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HomeMy WebLinkAbout02 ZC 05-001 (MCAS Tustin SPA) ITEM #2 Report to the Planning Commission DATE: APRIL 25, 2005 ZONE CHANGE (MCAS TUSTIN SPECIFIC PLAN AMENDMENT) 05-001 SUBJECT: APPLICANT: CITY OF TUSTIN LOCATION: MCAS TUSTIN SPECIFIC PLAN AREA ZONING: MCAS TUSTIN SPECIFIC PLAN GENERAL PLAN DESIGNATION: MCAS TUSTIN SPECIFIC PLAN ENVIRONMENTAL STATUS: THE FINAL ENVIRONMENTAL IMPACT STATEMENTI ENVIRONMENTAL IMPACT REPORT (FEIS/EIR) CERTIFIED ON JANUARY 16, 2001, IN CONJUNCTION WITH THE MCAS TUSTIN SPECIFIC PLAN/REUSE PLAN, ADEQUATELY ADDRESSES ENVIRONMENTAL CONSIDERATIONS ASSOCIATED WITH THE PROPOSED PROJECT. ADDITIONAL ENVIRONMENTAL DOCUMENTATION WILL NOT BE PREPARED. REQUEST: ZONE CHANGE TO AMEND THE FOLLOWING SECTIONS OF THE MCAS TUSTIN SPECIFIC PLAN: a. SECTION 3.2.2, FOOTNOTES TO TABLES 3-1 AND 3-2 AND CHAPTER 6 (DEFINITIONS) RELATING TO CALCULATION OF DENSITY; b. SECTION 3.9.2.J AND CHAPTER 6 (DEFINITIONS) TO ESTABLISH REVISED DEVELOPMENT UNIT CRITERIA FOR PLANNING AREA 15; AND c. SECTION 3.2.3 RELATING RESIDENTIAL UNITS TO TRANSFER OF RECOMMENDATION That the Planning Commission: 1. Adopt Resolution No. 3969 recommending that the City Council find that Zone Change (MCAS Tustin Specific Plan Amendment) 05-001 is within the scope of the adopted Final EIS/EIR for the MCAS Tustin Specific Plan/Reuse Plan. Planning Commission Report Zone Change 05-001 April 25, 2005 Page 2 2. Adopt Resolution No. 3970 recommending that the City Council approve Zone Change (MCAS Tustin Specific Plan Amendment) 05-001 for MCAS Tustin. BACKGROUND AND DISCUSSION Marine Corps Air Station (MCAS) Tustin was closed on July 2, 1999. On January 16, 2001, the Tustin City Council approved General Plan Amendment (GPA) 00-001 which adopted amendments to various Elements of the General Plan and established a new "MCAS Tustin Specific Plan" General Plan designation for the former base property within the City of Tustin. A joint program Environmental Impact StatemenV Environmental Impact Report (EIS/EIR) was certified by the Tustin City Council at that time. In February 2003, the MCAS Tustin Specific Plan (the "Plan") was adopted, serving as the zoning for the site. City-initiated Zone Change (MCAS Tustin Specific Plan Amendment) 05-001 is proposed to facilitate the application and implementation of some of the requirements contained in the Plan. The proposed amendments to the MCAS Tustin Specific Plan, attached hereto as Exhibit A of Resolution No. 3970, include the following minor clarifications and modifications: 1. Density Calculation. Specific Plan Section 3.2.2; footnotes to Tables 3-1 and 3-2; and the Definitions section (Chapter 6) of the Specific Plan currently define the calculation of dwelling units per acre (density) within the Specific Plan. The present definition is based upon net acreage rather than an adjusted gross acreage. Using net acreage and the densities allowed by the Specific Plan, it is not possible to achieve the residential yields assumed in the Specific Plan. The proposed text amendment to the definition of density would allow the density calculation to be based on a gross acreage basis, allowing for inclusion of local roads while retaining the dwelling unit thresholds envisioned in the plan and analyzed in the project EIR/EIS. 2. Development Unit. Specific Plan Section 3.9.2 currently requires that condominiums, multiple family developments and patio homes be mapped in development units at a minimum ten (10) acre size. The Definitions section (Chapter 6) defines the term "development unit" The 10-acre minimum results in large neighborhoods of the same product type and inhibits the blending of product types within a neighborhood. The proposed amendment would reduce the minimum size of a development unit to five (5) acres and would further require comprehensive site planning for development units with multiple products. In addition, the Definitions section (Chapter 6) would be revised to state that a development unit may contain multiple products, at an average density not to exceed the maximum densities for each applicable land use designation (Le. low density, medium density, and medium high density). The proposed amendment responds to current industry standards and precedents set in other master planned communities in the region such as Ladera Ranch and Irvine Ranch. The minimum 5-acre size allows for adequate maintenance by the Homeowners Association, and Planning Commission Report Zone Change 05-001 April 25, 2005 Page 3 allows for the flexibility of developing multiple residential products while reducing the likelihood that a mass development of a single product type would occur. 3. Transfer of Residential Units. Specific Plan Section 3.2.3 currently defines the provisions for the transfer of residential units between planning areas in cases where a planning area is developed with less than the maximum units allowed, limiting such transfers to a maximum of 10 percent of the maximum dwelling units prescribed in the receiving planning area, without a Specific Plan Amendment. Recent development within the MCAS Tustin Specific Plan area has resulted in undeveloped units. Additional flexibility in the transfer of these units will allow the City to realize the Land Use Plan envisioned in the Specific Plan. The proposed amendment to Section 3.2.3 would allow the transfer of units to exceed 10 percent without a Specific Plan Amendment, subject to a written finding by the Director of Community Development, under certain criteria, including the following: a. Such transfers shall not increase the total units allowable in the overall Specific Plan; b. Unit transfers must remain within the original school district boundaries; c. Transfers shall be consistent with the uses and development standards of the receiving area; d. Units shall be transferred at the same density category as originally planned; e. Transfers shall not exceed environmental thresholds established in the project EIR/EIS. The proposed criteria would ensure that any transfer of residential units be compatible with the planning area to which they are transferred and would minimize the potential for environmental impacts resulting from the development of the transferred units. ENVIRONMENTAL On January 16, 2001, the City Council certified the Final Environmental Impact StatemenVEnvironmentallmpact Report for the MCAS Tustin Reuse Plan and Specific Plan (FEIS/EIR). The proposed amendments to the MCAS Tustin Specific Plan are consistent with the development intensity previously considered in the certified FEIS/EIR. As the FEIS/EIR is a Program EIR under CEQA, if the City does an analysis of the proposed Specific Plan Amendments under Title 14 Cal. Code of Regs. Section 15162 and finds that no new effects could occur or no new mitigation measures would be required, the City can approve the Amendments as being within the scope of the project covered by the program EIR, and no new environmental document would be required. [Title 14 Cal. Code of Regs. Section 15168]. Staff has prepared an Environmental Analysis checklist that demonstrates all potential impacts of the project were addressed by the certified FEIS/EIR and no additional impacts have been identified (Attachment 1 to Exhibit A of Resolution No. 3969). Planning Commission Report Zone Change 05-001 April 25, 2005 Page 4 In addition, all applicable mitigation measures required in the FEIS/EIR will be recommended as conditions of approval in the entitlements for future development within the MCAS Tustin Specific Plan area. A decision to approve Zone Change (MCAS Tustin Specific Plan Amendment) 05-001 may be supported by the findings contained in Resolution Nos. 3969 and 3970. 2~~1 Elizabeth A. Binsack Community Development Director J~~ Scott Reekstin Senior Planner Attachments: A. Resolution No. 3969 - (Environmental Findings) B. Resolution No. 3970 - (Zone Change-Specific Plan Amendment) S:\Cdd\PCREPORT\ZC OS-OO1 (Global MCAS Amendments 2005).doc ATTACHMENT A RESOLUTION NO. 3969 (ENVIRONMENTAL FINDINGS) RESOLUTION NO. 3969 A RESOLUTION OF THE CITY OF TUSTIN PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL ADOPT FINDINGS THAT THE FINAL ENVIRONMENTAL IMPACT STATEMENTI ENVIRONMENTAL IMPACT REPORT FOR THE DISPOSAL AND REUSE OF MCAS, TUSTIN ("FEIS/EIR") IS ADEQUATE TO SERVE AS THE PROJECT EIS/EIR FOR ZONE CHANGE (MCAS TUSTIN SPECIFIC PLAN AMENDMENT) 05-001. I. The Planning Commission of the City of Tustin does hereby resolve as follows: A. That Zone Change (MCAS Tustin Specific Plan Amendment) 05-001 is considered a "project" pursuant to the terms of the California Environmental Quality Act. B. That the FEIS/EIR was certified by the City Council on January 16, 2001. The FEIS/EIR is a Program EIR under the California Environmental Quality Act ("CEQA"). The FEIS/EIR considered the potential environmental impacts associated with the development on the former Marine Corps Air Station, Tustin. C. That an Environmental Analysis Checklist, attached as Exhibit A hereto, was prepared to evaluate the potential environmental impacts associated with the Project. The Environmental Analysis Checklist demonstrates that all potential impacts of the Project were addressed by the certified FEIS/EIR, no additional impacts have been identified, no new mitigation measures would be required, and that the City can approve the Specific Plan Amendments as being within the scope of the FEIS/EIR. II. The Planning Commission hereby recommends that the City Council find that this Project is within the scope of the previously approved Program FEIS/EIR and that pursuant to Title 14 California Code of Regulations Sections 15162 and 15168(c), no new effects could occur, and no new mitigation measures would be required. Accordingly, no new environmental document is required by CEQA. Resolution No. 3969 Page 2 PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 25th day of April, 2005. JOHN NIELSEN Chairperson ELIZABETH A. BINSACK Planning Commission Secretary 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 Planning Commission of the City of Tustin, California; that Resolution No. 3969 duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 25th day of April, 2005. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A OF RESOLUTION NO. 3969 COMMUNITY DEVELOPMENT DEPARTMENT 300 Centennial Way, Tustin, CA 92780 (714) 573-3100 ENVIRONMENTAL ANALYSIS CHECKLIST For Projects With Previously Certified/Approved Environmental Documents: Environmental Impact Statement/Environmental Impact Report (EIS/EIR) for the Disposal and Reuse of Marine Corps Air Station (MCAS) Tustin This checklist and the following evaluation of environmental impacts (Attachment 1) takes into consideration the preparation of an environmental document prepared at an earlier stage of the proposed project. The checklist and evaluation evaluate the adequacy of the earlier document pursuant to Section 15162 and 15168 of the California Environmental Quality Act (CEQA) Guidelines. A. BACKGROUND Project Title(s): Zone Change (MCAS Tustin Specific Plan Amendment) 05-001 Lead Agency: City of Tustin, 300 Centennial Way, Tustin, California 92780 Lead Agency Contact Person: Scott Reekstin Phone: (714) 573-3016 Project Location: MCAS Tustin Specific Plan, generally bounded by Edinger Avenue to the north, Harvard Avenue to the east, Red Hill Avenue to the west, and Barranca Parkway to the south. Project Sponsor's Name and Address: City of Tustin 300 Centennial Way Tustin, California 92780 General Plan Designation: MCAS Tustin Specific Plan Zoning Designation: MCAS Tustin Specific Plan District Project Description: Approval of Zone Change (MCAS Tustin Specific Plan Amendment) 05-001 to make minor administrative amendments that would modify the definition of density, revise the minimum size of a development unit, and allow more flexibility in transferring residential units between planning areas. Surrounding Uses: North: Residential, Light Industrial, and Commercial East: Residential South: Light Industrial and Commercial West: Light Industrial and Commercial Previous Environmental Documentation: Program Final Environmental Impact Statement/Environmental Impact Report (Program FEIS/EIR) for the Disposal and Reuse of Marine Corps Air Station (MCAS) Tustin (State Clearinghouse #94071005) certified by the Tustin City Council on January 16,2001. B. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist in Section D below. OLand Use and Planning OPopulation and Housing OGeology and Soils OHydrology and Water Quality OAir Quality DTransportation & Circulation DBiological Resources OMineral Resources DAgricultural Resources DHazards and Hazardous Materials DNoise OPublic Services DUtilities and Service Systems OAesthetics DCultural Resources DRecreation OMandatory Findings of Significance C. DETERMINATION: On the basis of this initial evaluation: D I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. 0 I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. D I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. 0 I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, ifthe effect is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ~ I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. 0 I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed 0 I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects I) have been analyzed adequately in an earlier NEGATIVE DECLARATION pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. Preparer: J t¿J;C ~ Scott Reekstin, Senior Planner ÇJ:~d.J{~"¡ Elizabeth A. Binsack, Community Development Director Date: if-itf-tlS Date ~- /'1'- ¿j S- D. EVALUATION OF ENVIRONMENTAL IMPACTS See Attached EV ALVA TION OF ENVIRONMENTAL IMPACTS No Substantial New More Change From Significant Severe Previous I. AESTHETICS - Would the project: Impact Impacts Analysis a) Have a substantial adverse effect on a scenic vista? D D ~ b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? D D ~ c) Substantially degrade the existing visual character or quality of the site and its surroundings? D D ~ d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? D D ~ II. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? D D ~ b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? D D ~ c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? D D ~ III. AIR OUALITY: Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? D D ~ b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? D D ~ c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? D D ~ d) Expose sensitive receptors to substantial pollutant concentrations? D D ~ e) Create objectionable odors affecting a substantial number of people? D D ~ IV. BIOLOGICAL RESOURCES: - Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department ofFish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department ofFish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? V. CULTURAL RESOURCES: - Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? VI. GEOLOGY AND SOILS: - Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk ofloss, injury, or death involving: New Significant Impact More Severe Impacts No Substantial Change From Previous Analysis 0 0 ~ 0 0 ~ D D ~ D D ~ D D ~ 0 0 ~ D D ~ D D ~ D D ~ D 0 ~ No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. 0 0 C8J ii) Strong seismic ground shaking? D D ~ iii) Seismic-related ground failure, including liquefaction? D D ~ iv) Landslides? D D ~ b) Result in substantial soil erosion or the loss of topsoil? D D ~ c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? D D ~ d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? D D ~ e) 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 waste water? D D ~ VII. HAZARDS AND HAZARDOUS MATERIALS: Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? D D ~ b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? D D ~ c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? D D ~ d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? D D ~ e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? D D ~ f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? D D ~ No Substantial New More Change From Significant Severe Previous g) Impair implementation of or physically interfere with an Impact Impacts Analysis adopted emergency response plan or emergency evacuation plan? D D [g h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? D D [g VIII. HYDROLOGY AND WATER OUALITY: - Would the project: a) Violate any water quality standards or waste discharge requirements? D D [g b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? D 0 ~ c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? D 0 ~ d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? 0 0 ~ e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? D 0 [g f) Otherwise substantially degrade water quality? D D [g g) Place housing within a lOa-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? 0 0 ~ h) Place within a lOa-year flood hazard area structures which would impede or redirect flood flows? 0 0 ~ i) Expose people or structures to a significant risk of loss, injury or death involving flooding as a result of the failure of a levee or dam? 0 0 ~ j) Inundation by seiche, tsunami, or mudflow? 0 0 ~ IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established community? 0 0 ~ No Substantial New More Change From Significant Severe Previous b) Conflict with any applicable land use plan, policy, or Impact Impacts Analysis regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? 0 0 ~ c) Conflict with any applicable habitat conservation plan or natural community conservation plan? 0 0 ~ X. MINERAL RESOURCES - Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? 0 0 ~ b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? 0 0 ~ XI. NOISE - Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? 0 0 ~ b) Exposure of persons to or generation of excessive groundbome vibration or groundbome noise levels? 0 0 ~ c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? 0 0 ~ d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? 0 0 ~ e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? 0 0 ~ f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excess noise levels? 0 0 ~ XII. POPULATION AND HOUSING - Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? 0 D ~ b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? D D ~ No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? 0 0 [gJ XIII. PUBLIC SERVICES a) Would the project 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 perfonnance objectives for any of the public services: Fire protection? 0 0 [gJ Police protection? 0 0 [gJ Schools? 0 0 [gJ Parks? 0 0 [gJ Other public facilities? 0 D [gJ XIV. RECREATION - a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? D D [gJ b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? 0 0 [gJ XV. TRANSPORTATION/TRAFFIC - Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e. result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? 0 0 [gJ b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? D D ~ c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? 0 0 [gJ d) Substantially increase hazards due to a design feature (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? D D [gJ e) Result in inadequate emergency access? D D [gJ t) Result in inadequate parking capacity? D D [gJ No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? 0 0 ~ XVI. UTILITIES AND SERVICE SYSTEMS - Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? 0 0 ~ b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? D D [8J c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? D D [8J d) Have sufficient water supplies available to serve the project trom existing entitlements and resources, or are new or expanded entitlements needed? D D [8J e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? D D [8J t) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? D 0 [8J g) Comply with federal, state, and local statutes and regulations related to solid waste? D D [8J XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? 0 D ~ b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? D D [8J c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? D D [8J ATTACHMENT 1 EVALUATION OF ENVIRONMENTAL IMPACTS AS COMPARED TO FEIS/EIR ZONE CHANGE (MCAS TUSTIN SPECIFIC PLAN AMENDMENT) 05-001 BACKGROUND The former Marine Corps Air Station (MCAS) Tustin was officially closed on July 2, 1999, as a result of recommendations of the Federal Base Closure and Realignment Commission. The City was designated as the Local Redevelopment Authority (LRA) for the reuse of MCAS Tustin and, acting as such, approved a Reuse Plan that provided for future land uses at the former MCAS Tustin. The Reuse Plan was approved in October 1996 and was subsequently amended in September 1998 ("the Reuse Plan"). In accordance with the provisions of the National Environmental Policy Act ("NEPA") of 1969, as amended, and the California Environmental Quality Act ("CEQA"), the federal government and City prepared a Joint Final Program Environmental Impact Statement/Environmental Impact Report for the Reuse and Disposal of MCAS Tustin. This was a Program EIR under CEQA. On January 16, 2001, the City of Tustin certified the Final Joint Program Environmental Impact Statement/Environmental Impact Report for the disposal and reuse of MCAS-Tustin (referenced as FEIS/EIR herein). In February 2003, based on the FEIS/EIR, the MCAS Tustin Specific Plan (the "Plan") for Alternative 1, the LRA Reuse Plan, was adopted for the MCAS Tustin property, serving as the zoning. The City is proposing changes to the text of the Plan, and desires to evaluate whether those changes will trigger the preparation of a new environmental document or whether the changes are within the scope of the FEIS/EIR. City-initiated Zone Change (MCAS Tustin Specific Plan Amendment) 05-001 is proposed to facilitate the application and implementation of some of the requirements contained in the Plan. The proposed amendments to the MCAS Tustin Specific Plan, include the following minor clarifications and modifications: 1. Density Calculation. Specific Plan Section 3.2.2; footnotes to Tables 3-1 and 3- 2; and the Definitions section (Chapter 6) of the Specific Plan currently define the calculation of dwelling units per acre (density) within the Specific Plan. The present definition is based upon net acreage rather than an adjusted gross acreage. Using net acreage and the densities allowed by the Specific Plan, it is not possible to achieve the residential yields assumed in the Specific Plan. The proposed text amendment to the definition of density would allow the density calculation to be based on a gross acreage basis, allowing for inclusion of local roads while retaining the dwelling unit thresholds envisioned in the plan and analyzed in the project EIR/EIS. 2. Development Unit. Specific Plan Section 3.9.2 currently requires that condominiums, multiple family developments and patio homes be mapped in Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 2 development units at a minimum ten (10) acre size. The Definitions section (Chapter 6) defines the term "development unit". The 1 O-acre minimum results in large neighborhoods of the same product type and inhibits the blending of product types within a neighborhood. The proposed amendment would reduce the minimum size of a development unit to five (5) acres, and would further require comprehensive site planning for development units with multiple products. In addition, the Definitions section (Chapter 6) would be revised to state that a development unit may contain multiple products, at an average density not to exceed the maximum densities for each applicable land use designation (i.e. low density, medium density and medium high density). The proposed amendment responds to current industry standards and precedents set in other master planned communities in the region such as Ladera Ranch and Irvine Ranch. The minimum 5-acre size allows for adequate maintenance by the Homeowners Association, and allows for the flexibility of developing multiple residential products while reducing the likelihood that a mass development of a single product type would occur. 3. Transfer of Residential Units. Specific Plan Section 3.2.3 currently defines the provisions for the transfer of residential units between planning areas in cases where a planning area is developed with less than the maximum units allowed, limiting such transfers to a maximum of 10 percent of the maximum dwelling units prescribed in the receiving planning area, without a Specific Plan Amendment. Recent development within the MCAS Tustin Specific Plan area has resulted in undeveloped units. Additional flexibility in the transfer of these units will allow the City to more readily realize the maximum potential of the Land Use Plan. The proposed amendment to Section 3.2.3 would allow the transfer of units to exceed 10 percent without a Specific Plan Amendment, subject to a written finding by the Director of Community Development, under certain criteria, including the following: a. Such transfers shall not increase the total units allowable in the overall Specific Plan; b. Unit transfers must remain within the original school district boundaries; c. Transfers shall be consistent with the uses and development standards of the receiving area; d. Units shall be transferred at the same density category as originally planned; e. Transfers shall not exceed environmental thresholds established in the project EIR/EIS. The proposed criteria would ensure that any transfer of residential units be compatible with the planning area to which they are transferred and would minimize the potential for environmental impacts resulting from the development of the transferred units. Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 3 COMPARISON WITH FEIS/EIR AND CONCLUSIONS As the FEIS/EIR is a Program EIR under CEQA, if the City does an analysis of the proposed Specific Plan Amendments under Title 14 Cal. Code of Regs. Section 15162 and finds that no new effects could occur or no new mitigation measures would be required, the City can approve the Amendments as being within the scope of the project covered by the program EIR, and no new environmental document would be required. [Title 14 Cal. Code of Regs. Section 15168]. The key issues under Section 15162 are whether: (a) Substantial changes are proposed in the project which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effect; or (b) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of identified significant effect; or (c) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time of the previous EIR was certified as complete shows any of the following: (i) the project will have one or more significant effects not discussed in the previous EIR; or (ii) significant effects previously examined will be substantially more severe than shown in the previous EIR; or (iii) mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project; or (iv) mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment. In this case, after analyzing the environmental effects of the proposed project under Section 15162, the City has concluded that no new effects could occur and no new mitigation measures would be required and that the City can approve the Specific Plan Amendments as being within the scope of the FEIS/EIR. The following information provides background support for the conclusions identified above and in the Environmental Analysis Checklist, as compared to the analysis in the FEIS/EIR. Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 4 I. AESTHETICS - Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? The proposed Specific Plan Amendments will not directly cause aesthetic impacts because they are changes to a zoning text, not a development proposal. Similarly, the project will not have direct effects on a scenic vista, scenic resources, or the visual character or quality of the Specific Plan area, or create any new sources or substantial light or glare. The project would not indirectly cause substantial adverse effects in addition to those identified in the FEIS/EIR because the project does not permit an increase in the number of residential units or residential floor area assumed by Alternative 1 (the Specific Plan) in the FEIS/EIR. While the project allows more flexibility in the location of residential units and the mix of product types, the urban design features of the Specific Plan (which are not proposed to change) will ensure that residential development under the Specific Plan Amendments will not adversely affect aesthetics. Mitigation Measures: No new mitigation measures are warranted because there are no new substantial adverse environmental effects resulting from the project and because the mitigation measure recommended in the FEIS/EIR (see page 4-87) has been adopted by incorporation into the Specific Plan. Substantial ChangeslNew Information: The Specific Plan that was Alternative 1 in the FEIS/FEIR is not proposed to be substantially changed. As discussed above and elsewhere in this evaluation, the changes to the text of the Plan simply provide flexibility in the location and mix of residential units and in the case of density, allow an interpretation that is consistent with the maximum density assumptions for Alternative 1 in the FEIS/EIR. There is no substantial change in circumstances from when the FEIS/EIR was approved or new information of substantial importance that involves new or more severe environmental effects or new mitigation measures. Sources: Project Description FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 4-81 to 4- 87) MCAS Tustin Specific Plan (Pages 2-152 to 2-175) Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 5 II. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use or a Williamson Act contract? c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non- agricultural use? The proposed Specific Plan Amendments will not directly cause agricultural resources impacts because they are changes to a zoning text, not a development proposal. Similarly, the project will not directly convert prime farmland, unique farmland, or farmland of statewide importance as shown on maps prepared pursuant to the Farmland Managing and Monitoring Program of the California Resources Agency to non-agricultural use. Also, the property in the MCAS Tustin Specific Plan area is not zoned for agricultural use or a Williamson Act Contract, nor does the proposed project involve other changes in the existing environment that could result in the conversion of farmland to non-agricultural use beyond what was previously analyzed. The project would not indirectly cause substantial adverse effects in addition to those identified in the FEIS/EIR because the project does not permit an increase in the number of residential units or residential floor area assumed by Alternative 1 (the Specific Plan) in the FEIS/EIR. Mitigation Measures: No new mitigation measures are warranted because there are no new substantial adverse environmental effects resulting from the project. The mitigation measures for agricultural resources impacts resulting from the implementation of FEIS/EIR Alternative 1 (the Specific Plan) were found to be infeasible and a Statement of Overriding Considerations was adopted. Substantial Changes/New Information: The Specific Plan that was Alternative 1 in the FEIS/FEIR is not proposed to be substantially changed. As discussed above and elsewhere in this evaluation, the changes to the text of the Plan simply provide flexibility in the location and mix of residential units and in the case of density, allow an interpretation that is consistent with the maximum density assumptions for Alternative 1 in the FEIS/EIR. There is no substantial change in circumstances from when the FEIS/EIR was approved or new information of substantial importance that involves new or more severe environmental effects or new mitigation measures. Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 6 Sources: Project Description FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-83 to 3- 87 and 4-109 to 4-113) MCAS Tustin Specific Plan Tustin General Plan Figure COSR-2 III. AIR QUALITY: Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? The proposed Specific Plan Amendments will not directly cause air quality impacts because they are changes to a zoning text, not a development proposal. Similarly, the project would not conflict with an air quality plan, violate an air quality standard, result in an increase of any pollutant, expose sensitive receptors, or create odors. As documented in the FEIS/EIR, the implementation of the MCAS Tustin Specific Plan was projected to result in unavoidable significant air quality impacts. The proposed project would not indirectly increase air quality impacts related to the development of the MCAS Tustin Specific Plan beyond those previously considered in the adopted FEIS/EIR because the proposed project would not alter the development potential assumed by Alternative 1 (the Specific Plan) in the FEIS/EIR. Mitigation Measures: No new mitigation measures are warranted because there are no new substantial adverse environmental effects resulting from the project and because the mitigation measures recommended in the FEIS/EIR (see pages 4-221- to 4-224) have been adopted by incorporation into the Specific Plan. Substantial Changes/New Information: The Specific Plan that was Alternative 1 in the FEIS/FEIR is not proposed to be substantially changed. As discussed above and elsewhere in this evaluation, the changes to the text of the Plan simply provide flexibility in the location and mix of residential units and in the case of density, allow an interpretation that is consistent with the maximum density assumptions for Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 7 Alternative 1 in the FEIS/EIR. There is no substantial change in circumstances from when the FEISIEIR was approved or new information of substantial importance that involves new or more severe environmental effects or new mitigation measures. Sources: Project Description FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-143 through153, 4-207 through 4-224 and pages 7-41 through 7-42) MCAS Tustin Specific Plan IV. BIOLOGICAL RESOURCES: - Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Inteñere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional or state habitat conservation plan? The proposed Specific Plan Amendments will not directly cause biological resources impacts because they are changes to a zoning text, not a development proposal. Similarly, the project will not have a substantial adverse effect on any species, habitat, wetlands, or wildlife, nor will it conflict with any plans or ordinances related to biological resources. The FEIS/EIR found that implementation of the Reuse Plan and MCAS Tustin Specific Plan would not result in impacts to federally listed threatened or endangered plant or animal species. The FEIS/EIR determined that implementation of the Reuse Plan and MCAS Tustin Specific Plan could Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 8 impact jurisdictional waters/wetlands and the southwestern pond turtle or have an impact on jurisdictional waters/wetlands. The proposed project would not indirectly increase biological resources impacts related to the development of the MCAS Tustin Specific Plan beyond those previously considered in the adopted FEIS/EIR because the proposed project would not alter the development potential assumed by Alternative 1 (the Specific Plan) in the FEIS/EIR. Mitigation Measures: No new mitigation measures are warranted because there are no new substantial adverse environmental effects resulting from the project and because the mitigation measures recommended in the FEIS/EIR (see pages 4-106- to 4-107) have been adopted by incorporation into the Specific Plan. Substantial Changes/New Information: The Specific Plan that was Alternative 1 in the FEIS/FEIR is not proposed to be substantially changed. As discussed above and elsewhere in this evaluation, the changes to the text of the Plan simply provide flexibility in the location and mix of residential units and in the case of density, allow an interpretation that is consistent with the maximum density assumptions for Alternative 1 in the FEIS/EIR. There is no substantial change in circumstances from when the FEIS/EIR was approved or new information of substantial importance that involves new or more severe environmental effects or new mitigation measures. Sources: Project Description FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-75 through 3-82, 4-103 through 4-107, and 7-26 through 7-27) MCAS Tustin Specific Plan v. CULTURAL RESOURCES: - Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside formal cemeteries? The proposed Specific Plan Amendments. will not directly cause cultural resources impacts because they are changes to a zoning text, not a development proposal. Similarly, the project will not adversely change the significance of a historical or archaeological resource, destroy any paleontological or geologic resource, or disturb any human remains. The FEIS/EIR found that implementation of the Reuse Plan and MCAS Tustin Specific Plan may result in the loss of one or both of the blimp hangars if it would Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 9 not be financially feasible to retain either of the hangars. If this were the case, there would be irreversible significant impacts. Also, it is possible that previously unidentified buried archaeological or paleontological resources within the project site could be significantly impacted by grading and construction activities associated with future development of the MCAS Tustin site. . The project would not indirectly cause substantial adverse effects in addition to those identified in the FEIS/EIR because the project does not change the scope of development assumed by Alternative 1 (the Specific Plan) in the FEIS/EIR for MCAS Tustin. Mitigation Measures: No new mitigation measures are warranted because there are no new substantial adverse environmental effects resulting from the project and because the mitigation measures recommended in the FEIS/EIR (see pages 4-97- to 4-99) have been adopted by incorporation into the Specific Plan. Substantial Changes/New Infonnation: The Specific Plan that was Alternative 1 in the FEIS/FEIR is not proposed to be substantially changed. As discussed above and elsewhere in this evaluation, the changes to the text of the Plan simply provide flexibility in the location and mix of residential units and in the case of density, allow an interpretation that is consistent with the maximum density assumptions for Alternative 1 in the FEIS/EIR. There is no substantial change in circumstances from when the FEIS/EIR was approved or new information of substantial importance that involves new or more severe environmental effects or new mitigation measures. Sources: Project Description FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-68 through 3-74, 4-93 through 4-99 and 7-24 through 7-26) MCAS Tustin Specific Plan Tustin General Plan Figure COSR-3 VI. GEOLOGY AND SOILS: - Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: . Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning map, issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. . Strong seismic ground shaking? . Seismic-related ground failure, including liquefaction? . landslides? b) Result in substantial soil erosion or the loss of topsoil? Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 10 c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? The proposed Specific Plan Amendments will not directly cause geology and soils impacts because they are changes to a zoning text, not a development proposal. The FEIS/EIR indicates that impacts to soils and geology resulting from implementation of the Reuse Plan and MCAS Tustin Specific Plan would "include non-seismic hazards (such as local settlement, regional subsidence, expansive soils, slope instability, erosion, and mudflows) and seismic hazards (such as surface fault displacement, high-intensity ground shaking, ground failure and lurching, seismically induced settlement, and flooding associated with dam failure." However, the FEIS/EIR for MCAS Tustin concluded that compliance with state and local regulations and standards, along with established engineering procedures and techniques, would avoid unacceptable risk or the creation of significant impacts related to such hazards. The project would not indirectly cause substantial adverse effects in addition to those identified in the FEIS/EIR because the project does not change the scope of development assumed by Alternative 1 (the Specific Plan) in the FEIS/EIR for MCAS Tustin. Mitigation Measures: No new mitigation measures are warranted because there are no new substantial adverse environmental effects resulting from the project. As identified in the FEIS/EIR, compliance with existing rules and regulations would avoid the creation of potential impacts. No mitigation is required. Substantial ChangeslNew Information: The Specific Plan that was Alternative 1 in the FEIS/FEIR is not proposed to be substantially changed. As discussed above and elsewhere in this evaluation, the changes to the text of the Plan simply provide flexibility in the location and mix of residential units and in the case of density, allow an interpretation that is consistent with the maximum density assumptions for Alternative 1 in the FEIS/EIR. There is no substantial change in circumstances from when the FEIS/EIR was approved or new information of substantial importance that involves new or more severe environmental effects or new mitigation measures. Sources: Project Description FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-88 through 3-97, 4-115 through 4-122 and 7-28 through 7-29) Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 11 MCAS Tustin Specific Plan Tustin General Plan VII. HAZARDS AND HAZARDOUS MATERIALS: - Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonable foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles or a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project. area? g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? The proposed Specific Plan Amendments will not directly cause hazards and hazardous materials impacts because they are changes to a zoning text, not a development proposal. Similarly, the project will not create a significant hazard to the public through the transport, use, or disposal of hazardous materials, nor are there reasonably foreseeable upset and accident conditions. In addition, future construction and residential uses associated with the MCAS Tustin Specific Plan would not emit hazardous emissions within a quarter mile of an existing or proposed school. The Navy has approved a Finding of Suitability to Transfer (FOST) determining that the Quitclaim portions of the MCAS Tustin site are suitable for reuse as planned within the Reuse Plan for MCAS Tustin and as shown in the Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 12 MCAS Tustin Specific Plan. In addition, MCAS Tustin Specific Plan is located within the boundaries of the Airport Environs Land Use Plan; however, it is at least four (4) miles from John Wayne Airport and does not lie within a flight approach or departure corridor and thus does not pose an aircraft-related safety hazard for future residents or workers. The MCAS Tustin Specific Plan is not located in a wildland fire danger area. Compliance with all federal, state, and local regulations concerning handling and use of these hazardous substances will reduce potential impacts to below a level of significance. The project would not indirectly cause substantial adverse effects in addition to those identified in the FEIS/EIR because the project does not chahge the scope of development assumed by Alternative 1 (the Specific Plan) in the FEIS/EIR for MCAS Tustin. Mitigation Measures: No new mitigation measures are warranted because there are no new substantial adverse environmental effects resulting from the project. As identified in the FEIS/EIR, compliance with existing rules and regulations would avoid the creation of potential impacts. No mitigation is required. Substantial Changes/New Information: The Specific Plan that was Alternative 1 in the FEIS/FEIR is not proposed to be substantially changed. As discussed above and elsewhere in this evaluation, the changes to the text of the Plan simply provide flexibility in the location and mix of residential units and in the case of density, allow an interpretation that is consistent with the maximum density assumptions for Alternative 1 in the FEIS/EIR. There is no substantial change in circumstances from when the FEIS/EIR was approved or new information of substantial importance that involves new or more severe environmental effects or new mitigation measures. Sources: Project Description FEIS/EIR for Disposal and Reuse of MCAS Tustin pages (3-106 through 3-117, 4-130 through 4-135 and 7-30 through 7-31) MCAS Tustin Specific Plan Finding of Suitability to Transfer (FOST), MCAS Tustin Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 13 HYDROLOGY AND WATER QUALITY: - Would the project: a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or inteñere substantially with groundwater recharge, such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in flooding on- or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of suñace runoff in a manner, which would result in flooding on- or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? g) Place housing within a 100-year flood hazard area as mapped on a federal Flood hazard Boundary of Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures, which would impede or redirect flood flows? Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 14 i) 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? j) Inundation by seiche, tsunami, or mudflow? k) Potentially impact stormwater runoff from construction activities? I) Potentially impact stormwater runoff from post-construction activities? m) Result in a potential for discharge of stormwater pollutants from areas of material storage, vehicle or equipment fueling, vehicle or equipment maintenance (including washing), waste handling, hazardous materials handling or storage, delivery areas, loading docks or other outdoor work areas? n) Result in a potential for discharge of stormwater to affect the beneficial uses of the receiving waters? 0) Create the potential for significant changes in the flow velocity or volume of stormwater runoff to cause environmental harm? p) Create significant increases in erosion of the project site or surrounding areas? The proposed Specific Plan Amendments will not directly cause hydrology and water quality impacts because they are changes to a zoning text, not a development proposal. Similarly, the project will not directly cause hydrology and water resources impacts, nor result in additional impacts beyond what was analyzed in the adopted FEIS/EIR. The design and construction of facilities to fully contain drainage of the MCAS Tustin site would be required as conditions of approval of the future development projects. No long-term impacts to hydrology and water quality are anticipated for the future development of the MCAS Tustin site. The proposed future development will not impact groundwater in the deep regional aquifer or shallow aquifer. The proposed future development would not include groundwater removal or alteration of historic drainage patterns at the site. The MCAS Tustin site is not located within a 1 OO-year flood area and will not expose people or structures to a significant risk of loss, injury, and death involving flooding as a result of the failure of a levee or dam, nor is the project site susceptible to inundation by seiche, tsunami, or mudflow. Construction operations associated with future development of the MCAS Tustin site would be required to comply with the Total Maximum Daily Load (TMDL) for the Newport Bay watershed that requires compliance with the Drainage Area Master Plan (DAMP) and National Pollution Discharge Elimination System (NPDES) and the implementation of specific best management practices (BMP). Compliance with state and local regulations and standards, along with established engineering procedures and techniques, would avoid unacceptable risk or the creation of significant impacts related to such hazards. Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 15 The project would not indirectly cause substantial adverse effects in addition to those identified in the FEIS/EIR because the project does not change the scope of development assumed by Alternative 1 (the Specific Plan) in the FEIS/EIR for MCAS Tustin. Mitigation Measures: No new mitigation measures are warranted because there are no new substantial adverse environmental effects resulting from the project. As identified in the FEIS/EIR, compliance with existing rules and regulations would avoid the creation of potential impacts. No mitigation is required. Substantial ChangeslNew Information: The Specific Plan that was Alternative 1 in the FEIS/FEIR is not proposed to be substantially changed. As discussed above and elsewhere in this evaluation, the changes to the text of the Plan simply provide flexibility in the location and mix of residential units and in the case of density, allow an interpretation that is consistent with the maximum density assumptions for Alternative 1 in the FEIS/EIR. There is no substantial change in circumstances from when the FEIS/EIR was approved or new information of substantial importance that involves new or more severe environmental effects or new mitigation measures. IX. Project Description FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-98 through 3-105, 4-124 through 4-128 and 7-29 through 7-30) MCAS Tustin Specific Plan FEMA Map (August 9,2002) LAND USE AND PLANNING: Would the project: a) Physically divide an established community? b) 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? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? Sources: The proposed Specific Plan Amendments will not directly cause land use and planning impacts because they are changes to a zoning text, not a development proposal. Similarly, the project will not directly physically divide an established community, nor conflict with any applicable land use plan, habitat conservation plan or natural community conservation plan. The City of Tustin is the controlling authority over implementation of the Reuse Plan for the Tustin portion of the former base, such as land use designations, zoning Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 16 categories, recreation and open space areas, major arterial roadways, urban design, public facilities, and infrastructure systems. On February 3, 2003, the Tustin City Council approved the Specific Plan for MCAS Tustin that established land use and development standards for development of the site. Compliance with state and local regulations and standards would avoid the creation of significant land use and planning impacts. The project would not indirectly cause substantial adverse effects in addition to those identified in the FEIS/EIR because the project does not change the scope of development assumed by Alternative 1 (the Specific Plan) in the FEIS/EIR for MCAS Tustin. Mitigation Measures: No new mitigation measures are warranted because there are no new substantial adverse environmental effects resulting from the project. As identified in the FEIS/EIR, compliance with existing rules and regulations would avoid the creation of potential impacts. No mitigation is required. Substantial Changes/New Information: The Specific Plan that was Alternative 1 in the FEIS/FEIR is not proposed to be substantially changed. As discussed above and elsewhere in this evaluation, the changes to the text of the Plan simply provide flexibility in the location and mix of residential units and in the case of density, allow an interpretation that is consistent with the maximum density assumptions for Alternative 1 in the FEIS/EIR. There is no substantial change in circumstances from when the FEIS/EIR was approved or new information of substantial importance that involves new or more severe environmental effects or new mitigation measures. Sources: Project Description FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-3 to 3- 17,4-3 to 4-7 and 7-16 to 7-18) MCAS Tustin Specific Plan Tustin General Plan land Use Element x. MINERAL RESOURCES: Would the project: a) Result in the loss of availability of a known mineral resource that would be a value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? The proposed Specific Plan Amendments will not directly cause mineral resources impacts because they are changes to a zoning text, not a development proposal. Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 17 Chapter 3.9 of the FEIS/EIR indicates that no mineral resources are known to occur anywhere within the Reuse Plan area. The implementation of the MCAS Tustin Specific Plan will not result in the loss of mineral resources known to be on the site or identified as being present on the site by any mineral resource plans. The project would not indirectly cause substantial adverse effects in addition to those identified in the FEIS/EIR because the project does not change the scope of development assumed by Alternative 1 (the Specific Plan) in the FEIS/EIR for MCAS Tustin. Mitigation Measures: No new mitigation measures are warranted because there are no new substantial adverse environmental effects resulting from the project. As identified in the FEIS/EIR, compliance with existing rules and regulations would avoid the creation of potential impacts. No mitigation is required. Substantial Changes/New Information: The Specific Plan that was Alternative 1 in the FEIS/FEIR is not proposed to be substantially changed. As discussed above and elsewhere in this evaluation, the changes to the text of the Plan simply provide flexibility in the location and mix of residential units and in the case of density, allow an interpretation that is consistent with the maximum density assumptions for Alternative 1 in the FEIS/EIR. There is no substantial change in circumstances from when the FEIS/EIR was approved or new information of substantial importance that involves new or more severe environmental effects or new mitigation measures. Sources: Project Description FEIS/EIR for Disposal and Reuse of MCAS Tustin (Page 3-91) MCAS Tustin Specific Plan Tustin General Plan XI. NOISE: Would the project: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive ground borne vibration or ground borne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project 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 Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 18 use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? The proposed Specific Plan Amendments will not directly cause noise impacts because they are changes to a zoning text, not a development proposal. Similarly, the project will not directly expose people to excessive noise or vibration, or permanently or temporarily increase ambient noise levels. Future development allowed by the MCAS Tustin Specific Plan could result in implementation activities that generate noise. The FEIS/EIR indicates that full build-out of the base will create noise impacts that would be considered significant if noise levels experienced by sensitive receptors would exceed those considered "normally acceptable" for the applicable land use categories in the Noise Elements of the Tustin General Plan. The City of Tustin will ensure that construction activities associated with future development of the Specific Plan area comply with the City's Noise Ordinance and the housing units are designed with adequate noise attenuation (Le., window design, sound walls) to meet the allowable noise levels as required by Tustin City Code for residential use. Future development projects would be sound attenuated against present and projected noise so as not to exceed an exterior noise standard of 65 dB CNEL in outdoor living areas and an interior standard of 45 dB CNEL in all habitable rooms to reduce noise-related impacts to a level of insignificance. Compliance with adopted mitigation measures and state and local regulations and standards, along with established engineering procedures and techniques, will avoid unacceptable risk or the creation of significant impacts related to such hazards. The project would not indirectly cause substantial adverse effects in addition to those identified in the FEIS/EIR because the project does not change the scope of development assumed by Alternative 1 (the Specific Plan) in the FEIS/EIR for MCAS Tustin. Mitigation Measures: No new mitigation measures are warranted because there are no new substantial adverse environmental effects resulting from the project and because the mitigation measures recommended in the FEIS/EIR (see pages 4-236- to 4-237) have been adopted by incorporation into the Specific Plan. Substantial ChangeslNew Infonnation: The Specific Plan that was Alternative 1 in the FEIS/FEIR is not proposed to be substantially changed. As discussed above and elsewhere in this evaluation, the changes to the text of the Plan simply provide flexibility in the location and mix of residential units and in the case of density, allow an interpretation that is consistent with the maximum density assumptions for Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 19 Alternative 1 in the FEIS/EIR. There is no substantial change in circumstances from when the FEIS/EIR was approved or new information of substantial importance that involves new or more severe environmental effects or new mitigation measures. Sources: Project Description FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-154 to 3- 162,4-231 to 4-237 and 7-42 to 7-43) MCAS Tustin Specific Plan Tustin General Plan Noise Element XII. POPULATION & HOUSING: Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? The proposed Specific Plan Amendments will not directly cause population and housing impacts because they are changes to a zoning text, not a development proposal. Similarly, the project will not directly induce substantial population growth in the area, nor displace people nor necessitate the construction of replacement housing elsewhere. It is anticipated that the total number of units would be consistent with the number of units considered in the FEIS/EIR for MCAS Tustin. The proposed amendment to MCAS Tustin Specific Plan Section 3.2.3 would allow the transfer of units to exceed 10 percent without a Specific Plan Amendment, subject to a written finding by the Director of Community Development, under certain criteria, including the following: a. Such transfers shall not increase the total units allowable in the overall Specific Plan; b. Unit transfers must remain within the original school district boundaries; c. Transfers shall be consistent with the uses and development standards of the receiving area; d. Units shall be transferred at the same density category as originally planned; e. Transfers shall not exceed environmental thresholds established in the project EIR/EIS. The proposed criteria would ensure that any transfer of residential units be compatible with the planning area to which they are transferred and would Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 20 minimize the potential for environmental impacts resulting from the development of the transferred units. The project would not indirectly cause substantial adverse effects in addition to those identified in the FEIS/EIR because the project does not change the scope of development assumed by Alternative 1 (the Specific Plan) in the FEIS/EIR for MCAS Tustin. Mitigation Measures: No new mitigation measures are warranted because there are no new substantial adverse environmental effects resulting from the project. As identified in the FEIS/EIR, compliance with existing rules and regulations would avoid the creation of potential impacts. No mitigation is required. Substantial ChangeslNew Information: The Specific Plan that was Alternative 1 in the FEIS/FEIR is not proposed to be substantially changed. As discussed above and elsewhere in this evaluation, the changes to the text of the Plan simply provide flexibility in the location and mix of residential units and in the case of density, allow an interpretation that is consistent with the maximum density assumptions for Alternative 1 in the FEIS/EIR. There is no substantial change in circumstances from when the FEIS/EIR was approved or new information of substantial importance that involves new or more severe environmental effects or new mitigation measures. Sources: Project Description FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-18 to 3- 34,4-14 to 4-21 and 7-18 to 7-19) MCAS Tustin Specific Plan XIII. PUBLIC SERVICES a) Would the project 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 peñormance objectives for any of the public services: The proposed Specific Plan Amendments will not directly cause public services impacts because they are changes to a zoning text, not a development proposal. The project will not directly change the amount of development of the site that would require public services such as fire and police protection services, schools, libraries, recreation facilities, and biking/hiking trails. Fire Protection. The development of the MCAS Tustin site will be required to meet existing Orange County Fire Authority (OCFA) regulations regarding demolition, construction materials and methods, emergency access, water mains, fire flow, fire hydrants, sprinkler systems, building setbacks, and other Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 21 relevant regulations. Adherence to these regulations would reduce the risk of uncontrollable fire and increase the ability to efficiently provide fire protection services to the site. The number of fire stations at and surrounding the site will meet the demands created by the proposed build out of the Specific Plan. Police Protection. The need for police protection services is assessed on the basis of resident population estimates, square footage of non-residential uses, etc. Development of the MCAS Tustin site would increase the need for police protection services. As a condition of approval for the future development of the MCAS Tustin site, developers would be required to work with the Tustin Police Department to ensure that adequate security precautions such as visibility, lighting, emergency access, and address signage are implemented in the project at plan check. Schools. The residential development proposed within the Specific Plan area is located within the Tustin Unified and Irvine Unified School Districts (TUSD) and (IUSD). The implementation of the Reuse Plan provides for school sites to serve the growing student population within the area. As a condition of approval for the future development of the Reuse Plan area, residential developers would be required to pay applicable school fees to TUSD or IUSD prior to issuance of building permits. Under the proposed zone change (specific plan amendment) transfers of residential units will be required to remain within the same school district, thereby eliminating any possible additional impacts to school facilities. Other Public Facilities (Libraries). Recent communication from the Orange County Library System indicates that implementation of the entire Reuse Plan would result in an increased library demand. The City is exploring financing opportunities afforded by conveyance and development of the site to fund expansion of an existing County-owned library within the City to meet this additional demand for library services. In addition, three existing public libraries exist within a three-mile radius of the base. With an additional funding source established for library expansion, implementation of the proposed project will not result in an increase in the demand for and utilization of public services and facilities beyond the existing capacity nor create a demand that exceeds the available planned capacity of those services. General Implementation Requirements: To support development in the reuse plan area, the Reuse Plan/Specific Plan requires public services and facilities to be provided concurrent with demand. The proposed project will be required to comply with FEIS/EIR implementation measures adopted by the Tustin City Council. The project would not indirectly cause substantial adverse effects in addition to those identified in the FEIS/EIR because the project does not change the scope of development assumed by Alternative 1 (the Specific Plan) in the FEIS/EIR for MCAS Tustin. Mitigation Measures: No new mitigation measures are warranted because there are no new substantial adverse environmental effects resulting from the project and Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 22 because the mitigation measures recommended in the FEIS/EIR (see pages 4-66- to 4-67) have been adopted by incorporation into the Specific Plan. Substantial ChangeslNew Information: The Specific Plan that was Alternative 1 in the FEIS/FEIR is not proposed to be substantially changed. As discussed above and elsewhere in this evaluation, the changes to the text of the Plan simply provide flexibility in the location and mix of residential units and in the case of density, allow an interpretation that is consistent with the maximum density assumptions for Alternative 1 in the FEIS/EIR. There is no substantial change in circumstances from when the FEIS/EIR was approved or new information of substantial importance that involves new or more severe environmental effects or new mitigation measures. Sources: Project Description FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-47 to 3- 57,4-56 to 4-67 and 7-21 to 7-22) MCAS Tustin Specific Plan Tustin General Plan XIV. RECREATION a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities, such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? The proposed Specific Plan Amendments will not directly cause recreation impacts because they are changes to a zoning text, not a development proposal. Similarly, the project will not directly increase the use of existing parks or require the construction of recreational facilities. The Reuse Plan provides for a new 84.5-acre Regional Park, a 24-acre Community Park, two (2) Neighborhood Parks of at least five-acres each, and bicycle trails, and riding and hiking paths traversing the property connecting to the regional bikeway/trail system, play areas associated with schools, and child care facilities. Since the Reuse Plan process included the accommodation of public conveyance of approximately 35 acres of city parks and 85 acres of Urban Regional Park, individual developers were relieved of the requirement to dedicate land for park purposes. However, pursuant to the MCAS Tustin Specific Plan, developers are required to provide in-lieu fees or publicly accessible park space (where approved by the City). Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 23 The project would not indirectly cause substantial adverse effects in addition to those identified in the FEIS/EIR because the project does not change the scope of development assumed by Alternative 1 (the Specific Plan) in the FEIS/EIR for MCAS Tustin. Mitigation Measures: No new mitigation measures are warranted because there are no new substantial adverse environmental effects resulting from the project and because the implementation measures recommended in the FEIS/EIR (see pages 4-67-to 4-70) have been adopted by incorporation into the Specific Plan. Substantial Changes/New Information: The Specific Plan that was Alternative 1 in the FEIS/FEIR is not proposed to be substantially changed. As discussed above and elsewhere in this evaluation, the changes to the text of the Plan simply provide flexibility in the location and mix of residential units and in the case of density, allow an interpretation that is consistent with the maximum density assumptions for Alternative 1 in the FEIS/EIR. There is no substantial change in circumstances from when the FEIS/EIR was approved or new information of substantial importance that involves new or more severe environmental effects or new mitigation measures. Sources: Project Description FEIS/EIR for Disposal and Reuse of MCAS Tustin pages 3-47 to 3- 57,4-67 to 4-70 MCAS Tustin Specific Plan Tustin Parks and Recreation Services Department Tustin General Plan xv. TRANSPORTATIONITRAFFIC: Would the project: a) Cause an increase in traffic, which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in inadequate parking capacity? Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 24 g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? The proposed Specific Plan Amendments will not directly cause transportation and traffic impacts because they are changes to a zoning text, not a development proposal. Similarly, the project will not directly cause an increase in traffic, exceed a level of service standard, change air traffic patters, increase hazards, result in inadequate emergency access or parking capacity, or conflict with adopted alternative transportation programs. The FEIS/EIR indicates that transportation and circulation impacts would be created through the phased development of the approved Reuse Plan and MCAS Tustin Specific Plan. A projected 216,445 Average Daily Trips (ADT) would be generated by full redevelopment of the base by year 2020 that, if left unmitigated, would overburden existing roadways and intersections surrounding the base property. The FEIS/EIR indicates that traffic circulation activities at MCAS Tustin generated a baseline of 12,400 ADT when the base was fully operational (1993). As a military facility, the FEIS/EIR considered the traffic impact and developed a mitigation program to reduce potential impacts to a level of insignificance. In addition, construction activities are required to be meet all Transportation related FEIS/EIR Implementation and Mitigation Measures (e.g., lane closures, street/utility construction, construction vehicle traffic, etc.). The FEIS/EIR implementation and mitigation measures will reduce potential impacts to the traffic and circulation system to a level of insignificance. The proposed zone change would not change the dwelling unit thresholds or residential density analyzed in the FEIS/EIR, nor generate any additional traffic. The proposed amendment to MCAS Tustin Specific Plan Section 3.2.3 would allow the transfer of units to exceed 10 percent without a Specific Plan Amendment, subject to a written finding by the Director of Community Development, under certain criteria, including the following: a. Such transfers shall not increase the total units allowable in the overall Specific Plan; b. Unit transfers must remain within the original school district boundaries; c. Transfers shall be consistent with the uses and development standards of the receiving area; d. Units shall be transferred at the same density category as originally planned; e. Transfers shall not exceed environmental thresholds established in the project EIR/EIS. The proposed criteria would ensure that any transfer of residential units be compatible with the planning area to which they are transferred and would Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 25 minimize the potential for environmental impacts resulting from the development of the transferred units. The project would not indirectly cause substantial adverse effects in addition to those identified in the FEIS/EIR because the project does not change the scope of development assumed by Alternative 1 (the Specific Plan) in the FEIS/EIR for MCAS Tustin. Mitigation Measures: No new mitigation measures are warranted because there are no new substantial adverse environmental effects resulting from the project and because the mitigation measures recommended in the FEIS/EIR (see pages 4-154- to 4-163) have been adopted by incorporation into the Specific Plan. Substantial Changes/New Information: The Specific Plan that was Alternative 1 in the FEIS/FEIR is not proposed to be substantially changed. As discussed above and elsewhere in this evaluation, the changes to the text of the Plan simply provide flexibility in the location and mix of residential units and in the case of density, allow an interpretation that is consistent with the maximum density assumptions for Alternative 1 in the FEIS/EIR. There is no substantial change in circumstances from when the FEIS/EIR was approved or new information of substantial importance that involves new or more severe environmental effects or new mitigation measures. Sources: Project Description FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-118 through 3-142, 4-139 through 4-163 and 7-32 through 7-41) MCAS Tustin Specific Plan Tustin General Plan Circulation Element XVI. UTILITIES AND SERVICE SYSTEMS: Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 26 the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? h) Would the project include a new or retrofitted storm water treatment control Best Management Practice (BMP), (e.g. water quality treatment basin, constructed treatment wetlands), the operation of which could result in significant environmental effects (e.g. increased vectors and odors)? The proposed Specific Plan Amendments will not directly cause utilities and service systems impacts because they are changes to a zoning text, not a development proposal. Similarly, the project will not directly affect waste water, storm water drainage, water supplies, landfill capacity, solid waste, or Best Management Practices. Developers will be responsible for their fair share contribution to the Tustin Legacy Backbone Infrastructure Improvement Program which includes, but is not limited to, roadways, water and sewer systems, and backbone underground dry utilities (electric, gas, cable TV, telephone, etc). In addition, development of the MCAS Tustin site is required to meet federal, state, and local standards for design of wastewater treatment. The number of allowable residential units can be supported by the Irvine Ranch Water District for domestic water and sewer services. The proposed project would also not result in a need for new landfill service systems or facilities. The project would not indirectly cause substantial adverse effects in addition to those identified in the FEIS/EIR because the project does not change the scope of development assumed by Alternative 1 (the Specific Plan) in the FEIS/EIR for MCAS Tustin. Mitigation Measures: No new mitigation measures are warranted because there are no new substantial adverse environmental effects resulting from the project and because the implementation measures recommended in the FEIS/EIR (see pages 4-43-to 4-46) have been adopted by incorporation into the Specific Plan. Substantial Changes/New Information: The Specific Plan that was Alternative 1 in the FEIS/FEIR is not proposed to be substantially changed. As discussed above and elsewhere in this evaluation, the changes to the text of the Plan simply provide flexibility in the location and mix of residential units and in the case of density, allow an interpretation that is consistent with the maximum density assumptions for Alternative 1 in the FEIS/EIR. There is no substantial change in circumstances from when the FEIS/EIR was approved or new information of substantial Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 27 importance that involves new or more severe environmental effects or new mitigation measures. Sources: Project Description FEIS/EIR for Disposal and Reuse of MCAS Tustin (pages 3-35 through 3-46, 4-32 through 4-46 and 7-20 through 7-21) MCAS Tustin Specific Plan Tustin General Plan Public Safety Element XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Based upon the foregoing, the proposed project does not have the potential to degrade the quality of the environment, substantially reduce the habitats or wildlife populations to decrease or threaten, eliminate, or reduce animal ranges, etc. With the enforcement of FEIS/EIR mitigation and implementation measures approved by the Tustin City Council, the proposed project does not cause unmitigated environmental effects that will cause substantial effects on human beings, either directly or indirectly. In addition, the proposed project does have air quality impacts that are individually limited, but cumulatively considerable when viewed in connection with the effects of the reuse and redevelopment of the former MCAS Tustin. The FEIS/EIR previously considered all environmental impacts associated with the implementation of the Reuse Plan and MCAS Tustin Specific Plan. The project proposes no substantial changes to environmental issues previously considered with adoption of the FEIS/EIR. Mitigation measures were identified in the FEIS/EIR to reduce impact but not to a level of insignificance. A Statement of Overriding Consideration for the FEIS/EIR was adopted by the Tustin City Council on January 16, 2001. Consequently, the project would not indirectly cause substantial adverse effects in addition to those identified in the FEIS/EIR because the project does not change the scope of Attachment 1 Evaluation of Environmental Impacts ZC (SPA) 05-001 Page 28 development assumed by Alternative 1 (the Specific Plan) in the FEIS/EIR for MCAS Tustin; and no substantial change is expected from the analysis previously completed in the FEIS/EIR for MCAS Tustin. Mitigation Measures: No new mitigation measures are warranted because there are no new substantial adverse environmental effects resulting from the project and because the mitigation and implementation measures recommended in the FEIS/EIR have been adopted by incorporation into the Specific Plan. Substantial ChangeslNew Information: The Specific Plan that was Alternative 1 in the FEIS/FEIR is not proposed to be substantially changed. As discussed above and elsewhere in this evaluation, the changes to the text of the Plan simply provide flexibility in the location and mix of residential units and in the case of density, allow an interpretation that is consistent with the maximum density assumptions for Alternative 1 in the FEIS/EIR. There is no substantial change in circumstances from when the FEIS/EIR was approved or new information of substantial importance that involves new or more severe environmental effects or new mitigation measures. Sources: Project Description FEIS/EIR for Disposal and through 5-11) MCAS Tustin Specific Plan Tustin General Plan Reuse of MCAS Tustin (pages 5-4 CONCLUSION The summary concludes that all of the proposed project's effects were previously examined in the FEIS/EIR for MCAS Tustin, that no new effects would occur, that no substantial increase in the severity of previously identified significant effects would occur, that no new mitigation measures would be required, that no applicable mitigation measures previously not found to be feasible would in fact be feasible, and that there are no new mitigation measures or alternatives applicable to the project that would substantially reduce effects of the project that have not been considered and adopted. A Mitigation and Monitoring and Reporting Program and Findings of Overriding Considerations were adopted for the FEIS/EIR on January 16, 2001 and shall apply to the proposed project, as applicable. S:\Cdd\SCOmTustin Legacy\Global Specific Plan Amendments Initial Study Evaluation.doc ATTACHMENT B RESOLUTION NO. 3970 (ZONE CHANGE-SPECIFIC PLAN AMENDMENT) RESOLUTION NO. 3970 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE TUSTIN CITY COUNCIL APPROVE ZONE CHANGE (MCAS TUSTIN SPECIFIC PLAN AMENDMENT) 05-001 TO AMEND SECTIONS 3.2; 3.2.2; 3.2.3; 3.9.2; FOOTNOTES TO TABLES 3-1 AND 3-2 AND THE DEFINITIONS SECTION OF THE MCAS TUSTIN SPECIFIC PLAN RELATING TO DENSITY CALCULATION, DEVELOPMENT UNIT DEFINITION, AND TRANSFER OF UNITS The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. B. That City staff has identified proposed amendments to the MCAS Tustin Specific Plan as Zone Change (MCAS Tustin Specific Plan Amendment) 05-001 to amend Sections 3.2; 3.2.2; 3.2.3, 3.9.2, footnotes to Tables 3-1 and 3-2 and the Definitions section (Chapter 6, Appendix D) of the MCAS Tustin Specific Plan as identified in Exhibit A attached hereto. The proposed amendments are consistent with the Tustin General Plan. The Land Use Element includes the City's goals and policies for the long-term growth, development, and revitalization of Tustin, including the MCAS Tustin Specific Plan area. The Tustin Land Use Element identifies ten goals, which include the following: 1. 2. Achieve balanced development. Ensure that compatible and complementary development occurs. Revitalize older commercial, industrial, and residential development. Improve city-wide urban design. Promote economic expansion and diversification. Coordinate development with provision of adequate public facilities and services. Ensure that the development character of East Tustin is compatible with the surrounding man-made and natural environment. Strengthen the development character and mixture of uses in the Old Town/First Street area. Promote an integrated business park character for the Pacific Center East area. 3. 4. 5. 6. 7. 8. 9. Resolution No. 3970 Page 2 10. Implement a reuse plan for MCAS Tustin which maximizes the appeal of the site as a mixed-use, master-planned development. These goals establish the framework for policies related to allocation of land use in the City, and the implementation policies reflect the direction and image the City seeks for the future. Proposed Zone Change 05-001 supports the General Plan goals and the policies established for the MCAS Tustin Specific Plan area, including the following: 1. Goal 1. Provide for a well balanced land use pattern that accommodates existing and future needs for housing, commercial and industrial land, open space and community facilities and services while maintaining a healthy, diversified economy adequate to provide future City services. a. Policy 1.10 - Ensure that the distribution and intensity of land uses are consistent with the land Use Plan and classification system. 2. Goal 13. The project will implement policies under the goals and policies for future development of MCAS Tustin Specific Plan including: a. Policy 13.2 - Encourage a development pattern that offers a connectedness between buildings and uses, and has a strong sense of place through architectural styles and creative landscape design. Policy 13.5 - Promote high quality architecture, landscaping, signage, open space design, circulation patterns, and landscape patterns distinct from surrounding areas. b. C. That a public hearing was duly called, noticed, and held on said application on April 25, 2005, by the Planning Commission. II. The Planning Commission hereby recommends that the City Council approve Zone Change (MCAS Tustin Specific Plan Amendment) 05-001 to amend Sections 3.2; 3.2.2; 3.2.3; 3.9.2, footnotes to Tables 3-1 and 3-2 and the Definitions section (Chapter 6, Appendix D) of the MCAS Tustin Specific Plan, as identified in Exhibit A, attached hereto. Resolution No. 3970 Page 3 PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission held on the 25th day of April, 2005. JOHN NIELSEN Chairperson ELIZABETH A. BINSACK Planning Commission Secretary 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 Planning Commission of the City of Tustin, California; that Resolution No. 3970 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 25th day April, 2005. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A OF RESOLUTION NO. 3970 Chapter 3. land Use and Development/Reuse Regulations Specific Plan by defining appropriate locations for certain land uses and permitted development intens ities. The Land Use Plan includes thirteen (13) separate land use designations as described in Section 2.2.1. Each parcel within the Specific Plan has been assigned a specific land use designation. Each designation has been assigned a Planning Area (PA) number, as shown on Figure 3-1. The Planning Area is the smallest regulatory unit for the application of development regulations. The development standards are customized for each Planning Area and grouped according to the neighborhood in which they belong. The Land Use Plan Statistical Analysis is organized in two ways. Table 3- 1 is the Land Use Plan Statistical Analysis organized by land use designation, and Table 3-2 is the Land Use Plan Statistical Analysis organized by neighborhood. The neighborhoods of the Plan are shown again for reference in Figure 3-2. Each statistical analysis contains the approximate acreages, square footage allocations and dwelling units permitted in each Planning Area shown on the Land Use Plan. Each Planning Area is assigned an amount of land devoted to existing buildings (where applicable), and includes an allocation of land available for new uses based on the density/intensity standards established in the Specific Plan. The maximum number of dwelling units and total square footage of non-residential development provided for in the Specific Plan are prescribed in the Statistical Analysis and further defined in the following I regulations sections. Calculation of development potential is based on Ret gross acreage figures for each Planning Area, which excludes land devoted to arterial roadways as identified in the Circulation Plan (Figure 2-5) aM loeal roaå'.':ays (p!:1blie a:oå private) \yhieh are eK~eeteå to øee\:H" within each PlarJliRg Area. The shaded area on the Land Use Planning Areas map (Figure 3-1) indicates where alternative conceptual roadway alignments for Tustin Ranch Road and Warner Avenue could occur. The Land Use Plan Statistical Analysis assumes the most easterly alignment for Tustin Ranch Road and the most southerly alignment for Warner Avenue. If either final alignment differs from these assumed conceptual locations, the provisions of Section 3.2.5, below, shall apply. MCAS Tustin Specific Plan/Reuse Plan City of Tustin Page 3-5 Chapter 3. land Use and Development/Reuse Regulations TABLE 3-1 LAND USE PLAN STATISTICAL ANALYSIS ORGANIZED BY LAND USE DESIGNATION ACREAGE NON-RESIDENTIAL USES RESIDENTIAL USES Total Floor Existing Floor Potential Floor DU's Potential Existing Total DesignationIPlanning Area Gross 1 Net 2 F.A.R. 3 Area (SQ. FtJ 4 Area (SQ. FtJ 5 Area (Sq. Ft) e Per Acre 7 DU'se DU's9 DU's1o INSTlTUTIONAL/RECREATIONAL (CONTINUEDJ Ri2;ht-of-Way Arterial Roadways 23 158.4 158.4 0 0 0 0 0 0 0 Drainage (Flood Control, Storm 28.5 28.5 0 0 0 0 0 0 0 Drains)" SUBTOTAL 423.5 403.6 N/A 2,028,174 1,359,155 669,019 0 0 0 0 TOTALS: 1,606.2 1,462.5 N/A 11,406,975 2,185,317 9,221,658 0 3,064 1,537 4,601 Notes: I. Gross acreage for each Planning Area is an estimated allocation measured from the edge of the adjacent future arterial and secondaIy roadway, any public roadway shown on the Land Use Plan, and/or the boundaIy of the Planning Area. The amount ofland devoted to roadways shown on the Plan is calculated under the Right-of-Way designation. Actual acreages will be refmed during the site plan and subdivision process. 2. Net acreage is an estimated allocation based on gross acreage reduced for internal circulation (local roads) within a Planning Area. Net acreage is estimated approximately for each Planning Area, based on permitted use, size of the Planning Area, and typical site planning considerations. Actual net acreages will be refmed during the site plan and subdivision process. 3. Floor Area Ratio (F AR.) is the gross floor area of all buildings within a Planning Area divided by the net acreage of the Planning Area for purposes of this Statistical Analysis. The FAR. column specifies a floor area ratio derived from an assumed mix of uses within a Planning Area. The mix of commercial, industrial, office, or other uses that have been initially assigned to each Planning Area are shown on Table 3-3. This floor area ratio has been used to calculate Total Floor Area (square footage) allocated to each Planning Area. The maximum floor area ratio at which a particular use can be developed is specified in Chapter 3. Floor area ratio specifies development intensity for non-residential uses, whereas DU's per acre specify maximum density for residential uses. 4. Total Floor Area is the total square footage of non-residential development derived by multiplying the floor area ratio by the net acreage. S. Existing Floor Area is the square footage of existing buildings by Planning Area. 6. Potential Floor Area is the potential square footage of new development within each Planning Area, assuming the square footage devoted to existing structure remains. I 7. DU's per Acre reflects the maximum density per Bet-acre at which dwelling units may be calculated. The density ranges for each residential land use designation are specified in Section 2.2.1. 8. Potential DU's is the maximum number of new dwellings units, based on the density per Bet-acre for the Planning Area. 9. Existing DU's identifies the existing military family housing units within each Planning Area. The bachelor housing (or barracks quarters) is accounted for in the Existing Floor Area column. 10. Total DU's is the maximum number of dwelling units allocated to each Planning Area. Even though actual gross and net acreages may be refmed during the site plan and subdivision process, the maximum number of dwelling units in each Planning Area shall not exceed the number designated on the Statistical Analysis, except as specified in Section 3.2.3. II. The DU's per acre figure of7.0 reflects the maximum density of development should the existing housing be replaced by new housing. 12. A portion ofPA 21 (ISO units) and all ofPA 22 (402 units) are located within the City of Irvine. The permitted density range in PA 22 shall not exceed 12.5 dwelling units per acre at the high end. 13. PA 22 is within the Irvine jurisdictional limits. It includes a 20-acre allocation for a K-8 school. The precise acreage and location will be determined when the Navy's Record of Decision is issued. PA 22 also includes an 8-acre allocation for a Neighborhood Park site. The precise acreage and location will be detennined prior to property transfer to the City of Irvine, however, the total allowable dwelling units in PA 22 will remain the same. 14. P A IS-A includes a S-acre allocation for a neighborhood park site. The precise acreage and location will be detennined prior to fmal subdivision map approval, however, the total allowable dwelling units in PA IS-A will remain the same. IS. PA IS-B includes a 10-acre allocation for an Elementary School. The precise acreage and location will be detennined when the Navy's Record of Decision is issued. If the actual acreage varies from 10 acres, then an acreage adjustment will be made to the Medium Density designation, however, the maximum units shown in the Statistical Analysis shall not be exceeded. PA IS-B also includes as-acre allocation for a neighborhood park site. The precise acreage and location will be detennined prior to fmal subdivision map approval, however, the total allowable dwelling units in PA IS-B will remain the same. 16. PA 8 includes a 4O-acre allocation for a High School. The precise acreage and location will be detennined when the Navy's Record of Decision is issued. If the actual acreage varies from 40 acres, then the acreage adjustment will be made to the Community Core designation, however, the total allowable square feet of non-residential development and maximum dwelling units in P A 8 will remain the same. 17. PA I is composed of numerous public conveyance uses as specified in Section 2.3 and 2.4 of the Specific Plan. 18. P A I-A includes a 10-acre allocation for an Elementary School. The precise acreage and location will be detennined when the Navy's Record of Decision is issued. If the actua1 acreage varies from 10 acres, then an acreage adjustment will be made to the Learning Village use, however, the total allowable square feet of non-residential development in P A I-A will remain the same. City of Tustin Page 3-8 MCAS Tustin Specific Plan/Reuse Plan Chapter 3. Land Use and Development/Reuse Regulations TABLE 3-2 LAND USE PLAN STATISTICAL ANALYSIS ORGANIZED BY NEIGHBORHOOD ACREAGE NON-RESIDENTIAL USES RESIDENTIAL USES Existing Potential Total Floor Floor Area Floor Area DU's Potential Existing Total Desisrnation/Planninf! Area Gross 1 Net 2 F .A.R. 3 Area (Sq. Ft.) 4 (Sa. Ft.J 5 (Sa. Ft.) e Per Acre7 DU'se DU's9 DU's1o NEIGHBORHOOD H Planning Area 22 12 73.4 61.0 N/A N/A N/A 15 0 402 402 Medium Density (8-15 du/ac) Elementary School K.8 13 Neighborhood Park 13 SUBTOTAL FOR NEIGHBORHOOD H 73.4 61.0 N/A N/A N/A N/A N/A 0 402 402 RIGHT-OF-WAY Roadways 22 158.4 158.4 N/A N/A N/A 0 0 0 0 Drainage (Flood Control, Storm 28.5 28.5 N/A N/A N/A 0 0 0 0 Drains) SUBTOTAL RIGHT OF WAY 186.9 186.9 N/A N/A N/A N/A 0 0 0 0 TOTALS: 1,606.2 1,462.5 N/A 11,406,975 2,185,31719 9,221,658 N/A 3,064 1,537 4,601 Notes: I. Gross acreage for each Planning Area is an estimated allocation measured from the edge of the adjacent future arterial and secondary roadway, any public roadway shown on the Land Use Plan, and/or the boundary of the Planning Area. The amount of land devoted to arterial roadways shown on the Plan is calculated under the Right-of-Way designation. Actual acreages will be rermed during the site plan and subdivision process. 2. Net acreage is an estimated allocation based on gross acreage reduced for internal circulation (local roads) within a Planning Area. Net acreage is estimated approximately for each Planning Area, based on permitted use, size of the Planning Area, and typical site planning considerations. Actual net acreages will be rermed during the site plan and subdivision process. 3. Floor Area Ratio (FAR) is the gross floor area of all buildings within a Planning Area divided by the net acreage of the Planning Area for purposes of this Statistical Analysis. The FAR. column specifies a floor area ratio derived from an assumed mix of uses within a Planning Area. The mix of commercial, industrial, office, or other uses that have been initially assigned to each Planning Area are shown on Table 3-3. This floor area ratio has been used to calculate Total Floor Area (square footage) allocated to each Planning Area. The maximum floor area ratio at which a particular use can be developed is specified in Chapter 3. Floor area ratio specifies development intensity for non-residential uses, whereas DU's per acre specifY maximum density for residential uses. 4. Total Floor Area is the total square footage of non-residential development derived by multiplying the floor area ratio by the net acreage. 5. Existing Floor Area is the square footage of existing buildings by Planning Area. 6. Potential Floor Area is the potential square footage of new development within each Planning Area, assuming the square footage devoted to existing structure remains. 7. DUs per Acre reflects the maximum density per Bet-acre at which dwelling units may be calculated. The density ranges for each residential land use designation are specified in Section 2.2.1. 8. Potential DU's is the maximum number of new dwellings units, based on the density per Bet-acre for the Planning Area. 9. Existing DU's identifies the existing military family housing units within each Planning Area. The bachelor housing (or barracks quarters) is accounted for in the Existing Floor Area column. 10. Total DUs is the !DIIXÌInum number of dwelling units allocated to each Planning Area. Even though actual gross and net acreages may be rermed during the site plan and subdivision process, the maximum number of dwelling units in each Planning Area shall not exceed the number designated on the Statistical Analysis, except as specified in Section 3.2.3. II. The DU's per acre figure of7.0 reflects the maximum density of development should the existing housing be replaced by new housing. 12. A portion ofPA 21 (150 units) and all ofPA 22 (402 units) are located within the City ofIrvine. The permitted density range in PA 22 shall not exceed 12.5 dwelling units at the high end. 13. PA 22 includes a 20-acre allocation for aK-8 school. The precise acreage and location will be detennined when the Navy's Record of Decision is issued. PA 22 also includes an 8-acre allocation for a neighborhood park site. The precise acreage and location will be detennined prior to property transfer to the City of Irvine, however, the total allowable dwelling units in PA 22 will remain the same. 14. P A 15-A includes a 5-acre allocation for a neighborhood park site. The precise acreage and location will be detennined prior to rmal subdivision map approval, however, the total allowable dwelling units in PA 15-A will remain the same. MCAS Tustin Specific Plan/Reuse Plan City of Tustin Page 3-15 Chapter 3 . Land Use and Development/Reuse Regulations 3.2.1 land Use Boundaries Land use designation boundaries are generally as depicted on the Land Use Plan, Figure 2-1. The Planning Area boundaries are equivalent to the land use designation boundaries, and are shown in Figure 3-1. Adjustments in boundaries resulting from final road alignments or more precise surveys, or technical refinements will not require a Specific Plan Amendment. While precise boundaries and acreages will be determined when more definitive plans are submitted, the maximum development limits as shown in the Land Use Statistical Analysis (Table 1-1) shall apply, subject to transfer conditions between neighborhoods provided below in Sections 3.2.3 and 3.2.4. 3.2.2 Maximum Dwelling Units The maximum number of dwelling units in each Planning Area may not exceed the numbers as specified on the Land Use Statistical Analysis. The calculation of residential density, as stated in dwelling units per acre, shall be based on aet-gross acres for each project. Net-Gross acres is defined as ~ acres less the arterial roadways as identified on the Circulation Plan (Figure 2-5) and local roa(:h1¡'ays (beth fl1:lblie and prÍ'.'at@) internal to the PlaRFliBg Area. 3.2.3 Transfer of Dwelling Unit Allocations If a Planning Area is developed with less than the maximum number of units allowed, then the "unused" residential development potential may be transferred to another Planning Area which supports residential uses. In no case shall transfers of units result in: A. The maximum number of dwelling units in a Planning Area exceeding prescribed Planning Area maximums by more than 10 percent without a Specific Plan Amendment, as shown on the Land Use Statistical Analysis (Table 3-1 ), unless the following criteria are met, subject to a written finding by the Director of Community Development: I. Such transfers shall not increase the total units allowable in the overall Specific Plan; 2. Unit transfers must remain within the original school district boundaries; 3. Transfers shall be consistent with the uses and development standards of the receiving area: MCAS Tustin Specific Plan/Reuse Plan City of Tustin Page 3-17 Chapter 3 . land Use and Development/Reuse Regulations 4. Units shall be transferred at the same density category as originally planned; 5. Transfers shall not exceed environmental thresholds established in the project EIRÆIS. B. Significant alteration of the basic character of development in the gaining or losing Planning Area. 3.2.4 Non-Residential Land UselTrip Budget The non-residential land use/trip budget tracking system is a mechanism for managing the forecasted vehicular trips generated by the land use mix in the Specific Plan. The purpose of the tracking system is to ensure that development can be accommodated within the planned roadway capacity of the on-site and off-site roadway systems. The basis for the trip budget is the specification of a mix of non-residential uses for each neighborhood. The budget establishes a baseline capacity of average daily trips (ADT) for each neighborhood. Using assumed traffic generation rates, the number of trips that would be generated at buildout of the Plan was estimated. This mix has been further allocated to Planning Areas only for ease of administration. However, the trip budget by neighborhood shall control the amount and intensity of non-residential uses by neighborhood. In order to manage the availability of lOadway capacity, a Trip Budget Tracking System is established as part of this Specific Plan to monitor and report on the traffic implications of each development project which involves non-residential uses. The system entails establishment of a maximum limit on the number of ADT's generated from non-residential uses within the Specific Plan and for each neighborhood. That limit is shown in Table 3-3, Trip Budget, which summarizes the square footage of non-residential uses allocated to each neighborhood by Planning Area, and the associated ADT. Residential uses are shown for information only, but are not part of the Trip Budget. This information is derived from the Environmental Impact StatementÆnvironmental Impact Report for the Disposal and Reuse of MCAS Tustin. TABLE 3-3 PLANNING AREA TRIP BUDGET 1 Planning Area No. Assumed Land Use 3,033 8,479 City of Tustin Page 3-18 MCAS Tustin Specific Plan/Reuse Plan Chapter 3 . land Use and Development/Reuse Regulations . 5. Tenure - Development in Planning Area 15 of apartments is a discretionary action requiring approval of a conditional use permit. No more than 25 percent of the total number of units permitted within the Tustin portion of the Specific Plan area may be approved for apartments. Prior to approval of any subdivision map or site plan in Planning Area 15, a precise boundary plan for the golf course shall be submitted by the developer to the City of Tustin for review and approval. This plan shall precisely define the edges of the course and show frontages and visibility from Edinger Avenue, Tustin Ranch Road, and North Loop Road. In addition, the plan shall identify a program for public use of the golf course, and conceptually identify/locate proposed buildings and facilities such as clubhouse, driving range, golf school, snack bar, and maintenance yards. Prior to issuance of building permits for golf course facilities, the ultimate owner or operator of the golf course shall enter into a recordable agreement with the City of Tustin that will specify that the course: a) Will remain open to the public; b) Will make available a certain percentage of high demand tee times for public walk-on use; and Will establish a formula to guarantee the affordability of a round of golf to Tustin residents. Condominiums, multiple family developments, and patio homes may contain numerous lots, but shall be designated as a de~¡eløf!meRt Development æHt-Unit on a tentative map. The minimum size for a development unit shall be -W-2acres...A development unit which is proposed to contain multiple products shall have a single site plan and shall be designed as one development with integrated architecture, design features, circulation. and maintenance of common areas. Hotel and commercial uses, not including the golf course, shall be located only in the vicinity of Edinger Avenue and Jamboree Road. Refer to Section 3.11.24 for dedication requirements for the Santa Ana - Santa Fe Channel. If the final alignment for Tustin Ranch Road and Warner Avenue differs from the assumed alignments as described in Section 3.2, adjustments in acreage and development potential for Planning Area 15 and Planning Area 8 (Community Core) shall be calculated in accordance with the provisions of Section 3.2.5. While the respective Planning Area boundaries may shift slightly, Tustin Ranch Road and Warner Avenue will remain the common boundary between Planning Area 15 and Planning Area 8. 6. 7. c) 8. 9. 10. 11. MCAS Tustin Specific Plan/Reuse Plan City of Tustin Page 3-135 Appendices D. DEFINITIONS Words, phrases and tenus not specifically defined herein shall be as defined in the Tustin City Code. Acres, Gross. An estimated allocation of land area within a Planning Area, measured from the edge of the adjacent arterial roadways and/or the boundary ofthe Planning Area (as shown on the Land Use Planning Areas map). Acres, Net. An estimated allocation of land area within a Planning Area, based on gross acreage reduced for internal circulation (local roads) within a Planning Area. Baseline Mix of Uses. An assumed mix of ron-residential uses for each neighborhood, which establish a baseline capacity of average daily trips for each neighborhood. Building Setbacks. Building setback distances are measured from future rights-of-way. Non-confonning building setbacks will be permitted to remain to accommodate existing buildings not in future rights-of-way. Children's Intennediate Care Shelter. A 60-bed emergency shelter for abused, neglected children. Concept Plan. A type of plan required concurrent with submission of a new development proposal, reuse project, or subdivision used to document and insure that the necessary linkages are provided between the development project and the Planning Area/Neighborhood in which it is located, the integrity of the Specific Plan and purpose and intent of each Neighborhood is maintained, and applicable considerations of City requirements are identified and satisfied. Development Unit. Consists of all building sites, their private open space, common recreation and open space areas, and public and/or private streets serving 1he I'rejeeta proposed development project that is five acres or more. A development unit may contain multiple products, at an average density not to exceed maximum densities for each applicable land use designation (i.e. low dens ity, medium density, and medium high density). Dwelling Units, Existing. The existing military family housing units within the MCAS Tustin boundary. I Dwelling Units per Acre. The maximum density per grossBet acre at which dwelling units may be calculated. This overall density may not be exceeded even by a fraction. City of Tustin Page 6-36 MCAS Tustin Specific Plan/Reuse Plan Appendices Dwelling Units, Potential. The maximum number of new dwelling units, I based on the density per~~acre for the Planning Area. Dwelling Units, Total. The maximum number of existing and potent ial dwelling units allocated to each Planning Area (where applicable). Floor Area Ratio (F.A.R.). The gross floor area of all buildings within a Planning Area divided by the net acreage of the Planning Area. Existing Floor Area. The square footage of existing buildings within the MCAS Tustin boundary. Floor Area, Potential. The potential square footage of new development within each Planning Area, assuming the square footage devoted to existing structure remains. Floor Area, Total. The total square footage of non-residential development derived by multiplying the floor area ratio by the net acreage. Household Income Level, Low. Fifty to eighty percent of the County median income level. Household Income Level, Moderate. Eighty to one-hundred twenty percent of the County median income level. Household Income Level, Very Low. Zero to fifty percent of the County median income level. Interim Use. The purpose for which a parcel of land or a structure is or may be intended, designed, arranged, constructed, erected, occupied, leased, maintained, altered, moved and/or enlarged for a limited period of time in excess of six months and not to exceed 5 years from the date of the interim lease, in lieu of a permanent use in accordance with this Specific Plan. Landscape Setbacks. Landscape setback distances are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Non-conforming landscape setbacks will be permitted to remain to accommodate existing walls not in future right-of-way. Law Enforcement Training Facility. An educational facility including classroom training, office space, obstacle course, gym, locker and shower facilities, canine training, indoor pistol range, laser village and weapons storage to be located within the proposed Urban Regional Park site. MCAS Tustin Specific Plan/Reuse Plan City of Tustin Page 6-37