacts would be the same as or similar to the Project because development would occur within the within the same area and under the same geologic unit and soil conditions. The potential for seismic ground shaking, fault rupture, liquefaction, or collapse would be the same or similar. Development under Alternative B would also be required to comply with California Building Code standards to reduce impacts related to geologic hazards. The same Mitigation Program would be applicable. Impacts can be mitigated to a less than significant level. Greenhouse Gas Emissions Alternative B would have 216 fewer residential units and 83,763 less square feet of non-residential uses than the Specific Plan. Because less development would occur, it is possible that buildout would occur earlier than for the Project. Both Alternative B and the Project would result in direct emissions of GHGs from construction activities. The approximate quantity of daily GHG emissions generated by construction equipment would be reduced when compared to the Project although it is not anticipated to be significantly reduced. Once construction is complete, the generation of these GHG emissions would cease. Operational emission sources include energy, vehicles, waste, water, and wastewater. The amortized construction emissions are added to operational emissions to identify a project's COze. The reduction in residential and non-residential development would result in fewer daily vehicle trips. This decrease would incrementally reduce vehicle trips and associated emissions. However, it is anticipated that despite the reduction in development, GHG emission impacts would be significant and unavoidable. Hazards and Hazardous Materials Impacts related to hazards and hazardous materials associated with Alternative B would be similar to the Project because the Specific Plan area boundaries would not change. The Specific Plan area is not on the Cortese list of hazardous materials sites. However, review of regulatory databases, the California State Water Resources Control Board GeoTracker, and the DTSC Envirostor indicate that there are multiple listings currently present within the Specific Plan area that has or previously had cases associated with hazardous material spills, violations or incidents. As such, the contamination status of each property with a current or former hazardous materially regulated facility would need to be evaluated, if and when, the site changes land use. The Specific Plan area is not in a designated fire hazard zone. Neither Alternative B nor the Project would not expose persons to airport hazards, affect aircraft operations, or create an airport safety hazard. Overall, impacts would be similar and less than significant with mitigation under both scenarios. f , Red Hill Avenue Specific Plan 6-11 Draft Program Environmental Impact Report Section 6.0 Alternatives Hydrology and Water Quality The development footprint for Alternative B and the proposed Project would be the same. Therefore, under both development scenarios, the amount of impervious surface would increase. Although Alternative B would have less development than the Specific Plan, it is not expected that the development footprints would be substantially different. Construction. and operational BMPs would also be implemented under this alternative to detain and treat surface runoff and reduce water quality impacts to a less than significant level with implementation of the Mitigation Program. Land Use and Planning As with the Project, the Alternative B development scenario would not physically divide an established business community. Additionally, the Project and Alternative B would not introduce any roadways or infrastructure that would bisect or transect the existing commercial uses. Alternative B also assumes the adoption of the Specific Plan. The Specific Plan includes a General Plan Amendment that includes an update to the Land Use map to show the boundaries of the Specific Plan and an update to the General Plan Land Use Element, and other related conforming amendments to General Plan, as warranted, to ensure that the Specific Plan and the General Plan, as amended, are internally consistent. As with the Project, Alternative B would require a zoning map amendment to change the Specific Plan area to a designation of "Red Hill Avenue Specific Plan District" (SP -13) and a text amendment to provide a reference to the adopted Specific Plan. No significant land uses impacts are anticipated with the Specific Plan or with Alternative B. Noise Given the reduction in development assumed for Alternative B, it is anticipated that this alternative would have a shorter construction period than the Specific Plan Project; the development footprint for both scenarios would be the same. During construction, construction noise levels would be similar or the same as those associated with the Specific Plan; however, it could occur over a reduced time period because less development is assumed. The types of equipment and the daily use of the equipment is anticipated to be the same. Construction -related noise impacts for Alternative B and the proposed Project can be mitigated to a less than significant level. Operational noise impacts would be similar to the Specific Plan. Operational noise sources from vehicle trips or stationary sources (e.g., HVAC units and landscaping equipment) would not be significantly reduced under this alternative because of the reduction in residential units and non-residential uses. Operational noise impacts for Alternative B and the Project would be less than significant with mitigation. Population and Housing The Specific Plan would allow for up to 500 additional dwelling units. Alternative B would reduce the number to 284 dwelling units. Alternative B would generate a population of 863 residents compared to 1,520 residents with the Specific Plan. Additionally, Alternative B would reduce the amount of additional non-residential development. While this alternative would incrementally reduce housing and employment, no significant impacts are anticipated. Red Hill Avenue Specific Plan 6-12 Draft Program Environmental Impact Report Section 6.0 Alternatives Public Services Because of the reduction in new development from the Project, there would be an incremental reduction in the demand on public services (police, fire, schools, and libraries). The City requires payment of planning and development service fees to support services. As with the Specific Plan, impacts associated with Alternative B would be less than significant with implementation of the Mitigation Program. Recreation A reduction in dwelling units would have a commensurate reduction in the need for and demand on park and recreational facilities. This alternative would generate a population of 863 residents, requiring less than 2 acres of parkland. Like the Specific Plan, this alternative could achieve the park requirement through the provision of parks and/or the payment of in -lieu fees consistent with the Tustin City Code for subdivisions, or through implementation of mitigation identified as MM 4.14-1. Potential impacts associated with the Specific Plan and with Alternative B can be mitigated to a less than significant level. Traffic and Transportation Alternative B would generate less vehicular trips than the Specific Plan because of the overall reduction in development. residential uses. The Specific Plan is expected to generate 17,836 daily trips with 641 trips in the morning peak hour and 1,562 trips in the evening peak hour. By comparison, Alternative B is expected to generate approximately 12,822 daily trips with 450 trips in the morning peak hour and 1,117 trips in the evening peak hour. The Specific Plan identifies a significant and unavoidable future impact at the intersection of Red Hill Avenue at the 1-5 southbound ramps using the ICU methodology. Mitigation is available to mitigate the impact to a less than significant level. However, the City cannot impose mitigation on another jurisdiction or agency, in this case Caltrans. For the purpose of the Program EIR, the impact is identified as significant and unavoidable. The reduction in traffic associated with Alternative B may preclude a significant impact to this intersection. Consistent with the findings for the Specific Plan, no other intersections would be significantly impacted. Utilities. and Services System When compared to the Project, the reduction in development associated with Alternative B would result in an incremental reduction in the demand on utilities. Infrastructure improvements would be similar to those needed for the Project. Utility and service demands would be reduced roughly proportionately for wastewater treatment, water supply, solid waste collection and disposal, electricity, and natural gas. As with the Specific Plan, it is anticipated that impacts would be less than significant with implementation of the Mitigation Program. Conclusion With implementation of Alternative B, significant impacts would be reduced but not completely avoided when compared to the proposed Specific Plan Project. This alternative would fulfill some of the Project's objectives but would not fully realize the objective to increase housing opportunities within the Specific Plan area or allow mixed-use development to increase the vibrancy in the Specific Plan area. Red Hill Avenue Specific Plan 6-13 Draft Program Environmental Impact Report Section 6.0 Alternatives 6.5 Environmentally Superior Alternative An EIR must identify the environmentally superior alternative to the project. Due to the reduction of impacts achieved by Alternative B, it is considered the environmentally superior alternative. Alternative B reduces the significant and unavoidable impacts of the Specific Plan Project related to air quality and GHG. However, the impacts would remain significant and unavoidable. Alternative B would not have significant and unavoidable traffic impacts. As described above, Alternative B would achieve some of the objectives of the Specific Plan. Table 6-2. Summary of Specific Plan Project and Alternative Impacts zToPwMEWMinx = AI_ternative A ,.. Alternative B , -- Aesthetics and Visual Resources LS = _ Air Quality Construction Operation S/U S/U = (S/U) + (S/U) — — Cultural Resources and Tribal Cultural Resources LS/M = _ Geology and Soils LS/M _ Greenhouse Gas Emissions S/U + — Hazards and Hazardous Materials LS/M = - Hydrology and Water Quality LS/M = _ Land Use and Planning LS Noise ConstructionLS/M Operation LS/M = = _ _ Population and Housing LS — — Public Services LS/M — — Recreation LS/M — — Traffic and Transportation S/U + (S/U) — Utilities and Services Systems LS/M — — LS = Less than Significant; LS/M = Less than Significant with Mitigation; S/U = Significant Unavoidable Impact (—) The alternative would result in less of an impact than the Project or no impact. (+) The alternative would result in greater impacts than the Project. (_) The alternative would result in the same/similar impacts as the Project. (*) The alternative would reduce/eliminate a significant and unavoidable impact. Red Hill Avenue Specific Plan 6-14 Draft Program Environmental Impact Report Section 7.0 Preparers and Contributors 7 PREPARERS AND CONTRIBUTORS 7.1 EIR Preparers CITY OF TUSTIN (LEAD AGENCY) Elizabeth Binsack..................................................................................... Community Development Director Justina Willkom...............................................................................Assistant Director Community Development EricaH. Demkowicz, AICP........................................................................................................Senior Planner ScottReekstin...................................................................................................................... Principal Planner LucyYeager.....................................................................................................................Planning Consultant Krys Saldivar..........................................................................Public Works Manager, Traffic/Transportation ArtValenzuela......................................................................................................... Water Services Manager KIMLEY-HORN AND ASSOCIATES, INC. DanaC. Privitt, AICP............................................................................................................. Project Manager jjKari Cano..........................................................................................1......................... Environmental Planner l SheriVander Dussen, AICP.....................................................................................................Project Director z, MargitAllen, AICP........................................................................................................Specific Plan Manager DavidBarquist, AICP.....................................................................................................Specific Plan Manager AshleyBrodkin............................................................................................................Environmental Analyst NoemiWyss................................................................................................................Environmental Analyst GeoffreyBishop..........................................................................................................Environmental Analyst BrianLeung.................................................................................................................Environmental Analyst Karina Fidler, AICP, CPESC, QSD/P............................................................................. Environmental Planner Achilles Malisos....................................................................... Air Quality, Greenhouse Gas, Noise Manager SerineCiandella.................................................................................................................... Traffic Manager TrevorBriggs P.E.....................................................................................................................Traffic Analysis 7.2 Contributors Natural History Museum Los Angeles County ...................................................... Paleontological Resources South Central Coastal Information Center .................................. Archaeological Resources Records Search Red Hill Avenue Specific Plan 7-1 Draft Program Environmental Impact Report Section 7.0 rers and Contributors This page intentionally left blank Red Hill Avenue Specific Plan 7-2 Draft Program Environmental Impact Report J Section 8.0 References 8 REFERENCES Airport Land Use Commission for Orange County. 2008. Airport Environs Land Use Plan for John Wayne Airport. Arcadis. 2016. 2015 (June). City of Tustin Urban Water Management Plan Final Draft. California Department of Finance (DOF), Demographic Research Unit. 2017, Report E-5 City/County Population and Housing Estimates, January 1, 2017. California Department of Fish and Wildlife (DFW). 2017. NCCP Plan Summary- County of Orange (Central/Coastal) NCCP/HCP. www.wildlife.ca.gov/Conservation/Planning/NCCP/Plans/Orange- Coastal. Assessed June 6, 2017. California Department of Forestry and Fire Protection (CAL FIRE), 2017. About CAL FIRE. http://calfire.ca.gov/about/about. Accessed June 13, 2017. California Department of Resources Recycling and Recovery (CalRecycle). 2012a. Disposal Facility Inspection Reportfor the Frank R. Bowerman Landfill. http://www.calrecycle.ca.gov/SWFacilities/Directory/30-AB-0360/Detail/. Accessed June 13, 2017. —. 2012b. Estimated Solid Waste Generation Rates. httPs://www2.calrecvcle.ca.gov/WasteCharacterization/General/Rates. Accessed June 13, 2017. California Department of Toxic Substances Control (DTSC). 2017. DTSC's Hazardous Waste and Substances Site List – Site Cleanup (Cortese List). www.dtsc.ca.gov/SiteCleanup/Cortese List.cfm. Accessed June 28, 2017. California Department of Transportation (DOT). 2017. California Scenic Highway Mapping System, Orange County. www.dot.ca.gov/ha/LandArch/16 livability/scenic highways. Accessed June 22, 2017. California Department of Transportation (DOT). 2017 (July). Environmental Rules and Requirements. California Energy Commission (CEC). 2016 (January). California Energy Demand 2016-2026 Revised Electricity Demand Forecast: Volume 2: Electricity Demand by Utility Planning Area, California Gas and Electric Utilities. 2017, 2017 California Gas Report Supplement. —. 2017 (January). California Energy Demand 2017-2027. Staff Report. California Geological Survey (CGS). Orange County Tsunami Inundation with USGS 24K Quads. Available at: www.conservation.ca.gov/cgs/geologic hazards/Tsunami/Inundation Maps/Orange. Accessed June 13, 2017. --. 2010. Fault Activity Map of California. http://maps.conservation.ca.gov/cgs/fam. Accessed June 13, 2017. Red Hill Avenue Specific Plan 8-1 Draft Program Environmental Impact Report Section 8.0 References —. 2001 (January). State of California Seismic Hazard Zones, Tustin Quadrangle. http•//maps conservation ca gov/cgs/informationwarehouse/index htmI?map=regulatorymaps. Accessed June 12, 2017. California Office of Historic Preservation (OHP). 2017. Listed California Historical Resources. http•//ohp parks ca gov/ListedResources/?view=county&criteria=30. Accessed June 6, 2017. City of Tustin. 2003a. Historic Resources Survey, List of Significant Sites, Part 1. —. 2003b. Historic Resources Survey, List of Significant Sites, Part 2. —. 2009 (January). Hazard Mitigation Plan. —. 2017. Sewer. www.tustinca.org/depts/pw/sewer.asp. Accessed June 13, 2017. East Orange County Water District. 2017 (January). Sewer System Management Plan Vol. 1. Ed -Data. 2017a, Fiscal, Demographic, and Performance Data on California's K-12 Schools – Benjamin F. Beswick Elementary. Available at http•//www ed-data.org/school/Orange/Tustin- Unified/Beniamin-F.-Beswick-Elementary. Accessed January 22, 2018. —. 2017b. Fiscal, Demographic, and Performance Data on California's K-12 Schools – Marjorie Veeh Elementary. http•//www ed -data or /school/Orange/Tustin-Unified/Mariorie-Veeh-Elementary. Accessed January 22, 2018. —. 2017c. Fiscal, Demographic, and Performance Data on California's K-12 Schools – C.E. Utt Middle. Available at http //www.ed-d ataorR/school/orange/Tustin-Unified/C.-E.-Utt-Middle. Accessed l: January 22, 2018. —. 2017d. Fiscal, Demographic, and Performance Data on California's K-12 Schools – Tustin High. Available at http•//www ed -data ore/school/Orange/Tustin-Unified/Tustin-High. Accessed January 22, 2018. Federal Emergency Management Agency (FEMA). 2017. Flood Insurance Rates Map. https•//msc.fema.pov/portal. Accessed June 13, 2017. HNTB. 2001 (January 16). Final Environmental Impact Statement (FEIS)/Final Environmental Impact Report (FEIR) for the Disposal and Reuse of Marine Corps Air Station (MCAS) Tustin: Tustin, California; Irvine, California. Prepared for the U.S. Department of the Navy and the City of Tustin. Natural History Museum, Los Angeles County. 2017 (June). Paleontological Resources for the Proposed Red Hill Corridor Specific Plan Project, City of Tustin, Orange County. Orange County Fire Authority. Operations Directory -Fire Station. Available at http•//www ocfa ore/AboutUs/Departments/0PerationsDirectory/Division4.aspx. Accessed June 13, 2017. Orange County Public Libraries. 2017. About Us. Available at http•//www.ocol.org/services/about. Accessed June 20, 2017. Red Hill Avenue Specific Plan 8-2 Draft Program Environmental Impact Report Section 8.0 References Orange County Sanitation District (OCSD). 2017a. Service Area. Available at https://www.ocsd.com/about-us/general-information/service-area. Accessed June 13, 2017. —. 2017b. Regional Sewer Service. Available at https://www.ocsd.com/services/regional-sewer- service. Accessed June 13, 2017. —. 2014 (November). Design and Construction Requirements for Sanitary Sewers Orange County Water District (OCWD). 2017 (February). Engineer's Report on Groundwater Conditions, Water Supply and Basin Utilization in the Orange County Water District. —. 2015 (June). Orange County Water District Groundwater Management Plan 2015 Update. South Central Coastal Information Center. 2017 (June). California Historical Resources Information System (CHRIS) – Record Search Results for the Red Hill Avenue Specific Plan. Southern California Association of Governments (SCAG). 2016.2016-2040 Regional Transportation Plan/Sustainable Communities Strategy. —. Southern California Association of Governments (SCAG). 2012. 5th Cycle Regional Housing Needs Assessment Final Allocation Plan, 1/1/2014 –10/1/2021. —. 2001 (October). Employment Density Study Summary Report (prepared by Natelson Company, Inc.). State Water Resources Control Board (SWRCB). 2010. Integrated Report (Clean Water Act Section 303(d) List/305(b) Report). www.waterboards.ca.gov/water issues/programs/tmdl/integrated20lO.shtml. Accessed June 12, 2017. Tustin Parks and Recreation Department. Park Information Home. http://www.tustinca.ore/depts/parks/info/default,asp. Accessed January 2018. Tustin Police Department. About Us. http://www.tustinpd.org/depts/police/aboutus/default.asp. Accessed June 14, 2017. Tustin Unified School District. 2016. Fee Justification Report for Residential and Commercial/Industrial Development.https://www.tustin.kl2.ca.us/cros/Iib/CA01001904/Centricity/Domain/53/Fee%2 OJustification%20Report%20April%202016.pdf. Accessed June 12, 2017. —. 2016. TUSD Legacy of Excellence Brochure. _h_ttps://www.tustin.kl2.ca.us/Page/5190. Assessed June 13, 2017. United States Department of Agriculture (USDA). 2016. Natural Resources Conservation Service - Web Soil Survey. https://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx. Accessed June 12, 2017. United States Environmental Protection Agency (U.S. EPA). 2017. Newport Bay Watershed, Region 9: Water. https://www3.epa.gov/region9/water/watershed/measurew/newportbay. Accessed June 12, 2017. —. 1974. Protective Noise Levels, Condensed Version of EPA Levels Document. March 1974. Red Hill Avenue Specific Plan 8-3 Draft Program Environmental Impact Report Section 8.0 References an United States Geological Survey (USGS). 2017. Orange County Central Coastal NCCP/HCP. https•//www sciencebase gov/catalog/item/imap/54baba8ee4b043905e0103b2 . Accessed June 6, 2017. Valenzuela, Art. 2017 (August 11) Subject: Red Hill Specific Plan Water Supply Analysis. Memorandum Art Valenzuela, Water Services Manager City of Tustin to Erica H. Demkowicz, AICP Senior Planner City of Tustin. r i i Red Hill Avenue Specific Plan 8-4 Draft Program Environmental Impact Report ATTACHMENT B RESPONSE TO COMMENTS AND NATIVE AMERICAN TRIBAL CONSULTATION 1. COMMENTS RECEIVED ON THE DPEIR 2. A LIST OF PERSONS, ORGANIZATIONS, AND PUBLIC AGENCIES COMMENTING ON THE DRAFT EIR t y.. �W' FebKimley>>>Horn RED HILLAVENUE February 2Q18 SPECIFIC PLAN Expect More. Experience Better. TUSTIN� RED HILLAVENUI SrECCFIC PIAN RED HILL AVENUE SPECIFIC PLAN DRAFT ENVIRONMENTAL IMPACT REPORT S C H NO. 2017041031 VOLUME II F Prepared for City of Tustin 300 Centennial Way Tustin, CA 92780 Prepared by Kimley-Horn and Associates, Inc. 765 The City Drive, Suite 200 Orange, California 92868 Date February 2018 r_"� i i J� Table of Contents TABLE OF CONTENTS Volume II LIST OF APPENDICES A Notice of Preparation and Correspondence B Air Quality and Greenhouse Gas Emissions C Cultural and Tribal Cultural Resources D Environmental Records E Noise F Traffic G Water Supply Red Hill Avenue Specific Plan i Draft Program Environmental Impact Report Table of Contents This page intentionally left blank. Red Hill Avenue Specific Plan Draft Program Environmental Impact Report APPENDIX A NOP AND CORRESPONDENCE (. t: °us'TIN Notice of Preparation and Scoping Meeting Red Hill Avenue Specific Plan Program Environmental Impact Report , WX Yu�4uriti zicM t�r.Gaer' N+3+irtia•ta.4ir A �7 DATE: April 7, 2017 TO: Reviewing Agencies and Other Interested Parties FROM: City of Tustin, Community Development Department, 300 Centennial Way, Tustin, CA 92780 PROJECT TITLE/SUBJECT: Red Hill Avenue Specific Plan — Notice of Preparation of a Program Environmental Impact Report (EIR) and Public Scoping Meeting This Notice of Preparation (NOP) is being issued by the City of Tustin (City) to provide notice of the preparation of a Program EIR for the creation of a Specific Plan for a portion of Red Hill Avenue located within the City of Tustin. Project Location: A portion of Red Hill Avenue bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by Interstate 5 (1-5) within the City of Tustin. In general, the project site extends one parcel east and west of the Red Hill Avenue right-of-way. Between San Juan Street and Bryan Avenue, the Specific Plan area does not extend beyond the existing right-of-way. Between Mitchell Avenue and Walnut Avenue, the boundary is generally at the right-of-way for Red Hill Avenue except for two properties as shown on Figure 1. The project site/planning area is approximately 40 acres and presently includes approximately 296,446 square feet of existing non-residential uses (primarily j commercial) and 21 dwelling units. See Figure 1— Red Hill Avenue Specific Plan Project Area Map. Project Description: The Specific Plan would establish a comprehensive plan for the area that will include a complementary mix of land uses including residential, retail and commercial that will capitalize on the area's current land use, transportation, and infrastructure opportunities. Within a development footprint of approximately 40 acres, the Specific Plan would provide for an estimated threshold of potential new growth that includes the addition of approximately 500 residential units (primarily integrated mixed use) and 325,000 square feet of non-residential uses. It is anticipated that approximately 395 residential units and 175,000 square feet of non-residential uses would be located north of 1-5; and 105 residential uses and 150,000 square feet of non-residential uses would be south of 1-5. Streetscape improvements are also proposed. Pursuant to Public Resources Code Section 21165 and the California Environmental Quality Act Guidelines (CEQA Guidelines) Section 15050, the City of Tustin (City) is the Lead Agency responsible for preparation of a Program Environmental Impact Report (EIR) addressing potential impacts associated with the proposed Red Hill Avenue Specific Plan project. The probable environmental effects of the project to be analyzed in the Program EIR include but are not necessarily limited to the following: aesthetics and visual resources, biological resources, geology and soils, hazards and hazardous materials, land use and planning, population and housing, recreation, utility and service systems, air quality, cultural resources, greenhouse gas emissions, hydrology and water quality, noise, public services, and transportation and circulation. Responses received to this NOP may modify or add to the preliminary assessment of potential issues addressed in the EIR. Notice of Preparation and Scoping Meeting Red Hill Avenue Specific Plan Program Environmental Impact Report Page 2 of 2 REQUEST FOR COMMENTS ON THE SCOPE OF THE PROGRAM EIR The purpose of this Notice of Preparation (NOP) is to solicit.comments and suggestions regarding the scope and content of the Program EIR and the environmental issues and alternatives to be addressed in the EIR (CEQA Guidelines § 15082). This NOP also provides notice for the public scoping meeting. The City of Tustin respectfully requests that any Responsible or Trustee Agency responding to this notice reply in a manner consistent with State CEQA Guidelines Section 15082(b). Comments and suggestions should identify the significant environmental issues, reasonable alternatives, and mitigation measures that should be explored in the EIR, in addition to whether the responding agency will be a responsible or trustee agency for the proposed project. NOTICE OF PREPARATION REVIEW PERIOD: April 7, 2017 to May 8, 2017 RESPONDING TO THIS NOTICE The City requests your careful review and consideration of this notice, and invites input and comments from responsible and trustee agencies, and interested persons and organizations regarding the preparation of the EIR. Pursuant to CEQA Section 21080.4, agencies must submit any comments in response to this notice no later than 30 days after receipt of this notice. The City will accept comments from all parties regarding this notice through the close of business on May 8, 2017. If comments are submitted by e-mail with attachments, it is recommended that the attachments be delivered in writing. Virus protection measures and a variety of formats for attachments can limit the ability for the attachments to be delivered. E-mail responses to this notice may be sent to EDemkowicz@tustinca.org. All comments or other responses to this notice should be submitted in writing to: Erica Demkowicz AICP, Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, CA 92780 The NOP is also available at the City of Tustin at the address and department noted above, and can also be accessed online at: http://www.tustinca.org/depts/cd/planningupdate.asp. All parties that have submitted their names and mailing addresses will be notified of the availability of the Draft Program EIR. If you wish to be placed on the mailing list, have any questions, or need additional information, please contact the person identified above at edemkowiczPtustinca.org or at (714) 573-3127. SCOPING MEETING: A public scoping meeting will be held on April 20, 2017, from 3:00 to 4:00 PM at the Clifton C. Miller Community Center, located at 300 Centennial Way, Tustin, CA 92780. 2 .+ ■ �: a .; 5 �! n � - ® e `�.�..,, � :g s + a � stn �■ = � � a • .i ,.e „� ! f� g r • e `- n A` - �{€ � - UZ � � � � k_ � a'^tom'-• � -=�� - _ to Yg c2 � •'� - i : - - � ��-� � g.,. �, , �"� .- ! ,� t n _` s •'P'T Sze €�, �` F $ �t �. - � c �-�f- } �- �a t a.- _ t9 _ __ mq -14 two e-, 14 $' 31 A04 a a Iw„ 8 i- t - amu„ - _ r � ■ � �. n t op � -�- � - ! 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'. • � � � �� 1 P - -� � ss-' ' =-.� -- e' g� •®a ..tea...•. # � J �� R� ' @d@ �� .�ms n_ � �� -?', VY;'a' ir POW 0 250 500 1 ..3 _ 5 - _ ,� "�• `e.i - _ i o .! g € t .,r y 6 -4 a - i /1 t� EE, f P r 3 � r 1 rr c r .' tI Pt April "13i 2017 Erica C?ernkowlcz: City of Tustin 300 Centennial Way Tustin, .CA. 92580 senfviae-mail.toc edemkowicz@tustinoa.o�g> � RE; SC 2017041D31; Red HIII Avenue Epeclfic'Plan: Project, change County, California Dear Ms: Demkcwicz The Native American Heritage.Commisslo" has received the Notice of Preparation (NOP) for Draft Environmental Im pact Report for the project referenced -above.. The Californle Ehvironme.ntal Quality Aet. (CEQA) (Pub. Resources_ Code § 21000 of sego,. specifically Public. Resources Code section 21084.1, states theta project that may cause a substantial adverse change In the signiflcance of an Historical resource is a project that may have a significant effect on the environment. (.Pub. Resources Cade § 21084A- Cal: Code• Regs,, tit.14, ;§ 15064.5 (b) (CEQA Guldellnes Section 1.5064.5 (b)). If there is substantial evidence, in light of the whole record before a, lead agency; that a.project may haye-a $16010cant effect Qn tho�ehvlronment, an environmental Impact report (EI.R), shall be prepared:, (Pub, Resources Code §'21080 {rl), Cal. Cade Ftegs,, tit. 14, .§ 15064 subd.(a)(1) (CEQA Guidelines § In order°ta determine whethera project will cause a substantial adverse change in the significance of a historical resource, a lead agency will need to determine whe#her there are: historical resources with the area Of project effect APE)., J CEQA was amended significantly in 2014. Assembly Bill 52. (Gatto, Chapter 532, Statutes of 2014) (AB 52) amended-C80A fo, cresite a separate cateQory of dulturaC resources, tribal cultural resources" (Pub. Resources Cade § 2'1074) and 'provides that a projectwith an effect that may cause a substantlal adverse change in ,the sig'nificance of a tribal cultural tesou,rce is a praject,thatmay have a significant effect an the environment (Pub. Resources Code § 21084.2). Please reference California Natural Resources Agency (2016) "Final Text for tribal Cultural resources update =to Appendix G, Environmental Checklist Form." http•//resources ca eov/cepa/docs/ab52/Ciean-final-AB-52-App-G-text-Submiited.pdf. Public agencies shall, when feasible, avoid damaging effects to any tribal' cultural resource. (Pub. ResourcesCode § 21084.3 (a)). AB 52 applies,to any project.for which a notic6 of preparation or a notice of negative deciaratlon _or mitigated negative. declaration is filed on or after July 1, 2015, If your project involves the adoption of or amendment to a< general pian ora. specific plan, or the :designation .rir. proposed designation ,of.open space, on or after March 1, 2005, it may also be subject to Senate Bill 18 (Burton, Chapter 905, Statutes of 2004) (SB 18): Bath.- SB Land A13 52 have tribal consultation requirements, if your project, is also subject to the federal National Environmental Policy Act (42 U S CY-,§ 4321 et,--seq.') (NEPA), the tribal consultatlon requirements of Section 106 of the National,Histodc Preservation Act of 4966 (4 54 0,8.G._ -3001O , 36'C.F"R. § 800 et seq.) may also apply The NAHC recommends lead agencies consultw th all California Native Americanthat are traditionally and culturally affiliated with the geographic.area of your proposed project' as .early as possible in �order,to avoid inadvertent_discoverles: of Native American .human remains .and best protect tribal culturai resources. Below Is, a briet.summary of op ttions of AB 52 and SB 18. as. viola as: the NAHC"s:recommendations.for condu`ctiri4,cultural resources:assessmenis. Consult.your. legaii counsel about eompllango,with AS 52 andiiss 18.as well as com°pliancewlth anytther-applicable larvas. AB 52 AB 52 has added to CEQA the additional requirements listed below, along with many other requirements: 1. FRuiJeen Day Period to Provide Notice of Completion of an A licabon/Decision to Undertake a Project Within fourteen (14) days of determining that an application for a project is complete or of a decision by a public agency to undertake a project, a lead agency shall provide formal notification to a designated contact of, or tribal representative of, traditlonally and culturally affiliated California Native American tribes that have requested notice, to be accomplished by at least one written notice that includes: a. A brief description of the project. b. The lead agency contact Information. c. Notification that the California Native American tribe has 30 days to request consultation. (Pub. Resources Code § 21080.3.1 (d)). d. A "California Native American tribe" is defined as a Native American tribe located In' California that is on the contact list maintained by the NAHC for the purposes of Chapter 905 of Statutes of 2004 (SB 18). (Pub. Resources Code § 21073). 2. higgative Declaration Mitigated N12gative Declaration, or Environmental Impact Report: A lead agency shall begin the consultation process within 30 days of receiving a request for consultation from a California Native American tribe that is traditionally and culturally affiliated with the geographic area of the proposed project. (Pub. Resources Code § 21.080.3.1, subds. (d) and (6)Y5-nd prior to the release of a negative declaratn, mitigated negative declaration or environmental impact report. (Pub. Resources Code § 21080.3.1(b)). a. For purposes of AB 52, "consultation shall have the same meaning as provided in Gov. Code § 65352.4 (SB 18). (Pub. Resources Code § 21080.3.1 (b)). 3. Mandatory Topics of Consultatign If Requested by a Tribe: The following topics of consultation, if a tribe requests to discuss them, are mandatory topics of consultation: a. Alternatives to the project. b. Recommended mitigation measures. c. Significant effects. (Pub. Resources Code § 21080.3.2 (a)). 4. Discretionary Topics of Consultation: The following topics are discretionary topics of consultation: a. Type of environmental review necessary. b. Significance of the tribal cultural resources. c, Significance of the project's impacts on tribal cultural resources, d. if necessary, project alternatives or appropriate measures for preservation or mitigation that the tribe may recommend to the lead agency. (Pub. Resources Code § 21080.3.2 (a)). 5. C90dentiality of Information Submitted by a Tribe During the nvlronmental Review Process: With some exceptions, any information, Including but not limited to, the location, description, and use of tribal cultural resources submitted by a California Native American tribe during the environmental review process shall not be Included in the environmental document or otherwise disclosed by the lead agency or any other public agency to the public, consistent with Government Code sections 6254 (r) and 6254,10. Any information submitted by a California Native American tribe during the consultation or environmental review process shall be published in a confidential appendix to the environmental document unless the tribe that provided the information consents, in writing, to the disclosure of some or all of the Information to the public. (Pub. Resources Code § 21082.3 6. Discussion of Impacts to Tribal Cultural Resources In the Environmental Document: if a project may have a significant Impact on a tribal cultural resource, the lead agency's environmental document shall discuss both of the following: a. Whether the proposed project has a significant impact on an identified tribal cultural resource. b. Whether feasible aitematives or mitigation measures, Including those measures that may be agreed to pursuant to Public Resources Code section 21'082.3, subdivision (a), avoid or substantially lessen the impact on the identified tribal cultural resource. (Pub. Resources Code § 21082.3 (b)). 2 7. Conclusion of Consultation: Consultation with a tribe shall be considered concluded when either of the following occurs: a. The parties agree to measures to mitigate or avoid a significant effect, if a significant effect exists, on a tribal cultural resource; or b. A party, acting in good faith and after reasonable effort, concludes that mutual agreement cannot be reached. (Pub. Resources Code § 21080.3.2 (b)). 8. Recommending Miti ationMeasures A reed U on in Consultation in the Environmental Document: Any mitigation measures agreed upon in the consultation conducted pursuant to Public Resources Code section 21080.3.2 shall be recommended for inclusion in the environmental document and in an adopted mitigation monitoring and reporting program, If determined to avoid or lessen the impact pursuant to Public Resources Code section 21082.3, subdivision (b), paragraph 2, and shall be fully enforceable. (Pub. Resources Code § 21082.3 (a)). 9. Required Consideration of f=easible Mitigation: If mitigation measures recommended by the staff of the lead agency as a result of the consultation process are not included in the environmental document or if there are no agreed upon mitigation measures at the conclusion of consultation, or If consultation does not occur, and if substantial evidence demonstrates that a project will cause a significant effect to a tribal cultural resource, the lead agency shall consider feasible mitigation pursuant to Public Resources Code section 21084.3 (b). (Pub. Resources Code § 21082.3,(e)). 10. Examples of Mitigation Measures That If Feasible May Be Considered to Avoid or Minimize Significant Adverse Impacts t� oTribal Cultural Resources: a. Avoidance and preservation of the resources in place, including, but not limited to: 1. Planning and construction to avoid the resources and protect the cultural and natural context. It. Planning greenspace, parks, or other open space, to incorporate the resources with culturally appropriate protection and management criteria. b. Treating the resource with culturally appropriate dignity, taking into account the tribal cultural values and meaning of the resource, including, but not limited to, the following: L- Protecting the culturalcharacter and integrity of the resource. -- It. Protecting the traditional use of the resource. iii. Protecting the confidentiality of the resource. c. Permanent conservation easements or other interests in real property, with culturally appropriate management criteria for the purposes of preserving or utilizing the resources or places. d. Protecting the resource. (Pub. Resource Code § 21084.3 (b)). e. Please note that a federally recognized Califomia Native American tribe or a nonfederally recognized Callfomia Native American tribe that is on the contact list maintained by the NAHC to protect a California prehistoric, archaeological, cultural, spiritual, or ceremonial place may acquire and hold conservation easements If the conservation easement is voluntarily conveyed. (Civ. Code § 815.3 (c)). f. Please note that it is the policy of the state that Native American remains and associated grave artifacts shall be repatriated. (Pub. Resources Code § 5097.991). 11. Prerequisites for Cerdhdng an Environmental Impact Re or Ado tin a Miti ated N ative Declaration or N ative Declaration with a Significant Impact on an Identified Tribal Cultural Resource: An environmental Impact report may not be certified, nor may a mitigated negative declaration or a negative declaration be adopted unless one of the following occurs'. a. The consultation process between the tribes and the lead agency has occurred as provided in Public Resources Code sections 21080.3.1 and 21080.3.2 and concluded pursuant to Public Resources Code section 21080.3.2. b. The tribe that requested consultation failed to provide comments to the lead agency or otherwise failed to engage in the consultation process. c. The lead agency provided notice of the project to the tribe in compliance with Public Resources Code section 21080.3.1 (d) and the tribe failed to request consultation within 30 days. (Pub. Resources Code § 21082.3 (d)). This process should be documented In the Cultural Resources section of your environmental document The NAHC's PowerPoint presentation titled, "Tribal Consultation Under AB 52: Requirements and Best Practices" may be found online at: http,//nahc.ca.gov/wp-contenttuploads/2015/10/AB52TdbalConsultation_CalEPAPDF.pdf 3 SB 18 SB 18 applies to local governments and requires local governments to contact, provide notice to, refer plans to, and consult with tribes prior to the adoption or amendment of a general plan or a specific plan, or the designation of open space. (Gov. Code § 65352.3). Local governments should consult the Governor's Office of Planning and Research's "Tribal Consultation Guidelines; which can be found online at: https://www.opr.ca.gov/docs/09-14-05_Updated—Guidelinea_922.pdf Some of SB 18's provisions include: 1. Tribal Consultation: If a local government considers a proposal to adopt or amend a general plan or a specific plan, or to designate open space it Is required to contact the appropriate tribes identified by the NAHC by requesting a "Tribal Consultation List." If a tribe, once contacted, requests consultation the local government must consult with the tribe on the plan proposal. A tribe has 90 days from the date of receipt of notification to request consultation unless a shorter timeframe has been agreed to by the tribe. (Gov. Code § 65352.3 (a)(2)). 2. No Statutory. Time Limit on SB 18 Tribal Consultation. There Is no statutory time limit on SB 18 tribal consultation. 3. Confidentiality Consistent with the guidelines developed and adopted by the Office of Planning and Research pursuant to Gov. Code section 65040.2, the city or county shall protect the confidentiality of the information concerning the specific Identity, location, character, and use of places, features and objects described in Public Resources Code sections 5097.9 and 5097.993 that are within the city's or county's jurisdiction, (Gov. Code § 65352.3 (b)). 4. Conciuslon of SB 18 Tribal Consultation: Consultation should be concluded at the point in which: a. The parties to the consultation come to a mutual agreement concerning the appropriate measures for preservation or mitigation; or b. Either the local government or the tribe, acting in good faith and after reasonable effort, concludes that mutual agreement cannot be reached concerning the appropriate measures of preservation or mitigation. (Tribal Consultation Guidelines, Governor's Office of Planning and Research (2005) at p. 18). Agencies should be aware that neither AB 52 nor SB 18 precludes agencies from Initiating tribal consultation with tribes that are traditionally and culturally affiliated with their jurisdictions before the timeframes provided In AB 52 and SB 18. For that reason, we urge you to continue to request Native American Tribal Contact Lists and "Sacred Lands File" searches from the NAHC. The request forms can be found online at: http://nahc.ca.gov/resources/forms/ NAHC. Recommendations for Cultural Resources Assessments To adequately assess the existence and significance of tribal cultural resources and plan for avoidance, preservation In place, or barring both, mitigation of project -related impacts to tribal cultural resources, the NAHC recommends the following actions: 1. Contact the appropriate regional California Historical Research Information System (CHRIS) Center (httpJ/ohp.parks.ca.gov/?pagejd=1068) for an archaeological records search. The records search will determine: a. If part or all of the APE has been previously surveyed for cultural resources. b. If any known cultural resources have been already been recorded on or adjacent to the APE. c. If the probability is low, moderate, or high that cultural resources are located in the APE. d. If a survey is required to determine whether previously unrecorded cultural resources are present. 2. If an archaeological inventory survey Is required, the final stage is the preparation of a professional report detailing the findings and recommendations of the records search and field survey. a. The final report containing site forms, site significance, and mitigation measures should be submitted Immediately to the planning department. All information regarding site locations, Native American human remains, and associated funerary objects should be in a separate confidential addendum and not be made available for public disclosure. 4 Ii "The final written report should be submitted within3 months -after work has been completed to the appropriate regional CHRIS center: 3'. Contact the NAHC for: a A, Sacred Lands File s Sacred'Lands File, no b_, A.n site 4 remember does not pr a WE the Ret arc knc b LeE. earth: Remember that tribes ,d hot always record their sacred sites in the r --,are they required, to do so.. A Sacred Lands File search is nota substitute for a that are traditionally and culturally affiliated with the geographic aroaz of the bal Consultation -List of appropriate tribes for consultation �coricerning the project inning for'�avoidart`ce; preservation in place, -or, failing .both,; mitigation measures.. face evidence of archaeological resouroes (including tribal cultural` resources) faro -existence:. Include In their mitigation and .monitoring reporting program plan provisions for ;valuation of Inadvertently discovered archaeological resources per Cal. Code. 15064.5(f) (C5QA Guldelines seotlob 15064.5(f)). In.areas; of identified Oy, a certified archaebiogist and a culturally affiliated Native American with -esources should monitor all ground -disturbing activities. Include ih their mitigation and monitaring reporting .program pians; provisions for vered cultural items that are, not burial associated In consultation with culturally pans. include ih their rxttigation and monitoring reporting program plaits provisions for the treatment and disposition of inadvertently discovered Native Ameeican:human_ r'em.alns. Health and. Safety Code section 7050,5, Public.Resources�Code section' 6057.98, and'Cal. Cade Regs:, tit, 14, section 15064,5, subdivisions (d) and (e) (CEQA Guidelines section 15004.5, subds '(d) and (e)) address the: processes to be followed lothe, event of an inadvertent discovery of, any Native American human; romains. and associated grave.gIoods Jn a locatlow other than a dedicated cemetery: PI'ease contact me if you heed' any additional information at Bayle totton@nahc ca.gov cc: State Clearinghousa •5 May 08, 2017-- Ms.. 017 Ms.. Erica Doinkowicz City of Tustin 300 Centennial Way Tustini CA 92780' Dear Ms. Demkowicz, File, !GR,/CEOA SQH#: 201,704,1031 12_ORA-2017-00535 1�15 Thank you, for including the California:Department ofTransport ation (Caltrans) in the review of the Notice of Preparation forao ElR,(NGP)for-the propoged.Tustin, Red Hili Specific Plan( CH W2011041031). The :mission , of Caltrans Jsto-provide a safe, sustainable, integrated and efficient transportation system to enhaned-California's: economy:andjivability. The Local Development- Inte,rgoverntnenta,lRevie-w(P-1,GR)Prografnreviews l,anid;:,ustprojec and d, plans lo, ensure consistency with our mission and state planning prioritiesid'infiII2conservation,, and efficient development. The project establishes a comprehensive, mixed-use plan fox a 40 acre area including -apptoxima ly-500 residential units and�3,25 000 C resident I ial use. The project is - - te scluar, feet -of ion-residential in proximity of Caltrans Righta-o.f-Way , (ROW) on Interstate 5: (1-5). Caltrans, is a commenting -agency on this project, and has the following comments on the NOP. Traffic Operations: 1. Traffic Operations would like to request that the -trafficstu 'm the 9 to. . study analyzes anyl, parts 1-5 Northbound and Southbound on and off ramps from the planned development. Pleas e use the most recent version of,: the, Highway Design Manual (JDM). I - e Ron Poinits: I . Any project work proposed in, the vicinity of the State ROW would require an, encroachment permit and all environmental: concerns: must be adequately addressed..If the environmental documentation for the. project r0i meet for work dom within State ROW, additional documentationwould be required before approval of the encroachment permit. Please coordinate with Caltrans to meet requirements for any work within or near State Right -of -Way. Pot specific details, for Encroachment. Permits procedure, please refer to the Caltrans.'s Encroachment Permits Manual: http://wWw.dot.ca.gov/hqLtraffops/developservlpermitsl Transportation Planning: 1. Please providea vicinity map, of the proposed land -use changes and provide: square foot -age for each land-usctype, "Provide, a sqk. sustainable, wegraie,4 and iffloient transportation system to enhance Cal ffornia's economy, and hvability" I Part of Caltrans' mission is: to expand alternative and sustainable forms of transportation.. There is currently a disconnect from the. Class It Bike facilities on the Red Hill Avenue on. Interstate.5 and other bike, facilities on Bryan Av.enueand Walnut Avenue. As such,. Caltrans commends thecity providing bikeways throughout, the planning area and connecting to existing facilities. I ities. Caltrans would also like to recommend additional bicycle.supporting facilities such as hike storage,, bike signals,, bike crossings, and dedicated bike delineation throughout the planning area., 3. Th . e Specific Planshouid considerimprovements, to existing or planned transit stops that make multimodal connections to transit easier, improve access to transit stops, and encourage use of transit. - 4. 5.00 new residential units and 325,000 square feet of new sion-residential development is anticipated within the n. Specific Tla Creating access to multimodal transportation in area area can options, i the Specific Plan, are help reduce vehicle trips, -vehicle miles traveled, aveled,andgreenhousegas emissions reductions. Please continue to keep us: infortned:of this project and any future developments that could - potentially impact State transportation facilities, If you have anyy-questions or, need to contact us, or .MirandaO please donot hesitate to contact Jude Miranda, at (657)'32&6Z,29 o -dot.ca.p-qv. sqfe; sostainabkj, integrated-and'efficient transporration system: to enWHO Cgljfoinid's eeonoM'y and lftbffity"' 119 May 8, 2017 Ms. Erica Demkowicz, AICP, Senior Planner City of Tustin, Community Development.Department rd 300 Centennial Way INNOVATING FOR A BETTER TOMORROW Tustin, California 92780 Phone: (714) 573-3127 SOUTHERN CALIFORNIA E-mail: edemkowicz@tustln(;S.org ASSOCIATION OF GOVERNMENTS aw West 7th Strut, r2th Floor Los Angeles, CA 90017 RE: SCAG Comments on the Notice of Preparation of a Draft Program 1.013) 236-1800 Environmental Impact Report for the Red Hill Avenue Specific Plan [SCAG NO. F: (213),236-1825 IGR92201 www.scag.ca.gov When available, please send environmental documentation to SCAG's office in Los Angeles or by email to ou@scog.ca.gov providing, at a minimum, the full public comment period for review. ff you have any questions regarding the attached comments, please contact the Inter -Governmental Review (IGR) Program, attn.: Anita Au, Assistant Regional Planner, at (213) 236-1874 or au _ caag.ca.0ov_, Thank you. Sincerely, Ping Chang Acting Manager, Compliance and Performance Monitoring 1 Lead agencies such as local jurisdictions have the We discretion in determining a local project's consistency with the 2016 RTP/SCS for the purpose of determining consistency for CEQA. Any "consistency" finding by SCAG pursuant to the IGR process should not be construed as a determination of c onsisterxsy with the 2016 RTP/SCS for CEQA. The Regional Council consists of 86 elected officials representing 191 cities, six counties, six County Transportation Comrnissions, one representative from the Transportation Corridor Agencies, one Tribal Government representative and one representative for the Air Districts within Southern California. 2016.05.09 p WW cn rx7 W pager 0 Dear Ms. Demkowicz, REGIONAi. COUNCIL OFFICERS and is responsible for preparation of the Regional Transportation Plan (RTP) including President Thank you for submitting the Notice of Preparation of a Draft Environmental Impact Michele Martinez, Santa Ana Report for the Red Hill Avenue Specific Plan ("proposed project") to the Southern First Vice president California Association of Governments (SCAG) for review and comment. SCAG is the Margaret E. Finlay, Duarte authorized regional agency for Inter -Governmental Review (IGR) of programs proposed Second Vice president for Federal financial assistance and direct Federal development activities, pursuant to Alan Wapner, Ontario Presidential Executive Order 12372, Additionally, SCAG reviews the Environmental Carmen Ramirez, Oxnard Impact Reports of projects of regional significance for consistency with regional pians Immediate past president Cheryl views -walker, EI centro pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines. When available, please send environmental documentation to SCAG's office in Los Angeles or by email to ou@scog.ca.gov providing, at a minimum, the full public comment period for review. ff you have any questions regarding the attached comments, please contact the Inter -Governmental Review (IGR) Program, attn.: Anita Au, Assistant Regional Planner, at (213) 236-1874 or au _ caag.ca.0ov_, Thank you. Sincerely, Ping Chang Acting Manager, Compliance and Performance Monitoring 1 Lead agencies such as local jurisdictions have the We discretion in determining a local project's consistency with the 2016 RTP/SCS for the purpose of determining consistency for CEQA. Any "consistency" finding by SCAG pursuant to the IGR process should not be construed as a determination of c onsisterxsy with the 2016 RTP/SCS for CEQA. The Regional Council consists of 86 elected officials representing 191 cities, six counties, six County Transportation Comrnissions, one representative from the Transportation Corridor Agencies, one Tribal Government representative and one representative for the Air Districts within Southern California. 2016.05.09 p WW cn rx7 W pager 0 SCAG is also the designated Regional Transportation Planning Agency under state law, MMiTTEE CHAIRS and is responsible for preparation of the Regional Transportation Plan (RTP) including ,,cutive/Administration the Sustainable Communities Strategy (SCS) pursuant to Senate Bill (SB) 375. As the Thele Martinez, Santa Ana clearinghouse for regionally significant projects per Executive Order 12372, SCAG Community, Economic & reviews the consistency of local pians, projects, and programs with regional plans.' Hurnan Development Guidance provided by these reviews is intended to assist local agencies such as local Bili Jahn, Big Bear Lake jurisdictions and project proponents to take actions that help contribute to the attainment Energy & Environment of the regional goals and policies in the RTP/SCS. Carmen Ramirez, Oxnard Transportation SCAG staff has reviewed the Notice of Preparation of a Draft Environmental Impact Barbara Messina, Alhambra Report for the Red Hill Avenue Specific Plan. The proposed project includes a Specific Plan that will plan for potential new growth in the area and includes the addition of approximately 500 residential units and 325,000 square feet of non-residential uses on 40 acres. When available, please send environmental documentation to SCAG's office in Los Angeles or by email to ou@scog.ca.gov providing, at a minimum, the full public comment period for review. ff you have any questions regarding the attached comments, please contact the Inter -Governmental Review (IGR) Program, attn.: Anita Au, Assistant Regional Planner, at (213) 236-1874 or au _ caag.ca.0ov_, Thank you. Sincerely, Ping Chang Acting Manager, Compliance and Performance Monitoring 1 Lead agencies such as local jurisdictions have the We discretion in determining a local project's consistency with the 2016 RTP/SCS for the purpose of determining consistency for CEQA. Any "consistency" finding by SCAG pursuant to the IGR process should not be construed as a determination of c onsisterxsy with the 2016 RTP/SCS for CEQA. The Regional Council consists of 86 elected officials representing 191 cities, six counties, six County Transportation Comrnissions, one representative from the Transportation Corridor Agencies, one Tribal Government representative and one representative for the Air Districts within Southern California. 2016.05.09 p WW cn rx7 W pager 0 May S, 2017 Ms. Demkowicz COMMENTS ON THE NOTICE OF PREPARATION OF A DRAFT ENVIRONMENTAL IMPACT REPORT FOR THE RED HILL AVENUE SPECIFIC PLAN [SCAG NO. IGR92201 CONSISTENCY WITH RTP/SCS SCAG No. IGR9220 Page 2 SCAG reviews environmental documents for regionally significant projects for iheir consistency with the adopted RTP/SCS. For the purpose of determining consistency with CEQA, lead agencies such as kcal jurisdictions have the sole discretion in determining a local projed's consistency with the RTP/SCS. 2016 RTP/SCS GOALS The SCAG Regional Council adopted the 2016 RTP/SCS in April 2016. The 2016 RTP/SCS seeks to improve mobility, promote sustainability, facilitate economic development and preserve the quality of life for the residents in the region. The long-range visioning plan balances future mobility and housing needs with goals for the environment, the regional economy, social equity and environmental justice, and public health (see http://scaortpscs.net/Pages/FINAL2016RTeag§.as x). The goals included in the 2016 RTP/SCS may be pertinent to the proposed project. These goals are meant to provide guidance for considering the proposed project within the context of regional goals and policies. Among the relevant goals of the 2016 RTP/SCS are the following: RTP/SCS G1: Align the Alan Investments and po/k les with improving regional economic development and competitiveness RTP/SCS G2: Maxlmize moblilty and accessibility for all people and goods In the region. RTP/SCS G3: Ensure travel safety and reliabllity for all people and goods in the region RTp/SCS G4: Preserve and ensure a sustainable regional transportation system RTP/SCS G5: Maximize the productivity of our transportation system RTp/SCS G6: Protect the environment and health for our residents by improving air quality and encouraging active transportation (e.g., bicyrJing and walking) RTP/SCS G7: Actively encourage and create Incentives for energy efficiency, where possible RTP/SCS GS: Encourage land use and growth patterns that facilitate transit and active transportation RTP/SCS G9: Maximize the security of the regional transportation system through Improved system monitoring, rapid recovery planning, and coordination with other security agencies" For ease of review, we encourage the use of a side-by-side comparison of SCAG goals with discussions of the consistency, non -consistency or non -applicability of the goals and supportive analysis in a table format. Suggested format is as follows: May 8, 2017 SCAG No. IGR9220 Ms. Demkowicz Page 3 Goal Analysis RTP/SCS G1: Align the plan Investments and policies with improving Consistent• Statement as to why, regional economic development and competitiveness Not -Consistent.• Statement as to why; or Not Applicable: Statement as to why, RTP/SCS 02: MaxrrWze moblllty and accessibility for all people and Consistent: Statement as to why, goods in the region Not -Consistent: Statement as to why, Cr Not Applicable: Statement as to why, DEIR vane number reference 2016 RTP/SCS STRATEGIES To achieve the goals of the 2016 RTP/SCS, a wide range of land use and transportation strategies are included in the 2016 RTP/SCS. Technical appendances of the 2016 RTP/SCS provide additional supporting information in detail. To view the 2016 RTP/SCS, please visit: http://scaartpscs.net/Pages/FINAL2016RTPSCS.aspx. The 2016 RTP/SCS builds upon the progress from the 2012 RTP/SCS and continues to focus on Integrated, coordinated, and balanced planning for land use and transportation that the SCAG region strives toward a more sustainable region, while the region meets and exceeds in meeting all of applicable statutory requirements pertinent to the 2016 RTP/SCS. These strategies within the regional context are provided as guidance for lead agencies such as local jurisdictions when the proposed project is under consideration. DEMOGRAPHICS AND GROWTH FORECASTS Local input plays an important role in developing a reasonable growth forecast for the 2016 RTP/SCS. SCAG used a bottom-up local review and input process and engaged local jurisdictions in establishing the base geographic and socioeconomic projections including population, household and employment. At the time of this letter, the most recently adopted SCAG jurisdictional -level growth forecasts that were developed in accordance with the bottom-up local review and input process consist of the 2020, 2035, and 2040 population, households and employment forecasts. To view them, please visit http•//www scag ca gov/Documents/2016GrowthForecastByJurisdiction pdf. The growth forecasts for the region and applicable jurisdictions are below. Adopted SCAG Reglo6Wide f'orec� Adopted City of Tustin -Forecasts l Year 2020 Year 2035 Year 2040 Year 2020 Year2035 Year 2440 Population 19 .663.000 22 091,000 22,138,800 81,800 83,100 83,000 Households 6,458,000 7 325 000 7 412 300 27 200 27,800 27,900 Em nt 8 414,000 9,441000 9,871 500 51'800 64.600 66,400 MITIGATION M§ MURES SCAG staff recommends that you review the Final Program Environmental Impact Report (Final PEIR) for the 2016 RTP/SCS for guidance, as appropriate. SCAG's Regional Council certified the Final PEIR and adopted the associated Findings of Fact and a Statement of Overriding Considerations (FOF/SOC) and Mitigation Monitoring and Reporting Program (MMRP) on April 7, 2016 (please see: http://scaartpscs.net/Paces/FINAL2016PEIR.aspx). The Final PEIR includes a list of project4evel performance standards-based mitigation measures that may be considered for adoption and Implementation by lead, responsible, or trustee agencies in the region, as applicable and feasible. Project - level mitigation measures are within responsibility, authority, and/or jurisdiction of project -implementing agency or other public agency serving as lead agency under CEQA in subsequent project- and site- spec design, CEQA review, and decision-making processes, to meet the performance standards for each of the CEQA resource categorlesk. CA _92606 - April 26, 2017 Ms Erica-Demokowicr City of Tustin Community Development Department - 300 Centennial epartment-300Centennial Way Tustin, CA 92780 Subject. Red. Hill Avenue SOecific Planr Notice of Preparation of a Program Environmental Impact Report (EIR) and Public Scoping Meeting Dear Ms. Demokowlez� Cityof Irvine staff reviewed` the Notice of Preparation (NOP) for the Red Hill Avenue Specific Plan In Tustin. The project area encompasses 40 acres and will -extend from Bryan Avenue at the north torWalnut at the south. The project proposes to establish a comprehensive plan consisting of residential, retail and commercial` land uses, including. approximately 500 residential unitsand325,000 square feet of non-residential uses-. Staff offers the following recommendations for the. traffic impact analysis that will be prepared as part of this project. 1) Include the following Intersections below in -the study area., • Red hill Avenue frern Irvine Boulevard south to MacArthur :Boulevard: • Irvine Boulevard at Newport, Browning and Tustin Ranch Road., • Bryan :Avenue at Newport, Browning and Tustin Ranch Road... These study locations are located in the City of Irvine's IBC Vision Plan and North Irvine Transportation Mitigation (NITM) Program traffic study area., 2) identify the Increase in trips from the existing land uses to the proposed land uses. 3) Please coordinate with Peter Anderson, Senior Transportation Analyst, to utilize the most recent version of the ITAM model: for baseline 2017 and buildout P2035. Ms, Demokowic April 26, 017 Page 2 Thank.you for the opportunity to review the NOP, we look forward t receiving a copy, of the draft EIR.w en it becomes available for r"eview. If you have any to,, you may contact me at 949-77.4-6364 or by email at jequina@eityoflrvineiorg cc; Bill Jacobs, Principal Planner Kerwin Lau, Project Development Administrator Sun -Sun Murillo, Supervising Transportation Analyst Peter Anderson, Senior Transportation Analyst '�ittiC Si - M to Zt hri�in uir$£`t �rh qJ (J == Q y - /� tiVi1 • /w/� ib�4 V � Irvine Ranch ii WATER DISTRICT May 8, 2017 Ms. Erica Demkowicz ACIP Senior Planner City of Tustin Community Development Director 300 Centennial Way Tustin, CA 92780 Re: NOP — Red Hill Avenue Specific Plan Program EIR Dear Ms. Demkowicz: Irvine Ranch Water District (IRWD) has received the City of Tustin's Notice of Preparation (NOP) for the Red Hill Avenue Specific Plan Program Environmental Impact Report (PEIR). IRWD has reviewed the NOP and offers the following comments. The Red Hill Avenue Specific Plan area is immediately adjacent to IRWD's boundary area. Since future development projects may impact District facilities, IRWD will require the developer to coordinate with IRWD staff. Prior to development plan submittal and approval, the developer shall coordinate with IRWD to develop a technical memorandum or Sub -Area Master Plan (SAMP) Addendum, identifying potential impacts to the potable, recycled, and sewer systems from this project. Please contact Eric Akiyoshi at (949) 453-5552 to discuss the technical memorandum or SAMP Addendum for this area. IRWD appreciates the opportunity to review and comment on the NOP. IRWD looks forward to reviewing the draft PEIR when it is completed and ready for public review. If you have any questions or require additional information, please contact the undersigned or Jo Ann Corey, Engineering Technician III at (949) 453-5326. Sincerely, Fiona M. Sanchez Director of Water Resources cc: Eric Akiyoshi, IRWD Jo Ann Corey, IRWD Irvine Manch Water District -15800 Sand Canyon Avo-Irvine, CA 92618 - Malliho Address,, P.O. Box, 57000, Irvine, CA 926197000.949.453.5300 - www.irwd.com 0 P ubllcWorks integrity, Accountability, Service, Trust Shane L. Silsby, Director May 5, 2017 Erica Demkowicz AICP, Senior Planner City of Tustin Community Development Department 3,00 Centennial Way Tustin, CA 92780 Subject: Notice of Preparation Red Hill Specific Plan PEIR Dear En'ca Demkowicz: NCL -2017-030 Thank you for the opportunity to comment on the project, The County of Orange offers the following comments on the.Notice, of Preparation Red Hi 1 11 Specific Plan MR. OC Infrastructure Programs/flood Program Support Division review offers the following. comments for your consideration: 1. Implementation of the Red Hill Specific Plan has the potential to increase the, rate and amount of runoff in comparison with'the existing condition and the additional runoff could exceed the capacity of existing storm drain systems serving the, project area. This should be addressed in the PEIR and mitigation measures recommended as appropriate. 2. It appears that runoff from the project area ultimately drains into either the El Modena - Irvine Channel (OCFCDFacility No. F07) or the Santa Ana -Santa Fe Channel (OCFCD Facility No, FI 0), While these regional facilities are not directly impacted by the proposed project, down -stream segments of these facilities are deficient and adjacent areas to these facilities are designated special flood hazard areas in FEMA's FIRM Map Panel Nos. 0281.1 and 0279J. Existing conditions along F07 and F10, and areas adjacent to or within downstream floodplains depicted on FEMA FIRM. maps should not be made worse as a result of the project. 3. Since the City of Tustin (City) is responsible for land use planning and development within City, limits, the City should review and approve all local hydrology and hydraulic analyses including the needed. 100 -year flood protection for proposed developments within the project area. Proposed flood protection measures should not worsen existing conditions or shift flooding problems elsewhere. 300 N. Flower Street, Santa Ana, CA 92703 P.O. Box 4048, Santa Ana, CA 92702.4046 www=publlcworks,corn 714.667,88W 1 lnfo@OCPW,ocgov,corn 4. :Hydrology and hydraulic analyses should be performed based on the criteria of the Orange County Hydrology Manual (OCHM), Addendum No. 1:to the OCHM, and the Orange County Flood Control Design Manual. If you have any questions regarding these comments, please contact me at (714) 647-3`951 or Editha'Llanes at (714) 647-3985. If you have any questions regarding these comments, please contact Editha Llanes at (714) 647-3985 or Robert McLean at (714) 647-3951 in Flood Programs or Linda Smith at (714) 667-8848 in Development Services. Sincerely, onso, Manager, Planning Division OC Public Works Service Area/OC Development Services 300 North Flower Street Santa Ana, California 92702-4048 Laree.alonso@ocpw.ocgov.com cc Editha Llanes, OC Flood Programs: Robert McLean, OC Flood -Programa - - - - - - - - - - 300 N. Flower Street, Santa Ana; CA 92703 P.O. Box 4048, Santa Ana, CA 92702-4048 www.00publi,cworks.com 714:667,8800 1 Info@OCPW oo9ov.aom May 8, 2017 THE METROPOLITAN WATER DISTRICT OF SOUTHERN CALIFORNIA Ms. Erica Demkowicz AICP, Senior Planner Community Development Department, City of Tustin 300 Centennial Way Tustin, CA 92780 Dear Ms. Demkowicz; Via Email and Regular Mail Review of the Notice of Preparation for the Red Hill Avenue Specific Plan Program Environmental Impact Report The Metropolitan Water District of Southern California (Metropolitan) has reviewed the Notice of Preparation for the Red Hill Avenue Specific Plan Program Environmental Impact Report in the city of Tustin, California. The specific plan would provide for the potential addition of approximately 500 residential units and 325,000 square feet of non-residential units within a 40 - acre footprint. The City of Tustin is acting as the California Environmental Quality Act (CEQA) Lead Agency. This letter contains Metropolitan's comments as a potentially affected public agency. Metropolitan is a public agency and regional water wholesaler. It is comprised of 26 member public agencies serving approximately 19 million people in portions of six counties in Southern California. Based on a review of the proposed project, the project has potential to impact Metropolitan's East Orange County Feeder 2 which is 79 -inch -diameter pipeline. The pipeline is located along Walnut and Red Hill avenues, parallel to the project area (see attached map). Metropolitan must be allowed to maintain its rights-of-way and requires unobstructed access to its facilities in order to maintain and repair its system. In order to avoid potential conflicts with Metropolitan's facilities and rights-of-way, we require that any design plans for any activity in the area of Metropolitan's pipelines or facilities be submitted for our review and written approval. Metropolitan will not permit procedures that could subject the pipeline to excessive vehicle, impact or vibratory loads. Any future design plans associated with this project should be submitted to the attention of Metropolitan's Substructures Team. Approval of the project should be contingent on Metropolitan's approval of design plans for portions of the proposed project that could impact its facilities. Detailed prints of drawings of Metropolitan's pipelines and rights-of-way may be obtained by s calling Metropolitan's Substructures Information Line at (213) 217-7516. To assist the applicant in preparing plans that are compatible with Metropolitan's facilities and easements, we have enclosed a copy of the "Guidelines for Developments in the Area of Facilities, Fee Properties, THE METROPOLITAN WATER DISTRICT OF SOUTHERN CALIFORNIA Ms. Erica Demkowicz AICP, Senior Planner Page 2 May 8, 2017 and/or Easement of The Metropolitan Water District of Southern California." Please note that all submitted designs or plans must clearly identify Metropolitan's facilities and rights-of-way. We appreciate the opportunity to provide input to your planning process and we look forward to receiving future documentation and plans for this project. For fiuther assistance, please contact Ms. Diane Doesserich at (213) 217-58787. Please direct all future environmental documents and correspondence to the following address and email: Attention: MWD Environmental Planning Section 700 North Alameda Street Los Angeles, CA 90012 ep@mwdh2o.com ' Very truly yours, Jennifer Harriger Interim Team Manager, Environmental Planning Section DD Enclosures: Planning Guidelines and Map of Metropolitan Facilities in Project Vicinity 1. 2. Guidelines for Developments in the Area of Facilities, Fee Properties, and/or Easements The Metropolitan Water District of ,Southern California Introduction a. The following general guidelines should be followed for the design of proposed facilities and developments in the area of Metropolitan's facilities, fee properties, and/or easements. b. We require that 3 copies of your tentative and final record maps, grading, paving, street improvement, landscape, storm drain, and utility plans be submitted for our review and written approval as they pertain to Metropolitan's facilities, fee properties and/or easements, prior to the commencement of any construction work. Plans, Parcel and Tract Mans The following are Metropolitan's requirements for the identification of its facilities, fee properties, and/or easements on your plans, parcel maps and tract maps; a. Metropolitan's fee properties and/or easements and its pipelines and other facilities must be fully shown and identified as Metropolitan's on all applicable plans. b. Metropolitan's fee properties and/or easements must be shown and identified as Metropolitan's with the official recording data on all applicable parcel and tract maps. C. Metropolitan's fee properties and/or easements and existing survey monuments must be dimensionally tied to the parcel or tract boundaries. d. Metropolitan's records of surveys must be referenced on the parcel and tract maps. - 2 - 3. Maintenance of Access Along Metropolitan's Rights -of -Way a. Proposed cut or fill slopes exceeding 10 percent are normally not allowed within Metropolitan's fee properties or easements. This is required to facilitate the use of construction and maintenance equipment, and provide access to its aboveground and belowground facilities. b. We require that 16 -foot -wide commercial -type driveway approaches be constructed on both sides of all streets crossing Metropolitan's rights-of-way. Openings are required in any median island. Access ramps, if necessary, must be at least 16 -feet -Wide. Grades of ramps are normally not allowed to. exceed 10 percent. If the slope of an access ramp must exceed 10 percent due to the topography, the ramp must be paved. We require a 40 -foot -long level area on the driveway approach to access ramps where the ramp meets the street. At Metropolitan's fee properties, we may require fences and gates. C. The terms of Metropolitan's permanent easement deeds normally preclude the building or maintenance of (` structures of any nature or kind within its easements, to E ensure safety and avoid interference with operation and ----- --maintenance-of-Metropolitan-'-s-pipelines or -other facilities. Metropolitan must have vehicular access along the easements at all times for inspection, patrolling, and for maintenance of the pipelines and other.facilities on a routine basis. We require a 20 -foot -wide clear zone around all above -ground facilities for this routine access. This clear zone should slope away from our facility on a grade not to exceed 2 percent. We must also have access along the easements with construction equipment. An example of this is shown on Figure 1. d. The footings of any proposed buildings adjacent to Metropolitan's fee properties and/or easements must not encroach into the fee property or easement or impose additional loading on Metropolitan's pipelines or other facilities therein. A typical situation is shown on Figure 2. Prints of the detail plans of the footings for any building or structure adjacent to the fee property or easement must be submitted for our review and written approval as they pertain to the pipeline or other facilities therein. Also, roof eaves of buildings adjacent to the easement or fee property must not overhang into the fee property or easement area. - 3 - e. Metropolitan's pipelines and other facilities, e.g. structures, manholes, equipment, survey monuments, etc. within its fee properties and/or easements must be protected from damage by the easement holder on Metropolitan's property or the property owner where Metropolitan has an easement, at no expense to Metropolitan. If the facility is a cathodic protection station it shall be located prior to any grading or excavation. The exact location, description and way of protection shall be shown on the related plans , for the easement area. 4. Easements on Metropolitan's Property a. We encourage the use of Metropolitan's fee rights- of-way by governmental agencies for public street and utility purposes, provided that such use does not interfere with Metropolitan's use of the property, the entire width of the property is accepted into the agency's public street system and fair market value is paid for such use of the right-of-way. b. Please contact the Director of Metropolitan's Right of Way and Land Division, telephone (213) 250-6302, concerning easements for landscaping, street, storm drain, sewer, water or other public facilities proposed within Metropolitan's fee properties. A map and legal description of the requested easements must be submitted. Also, written evidence must be submitted that shows the city or county will accept the easement, for the specific purposes into its public system. The grant of the easement will be subject to Metropolitan's rights to use its land for water pipelines and related purposes to the same extent as if such grant had not been made. There will be a charge for the easement. Please note that, if entry is required on the property prior to issuance of the easement, an entry permit must be obtained. There will also be a charge for the entry permit. S. Landscaping Metropolitan's landscape guidelines for its fee properties and/or easements are as follows: a. A green belt may be allowed within Metropolitan's fee property or easement. b. All landscape plans shall show the location and size of Metropolitan's fee property and/or easement and the location and size of Metropolitan's pipeline or other facilities therein. - 4 - C. Absolutely no trees will be allowed within 15 feet of the centerline of Metropolitan's existing or future pipelines and facilities. d. Deep-rooted trees are prohibited within Metropolitan's fee properties and/or easements. Shallow - rooted trees are the only trees allowed. The shallow -rooted trees will not be permitted any closer than 15 feet from the centerline of the pipeline, and such trees shall not be taller than 25 feet with a root spread no greater than 20 feet in diameter at maturity. Shrubs, bushes, vines, and ground cover are permitted, but larger shrubs and bushes should not be planted directly over our pipeline. Turf is acceptable. We require submittal of landscape plans for Metropolitan's prior review and written approval. (See Figure e. The landscape plans must contain provisions for Metropolitan's vehicular access at all times along its' rights-of-way to its pipelines or facilities therein., Gates capable of accepting Metropolitan's locks are required in any fences across its rights-of-way. Also,, any walks or drainage facilities across its access route, must be constructed to AASHTO H-20 loading standards. u f. Rights to landscape any of Metropolitan's fee properties must be acquired from its Right of Way and Land Division. Appropriate entry permits must be obtained prior to any entry on its property. There will be a charge for any entry permit or easements required. 6. Fencing Metropolitan requires that perimeter fencing of its fee properties and facilities be constructed, of universal chain link, 6 feet in height and topped with 3 strands of barbed wire angled upward and outward at a 45 degree angle or an approved equal for a total fence height of 7 feet. Suitable substitute fencing may be considered by Metropolitan. (Please see Figure 5 for details). 7. Utilitie 's Fee es., and/or. E Metropolitan's policy for the alinement of utilities permitted within its fee properties and/or easements and street rights-of-way is as follows: -5- a. Permanent structures, including catch basins, manholes, power poles, telephone riser boxes, etc., shall not be located within its fee properties and/or easements. b. We request that permanent utility structures within public streets, in which Metropolitan's facilities are constructed under the Metropolitan Water District Act, be placed as far from our pipeline as possible, but not closer than 5 feet from the outside of our pipeline. C. The installation of utilities over or under Metropolitan's pipeline(s) must be in accordance with the requirements shown on the enclosed prints of Drawings Nos. C-11632 and C-9547. Whenever possible we request a minimum of one foot clearance between Metropolitan's pipe and your facility. Temporary support of Metropolitan's pipe may also be required at undercrossings of its pipe in an open trench. The temporary support plans must be reviewed and approved by Metropolitan. d. Lateral utility crossings of Metropolitan's pipelines must be as perpendicular to its pipeline alinement as practical. Prior to any excavation our pipeline shall be located manually and any excavation within two feet of our pipeline must be done by hand. This shall be noted on the appropriate drawings. e. Utilities constructed longitudinally within Metropolitan's rights-of-way must be located outside the theoretical trench prism -for uncovering its pipeline and must be located parallel to and as close to its rights- of-way lines as practical. f. When piping is jacked or installed in jacked casing or tunnel under Metropolitan's pipe, there must be at least two feet of vertical clearance between the bottom of Metropolitan's pipe and the top of the jacked pipe, jacked casing or tunnel. We also require that detail drawings of,the shoring for the jacking or tunneling pits be submitted for our review and approval. Provisions must be made to grout any voids around the exterior of the jacked pipe, jacked casing or tunnel. If the piping is installed in a jacked casing or tunnel the annular space between the piping and the jacked casing or tunnel must be filled with grout. - 6 - g. Overhead electrical and telephone line requirements: 1) Conductor clearances are to conform to the California State Public Utilities Commission, General Order 95, for Overhead Electrical Line Construction or at a greater clearance if required by Metropolitan. Under no circumstances shall clearance be less than 35 feet. 2) A marker must be attached to the power pole showing the ground clearance and line voltage, to help prevent damage to your facilities during maintenance or other work being done in the area. 3) Line clearance over Metropolitan's fee properties and/or easements shall be shown on the drawing to indicate the lowest point of the line under the most adverse conditions including consideration of sag, wind load, temperature change, and support type. We require that overhead lines be located at least 30 feet laterally away from all above -ground structures on the pipelines. 4) When underground electrical conduits, 120 volts or greater, are installed within Metropolitan's fee property and/or easement, the conduits must be incased in a minimum of three inches of red concrete. Where possible, above ground warning signs must also be placed at the right-of-way lines where the conduits enter and exit the right-of-way. h. The construction of sewerlines in Metropolitan's fee properties and/or easements must conform to the California Department of Health Services Criteria for the Separation of Water Mains, and Sanitary Services and the local City or County Health Code Ordinance as it relates to installation of sewers in the vicinity of pressure waterlines. The construction of sewerlines should also conform to these standards in street rights -of- way. i. Cross sections shall be provided for all pipeline crossings showing Metropolitan's fee property and/or easement limits and the location of our pipeline (s) The exact locations of the crossing pipelines and their elevations shall be marked on as -built drawings for our information. - 7 - j. Potholing of Metropolitan's pipeline is required if the vertical clearance between a utility and Metropolitan's pipeline is indicated on the plan to be'one foot or less. If the indicated clearance is between one and two feet, potholing is suggested. Metropolitan will provide a representative to assists others in locating and identifying its pipeline. Two -working days notice is requested. k. Adequate shoring and bracing is required for the full depth of the trench when the excavation encroaches within the zone shown on Figure 4. 1. The location of utilities within Metropolitan's fee property and/or easement shall be plainly marked to help prevent damage during maintenance or other work done in the area. Detectable tape over buried utilities should be placed a minimum of 12 inches above the utility and shall conform to the following"requirements: 1) Water pipeline: A two-inch blue warning tape shall be imprinted with: "CAUTION BURIED WATER PIPELINE" 2) Gas, oil, or chemical pipeline: A two-inch yellow warning tape shall be imprinted with: "CAUTION BURIED PIPELINE" 3) Sewer or storm drain pipeline: A two-inch green warning tape shall be imprinted with: "CAUTION BURIED PIPELINE" 4) Electric, street lighting, or traffic signals conduit: A two-inch red warning tape shall be imprinted with: "CAUTION BURIED CONDUIT" 5) Telephone, or television conduit: A two-inch orange warning tape shall be imprinted with: "CAUTION BURIED CONDUIT" - 8 - M6 Cathodic Protection requirements: 1) If there is a cathodic protection station ' for Metropolitan's pipeline in the area of the proposed work, it shall be located prior to any grading or excavation. The exact location, description and manner of protection shall be shown on all applicable plans. Please contact Metropolitan's Corrosion Engineering Section, located at Metropolitan's F. E. Weymouth Softening and Filtration Plant, 700nNorth Moreno Avenue, La Verne, California 91750, telephone (714) 593-7474, for the locations of Metropolitan's cathodic protection stations. 2) If an induced -current cathodic protection system is to be installed on any pipeline crossing Metropolitan's -pipeline, please contact Mr. Wayne E. Risner at (714) 593-7474 or (213) 250-5085: He will review the proposed system and determine if any conflicts will arise -with the existing cathodic protection systems installed by Metropolitan. 3) Within Metropolitan's rights-of-way, pipelines and carrier pipes (casings) -shall be coated with an approved protective coating to conform to Metropolitan's requirements, and shall be maintained in a neat and orderly condition as directed by Metropolitan. The application and monitoring of cathodic protection on the pipeline and casing shall conform to Title 49 of the Code of Federal -*Regulations, Part 195. 4) If a steel carrier pipe (casing) is used: (a) Cathodic protection shall be provided by use"of a sacrificial magnesium anode (a sketch showing the cathodic protection details can be provided for the designers information). (b) The steel carrier pipe shall be protected with a coal tar enamel coating inside and out in accordance with AWWA C203 specification. n. All trenches shall be excavated to comply with the CAL/OSHA Construction Safety Orders, Article 6, beginning with Sections 1539 through 1547. Trench backfill shall be placed in 8 -inch lifts and shall be compacted to 95 percent relative compaction (ASTM D698) across roadways and through protective dikes. Trench backfill elsewhere will be compacted to 90 percent relative compaction (ASTM D698). - 9 - o. Control cables connected with the operation of Metropolitan's system are buried within streets, its fee properties and/or easements. The locations and elevations of these cables shall be shown on the drawings. The drawings shall note that prior to any excavation in the area, the control, cables shall be located and measures shall be taken by the contractor to protect the cables in place. p. Metropolitan is a member of Underground Service Alert (USA). The contractor (excavator) shall contact USA at 1-800-422-4133 (Southern California) at least 48 hours prior to starting any excavation work. The contractor will be liable for any damage to Metropolitan's facilities as a result of the construction. 8. Paramount Right Facilities constructed within Metropolitan's fee properties and/or easements shall be subject to the {-� paramount right of Metropolitan to use its fee properties and/or easements for the purpose for which they were j acquired. If at any time Metropolitan or its assigns should, in the exercise of their rights, find it necessary to remove any of the facilities from the fee properties and/or easements, such removal and replacement shall be at the expense of the owner of the facility. 9. Modification of Metropolitan's.Facilities When a manhole or other of Metropolitan's facilities must be modified to accommodate your construction or recons- truction, Metropolitan will modify the facilities with its forces. This should be noted on the construction plans. The estimated cost to perform this modification will be given to you and we will require a deposit for this amount before the work is performed. Once the deposit is. received, we will schedule the work. Our forces will coordinate the work with your contractor. Our final billing will be based on actual cost incurred, and will include materials, construction, engineering plan review, inspection, and administrative overhead charges calculated in accordance with Metropolitan's standard accounting practices. If the cost is less than the deposit, a refund will be made; however, if the cost exceeds the deposit, an invoice will be forwarded for payment of the additional amount. - 10 - 10. Drainage a. Residential or commercial development typically increases and concentrates the peak storm water runoff as well as the total yearly storm runoff from an area, thereby increasing the requirements for storm drain facilities downstream of the development., Also, throughout the year water from landscape irrigation, car washing, and other outdoor domestic water uses flows into the storm drainage system resulting in weed abatement, insect infestation, obstructed access and other problems. Therefore, it is Metropolitan's usual practice not to approve plans that show discharge of drainage from developments onto its fee properties and/or easements. b. If water must be carried across or discharged onto Metropolitan's fee properties and/or easements, Metropolitan will insist that plans for development provide that it be carried by closed conduit or lined open channel approved in writing by Metropolitan. Also the drainage facilities must be maintained by others, e.g., city, county, homeowners association, etc. If the development proposes changes to existing drainage features, then the developer shall make provisions to provide for replacement and these changes must be approved by Metropolis in writing. 11. Construction Coordination During construction*, Metropolitan's field representative will make periodic inspections. We request that a stipulation be added to the plans or specifications for notification of Mr. of Metropolitan's Operations Services Branch, telephone 213) 250- , at least two working days prior to any work in the vicin ti y of our facilities. 12. Pipeline Loading Restrictions a. Metropolitan's pipelines and conduits vary in structural strength, and some are not adequate for AASHTO H-20 loading. Therefore, specific loads over the specific sections of pipe or conduit must be reviewedand approved by Metropolitan. Howeverp Metropolitan's pipelines are typically adequate for AASHTO H-20 loading provided that the cover over the pipeline is -not less than four feet or the cover is not substantially increased. If the temporary cover over the pipeline during construction is between three and four feet, equipment must restricted to that which imposes loads no greater than AASHTO H-10. If the cover is between two and three feet, equipment must be restricted to that of a Caterpillar D-4 tract -type tractor. If the cover is less than two feet, only hand equipment may be used. Also, if the contractor plans to use any equipment over Metropolitan's pipeline which will impose loads greater than AASHTO H-20, it will be necessary to submit the specifications of such equipment for our review and approval at least one week prior to its use. More restrictive requirements may apply to the loading guideline over`the San Diego Pipelines 1 and 2, portions of the Orange County Feeder, and the Colorado River Aqueduct. Please contact us for loading restrictions on all of Metropolitan's pipelines and conduits. b. The existing cover over the pipeline shall be maintained unless Metropolitan determines that proposed changes do not pose a hazard to the integrity of the pipeline or an impediment to its maintenance. 13. Blasting a. At least 20 days prior to the start of any drilling for rock excavation blasting, or any blasting, in the vicinity of Metropolitan's facilities, a two-part preliminary conceptual plan shall be submitted to Metropolitan` as follows: b. Part 1 of the Conceptual plan shall include a complete summary of.proposed transportation, handling, storage, and use of explosions. C. Part 2 shall include the proposed general concept for blasting, including controlled blasting techniques and controls of .noise, fly rock, airblast, and ground vibration. 14. CEQA Requirements a. When Environmental Documents Have Not Been Prepared 1) Regulations implementing the California Environmental Quality Act (CEQA) require that Metropolitan have an opportunity to consult with the agency or consultants preparing any environmental documentation. We are required to review and consider the environmental effects of the project as shown in the"Negative Declaration or Environmental Impact Report (EIR) prepared for your project before committing Metropolitan to approve your request. - 12 - 2) In order to ensure compliance with the regulations implementing CEQA where Metropolitan is not the Lead Agency, the following minimum procedures to ensure compliance with the Act have been established: a) Metropolitan any determination that applies to the project. advise Metropolitan tha participating in the pr the requirements of CEQA participation. shall be timely advised of a Categorical Exemption The Lead Agency is to t it and other agencies oject have complied with prior to Metropolitan's b) Metropolitan is to be consulted during the preparation of the Negative Declaration or EIR. c) Metropolitan is to review and submit any necessary comments on the Negative Declaration or draft EIR. d) Metropolitan is to be indemnified for any costs or liability arising out of any violation of any laws or regulations including but not limited to the California Environmental Quality Act and its implementing regulations. b. When Environmental Documents Have Been Prepared If environmental documents have been prepared for your project, please furnish us a copy for our review and files in a timely manner so that -we may have sufficient time to review and comment. The following steps must also be accomplished:• 1) The Lead Agency is to advise Metropolitan that it and other agencies participating in the project have complied with the requirements of CEQA prior to Metropolitan's.participation. 2) You must agree to indemnify Metropolitan, its officers, engineers, and agents for any costs or liability.arising out of any violation of any laws or regulations including but not limited to the California Environmental Quality Act and its implementing regulations. 15. Metropolitan's Plan -Review Cost a. An engineering review of your proposed facilities and developments and the preparation of a letter response giving Metropolitan's comments, requirements and/or approval that will require 8 man-hours or less of effort is typically performed at no cost to the developer, unless a facility must be modified where Metropolitan has superior rights. If an engineering review and letter response requires more than 8 man-hours of effort by Metropolitan to determine if the proposed facility or development is compatible with its facilities, or if modifications to Metropolitan's manhole(s) or other facilities will be required, then all of Metropolitan's costs associated with the project must be paid by the developer, unless the developer has superior rights. b. A deposit of funds will be required from the developer before Metropolitan can begin its detailed engineering plan review that will exceed 8 hours. The amount of the required deposit will be determined after a cursory review of the plans for the proposed development. C. Metropolitan's final billing will be based on actual cost incurred, and will include engineering plan review, inspection, materials, construction, and administrative overhead charges calculated in accordance with Metropolitan's standard accounting practices. If the cost is less than the deposit, a refund will be made; however, if the cost exceeds the deposit, an invoice will be forwarded for payment of the additional amount. Additional deposits may be required if the cost of Metropolitan's review exceeds the amount of the initial deposit. 16. Caution We advise you that Metropolitan's plan reviews and responses are based upon information available to Metropolitan which was prepared by or on behalf of Metropolitan for general record purposes only. Such information may not be sufficiently detailed or accurate for your purposes. No warranty of any kind, either express or implied, is attached to the information therein conveyed as to its accuracy, and no inference should be drawn from Metropolitan's failure to comment on any aspect of your project. You are therefore cautioned to make such surveys and other field investigations as you may deem prudent to assure yourself that any plans for your project are correct. 14 -, 17. Additional Information Should you require additional information, please contact: Civil Enaineerina Substructures Section_ Metropolitan Water District of Southern California P.O. Box 54153 Los Angeles, California 90054-0153 (213) 217-6000 JER/MRW/lk Rev. January 22; 1989 Encl. r ...*w e.rrr."Co"O T oats O"Wr 00" 1 � z 3 i Ica � U 3 c ~ �r CL iw1 4 Ic CD n LO a Za It v O Y ca 7 olei a a nQ. >z: i" J a nC6 zm J tv x ... > . o z -- -C -0W ... 1 i� m 3 c r Y� � • W !� x ku U k ( z H O a �' O o x aW lat � 3 o P x Q � W J W Z � k F- ...*w e.rrr."Co"O T oats O"Wr 00" 1 NO ROOF OVERHANG PERM/TIED --r-r BUILDING FOOT/NG MUST Nor. AD✓ACENT ENCROACH INTO TO RIGHT RIGHT OF WAY OF WAY I FINISHED SURFACE I 1r iii.:.. ce w I REOU/RED DEPTH OF I FOOTING 45' 1 TYPICAL j 1 4) I L ASW. 0. PIPELINE N07 - E.- AMD. PIPELINE SIZE, DEPTH, LOCATION AND WIDTH OF PERMANENT RIGHT OF WAY VARIES. Is -47 so asoft-pe" C&aamoupwr I I.f.0 DMT"Acft.�"'T"los! i n := mak~ �e �V Q 'may i t r� W ~F h �,a f f I ♦i f z ao ZCL ■ . _ 14.64 otlT=tnC--P"T ^• "Owalul toss W ZW Q O � c= h' ■ . _ 14.64 otlT=tnC--P"T ^• "Owalul toss 1� 1 4 �- A N 111.1 -3w I INlil-114-fill 0 4- R ---+....--------------r-----tom-----.1 )11r0 ]rL �) 1YM01i7)W)LM •M) 779 ' fMi)1p MO/1wN0Y0m wOKMK i h iz UZ S 4- R ---+....--------------r-----tom-----.1 )11r0 ]rL �) 1YM01i7)W)LM •M) 779 ' fMi)1p MO/1wN0Y0m wOKMK A B—i " •mss-'-%:_ •'• •/• �' ••• •�i'• � ..W. O Pipeline "• 0 4 x 6ppremo/ded -=- fillet � � = • : e: ' 4 Omin. .: . Aper>uies os diiecfed by - — — — c� •• . 4o* . = • • the Engineer,>oto/ Yo/ume ►' • ' ° not ro exceed z the volume— ' of the supporting WO// • Concrete support wall to v • a • be placed against undis- turbed ground SEC TION "A -A" D J CROSS SECT/ON /. Supporting wall sho// have a firm beonhg on the subgrode and against the side of the excavation. 2. Premo/ded expansion joint filler per ASTM D-1751-73 to be used in support for steel pipe only. 3. /f trench width is 4 feet or greater, measured along centerline of M. W. A pipe, concrete support must be constructed. A if trench width is /ess thon 4 feet, clean sand bac*_ rill, compacted to go % density in accordance with the provisions of ASTM Standard D-/557-70 may be • used in lieu of the concrete support wall. X107 Z"CTf411CM•►Os7 CL[.�R.RIM1 IOt� SECT/ON "B -B" "tench wid• n 3"Preformed expansion %bint fitter �� NOTES I /. This method to be -used where the M.W.D. pipe ati/ity /Me is 24"0r #reotei in diameter and the clearance between the ut1/i1y line and M.W. D. _ pipe is /2" Or less. 2. Speciol protection may berequired SECT/ON A if the utility /ine diameter is greater than M.W O. pipe or if the i cover over the ut///ty line to the street surface is minimal and there i is !2"or less clearance between mm..p, I pipe and the utility line, J. Preformed exponsion joint filler to f comply with ASTM designation ` D -l751 -T3• � 4. M WA requests 12"m/nimum � c%mance whenever possible. i CROSS SECT/ON 11.47 MCMROC -OW cta^MwwT lose imitS 's expansion . r Tw WA AaTnmw'! TYP/CAL £XPANS/ON ✓O/NT F/L L ER PROTECT/ON FOR OVERCROSS/NG OF I M. W.D. P/PEL /NE I C• //632 s OCTA rama t W(ki loomTranporinfton Sar*v Aulhonly ter, Freeway Epi. Volcia�s Cotuolk�if�+d Trrrrs�r�nral�rr Sarvioo Ape}F C4"ML rr P� n once N AVOW), uar4vka Au'1hoMy lar Vbhklos May 8, 2017` Ms, Erl'c4i, Qemkowicz AICP, Senior Planner City of Tustin, Community Development 310 Centennial Way Tustin,, CA 927$0 Subject: Red dill Avenue Specific Plan Notice of Preparation` Dear Ms.,aemkowicz:: Thank you for providing the Orange County Transportation Authority (OCTA) with. the Notice of Preparationof a Program Environmental Impact Report for the Red Hill Specific Plan (Project). The following comments are provided for your consideration. Figure 1 on Page Identifies the Specific Plan Project Area. OCTA provides bus stops and :bus route services within the Project area, specifically on Red Hill Avenue and Walnut Avenue. OCTA recommends employing measures to reduce potential disruptions to the bus stops, in- effect neffect reducing transit service disruptions, and requests the City of Tustin to keep OCTA updated with any potential bus stop disruptions or street, closures that may necessitate detours. DCVO coordinated with local jurisdictions. and community members to develop regional bikeway corridors as shown In the OC f=oothills Bikeways Strategy (April 216). The CC Foothills Bikeways Strategy identified Corridor B along Newport Avenue in the proposed Project vicinity. OCTA encourages the City to consider opportunities to improve regional bikeways connectivity in the Project area along Newport Avenue or Red bill Avenue as part of the environmental review, as the route alignment is determined by local agency staff based on local constraints and opportunities, c aC Foothills Bikeways Strategy (April 2016) http.ffoota.net/pdf/20160404 OC%20Poothil10/o20B keways Final %,20FInai.pdf Orange County 7'eanspottotd Aunt odly+ - 56o Sau(h Mao Sneer, P.0. eox t d 1$4 / 0yanxe J Catft arta 928 ,?-1584 r 1714) 6o -OCTA (V Ms. Erica Demkowicz May 8, 2017 Page 2 Throughout the development of this project, we,encouragecommunication with OCTA on any matters discussed herein. If you have any questions or comments please contact me at (714) 500.5907 or at dphu@octa.net: REGULATORY/ MEDICAL HEALTH1 SERVICES ENVIRONMENTAL HEALTH May 4, 2417 RICHARD SANCHEZ DIRECTOR' STEVETHRONSO.N DEPUTY AGENCY DIRECTOR REG U LATORY/MEDICAL,SE,RVICES LIZA FRI4S, REHS DIRECTOR ENVIRONMENTAL HEALTH 1241 E, DYER ROAD; SUITE 120 SANTA ANA, CA 82705` TELEPHONE: (714) 433.8000 FAX: (71'4) 754-1732 E-MAIL: ehealthCochca,com Erica Demkowicz AICD, Senior Planner UcEw City of Tustin Community Development Department- MAY 05 200 300 Centennial Way COMMUNrTY DEVELOPMENT Tustin, CA 92780 BY* Subject.t, Red Hill Specific Piao lvotice of Preparation (NOP) of a Program Environitnental impact Report (E R) and Public Scoping Meeting elated April 7, 2017 Dear Ms. Den kowi=, The Orange County Health Care Agency —Environmental Health Divisioia (OCHCA-EH) has received the above referenced document issued by the City of Tustin.. The NOP identifies the project extent along Red Hill Avenue extending to Bryan Avenue to the north and approximately 40 south of Walnut Avenae to the south. The east/west boundaries of the project are pmerallyoneparcel east and west ofthe Red Hill right. - of -way and at two locations does not extend beyond the right-of-way: The OCHCA-EH has identified 12, leaking, underground storage tank (LUST) projectswithin_the designated project boundaries that vary in status from "Open a-- Remediation" to "Completed -- Case Closed" In, addition, one closed/completed industrial cleanup (1C) site; associated with a dry cleaning facility at the Red Hill Plaza, was identified within the project area. it should be,noted that LUST and IC cases are closed with varying degrees of residual contamination provided site conditions meet the, then current, criteria for closure which considers potential impacts to human health and the environment, Potential`human health. impacts are considered based on site usage at the time of closure and. are, progressively more stringent with increased sensitivities in land use, For example,.a closure at an operating gas station may allow higher levels of residual contamination than one for a -residential property.. As such, all `"Completed - Case Closed" sites should be reevaluated by an environmental professional against current environmental standards and where land uses changes will occur. Limited records pertaining LiJST sites may be obtained on the State Water Resources Control .Board's GeoTracker database; �://geotracker.waterboards.ca. ov/, In addition, full: records for LUST and IC sites maintained by OCHCA-EH may be obtained by contacting the OCHCA Custodian of Records at (714) 834-3536. Five active underground storage tank (UST) sites were also identified within alae project boundaries. Please note, while other pen pits may be required (ex, Orange County Fire Authority), OCHCA-EH is the primary permitting Agency for tank removal activities within the City of Tustin, _Shored redevelopment. activities necessitate the removal of known or previously unreported USTs advance permitting through OCHCA-EH Erica Demkow ez May 4, 2017 Page2.of2 is required. Please eojitact us at (7 14) 433-6000 for information regarding tank removal or- abandonment permits: If previously undiscovered subsurface contamination or a change inland use should necessitate further site assessment or remedial activities please contact: OC.RCA-,EH, at (714) 433-6000.. if you have any questions please contact Geniece Higgins at (714) 4336260, Sincerely, Geniece May 3, 2017 Erica Demkowicz AICP, Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, CA 92780 RE Orange County, sanitation district 10844 Ellis Avenue, Fountain Valley, GA 92708: 714.962.2411 r www.ocsewers.com RECFIVED MAY 0 5 2017 COMMUNITY DEVELOPMENT BY: Red Hill Avenue Specific Plan Program Environmental Impact Report Dear Erica: Orange County Sanitation District (OCSD) has reviewed the City of Tustin's Red Hill Avenue Specific Plan. We found no significant impact to our treatment plant and appear ,to have adequate capacity in our Regional Collection; System to accommodate your project. OCSD would however want to re-evaluate the hydraulic capacity as the actual projects are planned, prior to permitting. If you have specific questions, please contact Rudy Davila, Planning Engineer at (714) 593-7348, Thank you. Sincerely, Ann M. Crafton (714) 593-7331 To protect public health and the environment by providing effective wastewater collection, 'treatment, and recycling. South Coast Air Quality Management District 21865 Coley Drive, Diamond Bar, CA 91765-4178 +� (909) 396-2000, • www.agmd.8ov SENT VIA USPS AND E-MAIL: edemkowicz@tustinca.org Erica Demkowicz AICP, Senior Planner City of Tustin — Community Development Department 300 Centennial Way Tustin, CA 92780 April 28, 2017 Notice of Preparation of a Program Environmental Impact Report for the Red Hill Avenue Specific Plan The South Coast Air Quality Management District (SCAQMD) staff appreciates the opportunity to comment on the above-mentioned document. The SCAQMD staff's comments are recommendations regarding the analysis of potential air quality impacts from the proposed project that should be included in the Program Environmental Impact Report (EIR). Please send SCAQMD a copy of the Program EIR upon its completion. Note that copies of the Program EIR that are submitted to the State Clearinghouse are not forwarded to SCAQMD. Please forward a copy of the Program EIR directly to SCAQMD at the address shown in the letterhead. In addition, please send with the Program EIR all appendices or technical documents related to the air quality, health risk, and greenhouse gas analyses and electronic versions of all air quality modeling and health risk assessment files. These include emission calculation spreadsheets and modeling input and output files not PDF files). Without all files and supporting documentation, SCAQMD staff will be unable to complete our review of the air quality analyses in a timely manner. Any delays in providing all supporting documentation will require additional time for review beyond the end of the comment period. Air Quality Analysis The SCAQMD adopted its California Environmental Quality Act (CEQA) Air Quality Handbook in 1993 to assist other public agencies with the preparation of air quality analyses. The SCAQMD staff recommends that the Lead Agency use this Handbook as guidance when preparing its air quality analyses. Copies of the Handbook are available from the SCAQMD's Subscription Services Department by calling (909) 396-3720. More recent guidance developed since this Handbook was published is also available on SCAQMD's website at: http://www.agmd.gov/home/regulations/ceqa/air-quality anal handbook/ceqa-air-quality-handbook-(1993). The SCAQMD staff also recommends that the Lead Agency use the CalEEMod land use emissions software. This software has recently been updated to incorporate up-to-date state and locally approved emission factors and methodologies for estimating pollutant emissions from typical land use development. CalEEMod is the only software model maintained by the California Air Pollution Control Officers Association (CAPCOA) and replaces the now outdated URBEMIS. This model is available free of charge at: www.caleemod.com. Adopted on March 3, 2017, the 2016 Air Quality Management Plan (2016 AQMP) is a regional blueprint for achieving air quality standards and healthful air in the South Coast Air Basin. Built upon the progress in implementing the 2007 and 2012 AQMPs, the 2016 AQMP provides a regional perspective on air quality including the challenge of achieving 45% additional NOx reductions in 2023 and 55% in 2031 that are needed for ozone attainment. The 2016 AQMP is available on SCAQMD's website at: http://www.agmd. jzov/home/library/clean-air-plans/air-quality-mgt-plan. The SCAQMD staff recognizes that there are many factors Lead Agencies must consider when making local planning and land use decisions. To facilitate stronger collaboration between Lead Agencies and the Erica Demkowicz -2- April 28, 2017 SCAQMD to reduce community exposure to source -specific and cumulative air pollution impacts, the SCAQMD adopted the Guidance Document for Addressing Air Quality Issues in General Plans and Local Planning in 2005. This Guidance Document provides suggested policies that local governments can use in their General Plans or through local planning to prevent or reduce potential air pollution impacts and protect public health. The SCAQMD staff recommends that the Lead Agency review this Guidance Document as a tool when making local planning and land use decisions. This Guidance Document is available on SCAQMD's website at: http•//www agind gov/home/library/documents-support- material/planning_guidance/guidance-document. Additional guidance on siting incompatible land uses (such as placing homes near freeways or other polluting sources) can be found in the California Air Resources Board's Air Quality and Land Use Handbook: A Community Perspective, which can be found at: http•//www.arb.ca.gov/ch/handbook.pdf. The SCAQMD has also developed both regional and localized significance thresholds. The SCAQMD staff requests that the Lead Agency compare the emission results to the recommended regional significance thresholds found here: http://www agmd gov/docs/default-source/cega/handbook/scagind-air- gualit�-significance-thresholds.pd£ In addition to analyzing regional air quality impacts, the SCAQMD staff recommends calculating localized air quality impacts and comparing the results to localized significance thresholds (LSTs). LSTs can be used in addition to the recommended regional significance thresholds as a second indication of air quality impacts when preparing a CEQA document. Therefore, when preparing the air quality analysis for the proposed project, it is recommended that the Lead Agency perform a localized analysis by either using the. LSTs developed by the SCAQMD or performing dispersion modeling as necessary. Guidance for performing a localized air quality analysis can be found at: http•//www aq_md gov/home/regulations/cepa/air-quality-analysis-handbook/localized-significance- thresholds. When specific development is reasonably foreseeable as result of the goals, policies, and guidelines in the proposed project, the Lead Agency should _identify_any potential adverse air quality impacts and sources of air pollution that could occur using its best efforts to find out and a good -faith effort at full disclosure in the EIR. The degree of specificity will correspond to the degree of specificity involved in the underlying activity which is described in the EIR (CEQA Guidelines Section 15146). When quantifying air quality emissions, emissions from both construction (including demolition, if any) and operations should be calculated. Construction -related air quality impacts typically include, but are not limited to, emissions from the use of heavy-duty equipment from grading, earth-loading/unloading, paving, architectural coatings, off-road mobile sources (e.g., heavy-duty construction equipment) and on -road mobile sources (e.g., construction worker vehicle trips, material transport trips). Operation -related air quality impacts may include, but are not limited to, emissions from stationary sources (e.g., boilers), area sources (e.g., solvents and coatings), and vehicular trips (e.g., on- and off-road tailpipe emissions and entrained dust). Air quality impacts from indirect sources, such as sources that generate or attract vehicular trips, should be included in the analysis. Furthermore, for phased projects where there will be an overlap between construction and operation, the air quality impacts from the overlap should be combined and compared to the SCAQMD's regional operational thresholds to determine significance. In the event that the proposed project generates or attracts vehicular trips, especially heavy-duty diesel - fueled vehicles, it is recommended that the Lead Agency perform a mobile source health risk assessment. Guidance for performing a mobile source health risk assessment ("Health Risk Assessment Guidance for Analyzing Cancer Risk from Mobile Source Diesel Idling Emissions for CEQA Air Quality Analysis") can be found at: http://www agmd gov/home/regulations/cepa/air-quality-analysis-handbook/mobile-source- toxics-analysis. An analysis of all toxic air contaminant impacts due to the use of equipment potentially generating such air pollutants should also be included. J- Erica Demkowicz -3- April 28, 2017 Mitigation Measures In the event that the proposed project generates significant adverse air quality impacts, CEQA requires that all feasible mitigation measures that go beyond what is required by law be utilized during project construction and operation to minimize these impacts. Pursuant to CEQA Guidelines §15126.4 (a)(1)(1)), any impacts resulting from mitigation measures must also be discussed. Several resources are available to assist the Lead Agency with identifying potential mitigation measures for the proposed project, including: • Chapter 11 of the SCAQMD CEQA Air Quality Handbook • SCAQMD's CEQA web pages available here: http://www.agmd.gov/home/regulations/ceqa/air- quali -analysis-handbook/mitiaation-measures-and-control-efficiencies • SCAQMD's Rule 403 — Fugitive Dust, and the Implementation Handbook for controlling construction -related emissions and Rule 1403 — Asbestos Emissions from Demolition/Renovation Activities • SCAQMD's Mitigation Monitoring and Reporting Plan (MMRP) for the 2016 AQMP available here (starting on page 86): http://www.agmd.gov/docs/default-source/Agendas/Governing_ Board/2017/2017-mar3-035 pdPsfvrsn=5 • CAPCOA's Quantifying Greenhouse Gas Mitigation Measures available here: http://www.capcoa.org/wp-content/uploads/201 0/ 11 /CAPCOA-Quantification-Report-9-14- Final.pdf Alternatives In the event that the proposed project generates significant adverse air quality and health risks impacts, CEQA requires the consideration and discussion of alternatives to the project or its location which are capable of avoiding or substantially lessening any of the significant effects of the project. The discussion of a reasonable range of potentially feasible alternatives, including a "no project" alternative, is intended to foster informed decision-making and public participation. Pursuant to CEQA Guidelines §15126.6 (d), the Program EIR shall include sufficient information about each alternative to allow meaningful evaluation, analysis, and comparison with the proposed project. Permits In the event that the proposed project requires a permit from SCAQMD, SCAQMD should be identified as a responsible agency for the proposed project. For more information on permits, please visit the SCAQMD webpage at: http://www.agmd.gov/home/permits. Questions on permits can be directed to the SCAQMD's Engineering and Permitting staff at (909) 396-3385. Data Sources SCAQMD rules and relevant air quality reports and data are available by calling the SCAQMD's Public Information Center at (909) 396-2039. Much of the information available through the Public Information Center is also available at the SCAQMD's webpage (http://www,agmd.gov). SCAQMD staff is available to work with the Lead Agency to ensure that project air quality and health risk impacts are accurately evaluated and mitigated where feasible. If you have any questions regarding this letter, please contact me at Isun@aqmd.gov agmd.goy or call me at (909) 396-3308. Sincerely, Lijin Sun, J.D. Program Supervisor, CEQA IGR Planning, Rule Development & Area Sources LS ORC 170411-10 Control Number Irvine Asset Group, LLC May 2, 2017 Erica Demkowicz AICP, Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, CA 92780 RE: Response to Notice of Preparation for Red Hill Avenue Specific Plan Program Environmental Impact Report Dear Erica: In response to the City's Notice of Preparation sent on April 7, 2017 and the Scoping Meeting held on April 20, 2017, we would like to coordinate with the City staff and EIR Consultant Kimley Horn to assure that the analysis in the Program EIR includes the Irvine Assets proposed project at Red Hill and San Juan in the Redhill Avenue Specific Plan area, per the attached project description. We look forward to meeting with City staff and will follow up to schedule a meeting. Sincerely, 0 P4*.- wi Craig Swanson Irvine Assets Cc: Jeff Parker, City Manager Elizabeth Binsock, Community Development Director 4000 MacArthur Blvd, Suite 600, Newport Beach, CA 92660 • Phone (949) 783-4123 Irvine Asset Group, LLC Project Description December 22, 2016 The Red Hill Avenue Specific Plan may create a Mixed Use (MU) Land Use District, which would permit mixed-use developments to stimulate revitalization within the Specific Plan, subject to certain criteria and to be governed by zoning provisions. It is anticipated that this new District will establish zoning requirements including parking, permitting a mixed-use project subject to the approval of a conditional use permit. It is further anticipated that the Applicant's Development Site: A 2.882 site currently designated Planned Community Commercial/Business (PC -C); and, an adjacent .507 Coldwell Banker Realty site currently designated Community Commercial (CC) would both be included in the new Red Hill Corridor Specific Plan and amended to the new Mixed Use (MU) Land Use Designation. Should the alley vacation be approved, it will be added to this site area. Design Review/ Conditional Use Permit Applicant will be concurrently processing a design review/conditional use permit for the 2.882 and .507 sites along the west side of Red Hill Avenue. The proposed project will be consistent with the development standards provided in the pending Red Hill Avenue Specific Plan. �J The project proposes a mixed use development on the 3.39 acre site to include a 2, 3 and 4 story, tiered residential use among 8 buildings providing a total of 135 apartment units (1 br and 2br) with ground floor live -work and commercial/retail fronting Red Hill Avenue. The ground floor of the building will include up to 7,200 s.f. of retail area, including a 2,400 s.f. Fitness Center to be utilized by residents and 4,800 s.f. of retail area as well as 15 live/work townhome units to provide for connectivity to the streetscape areas along Red Hill Avenue and San Juan Avenue. A central courtyard provides a resort style pool/spa area and sun deck for the residents. Outside of the pool/spa area there is a separate lounge/entertainment plaza which will includes a fireplace lounge area, barbecues and tables with seating and is oriented to take advantage of the indoor/outdoor living relationship with the adjacent club rooms. A total of 232 parking stalls are provided on site with a parking ratio of 1.73 stalls per unit. 183 stalls are provided specifically for residence parking and 49 are provided for retail and guest parking. The landscape concept has been designed to enhance the streetscape along Red Hill Avenue to pedestrians as well as vehicles. The project is expected to provide a significant economic benefit to the immediate neighborhood and encourage additional improvements along the Red Hill Corridor. It is consistent with the Specific Plan, and the "Neighborhoods of Tustin Town Center: A New Beginning Report" which was adopted by the City of Tustin as a part of the City's Strategic Plan Vesting Tentative Tract Map The proposed project is intended to be developed as a for rent apartment project, however, a Vesting Tentative Tract Map for condominium purposes will be submitted for the project site. Environmental Review In conjunction with the proposed Red Hill Avenue Specific Plan along with the necessary GP Land Use Designation amendments, Zoning Map and Zoning Code Amendments, a Master Environmental Impact Report addressing any potential environmental impacts as a result of the implementation of the Specific Plan will accompany the Approved Specific Plan. We are assuming the baseline for analysis will include current zoning and entitlement approvals on any of the properties within the specific plan area as compared to any development authorized by the adoption and implementation of the Specific plan including any GP and Zoning Amendments necessary. We are also assuming the proposed project will be addressed in the Specific Plan EIR, such that if a subsequent Conditional Use Permit is required for project approval, the Specific Plan EIR will be utilized to address project impacts and mitigation. Cost Distribution and Obligations Applicant will be responsible for processing costs of application and documents affecting its site. City would bear the costs of inclusion of other properties in the Specific Plan, General Plan and Zoning Amendments. City would also have the responsibility of identifying the thresholds of development or trip budget that would be assigned to the East Red Hill site and Corner site for purposes of the Initial Study and any subsequent CEQA evaluation, including the traffic study. 4000 MacArthur Blvd. I Suite 600 1 Newport Beach, California 92660 1 Phone 949.783.4123 1 ', J APPENDIX B AIR QUALITY AND GREENHOUSE GAS A q 6 _ / k k ¥ @ 7 CL o n § ® A ik � @ § _ • £ § E CL \ 75 a m [ % \ » k aCL )� 2 3 k E k � $ m g o 0 § / k \ F e = •\ / § / U) (� 2 / 0 o)I$ % 4) / / � § 2 o a g � ca -E k v- \ ; ¥ m0 O a _ § \ f12 fto L)§ / T 9 E \CY \ 0 CL k j = m m w V §& 2 E® f / (U 2 CL Q k # / .% § / § @ j \ / \ / d / / 2 EC a)/ ° § @ 04 § q % B $ : 2 § § U � — a _3 0 0 < > 0 0 0 0 6§ 0 2$ 8 8 \§® k a a e e \ |i |C |m P P 1c,N.|\ to- m o t $ 2 § § § 4 ( / / \ m 2 ) k f k k k k '-3 k �R 2 � c o o CL ° 0 0 > ° O N § N D d § m E / o / / 2 / G 7 m 0 / o / 0 \ E f n / 0 0 $ 4 % £ � m .\ \ t / / / f \ ON / a =3 7 Cf) r in § � •- E f %75 e e Oo \/ wu w & / 2 3 ƒ ' 7 0 C) k 0 § \ 2 2 / » b $ = x / & § 4 0 k 3 W k 0 0 0 0 6§ 0 2$ 8 8 \§® k a a e e \ |i |C |m P P 1c,N.|\ to- m o t $ 2 § § § 4 ( / / \ m 2 ) k f k k k k '-3 k �R 2 � c o o CL ° 0 0 > ° O N § N D d R r r% OR co LO N M N a N O C, N OD O M N N 0 LO m M O 0) CV O V N Ori OD M co r V N N M O Lo � C O M M O C Olir-5 r06 MM O O 0 M co 04 V0ICO4 mco CI C O m E w C d CL ,a I— N IM 1 O O O O t0 w O O V V c co dF G` �Z RE O O M N 0 N OD O N 00 O O N 0 N N OD O M (V N C9 N OD 0) w N N (0 O 0) 0 N O (O 0 OR h OD N O N W N ), N O O) N W) C) p O O O M O N OO M h -0 A O N p o O O M O U N` t0 f M pppp (r) 00D O N ^ M 000 N (0y (0 (N N (o I, v) M M W co - W) t0 `d' OD O (NO N 0' (VMR. 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MO O = O O M N MCS fl fV y 0 W cb ( aa 7 M o O MO p M p M O N o jj C �a (} O M 01 O V O M 0 O r- 0 NC:l O O C4 r N M r o o ry O O O O ?f O Q M N r O 2 N O O a 0 0 0 LO0 O 00 M 0 0 a C40 0 0 o T y O O M N O N C N C V N p c a M E r F a CL rn o t �I r 00 0 M o N O I� O h N O O d O O O O O O O O 00 00 ICD n 0 IGO O O O O O N O 0) O 0 O w ti O Oi N O N 0 W r � N M V O O M co o 0 O N �Wco r f0 co O M M ti o N O I� O h N r O O O M O epi V O M O O 11 Q o M O O N O O O N O 0 o a 0 0 0 O O M co o 0 o M 0 o O O f0 N p f0 o O O M 01 (p fn C N 7 N N N E a a 0 E a a m ° S O r VIA G m omco^ r N O OD O o a o ODO `r m 0 0 0 w C, 0 o 0 oCR c T o Z1n 0 OD n � o 0 0 c 0 0 O O O M N co v O r 0 co co O 0 lo; n H o rz i N + o M T t4._: no co o dR roo tio m O N PD CO - - -- CV M o o d r- N 0 co c(e�l M O a N C - F L n O C VIA G m omco^ co vact O Co o Z1n 00 40 aOD 00 O = T t N h of O — N N co v O r 0 0 o O O O 0 O 0 lo; H o rz i N OD M o v bo ao CO o o d r- N 0 co c(e�l M O a N jo . J C tll c U Q ~ a L o L 0 C c O a N C O z I Z a. U O J N J O W C N U) N C O z C: CL U O J N M D N Q 7 0) c 'c m U U O O J N Z) q `. M M N O 0 a O L O O ^ to O (p 2 O LL O LL O LL O LL OD cm N o O 0 N J J j O O r O r T _ O O 0 0 0 0 O O O o M O N O O - _ N p N OREM C) -' o o n o N O C ^ OD OD N � T O O O 00 O O G O O O O O M aO� M l6 r o0 F Cl) O O O777,M O O �, O O o O O a -4 a M MA— N O O M O C O O o o ui o 0 rn 54. O 09 O O M M OD O O O O D Oa O O O N 00 6 N O O O Qa pp N O M O O �T L o o ui O O a C � 0 O d N = , 0 pp o 0 O p 0 O 0 O a fV tG N O 00 rN N O u) N FA N MM X - 0 too N O O O O � O o O N o C4 r o td 0 CL L E LL L O L G O � U ` O (p p �:. O LL O LL O LL O LL W cm J J j C m C a m C > N 'QI k � § �� - « �§ [ � - _ .. c,Ko _ n c § ■ ■ ��}a�e� e3 ■ J}2J ƒI 0 7{ # ^ C § �� — � ƒ ] k B 0 N N N m LO CA (O N 7 f0 N > c U w E 4 m r � o rn0 2 O r �u APPENDIX C CULTURAL AND TRIBAL RESOURCES Kimley-Horn and Associates, Inc. 765 The City Drive, Suite 200 Orange, CA 92868 Attn: Ashley Brodkin Natural History Museum of Los Angeles County goo Exposition Boulevard Los Angeles, CA 90007 tel 21W63, Na www.nhm.org Vertebrate Paleontology Section Telephone: (213) 763-3325 e-mail: smcleod@nhm.org 27 June 2017 re: Paleontological resources for the proposed Red Hill Corridor Specific Plan Project, in the City of Tustin, Orange County, project area Dear Ashley: I have conducted a thorough check of our paleontology collection records for the locality and specimen data for the proposed Red Hill Corridor Specific Plan Project, in the City of Tustin, Orange County, project area as outlined on the portion of the Tustin USGS topographic quadrangle map that you sent to me via e-mail on 12 June 2017. We do not have any vertebrate fossil localities that lie within the proposed project area boundaries, but we do have localities nearby from the same sedimentary deposits that occur in the proposed project area, either at the surface or at depth. Surface sediments throughout the entire proposed project area and in the surrounding vicinity consist of younger terrestrial Quaternary Alluvium, derived primarily as alluvial fan deposits from the hills of the Santa Ana Mountains to the east. These younger Quaternary deposits typically do not contain significant vertebrate fossils, at least in the uppermost layers, but are underlain by older Quaternary deposits at varying depths that do contain significant vertebrate fossils. North-northwest of the proposed project area, along Rio Vista Avenue south of Lincoln Avenue, we have a vertebrate fossil locality, LACM 1652, that produced a fossil specimen of sheep, Ovis. Our closest fossil locality in older Quaternary sediments is LACM 4943, also situated north-northwest of the proposed project area almost due east of locality LACM 1652 along Fletcher Avenue east of Glassell Street east of the Santa Ana River, that Inspiring wonder, discovery and responsibility for our natural and cultural worlds. produced a specimen of fossil horse, Equus, at a depth of 8-10 feet below the surface. Southeast of the proposed project area, in what is now the Orange County Great Park near the intersection of C Street and 5" Street, our older Quaternary vertebrate fossil locality LACM 7867 produced fossil specimens of pocket gopher, Thomomys, at a depth of 25 feet below the surface. Grading or shallow excavations in the uppermost few feet of the younger Quaternary alluvial sediments exposed throughout the entire proposed project area are unlikely to uncover significant fossil vertebrate remains. Deeper excavations in the proposed project area that extend down into older Quaternary sediments, however, may well encounter significant vertebrate fossils. Any substantial excavations below the uppermost layers in the proposed project area, therefore, should be closely monitored to quickly and professionally collect any specimens without impeding development. Sediment samples should also be collected and processed to determine the small fossil potential in the proposed project area. Any fossils recovered during mitigation should be deposited in an accredited and permanent scientific institution for the benefit of current and future generations. This records search covers only the vertebrate paleontology records of the Natural History Museum of Los Angeles County. It is not intended to be a thorough paleontological survey of the proposed project area covering other institutional records, a literature survey, or any potential on-site survey. Sincerely; Samuel A. McLeod, Ph.D. Vertebrate Paleontology enclosure: invoice South Central Coastal Information Center California State University, Fullerton Department of Anthropology MH -426 800 North State College Boulevard Fullerton, CA 92834-6846 657.278.5395 California Historical Resources Information System Los Angeles, Orange, Ventura and San Bernardino Counties sccic@fullerton.edu 6/20/2017 Morgan Cowick Kimley-Horn and Associates, Inc. 765 The City Drive, Suite 200 Orange, CA 92868 SCCIC File #: 17756.3782 Re: Record Search Results for Red Hill Avenue Specific Plan Program Environmental Impact Report The South Central Coastal Information Center received your records search request for the project area referenced above, located on the Tustin, CA USGS 7.5' quadrangle. The following summary reflects the results of the records search for the project area and a Y2 -mile radius. The search includes a review of all recorded archaeological and built -environment resources as well as a review of cultural resource reports on file. In addition, the California Points of Historical Interest (SPHI), the California Historical Landmarks (SHL), the California Register of Historical Resources (CAL REG), and the National Register of Historic Places (NRNP), the California State Historic Properties Directory (HPD) listings were reviewed for the above referenced project site. Due to the sensitive nature of cultural resources, archaeological site locations are not released. RECORDS SEARCH RESULTS SUMMARY Archaeological Resources Within project area: 1 Within project radius: 1 Built -Environment Resources Within project area: 1 Within project radius: 4 Reports and Studies Within project area: 12 Within project radius: 29 OHP Historic Properties Directory Within project area: 1 (HPD) Within %-mile radius: 15 California Points of Historical Within project area: 0 Interest (SPHI) Within %-mile radius: 0 California Historical Landmarks Within project area: 0 (SHL) Within %-mile radius: 0 California Register of Historical Within project area: 0 Resources (CAL REG) Within %-mile radius: 0 National Register of Historic Places Within project area: 0 (NRHP) Within %-mile radius: 0 Archaeological Determinations of Within project area: 0 Eligibility (ADOE): I Within project radius: 0 HISTORIC MAP REVIEW —Santa Ana, CA (1896, 1901) 15' USGS historic maps indicate that in 1896, there were several roads and five buildings in the project area. A branch of the S.P. Rail Road ran near the center of the project area. There were several roads and buildings within the project search radius. The historic place names of Tustin and Aliso were nearby. The Atchison Topeka and Sante Fe Rail Road (Los Angeles and San Diego Branch) ran near the southern boundary of the search radius. In 1901, there was little to no visible change and all previously mentioned features still remained. RECOMMENDATIONS While there are 12 studies within the project area, very few are cultural resource surveys. Therefore, little is known about the archaeological sensitivity for the entire project area. Nevertheless, prehistoric and historic resources have been recorded within and adjacent to the project area. Areas with previously recorded resources may be sensitive for other discoveries. Because of the potential for archaeological resources to be discovered during project activities, a qualified cultural resources consultant should be retained to provide information about known locations of recorded resources so that they can be avoided, if possible. Undisturbed ground surfaces should be surveyed by a qualified cultural resources consultant prior to ground -disturbing activities. Additionally, if ground surfaces are obscured by urban development, a qualified cultural resources consultant should be retained to monitor any ground disturbing activities. It is also recommended that any buildings, structures or objects (45 years and older and within or adjacent to the project area) be identified, recorded, and evaluated for significance as may be required by the lead agency. Finally, the Native American Heritage Commission should be consulted to identify if any additional traditional cultural properties or other sacred sites are known to be in the area. For your convenience, you may find a professional consultant* at www.chrisinfo.org. Any resulting reports by the qualified consultant should be submitted to the South Central Coastal Information Center as soon as possible. *The SCCIC does not endorse any particular consultant and makes no claims about the qualifications of any person listed. Each consultant on this list self -reports that they meet current professional standards. If you have any questions regarding the results presented herein, please contact the office at 657.278.5395 Monday through Thursday 9:00 am to 3:30 pm. Should you require any additional information for the above referenced project, reference the SCCIC number listed above when making inquiries. Requests made after initial invoicing will result in the preparation of a separate invoice. Thank you for using the California Historical Resources Information System, 1, Digitally signed by Stacy St. Flames f 1%te: 2017.06.2017:31:57 -07'00' Isabela Kott GIS Technician/Staff Researcher Due to processing delays and other factors, not all of the historical resource reports and resource records that have been submitted to the Office of Historic Preservation are available via this records search. Additional information may be available through the federal, state, and local agencies that produced or paid for historical resource management work in the search area. Additionally, Native American tribes have historical resource information not in the California Historical Resources Information System (CHRIS) Inventory, and you should contact the California Native American Heritage Commission for information on local/regional tribal contacts. The California Office of Historic Preservation (OHP) contracts with the California Historical Resources Information System's (CHRIS) regional Information Centers (ICs) to maintain information in the CHRIS inventory and make it available to local, state, and federal agencies, cultural resource professionals, Native American tribes, researchers, and the public. Recommendations made by IC coordinators or their staff regarding the interpretation and application of this information are advisory only. Such recommendations do not necessarily represent the evaluation or opinion of the State Historic Preservation Officer in carrying out the OHP's regulatory authority under federal and state law. O N N N 7 O El M MI-- M N � CO ltj r -O N CO M r N � L � C �M� 00 IT �M0)L 00 O OM �O cUCO NN cn 04 0)r � N CO N co N O U 75 U OU X O OU U - CL E U O O E .0 cu EN O U U 0E cu N C ca — tC O p U — C N E C : E O a) O N f� E a) > a) •C Y O E C7 p C m -ar_ cn C L- MC ca C O 'O C 0 C O C i 'N C p _ p p i ° O U c 'a V O cn N 00 M U) �� r vii LO � tf U ti o N a) " Mp '� N (j) a) �t 0 U O �- O V C � O L N CO to c CD O` p Q 0 V N O N <( "Mm �m MO O o N t- M to O p) >_ CS +' CO O N N O �Q L m a) a) co o75 XU Q) M O �m cc U)<o cA :C U cox caw t6 O xU��x N (a tq O 0 - C m O cd Z m O O (D (� a) L (0 Q" 0 O m c U) c m E L(D m N � O H O m V O L Acj M C O p <(D� eC.0 '_ O: -.)--) ,t C -)0WLco - sa.F- Qcnac) Community Development Department. April 13, 2017 Andrew 5a Iasi Cha Irma n QabrielOo Band of Mission Indians — KIzh Nation P.O. Box 393 Covina, CA 91723 BUILDING OUR FUTURE KONDRING OUR PAST Subject: Formal No.tification,of Con'sultation opportunity Pursuant to California Public Resources Code,, Section 21Q80,3,1(d) and Government Code Section 653523 for the Red Hill Avenue Specific Plan Project Dear Mr, Salas: Pursuant to Assembly Bill (AB) 52 (California.Publiq Resources Cod'e,[PRC) Section 21080.3,1(b)).ancl Senate, Bill(SB) 18 (Californiai ' Government Code Section -65352.3), the: Gabri.eleho Band of Mission Indians has ,submitted a request for_notification of- preparation of an Environmental Impact Report (Ell ), Negative Declaration (ND), or Mitigated Negative Declaration (MND) for projects that are within the -geographic area traditionally and culturally affiliated with this tribe. The City of Tustin is, therefore, providing notification to you, of the preparation of a Program, EIR for the. proposed Red Hill Avenue, specific Plan Project The Red Hill Avenue Specific Plan includes a portion of Red. Hi[I Avenue- bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by Interstate 5 (1-5)-Withih the City of Tustin. In general, the project site extends one parcel east and west of the Red Hill Avenue right-of-way. Between San,juan Street and -Bryan Avenue, the Specific Plan area does not extend beyond the existing right-of-way, Between Mitchell Avenue and Walnut Avenue, the boundary is, generally at. the right-of-way for Red Hill Avenue except for two properties as shown on Figure 1. The projectsite/planning area is approximately 40 acres and presently includes approximately 296,446' square feet (sf) of existing non-residential uses (primarily commercial) and 21 dwelling units, See Figure 1— Red -Hill Avenue Specific Plan Project Area -Map: The Specific Plan would establish -_a comprehensive ,plan for the area that will include a complementary- mix of land uses includingresidential, retail and commercial that will capitalize on the aroa"'s current land use, transportation, and infrastructure opportunities. Within a clevOopment footprint of approximately 40 acres, the Specific Plan would provide for an estimated threshold of potential new growth thatincludes the addition of approximately 500 residential units (primarily, Integrated mixed Use) -and' 325,000 Sf of non- residential uses. It is anticipated that approximately 395 residential units, and: 175,000 Sf Of hOn4esiclential uses would be located north of 1-5; and 105 residential uses and 150,000:sf of non-residential uses would be south of 1-5. Streetscape -improvements are also proposed.. 300 Centennial Way, Tustin, CA, 92780 0 P- (71'4) 573.•31,00 v F: (714) 5'73-3 113 a wwmr.tustinca.org Red Hill Avenue Specific Plan -April 1810 2017 Page 2, The following City of Tustin discretionaryactions are required to implement the proposed project: Environmental Impact Report: Certification of the Red Hill Avenue Specific Pian Final EIR. General Plan Amendment: Approval of an amendment to a sectio'n(s) of the City's General Plan. Specific Plan: Approval of a .Specific plan to provide the land use and zoning guidance for the proposed uses In the Specific Pian area. A change of zone will be processed as.part of approval of 'the Specific Plan. Pursuant to SB 18 and Ata 52, you have 30 -days from the receipt -,of this letter, which has been sent via certified US. Mail with return receipt requested, to request.consuitation; in writing, with the City of Tustin. Please: send your request to Er1ca H. Demkowicx AICP, Senior Planner City of Tustin Community Development Department 300`:Ceritennial Way Tustin, California 92780 - if you have any questions- prior to submitting: a written request for consultation; ° please contact Erica H; Demkowicz at (714) 573-3127 or by e-mail at edemkowicz@tustinca.org. If the City does not receive such a f request within the specified time period, we will conclude the consultation period finding that. consultation fi - — with the City was not requested; - , - -- �U C: Justina Willkom, Assistant Director of Community -Development Erica. H, Demkowicz AiCP,;Senio:r Planner- Attachment: Red Hili Avenue Speoific:Pian Project Area Map SACd 000 Steff (Current)\Erica\Other•Projects.\Red Hili Corridor Specific PIWEnvironmentaKTribai Notification\Ur; AB52 Tribal -, Gabrieieno, 4.13,17.doc Community Development Department April 13, 2017 Joyce Stanfield Perry Juaneft Band of Mission Incliarisi Tribal Manager 4955 Paseo Segovia Irvine, CA 52603 TusriN BUILDING OUR FUTURE HONORING OURRAST Subject. Formal Notification of Consultation Opportunity Pursuant to California Public Resources Code Section 21080-3,1(d) and Government Code Section 65352.3 for the - Red Hill Avenue, Specific Plan Project DejarMs, Perry: Pursuant to Assembly Bill (AB) 52 (C-allfbrnla Public Resources Code: (PRCJ Section 21Q8,01,1(b))-and Senate Bill (SBI) 18 (California- Government Code Section 65352.3), the Gabrielemo Band of Mission Indians has -submitted a request for notification of preparation of an Environmental Impact Report (BIR) Negative Declaration (ND), or Mitigated Negative Declaration (MNO) for. projects that are within thegeographicarea traditionally cult ditionally and, urally affiliated with this tribe, The -City of Tustin therefore:, is, notification to J e e, providing n you of the preparation of a Program EIR for the. proposed Red Hil,[Avenue Specific Plan Project. The Red Hill Ave ue Specific Plan includes- a portion of Red Hill Avenue bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by Interstate,- 5 (1�5),Within the. City of Tustin.. In;geheraI the project site extends one parcel east and west of the Red Hill Avenue rlght-ofvay. BetweenSan Juan Street and Bryan Avenue, the Specific Planarea does not extend beyond the existing rlght-of_wayi -Between Mitchell Avenue and Walnut Avenue, the 'boundary Is generally at the right-of-way -for Red Hill Avenue except for two properties, as shown on Figure 1. The project site/planning area is approximately 40 acres and presently includes approximately 296,446 square, feet (5f) of existing nonresidential uses (primarily commercial) and 21 dwelling units. See Figure 1 --Red Hill Avenue Specific Plan Project Area MOP, The Specific Plan Would establish a comprehensive plan for the area that will include,a complementary mix of land; uses including. residential, retail and commercial that will capitalize on the areas current land use, transportation, and infrastructure opportunities. Within a. development footprintof approximately 40 acres, the Specific Plan would provide for an estimated threshold of potential new growth that includes the addition of approximately 500 residential units (primarily Integrated mixed use) and .325,000 sf of non- residential uses. It is anticipated that approximately 395 residential. units and 175,000 sf of non-residential uses would be located north of 1-5, and 105 residential uses, and 150,000 sf of non-residential uses -would be south of k5. Streetscape improvements are also proposed, 300 Centennial Way, Tistin, CA 92780 0 P: (7:14) 573-3100 0 F: (714) 573-;31 13 0 wwwAustinca.org Red Hill: Avenue Specific Plan_ April 13, 2017 Page 2 The following City of Tustin discretionary actions are required to implement the proposed project; Environmental Impact Report: Certification of the Red Hill Avenue. Specific Plan Final EIR, w General.Pian Amendment: Approval of an amendment to a sections) of theCity's General Plan. ■ Specific Plan; Approval .of a Specific Plan to provide the; -land use and .zoning guidance for the proposed uses in the Specific Plan area. A change of"zone`wili be: processed as part of approval of the SpecificPlan:, Pursuant to SB 18 and AB52., you have 30 -days from the receipt' of this letter, which has been sent via certified U.S. "Mail with return receipt requested, to request consultation, In writing, with the Clty of Tustin. Please r send'yol rogpestto: Erica 'H. "Demkowicz AICP, Senior Planner city of Tustin Community" Development Department 300 Centennial Way Tustin, California 52780 if you have any questions prior to submitting`a written request for consultation, -please contact °Erica H.. Demkowicz;at (71,4).573-3127 or by e -mall at edemkowicz@tustinca»org., if the City does not receive such a request within the specified tim.e.period, we will conclude the consultation period finding that consultation with the -Cit ywas;n.otrequested. - -- - - - - C: lustina Will'kom, Assistant Director of Community Development Erica H.. Demkowicz AICP, Senior Kanner Attachment: Red Hill Avenue Specific Plan .Project Area Map S.\Odd\C00 Staff (Current}\Erica0l er Projects1Red HIII�G'brridor Specific Plan\EnvironmentahT"ribal't`Idtitication\l tr; A652 Tribal Juaneno; 4,1117.doc Community Development Department April 13, 2017 Anthony Morales, Chief San Gabriel Band of Mission Indians P,O. Box 693 San Gabriel, CA 91778 BVILDING,OUK FUTUju, HONORING DUR PAST Subject: Formal Notification of Consultation Opportunity Pursuant to California Public Resources Code Section 21080,11(d) and Government Code Section 65352.3 for the Red Hill Avenue specific Plan Project Dear Chief Morales: Pursuant to Assembly Bill (AB) 52 (California Public Resources Code [PRC} Section 21080,11(b)) and senate Bill (SB) 18 (California- Government,:Code Section, 65.3523), the GabrieleAo Band of Mission Indians has submitted a request for notification of preparation of an Environrnental Irripact Report (EIR), :Negative. Declaration (ND); or Mitigated Negative Declaration (MND.) forprojects that are within the geographicarea traditionally and culturally, affiliated with this tribe. The City of Tustin is, therefore, providing notificationto you of the preparation of aipfogram EIR for the proposed Red Hill Avenue' Specific Plan Project. The Red Hill Avenue Specific Plan includes a portion of Rod Hill Avenue bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by interstate:5 (1-5) within the City of Tustin, In-generat, the project Site extends one parcel :east and west of the Red Hill Avenue right-of-way. Between. San. Juan Street and, Bryan Avenue, the Specific Plan area does not :extend beyond the existing right-of-way. Between Mitchell Avenue and Walnut Avenue, the boundary is %generally at the rlght-of�way for Red Hill Avenue except for two properties as shown on Figure 1. The project site/planning area is approximately 40 -acres and presently Includes approximately 296,446 square feet (sf) of existing non-residential uses (primarily commercial) and 21 dwelling, units. See Figure I - Red Hill Avenue Specific Plan Projectt Area Map. The Specific Plan would establish a comprehensive, plan for the area that will include a complementary mix of land uses including residential, retail and commercial that will, capitalize on the area's current land use;, transportation, and Infrastructure opportunities, Within a development footprint of a pp rox imately-40: acres, the Specific Plan would provide for an estimated threshold of potential new growth that includes the addition of approximately 500 residential units (primarily integrated mixed use) and 325;000 sf of non- residential uses. It is anticipated that approximately 395 residential units and 175,000 sf of non-residential uses would be located north of 1-5,; and 105 residential uses and 150,000 sf of non-residential useswould be south of 1-5. Streetscape improvements are also proposed. 300 Centennial Way, Tustin, CA 927801 0 P: (714) 578-3100 * 1'",(714) 573-3113 - wwwjustincaorg Red Hill Avenue.Specitic Pian April 1812017 Page'Z Thefollowing City of Tustin discretionary actions are required to Impielnent-the proposed project: ■ Environmental Impact Report: Certification of the Red Hill Avenue Specific Plan Final Eliz • General Plan Amendment. Approval of an amendment to a seetio_ri(s) of the City's Genera) Plan'.. Specific Plan: Approval of a Specific Plan to provide the land use and zoning guidance for the proposed uses in the, Specific Plan area. A change of zone :will .be processed as part of approval of tho-Specific Plan. Pursuant to SB 18 :and AB 52, you have 30 -days from the receipt of this letter, which has, been sent via certified U,S. Mail With return receipt requested, to request consultation,: in writing, with the City of'Tusti`n, Please send your request to Erica H. Derrikowicz AICP, Senior Planner City.of Tustin CommunityDevelopment Department 300 Centennial Way Tustin, C,,alifornia 92780 if you have any questions prior to submitting, a written request for consultation, please contact Erica H. Demkowicz. at (714)`573-3127 orby e-mail.at.edemkowicz@.tustinca.org.-lf the -City does not..r._eceive-such a l� J request within the specified time period', we will; conclude the consultation period finding that consultation with the City was not requested, C: Justina Willkom, Assistant Director of Community Development Erica H. Demkowicz AICP, Senior. Planner Attachment: RedHill Avenue Specific Plan 'Project Area Map S,\Cdd\CDD Staff (Current)\Erlcak0ther ProjectMed Hill Corridor Specific Plan\Environmental\Tribal Notification\Ur; AB52 Tribal - San Gabriol; 41::,Vldo - Community Development Department April 13, 2017 Joseph Ontiveros Cultural Resource Director Soboba Band OfLuiseno Indians P,O. Box 481 San Jacinto, CA 92581 r TUSTIN WILRING OIVIL'FVT10R.E HONORING OUk.PAST Subject: Formal Notification of',Consultation Opportunity Pursuahtto-California Public ResourceslCode, Section 21080,3.1(d) and Government Code Sectioln. 65352.3 for the Red HillAvenue. Specific Plan Project Dear Mr. Ontiveros; Pursuant to Ass rnbI e y Bill (AB) 52 (California. Public Resources Code :[PRC] Section-2-1090�1'3,1(b)),and: Senate Bill" (SB) 18 (California Government Code Section 65352.3), the Gabrieleho Rand of Mission on Indi'a-ris has submitted a request for notification of preparation of an :Environmental Impact Report (EIR),. Negative Declaration (ND), or Mitigated -Negative Declaration (MND) for projects that are within the geo raphic,area traditionally andculturally affiliatedwiththis. tribe. The City of Tustin is, thereforg,, providing notification to you of the preparation of a:Program EIR for the proposed Red Hill Avenue Specific Plan Project. The Red Hill 11 Avenue Specific Plan includes:a portion of Red Hill Avenue bordered by Bryan Avenue to the north and, Walnut Avenue to the south, bisected by Interstate 5 (k5) within the City of Tustin:. In general, the .project site extends one parcel east and west of the Red Hill Avenue right-of-way. Between San Juan Street and Bryan Avenue, the Specific Plan area does 'not extend beyond the, existing rightwof-ways Between Mitchell Avenue and Walnut Avenue, theboundary is generally at the right -of' -way for Red, Hill. Avenue ue except for two properties as shown on Figure 1. The project site,/planning area is approximately 40, acres and presently includes approximately 296,446 square feet (,,sf) of existing non-residential uses (Primarily commercial) and 21 dwelling units, See Figure 1— Red Hill Avenue Specific Plan Project Area, Mop; The Specific Plan would establish a comprehensive plan for the, area that will include a complement.a.rY mix of land uses including residentia], retail and commercial that will capitalize on the areWs -current land use, transportation, and infrastructure opportunities, Within a development footprint of approximately 40 acres, the Specific Plan would provide for an estimated threshold of potential new growth that includes, the addition of approximately .500 residential units (primarily integratedmixed use) and 325,000 sf of non- residential uses, It is anticipated that approximately .395 residential units and 175,000 sf of non-residential uses. would be. located north of 1.5; and 105 residential uses.,and 150,000 sf of non-residential uses would be south of 1-5. Streetscape -improvements are also proposed. 300 Centennial Way, Tustin, CA 92780 0, P: (71 1) 573-3100 * F: (71,4) 573-3`113 * www"ttt5titica.org Red THill Avenue Specific Plan April 13, 2017 Page 2 The following. City of Tustin discretionary actions are required to implement the proposed project trivironmental Impact Report: Certification of the Red Hill _Avenue Specific Man Final EIR. ■ General `PCan Amendment: Approval of an arx endment to a section(s)'of the Cit 's General Plan. Specific Plan: Approval of a Specific Plan to provide the land use and zoning guidance for the proposed uses in the Specific Plan area.. A change of zone will be, processed as part of approval of the.Spe.cific Plan, Pursuant to SR 19 and AB 52, you have 30 -days from the. receipt, of this letter, which has been sent via certified U.S,. Mail with return receipt requested, to request-- consultation, in writing, with the City of Tustin. Please send your request to; Erica H. "Demkowcz AICP'Se.nior Planner. City°of Tustin Community, Development Department 3.00 Centennial Way Tustin, California 92780 If you have any questions prior. to submitting; a written request for consuitation, please contact Erica H Demkowicz at (714),573-hV or by e-mail at edemkowicz@tustinca.org. if the City does not receive such a, request within the specified time: period, we will conclude the consultation period finding that consultation with the City was riot requested, C: Justina Wiilkom, Assistant Director of Community Development. Edca H. Dernkowicz Al.CPj Senior Planner Attachment: Red. Hill Avenue Specific; Plan Project Area Map SACdd1CDD Stats (Current)\Erica\Other Projects\Red Hill Corridor Specific Pis n\Environmental\Tribal Notification\C_tr, A852 Tribal Sobol a; 4.1117,doc. Community Development Department April, 1-3, 2017 Michael Mirelez. Cultural Resources Coordinator Torres Martinez Desert Cahuilla Indians P.O. Box 1160 Thermal, CA 92-274 TUSTIN BUILDINGOUR FUTURE RONOiLING OUR, PAST Subject; Formal Notification. of Consultation Opportunity -Pursuant to California Public Resources Code Section 21080,3.1(d) and. Government Code Section 65352.3 for the ,RedHili Avenue Specific Plan Project Dear Mr, Mirelez: "Pursuant to Assembly Bi,II (AD') 52 (California Public -Resources, Code [PRC] Section 210.8.0.3.J(b)),4ncl Senate Bill (SB) .18- (California Government Code Section 653523), the Gabrielefio Band of Mission Indians has submitted a request for notification of preparation of an Environmental Impact Report (Elk), Negative Declaration (ND), or Mitigated Negative Declaration (MND) for projects that are within the geographic area. traditionally and culturally affiliated with this tribe., The City: of Tustin is,, therefore, providing n to you of the preparation of a Program EIR.for the proposed Red HIHAvenue Specific. Plan Project. The Red Hill Avenue Specific Plan includes a portion of Red Hill Avenue bordered by Bryan Avenuetothe north and Walnut Avenue to the south, bisected by Interstate 5 (1-5) within the City of Tustin. In.general,the project site extendsone parcel east and west of the Red HIII'Avenue right-of-way. Between San Juan Street and Bryan Avenue, the Specific Plan area does not extend beyond the existing rightw.of-iway, Between Mitchell Avenue and Walnut Avenue., the boundary is generally,at the right-of-way for Red Hill Avenue except for two properties as shown on Figure 1, The project site/planning area, is approximately 40, acres and presently includes approximately .296,,446 square, feet (so of existing non-residential uses (primarily commercial) and 21 dwelling units, See Figure 1— Red Hill Avenue Specific Plan Project Area Map. The Specific Plan would establish a comprehensive plan for the area that Will include a complementary mix of land uses including residential, retail and commercial that will capitalize on the area's current land use, transportation, and infrastructure opportunities. Within a development footprint of approximately40acresi the Specific Plan Would provide for an estimated threshold of potential new growth that lncluclesthe addition of approximately 500 residential units (primarily integrated mixed use.) and 325,000 sf of non- residential uses. It is anticipated that -approximately 395 residential units and 175,000 Sf of non-residential uses Would be located north of 1-5; and 105 residential uses�and 150,000 sf of non-residential uses would be south of 1-5. Streetscape improvements are also proposed, 300 Centennial Way, Tustin, CA 92780 0 T: (714) 573-3100 0 F'(714)573-311.3 0 wwwtusdhica.org Red HiilAvenue Specific Plan: April 13i'2017' Page 2 The;fo-Ilowing City of.'Tustin discretionary'actions are required to implement the;proposed project; • Environmental impact Report: Certification of the Red Hill Avenue. ;Specific Plan Flnai Eilt. • General Plait Amendment: Approval of an amendment to a sections) of='the City s General Plan; • Specific Plan: Approval of a Specific Plan to provide the land use and zoning, guidance for the proposed uses in the Specific Plan area.. A change of zone will be processed as; part of approval of the Specific Pian. Pursuant to SB 18 and All 52, you have 30,tdays from the receipt -of this letter, which has been sent via certified U.S.'Mail with return receipt requested; to request consultation, in -writing, with the City of Tustin;_ Please send your request to; EricaR. Demkowicz AICP, Senior Planner City of Tustin Community 'Develobment: Department 300 Centennial Way Tustin, California 92780 If you have any questions prior to submitting a written request for consultation, please contact Erica H. i Demkowicz. at (714) 573-3127 or bye-mait-at edemkowicz@tustinca.org. If the,City .does not' receive such ,a request within the specified time period, we will conclude the, consultatidn period.finding that consultation with the City was not requested C; Justna Willkom, Assistant. Director of Community Development Erica 'H: Demkowicz AIC P, -Senior Planner Attachment, Red Hill, Avenue Specific Plan Project Area Map S:\Cdd1CDf7,Staff (Current)1Erica0ther Orojects\Red Hill, Corridor Specific Ptan\EnvircomentahTribal NotificatianUr.;.A1352 Tribal'. Torres; 4..13.17.doc SENDER:! _ •N COMPLET17 THIS SECTIONON DELIVERY 0 Complete items 1, 2, and 3. Sigriatur E Print your name and address on the reverse x Agent so that we can returnthe card to you. ❑Addressee ■`Attach this card to the back of the mailpiece, ved by (Prinfed Name) C. D _ of D- very or on the front if space permits. 1.` Article Addressed to: D.'Is do 'Nery address different front item 1? 113 Y Andrew 'Salas, Chairman If YEs, enter delivery address below: ❑ No Gabrielerho Band of Mission Indians — Kizh Nation t, . l P.O. Box 893 Covina.,CA 91723 f t M Illiil ILII � )IIS I 1I I»I fI II (� (� �I� O Aduksignature esist 1 I�t� L1 Aduk Sigrmture Restnoted Delivery Registered Mail Re�trictedj 9590 9402 1508-5862 3363 63 O Caked Mall@ o ceriinaa Mau R tad Diel" Delivery - o Return Receipt for i 2. Article Number ((rans(er from service labe0 O Collect on Delivery Merchandise O Coned on DelNery.pesttictesl Delivery signature Con tim�tlonTM `cured MailSignature Con'tirrnatbn 7 015 0640 0001 7259 1729 steed Mall Restricted Qeilvery Restricted Delivery ver ssaol PS Form 3811, July 2015 PSN 7530-02-000-9053 Domestic Return Receipt (' COMPLETE THIS SECTIONCOMPLETE THIS SECTIONON DELIVERY in :Complete items f, 2, and 3. A. Signature = ■ Print your name and address on the reverse X b Agent so'that we can return the card to you. — - [ Addressee , ■ Attach this card to the back of the mailpiece, s Received by rint Name) c. Date of Delivery I or on the front if space; permits. 1. Artissle Addressed to: If Y a Michael Mirelez = _ Cultural Resources Coordinator'' 1 Torres Martinez Desert G.ahuilla Indians P.O. Box 1160 i Thermal,, CA 92,274 ' -��II�I��II��IIfI�I��(IIItII) UExpress®: i li OAdultSignad j p❑PriorityMaMaRTM III�I! o Adul Signature Reshioted Delivery �-MM Re�triated;' 9590 9402 1508 5362 3363 70 b Certified Meil® a cernnad: Mall Restrted od"I' y DPee very. Io fretum Receipt fa 2. Article: Number (Transfer from service label) ❑ Collect on Delivery Merchandise, ❑ Collect on DeRvery Restricted Delivery tlZignature Cgntirmati- I 'I Insured Mail d Signature Coniirrrratfon i 7015 0640 0001 7259 1736 _ IIncased lufail ResWated Depvery R estrtoted DWIveiy (over SSooy i PS Form 3811, July 2015 PSN 7530-02-000-9053 Domestic Return Receipt COMPLETE-THIS• +MPLETE THIS SECTION ON DELIVERY -Complke'ltems 1, 2, and 3. A Sig s�t{rre ■ Print your name and address on the reverse ❑Agent so that we can return the card to you. ❑Addressee ; ■ Attach this cardio the back of the mallpiece, S7H yed by (Printed Name) C. Date of Delivery ` or on the front If space permits:. 1, Article Addressed 4o: - D. Is delivery address different fromftem 1? 0 Yes ;losk;ph Ontiveros If YES, enter delivery address below: ❑ No Cultural Resource Director Soboba Band of Luiseno Indians P.O,. Box 487 San Jacinto, CA 925$1 Il i lll.li{i I �I� �) I I � � III) II I I IIi II fl O Adult Signal= Ell Aduelt Signatype Restricted 0 Priority Mail Expressib Registered Md- iue Qelivery lo istered.Ma4 Restnotad 9590 94021508 5362 3363 56 o cCe.nnne,d Mall Restricte-d Delivery o for 2. Article Number (Transfer from service lapel) 11 Collect on Delivery Merchandise ❑ Collect on Delivery Restricted.Delivery'Signature Cohlinatlon' f J 0640 0001 7 9 :ured,Ma11 lured Mek Ratrbted Depvery ❑ 5ignatrrre Confirmation. fiestllcted Delivery PS Form 3811,.ju1y,9016 PSN 7530.02-000-9053 ler S5o� Domestic Return Receipt -SENDE-: COWLETE THIS SECTIONCOW i • ON DEI IVERY Complete Items 1, 2, and 3.13 ' A I ent x Print your name and address;on the reverse X -' ri i ' 0 Addressee so that we'can return the card to you. B. Received by (Printed Name) d` " C; Date of Delivery ■ Attach this ,card to the back of the mallplece, or on the front if space permits., ; 1 1. Article Addressed to: D. --Is deliverydr6U1004 t item t? ❑Yes N YES,. ters below 13 No Joyce Stanfield Perry � " `*`� . Juaneho Band of Mission Indians. ,. ; Tribal Manager 4955 Paseo' Segovia lNine,.CA.92603 — 3, Service Tyi a El, Priority Map Exwm O IIIIIIIII IIII IIIIIIIII Ifllli Ilii I III 1111111III Res ed apRestdcted' 959a 9402 1508 53smy 3363 87 o� M Dee"' 0 Mall IM" o , R for 2. Article Number (Transfer from son a labs!}- ❑'Coped ri oelfvwy ,} —Merchandise ❑ Coped ori Delivery Reshtcted Delivery �+r Ignature connrmationTM " Insured Mail 00❑ 3331gnature confiimaUon 7015 15 0640 0001 ?259 'W43 In_surad Mail Reshlcted oetivoy Resntctad Dettvery lrnrer Seoul PS Form 3811_, July 2015 PSN 7530-02-000-9053 Domestt Return Receipt I COMPLETEtNIS SECTION . ON DELIVERY COMPLETESENDER: ■ Complete items 1, 2, and 3. p9n �4 Agefit ■ print your name arid, address on the reverse )( Addressee *0#hat we can return the card to you: e ` Date.of Delivery R Attach this card to the back of the mailpiece, or.;on the front ff space permits. 1 Article Addressed to: D. Is delivery d stent from i ? Yes If YES, enter delivery_ad 13 No A>lthony Morales, Chief {I{ San Gabriel -Band of Mission Ind a'ns �. 1 P.Q. Box 69.3 I San Gabriel, CA 91778 L* — - Type ❑ Priority Map Express® IIIIIIIIIIIIIIIIIIIIII I(IIIiIIIIILII IIIIIIIIII Reatrbted��ry MapReslrlc ( o 9590 9402 150$ 5362 3363 49 �, � ❑ cerdried Mail Restriew Demrefy- o Return Receiptta Merchandise Coped on wver}r TM Restricted Delivery signature confirmation ; nsfer from service fabs Article Number (fie _. - _ o _; Colied an Delivery .� Signature Coniirmalion �`�sured Mail 7015 0640 Q a a 1 7259 1705 ,red Mail' Restricted Delivery Restricted Delivery P8 Form 3811, July 2015 PSN,7530-02-000-9053:_ Domestio.Retuni Receipt , October 26, 2017 Ralph Goff Campo Band of Mission Indians 36190 Church Road, Ste. 1 Campo, CA 919061 Subject: Formal Notification of Consultation Opportunity Pursuant Government Code Section 65352.3 for the Red Hill Avenue Specific Plan Project Dear Chairperson Goff: The City of Tustin is preparing a Specific Plan, referred to as the Red Hill Avenue Specific Plan. Along with the Specific Plan, a Zoning Amendment, General Plan Amendment, and associated Program EIR are being prepared. The City is requesting your review of the proposed project to determine if formal consultation is appropriate pursuant to Senate Bill (SB) 18 (California Government Code § 65352.3). The Red Hill Avenue Specific Plan includes a portion of Red Hill Avenue bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by Interstate 5 (1-5) within the City of Tustin. In general, the project site extends one parcel east and west of the Red Hill Avenue right-of-way. Between San Juan Street and Bryan Avenue, the Specific Plan area does not extend beyond the existing right-of-way. Between Mitchell Avenue and Walnut Avenue, the boundary is generally at the right-of-way for Red Hill Avenue except for two properties as shown on Figure 1. The project site/planning area is approximately 40 acres and presently includes approximately 296,446 square feet (sf) of existing non-residential uses (primarily commercial) and 21 dwelling units. The Specific Plan would establish a comprehensive plan for the area that will include a complementary mix of land uses including residential, retail and commercial that will capitalize on the area's current land use, transportation, and infrastructure opportunities. Within a development footprint of approximately 40 acres, the Specific Plan would provide for an estimated threshold of potential new growth that includes approximately 500 additional residential units (primarily integrated mixed use) and 325,000 sf of additional non-residential uses. It is anticipated that approximately 395 residential units and 175,000 sf of non-residential uses would be located north of 1-5; and 105 residential uses and 150,000 sf of non-residential uses would be south of 1-5. Streetscape improvements are also proposed. The following City of Tustin discretionary actions are required to implement the proposed project: ■ Environmental Impact Report: Certification of the Red Hill Avenue Specific Plan Final EIR. General Plan Amendment: Approval of an amendment to the land uses within the Specific Plan Area to a designation of Specific Plan. Specific Plan: Approval of a Specific Plan to provide the land use and zoning guidance for the proposed uses in the Specific Plan area. A change of zone will be processed as part of approval of the Specific Plan. The Native American Heritage Commission (NAHC) has been notified and a Sacred Lands File search was requested. The NAHC responded that the Sacred Lands File search was negative. Additionally, the records search at the South Central Coastal Information Center indicates that there are no recorded archeological or built environment resources within the boundaries of the proposed Specific Plan area. One structure at 14462 Red Hill Avenue was constructed in 1915; the site is adjacent to but not within the Specific Plan area. One archaeological resource was recorded within 0.5 mile of the Specific Plan area. Pursuant to SB 18, you have 90 days from the receipt of this letter, which has been sent via certified U.S. Mail with f_ return receipt requested, to request consultation, in writing, with the City of Tustin. Please send your request to: ' Erica Demkowicz, Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, California 92780 If you have any questions prior to submitting a written request for consultation, please contact Erica Demkowicz at (714) 573-3127 or by e-mail at edemkowicz@tustinca.org. If the City does not receive such a request within the specified time period, we will conclude the consultation period finding that consultation with the City was not requested. Sincerely, Erica Demkowicz, Senior Planner City of Tustin Attachment: Red Hill Avenue Specific Plan Project Area Map October 26, 2017 Robert Pinto Ewiiaapaayp Tribal Office 4054 Willows Road Alpine, CA 91901 Subject: Formal Notification of Consultation Opportunity Pursuant Government Code Section 65352.3 for the Red Hill Avenue Specific Plan Project Dear Chairperson Pinto: The City of Tustin is preparing a Specific Plan, referred to as the Red Hill Avenue Specific Plan. Along with the Specific Plan, a Zoning Amendment, General Plan Amendment, and associated Program EIR are being prepared. The City is requesting your review of the proposed project to determine if formal consultation is appropriate pursuant to Senate Bill (SB) 18 (California Government Code Section 65352.3). The Red Hill Avenue Specific Plan includes a portion of Red Hill Avenue bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by Interstate 5 (1-5) within the City of Tustin. In general, the project site extends one parcel east and west of the Red Hill Avenue right-of-way. Between San Juan Street and Bryan Avenue, the Specific Plan area does not extend beyond the existing right-of-way. Between Mitchell Avenue and Walnut Avenue, the boundary is generally at the right-of-way for Red Hill Avenue except for two properties as shown on Figure 1. The project site/planning area is approximately 40 acres and presently includes approximately 296,446 square feet (sf) of existing non-residential uses (primarily commercial) and 21 dwelling units. See Figure 1— Red Hill Avenue Specific Plan Project Area Map. The Specific Plan would establish a comprehensive plan for the area that will include a complementary mix of land uses including residential, retail and commercial that will capitalize on the area's current land use, transportation, and infrastructure opportunities. Within a development footprint of approximately 40 acres, the Specific Plan would provide for an estimated threshold of potential new growth that includes the addition of approximately 500 residential units (primarily integrated mixed use) and 325,000 sf of non-residential uses. It is anticipated that approximately 395 residential units and 175,000 sf of non-residential uses would be located north of 1-5; and 105 residential uses and 150,000 sf of non-residential uses would be south of 1-5. Streetscape improvements are also proposed. The following City of Tustin discretionary actions are required to implement the proposed project: ■ Environmental Impact Report: Certification of the Red Hill Avenue Specific Plan Final EIR. General Plan Amendment: Approval of an amendment to the land uses within the Specific Plan Area to a designation of Specific Plan. Specific Plan: Approval of a Specific Plan to provide the land use and zoning guidance for the proposed uses in the Specific Plan area. A change of zone will be processed as part of approval of the Specific Plan. The Native American Heritage Commission (NAHC) has been notified and a Sacred Lands File search was requested. The NAHC responded that the Sacred Lands File search was negative. Additionally, the records search at the South Central Coastal Information Center indicates that there is one recorded archaeological resource and one built -environment resource. Pursuant to SB 18, you have 90 days from the receipt of this letter, which has been sent via certified U.S. Mail with return receipt requested, to request consultation, in writing, with the City of Tustin. Please send your request to: Erica Demkowicz, Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, California 92780 If you have any questions prior to submitting a written request for consultation, please contact Erica Demkowicz at (714) 573-3127 or by e-mail at edemkowicz@tustinca.org. If the City does not receive such a request within the specified time period, we will conclude the consultation period finding that consultation with the City was not requested. Sincerely, Erica Demkowicz, Senior Planner City of Tustin Attachment: Red Hill Avenue Specific Plan Project Area Map October 26, 2017 Michael Garcia Ewiiaapaayp Tribal Office 4054 Willows Road Alpine, CA 91901 Subject: Formal Notification of Consultation Opportunity Pursuant Government Code Section 65352.3 for the Red Hill Avenue Specific Plan Project Dear Vice Chairperson Garcia: The City of Tustin is preparing a Specific Plan, referred to as the Red Hill Avenue Specific Plan. Along with the Specific Plan, a Zoning Amendment, General Plan Amendment, and associated Program EIR are being prepared. The City is requesting your review of the proposed project to determine if formal consultation is appropriate pursuant to Senate Bill (SB) 18 (California Government Code Section 65352.3). The Red Hill Avenue Specific Plan includes a portion of Red Hill Avenue bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by Interstate 5 (1-5) within the City of Tustin. In general, the project site extends one parcel east and west of the Red Hill Avenue right-of-way. Between San Juan Street and Bryan Avenue, the Specific Plan area does not extend beyond the existing right-of-way. Between Mitchell Avenue and Walnut Avenue, the boundary is generally at the right-of-way for Red Hill Avenue except for two properties as shown on Figure 1. The project site/planning area is approximately 40 acres and presently includes approximately 296,446 square feet (sf) of existing non-residential uses (primarily commercial) and 21 dwelling units. See Figure 1 — Red Hill Avenue Specific Plan Project Area Map. The Specific Plan would establish a comprehensive plan for the area that will include a complementary mix of land uses including residential, retail and commercial that will capitalize on the area's current land use, transportation, and infrastructure opportunities. Within a development footprint of approximately 40 acres, the Specific Plan would provide for an estimated threshold of potential new growth that includes the addition of approximately 500 residential units (primarily integrated mixed use) and 325,000 sf of non- residential uses. It is anticipated that approximately 395 residential units and 175,000 sf of non-residential uses would be located north of 1-5; and 105 residential uses and 150,000 sf of non-residential uses would be south of 1-5. Streetscape improvements are also proposed. The following City of Tustin discretionary actions are required to implement the proposed project: ■ Environmental Impact Report: Certification of the Red Hill Avenue Specific Plan Final EIR. ■ General Plan Amendment: Approval of an amendment to the land uses within the Specific Plan Area to a designation of Specific Plan. ■ Specific Plan: Approval of a Specific Plan to provide the land use and zoning guidance for the proposed uses in the Specific Plan area. A change of zone will be processed as part of approval of the Specific Plan. The Native American Heritage Commission (NAHC) has been notified and a Sacred Lands File search was requested. The NAHC responded that the Sacred Lands File search was negative. Additionally, the records search at the South Central Coastal Information Center indicates that there is one recorded archaeological t resource and one built -environment resource. Pursuant to SB 18, you have 90 -days from the receipt of this letter, which has been sent via certified U.S. Mail with return receipt requested, to request consultation, in writing, with the City of Tustin. Please send your request to: Erica Demkowicz, Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, California 92780 If you have any questions prior to submitting a written request for consultation, please contact Erica Demkowicz at (714) 573-3127 or by e-mail at edemkowicz@tustinca.org. If the City does not receive such a request within the specified time period, we will conclude the consultation period finding that consultation with the City was not requested. Sincerely, Erica Demkowicz, Senior Planner City of Tustin Attachment: Red Hill Avenue Specific Plan Project Area Map 1 October 26, 2017 Andrew Salas Gabrieleno Band of Mission Indians — Kizh Nation P.O. Box 393 Covina, CA 91723 Subject: Formal Notification of Consultation Opportunity Pursuant Government Code Section 65352.3 for the Red Hill Avenue Specific Plan Project Dear Chairperson Salas: The City of Tustin is preparing a Specific Plan, referred to as the Red Hill Avenue Specific Plan. Along with the Specific Plan, a Zoning Amendment, General Plan Amendment, and associated Program EIR are being prepared. The City is requesting your review of the proposed project to determine if formal consultation is appropriate pursuant to Senate Bill (SB) 18 (California Government Code Section 65352.3). The Red Hill Avenue Specific Plan includes a portion of Red Hill Avenue bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by Interstate 5 (1-5) within the City of Tustin. In general, the project site extends one parcel east and west of the Red Hill Avenue right-of-way. Between San Juan Street and Bryan Avenue, the Specific Plan area does not extend beyond the existing right-of-way. Between Mitchell Avenue and Walnut Avenue, the boundary is generally at the right-of-way for Red Hill Avenue except for two properties as shown on Figure 1. The project site/planning area is approximately 40 acres and presently includes approximately 296,446 square feet (sf) of existing non-residential uses (primarily commercial) and 21 dwelling units. See Figure 1 — Red Hill Avenue Specific Plan Project Area Map. The Specific Plan would establish a comprehensive plan for the area that will include a complementary mix of land uses including residential, retail and commercial that will capitalize on the area's current land use, transportation, and infrastructure opportunities. Within a development footprint of approximately 40 acres, the Specific Plan would provide for an estimated threshold of potential new growth that includes the addition of approximately 500 residential units (primarily integrated mixed use) and 325,000 sf of non- residential uses. It is anticipated that approximately 395 residential units and 175,000 sf of non-residential uses would be located north of 1-5; and 105 residential uses and 150,000 sf of non-residential uses would be south of 1-5. Streetscape improvements are also proposed. The following City of Tustin discretionary actions are required to implement the proposed project: ■ Environmental Impact Report: Certification of the Red Hill Avenue Specific Plan Final EIR. General Plan Amendment: Approval of an amendment to the land uses within the Specific Plan Area to a designation of Specific Plan. Specific Plan: Approval of a Specific Plan to provide the land use and zoning guidance for the proposed uses in the Specific Plan area. A change of zone will be processed as part of approval of the Specific Plan. The Native American Heritage Commission (NAHC) has been notified and a Sacred Lands File search was requested. The NAHC responded that the Sacred Lands File search was negative. Additionally, the records search at the South Central Coastal Information Center indicates that there is one recorded archaeological resource and one built -environment resource. Pursuant to SB 18, you have 90-days from the receipt of this letter, which has been sent via certified U.S. Mail with return receipt requested, to request consultation, in writing, with the City of Tustin. Please send your request to: Erica Demkowicz, Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, California 92780 If you have any questions prior to submitting a written request for consultation, please contact Erica Demkowicz at (714) 573-3127 or by e-mail at edemkowicz@tustinca.org. If the City does not receive such a request within the specified time period, we will conclude the consultation period finding that consultation with the City was not requested. Sincerely, Erica Demkowicz, Senior Planner City of Tustin Attachment: Red Hill Avenue Specific Plan Project Area Map October 26, 2017 Anthony Morales Gabrieleno/Tongva San Gabriel Band of Mission Indians P.O. Box 693 San Gabriel, CA 91778 Subject: Formal Notification of Consultation Opportunity Pursuant Government Code Section 65352.3 for the Red Hill Avenue Specific Plan Project Dear Chairperson Morales: The City of Tustin is preparing a Specific Plan, referred to as the Red Hill Avenue Specific Plan. Along with the Specific Plan, a Zoning Amendment, General Plan Amendment, and associated Program EIR are being prepared. The City is requesting your review of the proposed project to determine if formal consultation is appropriate pursuant to Senate Bill (SB) 18 (California Government Code Section 65352.3). The Red Hill Avenue Specific Plan includes a portion of Red Hill Avenue bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by Interstate 5 (1-5) within the City of Tustin. In general, the project site extends one parcel east and west of the Red Hill Avenue right-of-way. Between San Juan Street and Bryan Avenue, the Specific Plan area does not extend beyond the existing right-of-way. Between Mitchell Avenue and Walnut Avenue, the boundary is generally at the right-of-way for Red Hill Avenue except for two properties as shown on Figure 1. The project site/planning area is approximately 40 acres and presently includes approximately 296,446 square feet (sf) of existing non-residential uses (primarily commercial) and 21 dwelling units. See Figure 1 — Red Hill Avenue Specific Plan Project Area Map. The Specific Plan would establish a comprehensive plan for the area that will include a complementary mix of land uses including residential, retail and commercial that will capitalize on the area's current land use, transportation, and infrastructure opportunities. Within a development footprint of approximately 40 acres, the Specific Plan would provide for an estimated threshold of potential new growth that includes the addition of approximately 500 residential units (primarily integrated mixed use) and 325,000 sf of non- residential uses. It is anticipated that approximately 395 residential units and 175,000 sf of non-residential uses would be located north of 1-5; and 105 residential uses and 150,000 sf of non-residential uses would be south of 1-5. Streetscape improvements are also proposed. The following City of Tustin discretionary actions are required to implement the proposed project: ■ Environmental Impact Report: Certification of the Red Hill Avenue Specific Plan Final EIR. General Plan Amendment: Approval of an amendment to the land uses within the Specific Plan Area to a designation of Specific Plan. Specific Plan: Approval of a Specific Plan to provide the land use and zoning guidance for the proposed uses in the Specific Plan area. A change of zone will be processed as part of approval of the Specific Plan. The Native American Heritage Commission (NAHC) has been notified and a Sacred Lands File search was requested. The NAHC responded that the Sacred Lands File search was negative. Additionally, the records search at the South Central Coastal Information Center indicates that there is one recorded archaeological resource and one built -environment resource. Pursuant to SB 18, you have 90 -days from the receipt of this letter, which has been sent via certified U.S. Mail with return receipt requested, to request consultation, in writing, with the City of Tustin. Please send your request to: Erica Demkowicz, Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, California 92780 If you have any questions prior to submitting a written request for consultation, please contact Erica Demkowicz at (714) 573-3127 or by e-mail at edemkowicz@tustinca.org. If the City does not receive such a request within the specified time period, we will conclude the consultation period finding that consultation with the City was not requested. Sincerely, Erica Demkowicz, Senior Planner City of Tustin Attachment: Red Hill Avenue Specific Plan Project Area Map a f L October 26, 2017 Sandonne Goad Gabrieleno/Tongva Nation 106 %: Judge John Aiso Street, #231 Los Angeles, CA 90012 Subject: Formal Notification of Consultation Opportunity Pursuant Government Code Section 65352.3 for the Red Hill Avenue Specific Plan Project Dear Chairperson Goad: The City of Tustin is preparing a Specific Plan, referred to as the Red Hill Avenue Specific Plan. Along with the Specific Plan, a Zoning Amendment, General Plan Amendment, and associated Program EIR are being prepared. The City is requesting your review of the proposed project to determine if formal consultation is appropriate pursuant to Senate Bill (SB) 18 (California Government Code Section 65352.3). The Red Hill Avenue Specific Plan includes a portion of Red Hill Avenue bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by Interstate 5 (1-5) within the City of Tustin. In general, the project site extends one parcel east and west of the Red Hill Avenue right-of-way. Between San Juan Street and Bryan Avenue, the Specific Plan area does not extend beyond the existing right-of-way. Between Mitchell Avenue and Walnut Avenue, the boundary is generally at the right-of-way for Red Hill Avenue except for two properties as shown on Figure 1. The project site/planning area is approximately 40 acres and presently includes approximately 296,446 square feet (sf) of existing non-residential uses (primarily commercial) and 21 dwelling units. See Figure 1 — Red Hill Avenue Specific Plan Project Area Map. The Specific Plan would establish a comprehensive plan for the area that will include a complementary mix of land uses including residential, retail and commercial that will capitalize on the area's current land use, transportation, and infrastructure opportunities. Within a development footprint of approximately 40 acres, the Specific Plan would provide for an estimated threshold of potential new growth that includes the addition of approximately 500 residential units (primarily integrated mixed use) and 325,000 sf of non- residential uses. It is anticipated that approximately 395 residential units and 175,000 sf of non-residential uses would be located north of 1-5; and 105 residential uses and 150,000 sf of non-residential uses would be south of 1-5. Streetscape improvements are also proposed. The following City of Tustin discretionary actions are required to implement the proposed project: ■ Environmental Impact Report: Certification of the Red Hill Avenue Specific Plan Final EIR. ■ General Plan Amendment: Approval of an amendment to the land uses within the Specific Plan Area to a designation of Specific Plan. ■ Specific Plan: Approval of a Specific Plan to provide the land use and zoning guidance for the proposed uses in the Specific Plan area. A change of zone will be processed as part of approval of the Specific Plan. The Native American Heritage Commission (NAHC) has been notified and a Sacred Lands File search was requested. The NAHC responded that the Sacred Lands File search was negative. Additionally, the records search at the South Central Coastal Information Center indicates that there is one recorded archaeological resource and one built -environment resource. Pursuant to SB 18, you have 90-days from the receipt of this letter, which has been sent via certified U.S. Mail with return receipt requested, to request consultation, in writing, with the City of Tustin. Please send your request to: Erica Demkowicz, Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, California 92780 If you have any questions prior to submitting a written request for consultation, please contact Erica Demkowicz at (714) 573-3127 or by e-mail at edemkowicz@tustinca.org. If the City does not receive such a request within the specified time period, we will conclude the consultation period finding that consultation with the City was not requested. Sincerely, Erica Demkowicz, Senior Planner City of Tustin Attachment: Red Hill Avenue Specific Plan Project Area Map �. J October 26, 2017 Robert Dorame Gabrielino Tongva Indians of California Tribal Council P.O. Box 490 Bellflower, CA 90707 Subject: Formal Notification of Consultation Opportunity Pursuant Government Code Section 65352.3 for the Red Hill Avenue Specific Plan Project Dear Chairperson Dorame: The City of Tustin is preparing a Specific Plan, referred to as the Red Hill Avenue Specific Plan. Along with the Specific Plan, a Zoning Amendment, General Plan Amendment, and associated Program EIR are being prepared. The City is requesting your review of the proposed project to determine if formal consultation is appropriate pursuant to Senate Bill (SB) 18 (California Government Code Section 65352.3). The Red Hill Avenue Specific Plan includes a portion of Red Hill Avenue bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by Interstate 5 (1-5) within the City of Tustin. In general, the project site extends one parcel east and west of the Red Hill Avenue right-of-way. Between San Juan Street and Bryan Avenue, the Specific Plan area does not extend beyond the existing right-of-way. Between Mitchell Avenue and Walnut Avenue, the boundary is generally at the right-of-way for Red Hill Avenue except for two properties as shown on Figure 1. The project site/planning area is approximately 40 acres and presently includes approximately 296,446 square feet (sf) of existing non-residential uses (primarily commercial) and 21 dwelling units. See Figure 1 — Red Hill Avenue Specific Plan Project Area Map. The Specific Plan would establish a comprehensive plan for the area that will include a complementary mix of land uses including residential, retail and commercial that will capitalize on the area's current land use, transportation, and infrastructure opportunities. Within a development footprint of approximately 40 acres, the Specific Plan would provide for an estimated threshold of potential new growth that includes the addition of approximately 500 residential units (primarily integrated mixed use) and 325,000 sf of non- residential uses. It is anticipated that approximately 395 residential units and 175,000 sf of non-residential uses would be located north of 1-5; and 105 residential uses and 150,000 sf of non-residential uses would be south of 1-5. Streetscape improvements are also proposed. The following City of Tustin discretionary actions are required to implement the proposed project: ■ Environmental Impact Report: Certification of the Red Hill Avenue Specific Plan Final EIR. ■ General Plan Amendment: Approval of an amendment to the land uses within the Specific Plan Area to a designation of Specific Plan. ■ Specific Plan: Approval of a Specific Plan to provide the land use and zoning guidance for the proposed uses in the Specific Plan area. A change of zone will be processed as part of approval of the Specific Plan. The Native American Heritage Commission (NAHC) has been notified and a Sacred Lands File search was requested. The NAHC responded that the Sacred Lands File search was negative. Additionally, the records search at the South Central Coastal Information Center indicates that there is one recorded archaeological resource and one built -environment resource. Pursuant to SB 18, you have 90 -days from the receipt of this letter, which has been sent via certified U.S. Mail with return receipt requested, to request consultation, in writing, with the City of Tustin. Please send your request to: Erica Demkowicz, Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, California 92780 If you have any questions prior to submitting a written request for consultation, please contact Erica Demkowicz at (714) 573-3127 or by e-mail at edemkowicz@tustinca.org. If the City does not receive such a request within the specified time period, we will conclude the consultation period finding that consultation with the City was not requested. Sincerely, Erica Demkowicz, Senior Planner City of Tustin Attachment: Red Hill Avenue Specific Plan Project Area Map U October 26, 2017 Charles Alvarez Gabrielino—Tongva Tribe 23454 Vanowen Street West Hills, CA 91307 Subject: Formal Notification of Consultation Opportunity Pursuant Government Code Section 65352.3 for the Red Hill Avenue Specific Plan Project Dear Mr. Alvarez: The City of Tustin is preparing a Specific Plan, referred to as the Red Hill Avenue Specific Plan. Along with the Specific Plan, a Zoning Amendment, General Plan Amendment, and associated Program EIR are being prepared. The City is requesting your review of the proposed project to determine if formal consultation is appropriate pursuant to Senate Bill (SB) 18 (California Government Code Section 65352.3). The Red Hill Avenue Specific Plan includes a portion of Red Hill Avenue bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by Interstate 5 (1-5) within the City of Tustin. In general, the project site extends one parcel east and west of the Red Hill Avenue right-of-way. Between San Juan Street and Bryan Avenue, the Specific Plan area does not extend beyond the existing right-of-way. Between Mitchell Avenue and Walnut Avenue, the boundary is generally at the right-of-way for Red Hill Avenue except for two properties as shown on Figure 1. The project site/planning area is approximately 40 acres and presently includes approximately 296,446 square feet (sf) of existing non-residential uses (primarily commercial) and 21 dwelling units. See Figure 1 — Red Hill Avenue Specific Plan Project Area Map. The Specific Plan would establish a comprehensive plan for the area that will include a complementary mix of land uses including residential, retail and commercial that will capitalize on the area's current land use, transportation, and infrastructure opportunities. Within a development footprint of approximately 40 acres, the Specific Plan would provide for an estimated threshold of potential new growth that includes the addition of approximately 500 residential units (primarily integrated mixed use) and 325,000 sf of non- residential uses. It is anticipated that approximately 395 residential units and 175,000 sf of non-residential uses would be located north of 1-5; and 105 residential uses and 150,000 sf of non-residential uses would be south of 1-5. Streetscape improvements are also proposed. The following City of Tustin discretionary actions are required to implement the proposed project: ■ Environmental Impact Report: Certification of the Red Hill Avenue Specific Plan Final EIR. General Plan Amendment: Approval of an amendment to the land uses within the Specific Plan Area to a designation of Specific Plan, Specific Plan: Approval of a Specific Plan to provide the land use and zoning guidance for the proposed uses in the Specific Plan area. A change of zone will be processed as part of approval of the Specific Plan. The Native American Heritage Commission (NAHC) has been notified and a Sacred Lands File search was requested. The NAHC responded that the Sacred Lands File search was negative. Additionally, the records search at the South Central Coastal Information Center indicates that there is one recorded archaeological resource and one built -environment resource. Pursuant to SB 18, you have 90-days from the receipt of this letter, which has been sent via certified U.S. Mail with return receipt requested, to request consultation, in writing, with the City of Tustin. Please send your request to: Erica Demkowicz, Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, California 92780 If you have any questions prior to submitting a written request for consultation, please contact Erica Demkowicz at (714) 573-3127 or by e-mail at edemkowicz@tustinca.org. If the City does not receive such a request within the specified time period, we will conclude the consultation period finding that consultation with the City was not requested. Sincerely, Erica Demkowicz, Senior Planner City of Tustin Attachment: Red Hill Avenue Specific Plan Project Area Map October 26, 2017 Erica Pinto Jamul Indian Village P.O. Box 612 Jamul, CA 91935 Subject: Formal Notification of Consultation Opportunity Pursuant Government Code Section 65352.3 for the Red Hill Avenue Specific Plan Project Dear Chairperson Pinto: The City of Tustin is preparing a Specific Plan, referred to as the Red Hill Avenue Specific Plan. Along with the Specific Plan, a Zoning Amendment, General Plan Amendment, and associated Program EIR are being prepared. The City is requesting your review of the proposed project to determine if formal consultation is appropriate pursuant to Senate Bill (SB) 18 (California Government Code Section 65352.3). The Red Hill Avenue Specific Plan includes a portion of Red Hill Avenue bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by Interstate 5 (1-5) within the City of Tustin. In general, the project site extends one parcel east and west of the Red Hill Avenue right-of-way. Between San Juan Street and Bryan Avenue, the Specific Plan area does not extend beyond the existing right-of-way. Between Mitchell Avenue and Walnut Avenue, the boundary is generally at the right-of-way for Red Hill Avenue except for two properties as shown on Figure 1. The project site/planning area is approximately 40 acres and presently includes approximately 296,446 square feet (sf) of existing non-residential uses (primarily commercial) and 21 dwelling units. See Figure 1 — Red Hill Avenue Specific Plan Project Area Map. The Specific Plan would establish a comprehensive plan for the area that will include a complementary mix of land uses including residential, retail and commercial that will capitalize on the area's current land use, transportation, and infrastructure opportunities. Within a development footprint of approximately 40 acres, the Specific Plan would provide for an estimated threshold of potential new growth that includes the addition of approximately 500 residential units (primarily integrated mixed use) and 325,000 sf of non- residential uses. It is anticipated that approximately 395 residential units and 175,000 sf of non-residential uses would be located north of 1-5; and 105 residential uses and 150,000 sf of non-residential uses would be south of 1-5. Streetscape improvements are also proposed. The following City of Tustin discretionary actions are required to implement the proposed project: ■ Environmental Impact Report: Certification of the Red Hill Avenue Specific Plan Final EIR. General Plan Amendment: Approval of an amendment to the land uses within the Specific Plan Area to a designation of Specific Plan. Specific Plan: Approval of a Specific Plan to provide the land use and zoning guidance for the proposed uses in the Specific Plan area. A change of zone will be processed as part of approval of the Specific Plan. The Native American Heritage Commission (NAHC) has been notified and a Sacred Lands File search was requested. The NAHC responded that the Sacred Lands File search was negative. Additionally, the records search at the South Central Coastal Information Center indicates that there is one recorded archaeological resource and one built -environment resource. Pursuant to SB 18, you have 90 -days from the receipt of this letter, which has been sent via certified U.S. Mail with return receipt requested, to request consultation, in writing, with the City of Tustin. Please send your request to: Erica Demkowicz, Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, California 92780 If you have any questions prior to submitting a written request for consultation, please contact Erica Demkowicz at (714) 573-3127 or by e-mail at edemkowicz@tustinca.org. If the City does not receive such a request within the specified time period, we will conclude the consultation period finding that consultation with the City was not requested. Sincerely, Erica Demkowicz, Senior Planner City of Tustin Attachment: Red Hill Avenue Specific Plan Project Area Map u October 26, 2017 Sonia Johnston Juaneno Band of Mission Indians P.O. Box 25628 Santa Ana, CA 92799 Subject: Formal Notification of Consultation Opportunity Pursuant Government Code Section 65352.3 for the Red Hill Avenue Specific Plan Project Dear Chairperson Johnston: The City of Tustin is preparing a Specific Plan, referred to as the Red Hill Avenue Specific Plan. Along with the Specific Plan, a Zoning Amendment, General Plan Amendment, and associated Program EIR are being prepared. The City is requesting your review of the proposed project to determine if formal consultation is appropriate pursuant to Senate Bill (SB) 18 (California Government Code Section 65352.3). The Red Hill Avenue Specific Plan includes a portion of Red Hill Avenue bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by Interstate 5 (1-5) within the City of Tustin. In general, the project site extends one parcel east and west of the Red Hill Avenue right-of-way. Between San Juan Street and Bryan Avenue, the Specific Plan area does not extend beyond the existing right-of-way. Between Mitchell Avenue and Walnut Avenue, the boundary is generally at the right-of-way for Red Hill Avenue except for two properties as shown on Figure 1. The project site/planning area is approximately 40 acres and presently includes approximately 296,446 square feet (sf) of existing non-residential uses (primarily commercial) and 21 dwelling units. See Figure 1 — Red Hill Avenue Specific Plan Project Area Map. The Specific Plan would establish a comprehensive plan for the area that will include a complementary mix of land uses including residential, retail and commercial that will capitalize on the area's current land use, transportation, and infrastructure opportunities. Within a development footprint of approximately 40 acres, the Specific Plan would provide for an estimated threshold of potential new growth that includes the addition of approximately 500 residential units (primarily integrated mixed use) and 325,000 sf of non- residential uses. It is anticipated that approximately 395 residential units and 175,000 sf of non-residential uses would be located north of 1-5; and 105 residential uses and 150,000 sf of non-residential uses would be south of 1-5. Streetscape improvements are also proposed. The following City of Tustin discretionary actions are required to implement the proposed project: ■ Environmental Impact Report: Certification of the Red Hill Avenue Specific Plan Final EIR. ■ General Plan Amendment: Approval of an amendment to the land uses within the Specific Plan Area to a designation of Specific Plan. ■ Specific Plan: Approval of a Specific Plan to provide the land use and zoning guidance for the proposed uses in the Specific Plan area. A change of zone will be processed as part of approval of the Specific Plan. The Native American Heritage Commission (NAHC) has been notified and a Sacred Lands File search was requested. The NAHC responded that the Sacred Lands File search was negative. Additionally, the records search at the South Central Coastal Information Center indicates that there is one recorded archaeological resource and one built -environment resource. Pursuant to SB 18, you have 90-days.from the receipt of this letter, which has been sent via certified U.S. Mail with return receipt requested, to request consultation, in writing, with the City of Tustin. Please send your request to: Erica Demkowicz, Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, California 92780 If you have any questions prior to submitting a written request for consultation, please contact Erica Demkowicz at (714) 573-3127 or by e-mail at edemkowicz@tustinca.org. If the City does not receive such a request within the specified time period, we will conclude the consultation period finding that consultation with the City was not requested. Sincerely, Erica Demkowicz, Senior Planner City of Tustin Attachment: Red Hill Avenue Specific Plan Project Area Map r jI 1 U October 26, 2017 Matias Belardes Juaneno Band of Missin Indians Acjachemen Nation 32161 Avenida Los Amigos San Juan Capistrano, CA 92675 Subject: Formal Notification of Consultation Opportunity Pursuant Government Code Section 65352.3 for the Red Hill Avenue Specific Plan Project Dear Chairperson Belardes: The City of Tustin is preparing a Specific Plan, referred to as the Red Hill Avenue Specific Plan. Along with the Specific Plan, a Zoning Amendment, General Plan Amendment, and associated Program EIR are being prepared. The City is requesting your review of the proposed project to determine if formal consultation is appropriate pursuant to Senate Bill (SB) 18 (California Government Code Section 65352.3). The Red Hill Avenue Specific Plan includes a portion of Red Hill Avenue bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by Interstate 5 (1-5) within the City of Tustin. In general, the project site extends one parcel east and west of the Red Hill Avenue right-of-way. Between San Juan Street and Bryan Avenue, the Specific Plan area does not extend beyond the existing right-of-way. Between Mitchell Avenue and Walnut Avenue, the boundary is generally at the right-of-way for Red Hill Avenue except for two properties as shown on Figure 1. The project site/planning area is approximately 40 acres and presently includes approximately 296,446 square feet (sf) of existing non-residential uses (primarily commercial) and 21 dwelling units. See Figure 1 — Red Hill Avenue Specific Plan Project Area Map. The Specific Plan would establish a comprehensive plan for the area that will include a complementary mix of land uses including residential, retail and commercial that will capitalize on the area's current land use, transportation, and infrastructure opportunities. Within a development footprint of approximately 40 acres, the Specific Plan would provide for an estimated threshold of potential new growth that includes the addition of approximately 500 residential units (primarily integrated mixed use) and 325,000 sf of non- residential uses. It is anticipated that approximately 395 residential units and 175,000 sf of non-residential uses would be located north of 1-5; and 105 residential uses and 150,000 sf of non-residential uses would be south of 1-5. Streetscape improvements are also proposed. The following City of Tustin discretionary actions are required to implement the proposed project: ■ Environmental Impact Report: Certification of the Red Hill Avenue Specific Plan Final EIR. General Plan Amendment: Approval of an amendment to the land uses within the Specific Plan Area to a designation of Specific Plan. ■ Specific Plan: Approval of a Specific Plan to provide the land use and zoning guidance for the proposed uses in the Specific Plan area. A change of zone will be processed as part of approval of the Specific Plan. The Native American Heritage Commission (NAHC) has been notified and a Sacred Lands File search was requested. The NAHC responded that the Sacred Lands File search was negative. Additionally, the records search at the South Central Coastal Information Center indicates that there is one recorded archaeological resource and one built -environment resource. Pursuant to SB 18, you have 90 -days from the receipt of this letter, which has been sent via certified U.S. Mail with return receipt requested, to request consultation, in writing, with the City of Tustin. Please send your request to: Erica Demkowicz, Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, California 92780 If you have any questions prior to submitting a written request for consultation, please contact Erica Demkowicz at (714) 573-3127 or by e-mail at edemkowicz@tustinca.org. If the City does not receive such a request within the specified time period, we will conclude the consultation period finding that consultation with the City was not requested. Sincerely, Erica Demkowicz, Senior Planner City of Tustin Attachment: Red Hill Avenue Specific Plan Project Area Map October 26, 2017 Teresa Romero Juaneno Band of Mission Indians Acjachemen Nation 31411-A La Matanza Street San Juan Capistrano, CA 92675 Subject: Formal Notification of Consultation Opportunity Pursuant Government Code Section 65352.3 for the Red Hill Avenue Specific Plan Project Dear Chairperson Romero: The City of Tustin is preparing a Specific Plan, referred to as the Red Hill Avenue Specific Plan. Along with the Specific Plan, a Zoning Amendment, General Plan Amendment, and associated Program EIR are being prepared. The City is requesting your review of the proposed project to determine if formal consultation is appropriate pursuant to Senate Bill (SB) 18 (California Government Code Section 65352.3). The Red Hill Avenue Specific Plan includes a portion of Red Hill Avenue bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by Interstate 5 (1-5) within the City of Tustin. In general, the project site extends one parcel east and west of the Red Hill Avenue right-of-way. Between San Juan Street and Bryan Avenue, the Specific Plan area does not extend beyond the existing right-of-way. Between Mitchell Avenue and Walnut Avenue, the boundary is generally at the right-of-way for Red Hill Avenue except for two properties as shown on Figure 1. The project site/planning area is approximately 40 acres and presently includes approximately 296,446 square feet (sf) of existing non-residential uses (primarily commercial) and 21 dwelling units. See Figure 1 — Red Hill Avenue Specific Plan Project Area Map. The Specific Plan would establish a comprehensive plan for the area that will include a complementary mix of land uses including residential, retail and commercial that will capitalize on the area's current land use, transportation, and infrastructure opportunities. Within a development footprint of approximately 40 acres, the Specific Plan would provide for an estimated threshold of potential new growth that includes the addition of approximately 500 residential units (primarily integrated mixed use) and 325,000 sf of non- residential uses. It is anticipated that approximately 395 residential units and 175,000 sf of non-residential uses would be located north of 1-5; and 105 residential uses and 150,000 sf of non-residential uses would be south of 1-5. Streetscape improvements are also proposed. The following City of Tustin discretionary actions are required to implement the proposed project: ■ Environmental Impact Report: Certification of the Red Hill Avenue Specific Plan Final EIR. General Plan Amendment: Approval of an amendment to the land uses within the Specific Plan Area to a designation of Specific Plan. Specific Plan: Approval of a Specific Plan to provide the land use and zoning guidance for the proposed uses in the Specific Plan area. A change of zone will be processed as part of approval of the Specific Plan. The Native American Heritage Commission (NAHC) has been notified and a Sacred Lands File search was requested. The NAHC responded that the Sacred Lands File search was negative. Additionally, the records search at the South Central Coastal Information Center indicates that there is one recorded archaeological resource and one built -environment resource. Pursuant to SB 18, you have 90-days from the receipt of this letter, which has been sent via certified U.S. Mail with return receipt requested, to request consultation, in writing, with the City of Tustin. Please send your request to: Erica Demkowicz, Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, California 92780 If you have any questions prior to submitting a written request for consultation, please contact Erica Demkowicz at (714) 573-3127 or by e-mail at edemkowicz@tustinca.org. If the City does not receive such a request within the specified time period, we will conclude the consultation period finding that consultation with the City was not requested. Sincerely, Erica Demkowicz, Senior Planner City of Tustin Attachment: Red Hill Avenue Specific Plan Project Area Map October 26, 2017 Andrew Salas, Chairman Gabrieleno Band of Mission Indians — Kizh Nation P.O. Box 393 Covina, CA 91723 Subject: Formal Notification of Consultation Opportunity Pursuant Government Code Section 65352.3 for the Red Hill Avenue Specific Plan Project Dear Mr. Salas: The City of Tustin is preparing a Specific Plan, referred to as the Red Hill Avenue Specific Plan. Along with the Specific Plan, a Zoning Amendment, General Plan Amendment, and associated Program EIR are being prepared. The City is requesting your review of the proposed project to determine if formal consultation is appropriate pursuant to Senate Bill (SB) 18 (California Government Code Section 65352.3). The Red Hill Avenue Specific Plan includes a portion of Red Hill Avenue bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by Interstate 5 (1-5) within the City of Tustin. In general, the project site extends one parcel east and west of the Red Hill Avenue right-of-way. Between San Juan Street and Bryan Avenue, the Specific Plan area does not extend beyond the existing right-of-way. Between Mitchell Avenue and Walnut Avenue, the boundary is generally at the right-of-way for Red Hill Avenue except for two properties as shown on Figure 1. The project site/planning area is approximately 40 acres and presently includes approximately 296,446 square feet (sf) of existing non-residential uses (primarily commercial) and 21 dwelling units. See Figure 1 — Red Hill Avenue Specific Plan Project Area Map. The Specific Plan would establish a comprehensive plan for the area that will include a complementary mix of land uses including residential, retail and commercial that will capitalize on the area's current land use, transportation, and infrastructure opportunities. Within a development footprint of approximately 40 acres, the Specific Plan would provide for an estimated threshold of potential new growth that includes the addition of approximately 500 residential units (primarily integrated mixed use) and 325,000 sf of non- residential uses. It is anticipated that approximately 395 residential units and 175,000 sf of non-residential uses would be located north of 1-5; and 105 residential uses and 150,000 sf of non-residential uses would be south of 1-5. Streetscape improvements are also proposed. The following City of Tustin discretionary actions are required to implement the proposed project: ■ Environmental Impact Report: Certification of the Red Hill Avenue Specific Plan Final EIR. General Plan Amendment: Approval of an amendment to the land uses within the Specific Plan Area to a designation of Specific Plan. Specific Plan: Approval of a Specific Plan to provide the land use and zoning guidance for the proposed uses in the Specific Plan area. A change of zone will be processed as part of approval of the Specific Plan. The Native American Heritage Commission (NAHC) has been notified and a Sacred Lands File search was requested. The NAHC responded that the Sacred Lands File search was negative. Additionally, the records search at the South Central Coastal Information Center indicates that there is one recorded archaeological resource and one built -environment resource. Pursuant to SB 18, you have 90-days from the receipt of this letter, which has been sent via certified U.S. Mail with return receipt requested, to request consultation, in writing, with the City of Tustin. Please send your request to: Erica Demkowicz, Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, California 92780 If you have any questions prior to submitting a written request for consultation, please contact Erica Demkowicz at (714) 573-3127 or by e-mail at edemkowicz@tustinca.org. If the City does not receive such a request within the specified time period, we will conclude the consultation period finding that consultation with the City was not requested. Sincerely, Erica Demkowicz, Senior Planner City of Tustin Attachment: Red Hill Avenue Specific Plan Project Area Map t� J GA51KIE.LEINO SAND OL MISSION INDIANS - K-01 NATION Historically known as The San Gabriel fjand of Mission Indians recognized 6y tke State of California as the aboriginal tribe of the Los Angeles basin City of Tustin 300 Centennial Way Tustin, CA 92780 December 5, 2017 Re: SB 18 Consultation (Government Code Section 65352.3) Tustin Red Hill Ave Specific Plan Dear Erica H. Demkowicz, Please find this letter as a written request for consultation regarding the above-mentioned project pursuant to Senate Bill 18 (SB 18) Government Code Section 65352.3. Your project lies within our ancestral tribal territory, meaning descending from, a higher degree of kinship than traditional or cultural affiliation. Your project is located within a sensitive area and may cause a substantial adverse change in the significance of our tribal cultural resources. Most often, a records search for our tribal cultural resources will result in a "no records found" for the project area. The Native American Heritage Commission, ethnographers, historians, and professional archaeologists can only provide limited information that has been previously documented about California Native Tribes. This is the reason the Native American Heritage Commission (NAHC) will always refer the lead agency to the respective Native American Tribe of the area because the NAHC is only aware of general information and are not the experts on each California Tribe. Our Elder Committee 8v tribal historians are the experts for our Tribe and are able to provide a more complete history (both written and oral) regarding the location of historic villages, trade routes, cemeteries and sacred/ religious sites in the project area. Therefore, to avoid adverse effects to our tribal cultural resources, we would like to consult with you and your staff to provide you with a more complete understanding of the prehistoric use(s) of the project area and the potential risks for causing a substantial adverse change to the significance of our tribal cultural resources. Consultation appointments are available on Wednesdays and Thursdays at our offices at 901 N. Citrus Ave. Covina, CA 91722 or over the phone. Please call toll free 1-844-390-0787 or email gabrielenoindians@yahoo.com to schedule an appointment. With Respect, Andrew Salas, Chairman Andrew Salas, Chairman Nadine `jalas, /ice -Chairman Christina 5windall Martinez, secretary Albert rerez, treasurer i Martha Gonzalez Lcmos, treasurer 11 Richard Gradias, Chairman of the Council of Elders PO gox 5n Covina, Cq g i 723 www.gakrielenoindians.org gabrielenoindiansOyahoo.com PQ Box 9.08 Alpine, CA 9X9"o3 #1 Viejas Cxradd Road TRIBAL GOVERNMENT .Alpine, CA 91901. Phone: 619445:3810 December 20, 2017 Fax: 679.4455337 viejas:com Erica Demkowicz Senior Planner City of Tustin, Community 300 Centennial Way Tustin, CA 92780 Development Department Re: Tustin Red Fill Avenue Dear Mr. Demkowicz, RECEIVED JAN a 2 2018 w COMMUNITY'DEVELOPMENT BY: The Viejas Band of Kumeyaay Indians ("Vlejas")"has reviewed the proposed project and at this time we have determined that the project"site has little cultural significance or ties to Viejas. We further recommend that you contact the tribe(s) closest to the cultural` resources. We however,, request to be informed of any new developments such as inadvertent discovery of cultural artifacts, cremation site$, or human remains in order for us to reevaluate our participation in the government -to -government consultation process. Please do not hesitate to,contact me if have further questions. Please call Ernest Pingleton at 619-659-23"14 or me at 6197659-2312, or email, epingleton@viejas=nsn.gov or rteran viejas-nsn.gov. Thank you. Since Ray Teran esource Management VIEJAS ND OF KUMEYAAY INDIANS APPENDIX D ENVIRONMENTAL DOCUMENTATION The following documentation has been abridged for printing purposes. Complete environmental documentation is available at the City of Tustin during regularly scheduled business hours. I Exhibit 1-2 NA Tustin, CA 92780 Inquiry Number: 4964215.2s June 12, 2017 6 Armstrong Road, 4th floor Shelton, CT 06484 Toll Free: 800.352,0050 (rEDRO www.edrnet.coni -.1 100 .1 r �y SECTION b BLE`OF'CONTENTS �z PAGE Executive Summary------------------------------------------------------- ES1 OverviewMap----------------------------------------------------------- 2 DetailMap-------------------------------------------------------------- 3 Map Findings Summary---------------------------------------------------- 4 MapFindings------------------------------------------------------------ 8 OrphanSummary--------------------------------------------------------. 623 Government Records Searched/Data Currency Tracking- - - - - - - - - - - - - - - - - - - - - - - - - - GR -1 GEOCHECK ADDENDUM Physical Setting Source Addendum------------------------------------------. A-1 Physical Setting Source Summary-------------------------------------------. A-2 Physical Setting SSURGO Soil Map------------------------------------------- A-6 Physical Setting Source Map------------------------------------------------ A-10 Physical Setting Source Map Findings---------------------------------------- A-12 Physical Setting Source Records Searched ---------------------------------- - -. PSGRA Thank you for your business. Please contact EDR at 1-800-352-0050 with any questions or comments. Disclaimer - Copyright and Trademark Notice This Report contains certain Information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage Information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OF DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL, CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLY LIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report "AS IS". Any analyses, estimates, ratings, environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, the information provided in this Report Is not to be construed as legal advice. Copyright 2017 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission. EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or Its affiliates. All other trademarks used herein are the property of their res ective owners. TC4964215.2s Page 1 EXECUTIVE SUMMARY A search of available environmental records was conducted by Environmental Data Resources, Inc (EDR). The report was designed to assist parties seeking to meet the search requirements of EPA's Standards and Practices for All Appropriate Inquiries (40 CFR Part 312), the ASTM Standard Practice for Environmental Site Assessments (E 1527-13) or custom requirements developed for the evaluation of environmental risk associated with a parcel of real estate. TARGET PROPERTY INFORMATION ADDRESS NA TUSTIN, CA 92780 Latitude (North): 33.7327760 - 33° 43'57.99" Longitude (West): 117.8166980 - 117° 49' 0.11" Universal Tranverse Mercator: Zone 11 UTM X (Meters): 424341.7 UTM Y (Meters): 3732633.2 Elevation: 106 ft. above sea level USGS TOPOGRAPHIC MAP ASSOCIATED WITH TARGET PROPERTY Target Property Map: 5640942 TUSTIN, CA Version Date: 2012 North Map: 5641308 ORANGE, CA Version Date: 2012 AERIAL PHOTOGRAPHY IN THIS REPORT Portions of Photo from Source: 20140514,20140515 USDA TC4964215.2s EXECUTIVE SUMMARY 1 J Target Property Address: NA TUSTIN, CA 92780 Click on Map ID to see full detail. MAP RELATIVE DIST (ft. & mi.) ID SITE NAME ADDRESS DATABASE ACRONYMS ELEVATION DIRECTION Reg TUSTIN MARINE CORPS DOD Same 2613, 0.495, Sou Al MOBIL SS #18-H7Q 13872 RED HILL AVENU RGA LUST Higher 1 ft. A2 MOBIL SERVICE STATIO 13872 RED HILL AVENU RGA LUST Higher 1 ft. A3 MOBIL #18-H7Q 13872 RED HILL RGA LUST Higher 1 ft. A4 GW CLEAN UP-TUSTI NNAR 13895 REDHILL FINDS Higher 1 ft. B5 ARCO STATION #1077 13742 RED HILL AVE UST, SWEEPS UST Higher 1 ft. A6 13872 RED HILL RD. CHMIRS Higher 1 ft. B7 GAZZ INTERNATIONAL 1 13742 RED HILL AVE EDR Hist Auto Higher 1 ft. B8 ARCO #1077 13742 RED HILL LUST Higher 1 ft. B9 ARCO #1077 13742 CA FID UST, HIST CORTESE Higher 1 ft. A10 MOBIL #18-H7Q 13872 RED HILL AVE RGA LUST Higher 1 ft. B11 ARCO #1077 13742 RED HILL AVE RGA LUST Higher 1 ft. B12 ARCO #1077 13742 RED HILL FINDS Higher 1 ft. B13 ARCO PRODUCTS COMPAN 13742 REDHILL AVE HAZNET Higher 1 ft. A14 SHELL SERVICE STATIO 13891 RED HILL AVENU RGA LUST Higher 1 ft. 15 ARCO SERVICE STATION 13742 RED HILL AVENU RGA LUST Higher 1 ft. 6 MAKENA CAPITAL BUILD 1450 EL CAMINO REAL HAZNET Higher 1 ft. b 17 DOMINICK C FIDUCCIA 13742 RED HILL AVE HIST UST Higher i 1 ft. j A18 SHELL OIL CO 13891 REDHILL AVE FINDS, ECHO Higher 1 ft. B19 ARCO #1077 13742 RED HILL RGA LUST Higher 1 ft. B20 BP WEST COAST PRODUC 13742 RED HILL AVE HAZNET Higher 1 ft. A21 RED HILL TEXACO 13931 RED HILL AVE EDR Hist Auto Higher 1 ft. C22 WASL TUSTIN INVESTOR 13841 RED HILL AVE HAZNET Higher 1 ft. A23 IRVINE FUEL EXCHANGE 13872 RED HILL AVE HAZNET Higher 1 ft. A24 CIRCLE K STORES INC. 13872 RED HILL AVE FINDS Higher 1 ft. A25 13872 RED HILL AV CHMIRS Higher 1 ft. A26 TEXACO SERVICE STATI 13931 RED HILL AVENU RGA LUST Higher 1 ft. A27 RED HILL TEXACO SERV 13931 RED HILL AVE CA FID UST Higher 1 ft. 428 TEXACO 13931 RED HILL AVE LUST, HIST UST, HIST CORTESE Higher 1 ft. C29 MONARCH VILLAGE 13841 RED HILL AVE NPDES Higher 1 ft. A30 REDHILL TEXACO 13931 REDHILL AVE EDR Hist Auto Higher 1 ft. A31 CIRCLE K STORES INC. 13872 RED HILL AVE UST, SWEEPS UST Higher 1 ft. A32 CIRCLE K STORE #2211 13872 RED HILL AVE HAZNET Higher 1 ft. A33 13872 RED HILL AVE. CHMIRS Higher 1 ft. A34 13872 RED HILLS AVE CHMIRS Higher 1 ft. 5 MOBIL #18-H7Q 13872 RED HILL LUST, CHMIRS Higher 1 ft. f 6 ROY CALVETTI 13872 RED HILL HIST UST Higher 1 ft. A37 EXXONMOBIL OIL CORPO 13872 RED HILL HAZNET Higher 1 ft. A38 MOBIL #18-H7Q 13872 RED HILL FINDS Higher 1 ft. 4964215.2s Page 2 MAPPEQSITESSUMMARY_ Target Property Address: NA TUSTIN, CA 92780 Click on Map ID to see full detail. 4964215.2s Page 3 RELATIVE DIST (ft. & mi.) MAP ID SITE NAME ADDRESS DATABASE ACRONYMS ELEVATION DIRECTION A39 CALVETTI INC 13872 RED HILL AVE EDR Hist Auto Higher 1 ft. A40 MOBIL #18-H7Q 13872 RED HILL AVE LUST, CA FID UST, CHMIRS, HIST CORTESE Higher 1 ft. A41 RED HILL CAR WASH 13871 RED HILL RGA LUST Higher 1 ft. A42 REDHILL CAR WASH 13871 RED HILL AVE EDR Hist Auto Higher 1 ft. A43 GRIGOR TEROGANESIAN 13871 RED HILL AVE HAZNET Higher 1 ft. A44 HAMILTON CLEANERS 13844 RED HILL AVE EDR Hist Cleaner Higher 1 ft. A45 CARIOCA CLEANERS 13844 RED HILL RD EMI Higher 1 ft. D46 IRP NEVIS HOMES LLC 1361 EL CAMINO REAL HAZNET Higher 1 ft. A47 TEXACO 13931 RED HILL & LAG LUST, HIST UST Higher 1 ft. A48 REDHILL CAR WASH 13871 REDHILL RGA LUST Higher 1 ft. A49 RED HILL CAR WASH 13871 RED HILL AVENU RGA LUST Higher 1 ft. A50 THREE -S ASSOCIATES * 13871 REDHILL AVE EDR Hist Auto Higher 1 ft. A51 RED HILL CAR WASH 13871 RED HILL LUST, HIST CORTESE Higher 1 ft. A52 PARADISE CLEANERS 13844 RED HILL AVE HAZNET Higher 1 ft. A53 RED HILL CAR WASH 13871 RED HILL AVE SWEEPS UST Higher 1 ft. A54 REDHILL CAR WASH 13871 RED HILL RGA LUST Higher 1 ft. A55 RED HILL CAR WASH 13871 RED HILL AVE UST Higher 1 ft. A56 VAASU LLC CDBA- PARA 13844 RED HILL AVE Orange Co. Industrial Site,-DRYCLEANERS- - - _ Higher 1 ft. A57 RED HILL CAR WASH 13871 RED HILL AVE RGA LUST Higher 1 ft. A58 PARADISE CLEANERS 13844 RED HILL AVE HAZNET Higher 1 ft. A59 RED HILL CAR WASH 13871 RED HILL FINDS Higher 1 ft. A60 RED HILL CAR WASH 13871 RED HILL LUST Higher 1 ft. A61 SHELL (7980-0201) 13891 RED HILL AVE SWEEPS UST Higher 1 ft, A62 SHELL 13891 RED HILL AVE RGA LUST Higher 1 ft. A63 SHELL OIL CO 13891 REDHILL AVE RCRA-SQG, LUST, UST, CA FID UST, HAZNET Higher 1 ft. A64 SHELL #13891 13891 RED HILL AVE RGA LUST Higher 1 ft. A65 SHELL 13891 RED HILL FINDS Higher 1 ft. A66 SHELL OIL 13891 RED HILL RGA LUST Higher 1 ft. A67 SHELL 13891 RED HILL RGA LUST Higher 1 ft. A68 KRIKOR YEGENIAN 13891 RED HILL AVE HIST UST Higher 1 ft. A69 TESORO (SHELL) 68913 13891 RED HILL AVE FINDS Higher 1 ft. A70 SAMS SHELL 13891 RED HILL AVE EDR Hist Auto Higher 1 ft. A71 REDHILL AND EL CAMIN 13872 REDHILL HAZNET Higher 1 ft. A72 GW CLEAN UP-TUSTINNAR 13872 REDHILL FINDS Higher 1 ft. A73 REDHILL AND EL CAMIN 13872 REDHILL AVE RCRA-SQG, CHMIRS, FINDS, ECHO Higher 1 ft. E74 1X BARBARA TYSON 13641 REDHILL AVE HAZNET Higher 1 ft. A75 REDHILL MOBIL SERVIC 13872 REDHILL EDR Hist Auto Higher 1 ft. D76 U -HAUL CENTER 1431 LAGUNA ROAD HIST UST Higher 1 ft. A77 SHELL SERVICE STATIO 13891 RED HILL LUST, HIST CORTESE Higher 1 ft. 4964215.2s Page 3 Target Property Address: NA TUSTIN, CA 92780 Click on Map ID to see full detail. MAP ID SITE NAME ADDRESS DATABASE ACRONYMS RELATIVE ELEVATION DIST (ft. & mi.) DIRECTION D78 TUSTIN U HAUL CENTER 1431 LAGUNA UST Higher 1 ft. A79 PNS BIG LOTS #1363 13852 RED HILL AVE HAZNET Higher 1 ft. A80 BIG LOTS # 1363 13852 RED HILL AVE FINDS Higher 1 ft. D81 U - HAUL 1431 EL CAMINO REAL UST, SWEEPS UST Higher 1 ft. A82 TEXACO 13931 RED HILL FINDS Higher 1 ft. C83 CARIOCA CLEANERS 13844 REDHILL AVE EDR Hist Cleaner Higher 1 ft. D84 U HAUL CENTER 1431 EL CAMINO REAL HAZNET Higher 1 ft. A85 RED HILL TEXACO SERV 13931 RED HILL AVE UST, SWEEPS UST Higher 1 ft. A86 TEXACO 13931 RED HILL RGA LUST Higher 1 ft. D87 U - HAUL 1431 EL CAMINO REAL CA FID UST Higher 1 ft. A88 TEXACO SERVICE STATI 13931 RED HILL AVE RGA LUST Higher 1 ft. A89 TEXACO 13931 RED HILL AVE RGA LUST Higher 1 ft. C90 CARIOCA CLEANERS 13844 REDHILL AVE RCRA-SQG, ENVIROSTOR, FINDS, ECHO, EMI, HAZNET Higher 1 ft. C91 AT&T MOBILITY - REDH 13814 RED HILL AVE FINDS Higher 1 ft. C92 ZAREH ZAREH DENTAL 1 13830 RED HILL AVE HAZNET Higher 1 ft. 13 7 -ELEVEN # 39017 14090 RED HILL AVE FINDS Lower 1 ft. r4 HILL ROBERT H INC 14511 RED HILL EDR Hist Auto Lower 1 ft. ��5 CERTIFIED TIRE & SER 14511 RED HILL AVE FINDS Lower 1 ft. F96 EXXON SERVICE STATIO 14082 RED HILL AVE RGA LUST Lower 1 ft. H97 ARCO SERVICE STATION 14231 RED HILL AVENU RGA LUST Lower 1 ft. F98 CHEVRON PRODUCTS SS# 14082 RED HILL HAZNET Lower 1 ft. H99 JOHNSON KAREN MINI M 14231 RED HILL AVE EDR Hist Auto Lower 1 ft. F100 CHEVRON STATION NO 2 14082 RED HILL AVE RCRA NonGen / NLR, FINDS, ECHO, HAZNET Lower 1 ft. H101 ARCO #3045 14231 RED HILL RGA LUST Lower 1 ft. F102 H&S #18 14082 RED HILL AVE UST Lower 1 ft. G103 VERIZON WIRELESS: WE 14551 RED HILL AVE FINDS Lower 1 ft. F104 JOHNS TOWING 14082 RED HILL AVE EDR Hist Auto Lower 1 ft. A105 CHEVRON #9-3742 13922 RED HILL LUST Higher 1 ft. H106 ARCO #3045 14231 RED HILL LUST Lower 1 ft. H107 MOMART DELUX CLEANER 14241 REDHILL AVE. EMI Lower 1 ft. F108 VICE ANTABLIAN 14042 RED HILL HIST UST Higher 1 ft. F109 SHELL SERVICE STATIO 14042 RED HILL LUST, HIST CORTESE Higher 1 ft. H110 BIG DADDYS OIL 23 IN 14231 RED HILL AVE FINDS Lower 1 ft. F111 UNOCAL #5678 14081 RED HILL AVE CA FID UST Higher 1 ft. F112 RED HILL UNOCAL 76 14081 RED HILL AVENU HAZNET Higher 1 ft. '13 SHELL 14042 RED HILL AVE RGA LUST Higher 1 ft. 14 TUSTIN VALERO SERVIC 14501 REDHILL AVE HIST UST, HAZNET Lower 1 ft. F115 TOSCO CORPORATION ST 14081 RED HILL AVE HAZNET Higher 1 ft. F116 EXXON #7-0755 14082 RED HILL LUST, SWEEPS UST, CA FID UST, HIST CORTESE Lower 1 ft. 4964215.2s Page 4 MAPPED SITES SUMMARY Target Property Address: NA TUSTIN, CA 92780 Click on Map ID to see full detail. RELATIVE DIST (ft. & mi.) MAP ID SITE NAME ADDRESS DATABASE ACRONYMS ELEVATION DIRECTION G117 99 CENTS ONLY STORES 14551 RED HILL AVE FINDS Lower 1 ft. H118 ARCO SERVICE STATION 14231 RED HILL AVENU RGA LUST Lower 1 ft. F119 EXXON SERVICE STATIO 14032 RED HILL AVE HIST UST Higher 1 ft. i F120 ASSAFS SHELL 14042 REDHILL AVE EDR Hist Auto Higher 1 ft. F121 BEST CLEANER & SHOE 14102 RED HILL AVE EDR Hist Cleaner Lower 1 ft. H122 ARCO #3045 14231 RED HILL AVE RGA LUST Lower 1 ft. F123 UNION OIL SERVICE ST 14081 RED HILL AVE HIST UST Higher 1 ft. G124 TUSTIN VALERO SERVIC 14501 RED HILL AVE EDR Hist Auto Lower 1 ft. A125 93742 13922 REDHILL HIST UST Higher 1 ft. 1126 GENE ROGERS CHEVRON 14501 REDHILL HAZNET Lower 1 ft. F127 RED HILL UNION 14081 RED HILL AVE UST Higher 1 ft. G128 CHEVRON #9-0422 14501 RED HILL RGA LUST Lower 1 ft. G129 CHEVRON #9-0422 14501 RED HILL AVE LUST, UST, HIST UST Lower 1 ft. G130 SCHER TIRE #17 14511 RED HILL AVE HAZNET Lower 1 ft. A131 CHEVRON #9-3742 13922 RED HILL FINDS Higher 1 ft. F132 ASSAF SHELL 14042 RED HILL AVE UST Higher 1 ft. I H133 RED HILL MITCHELL GA 14231 RED HILL AVE HAZNET Lower 1 ft. H134 MOMART DELUX CLEANER 14241 REDHILL HAZNET — - - - — — -Lower 1 ft: F135 EXXON #7-0755 14082 RED HILL RGA LUST Lower 1 ft. F136 REDHILL UNION 14081 REDHILL AVE EDR Hist Auto Higher 1 ft. A137 CHEVRON SERVICE STAT 13922 RED HILL AVENU RGA LUST Higher 1 ft, G138 CHEVRON ENVIRONMENTA 14501 RED HILL AVE LUST, SWEEPS UST, EMI Lower 1 ft. H139 BIG DADDYS OIL 23 IN 14231 RED HILL AVE UST, SWEEPS UST Lower 1 ft. H140 BP WEST COAST PRODUC 14231 RED HILL AVE HAZNET Lower 1 ft. A141 CHEVRON #9-3742 13922 RED HILL LUST, HIST CORTESE Higher 1 ft. F142 RED HILL UNION 14081 RED HILL AVE FINDS Higher 1 ft. F143 SHELL 14042 RED HILL FINDS Higher 1 ft. A144 CHEVRON #9-3742 13922 RED HILL AVE RGA LUST Higher 1 ft. G145 SCHER TIRE CENTER 14511 RED HILL AVE SWEEPS UST, CA FID UST Lower 1 ft. H146 ARCO PRODUCTS COMPAN 14231 RED HILL AVE HAZNET Lower 1 ft. F147 UNOCAL 14081 RED HILL FINDS Higher 1 ft. G148 RH CLEANERS 14591 RED HILL AVE DRYCLEANERS Lower 1 ft. G149 R H CLEANERS 14591 RED HILL AVE EDR Hist Cleaner Lower 1 ft. J150 RH CLEANERS 14591 REDHILL AVENUE RCRA-SQG, FINDS, ECHO, EMI, HAZNET Lower 1 ft. J151 R H CLEANERS 14591 REDHILL EDR Hist Cleaner Lower 1 ft. F152 UNOCAL #5678 (AKA TO 14081 RED HILL RGA LUST Higher 1 ft. F153 RED HILL UNION 14081 RED HILL AVE HAZNET Higher 1 ft. F154 TOSCO - 76 #5678 14081 RED HILL RGA LUST Higher 1 ft. G155 SCHER TIRE INC # 17 14511 RED HILL AVE UST Lower 1 ft. 4964215.2s Page 5 Target Property Address: 11 NA TUSTIN, CA 92780 Click on Map ID to see full detail. MAP RELATIVE DIST (ft. & mi.) ID SITE NAME ADDRESS DATABASE ACRONYMS ELEVATION DIRECTION F156 CONOCO PHILLIPS #255 14081 RED HILL AVE HAZNET Higher 1 ft. G157 GOODYEAR TIRE CTR 14511 REDHILL HAZNET Lower 1 ft. H158 ARCO SERVICE STATION 14231 RED HILL AVENU RGA LUST Lower 1 ft. F159 UNOCAL 14081 RED HILL AVE E RGA LUST Higher 1 ft. F160 SHELL #14042 14042 RED HILL AVE RGA LUST Higher 1 ft. A161 CHEVRON #9-3742 13922 RED HILL AVE UST Higher 1 ft. F162 1X SHELL OIL CO 14042 RED HILL HAZNET Higher 1 ft. F163 EXXON #7-0755 14082 RED HILL AVE RGA LUST Lower 1 ft. F164 HASSAN 18 14082 RED HILL AVE FINDS Lower 1 ft. F165 UNOCAL #5678 14081 RED HILL AVE RGA LUST Higher 1 ft. F166 SHELL SERVICE STATIO 14042 REDHILL AVENUE RGA LUST Higher 1 ft. H167 MOMART DELUX CLEANER 14241 REDHILL AVE RCRA-SQG, FINDS, ECHO, DRYCLEANERS Lower 1 ft. F168 STATION #5678 14081 RED HILL AVE HIST UST Higher 1 ft. G169 CHEVRON 90422 14501 RED HILL AVE HAZNET Lower 1 ft. H170 WALID C DAOUD 14231 RED HILL AVE HIST UST Lower 1 ft. 71 SCHER TIRE NO 17 D B 14511 REDHILL AVE RCRA-SQG Lower 1 ft. 72 BENS CHEVRON SERVICE 13922 RED HILL AVE EDR Hist Auto Higher 1 ft. G173 CHEVRON #9-0422 14501 RED HILL FINDS Lower 1 ft. H174 ARCO #3045 14231 CA FID UST, HIST CORTESE Lower 1 ft. F175 UNOCAL #5678 (AKA TO 14081 RED HILL FINDS Higher 1 ft. A176 CHEVRON #9-3742 13922 RED HILL RGA LUST Higher 1 ft. H177 MOMARK DELUXE CLEANE 14241 RED HILL AVE EDR Hist Cleaner Lower 1 ft. F178 SHELL 14042 RED HILL RGA LUST Higher 1 ft. G179 SCHER TIRE INC #17 D 14511 REDHILL AVE FINDS, ECHO Lower 1 ft. F180 SHELL SERVICE STATIO 14042 RED HILL AVENU RGA LUST Higher 1 ft. F181 EXXON #7-0755 14082 RED HILL FINDS Lower 1 ft. F182 UNOCAL #5678 14081 RED HILL AVE SWEEPS UST Higher 1 ft. F183 EXXON SERVICE STATIO 14082 RED HILL AVENU RGA LUST Lower 1 ft. F184 ASSAFS SHELL 14042 RED HILL AVE EDR Hist Auto Higher 1 ft. H185 MOMART DELUX CLEANER 14241 REDHILL HAZNET Lower 1 ft. H186 RONALD YAMACHIKA DDS 14213 RED HILL AVE HAZNET Lower 1 ft. F187 JOHN YEGENIAN CHEVRO 14082 REDHILL AVE HAZNET Lower 1 ft. A188 CHEVRON S S #3742 13922 RED HILL AVENU RGA LUST Higher 1 ft. 1189 GENE ROGERS CHEVRON 14501 REDHILL AVE HAZNET Lower 1 ft. G190 CHEVRON #9-0422 14501 RED HILL AVE RGA LUST Lower 1 ft. 191 93742 13922 RED HILL AVE HIST UST Higher 1 ft. `92 UNOCAL SERVICE STATI 14081 RED HILL AVENU RGA LUST Higher 1 ft. F193 TACO BELL STORE 1747 14042 RED HILL AVE FINDS Higher 1 ft. 194 STATER BROS. MARKETS 14171 RED HILL AVE FINDS Lower 1 ft. 4964215.2s Page 6 MAPPED-SITES SUMMARY Target Property Address: NA TUSTIN, CA 92780 Click on Map ID to see full detail. MAP RELATIVE DIST (ft. & mi.) ID SITE NAME ADDRESS DATABASE ACRONYMS ELEVATION DIRECTION A195 CHEVRON 93742 13922 RED HILL AVE HAZNET Higher 1 ft. H196 BIG DADDYS OIL 23 IN 14231 RED HILL AVE HAZNET Lower 1 ft. F197 ALTA DENA DAIRY 14081 NEWPORT AVE LUST, SWEEPS UST, CA FID UST, HAZNET, HIST CORTESE Higher 1 ft. i G198 CHEVRON #9-0422 14501 RED HILL AVE CA FID UST Lower 1 ft. i F199 NEKOUIE HENRY 14081 RED HILL AVE EDR Hist Auto Higher 1 ft. G200 SCHER TIRE NO 17 DBA 14511 REDHILL AVE HAZNET Lower 1 ft. F201 TOSCO - 76 STATION # 14081 RED HILL AVE RGA LUST Higher 1 ft. I A202 CHEVRON SS #3742 13922 RED HILL AVENU RGA LUST Higher 1 ft. H2O3 ARCO #3045 14231 RED HILL FINDS Lower 1 ft. 1204 GENE ROGERS CHEVRON 14501 REDHILL AVE RCRA-SQG, FINDS, ECHO Lower 1 ft, F205 EXXON SERVICE STATIO 14082 RED HILL AVENU RGA LUST Lower 1 ft. F206 UNOCAL 14081 RED HILL RGA LUST Higher 1 ft. H2O7 AM/PM MINI MARKET 14231 REDHILL EDR Hist Auto Lower 1 ft. F208 EXXON CO USA #70755 14082 REDHILL RCRA-LQG Lower 1 ft. G209 WOORI MARKET 14551 RED HILL FINDS Lower 1 ft. F210 EXXON SERVICE STATIO 14032 REDHILL HIST UST Higher 1 ft. ? H211 BIG DADDYS OIL 23 14231 RED HILL AVE UST Lower 1 ft. j E212 USA MOBILE CAR WASH 13656 RED HILL AVE EDR Hist Auto - - - - - - - Higher -11, 0.002, E213 VEEH RESIDENCE 13641 RED HILL AVE UST Higher 21, 0.004, NE 214 TIGER AUTO INC 1602 NISSON RD APT C EDR Hist Auto Lower 91, 0.017, ESE 215 EAST BLUFF CLEANING 13722 RED HILL AVE EDR Hist Cleaner Higher 134, 0.025, NE 216 BESWICK ELEMENTARY S 1362 MITCHELL ST RCRA-SQG, HAZNET Lower 229, 0.043, WSV 217 WEST JASON H 14122 UTT DR EDR Hist Cleaner Higher 260, 0.049, WNV 218 SUNSHINE CARPET DYG 14675 RED HILL AVE EDR Hist Cleaner Lower 277, 0.052, SW K219 AMERICAN AUTOMOTIVE 1162 EL CAMINO REAL EDR Hist Auto Higher 375, 0.071, Nortr K220 AMERICAN AUTOMOTIVE 1162 EL CAMINO REAL RCRA-SQG, FINDS, ECHO Higher 375, 0.071, Nortf• 221 SPECTRUM GARAGE DOOR 13841 TUSTIN EAST DR EDR Hist Auto Lower 447, 0.085, ENE L222 PRIVATE RESIDENCE PRIVATE RESIDENCE LUST Lower 844, 0.160, SSE L223 TUSTIN RESIDENCE 1681 MITCHELL AVE LUST Lower 861, 0.163, SSE 224 K-5 RAWLINGS SCHOOL RAWLINGS WAY/FAIRGAT ENVIROSTOR, SCH Lower 903, 0.171, ESE 225 TUSTIN HIGH SCHOOL T 1171 EL CAMINO REAL RCRA-SQG, SWEEPS UST, HIST UST, CA FID UST, FINDS,... Higher 1175, 0.223, NN1 226 BURNETT-EHLINE COMPA 4TH ST LUST Higher 1622, 0.307, NN1 M227 TUSTIN CITY OF 1472 SERVICE ROAD RCRA-CESQG, LUST, FINDS, ECHO Lower 1786, 0.338, SW M228 CITY OF TUSTIN MAINT 1472 SERVICE RD SWF/LF, LUST, CA FID UST, EMI Lower 1786, 0.338, SW N229 SOUTHERN COUNTIES 01 1011 EL CAMINO REAL RCRA-SQG, LUST, FINDS, ECHO, HAZNET Higher 1881, 0.356, NW 230 LOWER PETERS CANYON BRYAN AVENUE/HARVARD ENVIROSTOR, SCH Lower 1894, 0.3541 ,4E 231 EVOLUTION RECYCLING 1022-1112 WALNUT AVE SWRCY Lower 2016, 0.38 ' _e: J 232 TUSTIN PARCEL A 2300 BLOCK EDINGER A ENVIROSTOR Lower 2064, 0.391, SW N233 ULTRAMAR 14000 NEWPORT AVE LUST Higher 2073, 0.393, NW 4964215.2s Page 7 Target Property Address: 1 NA TUSTIN, CA 92780 Click on Map ID to see full detail. MAP RELATIVE DIST (ft. & mi.) ID SITE NAME ADDRESS DATABASE ACRONYMS ELEVATION DIRECTION 0234 CHEVRON STATION #920 14122 NEWPORT AVE LUST, SWEEPS UST, CA FID UST, HIST CORTESE Higher 2111, 0.400, WN P235 SOUTHERN COUNTIES OI 13922 NEWPORT AVE LUST, SWEEPS UST, CA FID UST, HIST CORTESE Higher 2130, 0.403, NN1 P236 CARDLOCK FUELS 13922 NEWPORT AVE LUST Higher 2130, 0.403, NN1 Q237 UNOCAL #4953 14011 NEWPORT LUST, HIST UST, HIST CORTESE Higher 2157, 0.409, NW 238 HEALTH CARE MEDICAL 14662 NEWPORT LUST, HIST CORTESE Lower 2163, 0.410, WS' R239 ARCO #1865 14244 NEWPORT AVE LUST, SWEEPS UST Higher 2166, 0.410, WN R240 GW CLEANUP-TUSTIN, N 14244 NEWPORT LUST, ENF, HIST CORTESE Higher 2166, 0.410, WN R241 ARCO #1865 14244 CA FID UST, HIST CORTESE Higher 2166, 0.410, WN Q242 G & M OIL 14001 NEWPORT BLVD SWEEPS UST, CA FID UST, HIST CORTESE Higher 2170, 0.411, NW Q243 ULTRAMAR 14001 NEWPORT AVE LUST, HIST UST Higher 2170, 0.411, NW Q244 ULTRAMAR 14001 NEWPORT AVENUE LUST, HIST UST Higher 2170, 0.411, NW 245 ARCO #3132 13662 NEWPORT LUST, HIST CORTESE Higher 2195, 0.416, Nor 0246 TEXACO SERVICE STATI 14041 HIST CORTESE Higher 2215, 0.420, NW S247 KONIS SITE 1231 EDINGER LUST Lower 2293, 0.434, SW R248 THRIFTY OIL #075 14121 NEWPORT AVE LUST Higher 2354, 0.446, WN 1 '49 TEXACO 14041 NEWPORT AND 1- LUST, HIST UST Higher 1 2364, 0.448, WN IO REPLANET LLC 13270 NEWPORT AVE SWRCY Higher 2365, 0.448, NNl o251 WELLS 21 AND 22 TREA 1221 EDINGER AVE LUST, HIST CORTESE, NPDES Lower 2395, 0.454, SW J S252 KSH INC. 1221 E EDINGER AVE LUST, Orange Co. Industrial Site Lower 2395, 0.454, SW !j R253 THRIFTY OIL CO #075 14121 NEWPORT AVE LUST, SWEEPS UST, CA FID UST Higher 2401, 0.455, WN 254 PACIFIC BELL 1472 EDINGER LUST Lower 2416, 0.458, SW � T255 UNOCAL #5386 13348 NEWPORT AVE LUST, UST, SWEEPS UST Higher 2562, 0.485, Nor T256 UNOCAL 13348 NEWPORT AVE LUST Higher 2562, 0.485, Nor T257 UNOCAL #5386 13348 CA FID UST, HIST CORTESE Higher 2562, 0.485, Nor U258 TUSTIN AUTO WASH 535 E MAIN ST LUST, CA FID UST, HIST CORTESE Higher 2563, 0.485, Nor U259 TUSTIN AUTO WASH & 7 13561 NEWPORT AVE LUST, UST, SWEEPS UST Higher 2615, 0.495, Nor 260 EXTERMINETICS 1214 LUST, HIST CORTESE Lower 2624, 0.497, SW T261 TUSTIN USD HIGH SCHO SW OF INTERSECTION 0 ENVIROSTOR, SCH Higher 2706, 0.512, Nor T262 PROPOSED TUSTIN ES -M NEWPORT FREEWAY AT E ENVIROSTOR, SCH Higher 2706, 0.512, Nor 263 SUPERIOR PROCESSING 1582 PARKWAY LOOP #H ENVIROSTOR Lower 3124, 0.592, SW V264 MCKESSON CHEM CO 1302 INDUSTRIAL DR SEMS -ARCHIVE, CORRACTS, RCRA-TSDF, RCRA-SQG,... Lower 3217, 0.609, SW V265 MCKESSON CHEMICAL CO 1302 INDUSTRIAL DRIV ENVIROSTOR Lower 3217, 0.609, SW 266 TUSTIN MARINE CORPS NEWPORT FREEWAY AT E RESPONSE, ENVIROSTOR, HIST Cal -Sites, DEED,... Higher 3460, 0.655, WS' 267 CHEVRON #9-8149 13052 NEWPORT ENVIROSTOR, LUST, CA FID UST, HIST CORTESE Higher 3625, 0.687, NNE 268 RED HILUVALENCIA K- RED HILL AVENUE/SANT ENVIROSTOR, SCH Lower 3766, 0.713, SW 9 XEROX CORPORATION FA 2200 EAST MCFADDEN S ENVIROSTOR, SLIC Higher 3794, 0.719, Wei ?70 TUSTIN NATIL GUARD R FUDS Lower 3900, 0.739, Sou W271 TUSTIN NG RIFLE RANG APPLE TREE DR./COCO RESPONSE, ENVIROSTOR Lower 3907, 0.740, Sou 272 TUSTIN LEGACY COMMUN MCAS TUSTIN ENVIROSTOR, VCP Lower 4461, 0.845, SW 4964215.2s Page 8 MAPPED SITES SUMMARY; VALENCIA AVENUE/RED 16795 MCFADDEN AVE 14201 FRANKLIN AVE 2631 MICHELLE DR 2631 MICHELLE DRIVE 2631 MICHELLE DR RELATIVE DATABASE ACRONYMS ELEVATIO ENVIROSTOR Lower ENVIROSTOR, SCH Lower RCRA-SQG, ENVIROSTOR, Orange Co. Industrial Site,... Higher RCRA-SQG, ENVIROSTOR, VCP, HIST UST, FINDS, ECHO,... Lower LUST, HIST UST, DEED, HWP Lower SEMS -ARCHIVE, CORRACTS, RCRA-TSDF, RCRA-SQG, US ... Lower ENVIROSTOR, LUST, DEED, HIST CORTESE Lower DIST (ft. & mi.) DIRECTION 4499, 0.852, Sou 4615, 0.874, SW 4671, 0.885, We; 4786, 0.906, SE 5010, 0.949, SE I 5010, 0.949, SE 5010, 0.949, SE 4964215.2s Page 9 Target Property Address; NA TUSTIN, CA 92780 Click on Map ID to see full detail. MAP ID SITE NAME 273 TUSTIN RAD BOMB/SCOR 274 TUSTIN AIR FAC. SCHO 275 QUICK QUALITY CLEANE 276 TRUESDAIL LABORATORI X277 SHIPLEY COMPANY LLC X278 SHIPLEY COMPANY, LLC X279 SHIPLEY COMPANY, LLC MAPPED SITES SUMMARY; VALENCIA AVENUE/RED 16795 MCFADDEN AVE 14201 FRANKLIN AVE 2631 MICHELLE DR 2631 MICHELLE DRIVE 2631 MICHELLE DR RELATIVE DATABASE ACRONYMS ELEVATIO ENVIROSTOR Lower ENVIROSTOR, SCH Lower RCRA-SQG, ENVIROSTOR, Orange Co. Industrial Site,... Higher RCRA-SQG, ENVIROSTOR, VCP, HIST UST, FINDS, ECHO,... Lower LUST, HIST UST, DEED, HWP Lower SEMS -ARCHIVE, CORRACTS, RCRA-TSDF, RCRA-SQG, US ... Lower ENVIROSTOR, LUST, DEED, HIST CORTESE Lower DIST (ft. & mi.) DIRECTION 4499, 0.852, Sou 4615, 0.874, SW 4671, 0.885, We; 4786, 0.906, SE 5010, 0.949, SE I 5010, 0.949, SE 5010, 0.949, SE 4964215.2s Page 9 TARGET PROPERTY SEARCH RESULTS The target property was not listed in any of the databases searched by EDR. DATABASES WITH NO MAPPED SITES No mapped sites were found in EDR's search of available ("reasonably ascertainable ") government records either on the target property or within the search radius around the target property for the following databases: STANDARD ENVIRONMENTAL RECORDS Federal NPL site list NPL ------------------------- National Priority List Proposed NPL--------------. Proposed National Priority List Sites NPL LIENS------------------. Federal Superfund Liens Federal Delisted NPL site list Delisted NPL---------------- National Priority List Deletions Federal CERCLIS list FEDERAL FACILITY--------- Federal Facility Site Information listing SEMS ------------------------ Superfund Enterprise Management System Federal CERCLIS NFRAP site list SEMS -ARCHIVE------------- Superfund Enterprise Management System Archive Federal RCRA non-CORRACTS TSD facilities list RCRA-TSDF----------------- RCRA- Treatment, Storage and Disposal Federal RCRA generators list RCRA-CESQG--------------- RCRA - Conditionally Exempt Small Quantity Generator Federal institutional controls / engineering controls registries LUCIS----------------------- Land Use Control Information System US ENG CONTROLS --------- Engineering Controls Sites List US INST CONTROL --------- Sites with Institutional Controls Federal ERNS list ERNS-----------------------. Emergency Response Notification System State and tribal leaking storage tank lists INDIAN LUST________________ Leaking Underground Storage Tanks on Indian Land TC4964215.2s EXECUTIVE SUMMARY 10 EXECUTIVE SUMMARY SLIC_________________________ Statewide SLIC Cases State and tribal registered storage tank lists FEMA LIST ------------------- Underground Storage Tank Listing AST -------------------------- Aboveground Petroleum Storage Tank Facilities INDIAN UST_________________ Underground Storage Tanks on Indian Land State and tribal voluntary cleanup sites VCP_________________________ Voluntary Cleanup Program Properties INDIAN VCP_________________ Voluntary Cleanup Priority Listing State and tribal Brownfields sites BROWNFIELDS-------------- Considered Brownfleds Sites Listing ADDITIONAL ENVIRONMENTAL RECORDS Local Brownfield lists US BROWNFIELDS---------- A Listing of Brownfields Sites Local Lists of Landfill/ Solid Waste Disposal Sites WMUDS/SWAT______________ Waste Management Unit Database HAULERS___________________ Registered Waste Tire Haulers Listing INDIAN ODI__________________ Report on the Status of Open Dumps on Indian Lands DEBRIS REGION 9----------- Torres Martinez Reservation Illegal Dump Site Locations ODI__________________________ Open Dump Inventory IHS OPEN DUMPS ----------- Open Dumps on Indian Land Local Lists of Hazardous waste / Contaminated Sites US HIST CDL --------------- Delisted National Clandestine Laboratory Register CDL ------------------------ Clandestine Drug Labs Toxic Pits-------------------- Toxic Pits Cleanup Act Sites US CDL --------------------- National Clandestine Laboratory Register Local Land Records LIENS ------------------------ Environmental Liens Listing LIENS 2____________________. CERCLA Lien Information DEED________________________ Deed Restriction Listing Records of Emergency Release Reports HMIRS_______________________ Hazardous Materials Information Reporting System LIDS -------------------------- Land Disposal Sites Listing MCS_________________________ Military Cleanup Sites Listing SPILLS 90___________________ SPILLS 90 data from FirstSearch Other Ascertainable Records SCRD DRYCLEANERS------ State Coalition for Remediation of Drycleaners Listing TC4964215.2s EXECUTIVE SUMMARY 11 EXEGUTIVE�SIYII�IA�FtY�� '? �� US FIN ASSUR-------------- Financial Assurance Information EPA WATCH LIST-----------. EPA WATCH LIST 2020 COR ACTION----------. 2020 Corrective Action Program List TSCA------------------------ Toxic Substances Control Act TRIS------------------------- Toxic Chemical Release Inventory System SSTS------------------------ Section 7 Tracking Systems ROD------------------------- Records Of Decision RMP------------------------- Risk Management Plans RAATS----------------------. RCRA Administrative Action Tracking System PRP------------------------- Potentially Responsible Parties PADS------------------------ PCB Activity Database System ICIS-------------------------. Integrated Compliance Information System FTTS------------------------ FIFRA/ TSCA Tracking System - FIFRA (Federal Insecticide, Fungicide, & Rodenticide Act)/TSCA (Toxic Substances Control Act) MLTS------------------------ Material Licensing Tracking System COAL ASH DOE------------ Steam -Electric Plant Operation Data COAL ASH EPA.------------. Coal Combustion Residues Surface Impoundments List PCB TRANSFORMER-------. PCB Transformer Registration Database RADINFO-------------------- Radiation Information Database HIST FTTS------------------. FIFRA/TSCA Tracking System Administrative Case Listing DOT OPS-------------------- Incident and Accident Data CONSENT------------------- Superfund (CERCLA) Consent Decrees INDIAN RESERV------------. Indian Reservations FUSRAP--------------------- Formerly Utilized Sites Remedial Action Program UMTRA---------------------- Uranium Mill Tailings Sites LEAD SMELTERS-----------, Lead Smelter Sites US AIRS--------------------- Aerometric Information Retrieval System Facility Subsystem US MINES------------------- Mines Master Index File ABANDONED MINES-------- Abandoned Mines UXO ------------------------- Unexploded Ordnance Sites DOCKET HWC--------------- Hazardous Waste Compliance Docket Listing FUELS PROGRAM----------. EPA Fuels Program Registered Listing CA BOND EXP. PLAN-------- Bond Expenditure Plan Cortese---------------------- "Cortese" Hazardous Waste & Substances Sites List CUPA Listings---------------. CUPA Resources List ENF------------------------- Enforcement Action Listing Financial Assurance---------- Financial Assurance Information Listing ICE-------------------------- ICE HWT------------------------- Registered Hazardous Waste Transporter Database MINES----------------------- Mines Site Location Listing MWMP----------------------. Medical Waste Management Program Listing PEST LIC-------------------- Pesticide Regulation Licenses Listing PROC-----------------------. Certified Processors Database Notify 65--------------------- Proposition 65 Records UIC-------------------------- UIC Listing WASTEWATER PITS--------. Oil Wastewater Pits Listing WDS------------------------. Waste Discharge System WIP-------------------------. Well Investigation Program Case List EDR HIGH RISK HISTORICAL RECORDS EDR Exclusive Records EDR MGP-------------------, EDR Proprietary Manufactured Gas Plants TC4964215.2s EXECUTIVE SUMMARY 12 EDR RECOVERED GOVERNMENT ARCHIVES Exclusive Recovered Govt. Archives RGA LF---------------------- Recovered Government Archive Solid Waste Facilities List SURROUNDING SITES: SEARCH RESULTS Surrounding sites were identified in the following databases, Elevations have been determined from the USGS Digital Elevation Model and should be evaluated on a relative (not an absolute) basis. Relative elevation information between sites of close proximity should be field verified. Sites with an elevation equal to or higher than the target property have been differentiated below from sites with an elevation lower than the target property. Page numbers and map identification numbers refer to the EDR Radius Map report where detailed data on individual sites can be reviewed. Sites listed in bold italics are in multiple databases. Unmappable (orphan) sites are not considered in the foregoing analysis. STANDARD ENVIRONMENTAL RECORDS Federal RCRA CORRACTS facilities list CORRACTS: CORRACTS is a list of handlers with RCRA Corrective Action Activity. This report shows which nationally -defined corrective action core events have occurred for every handler that has had corrective action activity. A review of the CORRACTS list, as provided by EDR, and dated 12/12/2016 has revealed that there are 2 CORRACTS sites within approximately 1 mile of the target property. Lower Elevation Address Direction I Distance Map ID Page MCKESSON CHEM CO 1302 INDUSTRIAL DR SW 1/2 - 1 (0.609 mi.) V264 394 SHIPLEY COMPANY, LLC 2631 MICHELLE DRIVE SE 112 - 1 (0.949 mi.) X278 602 Federal RCRA generators list RCRA-LQG: RCRAInfo is EPA's comprehensive information system, providing access to data supporting the Resource Conservation and Recovery Act (RCRA) of 1976 and the Hazardous and Solid Waste Amendments (HSWA) of 1984, The database includes selective information on sites which generate, transport, store, treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act (RCRA). Large quantity generators (LQGs) generate over 1,000 kilograms (kg) of hazardous waste; or over 1 kg of acutely hazardous waste per month. A review of the RCRA-LQG list, as provided by EDR, and dated 12/12/2016 has revealed that there is 1 RCRA-LQG site within approximately 0.25 miles of the target property. Lower Elevation Address Direction / Distance Map ID Page EXXON CO USA #70755 14082 REDHILL 0 - 1/8 (0.000 mi,) F208 251 TC4964215.2s EXECUTIVE SUMMARY 13 EXEC JTIVe'r"MA RCRA-SQG: RCRAInfo is EPA's comprehensive information system, providing access to data supporting the Resource Conservation and Recovery Act (RCRA) of 1976 and the Hazardous and Solid Waste Amendments (HSWA) of 1984. The database includes selective information on sites which generate, transport, store, treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act (RCRA). Small quantity generators (SQGs) generate between 100 kg and 1,000 kg of hazardous waste per month. A review of the RCRA-SQG list, as provided by EDR, and dated 12/12/2016 has revealed that there are 10 RCRA-SQG sites within approximately 0.25 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page SHELL OIL CO 13891 REDHILL AVE 0 - 118 (0.000 mi.) A63 89 REDHILL AND EL CAM/N 13872 REDHILL AVE 0 - 118 (0.000 mi.) A73 99 CARIOCA CLEANERS 13844 REDHILL AVE 0 - 118 (0.000 mi.) C90 124 AMERICAN AUTOMOTIVE 1162 EL CAMINO REAL N 0 - 1/8 (0.071 mi.) K220 256 TUSTIN HIGH SCHOOL T 1171 EL CAMINO REAL NNW 1/8 - 1/4 (0.223 mi.) 225 267 Lower Elevation Address Direction / Distance Map ID Page RH CLEANERS 14591 REDHILL AVENUE 0 - 1/8 (0.000 mi.) J150 199 MOMART DELUX CLEANER 14241 REDHILL AVE 0 - 118 (0.000 mi.) H167 209 SCHER TIRE NO 17 D B 14511 REDHILL AVE 0 - 1/8 (0.000 mi.) G171 215 GENE ROGERS CHEVRON 14501 REDHILL AVE 0 - 118 (0.000 mL) 1204 248 BESWICK ELEMENTARY S 1362 MITCHELL ST WSW 0 -1/8 (0.043 mi.) 216 254 State- and tribal - equivalent NPL RESPONSE: Identifies confirmed release sites where DTSC is involved in remediation, either in a lead or oversight capacity. These confirmed release sites are generally high-priority and high potential risk. A review of the RESPONSE list, as provided by EDR, has revealed that there are 2 RESPONSE sites within approximately 1 mile of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page TUSTIN MARINE CORPS NEWPORT FREEWAY AT E WSW 1/2 - 1 (0.655 mi.) 266 403 AWP Facility Id: 30970002 Status: Active Facility Id: 30970002 Lower Elevation Address Direction / Distance Map ID Page TUSTIN NG RIFLE RANG APPLE TREE DR./COCO S 1/2 - 1 (0.740 mi.) W271 571 Database: RESPONSE, Date of Government Version: 01/30/2017 Status: No Further Action Facility Id: 80000488 State- and tribal - equivalent CERCLIS ENVIROSTOR: The Department of Toxic Substances Control's (DTSC's) Site Mitigation and Brownfields Reuse Program's (SMBRP's) EnviroStor database identifies sites that have known contamination or sites for which TC4964215.2s EXECUTIVE SUMMARY 14 there may be reasons to investigate further. The database includes the following site types: Federal Superfund sites (National Priorities List (NPL)); State Response, including Military Facilities and State Superfund; Voluntary Cleanup; and School sites. EnviroStor provides similar information to the information that was available in CalSites, and provides additional site information, including, but not limited to, identification of formerly -contaminated properties that have been released for reuse, properties where environmental deed restrictions have been recorded to prevent inappropriate land uses, and risk characterization information that is used to assess potential impacts to public health and the environment at contaminated sites. A review of the ENVIROSTOR list, as provided by EDR, and dated 01/30/2017 has revealed that there are 19 ENVIROSTOR sites within approximately 1 mile of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page CARIOCA CLEANERS 13844 REDHILL AVE 0 - 1/8 (0.000 mi.) C90 124 Facility Id: 30720010 Status: Refer: 1248 Local Agency TUSTIN USD HIGH SCHO SW OF INTERSECTION O N 1/2 -1 (0.512 mi.) T261 387 Facility Id: 70000180 Status: No Further Action PROPOSED TUSTIN ES -M NEWPORT FREEWAYAT E N 1/2 - 1 (0.512 mi.) T262 390 Facility Id: 70000181 Status: No Further Action TUSTIN MARINE CORPS NEWPORT FREEWAYAT E WSW 1/2 - 1 (0.655 mi.) 266 403 Facility Id: 30970002 Status: Active CHEVRON #9-8149 13052 NEWPORT NNE 1/2 - 1 (0.687 mi.) 267 559 Facility Id: 30530001 Status: Refer: 1248 Local Agency XEROX CORPORATION FA 2200 EAST MCFADDEN S W 1/2 - 1 (0.719 mi.) 269 569 Facility Id: 60001237 Status: No Further Action QUICK QUALITY CLEANE 16795 MCFADDEN AVE W 1/2 - 1(0.885 mi.) 275 587 Facility Id: 30720008 Status: Refer: 1248 Local Agency Lower Elevation Address Direction / Distance Map ID Page K-5 RAWLINGS SCHOOL RAWLINGS WAY/FAIRGAT ESE 1/8 -1/4 (0.171 mi.) 224 264 Facility Id: 30010003 Status: No Further Action LOWER PETERS CANYON BRYAN AVENUE/HARVARD ENE 1/4 -1/2 (0.359 mi.) 230 283 Facility Id: 30010002 Status: No Further Action TUSTIN PARCEL A 2300 BLOCK EDINGER A SW 1/4 - 1/2 (0.391 mi.) 232 286 Facility Id: 30970005 Status: No Further Action SUPERIOR PROCESSING 1582 PARKWAY LOOP #H SW 1/2 - 1 (0.592 mi.) 263 393 Facility Id: 71003341 Status: Inactive - Needs Evaluation MCKESSON CHEMICAL CO 1302 INDUSTRIAL DRIV SW 1/2 - 1 (0.609 mi.) V265 400 Facility id: 80001441 TC4964215.2s EXECUTIVE SUMMARY 15 Facility Id: 30280149 Status: * Completed Status: Refer: RCRA RED HILL/VALENCIA K- RED HILL AVENUE/SANT SW 112 - 1 (0.713 mi.) 268 565 Facility Id: 30970014 Status: No Further Action TUSTIN NG RIFLE RANG APPLE TREE DRJCOCO S 1/2 - 1(0.740 mi.) W271 571 Facility Id: 80000488 Status: No Further Action TUSTIN LEGACY COMMON MCAS TUSTIN Facility Id: 80001203 Status: Active TUSTIN RAD BOMB/SCOR Facility Id: 80000427 Status: Inactive - Needs Evaluation SW 112 - 1 (0.845 mi.) 272 573 S 1/2 - 1 (0.852 mi.) 273 583 TUSTIN AIR FAC. SCHO VALENCIA AVENUE/RED SW 1/2 - 1(0.874 mL) 274 584 Facility Id: 30970011 Status: Inactive - Needs Evaluation TRUESDA/L LABORATORI 14201 FRANKLIN AVE SE 1/2 - 1 (0.906 mi.) 276 590 Facility Id: 60002347 Status: Active SHIPLEY COMPANY, LLC 2631 MICHELLE DR SE 1/2 - 1 (0.949 mi.) X279 615 Facility Id: 71002194 Facility Id: 80001562 Status: Certified O&M - Land Use Restrictions Only Status: * Completed State and tribal landfill and/or solid waste disposal site lists SWF/LF: The Solid Waste Facilities/Landfill Sites records typically contain an inventory of solid waste disposal facilities or landfills in a particular state. The data come from the Integrated Waste Management Board's Solid Waste Information System (SWIS) database. A review of the SWF/LF list, as provided by EDR, has revealed that there is 1 SWF/LF site within approximately 0.5 miles of the target property. Lower Elevation Address Direction / Distance Map ID Page CITY OF TUSTIN MA/NT 1472 SERVICE RD SW 1/4 - 1/2 (0.338 mi.) M228 274 Database: SWF/LF (SWIS), Date of Government Version: 02/13/2017 Facility ID: 30 -AB -0437 Operational Status: Active Regulation Status: Notification TC4964215.2s EXECUTIVE SUMMARY 16 State and tribal leaking storage tank lists LUST: Leaking Underground Storage Tank (LUST) Sites included in GeoTracker. GeoTracker is the Water Boards data management system for sites that impact, or have the potential to impact, water quality in California, with emphasis on groundwater. A review of the LUST list, as provided by EDR, has revealed that there are 46 LUST sites within approximately 0.5 miles of the target property. Equal/Higher Elevation Address Direction I Distance Map ID Page ARCO #1077 13742 RED HILL 0 - 1/8 (0.000 mi.) 68 13 Database: LUST REG 8, Date of Government Version: 02/14/2005 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: 93UT021 Facility Status: Remedial action (cleanup) Underway Global Id: T0605901481 Global ID: T0605901481 TEXACO 13931 RED HILL AVE 0 - 118 (0.000 mi.) A28 34 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: 93UT034 Global Id: T0605900902 MOBIL #18-H7Q 13872 RED HILL 0 - 1/8 (0.000 mi.) A35 47 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Open - Remediation Facility Id: 88UT138 Global Id: T0605900777 MOBIL #18-H7Q 13872 RED HILL AVE 0 - 118 (0.000 mi.) A40 61 Database: LUST REG 8, Date of Government Version: 02/14/2005 Facility Status: Remediation Plan Global ID: T0605900777 TEXACO 13931 RED HILL $ LAG 0 - 1/8 (0.000 mi.) A47 69 Database: LUST REG 8, Date of Government Version: 02/14/2005 Facility Status: Case Closed Global ID: T0605900902 RED HILL CAR WASH 13871 RED HILL 0 - 118 (0.000 mL) A51 72 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: 86UT204 Global Id: T0605904805 Global Id: T0605900254 RED HILL CAR WASH 13871 RED HILL 0 - 1/8 (0.000 mi.) A60 86 Database: LUST REG 8, Date of Government Version: 02/14/2005 Facility Status: Case Closed Global ID: T0605900254 SHELL OIL CO 13891 REDHILL AVE 0 - 118 (0.000 mi.) A63 89 Database: LUST REG 8, Date of Government Version: 02/14/2005 TC4964215.2s EXECUTIVE SUMMARY 17 ��XEe}UTIVE SUMAhARY�IW��v"""- Facility Status: Preliminary site assessment underway 0 - 118 (0.000 mi.) A141 192 Global ID: T0605934888 SHELL SERVICE STAT/O 13891 RED HILL 0 - 118 (0.000 mi.) A77 103 Database: LUST REG 8, Date of Government Version: 02/14/2005 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed 0 - 1/8 (0.000 mi.) F197 230 Facility Id: 0lUT021 Facility Id: 86UT059 Facility Status: Case Closed Global Id: T0605934888 Global Id: T0605900282 Global ID: T0605900282 CHEVRON #9-3742 13922 RED HILL 0 - 1/8 (0.000 mi.) Al 05 139 Database: LUST REG 8, Date of Government Version: 02/14/2005 Facility Status: Case Closed Global ID: T0605900076 SHELL SERVICE STATIO 14042 RED HILL 0 - 118 (0.000 mi.) F109 151 Database: LUST REG 8, Date of Government Version: 02/14/2005 NNW 1/4 - 1/2 (0.307 mi.) 226 270 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: 90UT268 NW 114 - 1/2 (0.356 mi.) N229 277 Facility Status: Case Closed Global Id: T0605901299 Global ID: T0605901299 CHEVRON #9-3742 13922 RED HILL 0 - 118 (0.000 mi.) A141 192 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: 87UT101 Global Id: T0605900076 ALTA DENA DAIRY 14081 NEWPORT AVE 0 - 1/8 (0.000 mi.) F197 230 Database: LUST REG 8, Date of Government Version: 02/14/2005 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility id: 87UT192 Facility Status: Pollution Characterization Facility Status: Case Closed Global Id: T0605900571 Global id: T0605991003 Global ID: T0605900571 Global ID: T0605991003 BURNETT-EHLINE COMPA 4TH ST NNW 1/4 - 1/2 (0.307 mi.) 226 270 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Global Id: T0605900736 SOUTHERN COUNTIES O/ 1011 EL CAMINO REAL NW 114 - 1/2 (0.356 mi.) N229 277 Database: LUST REG 8, Date of Government Version: 02/14/2005 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed TC4964215.2s EXECUTIVE SUMMARY 18 Facility Id: 87UT234 Facility Status: Case Closed Global Id: T0605900566 Global ID: T0605900566 ULTRAMAR 14000 NEWPORT AVE NW 1/4 - 1/2 (0.393 ml.) N233 Database: LUST REG 8, Date of Government Version: 02/14/2005 Facility Status: Pollution Characterization Global ID: T0605902280 CHEVRON STATION #920 14122 NEWPORT AVE WNW 114 -1/2 (0.400 mi.) 0234 Database: LUST REG 8, Date of Government Version: 02/14/2005 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: 86UT005 Facility Status: Case Closed Global Id: T0605900390 Global ID: T0605900390 287 289 SOUTHERN COUNTIES OI 13922 NEWPORT AVE NNW 1/4 -1/2 (0.403 mi.) P235 293 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: OOUT009 Global Id: T0605902353 CARDLOCK FUELS 13922 NEWPORT AVE NNW 1/4 - 1/2 (0.403 mi.) P236 304 Database: LUST REG 8, Date of Government Version: 02/14/2005 Facility Status: Remediation Plan Global ID: T0605902353 UNOCAL #4953 14011 NEWPORT Database: LUST REG 8, Date of Government Version: 02/14/2005 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: 89UT219 Facility Status: Case Closed Global Id: T0605901046 Global ID: T0605901046 NW 1/4 - 112 (0.409 mi.) 0237 305 ARCO #1865 14244 NEWPORT AVE WNW 114 - 1/2 (0.410 mi.) R239 310 Database: LUST REG 8, Date of Government Version: 02/14/2005 Facility Status: Remediation Plan Global ID: T0605900369 GW CLEANUP-TUSTIN, N 14244 NEWPORT WNW 114 - 1/2 (0.410 mi.) R240 315 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: 85UTIOO Global Id: T0605900369 ULTRAMAR 14001 NEWPORT AVE NW 1/4 - 1/2 (0.411 mi.) Q243 326 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Facility Id: 99UT033 ULTRAMAR 14001 NEWPORT AVENUE NW 1/4.1/2 (0.411 mi.) Q244 327 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed TC4964215.2s EXECUTIVE SUMMARY 19 Global Id: T0605902280 ARCO #3132 13662 NEWPORT N 1/4 - 112 (0.416 mi.) 245 337 Database: LUST REG 8, Date of Government Version: 02/14/2005 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: 89UT100 Facility Status: Case Closed Global Id: T0605900983 Global ID: T0605900983 THRIFTY OIL #075 14121 NEWPORT AVE WNW 1/4 - 1/2 (0.446 mi.) R248 342 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: 87UT015 Global Id: T0605900512 TEXACO 14041 NEWPORT AND 1- WNW 114 - 1/2 (0.448 mi.) 0249 347 Database: LUST REG 8, Date of Government Version: 02/14/2005 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: 89UT010 Facility Status: Case Closed Global Id: T0605900894 Global ID: T0605900894 THRIFTY OIL CO #075 14121 NEWPORT AVE WNW 1/4 - 1/2 (0.455 mi.) R253 355 Database: LUST REG 8, Date of Government Version: 02/14/2005 Facility Status: Pollution Characterization Global ID: T0605900512 UNOCAL #5386 13348 NEWPORT AVE N 1/4 - 1/2 (0.485 mi.) T255 359 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: 91 UT131 Global Id: T0605901349 UNOCAL 13348 NEWPORT AVE N 1/4 - 1/2 (0.485 mi.) T256 362 Database: LUST REG 8, Date of Government Version: 02/14/2005 Facility Status: Post remedial action monitoring Global ID: T0605901349 TUSTIN AUTO WASH 535 E MAIN ST N 114 - 112 (0.485 m1.) U258 364 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Open - Site Assessment Facility Id: 99UT049 Global Id: T0605902351 TUSTIN AUTO WASH $ 7 13561 NEWPORT AVE N 1/4 - 112 (0.495 mL) U259 372 Database: LUST REG 8, Date of Government Version: 02/14/2005 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Open - Eligible for Closure Facility Id: 05UT008 Facility Status: Pollution Characterization TC4964215,2s EXECUTIVE SUMMARY 20 tXE�UTf'UE$UMNARY' � Global Id: T0605984477 Global ID: T0605902351 Lower Elevation Address Direction / Distance Map ID Page ARCO #3045 14231 RED HILL 0 - 1/8 (0.000 mi.) H106 140 Database: LUST REG 8, Date of Government Version: 02/14/2005 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: 89UT211 Facility Status: Remediation Plan ^ Global Id: T0605900389 Global ID: T0605900389 EXXON #7-0755 14082 RED HILL 0 - 1/8 (0.000 mL) F116 159 Database: LUST REG 8, Date of Government Version: 02/14/2005 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: 87UT235 Facility Status: Case Closed Global Id: T0605900562 Global ID: T0605900562 CHEVRON #9-0422 14501 RED HILL AVE 0 - 1/8 (0.000 mi.) G129 170 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/1312017 Status: Open - Site Assessment Facility Id: 99UT054 Global Id: T0605911852 CHEVRON ENVIRONMENTA 14501 RED HILL AVE 0 - 1/8 (0.000 mi.) G138 186 Database: LUST REG 8, Date of Government Version: 02/14/2005 Facility Status: Pollution Characterization Global ID: T0605911852 PRIVATE RESIDENCE PRIVATE RESIDENCE SSE 1/8 - 1/4 (0.160 mi.) L222 258 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Global Id: T0605936088 TUSTIN RESIDENCE 1681 MITCHELL AVE SSE 1/8 - 1/4 (0.163 mi.) L223 264 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Facility Id: 08UT002 TUSTIN CITY OF 1472 SERVICE ROAD SW 1/4 - 1/2 (0.338 mi.) M227 271 Database: LUST REG 8, Date of Government Version: 02/14/2005 Facility Status: Case Closed Global ID: T0605999103 CITY OF TUSTIN MAINT 1472 SERVICE RD SW 1/4 - 1/2 (0.338 mi.) M228 274 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: 99UT064 Global Id: T0605999103 HEALTH CARE MEDICAL 14662 NEWPORT WSW 1/4 - 1/2 (0.410 mi.) 238 308 Database: LUST REG 8, Date of Government Version: 02/14/2005 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 TC4964215.2s EXECUTIVE SUMMARY 21 Status: Completed - Case Closed Facility Id: 87UT148 Facility Status: Case Closed Global Id: T0605900485 Global ID: T0605900485 KONIS SITE 1231 EDINGER SW 1/4 - 1/2 (0.434 mi.) S247 340 Database: LUST REG 8, Date of Government Version: 02/14/2005 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: 91 UT147 Facility Status: Case Closed Global Id: T0605904397 Global ID: T0605904397 WELLS 21 AND 22 TREA 1221 EDINGER AVE SW 114 - 112 (0.454 mi.) S251 351 Database: LUST REG 8, Date of Government Version: 02/14/2005 Facility Status: Case Closed Global ID: T0605900004 KSH INC. 1221 E EDINGER AVE SW 114 - 112 (0.454 mi.) S252 353 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Global Id: T0605900004 PACIFIC BELL 1472 EDINGER SW 1/4 - 1/2 (0.458 mi.) 254 357 Database: LUST REG 8, Date of Government Version: 02/14/2005 Database: ORANGE CO. LUST, Date of Government Version: 11/04/2016 Database: LUST, Date of Government Version: 03/13/2017 Status: Completed - Case Closed Facility Id: 85UT026 Facility-Status:-C—ase Closed Global Id: T0605959481 Global ID: T0605959481 EXTERMINETICS 1214 SW 114 - 112 (0.497 mi.) 260 385 Database: LUST REG 8, Date of Government Version: 02/14/2005 Facility Status: Case Closed Global ID: T0605902308 State and tribal registered storage tank lists UST: The Underground Storage Tank database contains registered USTs. USTs are regulated under Subtitle I of the Resource Conservation and Recovery Act (RCRA). The data come from the State Water Resources Control Board's Hazardous Substance Storage Container Database. A review of the UST list, as provided by EDR, has revealed that there are 16 UST sites within approximately 0.25 miles of the target property. Equal/Higher Elevation Address Direction / Distance ARCO STATION #1077 13742 RED HILL AVE 0 - 1/8 (0.000 mi.) Database: UST, Date of Government Version: 03/12/2017 Facility Id: 4988 CIRCLE K STORES INC. 13872 RED HILL AVE 0 - 118 (0.000 mi.) Database: ORANGE CO. UST, Date of Government Version: 02/06/2017 Database: UST, Date of Government Version: 03/12/2017 Map ID Page 85 9 A31 39 TC4964215.2s EXECUTIVE SUMMARY 22 Facility Id: FA0058782 Facility Id: 2277 RED HILL CAR WASH 13871 RED HILL AVE 0 - 1/8 (0.000 mi.) A55 82 Database: UST, Date of Government Version: 03/12/2017 Facility Id: 9631 SHELL OIL CO 13891 REDHILL AVE 0 - 118 (0.000 mi.) A63 89 Database: ORANGE CO. UST, Date of Government Version: 02/06/2017 Database: UST, Date of Government Version: 03/12/2017 Facility Id: FA0055497 Facility Id: 2273 TUSTIN U HAUL CENTER 1431 LAGUNA 0 - 1/8 (0.000 mi.) D78 117 Database: UST, Date of Government Version: 03/12/2017 Facility Id: 7811 U - HAUL 1431 EL CAMINO REAL 0 - 1/8 (0.000 mi.) D81 119 Database: UST, Date of Government Version: 03/12/2017 Facility Id: 4975 RED HILL TEXACO SERV 13931 RED HILL AVE 0 - 118 (0.000 mi.) A85 122 Database: UST, Date of Government Version: 03/12/2017 Facility Id: 4987 RED HILL UNION 14081 RED HILL AVE 0 - 1/8 (0.000 mi.) F127 169 Database: UST, Date of Government Version: 03/12/2017 ASSAF SHELL 14042 RED HILL AVE 0 - 1/8 (0.000 mi.) F132 182 Database: UST, Date of Government Version: 03/12/2017 Facility Id: 4985 CHEVRON #9-3742 13922 RED HILL AVE 0 - 1/8 (0.000 mi.) Al 61 207 (( 1 Database: UST, Date of Government Version: 03/12/2017 I Facility Id: 3243 VEEH RESIDENCE 13641 RED HILL AVE NE 0 - 1/8 (0.004 mi.) E213 253 Database: UST, Date of Government Version: 03/12/2017 Facility Id: 16616 Lower Elevation Address Direction i Distance Map ID Page H&S #18 14082 RED HILL AVE 0 -1/8 (0.000 mi.) F102 138 Database: ORANGE CO, UST, Date of Government Version: 02/06/2017 Database: UST, Date of Government Version: 03/12/2017 Facility Id: FA0052432 CHEVRON #9-0422 14501 RED HILL AVE 0 -118 (0.000 mi.) G129 170 Database: ORANGE CO. UST, Date of Government Version: 02/06/2017 Database: UST, Date of Government Version: 03/12/2017 Facility Id: FA0048465 Facility Id: FA0048465 Facility Id: 2280 BIG DADDYS OIL 231N 14231 RED HILL AVE 0 -118 (0.000 mi.) H139 189 Database: UST, Date of Government Version: 03/12/2017 Facility Id: 4989 SCHER TIRE INC # 17 14511 RED HILL AVE 0 -1/8 (0.000 rn G155 204 Database: UST, Date of Government Version: 03/12/2017 Facility Id: 7603 BIG DADDYS OIL 23 14231 RED HILL AVE 0 -1/8 (0.000 mi.) H211 252 Database: ORANGE CO. UST, Date of Government Version: 02/06/2017 TC4964215.2s EXECUTIVE SUMMARY 23 Facility Id: FA0052955 ADDITIONAL ENVIRONMENTAL RECORDS Local Lists of Landfill/ Solid Waste Disposal Sites SWRCY: A listing of recycling facilities in California. A review of the SWRCY list, as provided by EDR, and dated 03/13/2017 has revealed that there are 2 SWRCY sites within approximately 0.5 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page REPLANET LLC 13270 NEWPORT AVE NNE 1/4 - 1/2 (0.448 mi.) 250 350 Cert Id: RC 156867.001 Lower Elevation Address Direction / Distance Map ID Page EVOLUTION RECYCLING 1022-1112 WALNUT AVE W 1/4 - 1/2 (0.382 mi.) 231 286 Cert Id: RC 173780.001 Local Lists of Hazardous Waste / Contaminated Sites MIST Cal -Sites: Formerly known as ASPIS, this database contains both known and potential hazardous substance sites. The source is the California Department of Toxic Substance Control. No longer updated by the state agency. It has been replaced by ENVIROSTOR. A review of the HIST Cal -Sites list, as provided by EDR, and dated 08/08/2005 has revealed that there is 1 HIST Cal -Sites site within approximately 1 mile of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page TUSTIN MARINE CORPS NEWPORT FREEWAY AT E WSW 1/2 - 1 (0.655 mL) 266 403 SCH: This category contains proposed and existing school sites that are being evaluated by DTSC for possible hazardous materials contamination. In some cases, these properties may be listed in the CalSites category. depending on the level of threat to public health and safety or the. environment they pose. A review of the SCH list, as provided by EDR, and dated 01/30/2017 has revealed that there is 1 SCH site within approximately 0.25 miles of the target property. Lower Elevation K-5 RAWLINGS SCHOOL Facility Id: 30010003 Status: No Further Action Address Direction / Distance Map ID Page RAWLINGS WAY/FAIRGAT ESE 1/8 - 1/4 (0.171 mi.) 224 264 TC4964215.2s EXECUTIVE SUMMARY 24 Local Lists of Registered Storage Tanks - SWEEPS UST: Statewide Environmental Evaluation and Planning System. This underground storage tank listing was updated and maintained by a company contacted by the SWRCB in the early 1990's. The listing is no longer updated or maintained. The local agency is the contact for more information on a site on the SWEEPS list. A review of the SWEEPS UST list, as provided by EDR, and dated 06/01/1994 has revealed that there are 13 SWEEPS UST sites within approximately 0.25 miles of the target property. Equal/Higher Elevation Address Direction I Distance Map ID Page ARCO STATION #1077 13742 RED HILL AVE 0 - 1/8 (0.000 mi.) B5 9 Status: A Tank Status: A Comp Number: 4988 CIRCLE K STORES INC. 13872 RED HILL AVE 0 - 1/8 (0.000 mi.) A31 39 i Status: A Tank Status: A Comp Number: 2277 RED HILL CAR WASH 13871 RED HILL AVE 0 - 1/8 (0.000 mi.) A53 81 Status: A Tank Status: A Comp Number: 9631 SHELL (7980-0201) 13891 RED HILL AVE 0 - 1/8 (0.000 mi.) A61 87 Status: A 1 j Tank Status: A Comp Number: 2273 U - HAUL 1431 EL CAMlNO REAL 0 - 1/8 (0.000 mi.) 081 119 Status: A Tank Status: A Comp Number: 4975 RED HILL TEXACO SERV 13931 RED HILL AVE 0 - 1/8 (0.000 mi.) A85 122 Status: A Tank Status: A Comp Number: 4987 UNOCAL #5678 14081 RED HILL AVE 0 - 1/8 (0.000 mi.) F182 220 Status: A Tank Status: A Comp Number: 2278 ALTA DENA DAIRY 14081 NEWPORT AVE 0 - 1/8 (0.000 mi.) F197 230 Status: A Tank Status: A Comp Number: 7921 TUSTIN HIGH SCHOOL T 1171 EL CAMINO REAL NNW 1/8 -1/4 (0.223 mi.) 225 267 Status: A Tank Status: A Comp Number: 9331 Lower Elevation Address Direction / Distance Map ID Page EXXON #7-0755 14082 RED HILL 0 - 1/8 (0.000 mi.) F116 159 TC4964215.2s EXECUTIVE SUMMARY 25 TC4964215.2s EXECUTIVE SUMMARY 26 Status: A Tank Status: A Comp Number: 4990 CHEVRON ENV/RONMENTA 14501 RED HILL AVE 0 - 118 (0.000 mi.) G138 186 Status: A Tank Status: A Comp Number: 2280 BIG DADDYS OIL 23 /N 14231 RED HILL AVE 0 - 118 (0.000 mi.) H139 189 Status: A Tank Status: A Comp Number: 4989 SCHER TIRE CENTER 14511 RED HILL AVE 0 - 118 (0.000 mi.) G145 195 Status: A Tank Status: A Comp Number: 7603 HIST UST: Historical UST Registered Database. A review of the HIST UST list, as provided by EDR, and dated 10/15/1990 has revealed that there are 17 HIST UST sites within approximately 0.25 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page DOMINICK C FIDUCCIA 13742 RED HILL AVE 0 - 1/8 (0.000 mi.) B17 26 Facility Id: 00000026550 { TEXACO 13931 RED HILL AVE 0 - 118 (0.000 mi.) A28 34 I ROY CALVETTI 13872 RED HILL 0 - 1/8 (0.000 mi.) A36 57 Facility Id: 00000039219 TEXACO 13931 RED HILL B LAG 0 - 118 (0.000 mL) A47 69 Facility Id: 00000000061 KRIKOR YEGENIAN 13891 RED HILL AVE 0 - 1/8 (0.000 mi.) A68 95 Facility Id: 00000013954 U -HAUL CENTER 1431 LAGUNA ROAD 0 - 1/8 (0.000 mi.) D76 103 Facility Id: 00000001134 VICE ANTABLIAN 14042 RED HILL 0 - 1/8 (0.000 mi.) F108 150 Facility Id: 00000020057 EXXON SERVICE STATIO 14032 RED HILL AVE 0 - 1/8 (0.000 mi.) F119 164 Facility Id: 00000023957 UNION OIL SERVICE ST 14081 RED HILL AVE 0 - 1/8 (0.000 mi.) F123 166 Facility Id: 00000055180 93742 13922 REDHILL 0 - 1/8 (0.000 mi.) A125 167 STATION #5678 14081 RED HILL AVE 0 - 1/8 (0.000 mi.) F168 212 Facility Id: 00000043742 93742 13922 RED HILL AVE 0 - 1/8 (0.000 mi.) Al 91 226 Facility Id: 00000062496 EXXON SERVICE STATIO 14032 REDHILL 0 - 1/8 (0.000 mi.) F210 252 TUSTIN HIGH SCHOOL T 1171 EL CAMINO REAL NNW 118 - 114 (0.223 mi.) 225 267 Facility Id: 00000065920 Lower Elevation Address Direction / Distance Map ID Page TUSTIN VALERO SERVIC 14501 REDHILL AVE 0 - 118 (0.000 mi.) 1114 156 TC4964215.2s EXECUTIVE SUMMARY 26 Lower Elevation CHEVRON #9-0422 Facility Id: 00000061812 WALID C DAOUD Facility Id: 00000026728 Address 14501 RED HILL AVE 14231 RED HILL AVE Direction / Distance Map ID Page 0 -118 (0.000 mi.) G129 170 0 - 1/8 (0.000 mi.) H170 214 CA FID UST: The Facility Inventory Database contains active and inactive underground storage tank locations. The source is the State Water Resource Control Board. A review of the CA FID UST list, as provided by EDR, and dated 10/31/1994 has revealed that there are 12 CA FID UST sites within approximately 0.25 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page ARCO #1077 13742 0 - 118 (0.000 mi.) B9 22 Facility Id: 30001230 Status: A RED HILL TEXACO SERV 13931 RED HILL AVE 0 - 1/8 (0.000 mi.) A27 33 Facility Id: 30017237 Facility Id: 30017495 Status: A MOBIL #18-H7Q 13872 RED HILL AVE 0 - 118 (0.000 mi.) A40 61 Facility Id: 30000829 Status: A SHELL OIL CO 13891 REDHILL AVE 0 - 118 (0.000 mi.) A63 89 Facility Id: 30000517 Status: A U - HAUL 1431 EL CAMINO REAL 0 - 1/8 (0.000 mi.) D87 124 Facility Id: 30006537 Status: A UNOCAL #5678 14081 RED HILL AVE 0 - 1/8 (0.000 mi.) F111 154 Facility Id: 30000726 Status: A ALTA DENA DAIRY 14081 NEWPORT AVE 0 - 118 (0.000 mi.) F197 230 Facility Id: 30017601 Status: A TUSTIN HIGH SCHOOL T 1171 EL CAMINO REAL NNW 118 - 114 (0.223 mi.) 225 267 Facility Id: 30002941 Status: A Lower Elevation Address Direction / Distance Map ID Page EXXON #7-0755 Facility Id: 30000722 Status: A SCHER TIRE CENTER Facility Id: 30017582 Status: A ARCO #3045 14082 RED HILL 14511 RED HILL AVE 14231 0 - 118 (0.000 mi.) F116 159 0 - 118 (0.000 mi.) 0 - 118 (0.000 mi.) G145 195 H174 217 TC4964215.2s EXECUTIVE SUMMARY 27 Facility Id: 30000606 Status: A CHEVRON #9-0422 Facility Id: 30017429 Status: A 14501 RED HILL AVE 0 - 1/8 (0.000 mi.) G198 245 Records of Emergency Release Reports CHMIRS: The California Hazardous Material Incident Report System contains information on reported hazardous material incidents, i.e., accidental releases or spills. The source is the California Office of Emergency Services. A review of the CHMIRS list, as provided by EDR, and dated 12/06/2016 has revealed that there are 7 CHMIRS sites within approximately 0.001 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page Not reported 13872 RED HILL RD. 0 - 1/8 (0.000 mi.) A6 11 OES Incident Number: 0-5445 Not reported 13872 RED HILL AV 0 - 1/8 (0.000 mi.) A25 31 OES Incident Number: 5-2391 Not reported 13872 RED HILL AVE. 0 - 1/8 (0.000 mi.) A33 43 OES Incident Number: 4-6695 OES Incident Number: 5-7032 9 Not reported 13872 RED HILLS AVE 0 - 1/8 (0.000 mi.) A34 46 OES Incident Number: 0-5145 E MOBIL #18-H7Q 13872 RED HILL 0 - 1/8 (0.000 mi.) A35 47 OES Incident Number: 10-2213 OES Incident Number: 10-0119 MOBIL #18-H7Q 13872 RED HILL AVE 0 - 1/8 (0.000 mL) A40 61 OES Incident Number: 5-4108 OES Incident Number: 6-4400 OES Incident Number: 7-5683 REDH/LL AND EL CAMIN 13872 REDHILL AVE 0 - 1/8 (0.000 mi.) A73 99 OES Incident Number: 10-0292 The Orange County Industrial Site Cleanups list comes from the Health Care Agency A review of the Orange Co. Industrial Site list, as provided by EDR, and dated 02/06/2017 has revealed that there is 1 Orange Co. Industrial Site site within approximately 0.001 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page VAASU LLC CDBA- PARA 13844 RED HILL AVE 0 - 1/8 (0.000 mi.) A56 82 Current Status: CLOSED 2/13/2001 Case ID: 011CO01 TC4964215.2s EXECUTIVE SUMMARY 28 Other Ascertainable Records RCRA NonGen / NLR: RCRAlnfo is EPA's comprehensive information system, providing access to data supporting the Resource Conservation and Recovery Act (RCRA) of 1976 and the Hazardous and Solid Waste Amendments (HSWA) of 1984. The database includes selective information on sites which generate, transport, store, treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act (RCRA). Non -Generators do not presently generate hazardous waste. A review of the RCRA NonGen / NLR list, as provided by EDR, and dated 12/12/2016 has revealed that there is 1 RCRA NonGen / NLR site within approximately 0.25 miles of the target property. Lower Elevation Address Direction / Distance Map ID Page CHEVRON STATION NO 2 14082 RED HILL AVE 0 - 118 (0.000 mi.) F100 134 FUDS: The Listing includes locations of Formerly Used Defense Sites Properties where the US Army Corps Of Engineers is actively working or will take necessary cleanup actions. A review of the FUDS list, as provided by EDR, and dated 01/31/2015 has revealed that there is 1 FUDS site within approximately 1 mile of the target property. Lower Elevation Address Direction / Distance Map ID Page TUSTIN NATIL GUARD R S 1/2 - 1 (0.739 mi.) W270 570 DOD: Consists of federally owned or administered lands, administered by the Department of Defense, that have any area equal to or greater than 640 acres of the United States, Puerto Rico, and the U.S. Virgin Islands. A review of the DOD list, as provided by EDR, and dated 12/31/2005 has revealed that there is 1 DOD site within approximately 1 mile of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page TUSTIN MARINE CORPS S 1/4 - 1/2 (0.495 mi.) 0 8 FINDS: The Facility Index System contains both facility information and "pointers" to other sources of information that contain more detail. These include: RCRIS; Permit Compliance System (PCS); Aerometric Information Retrieval System (AIRS); FATES (FIFRA [Federal Insecticide Fungicide Rodenticide Act] and TSCA Enforcement System, FTTS [FIFRA/TSCA Tracking System]; CERCLIS; DOCKET (Enforcement Docket used to manage and track information on civil judicial enforcement cases for all environmental statutes); Federal Underground Injection Control (FURS); Federal Reporting Data System (FRDS); Surface Impoundments (SIA); TSCA Chemicals in Commerce Information System (CICS); PADS; RCRA-J (medical waste transporters/disposers); TRIS; and TSCA. The source of this database is the U.S. EPA/NTIS. A review of the FINDS list, as provided by EDR, and dated 04/04/2017 has revealed that there are 36 FINDS sites within approximately 0.001 miles of the target property. Equal/Higher Elevation Address Direction I Distance Map ID Page GW CLEANUP-TUSTINNAR 13895 REDHILL 0 - 1/8 (0.000 mi.) A4 9 ARCO #1077 13742 RED HILL 0 - 1/8 (0.000 mi.) B12 23 SHELL OIL CO 13891 REDHILL AVE 0 - 118 (0.000 mi.) A18 27 CIRCLE K STORES INC. 13872 RED HILL AVE 0 - 1/8 (0.000 mi.) A24 31 MOBIL #18-H7Q 13872 RED HILL 0 - 1/8 (0.000 mi.) A38 60 TC4964215.2s EXECUTIVE SUMMARY 29 Equal/Higher Elevation Address Direction / Distance Map ID Page RED HILL CAR WASH 13871 RED HILL 0 - 1/8 (0.000 mi.) A59 86 SHELL 13891 RED HILL 0 - 1/8 (0.000 mi.) A65 94 TESORO (SHELL) 68913 13891 RED HILL AVE 0 - 1/8 (0.000 mi.) A69 96 GW CLEANUP-TUSTINNAR 13872 REDHILL 0 - 1/8 (0.000 mi.) A72 99 REDHILL AND EL CAMIN 13872 REDHILL AVE 0 - 1/8 (0.000 mi.) A73 99 BIG LOTS # 1363 13852 RED HILL AVE 0 - 1/8 (0.000 mi.) A80 119 TEXACO 13931 RED HILL 0 - 1/8 (0.000 mi.) A82 120 CARIOCA CLEANERS 13844 REDHILL AVE 0 - 1/8 (0.000 mi.) C90 124 AT&T MOBILITY - REDH 13814 RED HILL AVE 0 - 1/8 (0.000 mi.) C91 128 CHEVRON #9-3742 13922 RED HILL 0 - 1/8 (0.000 mi.) Al 31 181 RED HILL UNION 14081 RED HILL AVE 0 - 1/8 (0.000 mi.) F142 194 SHELL 14042 RED HILL 0 - 1/8 (0.000 mi.) F143 194 UNOCAL 14081 RED HILL 0 - 1/8 (0.000 mi.) F147 197 UNOCAL #5678 (AKA TO 14081 RED HILL 0 - 1/8 (0.000 mi.) F175 217 TACO BELL STORE 1747 14042 RED HILL AVE 0 - 1/8 (0.000 mi.) F193 227 Lower Elevation Address Direction / Distance Map ID Page 7 -ELEVEN # 39017 14090 RED HILL AVE 0 - 1/8 (0.000 mi.) F93 130 CERTIFIED TIRE & SER 14511 RED HILL AVE 0 - 1/8 (0.000 mi.) G95 131 CHEVRON STATION NO 2 14082 RED HILL AVE 0 -1/8 (0.000 mi.) F100 134 VERIZON WIRELESS: WE 14551 RED HILL AVE 0 -1/8 (0.000 mi.) G103 138 BIG DADDYS OIL 23 IN 14231 RED HILL AVE 0 - 1/8 (0.000 mi.) H110 153 99 CENTS ONLY STORES 14551 RED HILL AVE 0 - 1/8 (0.000 mi.) G117 163 RH CLEANERS 14591 REDHILL AVENUE 0 - 1/8 (0.000 mi.) J150 199 HASSAN 18 14082 RED HILL AVE 0 - 1/8 (0.000 mi.) F164 208 MOMART DELUX CLEANER 14241 REDHILL AVE 0 -1/8 (0.000 mi.) H167 209 CHEVRON #9-0422 14501 RED HILL 0 - 1/8 (0.000 mi.) G173 216 SCHER TIRE INC #17 D 14511 REDHILL AVE 0 - 1/8 (0.000 mi.) G179 219 EXXON #7-0755 14082 RED HILL 0 - 1/8 (0.000 mi.) F181 220 STATER BROS. MARKETS 14171 RED HILL AVE 0 - 1/8 (0.000 mi.) 194 227 ARCO #3045 14231 RED HILL 0 - 1/8 (0.000 mi.) H2O3 248 GENE ROGERS CHEVRON 14501 REDHILL AVE 0 - 1/8 (0.000 mi.) 1204 248 WOORI MARKET 14551 RED HILL 0 - 1/8 (0.000 mi.) G209 252 ECHO: ECHO provides integrated compliance and enforcement information for about 800,000 regulated facilities nationwide. A review of the ECHO list, as provided by EDR, and dated 03/19/2017 has revealed that there are 8 ECHO sites within approximately 0.001 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page SHELL OIL CO 13891 REDHILL AVE 0 -1/8 (0.000 mi.) A18 27 REDHILL AND EL CAM/N 13872 REDHILL AVE 0 -1/8 (0.000 mi.) A73 99 CARIOCA CLEANERS 13844 REDHILL AVE 0 - 1/8 (0.000 mi.) C90 124 Lower Elevation Address Direction / Distance Map ID Page CHEVRON STATION NO 2 14082 RED HILL AVE 0 - 1/8 (0.000 mi.) F100 134 RH CLEANERS 14591 REDHILL AVENUE 0 - 1/8 (0.000 mi.) J150 199 MOMART DELUX CLEANER 14241 REDHILL AVE 0 - 1/8 (0.000 mi.) H167 209 SCHER TIRE INC #17 D 14511 REDHILL AVE 0 -1/8 (0.000 mi.) G179 219 GENE ROGERS CHEVRON 14501 REDHILL AVE 0 - 1/8 (0.000 ml.) 1204 248 TC4964215.2s EXECUTIVE SUMMARY 30 DRYCLEANERS: A list of drycleaner related facilities that have EPA ID numbers. These are facilities with certain SIC codes: power laundries, family and commercial; garment pressing and cleaners' agents; linen supply; coin-operated laundries and cleaning; drycleaning plants except rugs; carpet and upholster cleaning; industrial launderers; laundry and garment services. A review of the DRYCLEANERS list, as provided by EDR, and dated 03/09/2017 has revealed that there are 3 DRYCLEANERS sites within approximately 0.25 miles of the target property. Equal/Higher Elevation Address Direction I Distance Map ID Page VAASU LLC CDBA- PARA 13844 RED HILL AVE 0 - 118 (0.000 mi.) A56 82 EPA Id: CAL000256444 EPA Id: CAL000297372 EPA Id: CAL000417308 EPA Id: CAL000294833 Lower Elevation Address Direction I Distance Map ID Page RH CLEANERS 14591 RED HILL AVE 0 - 1/8 (0.000 mi.) G148 197 EPA Id: CAD981981707 MOMART DELUX CLEANER 14241 REDHILL AVE 0 - 118 (0.000 mi.) H167 209 EPA Id: CAL000217098 EPA Id: CAD981582349 EMI: Toxics and criteria pollutant emissions data collected by the ARB and local air pollution agencies A review of the EMI list, as provided by EDR, and dated 12/31/2014 has revealed that there are 5 EMI sites within approximately 0.001 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page CARIOCA CLEANERS 13844 RED HILL RD 0 - 1/8 (0.000 mi.) A45 68 Facility Id: 52871 CARIOCA CLEANERS 13844 REDHILL AVE 0 - 118 (0.000 mi.) C90 124 Facility Id: 66048 Lower Elevation Address Direction / Distance Map ID Page MOMART DELUX CLEANER 14241 REDHILL AVE. 0 -1/8 (0.000 mi.) H107 149 Facility Id: 16345 CHEVRON ENVIRONMENTA 14501 RED HILL AVE 0 -1/8 (0.000 mi.) G138 186 Facility Id: 150362 RH CLEANERS 14591 REDHILL AVENUE 0 - 118 (0.000 mL) J150 199 Facility Id: 9498 HAZNET: The data is extracted from the copies of hazardous waste manifests received each year by the DTSC. The annual volume of manifests is typically 700,000-1,000,000 annually, representing approximately 350,000-500,000 shipments. Data from non -California manifests & continuation sheets are not included at the present time. Data are from the manifests submitted without correction, and therefore many contain some invalid values for data elements such as generator ID, TSD ID, waste category, & disposal method. The source Is the Department of Toxic Substance Control is the agency. This database begins with calendar year 1993. A review of the HAZNET list, as provided by EDR, and dated 12/31/2015 has revealed that there are 43 TC4964215.2s EXECUTIVE SUMMARY 31 EXECUTIVE SUMMARY HAZNET sites within approximately 0.001 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page ARCO PRODUCTS COMPAN 13742 REDHILL AVE 0 - 1/8 (0.000 mi.) B13 23 GEPAID: CAL000044316 MAKENA CAPITAL BUILD 1450 EL CAMINO REAL 0 - 1/8 (0.000 mi.) A16 26 GEPAID: CAC002562577 BP WEST COAST PRODUC 13742 RED HILL AVE 0 - 1/8 (0.000 mi.) B20 28 GEPAID: CAL000244169 WASL TUSTIN INVESTOR 13841 RED HILL AVE 0 - 1/8 (0.000 mi.) C22 30 GEPAID: CAC002640141 IRVINE FUEL EXCHANGE 13872 RED HILL AVE 0 - 1/8 (0.000 mi.) A23 31 GEPAID: CAL000293570 CIRCLE K STORE #2211 13872 RED HILL AVE 0 - 1/8 (0.000 mi.) A32 42 GEPAID: CAL000369699 EXXONMOBIL OIL CORPO 13872 RED HILL 0 - 1/8 (0.000 mi.) A37 58 GEPAID: CAL000055871 GRIGOR TEROGANESIAN 13871 RED HILL AVE 0 - 1/8 (0.000 ml.) A43 67 GEPAID: CAC002573011 IRP NEVIS HOMES LLC 1361 EL CAMINO REAL 0 - 1/8 (0.000 mi.) D46 69 GEPAID: CAC002597206 PARADISE CLEANERS 13844 RED HILL AVE 0 - 1/8 (0.000 mi.) A52 80 GEPAID: CAL000297372 PARADISE CLEANERS 13844 RED HILL AVE 0 - 1/8 (0.000 mi.) A58 84 GEPAID: CAL000294833 SHELL OIL CO 13891 REDHILL AVE 0 - 118 (0.000 mi.) A63 89 GEPAID: CAL000352561 REDHILL AND EL CAMIN 13872 REDHILL 0 - 1/8 (0.000 mi.) A71 97 GEPAID: CAD983588013 1X BARBARA TYSON 13641 REDHILL AVE 0 - 1/8 (0.000 mi.) E74 102 GEPAID: CAC000837456 PNS BIG LOTS #1363 13852 RED HILL AVE 0 - 1/8 (0.000 mi.) A79 117 GEPAID: CAL000391167 U HAUL CENTER 1431 EL CAMINO REAL 0 - 1/8 (0.000 mi.) D84 121 GEPAID: CAL000113945 CARIOCA CLEANERS 13844 REDHILL AVE 0 - 1/8 (0.000 mi.) C90 124 GEPAID: CAD981617962 ZAREH ZAREH DENTAL 1 13830 RED HILL AVE 0 - 1/8 (0.000 mi.) C92 129 GEPAID: CAL000269502 RED HILL UNOCAL 76 14081 RED HILL AVENU 0 - 1/8 (0.000 mi.) F112 154 GEPAID: CAL000123201 TOSCO CORPORATION ST 14081 RED HILL AVE 0 - 1/8 (0.000 mi.) F115 158 GEPAID: CAL000135599 RED HILL UNION 14081 RED HILL AVE 0 - 1/8 (0.000 mi.) F153 203 GEPAID: CAL000354967 CONOCO PHILLIPS #255 14081 RED HILL AVE 0 - 1/8 (0.000 mi.) F156 204 GEPAID: CAL000278063 1X SHELL OIL CO 14042 RED HILL 0 - 1/8 (0.000 mi.) F162 208 TC4964215.2s EXECUTIVE SUMMARY 32 GEPAID: CA0000613088 CHEVRON 93742 GEPAID: CAL000005719 ALTA DENA DAIRY GEPAID: CAL000322994 Lower Elevation CHEVRON PRODUCTS SS# GEPAID: CAL000336011 GEPAID: CAL000169631 CHEVRON STATION NO 2 GEPAID: CAR000118299 TUSTIN VALERO SERVIC GEPAID: CAL000214436 GENE ROGERS CHEVRON GEPAID: CAD983584582 SCHER TIRE #17 GEPAID: CAL000121613 RED HILL MITCHELL GA GEPAID: CAL000262860 MOMART DELUX CLEANER GEPAID: CAL000217098 BP WEST COAST PRODUC GEPAID: CAL000244253 ARCO PRODUCTS COMPAN GEPAID: CAL923576144 RH CLEANERS GEPAID: CAD981981707 GOODYEAR TIRE CTR GEPAID: CAL000000065 CHEVRON 90422 GEPAID: CAL000138955 MOMART DELUX CLEANER GEPAID: CAD981582349 RONALD YAMACHIKA DDS GEPAID: CAL000174718 JOHN YEGENIAN CHEVRO GEPAID: CAL000002697 GENE ROGERS CHEVRON GEPAID: CAL000020637 BIG DADDYS OIL 23 IN GEPAID: CAL000345689 SCHER TIRE NO 17 DBA GEPAID: CAR000088187 13922 RED HILL AVE 0 - 1/8 (0.000 mi.) Al 95 228 14081 NEWPORT AVE 0 - 1/8 (0.000 mi.) F197 230 Address Direction / Distance Map ID Page 14082 RED HILL 0 - 1/8 (0.000 mi.) F98 132 14082 RED HILL AVE 0 - 1/8 (0.000 mi.) F100 134 14501 REDHILL AVE 0 - 1/8 (0.000 mi.) 1114 156 14501 REDHILL 0 - 1/8 (0.000 mi.) 1126 168 14511 RED HILL AVE 0 - 1/8 (0.000 mi.) G130 179 14231 RED HILL AVE 0 - 1/8 (0.000 mi.) H133 182 14241 REDHILL 0 -1/8 (0.000 mi.) H134 184 14231 RED HILL AVE 0 - 1/8 (0.000 mi.) H140 190 14231 RED HILL AVE 0 - 1/8 (0.000 mi.) H146 195 14591 REDHILL AVENUE 0 - 1/8 (0.000 mi.) J150 199 14511 REDHILL 0 - 1/8 (0.000 mi.) G157 206 14501 RED HILL AVE 0 - 1/8 (0.000 mi.) G169 212 14241 REDHILL 0 - 1/8 (0.000 mi.) H185 222 14213 RED HILL AVE 0 - 1/8 (0.000 mi.) H186 223 14082 REDHILL AVE 0 -1/8 (0.000 mi.) F187 223 14501 REDHILL AVE 0 - 1/8 (0.000 mi,) 1189 225 14231 RED HILL AVE 0 -1/8 (0.000 mi.) H196 229 14511 REDHILL AVE 0 - 1/8 (0.000 mi.) G200 246 TC4964215.2s EXECUTIVE SUMMARY 33 HIST CORTESE: The sites for the list are designated by the State Water Resource Control Board [LUST], the Integrated Waste Board [SWF/LS], and the Department of Toxic Substances Control [CALSITES]. This listing is no longer updated by the state agency. A review of the HIST CORTESE list, as provided by EDR, and dated 04/01/2001 has revealed that there are 23 HIST CORTESE sites within approximately 0.5 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page ARCO #1077 13742 0 - 1/8 (0.000 mi.) B9 22 Reg Id: 0830019807 TEXACO 13931 RED HILL AVE 0 - 1/8 (0.000 mi.) A28 34 Reg Id: 083001142T MOBIL #18-H7Q 13872 RED HILL AVE 0 - 1/8 (0.000 mi.) A40 61 Reg Id: 083000982T RED HILL CAR WASH 13871 RED HILL 0 - 1/8 (0.000 mi.) A51 72 Reg Id: 083000321 T SHELL SERVICE STATIO 13891 RED HILL 0 - 1/8 (0.000 mi.) A77 103 Reg Id: 083000356T SHELL SERVICE STATIO 14042 RED HILL 0 - 1/8 (0.000 mi.) F109 151 Reg Id: 083001713T CHEVRON #9-3742 13922 RED HILL 0 - 1/8 (0.000 mi.) A141 192 Reg Id: 083000099T ALTA DENA DAIRY 14081 NEWPORT AVE 0 - 1/8 (0.000 mi.) F197 230 Reg Id: 083000721 T CHEVRON STATION #920 14122 NEWPORT AVE WNW 1/4 - 1/2 (0.400 mi.) 0234 289 Reg Id: 083000488T SOUTHERN COUNTIES 01 13922 NEWPORT AVE NNW 1/4 - 1/2 (0.403 mi.) P235 293 Reg Id: 083003634T UNOCAL #4953 14011 NEWPORT NW 1/4 - 1/2 (0.409 mi.) Q237 305 Reg Id: 083001385T GW CLEANUP-TUSTIN, N 14244 NEWPORT WNW 1/4 - 1/2 (0.410 mi.) R240 315 Reg Id: 8 302512001 ARCO #1865 14244 WNW 1/4 - 1/2 (0.410 mi.) R241 324 Reg Id: 083000469T G & M OIL 14001 NEWPORT BLVD NW 1/4 - 1/2 (0.411 mi.) Q242 324 Reg Id: 083003458T ARCO #3132 13662 NEWPORT N 1/4 - 1/2 (0.416 mi.) 245 337 Reg Id: 083001279T TEXACO SERVICE STATI 14041 NW 1/4 - 1/2 (0.420 mi.) 0246 340 Reg Id: 083001134T UNOCAL #5386 13348 N 1/4 - 1/2 (0.485 mi.) T257 364 Reg id: 083001807T TUSTIN AUTO WASH 535 E MAIN ST N 1/4 - 1/2 (0.485 mi.) U258 364 Reg Id: 083003629T Lower Elevation Address Direction / Distance Map ID Page EXXON #7-0755 14082 RED HILL 0 - 1/8 (0.000 mi.) F116 159 Reg Id: 083000709T ARCO #3045 14231 0 - 1/8 (0.000 mi.) H174 217 TC4964215.2s EXECUTIVE SUMMARY 34 Reg Id: 083000487T HEALTH CARE MEDICAL 14662 NEWPORT WSW 1/4 - 1/2 (0.410 mi.) 238 308 Reg Id: 083000605T WELLS 21 AND 22 TREA 1221 EDINGER AVE SW 114 -1/2 (0.454 mi.) S251 351 Reg Id: 083000004T EXTERMINET/CS 1214 SW 114 -112 (0.497 mi.) 260 385 Reg Id: 083003512T Reg Id: 083000322T HWP: Detailed information on permitted hazardous waste facilities and corrective action ("cleanups") tracked in EnviroStor. A review of the HWP list, as provided by EDR, and dated 11/21/2016 has revealed that there are 2 HWP sites within approximately 1 mile of the target property. Lower Elevation Address Direction / Distance Map ID Page MCKESSON CHEM CO 1302 INDUSTRIAL DR SW 112 -1 (0.609 mi.) V264 394 EPA Id: CAD061601019 Cleanup Status: CLOSED SHIPLEY COMPANY LLC 2631 MICHELLE DR SE 112 - 1 (0.949 mi.) X277 598 EPA Id: CAD008334260 Cleanup Status: CLOSED NPDES: A listing of NPDES permits, including stormwater. A review of the NPDES list, as provided by EDR, and dated 11/14/2016 has revealed that there is 1 NPDES site within approximately 0.001 miles of the target property. Equal/Higher Elevation MONARCH VILLAGE Facility Status: Active EDR HIGH RISK HISTORICAL RECORDS EDR Exclusive Records Address Direction / Distance Map ID Page 13841 RED HILL AVE 0 - 1/8 (0.000 mi.) C29 36 EDR Hist Auto: EDR has searched selected national collections of business directories and has collected listings of potential gas station/filling station/service station sites that were available to EDR researchers. EDR's review was limited to those categories of sources that might, in EDR's opinion, include gas station/filling station/service station establishments. The categories reviewed included, but were not limited to gas, gas station, gasoline station, filling station, auto, automobile repair, auto service station, service station, etc. This database falls within a category of information EDR classifies as "High Risk Historical Records", or HRHR. EDR's HRHR effort presents unique and sometimes proprietary data about past sites and operations that typically create environmental concerns, but may not show up in current government records searches. A review of the EDR Hist Auto list, as provided by EDR, has revealed that there are 22 EDR Hist Auto TC4964215.2s EXECUTIVE SUMMARY 35 sites within approximately 0.125 miles of the target property. Equal/Higher Elevation GAZZ INTERNATIONAL I RED HILL TEXACO REDHILL TEXACO CALVETTI INC REDHILL CAR WASH THREE -S ASSOCIATES SAMS SHELL REDHILL MOBIL SERVIC ASSAFS SHELL REDHILL UNION BENS CHEVRON SERVICE ASSAFS SHELL NEKOUIE HENRY USA MOBILE CAR WASH AMERICAN AUTOMOTIVE Lower Elevation HILL ROBERT H INC JOHNSON KAREN MINI M JOHNS TOWING TUSTIN VALERO SERVIC AM/PM MINI MARKET TIGER AUTO INC SPECTRUM GARAGE DOOR Address Direction / Distance Map ID Page 13742 RED HILL AVE 13931 RED HILL AVE 13931 REDHILL AVE 13872 RED HILL AVE 13871 RED HILL AVE 13871 REDHILL AVE 13891 RED HILL AVE 13872 REDHILL 14042 REDHILL AVE 14081 REDHILL AVE 13922 RED HILL AVE 14042 RED HILL AVE 14081 RED HILL AVE 13656 RED HILL AVE 1162 EL CAMINO REAL Address 14511 RED HILL 14231 RED HILL AVE 14082 RED HILL AVE 14501 RED HILL AVE 14231 REDHILL 1602 NISSON RD APT C 13841 TUSTIN EAST DR 0 - 1/8 (0.000 mi.) B7 12 0 - 1/8 (0.000 mi.) A21 30 0 - 1/8 (0.000 mi.) A30 38 0 - 1/8 (0.000 mi.) A39 60 0 - 1/8 (0.000 mi.) A42 66 0 - 1/8 (0.000 mi.) A50 72 0 - 1/8 (0.000 mi.) A70 96 0 - 1/8 (0.000 mi.) A75 102 0 - 1/8 (0.000 mi.) F120 165 0 - 1/8 (0.000 mi.) F136 185 0 - 1/8 (0.000 mi.) A172 216 0 - 1/8 (0.000 mi.) F184 221 0 - 1/8 (0.000 mi.) F199 245 NE 0 - 1/8 (0.002 mi.) E212 253 N 0 - 1/8 (0.071 mi.) K219 256 Direction / Distance Map ID Page 0 - 1/8 (0.000 mi.) G94 130 0 - 1/8 (0.000 mi.) H99 133 0 - 1/8 (0.000 mi.) F104 139 0 - 1/8 (0.000 mi.) G124 166 0 - 1/8 (0.000 mi.) H2O7 250 ESE 0 - 1/8 (0.017 mi.) 214 253 ENE 0 - 1/8 (0.085 mi.) 221 258 EDR Hist Cleaner; EDR has searched selected national collections of business directories and has collected listings of potential dry cleaner sites that were available to EDR researchers. EDR's review was limited to those categories of sources that might, in EDR's opinion, include dry cleaning establishments. The categories reviewed included, but were not limited to dry cleaners, cleaners, laundry, laundromat, cleaning/laundry, wash & dry etc. This database falls within a category of information EDR classifies as "High Risk Historical Records", or HRHR. EDR's HRHR effort presents unique and sometimes proprietary data about past sites and operations that typically create environmental concerns, but may not show up in current government records searches. A review of the EDR Hist Cleaner list, as provided by EDR, has revealed that there are 9 EDR Hist Cleaner sites within approximately 0.125 miles of the target property. Equal/Higher Elevation HAMILTON CLEANERS CARIOCA CLEANERS EAST BLUFF CLEANING WEST JASON H Lower Elevation BEST CLEANER & SHOE R H CLEANERS R H CLEANERS MOMARK DELUXE CLEANE SUNSHINE CARPET DYG Address 13844 RED HILL AVE 13844 REDHILL AVE 13722 RED HILL AVE 14122 LITT DR Address 14102 RED HILL AVE 14591 RED HILL AVE 14591 REDHILL 14241 RED HILL AVE 14675 RED HILL AVE Direction / Distance Map ID Page 0 - 1/8 (0.000 mi.) A44 67 0 - 1/8 (0.000 mi.) C83 120 NE 0 - 1/8 (0.025 mi.) 215 253 WNW 0 - 1/8 (0.049 mi.) 217 255 Direction / Distance Map ID Page 0 - 1/8 (0.000 mi.) F121 165 0 - 1/8 (0.000 mi.) G149 198 0 - 1/8 (0.000 mi.) J151 203 0 - 1/8 (0.000 mi.) H177 218 SW 0 - 1/8 (0.052 mi.) 218 256 TC4964215.2s EXECUTIVE SUMMARY 36 �y 3 � � �+� ' ��s EXECUTIVE S�IIV�MAI�Y f EDR RECOVERED GOVERNMENT ARCHIVES Exclusive Recovered Govt. Archives RGA LUST: The EDR Recovered Government Archive Leaking Underground Storage Tank database provides a list of LUST incidents derived from historical databases and includes many records that no longer appear in current government lists. Compiled from Records formerly available from the State Water Resources Control Board in California. A review of the RGA LUST list, as provided by EDR, has revealed that there are 50 RGA LUST sites within approximately 0.001 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page MOBIL SS #18-H7Q 13872 RED HILL AVENU 0 - 1/8 (0.000 mi.) Al 8 MOBIL SERVICE STATIO 13872 RED HILL AVENU 0 - 1/8 (0.000 mi.) A2 8 MOBIL #18-H7Q 13872 RED HILL 0 - 1/8 (0.000 mi.) A3 8 MOBIL #18-H7Q 13872 RED HILL AVE 0 - 1/8 (0.000 mi.) A10 23 ARCO #1077 13742 RED HILL AVE 0 - 1/8 (0.000 mi.) B11 23 SHELL SERVICE STATIO 13891 RED HILL AVENU 0 - 1/8 (0.000 mi.) A14 25 ARCO SERVICE STATION 13742 RED HILL AVENU 0 - 1/8 (0.000 mi.) B15 25 ARCO #1077 13742 RED HILL 0 - 1/8 (0.000 mi.) B19 28 TEXACO SERVICE STATI 13931 RED HILL AVENU 0 - 1/8 (0.000 mi.) A26 33 RED HILL CAR WASH 13871 RED HILL 0 - 1/8 (0.000 mi.) A41 66 REDHILL CAR WASH 13871 REDHILL 0 - 1/8 (0.000 mi.) A48 71 RED HILL CAR WASH 13871 RED HILL AVENU 0 - 1/8 (0.000 mi.) A49 71 REDHILL CAR WASH 13871 RED HILL 0 - 1/8 (0.000 mi.) A54 82 RED HILL CAR WASH 13871 RED HILL AVE 0 - 1/8 (0.000 mi.) A57 84 SHELL 13891 RED HILL AVE 0 - 1/8 (0.000 mi.) A62 88 SHELL #13891 13891 RED HILL AVE 0 - 1/8 (0.000 mi.) A64 93 SHELL OIL 13891 RED HILL 0 - 1/8 (0.000 mi.) A66 94 SHELL 13891 RED HILL 0 - 1/8 (0.000 mi.) A67 94 TEXACO 13931 RED HILL 0 - 1/8 (0.000 mi.) A86 123 TEXACO SERVICE STATI 13931 RED HILL AVE 0 - 1/8 (0.000 mi.) A88 124 TEXACO 13931 RED HILL AVE 0 - 1/8 (0.000 mi.) A89 124 SHELL 14042 RED HILL AVE 0 - 1/8 (0.000 mi.) F113 156 CHEVRON SERVICE STAT 13922 RED HILL AVENU 0 - 1/8 (0.000 mi.) Al 37 186 CHEVRON #9-3742 13922 RED HILL AVE 0 - 1/8 (0.000 mi.) A144 194 UNOCAL #5678 (AKA TO 14081 RED HILL 0 - 1/8 (0.000 mi.) F152 203 TOSCO - 76 #5678 14081 RED HILL 0 - 1/8 (0.000 mi.) F154 204 UNOCAL 14081 RED HILL AVE E 0 - 1/8 (0.000 mi.) F159 207 SHELL #14042 14042 RED HILL AVE 0 - 1/8 (0.000 mi.) F160 207 UNOCAL #5678 14081 RED HILL AVE 0 - 1/8 (0.000 mi.) F165 209 SHELL SERVICE STATIO 14042 REDHILL AVENUE 0 - 1/8 (0.000 mi.) F166 209 CHEVRON #9-3742 13922 RED HILL 0 - 1/8 (0.000 mi.) Al 76 218 SHELL 14042 RED HILL 0 - 1/8 (0.000 mi.) F178 219 SHELL SERVICE STATIO 14042 RED HILL AVENU 0 - 1/8 (0.000 mi.) F180 219 CHEVRON S S #3742 13922 RED HILL AVENU 0 - 1/8 (0.000 mi.) Al 88 225 UNOCAL SERVICE STATI 14081 RED HILL AVENU 0 - 1/8 (0.000 mi.) F192 227 TOSCO - 76 STATION # 14081 RED HILL AVE 0 - 1/8 (0.000 mi.) F201 248 CHEVRON SS #3742 13922 RED HILL AVENU 0 - 1/8 (0.000 mi.) A202 248 UNOCAL 14081 RED HILL 0 - 1/8 (0.000 mi.) F206 250 Lower Elevation Address Direction / Distance Map ID Page EXXON SERVICE STATIO 14082 RED HILL AVE 0 - 1/8 (0.000 mi.) F96 131 ARCO SERVICE STATION 14231 RED HILL AVENU 0 - 1/8 (0.000 mi.) H97 131 TC4964215,2s EXECUTIVE SUMMARY 37 EXECUTIVE SUMMARY Lower Elevation Address Direction / Distance Map ID Page ARCO #3045 14231 RED HILL 0 - 1/8 (0.000 mi.) H101 138 ARCO SERVICE STATION 14231 RED HILL AVENU 0 - 1/8 (0.000 mi.) H118 163 ARCO #3045 14231 RED HILL AVE 0 - 1/8 (0.000 mi.) H122 165 CHEVRON #9-0422 14501 RED HILL 0 - 1/8 (0.000 mi.) G128 169 EXXON #7-0755 14082 RED HILL 0 - 1/8 (0.000 mi.) F135 185 ARCO SERVICE STATION 14231 RED HILL AVENU 0 - 1/8 (0.000 mi.) H158 207 EXXON #7-0755 14082 RED HILL AVE 0 - 1/8 (0.000 mi.) F163 208 EXXON SERVICE STATIO 14082 RED HILL AVENU 0 - 1/8 (0.000 mi.) F183 221 CHEVRON #9-0422 14501 RED HILL AVE 0 - 1/8 (0.000 mi.) G190 226 EXXON SERVICE STATIO 14082 RED HILL AVENU 0 - 1/8 (0.000 mi.) F205 250 TC4964215.2s EXECUTIVE SUMMARY 38 There were no unmapped sites in this report. TC4964215,2s EXECUTIVE SUMMARY 39 DETAIL MAP - 4964215.2S A�' 7' c� �c -45 r(TEssrom� � � e ♦ ,° ♦ a� s / i I i �]Z R � /D a X$ 4 TU PRES n/ P� A Sites at elevations higher than It • Sites at elevations lower than we�vll Lo L Manufactured Gas Plants t VNITHSFRVIC El National Priority List Sites I ' REK -DUN n/ Target Property A Sites at elevations higher than or equal to the target property • Sites at elevations lower than yr L Manufactured Gas Plants t Sensitive Receptors El National Priority List Sites I ' P a O D ST CECILI CHOOL (�/ b BST. CECT - HOOL 0 2° LE S, Y X00 T RMAN ECC OL Cj L" Y D AN, S LA O IT 'SH RV 8 ow \ - ORMANS OL°`AO CDC 0ja AS, E e fAMILV SER AU TUST MEADO T YTO HOO R. NELSONS OL CDC H S \ s W.R. NELSON STATE PR 400L >, S, V O B � 0 J m n/ Target Property A Sites at elevations higher than or equal to the target property • Sites at elevations lower than the target property L Manufactured Gas Plants t Sensitive Receptors El National Priority List Sites I ' Dept. Defense Sites SITE NAME: Exhibit 1-2 ADDRESS: NA Tustin CA 92780 LAT/LONG: 33.732776/117.816698 Indian Reservations BIA Areas of Concern �9 Power transmission lines /V Pipelines ® lo0-year flood zone 500 -year flood zone L161111111111 MM National Wetland Inventory 0 State Wetlands This report includes Interactive Map Layers, display and/or hide map information. The legend Includes only those icons for the default map view. CLIENT: Wrnley Horn & Associates, Inc. CONTACT: Casey Schooner INQUIRY #: 4964215.2s DATE: June 12, 2017 8:01 pm nw w.wl.,4n+ n/11T Clio Iw.. a, nl1C T....T.,- O.I nn1C Exhibit 1-2 NA Tustin, CA 92780 Inquiry Number: 4964215.8 June 12, 2017 6 Armstrong Road Shelton, GT 06484 800.352.0050 (rEDRO Environmental Data Resources Inc www.edrnet.com SECTION About This Report Executive Summary Findings Glossary Thank you for your business. Please contact EDR at 1-800-352-0050 with any questions or comments. Disclaimer - Copyright and Trademark Notice This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OR DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL, CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLY LIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report "AS IS". Any analyses, estimates, ratings, environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction orforecast of, any environmental risk for any property. Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, the information provided in this Report is not to be construed as legal advice. Copyright 2017 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc. or its affiliates is prohibited without prior written permission. EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarks used herein are the property of their respective owners. About This Report The EDR Building Permit Report provides a practical and efficient method to search building department records for indications of environmental conditions. Generated via a search of municipal building permit records gathered from more than 1,600 cities nationwide, this report will assist you in meeting the search requirements of EPA's Standards and Practices for All Appropriate Inquiries (40 CFR Part 312), the ASTM Standard Practice for Environmental Site Assessments (E 1527-13), or custom requirements developed for the evaluation of environmental risk associated with a parcel of real estate. Building permit data can be used to identify current and/or former operations and structures/features of environmental concern. The data can provide information on a target property and adjoining properties such as the presence of underground storage tanks, pump islands, sumps, drywells, etc., as well as information regarding water, sewer, natural gas, electrical connection dates, and current/former septic tanks. ASTM and EPA Requirements ASTM E 1527-13 lists building department records as a "standard historical source," as detailed in § 8.3.4.7: "Building Department Records - The term building department records means those records of the local government in which the property is located indicating permission of the local government to construct, alter, or demolish improvements on the property." ASTM also states that "Uses in the area surrounding the property shall be identified in the report, but this task is required only to the extent that this information is revealed in the course of researching the property itself." EPA's Standards and Practices for All Appropriate Inquires (AAI) states: §312.24: Reviews of historical sources of information. (a) Historical documents and records must be reviewed for the purposes of achieving the objectives and performance factors of §312.20(e) and (f). Historical documents and records may include, but are not limited to, aerial photographs, fire insurance maps, building department records, chain of title documents, and land use records." Methodology EDR has developed the EDR Building Permit Report through our partnership with BuildFax, the nation's largest repository of building department records. BuildFax collects, updates, and manages building department records from local municipal governments. The database now includes 30 million permits, on more than 10 million properties across 1,600 cities in the United States. The EDR Building Permit Report comprises local municipal building permit records, gathered directly from local jurisdictions, including both target property and adjoining properties. Years of coverage vary by municipality. Data reported includes (where available): date of permit, permit type, permit number, status, valuation, contractor company, contractor name, and description. Incoming permit data is checked at seven stages in a regimented quality control process, from initial data source interview, to data preparation, through final auditing. To ensure the building department is accurate, each of the seven quality control stages contains, on average, 15 additional quality checks, resulting in a process of approximately 105 quality control "touch points." For more information about the EDR Building Permit Report, please contact your EDR Account Executive at (800) 352-0050. EDRe Environmental Data Resources Inc ;mow. PRS IPERTY HISTORY A search of building department records was conducted by Environmental Data Resources, Inc (EDR) on behalf of Kimley Horn & Associates, Inc. on Jun 12, 2017. TARGETPROPERTY NA Tustin, CA 92780 SEARCH METHODS EDR searches available lists for both the Target Property and Surrounding Properties. RESEARCH SUMMARY Building permits identified: YES The following research sources were consulted in the preparation of this report. An "X" indicates where information was identified in the source and provided in this report. Tustin Year Source 2014 City of Tustin, Building Division 2012 City of Tustin, Building Division �3�ILQ � - ��•73��ti��3:1�7 Name: Tustin Years: 2012-2015 Source: City of Tustin, Building Division, TUSTIN, CA Phone: (714) 573-3131 TP Adioinina Name: Anaheim Years: 2000-2017 Source: City of Anaheim, Planning & Building Department, ANAHEIM, CA Phone: (714) 765-5153 Name: Irvine Years: 1982-2017 Source: City of Irvine, Building and Safety, IRVINE, CA Phone: (949) 724-6470 Name: Orange County Years: 1990-2017 Source: Orange County, Planning and Development Services, ORANGE, CA Phone: (714) 834-5238 X EG Name: San Bernardino County Years: 2002-2017 Source: San Bernardino County, Land Use, Building & Safety, SAN BERNARDINO, CA Phone: (909) 387-8311 4964215-8 Page 1 Name: Huntington Beach Years: 1996-2017 Source: Huntington Beach, Dept. of Building and Safety, HUNTINGTON BEACH, CA Phone: (714) 536-5241 Name: Newport Beach Years: 2003-2017 Source: City of Newport Beach, Community Development Department, NEWPORT BEACH, CA Phone: (949) 718-1888 4964215-8 Page 2 TARGET PROPERTY DETAIL NA Tustin, CA 92780 No Permits Found 4964215-8 Page 3 ADJOINING PROPERTY DETAIL The following Adjoining Property addresses were researched for this report. Detailed findings are provided for each address. 1372 NISSON RD Date: 9/24/2014 Permit Type: PLUM Description: Permit Description: Plumbing Work Class: Single Family Dwelling Other Proposed Use: Permit Number: P2014-0179 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: Date: 10/6/2005 Permit Type: BLDG Description: REMOVE ALL EXTERIOR WOOD SIDING, REPLACE WITH STUCCO Permit Description: Building Work Class: Multi Family Dwelling Other Proposed Use: Permit Number: B05-0451 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: 4964215-8 Page 4 1412 NISSON RD Date: 10/1/2002 Permit Type: COMBO Description: add new gas meter for bbq & 2 bbq over 42" Permit Description: Combination Work Class: Proposed Use: C2012-0243 Permit Number: CO2 -0328 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: OWNER 1439 NISSON RD Date: 9/12/2012 Permit Type: COMBO Description: Permit Description: Combination Work Class: Multi Family Dwelling Other Proposed Use: Permit Number: C2012-0243 Status: EXPIRED Valuation: $0.00 Contractor Company: Contractor Name: 4964215-8 Page 5 Date: 3/25/2002 Permit Type: BLDG Description: T/O RF, REPL W/ 20YR COMP SHINGLES, GAF Permit Description: Building Work Class: Multi Family Dwelling Roof Proposed Use: Permit Number: B02-0151 Status: EXPIRED Valuation: $7,000.00 Contractor Company: Contractor Name: CENTRAL ROOFING COMPANY 1441 NISSON RD Date: 9/12/2012 Permit Type: COMBO Description: Permit Description: Combination Work Class: Multi Family Dwelling Other Proposed Use: Permit Number: C2012-0244 Status: EXPIRED Valuation: $0.00 Contractor Company: Contractor Name: CENTRAL ROOFING COMPANY IV Date: 3/25/2002 Permit Type: BLDG Description: T/O RF, REPL W/20 YR COMP Permit Description: Building Work Class: Multi Family Dwelling Roof Proposed Use: Permit Number: B02-0148 Status: EXPIRED Valuation: $7,000.00 Contractor Company: Contractor Name: CENTRAL ROOFING COMPANY 4964215-8 Page 6 i 1i 1451 NISSON RD Date: 9/22/2014 Permit Type: COMBO Description: Permit Description: Combination Work Class: Multi Family Dwelling Other Proposed Use: Permit Number: C2014-0210 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: Date: 9/12/2012 Permit Type: COMBO Description: Permit Description: Combination Work Class: Multi Family Dwelling Other Proposed Use: Permit Number: C2012-0245 Status: EXPIRED Valuation: $0.00 Contractor Company: Contractor Name: Date: 8/2/2011 Permit Type: PLUM Description: SEWER CONNECT TO LATERAL (APARTMENT UNITS) Permit Description: Plumbing Work Class: Multi. Family Dwelling Other Proposed Use: Permit Number: P2011-0164 Status: APPLIED Valuation: $200,000.00 Contractor Company: Contractor Name: 4964215-8 Page 7 1471 NISSON RD Date: 4/23/2010 Permit Type: SIGN Description: FACECHANGE TO EXISTING POLE SIGN Permit Description: Sign Work Class: Sign Proposed Use: Permit Number: S10-0026 Status: FINALED Valuation: $1,255.00 Contractor Company: Contractor Name: ENCORE IMAGE Date: 10/18/2002 Permit Type: BLDG Description: install 1 flagpole 35' high Permit Description: Building Work Class: Commercial Other Proposed Use: Permit Number: B02-0437 Status: EXPIRED Valuation: $0.00 Contractor Company: Contractor Name: SO CALIF FLAGPOLE Date: 4/2/2002 Permit Type: BLDG Description: T/O ROOF, REPL WITH 3 PLY HOT MOP -LOWER LEVEL @ 2ND STORY Permit Description: Building Work Class: Commercial Roof Proposed Use: Permit Number: B02-0160 Status: EXPIRED Valuation: $7,500.00 Contractor Company: Contractor Name: ISLAND PACIFIC ROOFING 4964215-8 Page 8 Date: 1/30/2001 Permit. Type: BLDG Description: REROOF-T/O EXISTING & CAP SHEET Permit Description: Building Work Class: Commercial Roof Proposed Use: Permit Number: 601-0029 Status: FINALED Valuation: $5,500.00 Contractor Company: Contractor Name: MR. ROOFER RED HILL AVE 14042 RED HILL AVE Date: 2/23/2015 Permit Type: COMBO Description: Permit Description: Combination Work Class: Commercial Tenant Improvements Proposed Use: Permit Number: C2015-0059 Status: APPLIED Valuation: $0.00 Contractor Company: Contractor Name: 4964215-8 Page 9 Date: 10/28/2014 Permit Type: ELEC Description: Permit Description: Electrical Work Class: Commercial Other Proposed Use: Permit Number: E2014-0097 Status: ISSUED Valuation: $0.00 Contractor Company: $25,633.76 Contractor Name: Date: 2/4/2014 Permit Type: SIGN Description: Permit Description: Sign Work Class: Sign Proposed Use: Permit Number: S2014-0012 Status: FINALED Valuation: $0.00 Contractor Company: $25,633.76 Contractor Name: Date: 12/21/2009 Permit Type: COMBO Description: T.I. IN DINNING AREA ONLY 1208-SQFT "TACO BELL" Permit Description: Combination Work Class: Proposed Use: Permit Number: C09-0485 Status: FINALED Valuation: $25,633.76 Contractor Company: Contractor Name: CRABB CONSTRUCTION COMPANY INC 4964215-8 Page 10 Date: 3/18/2009 Permit Type: COMBO Description: REMOVE & REPLACE SPEAKER POST CANOPY & ENTRY CLEARANCE PORTAL "TACO BELL" Permit Description: Combination Work Class: Commercial Other Proposed Use: Permit Number: C09-0113 Status: FINALED Valuation: $0.00 Contractor Company: $25,633.76 Contractor Name: CUMMINGS WEST Date: 12/12/2008 Permit Type: COMBO Description: T.I. IN DINNING AREA ONLY 1208-SQFT "TACO BELL" Permit Description: Combination Work Class: f Proposed Use: E05-0075 Permit Number: C08-0887 Status: WITHDRWN Valuation: $25,633.76 Contractor Company: 0 H M ELECTRIC Contractor Name: CRAFT CONSTRUCTION COMPANY Date: 10/5/2005 Permit Type: ELEC Description: install underground conduit. Permit Description: Electrical Work Class: Commercial Other Proposed Use: Permit Number: E05-0075 Status: ISSUED Valuation: $0.00 Contractor Company: Contractor Name: 0 H M ELECTRIC 4964215-8 Page 11 14081 RED HILL AVE Date: Permit Type: Description: Permit Description: Work Class: Proposed Use: Permit Number: Status: Valuation: Contractor Company: Contractor Name: Date: Permit Type Description: Permit Description: Work Class: Proposed Use: Permit Number: Status: Valuation: Contractor Company: Contractor Name: 3/25/2009 BLDG ATTACHED STORAGE SHED 10' X 10' (76 GAS STATION) Building Commercial Other B09-0046 FINALED $0.00 CALCRAFT CORPORATION 6/30/2008 COMBO INSTALL NEW ABOVE GROUND HEALY TANK & CONSTRUCT NEW TWO BIN TRASH ENCLOSURE PER CITY Combination C08-0564 FINALED $0.00 CHARLES 4964215-8 Page 12 Date: 9/26/2007 Permit Type: SIGN Description: WRAP EXISTING CANOPY FASCIA AND NEW LOGO SIGNS Permit Description: Sign Work Class: Sign Proposed Use: Permit Number: S07-0142 Status: EXPIRED Valuation: $20,000.00 Contractor Company: $0.00 Contractor Name: HUGHES - NELSON PAINTING INC DBA APEX PAIN Date: 10/9/2006 Permit Type: COMBO Description: REMOVE EXISTING BALL SIGN & PRICE SIGN, REPLACE WITH NEW MONUMENT SIGN with new FOOTING, R Permit Description: Combination I Work Class: Combination Proposed Use: Permit Number: C06-0898 Status: EXPIRED Valuation: $0.00 Contractor Company: $0.00 Contractor Name: SWAIN SIGN INC Date: 11/22/2004 Permit Type: COMBO Description: VAPOR EXTRACTION SYSTEM Permit Description: Combination Work Class: Proposed Use: Permit Number: C04-0598 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: WAYNE PERRY INC 4964215-8 Page 13 Date: 1/22/2004 Permit Type: COMBO Description: REPLACE ABOVE GROUND 1,150 GAL PROPANE TANK Permit Description: Combination Work Class: Proposed Use: S02-0014 Permit Number: C04-0019 Status: EXPIRED Valuation: $0.00 Contractor Company: DONCO & SONS INC Contractor Name: FERRELLGAS Date: 3/8/2002 Permit Type: SIGN Description: FWY SIGN RE -FACE " 76" 188sf Permit Description: Sign Work Class: Sign Proposed Use: Permit Number: S02-0014 Status: FINALED Valuation: $6,100.00 Contractor Company: Contractor Name: DONCO & SONS INC 4964215-8 Page 14 14082 RED HILL AVE Date: 12/31/2008 Permit Type: SIGN Description: (2) NEW ILLUMINATED SIGNS, (1) NEW NON -ILLUMINATED SIGN, (2) FACE CHANGES TO MONUMENT SIGN Permit Description: Sign Work Class: Sign Proposed Use: Permit Number: S09-0001 Status: ISSUED Valuation: $5,000.00 Contractor Company: Contractor Name: DONCO & SONS INC Date: 11/1/2007 Permit Type: ELEC Description: (4) RECEPTACLES - INTERCEPT EXIST DISPENSER CONDUIT & EXTEND TO NEW LOCATION, NEW WIRE TO Permit Description: Electrical Work Class: Commercial Other Proposed Use: Permit Number: E07-0204 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: WAYNE PERRY INC 4964215-8 Page 15 Date: 8/28/2007 Permit Type: PLUM Description: REMOVE & REPLACE DISPENSERS & ASSOCIATES PIPING MONITORING SYSTEMS Permit Description: Plumbing Work Class: Commercial Other Proposed Use: Permit Number: P07-0269 Status: EXPIRED Valuation: $0.00 Contractor Company: Contractor Name: WAYNE PERRY INC Date: 7/20/2007 Permit Type: BLDG Description: ADDING NEW HEALY ABOVE GROUND TANK Permit Description: Building Work Class: Commercial Other Proposed Use: Permit Number: B07-0381 Status: F I NALED Valuation: $0.00 Contractor Company: Contractor Name: WAYNE PERRY INC Date: 7/5/2007 Permit Type: SIGN Description: FACE CHANGE "CHEVRON" CANOPY SIGN, MONUMENT Permit Description: Sign Work Class: Sign Proposed Use: Permit Number: 507-0095 Status: FINALED Valuation: $20,000.00 Contractor Company: Contractor Name: YOUNG ELECTRIC SIGN CO 4964215-8 Page 16 Date: 8/26/2004 Permit Type: COMBO Description: PHASE 1 VAPOR RECOVERY EQUIPMENT UPGRADE-U/G TANKS Permit Description: Combination Work Class: Commercial Other Proposed Use: S03-0060 Permit Number: C04-0490 Status: FINALED Valuation: $0.00 Contractor Company: SHINE ELECTRICAL INC Contractor Name: PETRO -BUILDERS INC Date: 10/11/2003 Permit Type: ELEC Description: Permit Description: Electrical lWork Class: Commercial Other Proposed Use: S03-0060 z Permit Number: E03-0052 Status: WITHDRWN Valuation: $0.00 Contractor Company: SHINE ELECTRICAL INC Contractor Name: SHINE ELECTRICAL INC Date: 10/112003 Permit Type: SIGN Description: RELOCATE EXISTING ILLUM MONUMENT SIGN "CHEVRON" Permit Description: Sign Work Class: Sign Proposed Use: Permit Number: S03-0060 Status: ISSUED Valuation: $4,000.00 Contractor Company: Contractor Name: SHINE ELECTRICAL INC 4964215-8 Page 17 Date: 7/22/2002 Permit Type: BLDG Description: REPAIR UNDERGROUND STORAGE TANK Permit Description: Building Work Class: Commercial Other Proposed Use: Permit Number: B02-0303 Status: EXPIRED Valuation: $0.00 Contractor Company: Contractor Name: PETRO -BUILDERS INC 14090 RED HILL AVE Date: 1/2212010 Permit Type: COMBO Description: 7/11 TI Permit Description: Combination Work Class: Commercial Tenant Improvements Proposed Use: Permit Number: C10-0021 Status: WITHDRWN Valuation: $30,000.00 Contractor Company: Contractor Name: MATTOX ELECTRIC Date: 1/1912010 Permit Type: ELEC Description: INSTALL NEW 6 RECEPTACLES (7-11) Permit Description: Electrical Work Class: Commercial Other Proposed Use: Permit Number: E10-0005 Status: ISSUED Valuation: $2,000.00 Contractor Company: Contractor Name: MATTOX ELECTRIC 4964215-8 Page 18 Date: 4/24/2007 Permit Type: COMBO Description: INSTALL NEW REPLACEMENT SERVICE, 600 AMP - ELECT ONLY Permit Description: Combination Work Class: Sign Proposed Use: Permit Number: C07-0352 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: ALLIED INTERSTATE DEVELOPMENT CORPORATION Date: 10/26/2006 Permit Type: SIGN Description: 1 SET OF ILLUM CHANNEL LETTERS & REFACE EXIST POLE SIGN 24 SF 7 - ELEVEN I Permit Description: Sign Work Class: Sign 1 Proposed Use: Permit Number: S06-0104 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: YOUNG ELECTRIC SIGN CO Date: 8/17/2006 Permit Type: COMBO Description: TI FOR 7 -ELEVEN Permit Description: Combination Work Class: Proposed Use: Permit Number: C06-0725 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: RD BUILDERS 4964215-8 Page 19 Date: 5/4/2005 Permit Type: SIGN Description: 1 SET ILLUM CHANNEL LTRS "COLOR COPY - SIGNS & BANNERS" Permit Description: Sign Work Class: Sign Proposed Use: Permit Number: S05-0028 Status: FINALED Valuation: $2,000.00 Contractor Company: Contractor Name: SIGNS & SERVICES COMPANY Date: 3/31/2005 Permit Type: PLUM Description: REPLACE 3 -COMPARTMENT SINK, WASH BASIN, WATER HEATER Permit Description: Plumbing Work Class: Commercial Other Proposed Use: Permit Number: P05-0082 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: FLOWTECH PLUMBING & ROOTER INC Date: Permit Type: Description: Permit Description: Work Class: Proposed Use: Permit Number: Status: Valuation: Contractor Company: Contractor Name: 3/29/2005 MECH REPLACE 1/3 HP REFRIGERATION COMPRESSOR Mechanical M05-0007 FINALED $0.00 HAIGHT & HAIGHT INC 4964215-8 Page 20 Date: 2/17/2005 Permit Type: BLDG Description: NEW TRASH ENCLOSURE, 33'LF BY 6 -HIGH, REF. PERMIT AND PLANS ON CO3- 0147 Permit Description: Building Work Class: Commercial Other Proposed Use: Commercial Tenant Improvements Permit Number: B05-0062 Status: FINALED Valuation: $1,188.00 Contractor Company: $15,000.00 Contractor Name: Date: 2/2/2005 Permit Type: ELEC Description: ELECTRICAL ONLY; NEW OUTLETS& FIXTURES, CONDUITS Permit Description: Electrical Work Class: Commercial Tenant Improvements Proposed Use: CO3-0147 Permit Number: E05-0007 Status: FINALED Valuation: $15,000.00 Contractor Company: Contractor Name: VARDIMAN ELECTRIC Date: 5/16/2003 Permit Type: COMBO Description: FASCADE REMODEL Permit Description: Combination Work Class: Commercial Other Proposed Use: Permit Number: CO3-0147 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: 4964215-8 Page 21 14102 RED HILL AVE Date: Permit Type: Description: Permit Description: Work Class: Proposed Use: Permit Number: Status: Valuation: Contractor Company: Contractor Name: 14108 RED HILL AVE Date: Permit Type: Description: Permit Description: Work Class: Proposed Use: Permit Number: Status: Valuation: Contractor Company: Contractor Name: 12/1/2010 SIGN WALL SIGN "PAC -N -SHIP" 28-SQFT Sign Sign S10-0071 FINALED $3,750.00 SIGNS & SERVICES COMPANY 8/29/2007 SIGN WALL SIGN " METRO PCS AUTHORIZED DEALER" CHANNEL LETTERS Sign Sign S07-0124 EXPIRED $2,000.00 COST SIGN 4964215-8 Page 22 Date: 5/24/2005 Permit Type: SIGN Description: 1 SET ILLUM WALL SIGN "CHEAP AUTO INSUANCE" Permit Description: Sign Work Class: Sign Proposed Use: Permit Number: S05-0035 Status: FINALED Valuation: $4,000.00 Contractor Company: Contractor Name: SIGNS & SERVICES COMPANY 14122 RED HILL AVE Date: 8/14/2007 Permit Type: SIGN Description: (1) ILLUMINATED MONUMENT SIGN 22 SF "BELLA DENTAL GROUP" Permit Description: Sign Work Class: Sign Proposed Use: Permit Number: S07-0119 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: SIGN MAX Date: 4/25/2001 Permit Type: SIGN Description: Illuminated Monument Sign "Dentist" Permit Description: Sign Work Class: Sign Proposed Use: Permit Number: S01-0021 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: ACCORD CONSTRUCTION 4964215-8 Page 23 Date: 12/21/2000 Permit Type: ELEC Description: SUITES A,B,C &D- ADDING NEW METERS Permit Description: Electrical Work Class: Commercial Other Proposed Use: Permit Number: E00-0488 Status: EXPIRED Valuation: $0.00 Contractor Company: Contractor Name: OWNER Date: 11/14/2000 Permit Type: BLDG Description: REPLACE WOODEN FENCE WITH WROUGHT IRON FENCE PER CITY STANDARDS Permit Description: Building Work Class: Commercial Other Proposed Use: Permit Number: -B00-0816 S2014-0007 Status: FINALED Valuation: $2,500.00 Contractor Company: Contractor Name: DEJ 14131 RED HILL AVE Date: 113012014 Permit Type: SIGN Description: Permit Description: Sign Work Class: Sign Proposed Use: Permit Number: S2014-0007 Status: ISSUED Valuation: $0.00 Contractor Company: Contractor Name: 4964215-8 Page 24 Date: 5/28/2009 Permit Type: PLUM Description: KITCHEN HOOD SYSTEM "TRADITIONS INDIAN CUISINE" Permit Description: Plumbing Work Class: Commercial Other Proposed Use: Commercial Other Permit Number: P09-0106 Status: FINALED Valuation: $0.00 Contractor Company: $0.00 Contractor Name: HEDRICK FIRE PROTECTION Date: 5/20/2009 Permit Type: PLUM Description: INSTALL (6) BURNER RANGE, (3) RING STOCK POT, 35LB DEEP FRYER, & CLAY OVEN, GAS FIRED Permit Description: Plumbing Work Class: Commercial Other Proposed Use: S09-0015 Permit Number: P09-0101 Status: ISSUED Valuation: $0.00 Contractor Company: P V L SIGNS & GRAPHICS Contractor Name: Date: 4/21/2009 Permit Type: SIGN Description: ILLUMINATED SIGN FOR "TRADITIONS" Permit Description: Sign Work Class: Sign Proposed Use: Permit Number: S09-0015 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: P V L SIGNS & GRAPHICS 4964215-8 Page 25 Date: 10/12/2006 Permit Type: SIGN Description: 1 WALL CHANNEL LETTER SIGN "RODERICKS" Permit Description: Sign Work Class: Sign Proposed Use: Permit Number: S06-0098 Status: ISSUED Valuation: $2,100.00 Contractor Company: Contractor Name: Y2K SIGNS Date: 9/15/2003 Permit Type: PLUM Description: fire suppression hood Permit Description: Plumbing Work Class: Commercial Tenant Improvements Proposed Use: Permit Number: P03-0206 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: FLETCHER'S FIRE PROTECTION 14141 RED HILL AVE Date: 10/15/2003 Permit Type: BLDG Description: T/O FLAT ROOF AND REPLACE BUR FLAT ROOF ONLY #14141-14165 Permit Description: Building Work Class: Commercial Roof Proposed Use: Permit Number: B03-0553 Status: FINALED Valuation: $20,000.00 Contractor Company: Contractor Name: WESTERN ROOFING COMPANY 4964215-8 Page 26 Date: 1/6/2003 Permit Type: COMBO Description: BAKERY/RESTAURANT EXPANSION Permit Description: Combination Work Class: Proposed Use: Permit Number: CO3-0006 Status: EXPIRED Valuation: $280,104.00 Contractor Company: Contractor Name: UNITED FIRE SERVICES INC 14145 RED HILL AVE Date: 6/12/2006 Permit Type: COMBO Description: REVISION C05-0387 - RESTAURANT T.I. 1200 -SQ Permit Description: Combination Work Class: Proposed Use: Permit Number: C06-0542 Status: EXPIRED Valuation: $0.00 Contractor Company: Contractor Name: UNITED FIRE SERVICES INC Date: 9/20/2005 Permit Type: COMBO Description: HOOD & DUCT SYSTEM Permit Description: Combination Work Class: Proposed Use: Permit Number: C05-0561 Status: ISSUED Valuation: $0.00 Contractor Company: Contractor Name: UNITED FIRE SERVICES INC 4964215-8 Page 27 Date: 6/29/2005 Permit Type: COMBO Description: RESTAURANT T.I. 1200 -SQ Permit Description: Combination Work Class: Proposed Use: B2012-0154 Permit Number: C05-0387 Status: EXPIRED Valuation: $0.00 Contractor Company: Contractor Name: 14160 RED HILL AVE Date: 8/27/2012 Permit Type: BLDG Description: Permit Description: Building Work Class: Commercial Roof Proposed Use: Permit Number: B2012-0154 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: 4964215-8 Page 28 Date: Permit Type: Description: Permit Description: Work Class: Proposed Use: Permit Number: Status: Valuation: Contractor Company: Contractor Name: Date: Permit Type: Description: Permit Description: Work Class: Proposed Use: Permit Number: Status: Valuation: Contractor Company: Contractor Name: 3/7/2011 BLDG REROOF; TEAR OFF CAPROOF, INSTALL ROSIN BASE 2 PLY CAP AND NEW METAL BUR, CLASS A, COOL RO Building Multi Family Dwelling Roof B2011-0052 FINALED $10,512.00 SANDKAMP ROOFING 7/18/2005 BLDG REROOF; REMOVE EXISTING, INSTALL NEW UNDERLAYMENT AND BUR. UNIT #1 13-124 ONLY. Building Multi Family Dwelling Other B05-0267 ISSUED $0.00 RITE - WAY ROOF CORPORATION 4964215-8 Page 29 Date: 8/20/2004 Permit Type: BLDG Description: VEHICLE ACCIDENT: REPAIR FRAMING, DRYWALL & STUCCO ONLY, SUBJECT TO FIELD INSPECTION. Permit Description: Building Work Class: Multi Family Dwelling Other Proposed Use: Permit Number: B04-0318 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: B E J OF COTO INC DBA PAUL DAVIS SYSTEMS O 14161 RED HILL AVE Date: 8/14/2001 Permit Type: BLDG Description: FLOORING REPAIR AT WATER TANK ROOM Permit Description: Building Work Class: Commercial Other Proposed Use: Permit Number: B01-0375 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: 4964215-8 Page 30 14171 RED HILL AVE Date: 1/8/2013 Permit Type: BLDG Description: FIRE SUPPRESION SYSTEM Permit Description: Building Work Class: Commercial Tenant Improvements Proposed Use: Permit Number: 82013-0005 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: FONTANA FIRE EQUIPMENT Date: 9/26/2001 Permit Type: BLDG Description: FIRE SUPPRESION SYSTEM Permit Description: Building Work Class: Commercial Other Proposed Use: Permit Number: B01-0439 Status: EXPIRED Valuation: $0.00 Contractor Company: Contractor Name: FONTANA FIRE EQUIPMENT Date: 8/6/2001 Permit Type: COMBO Description: FIRE REVIEW FOR HOT SVC DELI IN MEAT DEPT -REF P/C C01-0195 Permit Description: Combination Work Class: Proposed Use: Permit Number: C01-0295 Status: WITHDRWN Valuation: $0.00 Contractor Company: Contractor Name: STATER BROS MARKETS 4964215-8 Page 31 Date: Permit Type: Description: Permit Description: Work Class: Proposed Use: Permit Number: Status: Valuation: Contractor Company: Contractor Name: Date: Permit Type: Description: Permit Description: Work Class: Proposed Use: Permit Number: Status: Valuation: Contractor Company: Contractor Name: Date: Permit Type: Description: Permit Description: Work Class: Proposed Use: Permit Number: Status: Valuation: Contractor Company: Contractor Name: 6/11/2001 BLDG FIRE ALARM Building Commercial Other B01-0239 FINALED $0.00 ALARMCO 5/17/2001 COMBO SUPERMARKET TI - STATER BROS. Combination Commercial Tenant Improvements C01-0195 FINALED $5,305.00 STATER BROS MARKETS 10/19/2000 ELEC ELECTRICAL FOR SIGN Electrical Commercial Other E00-0471 EXPIRED $0.00 SIGN AND VENTURES INC 4964215-8 Page 32 Date: 10/19/2000 Permit Type: SIGN Description: WALL SIGN - STATE BROTHERS Permit Description: Sign Work Class: Sign Proposed Use: Commercial Roof Permit Number: SG00-0012 Status: FINALED Valuation: $13,000.00 Contractor Company: $20,000.00 Contractor Name: SIGN AND VENTURES INC 14201 RED HILL AVE Date: 6/19/2006 Permit Type: BLDG Description: PERMIT TO FINAL B03-0554, T/O FLAT ROOF & REPLACE BUR FLAT ROOF ONLY Permit Description: Building Work Class: Commercial Roof Proposed Use: Commercial Roof Permit Number: B06-0288 Status: FINALED Valuation: $0.00 Contractor Company: $20,000.00 Contractor Name: WESTERN ROOFING COMPANY Date: 10/15/2003 Permit Type: BLDG Description: T/O FLAT ROOF AND REPLACE BUR FLAT ROOF ONLY #14201-14211 Permit Description: Building Work Class: Commercial Roof Proposed Use: Permit Number: B03-0554 Status: EXPIRED Valuation: $20,000.00 Contractor Company: Contractor Name: WESTERN ROOFING COMPANY 4964215-8 Page 33 14207 RED HILL AVE Date: 6/16/2010 Permit Type: PLUM Description: Permit Description: Plumbing Work Class: Commercial Other Proposed Use: Permit Number: P10-0107 Status: APPLIED Valuation: $0.00 Contractor Company: $18,100.66 Contractor Name: UNITED FIRE & SAFETY COMPANY Date: 3/25/2010 Permit Type: PLUM Description: FIRE SUPPRESSION SYSTEM FOR HOOD AND DUCT (PHO BAC KY) Permit Description: Plumbing Work Class: Commercial Other Proposed Use: Permit Number: P10-0049 Status: ISSUED Valuation: $2,800.00 Contractor Company: $18,100.66 Contractor Name: UNITED FIRE & SAFETY COMPANY Date: 5/17/2006 Permit Type: COMBO Description: T.I. 853 -SQ, RESTAURANT Permit Description: Combination Work Class: Proposed Use: Permit Number: C06-0477 Status: FINALED Valuation: $18,100.66 Contractor Company: Contractor Name: S V P CONSTRUCTION 4964215-8 Page 34 14211 RED HILL AVE Date: 9/29/2004 Permit Type: SIGN Description: FACE CHANGE ONLY "PHO" Permit Description: Sign Work Class: Sign Proposed Use: Permit Number: SO4-0049 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: 14215 RED HILL AVE Date: 9/15/2008 Permit Type: SIGN Description: SIGN FACE CHANGE "YEH JIN" Permit Description: Sign Work Class: Sign Proposed Use: Permit Number: S08-0066 Status: ISSUED Valuation: $0.00 Contractor Company: Contractor Name: 49642155--8 Page 35 UTT DR 14011 UTT DR Date: Permit Type: Description: Permit Description: Work Class: Proposed Use: Permit Number: Status: Valuation: Contractor Company: Contractor Name: 14012 UTT DR Date: Permit Type: Description: Permit Description: Work Class: Proposed Use: Permit Number: Status: Valuation: Contractor Company: Contractor Name: 5/23/2007 MECH NEW A/C UNIT, CHANGE OUT FAU (HEATER). Mechanical Single Family Dwelling Other M07-0029 EXPIRED $0.00 8/30/2010 BLDG REMOVE WOOD SIDING AND REPLACE WITH STUCCO IN FRONT & SIDE OF HOUSE Building Single Family Dwelling Other B10-0132 FINALED $0.00 OWNER 4964215-8 Page 36 Date: 10/6/2005 Permit Type: BLDG Description: REMOVE ALL EXTERIOR WOOD SIDING, REPLACE WITH STUCCO Permit Description: Building Work Class: Multi Family Dwelling Other Proposed Use: BLDG Permit Number: B05-0452 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: B05-0562 14031 UTT DR Date: 12/27/2005 Permit Type: BLDG Description: T/O ROOF, REPL W/COMP SHINGLE & TORCH DOWN ROOF SYSTEM Permit Description: Building Work Class: Proposed Use: Permit Number: B05-0562 Status: FINALED Valuation: $4,750.00 Contractor Company: Contractor Name: COAST ROOFING 4964215-8 Page 37 14101 UTT DR Date: Permit Type: Description: Permit Description: Work Class: Proposed Use: Permit Number: Status: Valuation: Contractor Company: Contractor Name: 14102 UTT DR Date: Permit Type: Description: Permit Description: Work Class: Proposed Use: Permit Number: Status: Valuation: Contractor Company: Contractor Name: 12/11/2008 PLUM CHANGE OUT WATER HEATER, SAME LOCATION Plumbing Single Family Dwelling Other P08-0218 FINALED $0.00 ORANGE COUNTY SERVICES DBA:GEORGE BRAZIL 10/10/2007 PLUM REPLACE WATER HEATER, SAME LOCATION Plumbing Single Family Dwelling Other P07-0309 FINALED $0.00 ALL STAR WATER HEATERS INC 4964215-8 Page 38 14111 UTT DR Date: Permit Type: Description: Permit Description: Work Class: Proposed Use: Permit Number: Status: Valuation: Contractor Company: Contractor Name: 14112 UTT DR Date: Permit Type Description: 8/23/2005 BLDG TEAR OFF OLD ROOF, INSTALL ASHHALT COMPOSITE TILE (2.45LB) ER -5546. Building Single Family Dwelling Roof B05-0348 FINALED $7,250.00 1/15/2009 COMBO FIRE DAMAGE REPAIR- FRAMING, ELECTRICAL, HEATING/AIR, DUCT WORK, DRYWALL, STUCCO Permit Description: Combination Work Class: Proposed Use: Permit Number: C09-0017 Status: FINALED Valuation: $0.00 Contractor Company: Contractor Name: SCMS INC 4964215-8 Page 39 Date: 6/15/2004 Permit Type: BLDG Description: REROOF; TIO EXISTING, APPLY NEW UNDERLAY AND S TILE CLAY, US CLAY, 5.95# Permit Description: Building Work Class: Single Family Dwelling Roof Proposed Use: Permit Number: B04-0208 Status: FINALED Valuation: $8,500.00 Contractor Company: Contractor Name: HAYES PLUMBING Date: 7/22/2002 Permit Type: PLUM Description: c/o water heater Permit Description: Plumbing Work Class: Single Family Dwelling Other Proposed Use: Permit Number: P02-0181 Status: EXPIRED Valuation: $0.00 Contractor Company: Contractor Name: HAYES PLUMBING 4964215-8 Page 40 General Building Department concepts ■ ICC: The International Code Council. The governing body for the building/development codes used by all jurisdictions who've adopted the ICC guidelines. MOST of the US has done this. Canada, Mexico, and other countries use ICC codes books and guides as well. There are a few states who have added guidelines to the ICC codes to better fit their needs. For example, California has added seismic retrofit requirements for most commercial structures. ■ Building Department (Permitting Authority, Building Codes, Inspections Department, Building and Inspections): This is the department in a jurisdiction where an owner or contractor goes to obtain permits and inspections for building, tearing down, remodeling, adding to, re -roofing, moving or otherwise making changes to any structure, Residential or Commercial. ■ Jurisdiction: This is the geographic area representing the properties over which a Permitting Authority has responsibility. ■ GC: General Contractor. Usually the primary contractor hired for any Residential or Commercial construction work. ■ Sub: Subordinate contracting companies or subcontractors. Usually a "trades" contractor working for the GC. These contractors generally have an area of expertise in which they are licensed like Plumbing, Electrical, Heating and Air systems, Gas Systems, Pools etc. (called "trades"). ■ Journeymen: Sub contractors who have their own personal licenses in one or more trades and work for different contracting companies, wherever they are needed or there is work. ■ HVAC (Mechanical, Heating & Air companies): HVAC = Heating, Ventilation, and Air Conditioning. ■ ELEC (Electrical, TempPole, TPole, TPower, Temporary Power, Panel, AMP Change, Power Release): Electrical permits can be pulled for many reasons. The most common reason is to increase the AMPs of power in an electrical power panel. This requires a permit in almost every jurisdiction. Other commons reason for Electrical permits is to insert a temporary power pole at a new construction site. Construction requires electricity, and in a new development, power has yet to be run to the lot. The temporary power pole is usually the very first permit pulled for new development. The power is released to the home owner when construction is complete and this sometimes takes the form of a Power Release permit or inspection. ■ "Pull" a permit: To obtain and pay for a building permit. • CBO: Chief Building Official ■ Planning Department: The department in the development process where the building /structural plans are reviewed for their completeness and compliance with building codes ■ Zoning Department: The department in the development process where the site plans are reviewed for their compliance with the regulations associated with the zoning district in which they are situated. ■ Zoning District: A pre -determined geographic boundary within a jurisdiction where certain types of structures are permitted / prohibited. Examples are Residential structure, Commercial/Retail structures, Industrial/Manufacturing structures etc. Each zoning district has regulations associated with it like the sizes of the lots, the density of the structures on the lots, the number of parking spaces required for certain types of structures on the lots etc. ■ PIN (TMS, GIS ID, Parcel#): Property Identification Number and Tax Map System number. ■ State Card (Business license): A license card issued to a contractor to conduct business. • Building Inspector (Inspector): The inspector is a building department employee that inspects building construction for compliance to codes. ■ C.O.: Certificate of Occupancy. This is the end of the construction process and designates that the owners now have permission to occupy a structure after its building is complete. Sometimes also referred to as a Certificate of Compliance. Permit Content Definitions ■ Permit Number: The alphanumerical designation assigned to a permit for tracking within the building department system. Sometimes the permit number gives clues to its role, e.g, a "PL" prefix may designate a plumbing permit. ■ Description: A field on the permit form that allows the building department to give a brief description of the work being done. More often than not, this is the most important field for EP's to find clues to the prior use(s) of the property. ■ Permit Type: Generally a brief designation of the type of job being done. For example BLDG -RES, BLDG - COM, ELEC, MECH etc. Sample Building Permit Data Date: Nov 09, 2000 Permit Type: Bldg - New Permit Number: 101000000405 Status: Valuation: $1,000,000.00 Contractor Company: OWNER -BUILDER Contractor Name: Description: New one store retail (SAV -ON) with drive-thru pharmacy. Certificate of Occupancy. Exhibit 1-2 NA Tustin, CA 92780 Inquiry Number: 4964215.5 June 14, 2017 6 Armstrong Road Shelton, CT 06484 Dagt 800.352.0050 Environmental Data Resources Inc www.edrnet.com SECTION Executive Summary Findings City Directory Images Thank you for your business. Please contact EDR at 1-800-352-0050 with any questions or comments. Disclaimer - Copyright and Trademark Notice This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. 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A check mark indicates where information was identified in the source and provided in this report. Year Target Street Cross Street Sourc 2013 Q 2 Cole Information Services 2008 El 21 Cole Information Services 2003 El 0 Cole Information Services 1999 0 © Cole Information Services 1995 21 [7f Cole Information Services 1992 El Cole Information Services 1985 _ Q [� Haines Criss -Cross Directory 1980 Haines Criss -Cross Directory 1975 Haines Criss -Cross Directory 1972 0 Q Haines Criss -Cross Directory RECORD SOURCES EDR is licensed to reproduce certain City Directory works by the copyright holders of those works. The purchaser of this EDR City Directory Report may include it in report(s) delivered to a customer. Reproduction of City Directories without permission of the publisher or licensed vendor may be a violation of copyright. 4964215-5 Pagel TARGET PROPERTY STREET NA Tustin, CA 92780 Year CD Ima a Source NISSON RD 2013 pg A2 Cole Information Services 2008 pg A8 Cole Information Services 2003 pg A14 Cole Information Services 1999 pg A20 Cole Information Services 1995 pg A25 Cole Information Services 1992 pg A29 Cole Information Services 1985 pg A32 Haines Criss -Cross Directory 1985 pg A33 Haines Criss -Cross Directory 1980 pg A35 Haines Criss -Cross Directory 1980 pg A36 Haines Criss -Cross Directory 1975 pg A39 Haines Criss -Cross Directory 1975 pg A40 Haines Criss -Cross Directory 1972 pg A43 Haines Criss -Cross Directory 1972 pg A44 Haines Criss -Cross Directory 4964215-5 Page 2 CROSS STREETS Year CD Image Source RED HILL AVE 2013 pg. A6 Cole Information Services 2008 pg. Al2 Cole Information Services 2003 pg. A17 Cole Information Services 1999 pg. A23 Cole Information Services 1995 pg. A27 Cole Information Services 1992 pg. A31 Cole Information Services 1985 pg. A34 Haines Criss -Cross Directory 1980 pg. A37 Haines Criss -Cross Directory 1980 pg. A38 Haines Criss -Cross Directory 1975 _ _ pg. A41 _ _ Haines Criss -Cross Directory 1975 pg. A42 Haines Criss -Cross Directory 1972 pg. A45 Haines Criss -Cross Directory 4964215-5 Page 3 City Directory Images NISSON RD 2013 1372 IRMA PEREZ 1412 AHIRA BURHANZI Cole Information Services 4964215.5 Page: A2 BRYAR DAVIES CASA CORTEZ APARTMENTS CLARENCE SHARP CONNIE RAMIREZ DAN REED EMILIO NAVARRO EVON RIOS FABIAN NGO JAE LEE NCKAYLA NORTHCOTT PEI WU RAUL MARIANO ROBERT VILLA SIMON CHINERYL STEVEN WILLIAM SYED AHAMED TARA TOD VAISHALEE PATEL VERONICA VICEDO YULIA OLIMPIADI 1431 THOMAS BOYLES 1433 JACKLYN SALENGA 1439 OCCUPANT UNKNOWN 1441 BALDOMERO GARCIA 1451 ESTER ALBA F ASIF FRANCISCO GAYDA LAWRENCE MARTIN LESLIE GARCIA MARCELA SANCHEZ SHIRLEY TARDIE TERESA LOPEZ 1471 ALS WOODCRAFT 1501 CAFE AUTO SPA 1602 ABDIRAHIM DIRIE ADAM HERRERA ADOLFO CALLE ALBERT NONIYEV ALEXANDER KLETSELMAN ALFONSO SANCHEZ ALFREDO CASTELLANOS ANA INTROSSI ANTONIO NUNEZ ARMENIA DELGADO AUGUSTINE GOMEZ BAY NGUYEN BERTHA MOTA BRENDA PRADO Cole Information Services 4964215.5 Page: A2 ✓ - Cole Information Services NISSON RD 2013 (Cont'd) 1602 BRENDA SERRANO CANDELARIO PICENO CARLOS CASTANEDA CECILIA FLORES CORA RODRIGUEZ CYNTHIA LOPEZ DAVID FLORES DIAHANN INTROSSI DOKHEE LEE EDGAR PONCE EFREN ROJANO ELIZABETH GARCIA ELVIRA CRUZ ENRIQUE TORRES ERIKA MORENO EVERARDO MANZO GAIL NEILAN GALILEA AYALA GERARDO GONZALES GURBINDER SINGH HELEN REECE --IGNACIO CONTRERAS - -- -- - - JANET INOCENCIO JANETTE ANGELES JAVIER MUNOZ JEFFREY HAMPTON JENNIE PARKER JENNIFER HECKENLIVELY JEROME CHILDS JESSICA KINGARY JESUS ACOSTA JESUS FRANCO JORGE CONTRERAS JORGE MORALES JOSE CASTRO JUSTINA ULLOA KADANA BRYANT KAREN MAZE KAREN MIRANDA KRISTY LY LAMONT LYNCH LAURA LOA LEILANI JAUREGUI LEONOR BARTOLO LUIS MARTINEZ LY PHAM MAHBUBA HASAN MARGARITA ZAKHRABOVA MARIA GUZMAN MARIA TOMAS 4964215.5 Page: A3 ✓ - Cole Information Services NISSON RD 2013 (Cont'd) 1602 MARICELA HUANOSTO MARIE PULU MARIO ANGELES MARTHA ARREOLA MARY NEWSON MAURICIO ALVARENGA MELISSA GARCIA MIGUEL GAZANO MORALES ELOISA MUHAMMAD ALI MUNAWAR RANGOONWALA NICHOLAS MASTERS NICOLAS ROJAS NICOLE MARANI ORANGE COUNTY ROOTER SERVICES PATRICIA STRAIN PATTI CULBERSON PLACIDA QUEMUEL RAMA AHMAD RANDY HOFFARTH RAVINA BUSH RAYMOND OCAMPO RICHARD CONE ROSA JAIMES ROSAURA SANTOYA ROSIE SANTOYO RUBEN RODILLO RUTH TREVINO SANDRA MARTINEZ SANDRA VARQUERO SANG NAM SHERRY WORTHMAN STANFORD COURT ESTATES HOMEOWNERS AS SUKHDEV SINGH UZMA BASHIR VALDEMAR ARTEAGA VANESSA MURILLO VLADIMIR OGANESOV WESTCHESTER PARK WILFREDO CHIHUAN ZINAIDA KHUDADATOVA 1620 VERONICA MALDONADO 1702 BLUE BUOY SWIM SCHOOL 1712 EDDIE GARCIA EMILY SAENZ STACIE TIBBETTS 1714 FREDRICK DENNIS GUS ALAGNA JUSTIN BARNES TONI SIMMONS 4964215.5 Page: A4 ✓ - Cole Information Services 1716 BRUNO LEGUIZA MAARIT NORDMAN 1718 DANIEL GALVEZ NARBY ESCOBAR 1720 JENNIFER DUIR JULISSA MARTINEZ NISSON RD 2013 (Cont'd) 4964215.5 Page: A5 ✓ Cole Information Services RED HILL AVE 2013 13850 ONE DOLLAR WORLD 13852 BIG LOTS 13872 RED HILL MOBIL 13891 SAMS SHELL SHELL SERVICE STN DLRS TRANSMISSION & CLUTCH EXPRESS TUSTIN TEST ONLY & SMOG CHECK 13922 WENDYS 14042 TACO BELL 14081 RED HILL UNION 14082 CHEVRON 14102 PAC N SHIP 14108 PCS UNLIMITED 14122 BELLA DENTAL GROUP EXPEDIENT LAW SOUTH COUNTY CARE 14131 TRADITIONS 14141 EL BUEN SABOR AMERICAN & MEXICAN FOO 14147 VIP NAILS 14151 TRANSPACIFIC CURRENCY 14160 ABIGAIL PLASCENCIA ALEJANDRO ROSALES AMELIA MACEDO ANN HARDING ARTHUR GONZALES ARUN SUBRAMANIAN AVANI MULCHANDANI BRENDA FINOCCHIO CARLOS MORALES CASEY MCDONALD CATHY MERRELL CHRISTIAN ROESCHMANN CHRISTIAN SANCHEZ CONNIE LOPEZ DAVID SOUZA FRANCISCO HERNANDEZ GAETANO SALOMONE GEORGE BORDEN HEIDY RAMIREZ JACK SCHMITT JEFFREY PAGSISHAN JESSE BETHUNE JOHN TORREY KARL NEUMANN KETAN MODHA KRISTOPHER VANHOUTEN LEAH CABILDO LEONARD OBAYA LISSETE BARRIGA LIVIER ELGUEZABAL 4964215.5 Page: A6 ✓ Cole Information Services RED HILL AVE 2013 (Cont'd) 14160 MADALINA BALOS MAHMOOD PANDI MANI BEHIMEHR MARI BANATICLA MICHAEL BETTERS MOHAMMED KALIBULLA PAOLA FERNANDEZ PARVIZ GHAFFARIFAR PAT STEPHENS PEREZ GARCIA PHILLIP SUMMERFIELD PINEWOOD APARTMENTS PRASAD RAGHAUVULU PRAVEEN NARAYANAN REBECCAINGERSOLL REZA MALMIRIAN RICHARD TABOR ROY STERLING RUPALPANCHAL SAMUEL MEJIA SUPREET BAJWA TAJI LEWIS - TAREK SAZEL THOMAS RIVAS TODD KURIHARA V NGUYEN YOKO TAKEDA YOLANDA ESPINOZA 4964215.5 Page: A7 ✓ - Cole Information Services NISSON RD 2008 1372 SANDRA HERNANDEZ 1412 CASA CORTEZ APARTMENTS CLARENCE SHARP DAVID TROTTER DIANE GOMEZ EUGENIO RAMOS GOMATHY KANAGARAJ JESSICA JOHNSON JOSEPH MOKRACEK K ROBERTS MARTHA GOMEZ MIGUEL BARBOZA MOWICKI JOANNA MUWAFFAQ ALGHOULI NORIKA IIJIMA PACIFIC COAST MANAGEMENT PEDRO REYES RAJESH PATEL ROBERT ROBERTSON ROXANNEMCCANN SAQIB WARSI STEVE MURO STEVE TRINH STEVEN WILLIAM WANDA BURNELL WILFREDO PENATE 1431 THOMAS BOYLES 1433 JACKLYN SALENGA 1439 EMMANUEL MARIANO NISSON APARTMENTS 1441 ROSA MARTINEZ 1451 DUC NGUYEN F ASIF IRMA CORREA KUNDAN CHHABRA LIZZIE GAYDA MAHESH PARHAR MARTHA RODRIGUEZ PHUC HO RAUL CRUZ SHIRLEY TARDIE TERESA LOPEZ TERESA SOMERS 1471 ALS WOODCRAFT INC BILLY F MATHIS INC 1501 TEAM PARKER AUTO SPA 1602 A JEPHI ABEL CASTILLO ADOLFO CALLE ALBINO MARTINEZ 4964215.5 Page: A8 ✓ - Cole Information Services NISSON RD 2008 (Cont'd) 1602 ALEXANDER KLETSELMAN ALLIMPEX ANDREA CHINCHILLA ANITA SMITH APPLE RECI ARMENIA DELGADO ARTHUR COLLINS ARTUR ZAKARYAN ASHWANI KUMAR ASHWANI VERMA AUGUSTINE GOMEZ BETTYE PARKER BONNIE PERKINS BRENDA BALTAZAR BRIDGET GUY CANDELARIO PICENO CAROLHART CHANG BAIK CHRIS ESSOE CORA BRITO CORA RODRIGUEZ DEBRA CHAPMAN DENISE FRANCO DOKHEE LEE E DELGADO EA & MANAGEMENT EDUARD NONIYEV EMETERIO PRADO ESTANISLAO LOPEZ EVERARDO MANZO FRANCISCO CLAUDIO GAIL NEILAN GALILEA AYALA GAVINO PEREZ GONER BARQUERO GRACIELA CASTRO GUSTAVO GONZALEZ HASINA YASMIN HENRY STRAUGHTER HERMELINDA AGUILAR HUSBAND & WIFE BEST CLEANING SERVICE ISRAEL YANEZ JAVIER MUNOZ JELINDA BLOSYAN JIM CROWELL JOEL BOJORQUEZ JORDAN JARRETT JUAN DURAN JUAN HERRERA KEVIN PELLECER 4964215.5 Page: A9 NISSON RD 2008 1602 KIDS KORNER FAMILY DAYCARE KRISTY LY LACY BOYD LAMONT LYNCH LAURA BAKER LEILANI JAUREGUI LOREN KINNEY LORENA DELGADO LUIS GALVAN MAKSIM KHANUKAYEV MANUEL QUEMUEL MARGARITA LEON MARGO SIUDZINSKI MARIA CERVANTES MARIA GALINDO MARIA GUZMAN MARIA HERNANDEZ MARIA HUANOSTO MARIAN COLEMAN MARIANO ROJANO MARK MARKOSSIAN MARLA DESHAYES MARTHA ARREOLA MARY NEWSON MARY PENA MELLESSA TAYLOR MICHAEL RETA MICHAIL BOROZIN MIKHAIL ABRAMOV MONICA GOMEZ MUSSA HASHEMEE NAZIRA ISKANDAROVA NIKOLAY AMELOV OLGA ROYZMAN ORANGE GARDENS APARTMENTS PATRICIA GOMEZ PATRICIA STRAIN PATTI CULBERSON PILAR MAROJICA R LEE RAJ CHOUDHARI RAMON ALTAMIRANO RAPHAEL GARCIA RAULVELASCO RAYMUNDO AMIROLA RENEE BARNETT RICK E ARNOLD TRANSPORTATION ROBERT SAMARCHYANTS ROBERTO CORTEZ ROBERTOJONES Cole Information Services (Cont'd) 4964215.5 Page: A10 ✓ - Cole Information Services NISSON RD 2008 (Cont'd) 1602 ROSIE CERNA ROXANNA MENDOZA SADIQUEH BAHRAMI SAINT JUDE HOSPITAL INC SANDRA RUIZ SARA NORANI SHARLA CAGLE SHAUNNA STOKES SHERRY WORTHMAN SHINJI YAMASHITA SHIRLEY HAMPTON STUDIO H2 SUSAN WELZ TAHZAH SYSTEM SOLUTIONS TAWATCHAI LORTEERAPONG TOMASA CHAVEZ TRANNIE HILL VADIM SHTOFENMAKHER VI CHU VLADIMIR MALUMTS VLADIMIR OGANESOV WAFA NAJJARINE WEST CHESTER PARK WILFREDO CHIHUAN YAVUZ AKBULUT YURIY ZAKHRABOV 1702 BLUE BUOY SWIM SCHOOL INC 1712 BENJAMIN SANCHEZ JORGE SANCHEZ PAULA PENA SANTIAGO AMEZCUA 1714 BILL VANDORN 1716 ARMANDO RAMIREZ ERIC DEWEY HILARIO GONZALEZ JOEL RUBIO MARIA YVARRA 1718 ALFREDO CASTELLANOS CARLOS CALDERON DANIEL GOMEZ FRANK NEWMAN KRISTIN BEREKI 1720 JENNIFER DUIR 4964215.5 Page: A11 ✓ Cole Information Services RED HILL AVE 2008 13852 BIG A DRUG 13871 RED HILL CAR WASH 13872 ABC MOBIL TEST ONLY CENTER RED HILL MOBIL 13891 TUSTIN TEST ONLY & SMOG CHECK 13922 WENDYS OLD FASHIONED HAMBURGERS 14042 TACO BELL 14081 REDHILL UNOCAL 14102 COLOR & COPY 14122 BELLA DENTAL GROUP GABRIELLES SKIN CARE MAYS SKIN CARE SOLEYMANI PEIMAN DDS 14131 RODERICKS 14141 EL BUEN SBOR AMERCN MEXCN F 14145 KABOB N CURRY 14147 VIP NAILS 14151 TRANSPACIFIC CURRENCY SERVICES INC 14160 ALEX HANSEN AMABLE PUNZALAN AMRITBIR BEHL ANIL MOTWANI ARLENE ROSANO ARTHUR RUBIN BALAMURUGAN BALAKRISHNAN BALAMURURGAN BALAKRISHNAN BOB STONGE BONITA MARKWICK CHING MAO CHIRAYU SHAH CORNERFREAK PRODUCTIONS DARRON BERGDORF DAVID HARDJOSOESILO DAVID SOUZA DESTAFFION BRUNSON DON CHO EUN WHON EVANGELINE ABOROT FIORELA LOPEZ GARY VEEH GEORGE BORDEN GILBERT CACAYAN HEIDY RAMIREZ HIEN TRAN JACK SCHMITT JARREL TODD JOEL BRODSKY JOEL CORTES JOSEPH DIIANNI JULIE GARCIA 4964215.5 Page: Al2 Cole Information Services RED HILL AVE 2008 (Cont'd) 14160 KHAWAR RANA KIM TRULL KRISHNA YALAVARTHI LARRY FISTER LYNN ENTERPRISES INC MAHMOOD PANDI MANOUCHEHR SHAKIB MARIA PADILLA MEADOW GREEN MICHAEL HEIN MICHAEL KRUGER MICHAEL MOLINA MOHAMMAD KHAN MURTADA PIGANI NATALIA LOPEZ NIMADE NUGRAHINI PAPAIAH KUMMARI PARVIZ GHAFFARIFAR PINEWOOD APARTMENTS QUENTIN REZIN RANDOLPH DURHAM RAULTOBAR RICHARD NEUMANN RICHARD TABOR ROBBIE CHANDLER ROBERT MORRIS ROY E DALY & CO ROY STERLING STEVE HAUSER STEVE TORREY SUZAN KRUSE TAJI LEWIS TERRY MADDEN USAMA SHAHID VAISHALI PATEL VICTOR CALVA WERNER ROESCHMANN WILLIAM CROWELL YOKO TAKEDA YOLANDA GUTIERREZ ZHONG ZHENG 4964215.5 Page: A13 ✓ - Cole Information Services NISSON RD 2003 1362 ELIA GONZALEZ 1372 OCCUPANT UNKNOWN 1412 ALFREDO HERNANDEZ BRENDAJONES CASA CORTEZ APARTMENTS CATHERINE KUNEWA CHRISTIAN NAVARRO CLARENCE SHARP DIANE GOMEZ DIANE VANHECKE EUGENIO RAMOS GERARDO MOLINA JOHN HOLLINGSWORTH JOSE VELA JOSEPH MOKRACEK LA FASHION DISCOUNT INC LARRY SCHLECT LINA KHUDADATOVA LUDY LUCAS MERCEDES CHICAS NINA GROVER NORA DAVILA OLGA KHANUKAYEV OSCAR ALVAREZ RAUL MEDINA RICARDO SANCHEZ SENIORS FIRST INSURANCE PLNR STEVE MURO TAWATCHAI LORTEERAPONG WALTER FLORES WANDA SCOTT YULIA OLIMPIADI 1431 OCCUPANT UNKNOWN 1433 OCCUPANT UNKNOWN 1439 DEBORAH STEVENS NISSON APARTMENTS 1441 KENNETH CHANDLER 1451 JACQUELINE SALENGA JUANA VARELA MARIA OCHOA PRISCILLA MARTINEZ RAUL CRUZ TERESA LOPEZ 1471 ALS WOODCRAFT 1501 CAFE AUTO SPA EUGENE TUTT 1602 AGUSTIN RUELAS ALEKSANDRA NISANOVA ARGENTINA ROMERO ARTUR ZAKARYAN 4964215,5 Page: A14 ✓ - Cole Information Services NISSON RD 2003 (Cont'd) 1602 BRIAN FREEMAN BRIDGET GUY CARMELITA CHAVEZ CHANG BAIK CONSTANTIN OPRESCU CORA BRITO DAVID KORALOFF DAVID MARTINEZ DELFINA VIVAS DIANE GRAHAM DOLORES RIVAS EDUARDO RAYO EDWARD KUKLINSKI EFREN MARTINEZ ELISA HUNG FELIBERTO MONTANEZ GEORGE YELCHIBEKOV GRIGORY ROYZMAN H MOUSSA HENRY STRAUGHTER HUSBAND & WIFE THE BEST CLEA JAVIER MUNOZ JEANNIE POPEJOY JEROME MILLS JEROME RUETZ JULIA ALVARENGA KHALID KHAN KYONG BARGER KYUN CHUNG LAWRENCE GIBSON LOREN KINNEY LUCIA ROBLES LUZMARINA ESQUER MARGARITA LEON MARGARITA ZAKHRABOVA MARTHA ARREOLA MARY NEWSON MICHAIL BOROZIN MICHELLE MAIR MIKHAIL ABRAMOV MIKHAIL NONIYEV MOLLIE NILSON NAAMON REECE NATHAN PAINE NIDIA LOPEZ NIKOLAY AMELOV NORMA RODRIGUEZ REBECCA TREVINO RICARDO GONZALEZ ROBERT SAMARCHYANTS 4964215.5 Page: A15 ✓ - Cole Information Services NISSON RD 2003 (Cont'd) 1602 ROSIE CERNA RUBEN YELCHIBEKOV SANDRABARQUERO SANDRA CHRISTENSEN SANDRA RUIZ SANDRA WHITT SHARLA CAGLE SHERRY WORTHMAN SOFIA KLETSELMAN SOLEDAD CARINGAL STEPHEN RETA SUSAN WELZ TAE LEE TAWATCHAI LORTEERAPONG THE BEST CLEANING SERVICE THIEN NGUYEN TRANNIE HILL VIRGINIA YANEZ VLADIMIR LOZANO VLADIMIR MALUMTS VLADIMIR OGANESOV WESTCHESTER PARK X JING 1702 BLUE BUOY SWIM SCHOOL 1712 ARMIDA CAMACHO CORONA DIAZ MARIA RUIZ 1716 ARMANDO RAMIREZ HILARIO GONZALEZ 1718 CARLOS CALDERON JESSE SOTO SHIRLEY LUGO 1720 ANGELICA TORRES AVAFOKKEN ISIDRO QUIROGA MARIA AGUILAR 4964215.5 Page: A16 RED HILL AVE 13848 ARMY NAVY SURPLUS OF TUSTIN Cole Information Services 2003 4964215.5 Page: A17 OCCUPANT UNKNOWN TUSTIN ARMY NAVY TUSTIN MILITARY SURPLUS 13850 OCCUPANT UNKNOWN ONE DOLLAR WORLD 13852 DRUG EMPORIUM 13871 GRIGOR TEROGANESIAN RED HILL CAR WASH 13872 CALVETTI INC OCCUPANT UNKNOWN RED HILL MOBIL 13891 OCCUPANT UNKNOWN SAMS SHELL TUSTIN TEST ONLY & SMOG CHECK 13922 WENDYS OLD FASHIONED HMBRGR 14042 OCCUPANT UNKNOWN TACO BELL 14081 REDHILL UNION 76 REDHILL UNOCAL 14082 JOHNS CHEVRON 14090 CIRCLE K FOOD STORE REDHILL PLAZA 14102 BEST CLEANER & SHOES REPAIR YOUNG RUDELSON 14108 OCCUPANT UNKNOWN 14122 BAQUERO ELVIS DDS REDHILL DENTAL CARE SONIA DEZHAM 14131 BOURBON STREET 14141 EL BUEN SABOR AMRCN & MXCN FOO EL BUEN SABOR RSTRNT & BAKER MARIO GARCIA 14143 ONDA MUSICAL 14145 IRON AGE CORP IRON AGE FOOTWEAR CTR OCCUPANT UNKNOWN 14147 VIP NAILS 14151 LAWERENCE OBOYLE TCS CHECK CASHING TRANSPACIFIC CURRENCY SERVICES 14160 ALBERTO MARTINEZ ALEXANDER OPRESCU AMABLE PUNZALAN ANGELA BEARDEN ASIF KHAN AZUSASOFT CARL FELLER CATHERINE HARDJOSOESILO CHRISTINE MILLER Cole Information Services 2003 4964215.5 Page: A17 ✓ Cole Information Services RED HILL AVE 2003 (Cont'd) 14160 CLARKE BALVANZ CORNERFREAK PRODUCTIONS CRAIG CARSON DARRON BERGDORF ERIC MURDOCH ESMERALDA GOMEZ EZEQUIEL BARCENA G BORDEN GARY VEEH GORDON SPRAGUE HIEN TRAN J JALANDONI JACK SCHMITT JC INDUSTRIES JORGE HERNANDEZ JORGE RUBIO JOSE GUILLEN JULIA MICHALSKA JULIO BARTON JUSTIN BENEDICT K NELSON K VAN KENNETH COLOCADO KHAWAR RANA KIM VANHOUTEN LAWRENCE MCCOY LISA GARDNER MAHESH SRIRAMULU MANISH KUMAR MANUEL RODRIGUEZ MARIA DELGADO MARIA GARCIA MEENA MOTWANE MEGUMI RIGGIO MELANIE HARTMAN MICHAEL ROHALL MOHAMMAD KHAN NANCY TAKAKI NANDANA POTLURI NATALIA LOPEZ NICOLE FLOYD PANTEA GOLZARI PHYLIS PHELPS PRAVEEN BANTWAL R DURHAM RICHARD JENNINGS RICHELLE RAMIREZ ROBBIE CHANDLER ROGER DEMINNA RONALD MOORE 4964215.5 Page: A18 ✓ Cole Information Services RED HILL AVE 2003 (Cont'd) 14160 ROY STERLING RYAN PEARSE S HOUSE SHAHIN ZAVAREGH SHUBHO GHOSH STEPHANIE DEJOHN STEPHANIE MCNERNEY STEVE TORREY T HUANG T WEBB THANES PUTTHIPORN THI VANKIEU-ANH TODD KURIHARA VENKATA MANGALAMPALLI VINAY INDRAGANTI WALTER TANG WILLIAM HARGROVE YOKO TAKEDA 4964215.5 Page: A19 1/1 NISSON RD 1999 1372 IRMA CORREA 1412 ANN DEDE BRIAN WOLSLAGEL CASA CORTEZ APARTMENTS DAVID TROTTER DIANE GOMEZ EUGENIO RAMOS JESSICA JOHNSON JONATHAN AVILA MARIO OCEGUEDA MUWAFFAQ ALGHOULI PEDRO REYES PEI WU PIEDAD MURO RAJESH PATEL STEVE TRINH TARRIQ BURHANZAI V CAMPOS WANDA BURNELL 1431 THOMAS BOYLES 1439 NISSON APARTMENTS OCCUPANT UNKNOWN 1451 EMILIO HARO F ASIF PHUC HO R HAWKS SHIRLEY TARDIE TERESA LOPEZ 1471 ALS WOODCRAFT 1501 CAFE AUTO SPA 1602 A JEPHI ALEJANDRO ARTEAGA ALEJANDRO DIAZ ALEXANDER KLETSELMAN APPLE RECI ARMENIA DELGADO ARTHUR COLLINS ASHWANI KUMAR ASHWANIVERMA AUGUSTINE GOMEZ BETTYE PARKER BONNIE PERKINS CANDELARIO PICENO CAROLHART CHRIS ESSOE D TUGGLE DENISE FRANCO DOKHEELEE E DELGADO EDITH ZAMORA Cole Information Services 4964215.5 Page: A20 ✓ - Cole Information Services NISSON RD 1999 (Cont'd) 1602 EDUARD NONIYEV EMETERIO PRADO ESTANISLAO LOPEZ FAIM SOLOS FAIRFIELD RESIDENTIAL LLC FRANCISCO CLAUDIO GAIL NEILAN GALILEA AYALA GAVINO PEREZ GRIGORY ROYZMAN GUADALUPE TUPAYACHE GUSTAVO GONZALEZ HASINA YASMIN HELEN REECE HIEU LY ISRAEL YANEZ JAMES PERRY JAVIER MUNOZ JELINDA BLOSYAN JESSICA CMELA JESSICA KINGARY JORGE CONTRERAS JUAN DURAN JUAN HERRERA JUDY CAMARENA LAMONT LYNCH LEILANI JAUREGUI LENNIS CUNNINGHAM LOREN KINNEY LORENA DELGADO MAKSIM KHANUKAYEV MARGARITA ZAKHRABOVA MARGO SIUDZINSKI MARIA GODINEZ MARIA GUZMAN MARIA HERNANDEZ MARIA HUANOSTO MARLA DESHAYES MARTHA ARREOLA MARY NEWSON MARY PENA MELLESSA TAYLOR MICHAIL BOROZIN NAZIRA ISKANDAROVA ORANGE GARDENS APARTMENTS PATRICIA GOMEZ PATRICIA STRAIN PATTI CULBERSON RAUL VELASCO RINA CERNA 4964215.5 Page: A21 ✓ - Cole Information Services NISSON RD 1999 (Cont'd) 1602 ROZITA TAMKHISA 4964215.5 Page: A22 S HAMPTON SAMUEL KOH SANDRA RUIZ SHAUNNA STOKES SHIRLEY HAMPTON SOLEDAD CARINGAL TAWATCHAI LORTEERAPONG TRANNIE HILL URSULA VALLEJO V MALUMTS VADIM SHTOFENMAKHER VALDEMAR ARTEAGA VERNICE HARPER VICTORIA UNANOVA VLADIMIR OGANESOV YOLANDA GUILLEN ZOILA ANGELES 1702 BLUE BUOY SWIM SCHOOL 1712 OCCUPANT UNKNOWN SANTIAGO AMEZCUA STACIE TIBBETTS 1714 BILL VANDORN 1716 ERIC DEWEY JOEL RUBIO 1718 FRANK NEWMAN 1720 DANIEL HALL GABRIEL TARULA JENNIFER DUIR MIGUEL MARTIN 4964215.5 Page: A22 ✓ Cole Information Services RED HILL AVE 1999 13848 ARMY NAVY SURPLUS OF TUSTIN TUSTIN MILITARY SURPLUS 13850 ONE DOLLAR WORLD 13852 DRUG EMPORIUM TUSTIN 13871 RED HILL CAR WASH 13872 MOBIL SERVICE STATION DEALERS RED HILL MOBIL SERVICE 13891 SAMS SHELL SHELL SERVICE STN DLRS 14042 TACO BELL 14081 REDHILL UNOCAL 14082 JOHNS EXXON & TOWING 14090 CIRCLE K FOOD STORE 14102 ABIDE SHOE REPAIR BEST CLEANER & SHOES REPAIR 14108 TUSTIN ONE HOUR PHOTO 14141 EL BUEN SABOR AMERICAN & MEXICAN FOOD & BAKERY 14143 ARGON JIM PHOTOGRAPHY CEMIL ARGON PHOTOGRAPHY GARDEN PARTY PHOTOGRAPHY STUDIO 14 14145 AM MEETINGS & TRAVEL PRODUCTIONS ANCIENT MARINER TRAVEL CARLSON WAGONLIT TRAVEL CARLSON WAGONLIT TRAVEL 14147 VIP NAILS 14151 TCS CHECK CASHING TRANSPACIFIC CURRENCY SERVICES 14160 ALEX HANSEN AMABLE PUNZALAN AMRITBIR BEHL ARTHUR RUBIN AUDREY ROCHE BEATRIZ KNIGHT CRAIG CARSON DARRON BERGDORF DAVID SOUZA FIORELA LOPEZ GEORGE BORDEN HEATHER LONG HIEN TRAN JACK SCHMITT JARREL TODD JASON LEE JOEL BRODSKY JOEL CORTES KELLI PICKREL KHAWAR RANA KRISHNA YALAVARTHI KRISTEN NICHOLS KRISTOPHER VANHOUTEN 4964215.5 Page: A23 RED HILL AVE 14160 LARRY FISTER LIVIER ELGUEZABAL MAHMOOD PANDI MANOUCHEHR SHAKIB MARINA BEDIA MEADOW GREEN MEGUMI RIGGIO MICHAEL BETTERS MICHAEL HEIN MICHAEL KRUGER MOHAMMAD KHAN NATALIA LOPEZ PAPAIAH KUMMAN PARVIZ GHAFFARIFAR PEDRO HERRERA PINEWOOD APARTMENTS QUENTIN REZIN RICHARD NEUMANN ROBERT COX ROY STERLING STEVE TORREY STEVEN WHEELER SUZAN KRUSE TAJI LEWIS THOMAS ROBERTS USAMA SHAHID YOKO TAKEDA ZHONG ZHENG Cole Information Services 1999 (Cont'd) 4964215.5 Page: A24 ✓ - Cole Information Services NISSON RD 1995 1362 OCCUPANT UNKNOWNN 1412 ARCHIBEQUE, CAREN J 4964215.5 Page: A25 BHUYIAN, MOHMMAD A CASA CORTEZ APARTMENTS FEDJE, ANDRUS KIRKPATRICK, JEANNE P LEWIS, S MOKRACEK, JOSEPH MONGE,EMMA PALMA, WILLIAM 1422 OCCUPANT UNKNOWNN 1431 DOBYNS, BRAD 1439 HUFF, MARK S 1441 OCCUPANT UNKNOWNN 1451 CORY, THELMA GORDON,A HUISH, CASEY LOPEZ, TERESA NEGRETE, ANA NISSON APARTMENTS SKOWRON, STEVEN 1471 ALS WOODCRAFT 1501 CAFE AUTO SPA 1602 ADAMSON, DAVID S AMELOV, NIKOLAY ARNOLD, T CALDERON, MELA V DAVIS, G A DENNIS, LILLIAN R EVERLY, D FORD, SONIA FORREST, DORIS S GUNDERSON,B GUTIERREZ, ALFONSO HAMPTON, S A HILER, TED HILL, TRANNIE HUROWITZ, HARRY KEEGAN, E F KOZLOVA, LARISA KUKLINSKI, EDWARD MAIN, PAUL MARTYNOVA, MARINA OPRESCU,CONSTAN OWENS, RASHANA J PETROSIANTS, ALEKSEY PIPPEN, A T REECE, H REISSMUELLER, MAX REYNOLDS, JOANN 4964215.5 Page: A25 ✓ - Cole Information Services NISSON RD 1995 (Cont'd) 1602 RIVAS, GUADALU ROSADO,FRANCES ROYZMAN, GRIGORY SAMARCHYANTS, ROBERT SAMARCHYANTS,SERGEY SANCHEZ, VINCE SHIKLES, STEVEN SHULDINER, F SILVERMAN, Z SNYDER, DONNA S STONE, E L STORMS, STEVEN TESSERS, LISA TETREAULT, L THOMAS, SONIA VALENCIA, J D VARTANOV, VAGIF V WORTHMAN, SHERRY 1702 BLUE BUOY SWIM SCHOOL 1716 GALLARDO, JUAN L 1718 DUCKLINSKY, ROBIN PERALES, QUEZADA L 1720 VARELA, CRUZITA 4964215.5 Page: A26 RED HILL AVE 13848 TUSTIN MILITARY SURPLUS 13852 DRUG EMPORIUM INC 13871 RED HILL CAR WASH 13872 RED HILL MOBIL 13891 SAMS SHELL 14081 REDHILL UNOCAL 14082 JOHNS CHEVRON 14090 CIRCLE K FOOD STORE 14102 ABIDE SHOE REPAIR 14108 TUSTIN ONE HOUR PHOTO 14143 STUDIO 14 14145 A M MEETINGS & TRAVEL PRDCTNS ANCIENT MARINER TRAVEL 14147 MIANK, DAVID 14160 BADER, FRED BELL, J P BLAZEY, TOM BRUKNER, D M BUDD,GARY CARSON, CRAIG P CHEN, MU C -- - -----COLBY, JEFFREY----- - DEERE, J L EVANS, CHARLES FORTENBERRY, DONALD FRANK, JEFFREY FRANKEL, E FRAZE, JON E GARDEA, DELFINA KING, S A LANSANG, THELMA LEWIS, SUE LILLJA, CHRIS LOPEZ, CARLOS A MANDAHL, JOHN MCFERSON, STEVEN NELSON, K OPRESCU, MARLA PARK, LISA PENA, MICHAEL PHILLIPS, J S PINEWOOD APARTMENTS QUENZLER, JERRY B ROCHE, AUDREY J ROMERO,CESAR RUIZ, CARLOS D SANBORN, CLIFTON SCHMITT, JACK R SETARO,K SHARFMAN, JOSEPH Cole Information Services U*R 4964215.5 Page: A27 Vol Cole Information Services RED HILL AVE 1995 (Cont'd) 14160 SMITH, A SOLLIDAY, HORACE TIBIITA, J VEEH, GARY R WEISS, STEVEN WILCOXON, DONALD S 4964215.5 Page: A28 NISSON RD 1992 1305 COOPER, JAMES O 1401 PERRY, L 1404 RAMIREZ, F 1412 CASA CORTEZ APTS HARPER, DERICK STONGE, MICHAEL VELASCO, LUIS 1441 CERVANTES, GARCIA R 1451 HILL, MELVIN LE, SON V LOPEZ, TERESA NISSON APARTMENTS 1471 ALS WOODCRAFT 1502 SHAH, PRAXIK 1503 HAMADA, Y 1507 SWOPES, SAMUEL 1601 QUINTANILLA, JOSE R 1602 ADAMSON, DAVID S AGUILAR, J AYALA, S BEST, M BRAUN, -MILTON — CARRILLO, B DENNIS, LILLIAN R EVERLY, D FORREST, DORIS S GUNDERSON,B GUTIERREZ, ALFONSO HILL, TRANNIE HOWELL, KAYCEE HUROWITZ, HARRY JOHNSON, CLARK JOHNSON, PETER KEATING, KENNETH J KREMER, KENNETH MARTINEZ, F MAY, R M MOORE, LESTER ORANGE GARDENS APTS PIPPEN, A T RAMOS, JOE REECE, H REISMUELLER, MAX REISSMUELLER, MAX REYNOLDS, MARTHA ROSADO,FRANCES SACKS, L E SANCHEZ, VINCE SHIKLES, STEVEN SHULDINER, F Cole Information Services 4964215.5 Page: A29 ✓ - Cole Information Services NISSON RD 1992 (Cont'd) 1602 STORMS, STEVEN TETREAULT,L VALENCIA, J D WEBER, RYAN WORTHMAN, SHERRY ZIMMERMAN, S 1716 BECKER, BETTY QUITO, BLANCA 1720 CRUZ, WILLIAM E VARELA, CRUZITA 4964215.5 Page: A30 ✓ Cole Information Services RED HILL AVE 1992 13848 TUSTIN MILTRY SRPLS 13850 MELS SEWING SERVICE 13852 DRUG EMPORIUM 13871 RED HILL CAR WASH 13872 RED HILL MOBIL SV 13891 SAMS SHELL 14042 AUTO MATE LEASING 14081 REDHILL UNOCAL 14082 JOHNS EXXON 14090 CIRCLE K CORP 14102 ABIDE SHOE REPAIR 14108 TUSTIN ONE HR PHOTO 14122 E R A HOMES U S A MCDONELL REL EST 14131 CHUCKS STEAK HOUSE 14141 PANCHITO, T PANCHITOS TAQUERIA 14143 CEMIL ARGON PHOTO 14145 A M MEETINGS&TRAVEL ANCIENT MARINR TRVL 14147 MAIL&POSTAL NETWORK —-----SUNSHINE-WHOLESALE- 14151 MR SCUBA 14160 BELL, J P CLEMENT, AL EVANS, CHARLES FABER, MICHAEL FRANK, JEFFREY FRAZE, JON E GALLARINI, MILES GRAPENGISER, STEVE KIM, HOKYEM PHILLIPS, J S PINEWOOD APARTMENTS QUENZLER, JERRY -B SANBORN, CLIFTON SETARO, K TAJBAKHSH, MASOUD VEEH, GARY R 4964215.5 Page: A31 Haines Criss -Cross Directory NISSON RD 1985 B 4964215,5 Page: A32 - - w,mlxf-A LAW B 4964215,5 Page: A32 Ne Haines Criss -Cross Directory NISSON RD 1985 4964215.5 Page: A33 Haines Criss -Cross Directory 1985 I 14161 AVM lWAFj ? RED HILL AVE 14061— UN" it 730 -wit 2 MON OIL a" aw ll*W log - 4M "CM WT TUSTW 14142 AUK S#W *PAS Aim !"MIM Sm4w A, On" a STIM m4ut I f WC"9L IkTvy IV4043 490MU JV*M A IkAk-fttt 4 $TAOww AM 0 AM 4M CHUM STtAK NOUK 14141 �#Axw 14143 Cm 0400 0040TO 13!M�04 GAAM PAM THE '14145 AMCW M ~ , YM- UIAT fOUM KA M PLY VM4.01. 8 MAN WOODARD M Haines Criss -Cross Directory 1985 I 14161 AVM lWAFj ? 14 160-- PINEW000 APS t *"TO P" -j 730 -wit 2 &AMAEA AtA kj AU�L� t I A~ wu 4 _432 41"_ I 'SE1.4p 644 -MY 4 MIER SMAWN') 40.00l't I M511 A Sm4w A, &JOD 4w m4ut I um SYPKM #A IV4043 caywalAs 0 IkAk-fttt 4 MM EAT M-6334+1 OMMSER SON -w IN -Sm 4 bOMM"lK 13!M�04 00MR _j 4"67 - I fir lot 34 14x60.. =:;: C+WJS A $3240M I 04 JOG #1 ? VEIN I t DAN +6 iii 4130 +4 RCP DARREN "043w 4 04c"a m4ut I um SYPKM #A #wow 4 A M-4ut +S MM EAT M-6334+1 cuok -Awfw+t DAY10 Su.6"6 +1 M JEAJ* 644om" 4 ko-Aml- L" 004*i4 EYM "- VM4.01. 8 4AS I Am A w M -0m j DE INESTO KI OA wil "LIP MOMD 4 S FRAW'i F 0 4964215.5 Page: A34 Q E 35 �a�- !W4: Air a WAR I iWin ✓ - Haines Criss -Cross Directory NISSON RD 1980 4964215.5 Page: A36 -� ��a�� .a 3_ ✓ Haines Criss -Cross Directory RED HILL AVE 1980 4964215.5 Page: A38 ✓ - Haines Criss -Cross Directory NISSON RD 1975 4964215,5 Page: A39 m g 4964215,5 Page: A39 ✓ - Haines Criss-Cross Directory NISSON RD 1975 4964215.5 Page: A40 ✓ Haines Criss -Cross Directory RED HILL AVE 1975 14081+PRESCOTT DON UN SV 544-314'8 4 #UNION OIL SRV STN 544-3W 14082*EXXON PODS CAR WASH544-91344;' +EXXON SERVICE STN 544-97`s 3 14090f*TIC IOC MARKETS INC632-9135 2 14102 *FAR TEST VCM SWG GT944-3563.5 1411711+CASA NENotA HR DSGNO'12-9555+5 14122 OVENS J L 5x4-510345 1414140146ECKS BAKERY 544-0644 4- 1410*GAAIIEN PARTY THE 544-98460 4 t414$AJUL1"ES PAINTO ORGNO'44-2045 4 j4511+ALWATE I ViOANCE 932-39110445 +aEXRS ROE6UCKtCO 632-49171 4 161�iClr..XPARTMEMT'S ADAMS CHEt 632 -Toll+ ANDERSON J FC 839-7(x045 ANDREWS JACK 63d-5674+5 R ASMA'1N BREIT 832-19045 AULT OAVC 832-9047,+5 67: HARRETT DUN L 048-049? 4 BERNARO COW 1332-6631+5 €1EVA J X 133x-@912+5 - 'BLAO S DARWIN 0 $32-1428+5 BOND-SHU CHAS S K$2-62_5#51. 31_ $DONE ALEXANDER Bax-4is? 3 44= $RUNkEIER A 832-414.15 4 CARPENTER LARRY (:' 8)1_ 721,3+S CHAIII GARY 831-"Ob7+5 . 0"SAWA C Bax-S10?+5 CLAUS DfNNI S B32 -0293+:'S CLAUS LA01INDA 9.32-G293+$ COFFIA S +4: 544-412345 COWAN GAIL -H 5'14-1929+5' FkhER'JAS S 836-9152+5 24 FEDER-ROST 638-4464 4' FINGER DAVID BRUCE 637-52$145' F EMINC: LAMt+ENCE V' 832-1551#-5: - — - - a FOO9 TIM =54A-`2404+5 fiURT.NER V1N'IBALOA' 439-2561+5: I 0ARDAWR ALAN' 544-9531' 4 116 GSBSON V 93:6-71758 3. 9A 60Ra11N LOUIS PAUL 544-3817 i GRENNAN KAREN 03.8-3526+15 MAY LESLIE SUPON 544-6664,#5 i HAY RONALD 5 544-6t64,*S 99 HAYWARD "RCIT 32-73et7 A HOLLAND JOHN 544-115745 27- HOOPER J E 831-1154 3 52 JACOBSON ALIEN R 6)#-3124 4 91 "JONES 1 8 632-4401 4 KEAT`ING WP 311 - 638-4175+5 K 1314ER ERIC 632-0965+5 103` It""I P 544-5410 4 KRAL,L_ MICHAEL L 83"1-3285+5'; 39 *RADS 4487 A 432kbOO4 4 LAr4SON J P 638-5484+5 ` LE ONION N 6 632-7056+5 HARLAN C 832-7034+51 104 tULIVNHAR01 INGSTON M D 632-3937 4' 56- 4"1- A V - 6311-5856 3' MILLER E Q32-11736+5 MORGAN DENNIS 832-455945 ' 9- MORGAN JULIE A 632-.5381 4 g 38- AUNROE JA► 544-310,3 4 NORRIS JOHNNY R JR 7132-4313+5. 1 OLSION J F 544-565245 ORMSB;Y RICIfARD 544-36611+5' 76 ORA GEO M 541-#r834 4 74' ' 0*K MALCOLM 5144-6434 4 PAPAOAKIS JAS N a32 -2 1 1111+S PINEWOOD APAATM'EN1S612-1022 3 POWERS DIANA 632-6514+5' POWERS JEFF 832-85t4+5 RASMUSSEN JEFFREY` 636-709449' T4 RATKOVICH LEO - 632^7189 3' 11 RAY A C 838-7429 4 AEYMAN FLARE 544-2365+5 REYNOLDS RAYMETTE'- 632-o19a+5 RtVNOLOS SHARON 832-015+0+5 Rl►BEN JOS 544-1144+5 MUSS€LL DENNIS 6316-7113+5 RYAN MAXINE'. 544-565245- SCHIEFELBEIN JVOY' 636-3511+5' SHARP -CHUCK A, 632--243545 3 SHORT C 631-0540 4! 33 SM1731 MARILYN 631-9536 4 los *SNYI)eR GILL 1""11111« $V932-19915 4* 4964215.5 Page: A41 ✓ Haines Criss -Cross Directory RED HILL AVE 1975 4964215.5 Page: A42 Haines Criss -Cross Directory NISSON RD 1972 4964215.5 Page: A43 4964215.5 Page: A44 Vol - Haines Criss -Cross Directory NISSON RD • 1972 10 11A MICH L C�' AE- - -. 'CC AFT - -- _ -.-.1501 TUT EDGE 14 Co 6 8L*C V j, KRUPP AOST6 "* a 4964215.5 Page: A44 Exhibit 1-2 NA Tustin, CA 92780 Inquiry Number: 4964215.4 June 12, 2017 6 Armstrong Road, 4th floor �� Shelton, CT 06484 Toll Free: 800.352.0050 www.edrnet.com EDR Topographic Map Library has been searched by EDR and maps covering the target property location as provided by Kimley Horn & Associates, Inc. were identified for the years listed below. EDR's Historical Topo Map Report is designed to assist professionals in evaluating potential liability on a target property resulting from past activities. EDRs Historical Topo Map Report includes a search of a collection of public and private color historical topographic maps, dating back to the late 1800s. -Search Results: - - Coordinates P.O.# NA Latitude: Project: Red Hill SPA, City of Tustin Longitude: UTM Zone: UTM X Meters: UTM Y Meters: Elevation: Maps Provided: { 4 2012 1902 1981 1901 1972 1896 1950 1948,1949 1942 1935 1932 33.732776 330 43'58" North -117.816698 -117° 49'0" West Zone 11 North 424343.37 3732826.80 106.00' above sea level Disclaimer - Copyright and Trademark Notice This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. 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Any analyses, estimates, ratings, environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not Intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property, Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, the information provided in this Report is not to be construed as legal advice. Copyright 2017 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc„ or its affiliates, is prohibited without prior written permission. EDR and Its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarks used herein are the property of their respective owners. 4964215 - 4 page 2 .Togo Sheet Key This EDR Topo Map Report is based upon the following USGS topographic map sheets. 2012 Source Sheets 1981 Source Sheets Orange 1981 7.5 -minute, 24000 Aerial Photo Revised 1978 1972 Source Sheets 1950 Source Sheets N Tustin 1950 7.5 -minute, 24000 Aerial Photo Revised 1946 Tustin 1981 7.5 -minute, 24000 Aerial Photo Revised 1978 Orange 1972 7.5 -minute, 24000 Aerial Photo Revised 1972 Orange 1950 7.5 -minute, 24000 Aerial Photo Revised 1946 4964215 - 4 page 3 L - t Orange Tustin 2012 2012 7.5 -minute, 24000 7.5 -minute, 24000 1981 Source Sheets Orange 1981 7.5 -minute, 24000 Aerial Photo Revised 1978 1972 Source Sheets 1950 Source Sheets N Tustin 1950 7.5 -minute, 24000 Aerial Photo Revised 1946 Tustin 1981 7.5 -minute, 24000 Aerial Photo Revised 1978 Orange 1972 7.5 -minute, 24000 Aerial Photo Revised 1972 Orange 1950 7.5 -minute, 24000 Aerial Photo Revised 1946 4964215 - 4 page 3 j' -SheetvKey. This EDR Topo Map Report is based upon the following USGS topographic map sheets. 1948, 1949 Source Sheets " f . =w r - �M , Tustin Orange 1948 1949 7.5 -minute, 24000 7.5 -minute, 24000 Aerial Photo Revised 1946 Aerial Photo Revised 1946 1942 Source Sheets INHH Y �, h ,x 33s i 41 x146 r + 1 tai SANTA ANA ANAHEIM 1942 1942 15 -minute, 50000 15 -minute, 50000 1935 Source Sheets Orange 1935 7.5 -minute, 31680 1932 Source Sheets R `A N, A f e � Orange 1932 7,5 -minute, 31680 Tustin 1935 7.5 -minute, 31680 Tustin 1932 7.5 -minute, 31680 4964215 - 4 page 4 This EDR Topo Map Report is based upon the following USGS topographic map sheets. 1902 Source Sheets Corona 1902 30 -minute, 125000 1896 Source Sheets Anaheim 1901 15 -minute, 62500 Anaheim 1896 15 -minute, 62500 4964215 - 4 page 5 ZEDW Historical Topo Map 2012 Q Br5'E OtWPARA P 1A RE 'VE -! e, A�P RUlr�5T a THE9 URA DR IRVINE BLVD } 55 T_U .TIN`0 1 5 .....� ` yMAL srir y, F f.F v, � '�, ✓ � `may y F E � < , Villa Aliso -Valencia^ � : ^ 00 \ tie 0 e-•... .. ©..... � �....�y -,- 'raw- w ^�� -ii•�ine Siding - -. F �—_,.�C .1 - - E c• S1� 9LF 4 V 5 vl�P-ECq� This report includes information from the following map sheet(s). NW N NE TP, Tustin, 2012,7.5 -minute k = N, Orange, 2012, 7.5 -minute 0 Miles 0.25 0.5 1 1.5 SITE NAME: Exhibit 1-2 ADDRESS: NA Tustin, CA 92780 CLIENT: Kimley Horn & Associates, Inc, .N- 4964215 - 4 page 6 F'is Fori"calTopWoap st Ln1nnitt j+sch PWI �" 1 1981 0 Browni I �H tt- �F. V, °d } Wall x/ fp � �Kv 1A - ,\;.� r 7 $n ,,� r •+ -t '�.-fir t _ _ - " #11121' Ki�r° `� e _ 'f��x .M. 72°,-''\'t��p 7fJ ._• Wel(.r {�� * + {3M (� ( = W6�1' t E, - - 7 , , Ak .7 ZVI This report includes information from the following map sheet(s). 0 Miles 0.25 0.5 1 1.5 , 1 TP, Tustin, 1981, 7.5 -minute SITE NAME: Exhibit 1-2 - J N, Orange, 1981, 7.5 -minute ADDRESS: NA Tustin, CA 92780 CLIENT: Kimley Horn & Associates, Inc, N. 4964215 - 4 page 7 I EDW Historical Topo Map 1972 T_�! r6r F.,_ � 't T t ,� ,,k .. J art.-` �; - r i4Cll:-{� 1 •. i al4lrrrlrrlA C tlY7 S r` I ;=fi5'� "�I / •� ;fir' rpu . � �� r k� r•' ii€� }Y�sr TUaIIN a Pr_Flt St,,!�Er }i 14 S 7 _-11 -.=t , ( • .� .. ``t `~� : f j` 'fj� �'t r" _ l �f llll � } €s•If'�X4,y�+� � t�+• r.?, - _} i+ f >;�J� +r 4r£ i.,s--� .�e� 5i.��.tin „r�lunnne ,t •. '�. �E �C.�_:� `� �t�/€�ettc;af � Ems,_ Z: '�� r -\r � �� W +Y .kit t �- f x `a� �` `' -z �,. � em,riJtl d 0C a t i� xi P 'v ' 4 sprit ( c i F3 J T .x 6 s f�,3r�xs ! Jr- RY 471t t, _ 6 La�+rt _ ST € f6 ♦ r t r:. Si a 1F titi,a~ .• �I Pi+ � ♦ f♦ r� F�.. f"� -` 3r rd �'� �''t7�1 - 2 � �' � � 's � �ti r '\+ � f �♦�_� � i r � I v ! PRU i - stit'1 yy� rr r,f�fl{hv l♦� _ ,,ff(( 3 ! F i'r r ► 0a ,. `4�l ``w yr 1 s} MR - M 1 - A' k E € - ,c r �r{r,,- �, , ♦ `� ��r c: /% off r: S`�Xf,4. Cy ylrJ; a? `fit _- �x-+ .� ';! -y.' : '#+r } .q✓ G �.. «t4 ?; \ - Ciir)N'm ,\"w� ' � y 1`11'� 1..# � �,��f+ _ fes! � .f . 1 �� y. VA it 1- l✓r - ` s� * iy4.4ec1i� • w '�3 8 fir,, X9,9€. " w 1:., "'�-� "i � fLt orf`- 4ch. `ti•� iv t t �-* � y� I*� _ �'� r �` '4r� Yt IM�Itil/ •w `'.,`�- vf� Mi► �� `� ��. -,� � ��a< io '� ir�ticJ ,y - �` r4tarY Ir - -':- Xi.YtR 1t•� Jr12a` 4�' __F �f CyFf Win�`�♦ j �940�St.+]ff�r�•`f�2. �� IMr, `.� 9 F y ;. .4fr kl,/,tisY f �f r ♦`�r� � �, rYe U �,- �� r �v�3 J � 6r` � r` f � r � �rr {i' F� � rw>, ` .r •rT+,w �� 'js�-/� 1: 4r �� / 1 , _ �'� - ,t r" - Zt'v ;tne well .ctE�l tl Well, ,1r `�i4- /t�' .why r IY '�' f•�ld la Ii Y: � , , ,T ;Y? .'�jY R s"yF ,<rr ` t. { S .fir i .• )I t:''v - - k`,rye7 f y This report includes information from the following map sheet(s). NW N NE TP, Tustin, 1972, 7.5 -minute N, Orange, 1972,7.5 -minute 0 Miles 0.25 0.5 1 1.5 SITE NAME: Exhibit 1-2 ADDRESS: NA Tustin, CA 92780 CLIENT: Kimley Horn & Associates, Inc. .N- 4964215 ,4964215 - 4 page 8 eEDR• Historical Topo Map 1950 r 7i P -14 ST ` st AA ` ♦ M + � • � r f r i � -: l .fes qq. g`` LA NF Tustin a n 1 # \• fQ .� Mr st "'A Y- � �- � ��.✓"" � 122 �.�-- � rJ f " � r , j M � ,�';�High,Sch• +•: �. r �'-. � to i .----- - .yea r _. �+ �"' ` � L %,•� � ," ,� :�` Bro mng a szf i0i 7 6M 91 0 IV q � . BM 81 76 # " ♦ " r OF r' 1 sy f f den .,.., ^^ --8166 --.•- .�...__.. - r # 5 •`,4«, _ "/ � - • .. tom^ �_....�t.....P-.,:..._.....----^^-^-'.^.... 1� -. 4.►"9# - � • @�4` .�� •4 This report includes information from the following map sheet(s). 0 Miles 0.25 0,5 1 1.5 NW N NE TP, Tustin, 1950, 7.5 -minute SITE NAME: Exhibit 1-2 N, Orange, 1950, 7.5 -minute ADDRESS: NA Tustin, CA 92780 CLIENT: Kimley Horn & Associates, Inc. SW S -SE 4964215 - 4 page 9 CEDIR' Historical Topo Map 1948. 1949 This report includes information from the following map sheet(s). NW N NE TP, Tustin, 1948, 7.5 -minute r _ N, Orange, 1949, 7.5 -minute SW S SE i 4 J '' r 6 if 57 0 Miles 0.25 0.5 1 1.5 SITE NAME: Exhibit 1-2 ADDRESS: NA Tustin, CA 92780 CLIENT: Kimley Horn & Associates, Inc. .N- 4964215 - 4 page 10 This report includes information from the following map sheet(s). TP, SANTA ANA, 1942, 15 -minute N, ANAHEIM, 1942,15 -minute �XNT� 0 Miles 0.25 0.5 1 1.5 „ SITE NAME; Exhibit 1-2 ADDRESS: NA Tustin, CA 92780 CLIENT: Kimley Horn & Associates, Inc. .N- 4964215 - 4 page 11 CEDW Historical Topo Map 1935 E!i® 11111 This report includes information from the following map sheet(s). I NW N NE TP, Tustin, 1935, 7.5 -minute N, Orange, 1935, 7.5 -minute 0 Mlles 0.25 0.5 1 1.5 SITE NAME: Exhibit 1-2 ADDRESS: NA Tustin, CA 92780 CLIENT: Kimley Horn & Associates, Inc. j �.N. 4964215 - 4 page 12 i� <1lzar, �P This report includes information from the following map sheet(s). I NW N NE TP, Tustin, 1935, 7.5 -minute N, Orange, 1935, 7.5 -minute 0 Mlles 0.25 0.5 1 1.5 SITE NAME: Exhibit 1-2 ADDRESS: NA Tustin, CA 92780 CLIENT: Kimley Horn & Associates, Inc. j �.N. 4964215 - 4 page 12 (eEDW Historical Topo Map 1932 If It M lf0.-. I r .! �'r a ,+ ,��"^-•` ��'1a►t�''I`",--.�r.'''l i\ \ - NO . / IN • I T I. +J a _� ° t i i �Y< `t j \s * i ._ � - '_. Q ��,..,..--.,.,,,,�"^`.' .u'` �` +=RKY • r � �' \.t,..-♦ s•'. + �'+.. f� '• �.'��.4% 11 '"',� N f7 $C%T O n AIIS 94 _- �/ • `. .. �4 -- fere' _..-.-=.`:y.S`i ! � ter'' ... ar Nk Ay 0 "A gyp 1 i OF a .q This report includes information from the following map sheet(s). 0 Miles 0.25 0.5 1 1.5 . NW N NE TP, Tustin, 1932, 7.5 -minute SITE NAME: Exhibit 1-2 N, Orange, 1932, 7.5 -minute ADDRESS: NA Tustin, CA 92780 �' CLIENT: Kimley Horn & Associates, Inc. , r SW S SE 4964215 - 4 page 13 CEDW Historical Topo Map 1902 This report includes information from the following map sheet(s). NW N NE t 7 77 TP, Corona, 1902, 30 -minute 0 Miles 0.25 0.5 1 1.5 SITE NAME: Exhibit 1-2 ADDRESS: NA Tustin, CA 92780 CLIENT: Kimley Horn & Associates, Inc, ..N. 4964215 - 4 page 14 &EDR* Historical Topo Map 1901 This report includes information from the following map sheet(s). TP, Santa Ana, 1901, 15 -minute N, Anaheim, 1901, 15 -minute 0 Miles 0.25 0.5 1 1.5 1--J -, SITE NAME: Exhibit 1-2 ADDRESS: NA Tustin, CA 92780 _L CLIENT: Kimley Horn & Associates, Inc. G .N- 4964215 - 4 page 15 eEDR* Historical Topo Map 1896 This report includes information from the following map sheet(s). NW N NE TP, Santa Ana, 1896,15 -minute N, Anaheim, 1896, 15 -minute 0 Miles 0.25 0.5 1 1.5 SITE NAME: Exhibit 1-2 ADDRESS: NA Tustin, CA 92780 CLIENT: Kimley Horn & Associates, Inc. C ,N. 4964215 - 4 page 16 ATTACHMENT C STATEMENT OF OVERRIDING CONSIDERATIONS EXHIBIT C Statement of Overriding Considerations Economic . A. Provides New Employment. The proposed Specific Plan would provide new employment and hosing opportunities within an existing, older commercial area. of Tustin. During, construction of private,development projects within the Plari'areaj which is anticipated to take place over a period of years, temporary employment opportunities would be generated as construction projects willcontinueuntil expected build out in 2035. Coupled With oh-gding'ptivatiL,.'devel'opment, the City will be making streetscape, improvements, installing bike.lanes-and adding entry monumentatidn-sighage that -supports the vision of creating a more, vibrant, pedestriah-orientL-d,walkabi.e, &:bIke4riehdI_y c6mmerdial-retail district. Permanent jobs would: be created after private development projects are completed that includes, but is not limited to the.areas of, retail -commercial, service, office and hospitality. The Specific area has ,approximately :296;446'square ..feet I of existing non-residential uses which include commercial, office, . an ,Institutional use and motels,. as well as 21 dwelling- units. The Specific Planwould add.an additional 325,000 square feet of hon-residentfal uses .and an additional 500 dwelling units, which could result in approkiryiately:722 new emp.loyment opportunities, The Plan provides an economic engine to invigorate business within the Red Hill area by locating residential. nearby. B. Stimulates the Economy The proposed Specific Plan would stimulate the local economy :of.the City of Tustin within the Red Hill Avenue, area by bringing in revenue through sales tax associated 'for goods and services offered and purchased by existing and future residentswithin the area.. The xylan would also allowand encourage:a mixture of uses, including residential. The n.ew.hou,sing in the'Specific Plan area would.result ln,a beneficial impact related to theta,larice ofJobs,and housing. An increase .14non; -residential uses and allowance for mixed-use buildings would bring in revenue for the. commerclal-retail area within the Specific Plan area as well as In the surrounding v , 1cinlity. C. Provides New Housing With the inclusion of residential units to the areathrough the establishment of a new mixed land use program, additional housing units will be provided for those that will reside along and wit - hin the Red Hill Avenue corridor. The. Specific Plan would add an additional 500 dwellingunits, which could result in approximately 1,520 new. residents. The housing would offer additional opportunities to own and/or rent in Tustin, a City which is centrally located within Orange. Countyand easy access to the 1-5 freeway. social A. Encouragers PUblib'.Gather n &-Open-,Spaces TheSpeciOc:Pia"n would e, 7 blish-a m xed-use land use pian;. devetopmen�t:reguia,Mons;°design criteria and admi6istrative &, implementation measures that further the.vi. go i ls,and' objectives td- redevelop,the.area into a pedestrian=orlented;OrnmOrciali;retaiforea. Chi Pian wauid encouraipmore, of an. urban aifest0e'by placing residents near cervico, jobs arsd.p ubljc. tra spart tion: "The Plan° Would' also ereate!ad'd"itiana'l integrated public;gathering.and'epen,.spaces adjaceht=to Red"i'iIIJ Avenue.that- would".serve existing,and future residents and visitors. These, paces.awould.be immediately adjaioent.to the ll"fro ntage. In' a" flexMble arnenity,setbacli that can" be utilized fora variety of3purposes° sui h as wider"sidewalks, outdoor"seating & diming, ,(anoseap n9, "etc. to.ericourage sdclal interaetion.a`nd pede;strianiact"ivity. As properties dove",lop;redevelop,over time, pedestrianyfriendI llnkages tee surrounding parks and neigj borhdods�will,aisa be providad.The, loci u' Mon of --a flexible :amenity setbacK area viii create a "sense°Of Glace, The r'evitalizatibn �ffort:r otrld °create a-,sodaI benefit forlhe City, and.- residents within hOc6mmunity. 13 �nhances.Gateway to" -pity-- - -- -- Red Hill Avenue, the main vehicu'larcorridor wlthin the Project.area, not vhhance.aesthetics,asia person enters "this;portiori ofthe ;Cityeither e"ntering.Qrexitirg°the k5Frepwayor frarn.Other adjacont intersections in the immedlate vicinity,, Red Hill -Avenue, dominated by Outomob les, older - commercial -development and public transitit immediately adjacent:to the l�5 freoway'aW as such, aclts"..a sense df Identity, cohesive theme_or character.. Gatoway rnonpmentation signageatthe.corners ofO Catriino Real, &.°Red Hill Avenue.,. at -San Juan Avenue & Red Hlll "Avenue.and within the landscaped median north of EI Camino Real are, all sign entry gateways tO the area.. -Public art- beneath the l -S overpass, connecting the, north and °south=portions"of Red'Nlli Avenue `Is another creative opportunJty°thatwill further enhance the area. The, lodtislon df a oew.and consfsteritstreetscape-theme, alongrthe!ent,ir'e length of Red HiIJ Avonue;arid for new, landscaped roe4ians where they"are feasible will'also:adcl"to tilt.+ overall "sense "of place" orMentity that;will furtherthe iongYterm. goals for commercial -retail develop, merit and revitallzation.withintthe area; The`Incluston of`a flexibie:amoriity setback,,a referenced above, =would create a sense of arrival for rrnoforfists"exitingr.the.adjacen , pevc+ay and will reinforce, the,, unique'charActer, afthis districts Tran- sportatittn & CIrculation A, Provides NeW;On»Str'eet Bike hires and Buffered Side ilks The Specific Plan would set forth"a mixed use land -use plan whereby residents would be in"tldse proximity to services, Jobs and, public- transportation ,Such proximity woul&red.uce Mocal.and regional miles traveled and therefore have a beneficial:traffl"c.;impacton.local".arterials, collectorstreets and<the State "H igh way System. On -street bike lanes and buffered sidewalks: would alsa:be"adde-d"to.both sides -1 of Red Hill Avenue that will provide a designated area for cyclists and non -motorists to travel safely along the corridor and improve; connectivity through the Specific Plan area and to the existing parks and schools within the vicinity. conclusion For the reasons described above, the benefits of the proposed Red Hill Avenue Specific Plan outweigh its unavoidable adverse environmental effects, and consequently, the adverse environmental effects are considered "acceptable" in accordance with Section 15093 (c) oft I h6 State CEQA Guidelines'. ATTACHMENT D MITIGATION MONITORING AND REPORTING PROGRAM (MMRP) MITIGATION M'NITR.IN AND REPORTING PRRAM RED HILLAVENUE SPECIFIC PLAN ENVIRONMENTAL IMPACT R.E.PCT Prepared for city of Tustin 300 Genfennial Way TQ0[h,,Cai iornla' 927$0 Prepared ,by Kirntey>Harn,'�an�l :Axsae ate:s', [ c: 765 The City drive, Suite 200 Orange* California 9:2868 Gate July.2018 Red Hill Avenue Specific Plan Mitigation Monitoring and Reporting Program 1.1 PROJECT LOCATION AND DESCRIPTION The Red Hill Avenue Specific Plan area extends along Red Hill Avenue to Bryan Avenue to thenortheast, a*nd.WalnutAvenue :to the southwest,. lhtOrstate 5 (I-5) bisects the Specific Plan area creating the northern and southern portions of the Specific Plan, The Red Hll!:Avenue .Specific Plan provides, planning. policies and regulations that connect. General Plan policies with future projecOevel development.within the Specific Plan area. The purpose of the Specific Plan'ls.to guide future changpi promote high-quality development, and implement the community's vision for the Speclfic. Plan .area. The Specific Plan provides goals and objectives, a land use plan, regulatory standards, Design Ceite0a, and administration and Implementation programs to encourage high-quality development. The.Specific Plan would allow for anad d.it,lo.,nal,3.,2,5,,06.,O,,squ.ar,e. feet of non-residential development and SOO additional dwelling units. The total development In the SpecificPlan area anticipated with the buildout potential of the Specific Plan Is 521 dwelling& - units an621)446 square feet of nonresidentialdevelopment4 Inclusive of existing .and proposed uses, Red Hill Avenue would be restriped within the paved width of the street- to <Include. -on-street bike lanes, reduced lane widths, turn pockets, and, landscaped :medians where feasible. 1.2 PURPOSE OF MITIGATION PROGRAM MONITORING AND REPORTING The. California Environmental QUalfty Act (CE0A) requiresthat, all. publlc agencies establish monitoring anal/or reporting,, procedures for mitigatiomadooted as conditions of approval in order to mitigate or avoid. sigriftant environmental impacts, This Mitigation Monitoring and -Reporting Program (MMRP.) has been developed to provide a vehicle,by which to monitor Standard Conditions (SCs) and mitigation measures (MW)outlined in the. Red Kill Specific Plan Final Environmental Impact Report (EIR), State Clearinghouse, No. SCH NOi 2017041031. The= Red Hill Specific Plan MMRP has been prepared in conformance with. Section 21081.6 of the Public Resc)UN65, Code:and.0ty of Tustin Monitoring, Requirements. Specifically, Section 21081.6 states - (a) When making findings required by - paragraph ,(!) ofsubdivision (a) of Section21081 or when adopting a mitigated negative declaration pursuant to paragraph (2) of subdivision (c) of Section 21080, the following requirements shall apply: (1). The public agency shall adopta reporting.or monitoring program for the changes made W. the project or conditions of project approval, adopted in :order to mitigate or avoidsignificant effects on the environment. The repotting or monitoring program shall bedesigned to ensure compliance during :project implementatiom For thosechanges which have been re . quired or incorporated into lhe project at. the:request of a-.responslble: agency or a public agency having jurisdiction by lawover natural r project, that agency resources affected 1by the. p t d oes prisible agency, prepareand submit a shall, if so requesteid.bytbeAea.r . , responsible proposed reporting or monitoring program: Red Hill Avenue Sokift Plan,, ,Iviitigation Monitoring.and'Repprt1ht Program - (2) ro ram (2): The ,lead -agency shall s us 6 specify the locaflon�,aqd -c todia, of'the docurnentsor -other moteria 1: which consfitutethefecord ofproteedings upon which it5,decIsIbn ,is based. CEQA :Guidelines- Sectlon15097provides> clarificatton; of Mitigation monitoring :and reporting requiretti'ents and guidance to local lead agencies, .on implementing strategies, The 'reporting, or. Mo-nitoring1peografn mustbeAesigned to.-ensiire,,compltance,.di3ting.project Implementattom,14'City of Tustin -1s,the Lead Agent Red, Hill Specific, Plan Prqjgtt and ,is therefore responsible, foreniur Agency for the ensuring the implementation of the, MMRP. Tht,:.1VIM.RP has, been drafted -to-i-Mee,.t.t-he,-:reqoitements of Public Resources Code -Section 1-1081.6 as a fully enforceable monitoring -proparn. The MMKR is Omprised.of the, Mitigation Progmm�and:lhcludes-mea ' sores - to Implement -and monitor the Mltjgatlon',Progtam� The M M RP defines ,thefol lowiftg.-for. each tCand:MM4dentjf led inTable, 1, mitiger"tion Monitoring Requirements!. Definitfon of Mitigation (SC, IVIM), The,.mWgotiQn measure:contaihsANe: criteria -f r.b, Mitigation, eltheein the form of adheren-cetd,certain ,ado,pied,regulations o -r,' - identification ,ofthe steps to, be taken in mitigat!"O'n, a ca Rospoosible Party or Designated'Represe6totfve,i;Unles-s otherwise indicated, anapplicant A be, the, esp sibl for:irn ementlngt�he,�rnitigatiqoi.and.heCit-yofTp,stinora-d g 41 ,d r _on e party, pl' 94i n p representative7 is responsible. for monitoring theperformanc# and implorne6tatiorl.of the ,mitigation, 'measures,, To 9' aranteie -that, the mitiga-tio'n-Will not, be tnadvi2�rten.tl,,y-overlooked,. a supervising public official acting as the Desipatod'Representative is, the offidial'Who grants'. the permWor authorization called for Iri-the perfQrmaLnce-.Whoremore. than ,one QffIcjaI4' Identified; permits orauthorization from all officials -shall be required: "T'l - e Frame. In each case,. a time.frame: is provided for perl'brmance: of the mitigation drthe review,ofevide nce that mitigation has taken plate. Th6performance points selectedare designed, to ensure that impact;-related,components, of project implementation do not proceed Without establishing that the mitigation is 'Implemented or erisured-, :All activities are subject, to the approvatofall required, ormlt5from agencies with pe.rmitting,outhorityq\qrthe-spectflo activity. The. numbering, system, in, Table., 1 corresponds With the num bering.s s,terrv4sedinthe El'R,, The ,last column of the MM R*P table will'be. used by the parties responsible -for documentingW henimplemeotg10 n of the _ng of mitigation measure has been completed. The ongoing -do rilitigatilon cumentation and monitoring compliance willbe completed by the City, of,T.U.stin. 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Facts In Support of Findings and Statement of overriding Considerations EXHIBIT E FINDINGS AND FACTS IN SUPPORT OF FINDINGS AND STATEMENT OF OVERRIDING CONSIDERATIONS RED HILL AVENUE SPECIFIC PLAN FINAL ENVIRONMENTAL IMPACT REPORT STATE CLEARINGHOUSE NO. 2017041031 INTRODUCTION The California Environmental Quality Act, Public Resources Code Section 21081, and the State CIEQA Guidelines, . 1 14 California Code of Regulations, 'Section 15091 (collectively, ClEQA) require that a public agency consider the environmental impacts Of a project before a -project Is approved and make specific findings, The State CEQA Guidelines Section 15091 provides, (a) No public .agency ,shall approve, or carry out a project for which an EIR has, been certified, which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects,. accompanied by a brief explanation of the rationale for each finding. The possible findings are: 1. Changes or alterations have been required in,, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as Identified in the EIR., 2., Such changes or alterations are. within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted, bysuch other agency or can should be adopted by such other agency. 3 Specific economic, legal,.social, I technological, or other considerations, including provision -of employment opportunities for highly trained workers, make Infeasible the mitigation measures.or project alternatives identified In the final EIR, The findings required by subdivision, (a) shall be supported by substantial evidence in the record. The finding in subdivision (a)(2) shall not be made if the agency making the finding has concurrent jurisdiction with another agency to deal with identified feasible mitigation measures or alternatives.. The finding in subsection (a)(3) shall describe the specific reasons for rejecting Identified. mitigation measures and, project alternatives. (d) When making the findings required in subdivision (a)(1), the agency shall also adopta program for reporting on or monitoring. the changes which it has either required in the projectI or made a condition of approval to avoid or Substantially lessen significant, environmental effects. These measures mutt be fully enforceable through permit conditions, agreements,,or other measures. 1 Exhlbit'E 375 Red Hill Avenue Specific Plan Findings and Facts In Support of Findings and Statement of Overriding Considerations (e) The public agency shall specify the location and custodian of the documents or other materials, which constitute the record of the proceedings upon which its decision Is based. A statement madepursuant to Section 15093 does not substitute for, the findings required by this section. State CEb.A GuldellnesSection .15093 further provides: (a) CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, of other benefits of a proposed project against, its unavoidable environmental risks when determining whether to approve, the project. If the specific economic,, legal, social, technological, or other benefitsof a proposal project outweigh the unavoidable adverse environmental effects, ts, the adverse environmental effects may be considered "acceptable," (b) Where the lead agency approves a projea which will result In the occurrenceof significant effects which are Ideritified in the final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reasons to support Its action based. on the, final EIR and/or other information in the record. This statement of overriding considerations shall be supported.by substantial evidence In the: record. (c) If an agency makes a statement of overriding considerations, the statement should be Included in the record of the. project approval and should be mentioned in the: notice of determination. This statement does not substitute for, and shall be In addition to, findings required pursuant .to Section 15091. Having received, reviewed, and, considered the Draft Program Environmental Impact Report (Draft Program EIR) and the Final Program Environmental Impact Report (Final Program EIR) for the Red Hill Specific Plan Project, State Clearinghouse (SCH) No. 2017041031 (collectively, the Final EIR), as well as all other Information in the record of proceedings on this matter, the following Findings'. and Facts in Support of Findings (Findings) and Statement of Overriding Considerations (SOC) are hereby adopted by the City of Tustin (City) in Its capacity as the CECtALead Agency. These Findings set forth the environmental basis for the discretionary actions to be Undertaken by the City for the development of the Project. These actions include the approval of the following: • Red Hill Avenue Specific.Plan Final Program Environmental. Impact Report • Red Hill Avenue Specific Plan a General Plan Amendment (GPA) 2017-001 V Zoning Map Amendment (Zone Change [ZC] 2017-001 These actions are collectively referred to herein as the Project. Exhibit E 376 Red Will Avenue Specific Pian Findings and Facts in Support of Findings and Statement of Overriding Considerations A. Document Format' "These Findings have been organized into the following sections; (1) Section 1 provides an, Introduction to these Findingsof Fact (2) Section 2 provides a summary of the Specific Pian Project and overview of the discretionary actions required for approval of the Project, .and a :statement of the; Project'sgoals and objectives. (3)' Section 3`provides a -summary of previous, environmental reviews related to the Specific Plan that took place prior to the environmental review done specifically for the Project, and a summaryof public participation in the environmental review for the Project. (4); Sectio A sets forth findings regarding those .environmental impacts which were determined as 'a result of the Notice of Preparation (NOP) and consideration of comments received during the NOP' comment period either not to be relevant to the'. Project or which were determined to clearly not manifest at levels which were deemed to be significant for consideration at the project-specificlevel. (S) Section 5 sets forth findings regarding significant or potentially significant environmental impacts Identified In the Final FIR which the City has determined are either not significant or can feasibly be mitigated to a less than significant level through the imposition of standard conditions and/or mitigation measures. in order to ensure compliance and implementation, all of these measures will be included in the Mitigation Monitoring and Reporting Program(MMRP)' for the Project and adopted as conditions of the Project by the Lead Agency. Where potentially significant impacts can be reduced to less than significant levels through adherence to standard conditions, these findings specify how those Impacts were -reduced to an acceptable level. Section 5 also includes. findings'regarding those significant or potentially significant' environmental impacts identified in the ;Final EIR which will or which may result from the Projectand the City ha's determined cannot feasibly be mitigated to a less than significant level..: (6) Section 6 sets forth findings regarding.alternatives to the`Specifc Plan. (7) Section 7 consists of a Statement of Overriding Considerations. which sets forth the City's reasons for finding that specific economic, legal, social, technological, and other benefits, including region -wide or statewide environmental benefits, of the Specific Plan Project outweigh the Project's potential unavoidable environmental effects, R. Custodian and Location of Records The documents and other materials which` constitute the administrative record for the City's actions related to the Specific Plan are located at the City of Tustin Community Development Department, which serves as the custodian, of the Administrative Record for the Project. Copies of these documents are available upon request: 3 Ekbibit E 377 Red Hill Avenue Specific Plan Findings and Factfln Support of Findings and Statement of overriding Considerations To obtain information regarding the Administrative Records please contact the following, Ms. Elizabeth A. Binsack Community Development- Director community Development Department. 3 . 00 Centennial Way Tustin, CA 92780 ebinsack@tustinca.org (7114) 573-3031 C. Record of Proceedings For purposes of CEQA and these Findings, the Record .0f.Proceedings forthe Specific Plan Project consists of the following documents andother evidence, at a minimum: • City of Tustin General Plan, as amended, and all environmental documents relating. thereto; • Red'. Hill Avenue Specific Plan; • Notice of Preparation (NOP) and all other public notices issued, by the City. In.conjunction with the Project; • Scoping Meeting held during the 30 -day NOP period; • Final Program EIR Including the Draft Program EIR and all appendices, the Responses to Comments document, and all supporting materials referenced therein. All documents, studies,or other materials- incorporated by reference in the Program EIR. The reports and technical memoranda. Included or referenced in the Response to Comments of the Final EIR; All Written comments submitted by agencies and members of the public during the 45 -day ,public review comment period on the Draft Program EIR and included in the Responses to Comments document, • Planning Commission public hearing on August 14, 2018; • Staff report responsesto public comments submitted either In writing, or orally at the- August heAugust 14,. .2018 Planning Commission hearing, • City Council public hearing on September 4, 2018; • All final City Staff Reports,andexhibits andattachments thereto and documents referenced therein, relating to the Final EIR, and the Project,,, • All other public reports, documents, studies, memoranda, maps or other planning documents relating to the Project, the Final EIR prepared by the City, consultants to the City, or any, responsible agencies; Mitigation Monitoring and Reporting Program (MIVIRP) adopted by the City .for the Project; Ordinances and Resolutions adopted by the City in connect , ion with the Project, and all documents incorporated by reference therein; 4 Exhibit E 378 Red Hill Avenue Specific Plan Findings and Facts In Support of Findings and Statement of Overriding Considerations 0 Objective 1-2: Develop coordinated, gateway design treatments that establish entry statements and:a sense of place at key locations within the Specific Plan area. 0 Objective 1!3: Encourage a "sense of place" within the Specific Plan area through quality site design, architectural design,. and public improvements as part:of future, development. M Objective 1-4- Coordinate a bus shelter and transit stop Improvement program to ensure that all bus stops have the appropriate amenities. Goal 2: Improve visual and functional connections and linkages between Red Hill Avenue, surrounding reside ntla I'neighborhoods, adjacent public and institutional uses, and Interstate S. 0 Objective 2-1, Identify ways to improve and enhance linkages and connections between new development in the Specific Plan area -and surrounding neighborhoods, 2 Objective 2-2: Develop design criteria that encourage: optimal building configuration and design, parking strategies, signagp,. pedestrian amenities, landscaping, and appropriate, timeless architectural styles. Goal 3: Balance flexible and diverse land uses that foster economic development opportunities, and, support. h-oUsi,ng opportunities. Land use In the Specific Plan area will allow for residential opportunities along with neighborhood -serving retail, office, and commercial uses. Objective 3-1., Establish a land use program that encourages a mix of land uses responsive to market demands and Tustin community priorities. • Objective 3-2: Refine allowable, land uses within the area to encourage the desired development envisioned by the Specific Plan. • Obiective. 3-3: Establish development, standards for future land uses that are compatible with the surrounding area and preserve the small'town feeland community character. Objective 34: Develop land use standards that focus on retention and enhancement of commercial development, but supports Integrated mixed-use development, sidewalk - adjacent development, parking behind building frontages:ancl pedestrian activity. Goal 4: Streamline processes to support future development, in.the Specific Plan area, a objective 4-1 Adopt a program -level environmental clearance document to utilize. in subsequent development, proposals within the Red Hill Avenue Specific Plan area.. a Objective 4-2: Establish a tieredenvironmental review process for discretionary development application review to streamline theapprovalprocess as described in Chapter I of the Red Hill Avenue Specific Plan. 2 Objective' 4.3: Establish development incentives such as .tailored development. standards or streamlined review processes,, toencourage new development that fulfills the vision of the .Specific Pian; 0 Objective, 4-4: Identify 'local, State,. and Federal fuhding opportunities that can provide businesses -assistance and offer the, City the means to u I pgrade the area, 7- Exhibit;E 381 Red Hill Avenue Specific Plan Findings and Facts In Support of Findings and Statement of overriding Considerations Goal 5: Improve pedestrian and bike accessibility and vehicular circulation to minimize potential conflicts between different users and improve mobility throughout the Specific Plan area and connectivity with the greater community. Objective 5.1: Improve and enhance pedestrian connections and facilities, particularly in areas that 'contain large, expansive parking lots. At these locations, accessible pedestrian connections from the sidewalk to building entrances should be encouraged. Objective S-2- Minimize curb cuts or driveways onto arterial roads and collector streets. Objective 5-3- Promote and develop a transportation system which includes provisions for poblic,trans,portation,,bikes, and pedestrians. Goal 6: Implement parking stand a-rds. that reflect verifiable demand and consider future land uses in the area. • Objective 6-1, Promote the development and maintenance of adequate parking facilities commensurate with parking demand, ■ Objective 6-2: Monitor parking supply and utilization to identify deficiencies or conflicts with the movement of traffic as new development occurs. Goal 7: Coordinate existing and future development With Infrastructure capacity. ■ Objective 7-1: Ensure infrastructure capacity within the. Specific Plan area meets future demands. Objective 7-2, Coordinate future land use planning With sustainable transportation and infrastructure. planning. Goal 8: Ensure development within the Specific. Plan area is sensitive to and compatible with surrounding land uses. Objective 8.1: Ensure- that the form, scale, and design of new development, including new construction, renovations, or additions, does not negatively Impact the existing surrounding uses and structures. • Objective 8-2: Implement "four-sided architecture" principles that consider the aesthetic quality of development from all sides, whetherv.isible from.the public right-of-way of not. 3. ENVIRONMENTAL REVIEW AND PUBLIC PARTICIPATION The Final Program EIR Includes the Draft Program EIR dated February ,2018, written responses on the Draft Program EIR that were received .during the 45 -day public review period, and written responses to those comments and clarifications/changes to the Program EIR. In conformance with CEQA and the State CEQA Guidelines, the City conducted an extensive environmental review of the Red Hill Avenue Specific Plan Project Completion of the Notice of Preparation (NOP), which was released for a 30 -day public: review period beginning on April 7, 2017. The NOP was sent to all responsible agencies, and the State of California Office of Planning and Research (OPR) State Clearinghouse and was posted at the Orange County Clerk -Recorder's office and on the City's website, 8 Exhibit E. 382 Red Hill Avenue Specific Plan Findings and Facts In Support of Findings and Statement of Overriding Considerations During. the NOP review period„one Scoping Meeting was held to solicit input on the content, of the Program EIR. The Scoping Meeting was held for agencies and the interested persons and groups. Attendees Were provided an opportunity to. provide verbal, ..and written comments on the range of actions, alternatives, and environmental issues they felt should be addressed In the Program EIR. The. Scoping, Meeting was held on April 20, 2017 at the Clifton C. Miller Cd.mmunity Center, 300 Centennial Way, Tustin., CA 92790. The notice of the. public Scoping Meeting was included in the NOP. The Draft Program EIR was made available; fora 45 -day public review period (February -1, 2018 to March 19, 2018). The Notice of Availability (NOA) for the Draft Program EIR Was published in the February 1, 2018 edition of. the Tustin News, a newspaper of general circulation., The NOA Was sent to all Interested persons, agencies and, org anizations. The Notice of Completion (NOC) was sent to the State Clearinghouse for distribution to State agencies,., The NOA was posted at the Orange County Clerk -Recorders office on February 1, 2018; Copies of the Draft Program EIR were made available for public review at the City of Tustin Community Development: Department and the Tustin Branch Library, The Draft Program EIR was placed, on the City's website: http-Hwww.tuttthca.org/depts/cd/`planningupdate4as. • The, Final Program Elk Includes the Draft Program EIR, agency and public, comments, on the Draft Program EIR, responsesto those comments, clarifications/revisloins to the Draft Program EIR_, and appended documents. The Responses to Comments were released on 2018. In.compliance with Section 1508,8(b) of I Title 14 of the California Code of Regulations (State. CEQA Guidelines), the City has met its` obligation to provide written Responses to Comments to public agencies at least ten days prior to certifying the Final EIR. A notice of the Tustin Planning Commission hearing of August 14,;2018 for the Specific Plan Project was published in the 2018 edition of the Tustin News,j a newspaper ,of general circulation; and mailed to all property owners within — feet. of the Specific Plan area, a minimum of ten, days In advance of the Planning Commission hearing consistent with the Tustin city Code.. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and_ on the City's we.bsite. ■ A Planning Commission public hearing Was held on August 14, 2018. A notice of the Tustin City Council hearingof September -18;;2018 forthe Project -.was mailed on _, 2018 to ail property owners of record within — feet of the. subject site and all Individuals that requested to be notified. A notice for the City Council hearing was posted 'at City Hall as required by established public hearing posting procedures. Additionally, notice for the hearing was published In the 2018 edition of the Tustin News, a newspaper of general circulation. ation. 4. ENVIRONMENTAL. EFFECTS WHICH WERE DETERMINED NOT TO K POTENTIALLY AFFECTED BY THE SPECIFIC PLAN PROJECT As a resultbf the, NOP circulated by the City on April 7, 20170 In connection With preparation of the Draft, Program EIR, the City determ ined,: basedupon. the threshold criteria for significance, that the Project would: have no impact. or a less than significant impact on the following; potential environmental effects noted below, and therefore, determinedthat these potential environmental effects would not be 9 Exhibit E 383 Red Hill Avenue Specific Plan Findings and Facts In Support of Findings . and Statement of Overriding Conslde6tlons� addressed Iry the Draft. Prograrn EIR. Based upon the environmental analysis presented In. theDraft Program EIR, and the comments received by the public on the Draft Program EIR, no substantial evidence was submittedto or identified by, the City which. indicated that the Project would have an impact on the. identified environmental topics within the following environmental areas: (a) Aesthetics and Visual Resources — scenic Highway Resources: There are no rock outcroppings or any otherirces . �✓lihin the Specific Plan area: scenic resou , w ea.. There are ornamental trees: located in landscaped'areasbut.the trees are not considered scenic :resources. Additionally, there are nostate sPenI . c. highwaysadjacent to or In the vicinity of the Specific Plan area. The Specific Plan area Is not Within a State scenic high -way nor is the Specific Plan area visible from any officially designated or eligible scenic highway, (b) Agriculture and Forestry Resources: The Specific Plan area :does not contain Prime Farmland, Unique Farmland, or Farmland of Statewide. Importance. No portion of the- Specific heSpecific Plan area Is covered by a Williamson Act, Contract, Additionally, the Specific Plan, area does not Include forest resources, including timberlands, and is not zoned for agriculture. (c) Biological Resources: The Specific Plan area is in a developed part of the, City and does not contain sensitive habitat or protected . . species; It does not: contain riparian habitat or any water resources. (d) Geology and Soils. Land uses within the .Specific; Plan area do not require the use of septic tanks. Therefore, whether soils, can support the use of septic tanks is not -relevant to the Project, (e) Hazards and HozardousMaterials: The Project would not expose. people or structures to wildland fires and the Specific Plan area is not located within the vicinity of a public airport or private airstrip. (f). Hydrology and Water Quality: The Specific Plan area is outside of the, 10O -year and 500 -year flood zones. The area Is also -approximately 10 miles from the Pacific.0cean and approximately 106 feet above mean sea level. The area: is not at risk from tsunami inundation, a seiche, or mudflows. (g) Land Use and Planning: The Specific Plan Project would not divide an established community. The Specific Plan's goal ist.o.promote revitalization of thearea by adding a mix of land uses. The Project would not introduce new roadways orinfrastructure that would bisect or transect the existing uses, The Project would not conflict with any applicable habitat conservation plan or natural community conservation plan. (h) Mineral Resources: The Specific Plan area Is not currently beingused for: mineral mining Specific purposes nor is It zonedfor such uses. Noise: The Specific. Plan area Is not, within two miles of A -private or publicairportand Is not located within the John Wayne Airport's , Airport Environs Land Use Plan. 10 Exhibit E 384 Red Hill Avenue Specific Pian Findings and Facts In Support of Findings and Statement of Overriding.Considerations (j) Population, Housing, and Employment: The Project would not displace existing: residential units or residents. As a result of the preparation of the Program'EIR, the City determined, based upon the threshold criteria for significance, that the Specific Plan would have no impact or a less than significant Impact on the topics noted below; no standard conditions or mitigation measures would be required. Based upon the environmeintal analysis presented in the Program Elk, and the comments received by the public on the Draft Program EIR, no substantia) evidence was submitted to or identified by the City which indicated that the Project would have an impact as noted within the following environmental areas evaluated: in the Program EIR' (a) Aesthetics and Visual Resources: There are no scenic vistas within or viewed from the Specific Pian area. Implementation of the Specific Plan would alter the existing visual character with the goal of Improving 'it. With compliance with the Specific Plan Design. Criteria and Land Use Regulations, the City's General Plan, and the `fustin City Code; Impacts to visual resources would be less than significant. Future development within the Specific Pian area would introduce new sources of lighting. Compliance with the land use regulations and the Design Criteria of the Specific Plan, the General Plan, and. the Tustin City Code would preclude significant impacts, (b) Air Quolity: Proposed land uses are not considered uses associated with odor complaints by the South Coast Air Quality Management District, (c) Cultural Resources: implementation of the Red Hill Avenue Specific Plan would not cause significalit adverse effects to historic resources. (d) Geology and Sails: The Specific Plan area is not within an Aiquist-Prioio Earthquake Fault; Zone and no known active faults cross the area. The Specific Plan area is relatively level without threat of landslides. (e) Greenhouse Gas Emissions. Implementation of the Specific Plan would not interfere with_ the implementation of the Southern California Association of Government's (SCAG's). 2015-2040 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS), or the California Air Resources Board's (CARB's)Scoping; Plan consistent with Assembly Bill (AB) 32. (f) Hazards and Hazardous .Materials.* Allowable land uses. would not emit hazardous emissions or materials within one-quarter mile of'a school or interfere with an adopted emergency response plan or evacuation plan. (g) Hydrology and Water Quality The Project would not Interfere with groundwater recharge: or deplete groundwater. supplies. (h) Land Use and` Planning: Implementation of the Specific Plan would not conflict with applicable land -use policies. (i) Noise: Implementation of the Specific Pian would not result In substantial permanent` Increase 'in ambient noise levels in the Specific Plan area; S1 _ Exhibit E- 385 Red Hill-Avenue:Specific. Plan Findings and Facts in Support of Findings and (D Population, Housing, and Employment. The Specific Plan's forecasted population, housing, and employment growth are within SCAGs overall projections for the. City of Tustin. (k) Public services: The Project can beseNed by the Tustin Police Department without adverse effects on polite services. New residents woul I d nominally increase the demand on library services, The Tustin Library, would, continue to meet the County's standard for library size with buildout of the Specific Plan. (1) Transportation and Traffic: Road segments within the traffic study area would continue to operate,at acceptabiplevels of service. No Congestion Management Program (cmp), facilities would be impacted: No lropacts:related to air traffic patterns are: associated with the Project.. Implementation of the. $peclfltPlan would not result in any significant Impacts related to cle,sigmfeatures or incompatible uses with q ' ompliance with applicable Tustin City Code standards and the design review process. for individual development projects under the Specifi. c, Plan nor wouldcirculation through the Specific Plan area adversely affect emergency access. Lastly, the Specific Plan encourages public, transit,,, and would provide bicycle and, pedestrian facilities. (m) Utilities: Wastewater flows -would not exceed the established wastewater treatment recIuirements. Utility service providers can ser I ve: buildout of the Specific. Plan without adversely affecting their ability to continue, serving the area. There would. be less than significant impacts to additional demand for electricand natural gas services and Iy infrastructure with: Implementation of the Specific Plan. 5. FINDINGS REGARDING POTENTIALLY SIGNIFICANT ENVIRONMENTAL EFFECTS The folldwin9 potentially significant environmental Impacts were analyzed, In the Program EIR,:and the effects of the, Project were considered. In the Program EIR. Where as a result of the environmental analysis n of the. Project, compliance with existing laws, �a d statutes., and the identification of feasible mitigation measures (together referred herein as the. Mitigation Program,), the following po tentiallysigolficant impacts have been determined by the City to be reduced to a level of less than significant, the City has found In accordance with CE0A.Section 21081(a)(1)- and State, CEQA Guidelines Section 15091(a)(1) that "Changes or alterations have been required in, or Incorporated Into, the project which mitigate or: avoid the significant effects on theenvironment," which is refereed., to herein as "`Finding 1'. Where the potential Impact can be reduced to less than significant solely through adherence, to and Implementation of standard conditions,,.these measures are considered "incorporated Into the project" which mitigate or avoid the potentially significant effect, and In these situations; the City also will make "Finding I" even though no mitigation measures are required. Where the City has determined pursuant to CEQA Section 21081(ai)(2) and .State CEQA Guidelines Section 15091(a)(2) that "Those changes or alterations are within the responsibility and jurisdiction of ' e another pUblit agency and have been, or can and should be, adopted by that other agency," the City's ,findings is.referred to herein as "Finding V. Where, as a result of the environmental analysis of the Project, the City has determined that either: (a) even with compliance with existing laws, codes and statutes, and/or the Identification of feasible mitigation measures, potentially significant impacts cannot be reduced to a less than significant level; or Exhibit E 386 Red Hill Avenue Specific Plan Findings and Facts In Support of Findings and Statement of Overriding Considerations (b) no feasible mitigation measures or alternatives.are available to mitigate the potentially significant impact, the City has found in Accordance with CEOA Section 21081(a)(3) and state CEQA Guidelines Section 15091( , a)(3) that "Specific economic, legal, social, technological, or other considerations, includingconsiderations for the provision of employment opportunities for highly trained workers, make P infeasible the mitigation measures or alternatives identified In the environmental Impact report," referred to herein. as "Finding 3". Air Quality 1) Potential Impact: With respect to potential conflicts. with the applicable South Coast Air Quality Management District's (SCAQMD) Air Quality Management Plan (AQMP), the AQMP provides controls sufficient to -attain the Federal and State ozone and particulate standards, tased:on the: longv-range growth, projections for the region, Implementation of the Specific Plan would incrementally,exceed population growth forecasted in the RTP/SCS. on which the 2016 AQMP is based, as well as exceed SCAQMD operational thresholds. Finding: The City hereby -makes Finding 1 that changes or alterations have - been required in,.. or incorporated. into, the, Project which avoid or< substantially lessen the -significant environmental effect as identified in the Final EIR. The -City has deterinined that While the above-described, impact can be partially mitigated the incorporation of Standard Condition (SC) 4.2-1 and SC 4.2._2 and Mitigation Measure: (MM) 4.2-1 through MM 4.1-3 (Set forth telow), this impaacannot be. - mitigated to a less than significant level. There are no feasible alternatives or mitigation measures. that would reduce this impact to a less than significant level. Therefore, the. City hereby alsomakes Finding 3. which would requite the adoption of a Statement of Overriding Considerations as a condition of Project approval. Facts in Support of Finding.- Although the Project's long-term impacts would becon,sistent with the 2016 AQMP and, SCAGI's goals: and policlesi the. Specific Plan's exceeclance, of population forecasts and operational lonal I nitrogen oxide (Nox) thresholds would potentially result In a long-term impact on the regions: ability to meet State and Federal air quality ,standards.. Constructlon-eelated air quality- Impacts would be considered :significant and. unavoidable due to. the. potentialmagWitude of construction that could occur from Implementation of the, Specific Plan. Impacts-assoclated with AQMP compliance Would be significant and unavoidable due to the exceedance of SCAQMD's'NOx operational thresholds, .The Specific Plan, Project, Which encourages mixed-use, infill development With access to alternative transportation, Is consistent with regional policies established in the- 2016 RTP/SCS that promote, alternative modes of transport and "livable corridors" to reduce air quality impactsfrom vehicle cle ernissions. Specific Plan implementation would improve. the job -housing >balance In the City, which reduces vehicle , miles traveled by resident's to: employment opportunities outside the City. Although the Specific, Plan would be consistent with the goals of the RTP/SCS to reduce vehiclemiles traveled and associated air pollutant emissions, the Project would exceed population, forecasts on _which the ,:AQMP is based.. implementation of mitigation measures andcompliance with SCAQMD rules I would reduce conflicts and obstruction of the AQMP; however, the :combined emissions from future new .development in the S ecific Plan area Would, exceed SCA M operational thresholds, 13 ExhlbItE 387 Red Hill Avenue SpecIfIc.Plan Findings and Facts In Support of Findings and Statement of Overriding `Considerations Exceeding these thresholds has the potentiol'to hinder the. region's compliance with, the AQMP. CE - QA requires that all feasible and reasonable mitigation be applied to reduce the environmental impacts of the Project.. SC4.2-1 Dust Control. During construction ciffuture deve , lopment within the Specific Plan area,,project. applicants shall require all construction contractors to comply with South Coast Air Quality Management District's (SCAQMD's) Rules 402''and 403 in order to minimize short-term emissions- of dust and Oartfculates, SCAC2MD:Rule 40Z,requl 'that al requires "thatr p ollUtant emissions not be. a. nuisance off-site. SCAQMD Rule 403 requires that fugitive dust be controlled with -Best Avaiiable'CQ.ntrol Measures <so that the. presence of. such dust does not remain visible In the atmosphere beyond the property line sof the emission source. This requirement shall be. Included as notes on the contractor specifications. Table .1 of Rule 403 lists the Best Available Control Measures that :are applicable to all construction projects. The measures include, but are not Ilmitedto, the following: • Clearing and grubbing., Apply Water in sufficient quantity to prevent generation of dust plumes.. • Cut and 1111., Pre -water: soils- prior to cut .and fill activities and stabilize soil duringand after cut And fill activities. • Earth -moving activider. Pre -apply water to depth of proposed cuts; re- apply water as -necessary to maintain soils in a damp condition and to ensurethat visible emissions do not exceed 100 feetin any direction; and stabilize soils once earth-movlhgactivlties are:complete. Importinglexporting of bulk materials; Stabilize material while loading. to reduce fugitive dust emissions; maintain at Jeast six inches of freeboard on. haul vehicles- and stabilize, material while transporting to reduce fugitive dust emissions. 0 stockpilesIbulk material handling: Stabilize stockpiled materials; stockpiles Within 10.0 yards of off7site occupied buildings Must not be greater than, 8 feet in height, must have a road bladed to the top' to, allow water truck access, or must have an operational water irrigation system that Is capable of complete stockpile coverage, N Traffic areas for construction activitlev Stabilize all off-road traffic and parking areas;. stabilize All haul routes; and direct construction traffic o . ver established haul routes. Rule 4021 defines large operations as projects with 50 or more Acres of - grading or with a daily earth -moving volume of 5,000 cubic yards at least 3 Refers to <a road to the top of the pile; 14, Exhibit E 388 Red Hill Avenue Specific Plan igs and Facts In Support of Findings and times in 1 year. Future development within the Specific. Plan would. potentially be considered a large, operation. Large operations are required to implement additional dust -control measures (as specified in Tables land 3 of Rule 403); provide additional notifications, signage, and reporting; and appoint a gust Control Supervisor. The Dust Control Supervisor Is required to: • Be employed by or contracted with the Property Owner or Developer; • Be on the site or available on site within 30 minutes during working: hours; ■ Have the authority to expeditiously employ sufficient dust mitigation measures to ensure compilance with all Rule 403 requirements; and • Have completed the. AQMD Fugitive Dust Control Class and have been issued>a valid Certificate of Completion for the class, SC 442µ2 Architectural Coatings. Architectural coatings shall be selected 'so that the VO`C content of the coatings is compliant with SCA QMD Rule 11.13. This requirement shall' be Included as notes on the contractor specifications, MM 4.24 Electric Vehicle (EV) Charging Stations. Prior to the issuance of building permits, the City's Building Official shall confirm' that project pians and specifications designate that vehicle parking spaces developed within the Specific Plan area shall be EV ready to encourage EV use and appropriately size -electrical panels'to accommodate future expanded EV use. MM 4.2-2 Vanpool/Rideshare Programs. Prior to the issuance of occupancy permits; the City's Building Official shall confirm that future commercial uses within the Specific Pian area include Codes,- Covenants, and Restrictions (CC&Rs) that provide fora voluntary vanpool/shuttle and employee ridesharing programs for which all employees shall be eligible to participate. The voluntary ride sharing program could be: achieved through a multi -faceted approach, such as designating a certain percentage of parking spaces for ride -sharing vehicles; designating adequate passenger loading and unloading and waiting :areas for ridesharing vehicles, and/or providing :a web site or message board for coordinating rides. This measure is not applicable to residential uses. MM 4.2.3 Operational Emissions Reductions. Prior to the issuance of building permits,. the City's Planning Official shall.confirm that: project plans and specifications. consider and mitigate the impacts on`regional air quality and GHG emissions when reviewing proposals for new development. Impacts shall be evaluated in accordance with SCAQMD'recommended methodologies and procedures, Recommended mitigation.measure may include, but are. not Ilmited to the following;; g< Install heat transfer modules in all furnaces;; 15 ` Exhibit E 389 Red Hill Avenue Specific Plan Findings and Facts in Support of Findings and Statement of Overriding Considerations • Install,scitar panels for water heating systems for residential and other facilities; • Incorporate renewable energy sources in the project design (e.g:; solar photovoltaic panels). Include passive solar cooling/heating design elements in building designs; Include desiga elernents that. Maximize useof natural lighting in. new development; • include provisions to install energy efficient appliances and lighting, in new development.. ■ install higher,efficacy public Street and exterior lighting. Increase, project density. • Incorporate: design measures that pro*rnote bicycle, pedestrian, and 'public transportation use. ■ Providepreferential parking spaces for alternatively -fueled vehicles. Incorporate measures that reduce water use and Waste generation. Provide Informational, materials on -low ROG/VOC consumer products, cleaners, paints, and other products, as well at the Importance of recycling and, purchasing recycled material. Informational materials shall be provided to residential andcommercial occupants through CUR requirements. Incorporate measures and design features that promote ride sharing and consistency with the commute -reduction. requirements of SCAQMD Rule 2202 (On -Road Motor Vehicle Mitigation Options.). (2) Potential impact: The Specific Plain. Project would violate air quality standards and/or contribute substantially to an existing or projected air quality standard. Finding: The City hereby makes Finding ,that changes or alterations have been required In, or Incorporated Into,. the Project which avoid or substantially lessen the significant environmental effect as Identified in the: Program, EIR. However, the City has determined that while the aboveAescribed Impact can be partially -mitigated the incorporation- of SC 4.2-1 and SC 4.2-2, and MM 42-11 through MM 4.3, this Im.pact cannot bemitigated to a less than significant level, There are no feasible, alte.rnatives or mitigation measures that would reduce this Impact toa. lessthan significant level. Therefore, the Cityhereby also makes Finding 3:which would require the adoption of a Statement of Overriding Considerations as a condition of Project approval. Facts in Support of Finding: Construction activities`would consist of grading, demolition, excavation, cut -and -fill, paving, building construction, and, application of architectural coatings. Construction worker vehicle trips, building material deliveries, soll hauling, etc, would occur during construction. Quantifying individual future development's air emissions 16 Exhibit E 390 Red Hill Avenue Specific Plan. and Facts In Support of Findings and from short.term, temporary construction -related activities would be Speculative due to project -level variability and uncertainties concerning locations, detailed site plans, construction scbedules/duration, equipment requirements, etc., among :other factors, which are presently unknown. Depending on how development proceeds,, construction -related ,emissions associated with futuredevelopment.could exceed., SCAQMD thresholds of significance. Therefore, construction -related air quality impacts would be considered :significant: and unavoidable due to the potential magnitude,of construction, that could occur from implementation of the Specific Plan. Specific Plan -generated emissions would exceed SCAQMD recommended thresholds for Reactive . Organic Gases (ROG) and-NOx. The SCAQMD'ssignificance thresholds would be relied upon to determine the significance level of a -future project's; operational impact. , While some of theindiv- idua[ development projects may be able: to incorporate design and reduction features that wouldK -- '. reduce emissions to below SCAQMD thresholds, the overall Project was evaluated for significance consideration; Ata programmatic level, operational emJssions. would exceed thresholds and Impacts would be potentially significant. CEQ I A requires that all feasible and reasonable mitigation be applied to reduce the environmental impacts of the Project. The following Mitigation Program is applicable: SC 4.-2-1 and SC*2-2 are applicable (see above) MM 4.2-1, MM 4.2-2, and MM 4.2-3' are applicable (see above) (3) Potential Impact: Thee -Project Would result In a cumulatively considerable net increase of criteria pollutants for which theAir Basin Is In nonattainment under an applicable National AmblentAir Quality Standards: (NAAQ$), or California Amblent Air Quality Standards (CAA4S). Finding: The City hereby makes Finding 1 that changes or alterations have been required, in, or incorporate& into, the Project which avoid, or sUbstantla lly lessen, the significant environmental effect as Identified in the; Program EIR. However, the City has determined that while the impact can be partially mitigated the incorporation of SC 4.2-1 and SC 4.2'2, and MMs 41-1 throughmitigated to a less 4 2 3, this impact cannot,be mi than significantlevel. There are no feasible alternatives or mitigation measures that would reduce, this, Impact to a, less than significant cant level. Therefore, the Cltyshereby also makes -Findink.3 which would require the adoption of a Statement of Overriding, Considerations as acondition of Project approval: Facts- in. Support of Finding: The Air Basin, is designated non.attainment for the Federal and State one-hour and eight-hour ozone standards, the. Federal and State Mio Standards, the, Federal 24-hour PM2,5stanclard...and ,the State.and: Federal annual PM2,s standard. Future Specific Plan developmerit could result In Jncreased, emissions of regional, criteria air pollutants and precursors that would be fore0asted. to exceed SCAQMD's, project level significance thresholds, Although these thresholds are 'Intended: to apply to Individual developmentprojects, future development within- the. Specific Plan,area could -contribute to an increase infrequency and/or severity of air quality violations.: Which may delay attainmentof the ambient air quality Emissions with some futU,re.Dlrojec,tscould ,17 Exhib.1t.E 391 Red Hill Avenue Specific Plan Findings -and Facts in Support of Findings and Statement of Overriding Considerations potentially exceed'SCAQMD-recommended significance thresholds. Therefore, the Project's contribution to regional. poll.utant,concenirations would be cumulatively considerable. CEQA requires that all. feasible and; reasonable mitigationbe applied to reduce the environmental impacts of the Project. The following Mitigation Program Is applicable: SC 4.2 -Land SC 4.2-2 are applicable -(see above) MM 4.2-1, MM 4,2-2, and MM 4.2-3 are applicable, (see above) (4) Potential Impact: The Specific Plan Project could expose sensitive receptors to substantial pollutant concentrations. The: City hereby makes Finding I that changes or alterations have.been required in, or -incorporated; into,, the Project which avoid or substantially lessen. the significant environmental effect as identified. in the Program EIRj as a result of the implementation of' MM 4.2-4. Facts In Support of Finding: 1-5 bisects the Specific Plan area. Residential units could be .constructed as close as, 100 feet from I -S., The proximity of potential future development to 1-5 poses a concern for toxic air contaminants (TAC) exposure. MM 4.2-5 requires -a project,: - specific Health Risk Assessment (HRA) be conducted for future residential uses proposed .within 500 feet of 1.5. CEQA requires that all feasible and reasonable mitigation be applied to reduce the. environmental impacts of - the Project. The following Mitigation Program is applicable: MM 4.2-4 Toxic Air Contaminants/Health-Risk Assessment, A project-Spe6ific Health Risk Assessment shall be conducted for future residential development proposed within.500 feet of the interstate, 5 right-of-way, pursuant to the recommendations set forth in the CARE Air Quality and Land Use Handbook. The Health Risk Assessment shall evaluate a project per the following scAQmD thresholds: • Cancer Risk Emit carcinogenic or toxic contaminants..tha,texceed the maximum individual cancer risk: of to -in one million. • Non -Cancer Rlsk: Emit toxic contaminants that exceed the maximum hazard quotient of one in one million, The SCAQMD has also established non -carcinogenic' risk parameters for use in HRAs: Noncarcin-ogenic risks are quantified by calculating a "hazard index," expressed, as the ratio between the ambientpollutant concentration and. Its toxicity or Reference. Exposure Level (REL). An REL is a,concentration at or below which health effects arenot likely to occur. A hazard index less than one (1.0) means that adverse h6aith effects are not expected. If projects arefound to exceed the SCAQMD's Health Risk Assessment thresholds, mitigation shall be incorporated to reduce Impacts to below SCAQMD thresholds., is Exhibit li �.J Red Hill. Avenue Specific Pla n Findings and Facts in Support of. Findings and Staternent,of Overriding Onsideratlont Cultural and Tribal Culturalkespurces (1) Potential Impact. Grading and excavation activities could impact unknown archaeological resources., Finding: The 'City hereby makes.t Finding I and, determines that this potentially significant irnpact, is Less Than Significant as a result of the implementation of themitigation. Facts in Support of Finding: An archaeological and historical records.search was conducted at the South Central Coastal. Information Center of the California Historic Resources. Inventory System (CHRIS); no resources within the Specific Plan area have been recorded. Although theS potential for Project peclflc� Plan area has been disturbed, there is the Implementation to affect :previously unidentified archaeological resources. MM 4.13-1 requires f I uture developments under the Specific. Plan toretain an archaeologist to determine if anyfound archaeological deposits meet the CEQA definition of historical (State CEQA Guidelines § 15064-.5(A)) and/or unique archaeological resource (Public Resources Code § 21083.2(g)), CEQA requires that all feasible and reasonable mitigation be applied to reduce the environmental impacts of the Project. The following mitigation is applicable: MM 4.3"1 The State CEQA Guidelines (14CCR §15126.4[1;i)[31) direct public agencies, wherever feasible, to avoid damaging historical resources of an archaeological mature, - preferably by preserving the resource(s) in place. Preservation in, place options suggestedby the, State CEQA Guidelines include (1) planning construction to avoid an archaeological. site; (2) incorporating the. site Into open space,- (3) capping the site with a chemically stable-, s,,o.11,- and/or (4) deeding the site Into a permanent conservation easement. Prior to Issuance of a grading, permit'for grading of 2 feet or more in depth below the natural or existing grade; the applicant/developer shall provide Written evidence to the City, Planning Division that a qualified archaeologist has been retained by the applicant/developer to respond on an as -needed basis to address unanticipated archaeological discoveries and any archaeological requirements (e.g., co.hditlons of approval) that are applicable to the, project.I The applitant/cleveloper is encouraged to conduct a field meeting prior to the start of construction activity with all construction supervisors to train staff to identify, potential archaeological resources. in the event that, archaeological materials are, encountered during ground -disturbing activities,. work In the immediatevicinity of the, resource shall tease until a qualified archaeologist has assessed the discovery and appropriate treatment pursuant to, CEQA Guidelines Section 15064,5 Is-d6teftired. If discovered archaeological resources are found to be significant,, the archaeologist: shall determine, in consultation with the City and any local Native American groups expressing Interest following notification by the City, appropriate avoidance measures or other appropriate mitigation. Per 19 Ex.,hibit E 393 Findings and Facts Statement of c Plan ;s and CEQA Guidelines Section 15126.4(b)(3), preservation In place shall be the preferredmeans to avoid impacts to archaeological resources qualifying as historical resources. Consistent with CEQA Guidelines Section 15126.4(b)(3)(C), if it is demonstrated that confirmed resources cannot" be avoided, the qualified archaeologist shall develop additional treatment measures, such as data recovery, reburial/ relocation, deposit at a local museum that accepts such resources or other appropriate measures, in consultation with.the implementing agency. and any local Native American representatives expressing interest Im prehistoric or tribal'' resources if an archaeological site does not qualify as an historical resource but meets the criteria for a unique archaeological resource as defined in Section 2"1083.2, then the site shall be treated in accordance' with the provisions of Section 21083:2. (2) Potential Impact: Grading and excavation activities could impact unknown unique paleontological resources. Finding: The City hereby makes Finding 1 and determines that this potentially significant Impact is Less Than Significant as a resultof"the implementation of mitigation: Facts in Support of Finding: A paleontological records search Identified no vertebrate fossil localities within the Specific Plan area but here are nearby localities from the same sedimentary deposits that probably occur subsurface at the area. The records search determined that surface grading. or shallow excavations in the younger Quaternary deposits. would: likely not uncover significant vertebrate fossil remains.. Deeper excavations that extend down into older Quaternary deposits may encounter significant fossilvertebrate specimens. MM 4.3-2 requires that.a paleontologist be retained to determine if any found paleontological resources require further treatment. MM' 4.3-2 Prior to Issuance of any grading or building permits for any development projects under the Red Hill Avenue Specific Plan, the applicant shall provide -a. letter to the City of Tustin Community Development Department; or designee, from a paleontologist selected from the roil of qualified paleontologists maintained by the County of Orange, stating that the applicant has retained this individual and that the paleontologist shall provide on-call services in the event resources are discovered. The paleontologist shall be present at the 'pre -grading conference to establish procedures for paleontological resource surveillance. If paleontological resources are discovered' during any development project within the Red Hill Avenue Specific Pian area, ground -disturbing activity within 50 feet of the area of the discovery shall cease. If the find is determined by paleontologists to require further treatment, the area of discovery will be protected from disturbance while qualified paleontologists and appropriate` officials, in consultation with a recognized museum repository (e.g., National History Museum of Los Angeles County), determine an appropriate treatment plan.. 20 Exhibit E 394 Red Hill Avenue Specific Plan Findings and Facts In Support,of Findings and Staternent of Overriding Considerations (3) Potential impact: TheProjectWould not disturb,any known human remains,. Including those in I terred outside of formal cemeteries. Finding: The City hereby makes Finding 1 and determines that this potentially significant impact is Less Than Significant asa result of theimplementationof standard conditions. No m . Itigation measures Were required or recommended. Facts in Support of Flinding: The SppcJfic Plan area: has been previously disturbed and developed, There is no Indication that there are burials present and it is unlikely that human remains would be discovered during future development. In the event that human .remains are discovered during ground disturbing activities, SC 4.3-1 addresses procedures to follow the discovery W suspected human remains. Compliance with existing law would ensure that impactsto human resources would not occur, SC 4.3-1 California Health and Safety CodeSection 70,50.5, CEQA Section 15064.5, and Public Resources Code Section 5057.98 mandatethe process to be followed in the event of an accidental discovery of any human remains, in a location other than a dedicated cemetery. California Health and Safety Code Section 71050.5requires that. In the event that human remains are discovered within the Specific Plan area, disturbance of the site shall be halted until the coroner has conducted an investigation into the circumstances manner and cause of death, and the recommendations concerning, thetreatment and disposition of the human remains , have been made to the person responsible for the excavation, or to. his or her authorized represehtativ - e, -In the manner provided in Section 5097.98 of the Public Resources Code. If the: coroner determines that the remains are not .subject to his or her authority and If the coroner recognizes or has reason to believe the human remains to be those: of a Native American, he or she shall contact, by telephone within .24: hours, the Native American Heritage Commission. (4) Potential impact: Grading and excavation Activities could impact unknown tribal cultural resources. Finding: The City hereby makes Finding: 1 and determines that this potentially significant impact is Less Than Significant as a result of the implementation of the MM 4.3-1. Pacts: in Support of Finding: Anar6aeological and historical, records search was conducted at the CHRIS;, no trIbAl, cultural resources within. the Specific Plan. area have been recorded.. In compliance with AB52 and 513 -18, the City provided formal notification to California Native; American tribal representatives. I and entered. Into consultation with the Gabrieleho B I and of Mission Indians --Kith Nation. Although the Specific Plan area has'been disturbed, there is the potential for Project implementation to affect. -previous previously unidentified resources. MM 4.3-1 is applicablei CEQA requires that all feasible:. and reasonable mit0gation be applied to reduce the environmental Impacts of the Project. The following mitigation is applicable, 21 Exhibit E 395 Red Hill Avenue Specific;Pian f=indings and Facts In Support of Findings and Statement of Overriding Considerations' MM 4.3-1 Is applicable.(see above) Geology and Solis (1) Potential Impact: The Specific Plan area is in a seismically active area. Development could expose people or structures.. to potential substantial adverse effects associated with strong seismic ground shaking. Finding: The City hereby makes finding 1 and determines that this potentially significant, Impact is less Than ,Significarit as a result of the implementation of standard conditions. No mitigation measures were required or recommended.. Facts in Support of 'Finding: The City is in an area designated to have a moderate to high' potential for ground shaking associated with regional earthquake activity. Future. .development within the Specific plan area would be "required to comply with the seismic design requirements of the California Building Code (or applicable adopted code at the time of pian submittal or grading and building permit issuance 'for construction) which would reduce anticipated impacts related to the proximity of earthquake faults. by requiring .structures to be built to withstand seismic ground shaking, Projects would need to comply with the Tustin City Code which regulates gradings drainage, and cut and fill activities. SC 4.4-1 identifies that the issuance of grading permits is subject to approval of geological and soils engineering reports:. SC 4.4-2 requires geotechnical evaluation to identify .appropriate engineering design measures to reduce potential Impacts relative to strong seismic ground shaking: CEQA requires that ail feasible and reasonable mitigation be applied` to reduce the environmental impacts of the Project, The following Mitigation Program isapplicable: 5c 4.4-1 Projects are required to comply with Tustin City Code, Chapter 9, Grading and Excavation. Prior to the Issuance of any grading permits, the grading plans shall be accompanied .by geological and soils engineering reports and shall Incorporate all information as required by the City. Grading plans shall indicate all areas of grading. Grading plans shall provide for temporary erosion control on all graded sites. scheduled to remain unimproved for more than 30 days. SC 4.4-2 A specific geotechnical survey shall be prepared by a certified geotechnical engineer to confirm/refine engineering design parameters regarding site preparation, grading, and foundation design, to assure designcriteria are responsive to specific development site soils and potential effects of differential settlements resulting from ground shaking, as well As effects of subsidence, lateral spreading, and collapse potential. All geotechnical recommendations shall be noted on individual site development plans and. Implemented prior to issuance of an occupancy permit. Project -specific geotechnical measures shall be developed, as needed, based on the design -level geotechnical report and depicted on plans prepared by the.geotechnical engineer of record or on plan sheets included 22 Exhibit E �t Red Hill Avenue Specific Plan Findings and Facts In Support of Findings and Statement of Overriding Considerations within final grading plans, and'subject to the. approval by the City of Tustin Building Division and/or the Public Works Department; (1) Potential Impact: mpact: The SpecificPlancould expose people or structures to liquefaction during a seismic event, Finding: The City hereby .makes Finding 1:and determines that this potentially significant impact is Less Than Significan.t as a result of the Implementation of standard conditions, No mitigation measures were required or recommended. Facts,lh Support of Finding: Earth materials underlying the Specific Plan area are susceptible to limited :amounts of seismically -induced liquefaction. Most. of the Specific Plan area is mapped -as a Liquefaction Zone (CGS, 2001). Site-specific geotechnical investigations would berequlred for -future development projects. Remedial grading including the replacement of Unsuitable sail materials with suitable engineered fill materials can preclude liquefaction impacts. CEQA requires that all feasible and. reasonable mitigation be applied to reduce the environmental.lryipacts of the Pr6ject*. The following Mitigation Program is applicable: SC 4.4-1 and SC 4.4-2 are applicable (see, above) (3) Potential impact: Future development within the Specific Plan area could result in soil erosion. Finding,* The City hereby makes Finding I and determines that this potentially significant impact is Less Than Significant as a result of -the implementation of standard conditions. No mitigation measures were :required or recommended, Fatts in Support of Finding: During construction, future development projects would: be .required to comply with the NPDES.perrnittIng process for sites greater than one acre or the City!,s requirements for an I Erosion and Sediment Control Plan for sitesless than one acre; see SC 4A -3i SC 4.7-1,. and SC 4:°7-2. The, NPDES permitting process requires development an I d implementation of a Storm Water, Pollution Prevention Plan (SWPPP) and the Construction General Perm_itissued by the State Water Resources Control Board (SWRC9). The General Permit would include erosion -control and sediment -control Best Management Practices (BMPs) to be Implemented throughout the construction process which would Oreveaor reduce erosion; Erosion -control BMPs are designed to prevent erosion, whereas Sediment controls are, designed. totrap sediment once It has been mobilized. Upon completion of projects, sites would be fully developed and landscaped. The potential for soil -erosion or loss would be extremely minimal SC 4.4-3 Future developments shall limit grading to the.minimum area necessary for construction, Tinal,gradi I ng,p lansshall include best mapagement,practices (BMPs) to limit;on-osite and off-site erosion and a -water plan to treat d - isturbed areasduring, construction and reduce. dust. The :plans shall be submitted to the City of'Tustin Building Division and/or the Public Works 23 Exhibit E 397 Red Hill Avenue Specific Plan Findings and Facts In Support of Findings and Statement:of Overriding Considerations Department for review, and a,pproval prior to the Issuance of a grading permit. SC 4.74 Prior to, the issuance of grading permits, for any development projects under the Red' Hill Avenue Specific Plan that would disturb more than one acre, the project appll cant shall submit to the Department of Public Works an approved copy of the Storm Water Pollution Prevention Plan (SWPPP) and Notice- of Intent (NOI) to comply with the General Permit for Construction Activities, confirming to the: Current National Pollutant Discharge; Elimination System (NPDES) requirements. The SWPPP shal.1 be made part of the construction program.. This. SWPPP shall detail measures and practices. that would be in effect during construction tominimize the: individual project's Impact on water quality and storm water runoff volumes. The plan shall Incorporate all necessary Best Management Practices (BMPs) and other City requirements to eliminate polluted runoff until all constructionwork for the future development Is completed, The SWPPP shall include treatment and -disposal of all clewatering operation flows and for nuisance flows during construction. X 4.7.2 Prior to issuance of grading permits for any development projects under the Red Hill Avenue Spedfic Plan, the project applicant shall prepare and submit a Water Quatity Management Plan (WQMP):for the project, subject to the approval of the Department of Public Works. the WQMP shall include appropriate BMPs and low Impact development ent (LID), techniques to ensure project runoff is adequately treated. (4) Potential Impact: The Specific Plan area Includes, expansive.spilsi Finding: Indin . The City hereby makes Finding 1 and determines that this potentially significant impact is Less Than Significant as a result of the implementation.of standard conditions, No mitigation measures were required or recommended. Facts. in Support of Finding: Solis that expand and, contract in. volume ("shrink�swell" pattern) are considered expansive and may cause damage to aboveground Infrastructure as a result of density changes that shift overlying materials. Fine-grain clay sediments are most. likely to exhibit shrink -swell patterns in response to changing moisture levels. Where expansive soils are present, remedial grading Includingthe replacement of unsuitable soil materials with suitable engineered fill materials is. anticipated to be required, The City's �continued compliance with State and local regulations,, inclusive of SC 4.4-1 and SC 4.4-2, would preclude potentially significant impacts, I CEQA requires that all feasible and reasonable mitigation be applied to reduce the environmental Impacts of the Project. The following mitigation is applicable: SC -4.4-1 and SC 4.4-2 are applicable (see above) Greenhouse Gas Emissions. 24 Exhibit E. M Red Hill Avenue Specific Plan Findings and Facts In, Support of Findings and Statement of Overriding Considerations (I) Potential impact-. The -Specific Plan's cumulative contribution of greenhouse gas (GHG), etnisMons would exceed SCAQMD's 4.1 metric tons (MT) carbon dioxide equivalent (CO2e) per year threshold, and the Specific Plan's cumulative GHG Impacts would also be cumulatively considerable andpotentialimpacts are considered significant and. unavoidable, Finding:, The lCity hereby makes Finding 1 that changes or alterations have been required, In, or incorporated into, the Project which avoid or substantially lessen the >significant environmental effect as Identified In the Final ER The City has determined that while the, above 7described ,impact can be partially mitigated the Incorporation of SC 4.2-1 and SC 4.2-2 and MM 4.24 through MM 4.2-3 this impact cannot be mitigated to a less than significant level. There are no feasible alternatives or 'mitigation measures that would reduce this impacttoa less than significant level. Therefore, the City hereby also makes Finding 3 which would require the adoption of a' Statement of Overriding -Considerations, as a condition of Project approval. Facts in,Support -of Findin.g: Annual (construction, operational, and mobile) GHG emissions from implementation of the Specific Plan would total approximately 9.1 MT Of CO2eper service: population. Under a worst-case scenario, these emissions would. exceed the 4.1 MT CO2e per year threshold. Despite consistency. With thepo licles and initiatives of StC1te;G.HG reduction programs as well as the regional RTP/SCS strategies, Implementation of the Specific ic Plan would exceed growth projections for the area in the RTP/SCS and result in an increase of GHG emissions that would exceed the SCAQMD's significance criteria. CEQA requires that all feasible and reasonable mitigation be applied to reduce the environmental impacts of the Project. The following MI I tigation Program is applicable: SC 41-1 and SC 41-2 are applicable (see above) MM 4.211, MM.4.2-2,1 and MM 4.2-3 are applicable (see above) Hazards and Hazardous Materials .(I) Potential Impact; Implementation of the Specific Plan could potentially create a hazard to the public or the environment through exposure to contaminated soil or groundwater, as a ,result ofa previous hazardous material Incident- ataproperty within the Specific.plan area. Finding: The City hereby makes Finding I and determines that this potentially significant Impact is LessThanSlgniflcantas a result of the implementation of mitigation.. Facts -in support, of Finding,: There aire,hazardous materialsregulated facilities within the Specific Plan areawlth. known or unknown history of contamination. The: contamination status of each property would be reevaluated, when the Individual site changes land use: in addition to known facilities, future development :on a site With a.:current or former , hazardous, materials regulated.. facility would need to :be, evaluated . In consultation with Orange County Health Care Agency, Environmental Health Division (OCHCA-EH.) to determineif there is a, contamination risk -to the proposed land use. 'Remediatiort of a. contaminatedsite to applicable standards for the proposed land use may be required as, described in MM 4.6-1, Compliance with ;all applicable Federal., State. and regional 25 Exhibit E 399 Red Hill Avenue Specific Plan Findings and Facts in Support of;findings and Statement of overriding Considerations` regulations, and implementation of MM 4.6.1 would reduce potential impacts to the public or environment. MM 4.6-1 Prior to issuanceof grading permits, a human health risk evaluation shall be prepared by a qualified environmental professional in consultation with Orange County Health Care Agency, Environmental Health Division (OCHCA- EH) for any individual site application proposed on a site with a current or former hazardous materially regulated facility to determine if there Is a contamination risk to the proposed land use. Remedial activities, if necessary, may be required, in consultation' with OCHCA�EH (x) Potential Impact: The Specific Pian area is not included on a hazardous site list compiled pursuant to California Government Code Section 65962.5. Flnding: The City hereby makes Finding land' determines that this potentially significant impact is Less 'Than <Significant as'a resultof the implementation of mitigation: Facts in Support of Finding: The Specific Plan area is not included on a hazardous site list compiled pursuant to California Government Code Section 65962.5 (DTSC, 2017). However, review of regulatory databases through Environmental Data Resources, Inc. (EDR), the California State Water Resources Control Board. GeoTracker, and the Department of Toxic Substances Control (DTSC) Envirostor indicate that; there are multiple listings currently present within the Specific Plan area that have or previously had cases associated with hazardous material,spills, violations or incidents. Implementation of MM 46-1 would reduce. potential impacts to the public or environment from a hazardous material site. CEQA requires that all feasible and reasonable mitigation be applied, to reduce the environmental impacts of the Project. The following Mitigation Program is applicable: MM 4.6-1 is applicable (see above) Hydrology and Water Quality (1) Potential Impact: Implementation of the Specific Plan would have the potential to adversely impact water quality in downstream receiving. waters through the discharge of runoff that contains various pollutants of concern. Finding: The City hereby makes Finding 1 and determines that this potentially significant impact is Less Than Significant as a result of theImplementation of standard conditions. No mitigation measures were required or recommended.: Facts. In Support of Finding: Clearing, grading, excavation, and construction activities. associated with the project may impact water quality by induced sheet erosion of exposed soils and the subsequent deposition of particulates in_local drainages. Grading activities>and sediment stockpiles can lead to exposed areas of loose; soil that are susceptible to uncontrolled sheet flow and wind erosion. Impacts can also occur from sediment laden runoff and mobilization of pollutants associated' with vehicle staging and operation; 26 Exhibit E 400 Red Hill Avenue Specific Plan Findings and Facts In Support of Findings and Statement of Overriding Considerations In compilancerwith NPDES regulations, the State -of California requires that any construction activity disturbing one acre or more of soil comply with the General Construction Activity Storm Water Permit (Construction. General. Permit). The permit requires, development and implementation of'a SWPPP and monitoring plan, which must include erosion -control and sediment -control BMPs that would meet or exceed measures required by the Construction General Permit,to control potential construction -related pollutants (SC 4,7-1), Prior to-Issuance:of any gradingpermitsfor any development project within the Specific Plan area, a, preliminary WQM I P would be. submitted as part of the entitlement process for development projects; 'the preliminary WQMP would outline the required quantities of storm water required to be treated and the appropriate treatment methods (SC 43-2). C EQA requires that. all feasible and reasonable mitigation beapplied to reduce the environmental impacts of the.Project. The following Mitigation Program is applicable: SC 4 , .7-1 and SC 43-2.,are applicable, (see above) (2) Potehtial Impact-. The Project would not substantially alter the existing drainage pattern of the Specific Plan area in a manner which would result in ;a substantial on-site or off-site erosion or siltation, flooding, or polluted runoff. Finding: The City hereby makes, Finding I and determines that this potentially significant impact Is Less Than Significant as a result of the Implementation of standard conditions and mitigation measures. Facts In Support of Finding: Because of the predominately developed nature of the Specific Plan area, It is anticipated that the Storm drain system would largely maintain the same existing drainage patterns and connectivity. Construction within the Specific Plan area would not substantially increase. or change the overall drainage areas from existing to the proposed condition. Individual drainage areas could be slightly altered. Hydro modification measures would not be required but BMPs Would be required to treat the drainage associated with the proposedimpervious areas. MM 43-1 requires anapplicant.to.prepare a hydrology and hydraulics analysis demonstrating that the; existing conditionflow rates are, not exceeded by Project flow 'rates. Where a development site does nothavea direct connection to the.. CIO existing storm drain system. MM 4.7-2 requires an applicant to pr,epare..a hydraulic analysis :o f the downstream storm: drain system to demonstrateno significant impacts to the City storm drain Infrastructure. CEQ mitigation b ,A requires that all feasible and reasonable m 0 e applied to reduce the environmentalimpacts of:the.Project, The following Mitigation Program is applicable: SC4.74 and SC:4.7-2, are applicable (see above) SC 4.7-3 Projects within the Specific Plan :area would be subject to conditions: Imposed by the City of Tustin Community Development Department and Public Works Department in accordance with Section 490,2: (Control of Urban Runoff) :of -the Tustin City Code Which requires the project applicant to provide all:dralnagefacflities necessary . for the removal of surface water from a site and to protectoff-site properties from a project's water runoff. Exhibit 401 Red Hili Avenue Speclflc Plan Findings and Facts in Support of Findings and Statement of overriding.Considerations The storm 'drain `system must be. designed in accordance with the standards of the Orange County Flood Division.. MM 4.7-1 Prior to Issuance of any grading or building.,permits for any development projects under the Red Hill Avenue Specific Plan, the project applicant shall prepare and submit to the, Department of Public Works a hydrology and hydraulics analysis demonstrating that the existing condition flow rates are not exceeded by the proposed project flow rates. MM 47-2 Prior to issuance of any grading or buildings permits for any development projects under the Red Hill Avenue Specific Plan that do not have a direct connection to the City's existing storm drain system, shall provide to the Department of Public Works hydraulic analyses of the downstream storm drain system that demonstrate no significant 'impacts to the City storm drain infrastructure. Noise (1)Potential Impact: Future projects within the specific Plan area would generate noise associated. with construction activities, stationary equipment, and. operational activities Finding: The City hereby makes Finding 1 and determines :that this Impact Is Less Than Significant as a result of the Implementation of standard conditions and. mitigation measures. Facts in Support of Findings Construction Noise: individual projects within the; specific Plan area would generate. temporary construction noise that could exceed existing ambient noise levels in the area, but construction noise would be short-term In duration and would cease with the completion of individual development projects. Noise impacts associated with construction activity are a function of the noise generated by construction equipment,.: the location and sensitivity of nearby land uses, and the dming-and duration of the noise -generating activities. Construction of individual projects within the Specific Pian area would be required to occur within` the hours, as specified in the Tustin City Code, per Section' 4616(2); refer to SC 4.9"I. MM 4.9-1 provides Best Management Practices such as noise barriers, using sound dampening matsor blankets on engine compartments of heavy mobile equipment, and limiting haul trips. Stationary Noise. New stationary noise sourceswould result In small noise level increases that in some Instances would be proximate to noise -sensitive land uses. Projects would be .required to comply with SC 4.9-2 which establishes exterior noise levels at set forth in the General Plan Noise Element. No significant Impacts would occur. Operational Noise., The Specific Plan would increase the number of delivery and trash hauling trucks'` traveling through the Specific Plan area: Tustin City Code Chapter 3, section 4313 prohibits the collection of solid waste from within 200 feet of .any residences in the City between the hours of 6.00 PM and 7:00 AM and On Federal holidays, Delivery and trash truck trips in the Specific Pian area would be a periodic source of operational noise. Trash trucks 28 Exhibit E 402 Red Hill Avenue Specific Plan Findings and Facts in Support of Findings and Statement of Overriding Considerations would be required to comply with the Tustin City Code standards for trash collection vehicles and delivery trucks 'wouid be subject to State regulations. Due to the existing ambient noise and traffic noise within the Specific Pian area, potential future residential units could be, exposed to exterior noise levels greater than 65 dBA CNEL, which 'is considered normally incompatible by the City of Tustin General Pian Noise Element. The City requires proposed developments to prepare and submit an acoustical report to demonstrate compliance, with the General Pian and to identify all reasonable and feasible Measures to ;satisfy the 65 dBA CNEL exterior noise level standard and 45 dBA CNEL interior noise level standard. With. implementation of existing regulations, as Implemented through SC 4,9--2, impacts related to development of residential units within the Specific Plan area would be anticipated to be less than significant, CEQA requires that Al feasible and reasonable mitigation ;be applied to reduce the environmental impacts of the Project. The following Mitigation Program is applicable: SC 4.9-1 To ensure -compliance with Tustin City Code, grading and construction plans shall include a note indicating that loud noise -generating project const 'ruction, activities (as defined in,Sect! on 4616(2) and Section 4617(e) of the Tustin City Code) shall take place between the hours of 7:00 AM and 6:00 PM on weekdays and from 9:00 AM to 5:00 PM on Saturdays. Loud, noise -generating construction activities are prohibited outside of these hours and on Sundays and City observed i;ederal holidays. SC 4.9-2 Development projects are requiredto meet or exceed the 65 dBA CNEL exterior noise level.,standard, as defined by Table N.8 of the City of Tustin General Plan Noise Element,; and the 45 dBA CNEL interior noise level standard of the City of Tustin General Plan Noise dement, and; by Title 24, Part 2, of the California Building Code MM'4.94 Construction 'Noise.. Prior to approval of grading ;plans, the City of Tustin Building Dvislon shall ensure that plans include Best Management Practices to minimize construction noise. Construction noise Best. Management Practices may include the following: Construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers' standards, and all stationary construction equipment shall be placed so that emitted noise is directed away from the noise sensitive use nearest the construction,activity • The construction contractor shall locate equipment staging in areas that will create the greatest distance. between construction -related noise sources and nolle -sensitive: receiver nearest to the construction activity. ■ The construction contractor shall limit haul truck deliveries to the same hours specified for construction equipment by Tustin City Code Article 4, Chapter '6, Section 4517; The, contractor shall design delivery, routes to minimize the exposure of sensitive land uses to delivery truck noise. 29 Exhibit E 403 Red Hill Avenue Specific Plan Findings and Facts In Support -of Findings and Statement of Overriding Considerations M Construction activity within 50 `feet of occupied noise sensitive uses shall reduce construction noise levels, exceeding, 85 dBA Leq at nearby sensitive land uses by one or mote. of the. follow , Ing methods to reduce, noise to below 85 dBA Leq: 1. Install -temporaryry construction noise barriers within the line of site .of occupied sensitive usesfor thedurationof construction activities that could generate.nolse exceeding 85 dBA Leq, The noise control barrier(s) must provide a solid facefrom top to bottom and shall: a. Provide a minimum transmission loss of 20 dBA and be constructed with an acoustical blanket (e.g. Vinyl acoustic curtains or quilted blankets) attached to the construction site perimeter fence or equivalent temporary fence posts; b. Be maintained and any damage promptly repaired. Gaps, holes, or weaknesses In the: barrier or openings between the barrier and the ground shall be promptly, repaired; and c. Be removed and the site appropriately restored upon the conclusionof the construction activity. 2. Install sound dampening mats or blankets to the engine. compartments of heavy mobile equipment (e.g. graders, dozers, heavy trucks). The dampening materials must be capable of a 5-dBA minimum noise reduction, must be installed prior to the use of heavy mobile. Ne. construction equipment, and must remain Installed for the duration of the equipment use. (2) Potential Impact: Construction of individual projects, within the Specific Plan area could generate vibration impacts at nearby sensitive receptors. Finding: The. City ..hereby makes Finding 1 and determines that this Impact is Less Than Significant as.a result of the Implementation of mitigation. Facts in Support of Finding: Construction activity associated with implementation of the Specific Plan would be a temporary source of.grou,ndborne vibration. Buildings near a construction site respond to vibration to varying degrees ranging from imperceptible effects at the, lowest levels, to low rumbling sounds and perceptible vibrations at moderate levels, and UP to minor damage at the highest vibration levels. Vibration levels attenuate quickly over distance, so vibration would not be noticeable at receptors outside of the immediate vicinity of construction. MM 4.9-2 would minimize and avoid vibration impacts should pile -driving be required associated with a future development project. CEQA requires that all feasible and reasonable mitigation be applied to reduce, the environmental Impacts of the Project. The following Mitigation . gation Program is applicable: MM 4.9-2 Construction Vibration. The following measures shall be implemented by applicants for development within the Red Hill Avenue Specific Plan area to reduce construction vibration atnearby receptors: 30 Exhibit E 404 Red Hill Avenue Specific Plan Findings and Facts In Support of Findings and Statement of Overriding. Considerations 8. Avoid impact pile-drivirig where possible., b. ina,reas where project, construction is anticipated to include pile drivers in close proximity to schools or historic structures, conduct site-specific vibration studies to determine thearea of Impact and to present appropriate vibration reduction 'techniques that may include the :following: a Develop a vibration monitoring. atidtonstruction contingency plan to identify structures wheremonitoring should be conducted, set up a Vibration monitoring schedule, define structure -specific vibration limits, and address the need to conduct photo, elevation, and crack surveys to.Aocument before and after construction conditions. 0 Identify constru.ction contingencies for when vibration levels approach the standards. ■ At ziminimum, conduct vibration monitoring during pile-drivin& activities. Monitoring results. rinay indicate the need for more or Tess intensive measurements. Wheri'vibration levels approach, standards, suspend construction and implement, contingencies to either lower vibration levels or secure the -affected structures. Conduct apost-survey on any structures where either monitoring has indicated high levels or:complaints of damage- has been made. make appropriate repairs or compe nsation where damage has occurred as a result of vibration. Public Service (1) Potential Impact: The *Specific Plan would not result in substantial adverse impacts associated with fire services. Finding: The City % hereby makes Finding. 1 -and determines that this potentially -significant impact is Less. Than Significant as -a result. of I the Implementation -of -standard conditions. No mitigation measures we I re r6141red or recommended. Facts In Support of Finding: The. Specific Nan would allow for an Increase of up to 500 additional lonal d,wel.11 n& unit,, and 325,000 sf of additional non-residential uses. This increase in development would Incrementally Increase. the 4emand for fire apparatus, equipment, performance, , mance,, and personnel. All new development wouldbe required to, comply with the .existing International Fire Code and California Fire and. Building Codes In the California Health and Safety Code. In addition, SC 4,11-1 fequites future development projects to prepare a Fire Master Plan prior to the issuance of a building permit. CECLA . requires that all feasible and reasonablemitigation be applied to reduce the .environmental impacts of the Ptoject. The following Mitigation Program Is applicable; 31 Exhibit E 405 Red Hill Avenue Specific Plan Findings and Facts in Support 6f.Findings and Statement of Overriding Considerations SC 4.114 Priortothe issuance of any grading or building permits for any development project under the: Red.HIII Avenue Specific Plan, the applicant shall submit a Fire Master Plan to the orange County Fire, Authorlty'for review. Payment of fees .and Fire Master Plan approval shall beobtained prior to the Issuance of grading orbuilding -permits. (2) Potential Impact: The Specific. Plan Project would not result in substantial adverse impacts associated. With school services. .Finding: The City hereby makes Finding I and determines that this potentially significant impact is Less Than Significant as a result Of the implementation of standard conditions. No mitigation measures were required or recommended. Facts In Support of Finding.* Specific Plan buildout, is anticipated to. generate 81 elementary school students, 32 intermediate school students,. and 33 hi 0 School ghstho Istudents funding comespredominantly from Federal, State, and local contributions; such as,business and personal Income taxes,sales tax, and - propertytax.In ;accordance with Government Code Section 65995 and the Tustin City Code, the School District requiresall new developmentto pay fees to.h.elp offset the, effects to school facilities from new residential, commercial,, and Industrial development. Payment of fees would offset impacts from increased demand for school services associated with development In the Specific Plan area by providing an adequate financialbase to construct and equip new and existing schools. The School District would be able to provide adequate school facilities for the projected students and payment of impact fees would ensure that Impacts are offset and:remain.less than significant. CEQA requires that all feasible and reasonable mitigationbe applied to reduce the environmental impacts of the Project. The. following Mitigation Program is applicable-, SC 41.11.3 Pursuant to Section 65995 of the. California Government Code, prior to the issuance of building permits for any development projects under the Red Hill Avenue, Specific Plan, the applicant shall pay developer fees to the Tustin Unified School, District,, payment of -the adopted fees Would provide full and complete mitigation of school impacts. SC 4.11-4 New development under the Red Hill Avenue Specific Plan, shall be subject to the same General Obligation bond tax rate as already applied to other properties within the Tustin Unified School District for Measure G (approved in 2008) based Upon assessed value of the residential and commercial uses. Recreation (1) Potential Impact: BuIldout.of the Specific, Plan Project would increase the use of existing and planned parks. and recreational facilities, 32 Exhibit E 406 Red Hill Avenue Specific Plan Findings and Facts in Support of Findings and Statement of Overriding Considerations Finding: The. City hereby makes Finding 1 and determines that this potentially significant' impact is Less Than Significant as; a result of the implementation of standard conditions and mitigation. Facts in Support of Finding: In accordance with the Quimby Act, a jurisdiction may establish a parkiand dedication standard based on its existing parkland ratio, provided required dedications do not exceed 5 acres per 1,000 persons, The City's parkland dedication requirements of 3 acres per 1,000 residents is the same as the Quimby Act The City Identifies. parkland acreage requirements by multiplying the number of dwelling units by the parkland acres per unit based on the established density categories in the Tustin City Code. The Specific Plan does not establish density ranges. Because the Project proposes multifamily residential development anal encourages It to be provided in a mixed- use setting,the Program EiR usesthe 15.1 to 25 dwelling units pergross acre category in the Tustin City Cocle,wh'ich assumes 2.24 persons per unit or 0.0067 acre of parkland per unit.2 If future residentlal units were subject to the Quimby Act (because of a subdivision), the total amount of new parkland would be approximately 3.35 acres. The Tustin City Code also notes that dedication of land may be, required by the City for a. condominium, stock cooperative, or community apartment project which exceeds 50 dwelling units, regardless of the number of parcels. Therefore, the City .may require the dedication of land regardless of where the future residential development projects within- the Specific Plan are subdivisions, General Pian Conservation/Open Space/Recreation Policies 14.6 and 18.4 encourage future parks to be designed as joint -use facilities with public schools to reduce overall operations and maintenance. 'costs. A source of additional funding for the. maintenance and construction of new parks. and recreation facilities is the City's General Fund, including property taxes collected from residents. Because future residential development within the. Specific Plan area may not be -subject to the Quimby Act or the subdivision provisions of the Tustin City Code, future development projects could cumulatively contribute to the parkland deficiency identified In the City's General Plan. In order that park`and recreational facilities be; provided to serve future residents within the Specific Plan area, mitigation is required. MM 4.121 applies the parkland dedication and development fee provisions set forth in the Tustin City Code to new residential dwelling units within the Speclfic Pian area that would not be subject to Tustin City Code Article 9, Chapter 3, Part 3, Section 9331A ('Parkland Dedication), CEQA requires that all feasible and reasonable mitigation' be applied to reduce the environmental impacts of the Project. The following :Mitigation Program is applicable; SC 4.12-1 Prior to the approval of the final m:ap for subdivisions under the Red Hill Avenue Specific Plan, applicants .shall comply with the City of Tustin Subdivision Code (Article 9, Chapter 3, Part 3, Section 9331 of the Tustin City <Code) Developers may dedicate land or pay a fee in lieu or a z The California Department of Finance, Table 2. E-5,;2017, identifies a citywide average of 3.04, persons per household which Includes; single family, multifamily, and mobile home dwelling units; 33 Exhibit E 407 Red Hill Avenue :specific Plan Findings and Facts in support of Findings and Staternent of Overriding Considerations combination of both. The value of the amount of such fee shall be based upon the fair market value of the amount of Mand which would otherwise be required for dedication. Dedication of land may be required by the.City for a condominium, stock cooperative, or community apartment project which exceeds SO dwelling units. MM 4,12-1 For residential projects not subject to City of Tustin Subdivision Code. (Article. 9, Chapter 3, Section 9331 of the Tustin City Code), prior to the issuance of building permits, applicants shall dedicate parkland or pay a park fee, on a per unit basis, reflecting the value of land required for park purposes. The amount of such -fee shall be, based upon the fair market value of the amount of land which would otherwise be ,required for dedication, according to the following standards and formula. Standards and Formula for land Dedication: The public interest, convenience, health, welfare, and safety requires that three (3) acres of usable park land per one thousand. (1,000) potential :population be devoted -,to local park and recreational purposes; The minimum; amount of land that would be otherwise: be required for dedication shall be computed by multiplying the number of proposed dwelling units by the Parkland Acres per Dwelling Unit in accordance with the appropriate density classification in the following table; Dwelling Units per Gross Average Persons per Parkland Acres per Acre Dwelling Unit Dweiling Unit 0-7 3.39 .0102 7.1.15 2.8:5 :0086 "15.1*25 2.24 .0067 25;1 & Above As determined by CDD Tobe calculated to based upon propose_ d achieve three (3) product type acres/ 1,000 po, ulation' Mobile Home Parks 2.24 .0067 These densityranges, average persons' per dwelling' unit and/or parkland acreage per dwelling unit shall be used to. achieve a parkland dedication rate of three (3) acres of parkland per one thousand (1,000) persons. Transportation and Traffic (1) Potential impact: The Specific Plan- Project would not conflict with applicable plan, ordinance, or policy establishing measures of effectiveness for the performance :of the circulation system. Finding: The City hereby makes Finding 1 that changes or alterations have been: required In, or incorporated Into, the Project which avoid or substantially lessen the significant environmental effect as identified In the Final FIR. MM 4.2-1 is applicable; However, Finding 2 identifies that "Those changes or alterations are within the responsibility and jurisdiction of another public agency and have been, or can and should be, adopted.by that :3.44 Exhibit E EDR Red Hill Avenue Specific Plan Findings and Facts In Support of Findings and Statement of Overriding Considerations ,other agency". The City of Tustin cannot impose mitigation on another jurisdiction. Therefore, traffic improvements that would require'the approval of Caltrans are considered -significant, unavoidable impacts: There are no other feasible mitigation measures or alternatives that would reducethis Impact to a less than significant. Therefore, the City hereby also makes Finding 3 which would require the adoption of a Statement of Overriding Considerations as a condition of Project approval. Facts In Support of Finding: Implementation of the. Specific Plan would have significant impacts to the level of service (LOS) of one Intersection within -the traffic study area. All other intersections would continue -to operate at.acceptable levels of services with buildout out the Specific Pion Project. Using the City's Intersection Capacity Utilization (ICU) methodology; the addition of -Project traffic would cause the intersection of Red Hill Avenue. at the 1-5 touthbOund rampsto worsen to LOS, E in the evening peak hour.The level of service would, still be LOS C during both: peak. hours using the Caltrans Highway Capacity Man . ual (HCM) methodology. The Project's impact using the ICU methodology would. be considered to be a significant Impact., MM 4.13.1 identifies improvements that would achieve an improvement level of service. However, the City cannot impose mitigation on .another agency or jurisdiction. Because of the uncertainty of whether Caltrans would allow for the Implementation .of the Improvement, the Impact is considered, significant and unavoidable. All roadway segments would continue to operate at acceptable levels of services with iimplementation of the Specific Plan Project, Impacts wouldbe less than significant. CEQA requires that all feasible and reasonable mitigation be applied to reducethe environmental Impacts of I the Project. The following Mitigation Program is applicable: MM 4119-1 Red Hill Avenue at Interstate 5 Southbound.Ramps: Re -stripe the eastbound approach (theoff-ramp). to convert from a. shared left -through W84nd one dedicatedright-turn lane to one dedicated left -turn lane and a shared left - through -right lane. ThJsJmprovement would provide additional capacity for the heavy eastbound left -turn Volume. With this improvement, the intersection would operate at Level,of Service D, or better during both peak ,hours. The California.' Department of Transportation' (Caltrans) Approval and cooperation would be required to Implement this. improvement. Utilities (1) Pqtential Impact — Buildout, of the Specific Plan Project would not require. the' construction of new water or, I wastewater I treatment fadllitie5 or the expansion of existing facilities in a_ manner that would cause significant h rne nta I,effecm Sufficient Water Is available to serve the Project.. Finding: TheCity hereby makes Finding I "and determines that this potentially significant impact mpact'is Less Than Significant as result of the Implementation of standard -conditions. No mitigation measures were required or recommended. 35 Exhibit E 409 Red Hill Avenue Specific. Plan Findings and. Facts In support of Findinp an d Statement of Overriding Considerations Facts In Support of Finding: -The Specific Plan would be served from existing entitlements; new or expanded water entitlements would not be: needed' -due to.diversified :supply and conservation measures. The City can meet all customer demands within the service area through the purchase of significant reserves held by the Metropolitan Water District of Southern California, local groundwater: supplies, and through implementation of conservation measures in multiple dry years; The City's Water supply is reliable. As set forth in the City's 2015 Urban Water Management Plan, proposed growth in the Specific Plan area falls within the assumptions made for growth in the City through 2040 and sufficient water supply exists to serve the proposed uses Identified in the Specific Plan .area area; To provide potable water and fire service to the existing and proposed land uses within the Specific Plan area, additional water infrastructurewould be required. The City has a, long- range plan to: upgrade sections of water mains in the area. Other anticipated improvements Include public meters and bac I kfI . ow devices that would, be required for domestic water ,service and/or separate fire, lines for individual developments as they occur. The: Specific Plan can provide sufficient water Infrastructure- improvements to provide water to the projects withintheSpecific Plan area, as needed, Projects would be.. required to.comply with SC 4.14: .1 and SC 4.14-2'. CEQA requires that all ;feasible and`reasonable mitigation be applied to reduce the environmental impacts of the Project, The :following .Mitigation Program is applicable: SC 4.14-1 Future development within the Specific Plan area would comply with Article 4, Chapter 10, Section 4952 of the Tustin City Code which seeks to reduce water consumption through (1) permanent water conservation requirements during non-shortageconditions and (2) four levels of water supply shortage response actions to be Implemented within the City during times of declared water shortage. The program Would prevent waste or unreasonable use of water; maximize the efficient use of water,, and ensure a reliable and sustainable -minimum supply of water for public health, safety, and welfare. SC 4.14-2 Future developmentwithin the Specific, Plan area would comply with Article 9, Chapter 1, -Section, 9704 of the Tustin City Code which establishes. procedures and standards forthedesign, installation,, and maintenance of water -efficient landscapes in conjunction With new construction projects within the City to promote the conservation and efficient use, of water and to prevent the waste of available water resources. (2) Potential Impact " Storm drainage can be provided to development sites: within the Specific Plan area without significantly impacting City infrastructure. Finding- The City hereby makes Finding 1 and determines that this potentially significant Impact is Less Than Significant as;a result of the` implementation of standard conditions, No mitigation measures were required or recommended. Facts in Support of Finding.: Projects wouldbe required to apply for encroachment nt permits for connection to the City Storm drain Infrastructure. For future development projects 36 Exhibit E 410 Red Hill Avenue Specific Plan Findings and Facts In Support of Findings and Statement of Overriding Considerations within the Specific Plan, direct connection to the City's existing storm drain system is preferable provided that the existing tributary areas and flow rates to the existing drains are not, exceeded. by new devel,opment. Alternatively, applicants may -provide hydraulic, analyses of the downstream -,storm drain system that demonstrate no significant impacts to= the City storm drain infrastructure. In all cases, storm water quality requirements must be met. New on-site storm water drainage facilities would be constructed in accordance with applicable regulatory requirements, Applicants. forfuture development within the Specific Plan area would be: required to demonstrate that, existing flow rates would not be exceeded with project development. For all development, post -construction measures under the Orange County Drainage Area Management Plan (DAMP) require co -permittees to, Implement structural and nonstructural BMPs that mimic predevelopment quantity and quality runoff conditions for new development. No large net increases in storm drainage - rates or volumes are expected due to Implementation, of the. Specific Plan. Adherence to all applicable provisions: within the Orange County DAMP and City permits would resultin a less than significant impact. CEQA requires that all feasible and reasonable mitigation be applied to reduce the environmental impacts of the. Project, The;followlng Mitigation Program is:appllcable: SC 4.7-1, SC 4.7-2, and SC 4,7-3 are applicable MM 4.7-1 and MM 4.7-2 are a pplicable. (3) Potential Impact—TheSpecificPlan Project would, notimpactsolid waste. services, ,Finding: The City. hereby makes Finding 1 and determines that this potentially significant impact the implementation of standard conditions. No , pact is Less Than Significant.as.a result of mitigation was required or recommended. Facts'lln Support of Finding: The Bowerman Landfill has a daily maximum intake load of 11 ,500 tons per day with an 8,500 -ton, per day annual average. The remaining disposal, capacity of 205 million cubic yards,,as of February 29, 2008, which is the most. current, pub I lished data. Buildout of the Specific Pian would generate approximately 7,740 pounds of solid waste per day (a.87,tons/day or 1412,.5 tons/year). The estimate refuse generation of the project is a, nominal percentage of. the, maximum Intake load. Based on the remaining capacity of the Bowerman Landfill and, the, County's long-term planningprograms required to meet CalRecycle requirements, there would be a dequate waste disposal capacity within the permitted County's landfill system to meet the needs of the Project. Projects would be required to comply with SC 4.14-3. ctQA requires that all fe0ble and, reasonable mitigation be applied, to reduce the environmental impacts of the Project. The following Mitigation Program is: applicable; SC 4.14-3 Applicants shall prepare and obtain approval of a Construction and Demolition Waste Management. Plan (CDWMD) for o, project, . The CWMP shall list the types and weights'or volumes of solid Waste materials expected to be generated from construction. The, CDWMP shall Include options to 37 EXhJbItE 411 Red Hill Avenue Specific Plan Findings and Facts In Support of Findings and Statement of Overriding Cbnsiderations divert from landfill disposal, nonhazardous materials for reuse or recycling by_a minimum of 6.5 percent of total weight or volume (or requirements in p . lace at the time:of projec.t entitlement):. 6. FINDINGS REGARDING ALTERNATIVES A. . Alternatives Considered and Rejected During the ScopinglProject Planning Process. The following is a discussion of the land use alternatives considered during the scoping and planning, process and the reasons why they were not selected for detailed analysis in the Draft Program EIR., Among thefactors that can be used to eliminate alternatives, from detailed consideration In an Program EIR are "failure to meet Most of the basic Project objectives, Infeasibility, or inability, to avoid significant: environmental impacts" (CEQA Guidelines §15126.6[ql).. Alternativeswere eliminated during the scoping/planning process either her because. they were determined to be infeasible or because it could be determined that they would not avold.or eliminate significant environmental impacts when compared to the Project. 1. Alternative Site The Alternative Site scenario, assumes 500. dwelling: units and 325,000 square feet of non- residential uses would be constructed. Within a defined area elsewhere in the City. The City is proposing therevitalization of other properties Including within the historic downtown area. While the proposed. land uses Identified In the Red Hill Avenue Specific Plan could be Implemented elsewhere in the City, the,purpose of the Project is topromotethe revitalizatlon. of this specific commercial district to create a. vibrant and dynamic area within the City. Development at a different location would be anticipated to require similar discretionary approvals as the Specific Plan Project and result in similar physical impactsto the environment. Thereforej the development of a Specific Plan in an alternative location was reviewed and eliminated from consideration. 2. Alternative Land Use The Alternative Land Use scenario assumes intensification within the Specific Plan area with only residential uses. The Spedfic.Planassumes an additional .500 dwelling units and 325,00 square feet of non-residential uses; this alternative assumes between 500 and .975 additional units within the Specific Plan area. The residential uses could be developed both north and south of I- 5 on both vacant and underutilized properties. This alternative, would not provide foe the integration of mixed-use development projects within the Specific Plan area and would not promote the revitalization of this predominately commercial area in the same manner envisioned in the Specific Plan. The Alternative Land Use scenario would have, similar discretionary approvals. This alternative assumes less overall development than the Specific .Plan; however, it would continuethe pattern of the persons living in one area and commuting to jobs, shopping, and services in a different area of the City or outside of the City. As such, this alternative did not meet the objectives set. forth In the Specific Plan and was rejected from further consideration. B. Alternatives Selected for Analysis 38 Exhibit E 412 Red Hili Avenue Specific Plan Findings and Facts in Support of Findings and Statement of Overriding Considerations 1 The State CEQA Guidelines require that an EIR "describe a range of reasonable alternatives to the Project, or to the location of the Project, which could feasibly attain most of the basic objectives of the,Project but Would avoid or;substantiaily lessen -any of the significant effects of the Project, and evaluate the comparative merits of the alternatives" (State CEQA Guidelines § 15126.6(a]). Two alternatives were evaluated. The alternatives were developed to avoid or. minimize impacts. associated with implementation of the Specific Pian Project. Given, the nature and scale of the Project, complete avoidance of significant impacts was not feasible. The following alternatives were analyzed;. • Alternative A: General Plan/No Specific Pian` • Alternative B. Reduced Development The City's findings and ;Facts in support of Findings' with respect to each alternative considered` are; provided below. Consistent with the guidance, set forth in State "CEQA .Guidelines Section 15126.6, the Findings address whether the alternative would feasibly attain most of the basic goals and objectives of the Project; whether it would avoid or substantially lessen any of the significant effects of the Project; and vrhether the alternative is feasible, as defined by the State CEQA Guidelines: Section 15364, as being "capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental,.legal, social and technological factors".. Alternative A: General Plan/No Specific Plan Description: Alternative A is the "No Project" alternative required by the State CEQA Guidelines Section 15126.6(e) which allows the decisionmakers to ,compare the potential impacts of the Specific Pian Project to the potential impacts associated with the ongoing development in this geographic area consistent with the City of Tustin General Plan. Alternative.A would not change the existing -policy documents that govern the Specific Plan area; the; City's General Plan would remain the guiding document. The existing land use designations for the Specific Plan area include a mix of commercial and professional office land use designations. The General Plan Community Commercla,l (CC) land use designation applies to more than 90 percent of the properties, The other land use designations are Planned Community Commercial/Business (approximately eight percent) :and Professional Office (approximately two percent): The Specific Pian area has approximately296,446 square feet of non-residential uses, including; but not limited to commercial', office, an institutional use and' motels, as well as 21 dwelling units. The General Plan estimated maximum buildout for this geographic area is 913,724 square feet of non-residential development with no additional residential units. Alternative A. represents an increase of approximately 617,278 square feet of additional non residential development. When compared to the Specific Plan, the General Pian represents an increase of 29.2,278 square feet of non-residential uses. It Is estimated that Alternative A would generate approximately 1,372.0ditional employment opportunities compared to 1520 new residents 39 Exhibit E 413 Red Hill Avenue Specific Plan Findings and Facts In Support of Findings and Statement of Overriding Considerations and 722 new employment opportunities associated with the Specific Pian Project'. Additionally, Alternative A would not include istreetscapei landscape, and other public improvements which are a part of the Red Hill Avenue Specific Plan. Environmental Effects: A full discussion of Alternative A% environmental impacts as compared to the Specific Plan Project is set forth in Section 5.4.1 of the Program EiR, which is hereby incorporated by reference, With implementation of Alternative A, some effects (impacts on schools, public services, recreation,. and utilities) would be reduced because of the elimination' of residential development. However, it should be noted that the Project would have less than significant impacts with or without mitigation associated with these environmental topics; Alternative A would have the same or potentially greater impacts_on other topical areas because of an increase In non-residential development. For example; Alternative A would generate more traffic than the Project. Air quality operational 'impacts and GHG emissions would alsobe greater than the Specific Plan Project, Ability to Achieve Specific Plan Project Goals and ObjectivesrThis alternative wouidfulfill some of the Specific Plan's objectives but would not realize the objective to Increase housing opportunities through mixed-use development within the Specific Plan area or allow enough new development to provide increased vibrancy in the. Specific Plan .area. Feasibility. Alternative A is feasible. Under Alternative A, the area could continue to. be developed but not in the same manner envisioned in the Specific Plan, Finding: This Alternative would not avoid or eliminate the Project's significant and unavoidable impacts. It would not achieve many of the goals and objectives established for the Project in the Red Hill 'Specific Pian to guide future change, promote high-quality development, and Implement the community's vision for the Specific Plan area. For these reasons, the City finds, that the Specific Plan Project Is preferred over this alternative Alternative B: Reduced Development Description: Alternative B was developed to evaluate whether a reduction in the :amount: of development could meet Specific Pian objectives and .reduce Specific Plan Impacts, This alternative would reduce both dwelling units and non-residential development and, In that respect, would incrementally reduce impacts that .are associated with the Specific Plan. However, it would not avoid the significant. impacts associated with the Project. Alternative B would reduce the amount of new development; it assumes up to 28.4 additional dwelling units and up to 241,237 square feet of additional non-residential development. When compared to the Specific Pian, Alternative B reduces the number of units by 215 units (a reduction of approximately 43 percent) and reduces the: non-residential uses by 83,763 square. feet (a reduction of approximately 25 percent). This development would occur within the same s Population projections were developed based on a generation factor of 3.04 persons per household, as determined in the California Department of Finance 2017 estimates. Employment projections assumes 450 square feet of retail per employee, per SCAG's Employment Density Summary Report. 40 Exhibit E' 414 Red Hill Avenue Specific Plan Findings and Facts In Support of Findings and Statement of Overriding Considerations v Specific Specific Plan area footprint. Alternative 9\vyVukd theSarned act�nsag noted for the I .' Environmental Effeas: A full discussion of Alternative B's. environmental Impacts as compared to the Specift Plan Project is set forth In Section 6.4.2 of the Prograrn EIR, which is hereby incorporated by reference. Alternative B would incrementally reduce significant impacts associated with -the intensity of development. When compared to the Specific -Plan, Alternative 8 would reduce but not eliminate Significant unavoidable air quality Irnpacts-and GHG emission Impacts, The reduction in traffic associated with Alternative B, may precJude a significant. impact to the Intersection of Red Hill A - venue. at, the 1-5 southbound ramps to worsen to LOS. E in the evening peak, hour. As. with the Specific Plan Project, standard conditions: and/or mitigation measures would be. required to reduce �potentlal significant impacts- associated with the remaining environmental issues. AN lity, to Achieve, Speciftc, Plan Project Goals and Objectives: With 284 additional, residential units, and 241,237 acicritional:squarO feet of rion-re$ldential uses, this alternative would meet many of the goals and objectives of the Specific Plan. However, Alternative B assurnes 1 ncre menta, Ily: less development than the SpecificRIan. Feasibility. Alternative B is feasible. Under Alternative B,.oss than - envisioned in the Specific.Plan. Finding: -While Alternative B would lessen some of the ' environmental project, itswould notelimina.te all slignificantand, unavoidable impacts. For these reasons, the City findsth�t the iSpeclflc Plan is preferred over thi's alternative,. 415 Red Hill Avenue Specific Plan Findinp and Facts.ih Support of Findings and Statement of Overriding Considerations 7. STATEMENT OF OVERRIDING CONSIDERATIONS Introduction The City of Tustin is the Lead Agency under CEQA for preparation, review, and certification, of the Program EIR for the Red. Hill Avenue Specific Plan Project. As the Lead Agency, the- City is also responsible for determining the potential environmental impacts of the, proposed action and which of those. impacts are significanti and which can be mitigated through imposition of mitigation measures to avoid or minimize those impacts to a level of less.than significant. CEQA then requires the Lead Agency to balance the benefits of a proposed action against its: significantunavoidable adverse environmental Impacts in.deterrWining whether or not to approve a project: Inmaking this determination. the City is guided by State CEQA Guidelines Section 15093 which provides as follows: CEQA requires the declsl..pn=m a king agency to balance; as applicable, the economic, legal,. social, technological, or. other benefits, In.cIL(dJbg region -wide or statewide environmental benefits, of a proposed project against Its unavoidable environmental risks when detormining whether to approve the project. If the -specific economic, legal, social, technological, or other benefits, including regioh-wide Or statewide environmental benefits, of a proposed project outweigh theunavoidable adverse environmental effects;the adverse environmental effects- rn'ay be considered, "acceptable." When the lead agency approves a project which will result in the occurrence of significant effects which are identified in the. final EIR but are not avoided or substantially lessened, the agency shall state .in.writing the specific reasons to support its action based on the final EIR and/or other information in the. record.. The statement of overriding considerations shall be supported by substantial evidence in the record. if an agency makes a -statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned In the notice of determination. This statement does not substitute for, and shall be in addition to, findings required pursuant to Section 15051. In addition, Public Resources Code Section 21081(b) requires that where a public agency finds that specific economic, legal, social, technological, or other considerations, including considerations for the, provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in an EIR and thereby leave significant unavoidable effects, the public agency must also find that overriding economic, legal, social, technological, or other benefits of the project outweigh the significant effects of the project., Pursuant to Public Resources Code Section 21081(b) and the State CEQA Guidelines Section 15093, the City has balanced the, benefits of the Project against the unavoidableadverse impacts associated with the Project and has adopted all feasible mitigation measures with respect, to these impacts. The City also has examined alternatives to the Specific Plan Project, none of which both meet the Project goals and objectives, and is environmentally preferable to the Project or feasible for the reasons discussed in the Findings and Facts in Support of Findings. 42 1 Exhibit E 416 Red Hill Avenue: Specific Plan Findings and Facts in Support of Findings and m Stateent of Overriding Considerations The Tustin City Council, having reviewed the Program EIR'for the Red Hill Avenue Specific' Plan Project, and reviewed all written materials within the City's public recordand heard all oral testimony presented at public hearings,adopts this Statement of Overriding Considerations, which has balanced the benefits of the Project against its significant unavoidable adverse environmental impacts in reaching its decision to approve the Project. Significant Unavoidable Adverse Environmental Impacts Although most. potential Project impacts have been substantially avoided or, mitigated, as described in the Finding_ s and Facts In Support of Findings, there remain some Project impacts for which complete mitigation is not feasible. For some impacts, mitigation measures were identified and adopted by the Lead Agency, however, even with implementation of the measures,:the City finds that the impact cannot be reduced to a level of less than'significant. TheCity,.after balancing the specific economic, legal, social, technological, and other benefits including region -wide or statewide environmental benefits, of the Project, `has determined that the unavoidable adverse environmental impacts may, be ;considered acceptable due to the fallowing specific considerations which outweigh the unavoidable, adverse environmental impacts of the Project, each of Which standing alone is sufficient to support: approval of the Project, in accordance with CEQA Section 21081.(b) and State CFQA Guideline Section 1509.3; 43 Exhibit E 417 7