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HomeMy WebLinkAbout06 SCHOOLSFIRST FEDERAL CREDIT UNION HEADQUARTERS CAMPUS PROJECTAgenda Item 6 AGENDA REPORT Reviewed: City Manager Finance Director NSA MEETING DATE: JULY 2, 2019 TO: MATTHEW WEST, CITY MANAGER FROM: ELIZABETH A. BINSACK, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: SCHOOLSFIRST FEDERAL CREDIT UNION HEADQUARTERS CAMPUS PROJECT SUMMARY: The project is a request to construct a new 180,000 square -foot headquarters office building for the SchoolsFirst Federal Credit Union and includes a separate 5,000 square -foot credit union branch building, a new parking structure and associated site improvements. The site is located within Planning areas 7, 9, 11 and 14 of the Pacific Center East Specific Plan and generally bounded by Edinger Avenue to the north, railroad right-of-way to the east, Valencia Avenue to the south, and Newport and Del Amo Avenues to the west. The proposed project requires approval of Development Agreement (DA) 2018-00001, Lot Line Adjustment (LLA) 2018-00003, Concept Plan (CP) 2018-00001, Design Review (DR) 2018- 00023 and Conditional Use Permit (CUP) 2018-00015. On June 11, 2019, the Planning Commission adopted Resolution No. 4379 determining that the associated disposition of City property conforms to the Tustin General Plan, and adopted Resolution No. 4380 recommending that the City Council approve the proposed project. APPLICANTS / SchoolsFirst Federal Credit Union City of Tustin PROPERTY OWNERS: ATTN: Christina Quintero 300 Centennial Way 1200 Edinger Ave. Tustin, CA 92780 Tustin, CA 92780 FISCAL IMPACT: The applicant has paid the required application fees for DA -2018-00001, LLA -2018-00003, CP -2018-00001, DR -2018-00023 and CUP -2018-00015. CORRELATION TO THE STRATEGIC PLAN: The proposed project furthers the objectives of the following Strategic Plan goals: Goal A.4: Economic and Neighborhood Development — The proposed project would further the disposition and entitlement strategy for City -owned property in Pacific Center East. City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 2 • Goal A. 14.b- Economic and Neighborhood Development — The proposed project would contribute to diversification of economic sectors focusing on addition corporate office development. • Goal B.5.a: Public Safety and Protection of Assets — The proposed project would contribute to capital improvement planning to ensure continuous maintenance and improvement of traffic control and transportation facilities. RECOMMENDATION: 1. Introduce and have first reading by title only of Ordinance No. 1501 for DA -2018- 00001 to facilitate the conveyance of an approximate 1.8 -acre site and development of an office headquarters campus. 2. Adopt Resolution No. 19-32 approving: a. Lot Line Adjustment (LLA) 2018-00003 to modify parcel lines to accommodate the proposed project. b. Concept Plan (CP) 2018-00001 for the overall concept of the office campus facility including building design, site layout and public and private improvements. c. Design Review (DR) 2018-00023 for the design and site layout of the 180,000 square feet office building, 5,000 square feet credit union branch building, parking structure and associated site improvements. d. Conditional Use Permit (CUP) 2018-00015 for the establishment of joint - use parking for shared parking. APPROVAL AUTHORITY: • Development Agreement: Pursuant to Tustin City Code (TCC) Section 9607, the Planning Commission shall consider the DA and make a recommendation thereon to the City Council. • Lot Line Adjustment: TCC Section 9321b authorizes the Community Development Director to review and take action on Lot Line Adjustment; however, since the proposal includes other entitlement applications that require City Council approval, LLA -2018-00003 is forwarded to the City Council for concurrent consideration. City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 3 • Concept Plan: Section 5.3 of the PCESP requires development projects to submit and obtain approval of a Concept Plan showing conformity with the specific plan and coordinated site improvements and phasing by the Planning Commission. This item is forwarded to the City Council for concurrent consideration. • Design Review: Section 5.3 of the PCESP requires development projects to submit and obtain approval of a Design Review pursuant to the TCC, by the Planning Commission. This item is forwarded to the City Council for concurrent consideration of the project. • Conditional Use Permit: Section 4.6A3 of the PCESP and TCC Section 9264 authorizes the Planning Commission to consider a Conditional Use Permit request for joint -use parking for projects that share parking facilities. This item is forwarded to the City Council for concurrent consideration. BACKGROUND AND DISCUSSION: Site Location The proposed project is located within the PCESP, encompassing Planning Areas 7, 9, 11 and 14, involving five (5) properties including an area that is abandoned Del Amo Avenue right-of-way (Figure 1). The abandoned right-of-way was a result from the construction of Newport Avenue realignment between Edinger and Valencia Avenues and the realignment of the SR 55 freeway ramps at this location. rigure -i: Lana use rian City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 4 The project site property information is summarized in Table 1. Table 1: Property Information 15442 Newport Avenue 14 Regional Center 15332 Newport Avenue 11 Regional Center 15222 Del Amo Avenue 9 Technology Center 1200 Edinger Avenue 7 Regional Center Parcel 6 of PM 2010-127 (APN 430-251-28) 11 Regional Center The project site land use designation is Regional Center and Technology Center. The project site is bounded by Edinger Avenue to the northeast, the BNSF Railroad tracks to the southeast, Valencia Avenue to the southwest, and Newport and Del Amo Avenues to the northwest, encompassing approximately nineteen (19) acres. The applicant currently owns four (4) of the five (5) properties- 15442 Newport Avenue, 15332 Newport Avenue, 15222 Del Amo Avenue and 1200 Edinger Avenue (Figure 2). The fifth property is a triangle -shaped lot currently owned by the City and located at the corner of Newport and Del Amo Avenues (Parcel 6/Assessor Parcel Number 430-251-28), with the abandoned Del Amo Avenue located southeast of the City's property. rF E! OMA Print s ship Cent. T [ Oran9 �-/. dal _ \•/�. + t�F✓.e . C ff � DelAm�nvn v rt cnA in Zwins: rt � 3r f5 f/J �choolAt F deral� • Mmulnq � �'� �� •ism Mori In ; I Figure 2: Project Site Aerial City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 5 Project Description The project is a proposal to construct a new headquarters office building for the SchoolsFirst Federal Credit Union and includes a separate credit union branch building, a new parking structure and associated site improvements. The proposed office building will be three (3) stories, located at the corner of Newport Avenue and Del Amo Avenue, and encompass 180,000 square feet of floor area. The proposed 5,000 square foot credit union branch will be one-story and south of the headquarters building. The proposed parking structure will be four (4) levels high, provide 921 parking spaces and located to the southeast of the proposed office building (Figure 3). Improvements to the project site includes walking paths, landscape areas, passive outdoor seating areas, parking lot reconfiguration, fencing and vehicular gates and gateway landscaping. I 180,000 sq. ft. I Office r 1 5,000 sq. ft. Credit Union Branch % 1200 Edinger 15222 Del Amo Parking Structure H 15442 Newport Figure 3 — Site Plan City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 6 Lot Line Adjustment The proposed lot line adjustment involves four (4) parcels plus a portion of a previously abandoned street. The properties included in LLA -2018-00003 are (see Figure 4 and Attachment C): • 15442 Newport Avenue • 15332 Newport Avenue • 15222 Del Amo Avenue • Remnant parcel known as Parcel 6 of PM 2010-127. This parcel is a remnant parcel resulting from the SR 55 freeway ramps realignment. • Portion of abandoned Del Amo Avenue The property located at 1200 Edinger Avenue is not included in the lot line adjustment. Figure 4: Existing Parcels Configuration The proposed lot line adjustment would revise property lines to accommodate the office and credit union branch buildings on one parcel, shown in blue in Figure 5 and identified as Parcel 1 on LLA -2018-00003 Exhibit B (Attachment C). Portions 15332 Newport Avenue, 15442 Newport Avenue, 15222 Del Amo Avenue and abandoned Del Amo Avenue would become part of Parcel 1. As proposed, the new buildings and parking structure comply with the PCESP development standards and discussed further in this report. The property identified as Parcel 3 in Figure 5 would be the site for the parking structure. The resulting parcel configurations accommodates the proposed buildings, simplifies the site layout and complies with the Pacific Center East development standards. Remnant HEE- P R C Pv Parcel NEW Or• F -E_ <I -------------- � _--._ q MO AVENUE LU z W Qc jOJ i V I 15442 -� N 1tr.5 15312 1 15222 1200 �z J > A. T. & S. F. RAILROAD Figure 4: Existing Parcels Configuration The proposed lot line adjustment would revise property lines to accommodate the office and credit union branch buildings on one parcel, shown in blue in Figure 5 and identified as Parcel 1 on LLA -2018-00003 Exhibit B (Attachment C). Portions 15332 Newport Avenue, 15442 Newport Avenue, 15222 Del Amo Avenue and abandoned Del Amo Avenue would become part of Parcel 1. As proposed, the new buildings and parking structure comply with the PCESP development standards and discussed further in this report. The property identified as Parcel 3 in Figure 5 would be the site for the parking structure. The resulting parcel configurations accommodates the proposed buildings, simplifies the site layout and complies with the Pacific Center East development standards. City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 7 SHEET 2 SHEET 3 -� A SHEET 4 rsEw_Q° - �; _ �� WO AVENUE i 115332,� Q PARCEL 2 br1J I i ' FARCE �a . Q .., .. V I PARCEL 3 P� W 15442 I ��9� NCI I 15222 1200 A. T. & S. F. RAILROAD Figure 5: Proposed Parcel Configuration Development Agreement To strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic risk of development, the California Legislature adopted the Development Agreement Statute of the Government Code. Pursuant to the Statute, the City may enter into an agreement with any person having a legal or equitable interest in real property and to provide for the development of such property and to establish certain development rights therein. DA -2018-00001 (Attachment E: Ordinance No. 1501) will provide for the orderly implementation of the General Plan, PCESP, the phased development and completion in accordance with the associated DDA, and certain assurances to the Developer and the City. These assurances require the cooperation and participation of the City and Developer and could not be secured without mutual cooperation and commitment to the comprehensive planning effort that has resulted in the DA. The DA will include, but will not be limited to, the following provisions: • The term of the DA • Public benefits • The timing of development as set forth in the DDA • Construction of infrastructure and public facilities • Development rights, etc. On June 11, 2019, the Planning Commission considered the DA and recommended the City Council to adopt Ordinance No. 1501 (DA -2018-00001). City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 8 Concept Plan The proposed project, as conditioned, addresses the project site's overall site design, drainage plan, preliminary geologic and soils conditions, external/internal circulation, median and parkway landscaping, master signage and project phasing. The project site has existing drainage improvements, utilities and infrastructure. The proposed project will tie into existing infrastructure where appropriate and install new connections and improvements as needed. The applicant is planning to construct the structures and site work in one phase and expects to complete construction in 2021. The buildings located at 15442 Newport Avenue and 15222 Del Amo Avenue are existing office buildings and no changes are proposed (Figure 6). The existing warehouse building located at 1200 Edinger Avenue is currently used as a facility for storage and maintenance of ATMs. The building is also used as the applicant's mail sorting facility at which package deliveries and mail are received, sorted, then delivered to employees in the office buildings by in-house staff. As conditioned in Resolution No. 4380 and DA - 2018 -00001, the applicant will implement minor improvements to the property located at 1200 Edinger Avenue with enhanced landscaping along the street fronts and new paint on the building. The applicant does not have immediate plans to modify the current use of 1200 Edinger Avenue. As conditioned, the applicant will establish and record Covenants, Conditions & Restrictions on the subject parcels in order to ensure that the campus facility will be maintained properly. 15442 Newport ry- 15222 Del Amo a{r4 If12700dinger 7ti Figure 6: Existing Buildings City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 9 The applicant has provided conceptual signage renderings on the building elevation renderings. As conditioned, the applicant will be required to provide a master sign plan for the campus facility for City review and approval prior to submitting for sign permits. The master sign plan will address gateway signage, building signs, monument signs and wayfinding signs. The overall concept of the project site is to establish a headquarters facility to be occupied by a single tenant and the proposed buildings and parking structure completes their overall plans for a headquarters campus. Development Capacity The PCESP identified Planning Areas and development capacities that account for the vision of the PCESP and the impacts identified in the project's environmental impact report. The specific plan identifies maximum authorized square footage in PCESP Table 4, which was based on approximate acreage data of planning areas and assigned floor - area ratios (F.A.R.). The project site involves four (4) planning areas and as part of the project, the planning area square footage was calculated by registered civil engineers, based on survey records and final parcel maps, to yield more accurate area calculations. The resulting respective development capacities are summarized in Table 2 of this report. Structures that do not contain building floor area such as the proposed parking structure are not included in calculations for development capacity in that these structures are accessory uses. Table 2: Development Capacity Calculations I= 0.65 0.40 0.65 0.40 0.54 181,497 143,987 295,410 210,327 831,221 192,016 84,131 38,478 60,212 0 97,828 196,518 0Mnt"MMI0��MMIIL85,756 38,478 60,212 180,753 102,831 382,274 79495 -10,054 (to PA 14) 69,441 '2,617 11,263 -18,700 69,441 +2,617 -2,617 +8,646 (from PA 11) (to PA 9) (from PA 11) -8,646 +10,054 (to PA 14) (from PA 7) 0 0 0 69,441 City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 10 The PCESP allows exchanges of square footage between planning areas, subject to City approval. The applicant is requesting approval to exchange development capacities Planning Areas 7, 9, 11 and 14. In summary, 11,263 square feet in Planning Area 11 would be transferred to Planning Areas 9 and 14, and 10,054 square feet from Planning Area 7 would be transferred to Planning Area 14 to accommodate existing square footage and the proposed credit union branch building. Figure 7 depicts the existing and proposed buildings in relation to the Planning Areas, illustrating that the square footage exchanges allows flexibility of the project site to function as a headquarters campus. When viewed as a campus facility, the project site would be allowed a maximum 451,715 square feet of total building floor area based on the planning area F.A.R. As proposed, the campus would have 382,274 square feet of building floor area, which is within the development capacity identified in the PCESP. In the future, the applicant may apply for approval to construct additional building square footage on the campus up to the maximum 451,715 square feet allowed. In accordance with the PCESP and project EIR, the Community Development and Public Works Departments have reviewed the proposed square footage exchanges and concluded that the proposed project complies with the PCESP development capacities and trip generation allowances identified. Figure 7: Planning Areas and Proposed Lot Lines Planning Area 7 Planning Area 9 Planning Area 11 Planning Area 14 Parcel Boundary Figure 7: Planning Areas and Proposed Lot Lines City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 11 Design Review The proposed project encompasses several design review elements such as architecture, site design, site access, vehicle parking configurations, passive outdoor amenities and landscaping. The proposed building designs and site plan complies with the PCESP regulations and is summarized in Table 3. Table 3: Building / Site Design Summary Land Use Development Standards Required i Proposed Min. Building Site Area 20,000 184,283 sq. ft. (Office, Branch) sq. ft. 103,356 sq. ft. (Parking Structure) 200,467 sq. ft. (15442 Newport) 160,460 sq. ft. (15222 Del Amo) Min. Lot Width 100 ft. 318.85 ft. (Office, Branch) 250.67 ft. (Parking Structure) Max. Building Height (Office) 65 ft. 58 ft. 4 in. (Office) Max. Building Height (Commercial) 35 ft. 20 ft. 6 in. (Branch) Min. Building Setback to Newport Ave. 35 ft. 35 ft. Min. Building Setback to Del Amo Ave. 20 ft. 23 ft. Min. Landscape Setback to Newport Ave. 20 ft. 45 ft. Min. Landscape Setback to Del Amo Ave. 25 ft. 30 ft. Building setbacks along interior and rear property lines are determined by the California Building Code requirements. Architecture and Site Design The overall concept of the proposed project is to create an environment that communicates transparency and openness. The proposed office building will present a strong visual statement to passersby. The office building is in the general shape of an eye, with the central area comprising of a large courtyard. The overall look of the new buildings presents a contemporary style with its incorporation of a glass building exterior, horizontal metal fins, and varying cantilevered sections of the building. The architectural enhancements are subtle in nature and accomplished through linear applications of building material, slight variations in glass hue, and the overall shape of the buildings (Figure 8 and Attachment B). City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 12 Figure 8: Office Building Architectural Rendering The interior space is designed to have work spaces, offices and full height walls positioned away from the perimeter glass curtain walls in order to maintain the visual connection and integration between the interior and exterior spaces. The following images illustrate the way these interior spaces are envisioned to provide a sense of openness and transparency (Figure 9). City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 13 Figure 9: Building Interior Architectural Renderings The architect has incorporated interior features that offer employees areas for different activities. Each floor offers spaces for open office areas, individual offices, social hubs, break areas, collaboration areas, conference rooms, storage, mothers' rooms, restrooms and shower rooms. The building is designed with a grand staircase that connects all three (3) floors and is accessible from the employee lobby area on the first floor (Figure 10). Collaboration Hub/ Grand Staircase Figure 10: Employee Lobby and Main Staircase City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 14 The first floor also includes training rooms, a multipurpose room, reception area, employee lobby, and cafeteria. This floor is designed with a breezeway that provides direct connection between the central courtyard and the common outdoor area beyond the office building; the second and third floors cover this breezeway area. The third floor provides executive staff office spaces including a boardroom that has an adjacent terrace to offer outdoor space. As proposed, approximately one-third of the top floor will be improved as shell space and remain vacant. The applicant does not currently have plans to fully improve this area in that the needs for this office space have not yet been identified. The proposed credit union branch building will be located south of the new office building and will incorporate porcelain tile and metal facades to complement the glass walls while creating distinction from the office building (Figure 11). The building entrance is designed with an awning structure that is incorporated into the overall building design. The 5,000 square -foot building is proposed to have two (2) ATMs near the building entrance. The interior of the building will be improved with an open office area for credit union member services, restrooms, and back office spaces. ri �u+�hlq�€uiT UNir1H _ ■ Figure 11: Credit Union Branch Building Architectural Rendering The exterior improvements proposed for the office campus includes a central courtyard in the new office building that include tables and chairs adjacent to the cafe area, landscaping, planters and seating areas. The area east of the office building is designed to have passive outdoor amenities such as walking paths, bench seating, trees and landscaping to create a park -like environment for the employees. The parking structure, located to the southeast of the proposed office building, will have 921 parking spaces among its four (4) levels (Figure 12). The structure is designed with two (2) elevator towers, which are located on the northwest and southwest corners of the structure. These towers are designed with architectural features that carry over the use of glass and paint colors applied on the office and credit union branch buildings. The structure will also have three (3) stair cases and secured areas for long-term bicycle City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 15 parking. Overall, the parking structure will be painted in color block patterns that help to reduce the visual massing of the structure. Figure 12: Parking Structure Architectural Rendering The exterior areas are designed with walls and fences to separate general public areas and employee -only areas, shown within the red -dashed line in Figure 13. The credit union branch building and parking areas along Newport and Valencia Avenues are accessible to the general public. Circulation & Parking The project is designed to have several access points onto the campus. There are existing drive approaches from Valencia Avenue, Newport Avenue and Del Amo Avenue. The Valencia Avenue and Del Amo Avenue access points will remain unchanged. The driveway on Newport Avenue will be upgraded to be a fully signalized intersection. The internal circulation consists of a perimeter drive that parallels Newport Avenue, Valencia Avenue and the rear property line to the east. The drives and parking area adjacent to the credit union branch building is intended for customer and visitor use. This drive terminates into a round -about and drop-off area at the visitor entrance for the office building. The applicant proposed to install vehicular gates at two (2) locations in the parking lot area for employee parking only (Figure 13). One gate will be located near the drive approach located on Valencia Avenue at 15442 Newport Avenue. The second gate is proposed near the west corner of the existing office building at 15222 Del Amo Avenue. The Public Works Department — Engineering Division has reviewed the proposed vehicular gates and supports the proposal, as conditioned. The parking lot area to the north of 15222 Del Amo will not be fenced or gated as part of this project. City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 16 Fire Access Gate 15332 Newport (Proposed)! ' r +r' rf + r� r+ Fenced Area f - V 15432 Newport (Proposed) 15442 Newport -7— Vehicular Gate 15222 Del Amo Vehicular Gate 15336 Newport (Proposed) Figure 13: Circulation and Employee Accessible Areas In addition, dedicated fire access is proposed to be located between the new office building and existing building at 15222 Del Amo Avenue. This area between the buildings will be secured with fencing and a gate that will be provided with a Knox Box for fire access. City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 17 The project is designed with 1,660 parking spaces, including six (6) spaces that are dual use for loading and parking. The standard for parking space dimensions is nine (9) feet wide by nineteen (19) feet long. The applicant has requested approval for parking space dimensions of nine (9) feet wide by eighteen (18) feet long for parking spaces within the parking structure. The parking spaces within the proposed surface parking lots provide the required nine (9) feet wide by nineteen (19) feet long. Pursuant to PCESP Section 4.66.7. parking development standards are subject to design review criteria. Staff is in support of the requested variation in that the parking structure spaces are accessible to employees only and the intent of the parking standards in the Specific Plan are accommodated in the proposed project. Conditional Use Permit — Joint -Use Parking The proposed project includes a request for joint -use parking to allow for parking spaces to be shared among all properties on the project site. The project requires 1,407 parking spaces between the existing and proposed buildings based on building square footage and use (Table 4). The design provides 1,660 parking spaces, thus exceeding the minimum requirement. Table 4: Parkinq Sum 1200 Edinger Avenue 1 sp / 1,000 sq. ft. (<20,000 sq. ft.) 39,478 1 30 1 237 As proposed, individual parcels would not provide the minimum number of parking spaces required for the building on-site, with the exception of 1200 Edinger Avenue. Instead, the majority of the parking spaces will be provided in the parking structure, which will be located on an entirely separate parcel. The applicant submitted a joint -use parking study in accordance with specific plan requirements (Attachment F, Exhibit A). The study concluded that the PCESP requires a total 1,407 parking spaces for the existing and proposed office uses. In addition to the office uses, the existing warehouse building on 1200 Edinger requires thirty (30) parking spaces. As conditioned, the joint -use parking conditional use permit would require minimum 1,407 parking spaces to accommodate all uses on the project site and the establishment of recorded parking and access agreements to ensure continued shared access and parking between all properties within the office campus. 1 sp / 2,000 sq. ft. (>20,000 sq. ft.) 15222 Del Amo Avenue 1 sp / 250 sq. ft. 60,212 241 237 15332 Newport Avenue 1 sp / 250 sq. ft. 185,756 744 46 15442 Newport Avenue 1 sp / 250 sq. ft. 97,828 392 219 Parking Structure N/A N/A 0 921 Total 383,274 1,407 1,660 As proposed, individual parcels would not provide the minimum number of parking spaces required for the building on-site, with the exception of 1200 Edinger Avenue. Instead, the majority of the parking spaces will be provided in the parking structure, which will be located on an entirely separate parcel. The applicant submitted a joint -use parking study in accordance with specific plan requirements (Attachment F, Exhibit A). The study concluded that the PCESP requires a total 1,407 parking spaces for the existing and proposed office uses. In addition to the office uses, the existing warehouse building on 1200 Edinger requires thirty (30) parking spaces. As conditioned, the joint -use parking conditional use permit would require minimum 1,407 parking spaces to accommodate all uses on the project site and the establishment of recorded parking and access agreements to ensure continued shared access and parking between all properties within the office campus. City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 18 Environmental Review On December 18, 1990, the Tustin City Council certified Final Environmental Impact Report (FEIR) 90-1 for the Pacific Center East Specific Plan. On May 5, 2003, the City Council approved Supplement #1 to FEIR 90-1 for the Pacific Center East Specific Plan. The FEIR, along with its supplement, is a Program El under the California Environmental Quality Act (CEQA). The FEIR considered the potential environmental impacts associated with the development of the Pacific Center East Specific Plan. An Environmental Checklist (Attachment F, Exhibit A) has been prepared and concluded that the proposed actions do not result in any new significant environmental impacts or a substantial increase in the severity of any previously identified significant impacts in the FEIR. Moreover, no new information of substantial importance has surfaced since certification of the FEIR. Planning Commission Action On June 11, 2019, the Planning Commission considered the proposed project and expressed the desire to have "Welcome to Tustin" signage at the southeast corner of Newport and Del Amo Avenues. Initially the City considered including gateway signs at the project location; however, after further review, gateway signage on medians or the City -owned site across Newport Avenue would provide more opportunity for prominent gateway signage for the offramp traffic. The Commission adopted Resolution No. 4379 finding that the project is in conformity with the adopted General Plan, and adopted Resolution No. 4380 recommending that the City Council approve the proposed project. CONCLUSION The proposed DA -2018-00001, LLA -2018-00003, CP -2018-00001, DR -2018-00023 and CUP -2018-00015 are consistent with the Pacific Center East Specific Plan and the General Plan. Accordingly, staff recommends that the City Council introduce and hold the first reading for Ordinance No. 1501 and approve the project. /U/ _ kd lynne V. Hutter Senior Planner ll � lizabeth A. Binsack Director of Community Development Attachments A. Location Map & Land Use Application Fact Sheet B. Submitted Plans C. LLA -2018-00003 Application and Exhibits City Council Report July 2, 2019 SchoolsFirst Headquarters Campus Project Page 19 D. Planning Commission (DRAFT) Minutes of June 11, 2019, and Resolution No. 4379 & 4380. E. Ordinance No. 1501 • Exhibit A — Development Agreement 2018-00001 F. City Council Resolution No. 19-32 • Exhibit A: Pacific Center East Specific Plan FEIR Initial Study and Checklist; Joint Use Area Parking Review Study dated May 3, 2019; Traffic Impact Study dated January 3, 2019 • Exhibit B: Conditions of Approval