HomeMy WebLinkAbout03 MCAS SPEC PLAN 05-002 04-03-06
AGENDA REPORT
MEETING DATE: APRil 3,2006
TO: WILLIAM A. HUSTON, CITY MANAGER
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: MCAS TUSTIN SPECIFIC PLAN AMENDMENT (ZONE CHANGE) 05-002
SUMMARY:
Zone Change 05-002 is an amendment to the MCAS Tustin Specific Plan to adjust
Planning Area boundaries and redistribute and/or eliminate planned land uses within the
Specific Plan area. Zone Change 05-002 would not increase the overall development
potential or residential capacity currently allowed by the MCAS Tustin SpeCific Plan. On
March 27, 2006, the Planning Commission recommended that the City Council approve
an Addendum to the FEIS/EIR for Disposal and Reuse of MCAS Tustin and that the City
Council approve MCAS Tustin Specific Plan Amendment (Zone Change) 05-002.
Applicants: City of Tustin and Tustin legacy Community Partners, lLC
RECOMMENDATION:
That the City Council:
1. Adopt Resolution No. 06-43 approving an Addendum to the Final Environmental
Impact StatemenU Environmental Impact Report for Disposal and Reuse of MCAS
Tustin ("FEIS/EIR"); and
2. Introduce and have first reading, by title only, of Ordinance No. 1311 approving MCAS
Tustin Specific Plan Amendment (Zone Change) 05-002 for MCAS Tustin.
FISCAL IMPACT:
The City is a co-applicant for MCAS Tustin Specific Plan Amendment (Zone Change) 05-
002. Other than fiscal impacts associated with the staff resources required to process the
Zone Change and Addendum, there is no direct fiscal impact associated with the proposed
Zone Change.
ENVIRONMENTAL:
On January 16, 2001, the City of Tustin certified the Program Final Environmental Impact
StatemenUEnvironmental Impact Report (FEIS/EIR) for the reuse and disposal of MCAS
Tustin. The FEIS/EIR evaluated the environmental impacts of the reuse and disposal of
City Council Report
April 3, 2006
ZC 05-002
Page 2 of 7
MCAS-Tustin, which included the adoption of a Specific Plan and other implementing
actions.
The City, in coordination with Bonterra Consulting, prepared a comprehensive
Environmental Checklist for MCAS Tustin Specific Plan Amendment (Zone Change) 05-
02, DDA 06-01 and its related Development Plan. Collectively, Zone Change 05-002
and DDA 06-01 constitute a "project" that is subject to the terms of the California
Environmental Quality Act ("CEQA") (Pub. Resources Code 921000 et. seq.). The City
Council will be considering DDA 06-01 and its related Development Plan as a separate
action, following the consideration of MCAS Tustin Specific Plan Amendment (Zone
Change) 05-02.
The Environmental Checklist concluded that these actions do not result in any new
significant environmental impacts or a substantial increase in the severity of any
previously identified significant impacts in the FEIS/EIR and addressed in the Findings of
Fact and Statement of Overriding Considerations that the City Council adopted pursuant
to Resolution 00-90. There have also been no changes in circumstances since
certification of the FEIS/EIR that create any new significant impact or result in a
substantial increase in the severity of any previously identified significant impact.
Moreover, no new information of substantial importance has surfaced since certification of
the FEIS/EIR that must be addressed in an SEIR pursuant to CEQA Guidelines section
15162, subsection (a) (3). However, because some changes and additions were
required to the FEIS/EIR, the City, in coordination with Bonterra Consulting, has prepared
the MCAS Tustin Zone Change (Specific Plan Amendment) 05-002, Disposition and
Development Agreement and Development Plan Addendum to the FEIS/EIR, dated
March 2006 including an Errata to the Addendum dated March 29, 2006 (Exhibit 1 of
Resolution No. 06-43). Because certain mitigation and implementation were refined in
the Addendum, a revised Mitigation Monitoring and Reporting Program has been
prepared for consideration by the City Council (Exhibit 2 of Resolution No. 06-43).
As of March 28, 2006, the City had received one comment letter regarding the
Addendum to the FEIS/EIR. A copy of the letter and the City's response letter are
attached to this report (Attachments C and D).
BACKGROUND AND DISCUSSION:
Tustin Legacy Community Partners, LLC with its members being Centex Homes, Shea
Homes and Shea Properties (the "Master Developer") has been working with City staff
in developing a number of Specific Plan Amendments to the MCAS Tustin Specific Plan
('Specific Plan"). The amendments are based on a refined master development plan
and general policy direction that was provided by the City Council on November 1,
2004.
The following discussion provides some background information on the MCAS Tustin
Specific Plan and summarizes the proposed Specific Plan Amendments.
City Council Report
April 3, 2006
ZC 05-002
Page 3 of 7
MCAS Tustin Specific Plan
The MCAS Tustin Specific Plan was adopted by the City Council on February 3, 2003
(Ordinance No. 1257), establishing the zoning designation, development standards and
entitlement framework for future development of that portion of the former MCAS Tustin
within the City of Tustin ("Tustin Legacy"), including property within the Master
Development footprint. The Specific Plan conforms to and implements the MCAS
Tustin Reuse Plan and the City's General Plan.
Since the original adoption of the Specific Plan, minor amendments to the Specific Plan
have been approved as follows:
. On March 7, 2005 the Tustin City Council approved Specific Plan AmendmenUZone
Change 04-03 modifying certain Specific Plan site development standards as it
affects Planning Area 4 and 5 (Ordinance No. 1297). The applicant on this request
was Marble Mountain Partners, LLC.
. On March 7, 2005, the Tustin City Council also prezoned MCAS Tustin Specific Plan
Disposition Parcel 36 from the City of Irvine to the City of Tustin and amended the
Specific Plan to establish Tustin site development standards for Disposition Parcel
36 (Ordinance Nos. 1294 and 1295). Disposition Parcel 36 was subsequently
annexed to the City of Tustin. The applicant on this request was Marble Mountain
Partners, LLC.
. On June 5, 2005, The Tustin Council approved Specific Plan Amendment 05-01
(Ordinance No. 1299). The purpose of these amendments was to facilitate the
application and implementation of some of the requirements contained in the
Specific Plan, and provide for minor clarifications and modifications as it primarily
related to density calculations, the definition of a development unit, and the transfer
or residential units between planning areas. The City was the applicant on this
request.
Selection of the Master Developer
The City Council selected Tustin Legacy Community Partners LLC to be the Developer
of the Master Developer footprint in October 2003 after a Request for Qualifications
process. The Master Developer entered into an Exclusive Agreement to Negotiate
(ENA) with the City in November 2003 with the objective of reaching agreement on the
terms of a Disposition and Development Agreement (DDA).
Refined Master Development Plan
On November 1, 2004, the Tustin City Council held a public workshop and provided
general policy direction which resulted in a Refined Master Development Plan for the
portion of Tustin Legacy to be developed by the Master Developer. The Refined Master
Development Plan is generally based on the following guiding principles:
City Council Report
April 3, 2006
ZC 05-002
Page 4 of 7
. Linear Park - That a linear park be established and that the park be an
organizing element in the Tustin Legacy community.
. Connectivity - That there be connectivity to the park system and the districts
within the Tustin Legacy community.
. The Grid Pattern - That there generally be a grid pattern with a primary
organizing street element, emphasizing pedestrian-friendly, walkable blocks.
. Community Core - That the Tustin Legacy community include a vibrant
community core mixed-use district with a variety of land uses that will be market
responsive.
. Open Community Plan - That the Tustin Legacy community be open and
accessible with few gates or barriers, and with community amenities accessible
to all of Tustin.
. No Change - That the overall Specific Plan capacity limits and overall EIR
capacity limits would not be exceeded.
To implement these general guiding principles and the Refined Master Development
Plan, Tustin Legacy Community Partners and City staff have conducted in-depth
analyses and have proposed corresponding amendments to the MCAS Tustin Specific
Plan. Although these amendments would change the development pattern within Tustin
Legacy, the overall development capacity in terms of residential dwelling units and non-
residential square footage would not be increased, and the total acreage of open space
would remain substantially unchanged.
Specific Plan Amendment Proposed
The site subject to proposed Specific Plan Amendment 05-002 consists of the entire
MCAS Tustin Specific Plan property within the City of Tustin, which is approximately
1,533 acres in size.
While certain administrative clarifications and minor Specific Plan modifications
proposed with the subject Specific Plan Amendment will affect most property within the
Specific Plan boundaries within the City of Tustin only, the Specific Plan Amendments
are largely intended to apply to property within the Master Developer footprint
established through an Exclusive Negotiation Agreement. The Master Developer
footprint largely includes Planning Area 15 within Neighborhood G, Planning Area 7
within Neighborhood B, all of Neighborhood D, and all of Neighborhood E. The Master
Developer footprint is approximately 820 +/- acres which comprises about half of 1,585
acres associated with the former MCAS Tustin property.
City Council Report
April 3, 2006
ZC 05-002
Page 5 of 7
Specific Plan Amendments Described
The proposed amendments to the MCAS Tustin Specific Plan are provided in Exhibit 1
to Ordinance No. 1311 and are broadly described below by topic:
Land Use
1. Eliminate references to Golf Course uses in all sections of the Specific Plan. The
Golf Course will no longer be a required land use within the Specific Plan. As a
replacement for the golf course, public and private parks; greenbelts; trails; and
open space areas will be integrated into the neighborhoods.
2. Increase park acreages to include an additional Community Park, a linear park
system and other park areas. Land use tables have been updated to reflect this
change.
3. Amend the boundaries of Neighborhood D, originally comprised of Planning Area
8 and the proposed high school, to incorporate Planning Areas 13 and 14 with
Planning Area 8 into a single section of the Specific Plan document. This results
in a revised southern Neighborhood boundary of Barranca Avenue rather than
Warner Avenue. Planning Areas 13 and 14 would be also be amended to be
included in the Community Core land use designation in the Specific Plan rather
than the Commercial Business land use designation shown on the Land Use
Plans (Figures 2-1, 2-2, 3-1, 3-2). The amended text includes: modifications to
the permitted land uses within the Community Core and in Neighborhoods 8, 13,
and 14; modifications to the trip budget distribution (the total number of trips
remains the same); and development standards which support mixed use
development (already permitted in the Community Core land use designation),
with an overall floor area ratio of 0.5 and 891 dwelling units, of which a maximum
of 123 units may be multi-family rentals as a permitted use. Floor area ratios for
Planning Area 8 would be applied to the entire amended Community Core land
use designation which will include Planning Areas 8, 13, and 14. Additionally,
height limit restrictions have been added to the Community Core. Land use and
trip budget tables (Tables 2-1, 3-1, 3-2, 3-3) have been updated to reflect this
change. Revised changes to Table 2-1 are shown with underline (new text) and
strikeout (deleted text), and the changes to Tables 3-1 and 3-2 are highlighted.
Note that refinements to the Specific Plan land use statistics have been made
during the subdivision and design review stage of individual projects. Refined
land use statistics reflecting the entitled uses have been assumed for analysis
purposes, and is further addressed in the respective analyses presented in
Section 5 (e.g., traffic, population and housing).
4. Amend the boundaries of Neighborhood E, originally comprised of Planning
Areas 9 through 14, to remove Planning Areas 13 and 14, and define the new
eastern boundary for Neighborhood E as Armstrong Road. The amendment
would consolidate acreages, land uses, and development standards and trip
City Council Report
April 3, 2006
ZC 05-002
Page 6 of 7
budget for Planning Areas 9 through 12 to provide a comprehensive land use
pattern of primarily office park uses with some light industrial/R&D and
commercial uses. Extended stay hotels would be added to the list of uses. The
amendment eliminates separate Specific Plan sections for Planning Areas 9, 10,
11, and 12, and provides a single consolidated development standards section in
the Specific Plan. As previously noted, land use and trip budget tables (Tables 2-
1, 3-1, 3-2, and 3-3) have been updated to reflect this change.
5. Amend Neighborhood G, Planning Area 15 as follows:
a. Eliminate all references to the Golf Course originally identified in Planning
Area 15;
b. Add the land use designation for Medium High Density Residential (MHDR)
as an acceptable use to allow for the transfer of unused units from Planning
Areas 20 and 21 to Planning Area 15. Add accompanying standards for this
use, using the MHDR standards from Planning Area 20. The new MHDR land
use designation and standards in Planning Area 15 will permit a maximum of
192 MHDR dwelling units, which is noted in the amended text;
c. Add the provision for office uses, using the same list of allowable uses and
floor area ratio development standards from amended Planning Area 7;
d. Add congregate care facilities for the elderly as a conditional use; and
e. Expand the list of allowable commercial uses to include a full range of typical
neighborhood commercial uses while eliminating hotel uses. Commercial
uses would be limited to the area adjacent to Tustin Ranch Road and
between the North Loop Road and Warner Avenue.
6. Amend regulations in certain portions of Planning Areas 7 through 15 to update
use categories, including: the addition of parks to the list of allowable uses in all
planning areas; changing daycare limits to match state requirements; updating
terminology for adult uses; and consolidating uses within general categories.
7. Amend Planning Area 7 within Neighborhood B to reduce the total square
footage of development permitted within it and to accommodate a transfer of
square footage to Neighborhood G in order to allow development of certain
commercial uses within Planning Area 15.
8. Land use and trip budget tables (refer to Revised Tables 2-1,3-1,3-2, and 3-3)
have been updated to reflect the changes above. However, the overall number of
trips that will be generated by new development within the Specific Plan area has
not significantly changed from the original projections. The projected trips have
only been redistributed within the Specific Plan boundary.
City Council Report
April 3, 2006
ZC 05-002
Page 7 of 7
General Development ReQulations
The General Development Regulations set forth in Section 3 of the MCAS Tustin
Specific Plan are proposed to be amended to include a new Section 3.14 which will
outline standards for alcoholic beverage sales, based upon existing City guidelines.
Parking standards would be modified to provide for specific parking standards where
mixed uses are anticipated in the Community Core land use designation. Minor changes
to the Chapter 4 administrative procedures for development processing are also
proposed.
Definitions
Minor amendments to the definitions set forth in the Specific Plan are proposed to clarify
uses permitted by the Specific Plan land use designations or categories as may be
necessary for clearer implementation.
Recommendations
On March 27, 2006, the Planning Commission recommended that the City Council
approve an Addendum to the FEIS/EIR for Disposal and Reuse of MCAS Tustin and
that the City Council approve MCAS Tustin Specific Plan Amendment (Zone Change)
05-002. Staff recommends that decisions to approve the Addendum and MCAS Tustin
Specific Plan Amendment (Zone Change) 05-002 may be supported by the findings
contained in Resolution No. 06-43 and Ordinance No. 1311.
Scott Reekstin
Senior Planner
Elizabeth A. Binsack
Community Development Director
A. Resolution No. 06-43 (Environmental Findings)
Exhibit 1 to Attachment A (Addendum)
Exhibit 2 to Attachment A (MMRP)
B. Ordinance No. 1311 (Zone Change/Specific Plan Amendment)
Exhibit 1 to Attachment B (Specific Plan Amendments)
C. City of Irvine letter dated March 27, 2006
D. City of Tustin letter to the City of Irvine dated March 31, 2006
Attachments:
S:\CddICCREPOR1\ZC 05-002 MCAS Policy Amendments.doc
ATTACHMENT A
Resolution No. 06-43 (Environmental Findings)
RESOLUTION NO. 06-43
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN,
CALIFORNIA APPROVING AN ADDENDUM TO THE FINAL
ENVIRONMENTAL IMPACT STATEMENT/ ENVIRONMENTAL IMPACT
REPORT FOR THE DISPOSAL AND REUSE OF MCAS TUSTIN
(UFEIS/EIR") FOR MCAS TUSTIN SPECIFIC PLAN AMENDMENT
(ZONE CHANGE) 05-002 AND DISPOSTIION AND DEVELOPMENT
AGREEMENT 06-01; AND ADOPTING A REVISED MITIGATION
MONITORING AND REPORTING PROGRAM.
The City Council of the City of Tustin hereby finds, determines and orders:
A. That the City of Tustin ("City") and Tustin Legacy Community
Partners (TLCP), LLC (a venture of Centex Homes, Shea Homes
and Shea Properties) propose Amendments to the MCAS Tustin
Specific Plan (collectively "Zone Change 05-002"). Zone Change
05-002 does not "substantially amend" the Specific Plan. Instead,
Zone Change 05-002 generally adjusts Planning Area boundaries
and redistributes and/or eliminates planned land uses within the
Specific Plan area. Zone Change 05-002 would not increase the
overall development potential or residential capacity currently
allowed by the MCAS Tustin Specific Plan.
B. That the City and Tustin Public Finance Authority also propose to
enter into a Disposition and Development Agreement with TLCP to
facilitate the sale, leasing, and development of Tustin Legacy,
including the Master Developer footprint ("DDA 06-01 "). The
proposed DDA, which includes a proposed Development Plan
establishes certain key terms, including but not limited to: (a) the
phasing and conditions precedent to the City's obligation to sell and
convey and/or lease certain property within each phase of the
Master Developer footprint to the Master Developer; (b) the
purchase price of the property to be conveyed to the Master
Developer; and (c) establishes a schedule of performance for future
development including obligations for construction of Tustin Legacy
Backbone Infrastructure and Local Infrastructure.
C. That Collectively, Zone Change 05-002 and DDA 06-01 constitute a
"project" that is subject to the terms of the California Environmental
Quality Act ("CEQA") (Pub. Resources Code 921000 et. seq.).
D. That On January 16, 2001, the City Council adopted Resolution 00-
90 certifying the FEIS/EIR and adopting findings of fact, a
statement of overriding consideration, and a mitigation monitoring
and reporting program. The FEIS/EIR evaluated the environmental
Resolution No. 06-43
Page 2
impacts of the reuse and disposal of MCAS-Tustin, which included
the adoption of a Specific Plan and other implementing actions.
E. That the City, in coordination with Bonterra Consulting, prepared an
Environmental Analysis Checklist to evaluate the potential
environmental impacts of Zone Change 05-002, DDA 06-01 and its
related Development Plan. The Environmental Analysis Checklist
demonstrates that Zone Change 05-002 does not require the
preparation of a Subsequent Environmental Impact Report ("SEIR")
pursuant to Public Resources Code section 21166 and CEQA
Guidelines section 15162. However, because Zone Change 05-
002 required changes and additions to the FEIS/EIR, the City, in
coordination with Bonterra Consulting, prepared the MCAS Tustin
Zone Change (Specific Plan Amendment) 05-002, Disposition and
Development Agreement and Development Plan Addendum to the
FEIS/EIR, dated March 2006 ("Addendum") including an Errata to
the Addendum dated March 29, 2006.
F. That as documented in the Addendum, Zone Change 05-0002 and
DDA 06-01 do not create any new significant environmental effects
or result in a substantial increase in the severity of any of the
environmental effects previously identified the FEIS/EIR and
addressed in the Findings of Fact and Statement of Overriding
Considerations that the City Council adopted pursuant to
Resolution 00-90. There have also been no changes in
circumstances since certification of the FEIS/EIR that create any
new significant impact or result in a substantial increase in the
severity of any previously identified significant impact. Finally, no
"new information of substantial importance" has surfaced since
certification of the FEIS/EIR that must be addressed in an SEIR
pursuant to CEQA Guidelines section 15162, subsection (a) (3).
G. That the City Council has considered the Addendum and Errata
along with the FEIS/EIR prior to making a decision on Zone
Change 05-002 and DDA 06-01 pursuant to CEQA Guidelines
section 15164, and approves the Addendum and Errata, attached
hereto as Exhibit 1.
H. That Zone Change 05-002 and DDA 06-01 would result in the same
significant and unavoidable impacts that were identified in the
FEIS/EIR and these impacts are overridden for the reasons set
forth in the previously adopted Findings of Fact and Statement of
Overriding Considerations, attached to Resolution 00-90.
Resolution No. 06-43
Page 3
I. That the Addendum and Errata refined certain mitigation and
implementation measures that were previously adopted and
incorporated into a Mitigation, Monitoring and Reporting Program.
The City Council therefore adopts the Revised Mitigation Monitoring
and Reporting Program, attached hereto as Exhibit 2.
PASSED AND ADOPTED by the City Council of the City of Tustin at a regular meeting
on the 3rd day of April, 2006.
DOUG DAVERT
MAYOR
PAMELA STOKER, CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF TUSTIN )
CERTIFICATION FOR RESOLUTION NO. 06-43
PAMELA STOKER, City Clerk and ex-officio Clerk of the City Council of the City of
Tustin, California, does hereby certify that the whole number of the members of the
City Council of the City of Tustin is five; that the above and foregoing Resolution No.
06-43 was duly passed and adopted at a regular meeting of the Tustin City Council,
held on the 3rd day of April, 2006, by the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
Pamela Stoker, City Clerk
Exhibit 1 to Attachment A
(Addendum)
MCAS TUSTIN
Zone Change (Specific Plan Amendment) 05-002
Disposition and Development Agreement
Development Plan
ADDENDUM
Prepared for:
City of Tustin
Community Development Department
300 Centennial Way
Tustin, California 92780
Prepared by:
CONSULTING
Bon Terra Consulting
151 Kalmus Drive, Suite E-200
Costa Mesa, California 92626
March 2006
MCAS Tustin
Zone Change (Specific Plan Amendment) 05-002,
Master Developer Disposition and Development Agreement, and
Development Plan
Addendum to the Final Environmental Impact Statementl
Environmental Impact Report for the Disposal and Reuse of MCAS Tustin
Prepared for:
City of Tustin
Community Development Department
300 Centennial Way
Tustin, California 92780
Contact: Mr. Dana Ogdon, Assistant Director
Prepared by:
BonTerra Consulting
151 Kalmus Drive, Suite E-200
Costa Mesa, California 92626
Contact: Tina Andersen, Principal
March 2006
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
TABLE OF CONTENTS
Section PaQe
Section 1.0 Introduction..................................................................................................... .1-1
1.1 Previous Environmental Documentation................................................. 1-1
1.2 Purpose of Addendum ............................................................................1-1
1.3 Basis for an EIR Addendum ...................................................................1-2
1.4 Evaluation of Alternatives....................................................................... 1-3
1.5 Summary of Findings.............................................................................. 1-4
Section 2.0 Project Background........................................................................................ .2-1
2.1 MCAS Background and MCAS Tustin Reuse Plan ................................2-1
2.2 MCAS Tustin Specific Plan.................................................................... .2-1
2.3 Additional Background and Status of Environmental Setting .................2-2
Section 3.0 Project Descri ption ......................................................................................... .3-1
3.1 Project Location ......................................................................................3-1
3.2 Project Components.............................................................................. .3-1
3.2.1 Zone Change (Specific Plan Amendment) 05-002 .....................3-1
3.2.2 Disposition and Development Agreement.................................3-15
3.2.3 Proposed Development Plan ....................................................3-16
Section 4.0 Envi ronmental Analysis Checkl ist................................................................. .4-1
Section 5.0 Environmental Analysis and Explanation of Checklist Responses ............5-1
5.1 Aesthetics.............................................................................................. .5-3
5.1.1 Summary of Impacts from Final EIS/EIR ....................................5-3
5.1.2 Current Conditions ......................................................................5-4
5.1.3 Comparison of Proposed and Previously Approved Project
Impacts....................................................................................... 5-5
5.1.4 Mitigation And Implementation Measures...................................5-7
5.1.5 Conclusion ..................................................................................5-7
5.2 Agriculture............................................................................................... 5-8
5.2.1 Summary of Impacts from Final EIS/EIR ....................................5-8
5.2.2 Current Conditions..................................................................... .5-8
5.2.3 Comparison of Proposed and Previously Approved Project
I m pacts ....................................................................................... 5-9
5.2.4 Mitigation and implementation Measures ...................................5-9
5.2.5 Conclusion................................................................................ ..5-9
5.3 Air Quality............................................................................................ .5-1 0
5.3.1 Summary of Impacts From Final EIS/EIR.................................5-10
5.3.2 Current Conditions.................................................................. ..5-11
RIProjectslTustinlJ0041Addendum Cover-031306.doc
Table of Contents
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
TABLE OF CONTENTS
(Continued)
Section
PaQe
5.3.3
Comparison of Proposed and Previously Approved Project
I m pacts ..................................................................................... 5-18
Mitigation and Implementation Measures .................................5-25
Conclusion............................................................................... .5-27
5.3.4
5.3.5
5.4 Biological Resources........................................................................... .5-28
5.4.1 Summary of Impacts from Final EIS/EIR ..................................5-28
5.4.2 Current Conditions................................................................... .5-29
5.4.3 Comparison of Proposed and Previously Approved Project
I m pacts ..................................................................................... 5-33
5.4.4 Mitigation and Implementation Measures .................................5-38
5.4.5 Conclusion............................................................................... .5-39
5.5 Cultural/Scientific Resources............................................................... .5-40
5.5.1 Summary of Impacts from Final EIS/EIR ..................................5-40
5.5.2 Current Conditions................................................................... .5-41
5.5.3 Comparison of Proposed and Previously Approved Project
I m pacts ..................................................................................... 5-42
5.5.4 Mitigation and Implementation Measures .................................5-43
5.5.5 Conclusion............................................................................... .5-45
5.6 Geology and Soils................................................................................ .5-46
5.6.1 Summary of Impacts from Final EIS/EIR ..................................5-46
5.6.2 Current Conditions................................................................... .5-46
5.6.3 Comparison of Proposed and Previously Approved Project
I m pacts ..................................................................................... 5-46
5.6.4 Mitigation and Implementation Measures .................................5-48
5.6.5 Conclusion............................................................................... .5-49
5.7 Hazards and Hazardous Materials....................................................... 5-49
5.7.1 Summary of Impacts from Final EIS/EIR ..................................5-49
5.7.2 Current Conditions................................................................... .5-51
5.7.3 Comparison of Proposed and Previously Approved Project
Impacts.................................................................................... .5-52
5.7.4 Mitigation and Implementation Measures .................................5-55
5.7.5 Conclusion............................................................................... .5-55
5.8 Hydrology and Water Quality................................................................ 5-56
5.8.1 Summary of Impacts from Final EIS/EIR ..................................5-56
5.8.2 Current Conditions................................................................... .5-58
5.8.3 Comparison of Proposed and Previously Approved Project
I m pacts ..................................................................................... 5-75
5.8.4 Implementation measures........................................................ .5-90
5.8.5 Conclusion............................................................................... .5-91
5.9 Land Use and Planning ........................................................................5-92
5.9.1 Summary of Impacts from Final EIS/EIR ..................................5-92
5.9.2 Current Conditions................................................................... .5-92
RIProjectslTustinlJ0041Addendum Cover-031306.doc
Table of Contents
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
TABLE OF CONTENTS
(Continued)
Section
PaQe
5.9.3
Comparison of Proposed and Previously Approved Project
I m pacts ..................................................................................... 5-93
Mitigation and Implementation Measures .................................5-94
Conclusion............................................................................... .5-94
5.9.4
5.9.5
5.10 Mineral Resources............................................................................... .5-95
5.10.1 Summary of Impacts from Final EIS/EIR ..................................5-95
5.10.2 Current Conditions.................................................................... 5-95
5.10.3 Comparison of Proposed and Previously Approved Project
I m pacts ..................................................................................... 5-95
5.10.4 Mitigation and Implementation Measures .............................. ...5-96
5.10.5 Conclusion............................................................................... .5-96
5.11 Noise ................................................................................................... .5-96
5.11.1 Summary of Impacts from Final EIS/EIR ..................................5-96
5.11.2 Current Conditions ....................................................................5-97
5.11.3 Comparison of Proposed and Previously Approved Project
Impacts.................................................................................... .5-97
5.11.4 Mitigation and Implementation Measures ...............................5-100
5.11.5 Conclusion............................................................................ ..5-1 01
5.12 Population and Housing..................................................................... .5-1 01
5.12.1 Summary of Impacts from Final EIS/EIR ................................5-101
5.12.2 Current Demographic Data..................................................... 5-102
5.12.3 Comparison of Proposed and Previously Approved Project
Impacts................................................................................. ..5-1 04
5.12.4 Mitigation and Implementation Measures ...............................5-111
5.12.5 Conclusion ..............................................................................5-111
5.13 Public Services ...................................................................................5-112
5.13.1 Summary of Impacts from Final EIS/EIR ................................5-112
5.13.2 Current Conditions ..................................................................5-114
5.13.3 Comparison of Proposed and Previously Approved Project
Impacts................................................................................. ..5-115
5.13.4 Mitigation and Implementation Measures .............................. .5-120
5.13.5 Conclusion............................................................................ ..5-122
5.14 Recreation ......................................................................................... .5-122
5.14.1 Summary of Impacts from Final EIS/EIR ................................5-122
5.14.2 Current Conditions.................................................................. 5-123
5.14.3 Comparison of Proposed and Previously Approved Project
Impacts................................................................................... 5-124
5.14.4 Mitigation and Implementation Measures ...............................5-125
5.14.5 Conclusion............................................................................ ..5-127
5.15 Transportation and Traffic.................................................................. .5-127
5.15.1 Summary of Impacts from FEIS/EIR.......................................5-127
5.15.2 Current Conditions.................................................................. 5-129
RIProjectslTustinlJ0041Addendum Cover-031306.doc
iii
Table of Contents
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
Section
Table
1-1
5-1
5-2
5-3
5-4
5-5-
5-6
5-7
5-8
5-9
5-10
5-11
5-12
5-13
5-14
5-15-
5-16
5-17
5-18
5-19
5-20
5-21
5-22
5-23
5-24
5-25-
5-26
TABLE OF CONTENTS
(Continued)
PaQe
5.15.3 Comparison of Proposed and Previously Approved Project
Impacts................................................................................. ..5-131
5.15.4 Mitigation Measures/Implementation Actions........................ .5-140
5.15.5 Conclusion............................................................................ ..5-146
5.16 Utilities and Service Systems .............................................................5-147
5.16.1 Summary of Impacts from FEIS/EIR.......................................5-147
5.16.2 Current Conditions.................................................................. 5-149
5.16.3 Comparison of Proposed and Previously Approved Project
Impacts................................................................................. ..5-151
5.16.4 Implementation Measures.......................................................5-160
5.16.5 Conclusion............................................................................ ..5-164
TABLES
PaQe
Summary of Impacts for the FEIS/EIR and this Addendum ...........................................1-5
Fugitive Dust Control Actions for Exemption to Monitoring (Rule 403,2) ....................5-14
Required Best Available Control Measures (SCAQMD Rule 403, 1) ...........................5-15
Track out Control Options (Rule 403, 3) ...................................................................... 5-18
Comparison of Regional Pollutant Emissions for the Original SpecifiC Plan with
Previous and Updated CARB Model............................................................................5-20
Revised Regional Pollutant Emissions Estimate for ....................................................5-21
Regional Pollutant Emissions Estimate for the Proposed Project................................5-22
Differences in Regional Pollutant Emissions Between the Original and Proposed
Specific Plan/Reuse Plan............................................................................................ .5-22
CDFG Jurisdictional Streambed.................................................................................. .5-31
Jurisdictional Waters of the U.S. .................................................................................. 5-31
Temporary Impacts to CDFG Jurisdiction ....................................................................5-35
Permanent Impacts to CDFG Jurisdiction ....................................................................5-35
Temporary Impacts to Waters of the U.S. ....................................................................5-36
Permanent Impacts to Waters of the U.S. ....................................................................5-36
Nutrient TMDL Allocations for the Upper Newport Bay and San Diego Creek.............5-68
Selenium TM DL Allocations for San Diego Creek........................................................ 5-70
Dissolved Metal TM DL Allocations for San Diego Creek............................................. 5-71
Diazinon and Chlorpyrifos TMDL Allocations............................................................... 5-72
Organochlorine TM DL Allocations for San Diego Creek.............................................. 5-72
Water Quality Impacts Associated with Typical Urban Pollutants of Concern .............5-82
OCP-96 Projections for Orange County and the City of Tustin, 2000-2020...............5-103
OCP-2004 Projections for Orange County and the City of Tustin, 2000-2030...........5-103
Non-Residential Land Use Employment Generation................................................. 5-1 05
Residential Land Use Comparison............................................................................. 5-1 06
Proposed Project's Estimated Population at Build-out............................................... 5-107
City of Tustin Regional Housing Needs Assessment Targets, Construction
Need, 1998-2005 ....................................................................................................... 5-1 09
Performance Criteria for Intersections...................................................................... .5-132
Table of Contents
iv
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MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
TABLES
(Continued)
Table
PaQe
Tustin Legacy Trip Generation.................................................................................. .5-132
Planning Area Trip Budget Comparison (Non-Residential Uses)...............................5-133
Peak Hour Intersection ICU Summary (On-Site)........................................................5-135
Off-Site Intersection Impact Analysis........................................................................ .5-136
Santa Ana I ntersection Analysis................................................................................ 5-137
5-27
5-28
5-29
5-30
5-31
REVISED SPECIFIC PLAN TABLES
Table PaQe
2-1 Land Use Plan Summary ...............................................................................................3-4
3-1 Land Use Plan Statistical Analysis Organized by Land Use Designation...................... 3-5
3-2 Land Use Plan Statistical Analysis Organized by Neighborhood...................................3-9
3-3 Planning Area Trip Budget........................................................................................... 3-13
4-2 Phasing Plan Requirement ........................................................................................ 5-163
4-3 On-site Arterial Ci rculation Improvements .................................................................5-143
4-4 On-site ADT Development Thresholds...................................................................... 5-144
EXHIBITS
Exhibit
Follows PaQe
1 Master Development Footprint...................................................................................... .2-2
2 Development Plan........................................................................................................ 3-16
3 Phasing Plan ............................................................................................................... .3-16
4 CDFG Jurisdictional Delineation................................................................................. .5-32
5 USACE Jurisdictional Delineation............................................................................... .5-32
6 Hazardous Materials - Related Environmental Conditions.......................................... 5-52
8 2025 On-Site ADT Volumes (OOOs) (Original Specific Plan) ......................................5-134
9 2025 On-Site ADT Volumes (OOOs) (Proposed Master Development Plan Project) ..5-134
10 On-Site Intersections.................................................................................................. 5-134
11 2025 ADT Volumes (OOs) Project Impact Differences................................................5-136
12 Intersections Meeting Impact Analysis Criteria ..........................................................5-136
13 School Sites Within Master Development Plan.......................................................... 5-138
14 Planned On-Street Parking........................................................................................ 5-140
REVISED SPECIFIC PLAN FIGURES
FiQure Follows PaQe
2-1 Land Use Plan................................................................................................................ 3-2
2-2 Neighborhoods............................................................................................................... 3-2
3-1 Land Use Planning Areas.............................................................................................. 3-2
3-2 Neighborhoods............................................................................................................... 3-2
RIProjectslTustinlJ0041Addendum Cover-031306.doc
v
Table of Contents
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
SECTION 1.0 INTRODUCTION
1.1 PREVIOUS ENVIRONMENTAL DOCUMENTATION
A Final Joint Environmental Impact Statement/Environmental Impact Report (FEIS/EIR) for the
Disposal and Reuse of Marine Corps Air Station (MCAS) Tustin and Mitigation Monitoring and
Reporting Program for the EIS/EIR was prepared by the City of Tustin and the Department of
the Navy (DoN) in accordance with the California Environmental Quality Act (CEQA) and the
National Environmental Policy Act (NEPA). The FEIS/EIR analyzed the environmental
consequences of the Navy disposal and local community reuse of the MCAS Tustin site per the
Reuse Plan and the MCAS Tustin Specific Plan/Reuse Plan. The CEQA analysis also analyzed
the environmental impacts of certain "Implementation Actions" that the City of Tustin and City of
Irvine must take to implement the MCAS Tustin Specific Plan/Reuse Plan, including but not
limited to the adoption by the City of Tustin of the MCAS Tustin Specific Plan/Reuse Plan
(herein referred to as the "Specific Plan"), and adoption of the MCAS Tustin Redevelopment
Plan. The FEIS/EIR and Mitigation Monitoring and Reporting Program were adopted by the
Tustin City Council on January 16, 2001.
The DoN published its Record of Decision (ROD) on March 3, 2001, as the environmental
documentation for the disposal of surplus federal property at MCAS Tustin and approving the
MCAS Tustin Reuse Plan.
The MCAS Tustin Specific Plan proposed and the FEIS/EIR analyzed a multi-year development
period for the planned urban reuse project. When individual activities with the MCAS Specific
Plan are proposed, the agency is required to examine the individual activities to determine if
their effects were fully analyzed in the FEIS/EIR. The agency can approve the activities as being
within the scope of the project covered by the FEIS/EI R. If the agency finds that pursuant to
Sections 15162, 15164, and 15183 of the CEQA Guidelines no new effects would occur, nor
would a substantial increase in the severity of previously identified significant effects occur, then
no supplemental or subsequent El R is required.
1.2 PURPOSE OF ADDENDUM
Pursuant to City Council direction given on November 3, 2004, Tustin Legacy Community
Partners, LLC with its members being Centex Homes, Shea Homes, and Shea Properties (the
"Master Developer") and the City of Tustin are proposing modifications to the MCAS Tustin
Specific Plan which entail proposed Zone Change (MCAS Tustin Specific Plan Amendment) 05-
002. Throughout this document, this action is also referred to as the "Specific Plan
Amendment". The Master Developer, City and Tustin Public Financing Authority have also
negotiated a proposed Disposition and Development Agreement (DDA), including a
Development Plan, for the purchase and development of certain property located at the former
MCAS Tustin (the "Master Developer footprint").
This document, prepared pursuant to CEQA, provides the following: (a) an analysis of whether
there are any new or more substantial adverse environmental effects than analyzed in the
FEIS/EIR under CEQA Guidelines Sections 15162 and 15183 and (b) an Addendum to the
MCAS Tustin FEIS/EIR under CEQA Guidelines Sections 15164 and 15183.
Pursuant to Section 15367 of the State CEQA Guidelines, the City of Tustin is the lead agency
for the project. The lead agency is the public agency that has the principal responsibility for
carrying out or approving a project that may have a significant effect upon the environment. The
RIProjectslTustinlJ00411 to3-031306.doc
1-1
Introduction
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
City, as the lead agency, has the authority for project approval and certification of the
accompanying environmental documentation.
The purpose of this Addendum is to analyze the potential differences, if any, in the
environmental effects associated with the Specific Plan and Implementing Actions previously
approved by the City of Tustin, which were studied in the FEIS/EIR, and those associated with
the proposed Specific Plan Amendment, DDA, and Development Plan (collectively these are
referred to herein as the "proposed project") which are currently being proposed.
1.3 BASIS FOR AN EIR ADDENDUM
CEQA Guidelines Section 15164 states that: "The lead agency or responsible agency shall
prepare an addendum to a previously certified EI R if some changes or additions are necessary
but none of the conditions described in Section 15162 calling for the preparation of a
subsequent EIR have occurred." Section 15162 of the State CEQA Guidelines states:
(a) When an EIR has been certified or negative declaration adopted for a project, no
subsequent EI R shall be prepared for that project unless the lead agency
determines, on the basis of substantial evidence in light of the whole record, one or
more of the following:
(1) Substantial changes are proposed in the project which will require major
revisions of the previous EI R or negative declaration due to the involvement
of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the
project is undertaken which will require major revisions of the previous EI R or
negative declaration due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified
significant effects; or
(3) New information of substantial importance, which was not known and could
not have been known with the exercise of reasonable diligence at the time
the previous EI R was certified as complete or the negative declaration was
adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in
the previous EI R or negative declaration;
(8) Significant effects previously examined will be substantially more
severe than shown in the previous EIR;
(C) 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, but the project proponents decline to
adopt the mitigation measure or alternative; or
(D) Mitigation measures or alternatives which are considerably different
from those analyzed in the previous EI R would substantially reduce
one or more significant effects on the environment, but project
proponents decline to adopt the mitigation measure or alternative.
RIProjectslTustinlJ00411 to3-031306.doc
1-2
Introduction
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
The proposed project is consistent with the City of Tustin General Plan. Section 15183 of the
CEQA guidelines (Projects Consistent with a Community Plan or Zoning) says in part:
(a) CEQA mandates that projects which are consistent with the development density
established by existing zoning, community plan, or general plan policies for
which an EIR was certified shall not require additional environmental review,
except as might be necessary to examine whether there are project-specific
significant effects which are peculiar to the project or its site. This streamlines the
review of such projects and reduces the need to prepare repetitive environmental
studies.
(b) In approving a project meeting the requirements of this section, a public agency
shall limit its examination of environmental effects to those which the agency
determines, in an initial study or other analysis:
(1) Are peculiar to the project or the parcel on which the project would
be located;
(2) Were not analyzed as significant effects in a prior El R on the zoning
action, general plan, or community plan, with which the project is
consistent;
(3) Are potentially significant off-site impacts and cumulative impacts
which were not discussed in the prior El R prepared for the general
plan, community plan or zoning action; or
(4) Are previously identified significant effects which, as a result of
substantial new information which was not known at the time the
EIR was certified, are determined to have a more severe adverse
impact than discussed in the prior EIR.
(c) If an impact is not peculiar to the parcel or to the project, has been addressed as
a significant effect in the prior EIR, or can be substantially mitigated by the
imposition of uniformly applied development policies or standards, as
contemplated by subdivision (e) below, then an additional EIR need not be
prepared for the project solely on the basis of that impact.
Through the analysis described in this document, the City of Tustin has determined that
changes associated with the proposed project are not substantial. There are no new significant
impacts resulting from these changes, nor is there any substantial increase in the severity of
any previously identified environmental impacts. In addition, the changes with respect to the
circumstances under which the project will be undertaken would not result in new or more
severe significant environmental impacts. Where appropriate, the City has considered the
availability of any new project design features (PDFs) and/or mitigation or avoidance measures
to reduce previously identified significant environmental effects of the Specific Plan
development. If new measures are available and appropriate, the City is requiring performance
of these measures.
1.4 EV ALUA TION OF AL TERNA TIVES
CEQA requires a comparative evaluation of the proposed action and alternatives to the project,
including the "No Project" alternative. This Addendum relies on the MCAS Tustin Specific
RIProjectslTustinlJ00411 to3-031306.doc
1-3
Introduction
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
Plan/Reuse Plan FEIS/EIR for the evaluation of alternatives. The FEIS/EIR evaluated two
alternative land use plans in addition to the selected Alternative 1-LRA Reuse Alternative: (a)
Alternative 2-Arterial Grid Pattern/No Core/High Residential and (b) Alternative 3-Arterial Loop
Pattern/Reserve Area/Low Residential. The FEIS/EIR also evaluated the No Action Alternative.
The FEIS/EIR (Section 2.5.3) found Alternative 1-LRA Reuse Alternative to be the most
environmentally superior alternative and which best met the project objectives.
The FEIS/EIR addressed a reasonable range of alternatives for the project. The Specific Plan
Amendment, DDA, and Development Plan are consistent with the General Plan. There have not
been substantial changes in the environment or applicable regulations that would make a new
alternative feasible or environmentally superior. Consistent with Section 15183 of the State
CEQA Guidelines that identifies which environmental evaluation is required for projects that are
consistent with a community plan or zoning, there is not a need to address new alternatives in
this Addendum. Additionally, there are no circumstances cited in Section 15162 of the State
CEQA Guidelines which require preparation of a subsequent EIR relative to alternatives.
1.5 SUMMARY OF FINDINGS
Based on the environmental checklist form prepared for the project (provided in Section 4) and
supporting environmental analysis (provided in Section 5) and pursuant to Section 15162,
15164, and 15183 of the CEQA Guidelines, the City of Tustin has determined, on the basis of
substantial evidence in the light of the whole record, that:
(a) The amended project does not propose substantial changes to the project which
would require major revisions to the FEIS/EIR due to new or substantially more
severe significant environmental effects than previously analyzed in the FEIS/EIR;
(b) There have been no substantial changes in circumstances under which the project
will be undertaken that will require major revisions to the FEIS/EIR due to new or
substantially more severe significant environmental effects than previously analyzed
in the FEIS/EIR; and
(c) No new information of substantial importance as described in subsection (a)(3) of
Section 15164 has been revealed that would require major revisions to the FEIS/EIR
or its conclusions.
Additionally, all appropriate available PDFs, minimization, and mitigation measures have been
evaluated and incorporated, as appropriate.
In accordance with CEQA Guidelines Section 15164, this Addendum to the previously certified
FEIS/EI R is the appropriate environmental documentation for the proposed project. Potential
environmental impacts resulting from the implementation of the Specific Plan Amendment, DDA,
and Development Plan have been evaluated and, except for those previously determined to be
significant and unavoidable in the FEIS/EIR, the impacts would be less than significant or
reduced to a level considered less than significant with mitigation. For significant and
unavoidable impacts, the City has considered the availability of new avoidance, minimization,
and mitigation measures; has incorporated any available measures; and has determined that
the project will continue to have the same significant unavoidable impacts related to: aesthetics,
cultural resources, agricultural resources, traffic/circulation, air quality and cumulative impacts
as the original project that was evaluated in the FEIS/EIR. Table 1-1 provides a summary of the
level of significance of project impacts before and after mitigation as concluded in the FEIS/EIR
and this Addendum.
RIProjectslTustinlJ00411 to3-031306.doc
1-4
Introduction
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MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
SECTION 2.0 PROJECT BACKGROUND
2.1 MCAS BACKGROUND AND MCAS TUSTIN REUSE PLAN
Pursuant to the Defense Base Closure and Realignment Act of 1990 (Part A of Title XXIX of
Public Law 101-510; 10 U.S.C. Section 2687 Note), as amended (the "Base Closure Law"), the
Federal Government determined to close MCAS Tustin located substantially within the City of
Tustin. In 1992, the City was designated as the Lead Agency or Local Redevelopment Authority
under the Base Closure Law for preparation of a Reuse Plan for MCAS Tustin in order to
facilitate the closure of MCAS Tustin and its reuse in furtherance of economic development of
the city and surrounding region. The MCAS Tustin Reuse Plan was developed in accordance
with this procedure and adopted by the Tustin City Council on October 17, 1996, and
subsequently amended in September 1998.
Owned and operated by DoN for nearly 60 years, approximately 1,585 acres of property at the
former MCAS Tustin were determined surplus to federal government needs and the military
facility was officially closed in July 1999.
2.2 MCAS TUSTIN SPECIFIC PLAN
On January 16, 2001, the City of Tustin adopted a General Plan land use designation (MCAS
Tustin Specific Plan) for that portion of the former MCAS Tustin within the City of Tustin (Tustin
Legacy). The Specific Plan was adopted by the City Council on February 3, 2003 (Ordinance
1257), establishing the zoning designation, development standards, and entitlement framework
for future development of Tustin Legacy within the City of Tustin, including approximately
820 acres of property comprising the Master Development footprint (refer to Exhibit 1). The
Specific Plan conforms to and implements the Reuse Plan and the City's General Plan.
Tustin Legacy Community Partners, LLC (TLCP) was selected by the City to be the Master
Developer of the Master Developer footprint after a Request of Qualifications process in
October 2003 and entered into an Exclusive Agreement to Negotiate (ENA) with the City in
November 2003 with the objective of reaching agreement on the terms of a DDA. The ENA
implements the goals and objectives of the City as expressed in the Specific Plan, as amended.
It is intended that the DDA, which includes a proposed Development Plan, will comply with the
proposed Specific Plan Amendment.
Since the original adoption of the Specific Plan, minor amendments to the Specific Plan have
been approved by the City of Tustin as follows:
. On March 7, 2005, the Tustin City Council approved Specific Plan Amendment/Zone
Change 04-03 modifying certain Specific Plan site development standards as they affect
Planning Areas 4 and 5 (Ordinance 1297). The applicant on this request was Marble
Mountain Partners, LLC (William Lyon Homes and Lennar Communities).
. On March 7, 2005, the Tustin City Council also pre-zoned MCAS Tustin Specific Plan
Disposition Parcel 36 from the City of Irvine to the City of Tustin and amended the
Specific Plan to establish Tustin site development standards for Disposition Parcel 36
(Ordinance 1294 and 1295). Disposition Parcel 36 was subsequently annexed to the
City of Tustin. The applicant on this request was Marble Mountain Partners, LLC.
RIProjectslTustinlJ00411 to3-031306.doc
2-1
Project Background
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MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
. On June 5, 2005, the Tustin City Council approved Specific Plan Amendment 05-01
(Ordinance 1299). The purpose of this amendment was to facilitate the application and
implementation of some of the requirements contained in the Specific Plan, and provide
for minor clarifications and modifications as the amendment primarily related to density
calculations, the definition of a development unit, and the transfer of residential units
between planning areas. The City was the applicant on this request.
It should be noted that the City of Tustin conducted an Environmental Analysis Checklist and
associated environmental review for each of these actions. In each case, the City Council
determined that the amendments were within the scope of the FEIS/EIR and that none of the
circumstances described in CEQA Guidelines Section 15162 triggered preparation of a
supplemental or subsequent EI R.
2.3 ADDITIONAL BACKGROUND AND STATUS OF ENVIRONMENTAL SETTING
Historically, the former MCAS Tustin facility was used as a Marine Corps helicopter training
facility. The facility is still largely undeveloped land that was previously used for interim
agricultural out-leasing by the Marines, and is also improved with landing strips and tarmac
areas. Irrigation and agricultural uses have ceased. While there has been considerable progress
towards reuse and redevelopment at the former facility, many abandoned buildings and most
obsolete infrastructure at the former facility have not yet been removed. The City has initiated a
Phase I roadway project, Valencia/Armstrong, which includes some demolition of tarmac areas,
landing strips, and some obsolete utilities. This will result in installation of roadway segments
water, and sewer Tustin Legacy Backbone Infrastructure on a portion of the former facility as
well as initial storm drains, and interim retention facilities.
Following an extensive review of requests for property at MCAS Tustin, the DoN approved the
conveyance of a portion of the property at MCAS Tustin to the City of Tustin. This Economic
Development Conveyance (EDC) for the former MCAS Tustin was approved on May 13, 2002,
with the execution of a Memorandum of Agreement between the United States of America,
acting through the DoN, and the City of Tustin (the "EDC Agreement"). The EDC Agreement
provides for the phased conveyance of approximately 1,153 acres of property to the City of
Tustin and includes all previously Navy-owned utility systems at the former facility and certain
personal property items. The EDC Agreement also identified parcels that the federal
government would auction to private developers. As part of the first phase of conveyance to the
City under the EDC Agreement, 977 acres of property were initially conveyed.
Of the 1,153 acres to be conveyed to the City under the EDC Agreement, approxi mately
1,000 acres have been deeded to the City to date, while approximately 153 acres remain leased
by the DoN to Tustin through a Lease in Furtherance of Conveyance (L1 FOC) pending
completion of a Finding of Suitability to Transfer (FaST) and approval by state and federal
environmental regulators. The DoN also conveyed to the City all electrical, gas, telephone cable
systems, water, sewer, and storm drain systems under ownership by the federal government by
separate bill of sale.
Since the City entered into the EDC Agreement with the DoN, the following has occurred:
. The City entered into two Disposition and Development Agreements (DDAs) for MCAS
Tustin Specific Plan Disposition Parcels 33 and 34 with WL HOMES (John Laing
Homes). Pursuant to the DDA's, 25.3 acres were conveyed by the City to this developer
for Tustin Field I (Parcel 33) and 36.84 acres for Tustin Fields II (Parcel 34). The DDAs
complied with the Specific Plan. This development, including required infrastructure, is
RIProjectslTustinlJ00411 to3-031306.doc
2-2
Project Background
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
currently under construction. It should be noted that the City of Tustin prepared an
Environmental Analysis Checklist and associated environmental review for each
development and determined that each development was within the scope of the
FEIS/EIR and that none of the circumstances described in CEQA Guidelines
Section 15162 triggered preparation of a supplemental or subsequent EIR.
. The City conveyed a 15-acre site to Rancho Santiago Community College District
(RSCCD) at the proposed intersection of Warner Avenue and Armstrong Road. RSCCD
has submitted plans to construct a law enforcement training facility authorized by the
Specific Plan. This facility is currently under construction. RSCCD is the Lead Agency.
. A Conveyance Agreement was executed with South arange County Community College
District (SaCCCD) and the City. Under the terms of the Conveyance Agreement, the
City conveyed 37.66 acres by quitclaim deed to SaCCCD and 30.71 acres were leased
to them. Title to the leased property will be conveyed to SaCCCD when the DoN
completes environmental remediation. SaCCCD is the Lead Agency authorized by the
Specific Plan.
saCCCD plans to construct an Advanced Technology Education Park (A TEP) at the
corner of Valencia Avenue and Red Hill Avenue. Plans have been submitted by
SaCCCD for the initial phase of its A TEP and grading permits have been issued.
. A LI FaC was entered into between the City of Tustin and the DoN for a 24-acre
community park shown on the northwest portion of the Specific Plan boundaries as
authorized by the Specific Plan. The City of Tustin is the Lead Agency and has initiated
preparation of a master plan for the park.
. A DDA has been executed between the City and Vestar/Kimco, L.P. for Reuse Plan
Disposition Parcels 10, 11, and 12 located at the northwest corner of Jamboree Road
and Barranca Parkway. The agreement provides for the phased acquisition of
approximately 87 net acres of land. an June 8, 2005, approximately 56 acres were
initially conveyed to the developer as part of Phase 1. The remaining 31 acres will be
conveyed to the developer in Phase 2.
All planning entitlements have been granted for development on the site of over one
million square feet of retail space. The project, to be named THE DISTRICT A T TUSTIN
LEGACY, will be a lifestyle and power retail center containing both big box and lifestyle
uses such as restaurants, specialty retail, and a 14-screen, 3,000 seat theater. This
development was authorized by the Specific Plan. Site demolition is completed and
grading and building construction have been initiated. It should be noted that the City of
Tustin conducted an Environmental Analysis Checklist and associated environmental
review for this development and determined that it was within the scope of the FEIS/EIR
and that none of the circumstances described in CEQA Guidelines Section 15162
triggered preparation of a supplemental or subsequent El R.
. The City completed an analysis of an Irvine Ranch Water District (IRWD) Plan of Work
for water and sewer improvements at Tustin Legacy. The City of Tustin subsequently
coordinated with IRWD in IRWD's formation of the improvement district for the purpose
of financing water and sewer facilities at Tustin Legacy. Such utilities are within the
scope of the Specific Plan and comply with the requirements of the FEIS/EIR.
RIProjectslTustinlJ00411 to3-031306.doc
2-3
Project Background
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
. Phase I Tustin Legacy infrastructure improvements were initiated in May 2005 and
include construction of streets and utilities for Valencia Avenue from Red Hill Avenue to
the West Connector, the West Connector, Landsdowne, and Armstrong from Valencia
south to Warner Avenue (with IRWD water and sewer utilities being installed south to
Barranca Parkway). These improvements implement infrastructure requirements of the
Specific Plan, and the City of Tustin completed an Environmental Analysis Checklist
demonstrating that impacts were analyzed as part of the FEIS/EIR (Resolution
No. 04-81).
. In addition to the DoN EDC Agreement, the DoN also conveyed a 5.1-acre site to the
City at Red Hill and Valencia for accommodation of a transitional homeless facility. The
City of Tustin has entered into a Ground Lease and a Conveyance Agreement with the
Orange County Rescue Mission (OCRM), which is currently constructing a Village of
Hope. Under terms of the Conveyance Agreement, the City will convey the site to the
OCRM upon OCRM's completion of all site improvements and its compliance with all
pre-conditions to conveyance of the site. This use is permitted under the Specific Plan
and was analyzed as part of the FEIS/EIR.
. The federal Department of Education (DoE) has conveyed a 10-acre site adjacent to
Red Hill Avenue to the Tustin Unified School District (TUSD) for educational purposes.
Within the City of Irvine the DoE has conveyed an 8-acre site adjacent to Harvard
Avenue to the City of Irvine for park, and a 20-acre site at Harvard Avenue/Barranca
Parkway to the Irvine Unified School District for educational purposes. These uses
comply with the Specific Plan, and were analyzed as part of the FEIS/EIR and
subsequently in a mitigated negative declaration.
. On March 2003, the City of Tustin entered into a Cooperative Agreement (002-119) with
the OCFCD and the County of Orange (hereinafter referred to as the "County") for the
improvement of regional drainage facilities throughout the Tustin Legacy site (within the
City of Tustin). The Cooperative Agreement identified conditions for the development of
certain portions of Tustin Legacy, including largely improvements to a portion of Peters
Canyon Channel within the City of Tustin. Specifically, the agreement establishes the
terms and conditions under which the channel improvements will be scheduled,
engineered, financed, constructed, operated, and maintained. It should be noted that the
responsibility to construct the channel improvements can be passed from the City of
Tustin to developers within the Specific Plan area. The City and the County
subsequently approved Amendment NO.1 to Agreement 002-119 which includes
provisions for the construction of additional regional improvements to the Peters Canyon
Channel within the City of Tustin, and milestones for implementation of these
improvements.
The City of Irvine required improvements for the portion of Peters Canyon Channel in its
jurisdiction (from the City of Tustin limits to Barranca Parkway) to be completed by
Marble Mountain Partners, LLP. The City of Tustin has entered into an agreement with
the City of Irvine for funding of channel improvements in the City of Irvine by Marble
Mountain Partners, LLP. The City of Irvine will use Community Facilities District fees for
funding. As part of this agreement, these improvements have been incorporated into the
Tustin Legacy Backbone Infrastructure Program.
. On December 6, 2004, the City of Tustin certified a Supplement to the FEIS/EIR for the
Reuse and Disposal of MCAS Tustin for the Extension of Tustin Ranch Road between
Walnut Avenue and the Future Alignment of the Valencia North Loop. The proposed
RIProjectslTustinlJ00411 to3-031306.doc
2-4
Project Background
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
roadway is approximately one mile in length and includes an overpass and connector
loop road to Edinger Avenue. The proposed roadway will join the existing southern
terminus of Tustin Ranch Road at Walnut Avenue. The Supplement to the FEIS/EIR was
prepared based on more refined engineering Project Study information available for this
project that had not been fully available at the time the original FEIS/EIR was certified.
The original FEIS/EI R did identify the development of this infrastructure project.
. As indicated above, certain property excluded from the EDC Agreement was offered by
the DoN through a public bid sale. Approximately 192 acres of what was sold by the
DoN is within the City of Tustin and approximately 47 acres are within the City of Irvine.
The successful bidder for the parcels was a partnership of Lennar Communities and
William Lyon Homes (Moffett Meadows Partners, LLC). The City of Tustin has
subsequently entitled each of the Moffett Meadows Partners development sites on
Reuse Plan Disposal Parcels 24 and 25 (Columbus Square) and 35 and 36 (Columbus
Grove). Building demolition has been completed on each of the parcels and rough
grading and construction has begun. City of Tustin entitlements for these residential
projects were granted in the spring of 2005. Development will include a total of
1,075 units in Columbus Square of which 811 will be market rate and 266 units will be
affordable to households of very low, low, and moderate income. The Columbus Grove
development will include 465 units of which 423 units will be market rate units and 42 will
be affordable. City of Irvine entitlements were granted for the Reuse Plan Disposal
Parcel 37 (Columbus Grove) site to permit development of up to 402 dwelling units.
Development in the City of Irvine is permitted by the MCAS Reuse Plan and zoning
amendments adopted by the City of Irvine, and were analyzed in the FEIS/EIR.
Construction has been initiated.
RIProjectslTustinlJ00411 to3-031306.doc
2-5
Project Background
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
SECTION 3.0 PROJECT DESCRIPTION
3.1 PROJECT LOCATION
The site subject to proposed Zone Change (MCAS Tustin Specific Plan Amendment) 05-002
consists of the entire MCAS Tustin Specific Plan property within the City of Tustin in Orange
County, California. The MCAS Tustin Specific Plan project area encompasses approximately
1,606 gross acres. The majority of the Specific Plan area (1,533 acres) is located in the
southern portion of the City of Tustin. The remaining area is located within the City of Irvine. The
City of Santa Ana borders the site to the southwest.
The Specific Plan area is bound by Red Hill Avenue on the west; Edinger Avenue (Tustin) and
Irvine Center Drive (Irvine) on the north; Harvard Avenue on the east; and Barranca Parkway on
the south. Jamboree Road transects the site and provides access to the Eastern Transportation
Corridor.
While certain administrative clarifications and minor Specific Plan modifications associated with
the proposed project will affect most property in the Specific Plan boundaries within the City of
Tustin, the proposed Specific Plan Amendment will largely affect property within the Master
Developer footprint. Similarly, the proposed DDA which includes the proposed Development
Plan, will affect the Master Developer footprint. The Master Developer footprint primarily
includes Planning Area 15 within Neighborhood G, Planning Area 7 within Neighborhood B,
Neighborhood D, and Neighborhood E. The Master Developer footprint is approximately
820 acres which comprise about half of the former MCAS Tustin property. The Master
Developer footprint is shown on Exhibit 1.
3.2 PROJECT COMPONENTS
The project evaluated in this Addendum includes three primary components described further in
the sections below:
. Zone Change (MCAS Tustin Specific Plan Amendment) 05-002
. Disposition and Development Agreement
. Development Plan
3.2.1 ZONE CHANGE (SPECIFIC PLAN AMENDMENT) 05-002
Zone Change (MCAS Tustin Specific Plan Amendment) 05-002 is proposed by Tustin Legacy
Community Partners, LLC (TLCP) and the City of Tustin. The proposed Specific Plan
Amendment can be broadly described below by topic. The proposed Specific Plan Amendment
is anticipated to be adopted prior to the DDA which includes the proposed Development Plan. It
should be noted that the Specific Plan Amendment would not increase the overall density of
development planned, including the area within the Master Developer footprint, though densities
and uses within some neighborhoods would be adjusted. The Specific Plan Amendment
generally readjusts Planning Area boundaries and redistributes and/or eliminates planned land
uses within the Specific Plan area.
RIProjectslTustinlJ00411 to3-031306.doc
3-1
Project Description
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
Land Use
The following figures from the Specific Plan have been revised and are attached: Figure 2-1,
Land Use Plan; Figures 2-2 and 3-2, Neighborhoods (same exhibit); and Figure 3-1, Land Use
Planning Areas. For informational purposes, the current versions of these figures from the
original Specific Plan are also attached. In summary, the following land use modifications are
proposed.
1. Eliminate references to Golf Course uses in all sections of the Specific Plan. The Golf
Course will no longer be a required land use within the Specific Plan. As a replacement
for the golf course, public and private parks; greenbelts; trails; and open space areas will
be integrated into the neighborhoods.
2. Increase park acreages to include an additional Community Park, a linear park system
and other park areas. Land use tables have been updated to reflect this change.
3. Amend the boundaries of Neighborhood 0, originally comprised of Planning Area 8 and
the proposed high school, to incorporate Planning Areas 13 and 14 with Planning Area 8
into a single section of the Specific Plan document. This results in a revised southern
Neighborhood boundary of Barranca Avenue rather than Warner Avenue. Planning
Areas 13 and 14 would be also be amended to be included in the Community Core land
use designation in the Specific Plan rather than the Commercial Business land use
designation shown on the Land Use Plans (Figures 2-1, 2-2, 3-1, 3-2). The amended
text includes: modifications to the permitted land uses within the Community Core and in
Neighborhoods 8, 13, and 14; modifications to the trip budget distribution (the total
number of trips remains the same); and development standards which support mixed
use development (already permitted in the Community Core land use designation), with
an overall floor area ratio of 0.5 and 891 dwelling units, of which a maximum of 123 units
may be multi-family rentals as a permitted use. Floor area ratios for Planning Area 8
would be applied to the entire amended Community Core land use designation which will
include Planning Areas 8, 13, and 14. Additionally, height limit restrictions have been
added to the Community Core. Land use and trip budget tables (Tables 2-1, 3-1, 3-2,
3-3) have been updated to reflect this change. Revised changes to Table 2-1 are shown
with underline (new text) and strikeout (deleted text), and the changes to Tables 3-1 and
3-2 are highlighted. Note that refinements to the Specific Plan land use statistics have
been made during the subdivision and design review stage of individual projects.
Refined land use statistics reflecting the entitled uses have been assumed for analysis
purposes, and is further addressed in the respective analyses presented in Section 5
(e.g., traffic, population and housing).
4. Amend the boundaries of Neighborhood E, originally comprised of Planning Areas 9
through 14, to remove Planning Areas 13 and 14, and define the new eastern boundary
for Neighborhood E as Armstrong Road. The amendment would consolidate acreages,
land uses, and development standards and trip budget for Planning Areas 9 through 12
to provide a comprehensive land use pattern of primarily office park uses with some light
industrial/R&D and commercial uses. Extended stay hotels would be added to the list of
uses. The amendment eliminates separate Specific Plan sections for Planning Areas 9,
10, 11, and 12, and provides a single consolidated development standards section in the
Specific Plan. As previously noted, land use and trip budget tables (Tables 2-1, 3-1, 3-2,
and 3-3) have been updated to reflect this change.
RIProjectslTustinlJ00411 to3-031306.doc
3-2
Project Description
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MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
5. Amend Neighborhood G, Planning Area 15 as follows:
a. Eliminate all references to the Golf Course originally identified in Planning Area 15;
b. Add the land use designation for Medium High Density Residential (MHDR) as an
acceptable use to allow for the transfer of unused units from Planning Area 20 to
Planning Area 15. Add accompanying standards for this use, using the MHDR
standards from Planning Area 20. The new MHDR land use designation and
standards in Planning Area 15 will permit a maximum of 192 MHDR dwelling units,
which is noted in the amended text;
c. Add the provision for office uses, using the same list of allowable uses and floor area
ratio development standards from amended Planning Area 7;
d. Add congregate care facilities for the elderly as a conditional use; and
e. Expand the list of allowable commercial uses to include a full range of typical
neighborhood commercial uses while eliminating hotel uses. Commercial uses would
be limited to the area adjacent to Tustin Ranch Road and between the North Loop
Road and Warner Avenue.
6. Amend regulations in certain portions of Planning Areas 7 through 15 to update use
categories, including: the addition of parks to the list of allowable uses in all planning
areas; changing daycare limits to match state requirements; updating terminology for
adult uses; and consolidating uses within general categories.
7. Amend Planning Area 7 within Neighborhood B to reduce the total square footage of
development permitted within it and to accommodate a transfer of square footage to
Neighborhood G in order to allow development of certain commercial uses within
Planning Area 15.
8. Land use and trip budget tables (refer to Revised Tables 2-1, 3-1, 3-2, and 3-3) have
been updated to reflect the changes above. However, the overall number of trips that will
be generated by new development within the Specific Plan area has not significantly
changed from the original projections. The projected trips have only been redistributed
within the Specific Plan boundary.
RIProjectslTustinlJ00411 to3-031306.doc
3-3
Project Description
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
REVISED SPECIFIC PLAN TABLE 2-1
LAND USE PLAN SUMMARY
RESIDENTIAL
low Density
Medium Density
Medium-High Density
Transitional/Emergency Housing
Residential CoreGolf Vill3g0 low
GeRsity
Golf Vill3go Modium Donsity
SUBTOTAL
181.3
125.1
29.4
5.1
245.8
~
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586.7
444-.6
1 - 7 du/acre
8 - 15 du/acre
16 - 25 du/acre
1 - 7 du/acre, 8 - 15 du/acre,
16 - 25 du/acre
8 15du/3cro
3,710 Dwelling Units Max.
COMMERCIAL/BUSINESS
Commercial/Business
164.8
~
55.3
29.3
~
20.7
310.6
~
580.7
7J3.A
16 - 25 du/acre2
Commercial
Residential Core2Golf Vill3go 2
Village Services
Community Core
SUBTOTAL
891 Dwelling Units Max.
INSTITUTIONAL/RECREATIONAL
Educationlo3rning Village
Community Park
Urban Regional Park
SUBTOTAL
RIGHT-OF-WAY
Arterial Roadways
128.3G
24.1
84.5
236.96
GRAND TOTAL
173.4
4-e&.4
28.5
201.9
-t-86.9
1606.2
16.7
4.1
1,585.4
4,601 Dwelling Units Max.
Drainage (Flood/Stormdrains)
SUBTOTAL
Less Federal Property
Less Private Property
Total MCAS Tustin
Disposal Acreage
NOTES:
1. Gross acreage for each Planning Area is an estimated allocation measured from the edge of the
adjacent arterial or secondary roadways, any public roadway shown on the Land Use Plan,
and/or the boundary of the Planning Area. The amount of land devoted to roadways is calculated
under the Right-of-Way designation. Actual acreage will be refined during the site plan and
subdivision process.
2. ,^,creage figure includes 159.3 acres of golf course which is part of the Golf Village (Planning
Afea-4.e1 Subiect to Section 3.6.2.EA and 8.2 of the Specific Plan.
88 Dwelling Units
4,518 Dwelling Units
RIProjectslTustinlJ00411 to3-031306.doc
3-4
Project Description
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MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
REVISED SPECIFIC PLAN TABLE 3-3
PLANNING AREA TRIP BUDGET1
NEIGHBORHOOD A
Elementary/Middle School STU 550 561
Learning Center TSF 1,293.86 7,920
1 Neiqhborhood Commercial TSF 27.12 3,033
Tustin Facility SG 6,220
PA 1 Trip Budget Total 1,320.98 17,734
2 Sports Park ACRE 24.10 1,297
3 Transitional Housing ROOM 192 941
Neighborhood A Square Footage Total TSF 1,320.98
Neighborhood A Trip Budget Total 17,734
NEIGHBORHOOD B
LDR (1-7 DU/Acre) DU 145 1,388
4 MDR (8-15 DU/Acre) DU 120 960
Senior Housinq Attached DU 72 250
MDR (8-15 DU/Acre) DU 132 1,056
5 MHDR (16-25 DU/Acre) DU 438 2,903
Senior Housing Attached DU 170 590
Community Commercial TSF 103.46 7,052
7 General Office TSF 144.84 1,922
PA 7 Trip Budget Total 248.30 8,974
Neighborhood B Square Footage Total TSF 248.30
Neighborhood B Trip Budget Total 8,974
NEIGHBORHOOD C
Community Commercial TSF 57.50 3,920
6 Reqional Park ACRE 84.50 423
PA 6 Trip Budget Total 3,920
Neighborhood C Square Footage Total TSF 57.50
Neighborhood C Trip Budget Total 3,920
NEIGHBORHOOD D
Hiqh School STU 1,850 3,312
Neighborhood Commercial TSF 65.69 7,345
General Office TSF 207 2,747
8 Office Park TSF 1,383.80 11,280
Industrial Park TSF 319.51 3,803
Park ACRE 10.30 52
Sports Park ACRE 46 2,475
PA 8 Trip Budget Total 1,976 28,487
MHDR (16-25 DU/Acre) DU 891 5,907
Hotel (380 TSF) ROOM 500 4,115
Neiqhborhood Commercial TSF 9.76 1,091
Community Commercial TSF 117.10 7,984
13 General Office TSF 1,512 20,065
Park ACRE 12.90 65
Health Club TSF 30 988
Hiqh-Turnover Restaurant TSF 12 1,526
PA 13 Trip Budget Total 2,060.86 35,769
Community Commercial TSF 11.11 757
General Office TSF 136.90 1,818
14 Office Park TSF 547 5,645
Theatre (25 TSF) SEAT 1,000 1,250
High-Turnover Restaurant TSF 6 763
PA 14 Trip Budget Total 726.01 10,233
Neighborhood D Square Footage Total TSF 4,762.87
Nei!:lhborhood D Trip Bud!:let Total 74,489
RIProjectslTustinlJ00411 to3-031306.doc
3-13
Project Description
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
REVISED SPECIFIC PLAN TABLE 3-3 (Continued)
PLANNING AREA TRIP BUDGET
NEIGHBORHOOD E
Industrial Park TSF 44.61 714
9 Park ACRE 1.10 6
Sports Park ACRE 6.10 328
PA 9 Trip Budget Total 44.61 714
General Office TSF 156.82 2,081
Industrial Park TSF 124.41 1,569
10 Park ACRE 1.40 7
Sports Park ACRE 4.30 231
PA 10 Trip Budget Total 281.23 3,650
Neighborhood Commercial TSF 18.13 2,028
General Office TSF 371.89 4,935
11 Office Park TSF 278.78 2,663
Industrial Park TSF 138.52 2,002
Park ACRE 25.70 130
PA 11 Trip Budget Total 807.32 11,628
12 Office Park TSF 134.17 1,281
PA 12 Trip Budget Total 134.17 1,281
Neighborhood E Square Footage Total TSF 1,267.33
Neighborhood E Trip Budget Total 17,273
NEIGHBORHOOD F
16 Shopping Center TSF 448 13,772
PA 16 Trip Budget Total 448 13,772
17 Shoppinq Center TSF 47 1,445
PA 17 Trip Budqet Total 47 1,445
18 Military (Office) TSF 40.85 542
PA 18 Trip Budget Total 40.85 542
Shoppinq Center TSF 435.60 13,391 435.60 13,391
19 Multiplex Theater (70 TSF) SEAT 3,500 6,300
PA 19 Trip Budget Total TSF 505.60 19,691
Neighborhood F Square Footage Total TSF 1,041.45
Neighborhood F Trip Budget Total 35,450
NEIGHBORHOOD G
LOR (1-7 OU/Acre) OU 533 5,102
MOR (8-15 OU/Acre) OU 489 3,912
MHOR (16-25 OU/Acre) OU 192 1,273
Elementary/Middle School STU 1,200 1,224
Neiqhborhood Commercial TSF 26.68 2,983
15 Community Commercial TSF 130.68 8,908
General Office TSF 150.28 1,994
Park ACRE 49 249
Senior Congregate TSF 158.99 970
Sports Park ACRE 14.10 758
PA 15 Trip Budqet Total 466.63 14,855
20 MHOR (16-25 OU/Acre) OU 376 2,493
21 LOR (1-7 OU/Acre) OU 189 1,809
MOR (8-15 OU/Acre) OU 465 3,720
Neighborhood G Square Footage Total TSF 466.63
Neighborhood G Trip Budget Total 14,855
RIProjectslTustinlJ00411 to3-031306.doc
3-14
Project Description
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
REVISED SPECIFIC PLAN TABLE 3-3 (Continued)
PLANNING AREA TRIP BUDGET
NEIGHBORHOOD H
LOR (1-7 OU/Acre) OU 166 1,589
22 MOR(8-15 OU/Acre) OU 243 1,944
Elementar /Middle School STU 650 663
Neighborhood H Square Footage Total TSF 0
Nei hborhood H Tri Bud et Total 0
1 Residential and park uses are shown for informational purposes only and are not part of the non-residential trip budget.
General Development ReQulations
The General Development Regulations set forth in Section 3 of the MCAS Tustin Specific Plan
are proposed to be amended to include a new Section 3.14 which will outline standards for
alcoholic beverage sales, based upon existing City guidelines. Parking standards would be
modified to provide for specific parking standards where mixed uses are anticipated in the
Community Core land use designation. Minor changes to the Chapter 4 administrative
procedures for development processing are also proposed.
Definitions
Minor amendments to the definitions set forth in the Specific Plan are proposed to clarify uses
permitted by the Specific Plan land use designations or categories as may be necessary for
clearer implementation.
3.2.2 DISPOSITION AND DEVELOPMENT AGREEMENT
The City of Tustin and Tustin Public Financing Authority (the "Authority") proposes to enter into
a DDA to facilitate the sale, leasing, and development of Tustin Legacy, including the Master
Developer footprint, in accordance with applicable federal and local requirements. The DDA,
however, is not a development agreement as provided in Government Code Section 65864, or a
grant of entitlement.
The proposed DDA which includes a proposed Development Plan (described in Section 3.2.3
below) establishes certain key terms, including but not limited to: (a) the phasing and conditions
precedent to the City's obligation to sell and convey and/or lease certain property within each
phase of the Master Developer footprint to the Master Developer; (b) the purchase price of the
property to be conveyed to the Master Developer; and (c) establishes a schedule of
performance for future development including obligations for construction of Tustin Legacy
Backbone Infrastructure and Local Infrastructure.
The majority of the Master Developer footprint is currently owned by either the City of Tustin or
Tustin Public Financing Authority. A portion of the area within the Master Developer footprint is
also currently owned by the DoN and leased to the City under a LI FCO and is expected to be
transferred to the City of Tustin, subject to the Navy's issuance of a Finding of Suitability to
Transfer (FOST) and deed provisions mutually acceptable to the Navy and City. The City will
transfer property to the Master Developer in phases with the exception of specific dedications
and easements that will be required for public uses and public access as stipulated in the DDA.
RIProjectslTustinlJ00411 to3-031306.doc
3-15
Project Description
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
Although the entire Master Developer footprint encompasses approximately 820 acres, the
portion that will actually be conveyed to the Master Developer and developed for private
development will be comprised of approximately 420 acres. The Master Developer footprint
includes property that would not likely be transferred by the City to the Master Developer and
will either be retained by the City or is required to be dedicated (in fee or easement, as
applicable) by provisions in the DDA for a variety of public purposes including but not limited to:
roads, utilities, and other public uses such as parks and open space areas; and two school sites
to accommodate the Tustin Unified School District (a 40-acre high school and a 10-acre
elementary school site). However, the City will reserve the option of collaborating with the
Master Developer and the TUSD regarding options for construction of the high school, including
land conveyance mechanisms. In addition, a final City disposition decision on a 15-acre parcel
containing one of the blimp hangars is not possible until marketing efforts are completed and a
property disposition decision is made by the DoN in consultation with the Federal Advisory
Council and State Office of Historic Preservation (the "Hangar 29 Parcel").
3.2.3 PROPOSED DEVELOPMENT PLAN
Parties
Upon conveyance by the City and the Tustin Finance Authority through provisions of the DDA,
TLCP will serve as the Master Developer and master land development entity that will seek the
implementation approvals for the property within the Master Developer footprint; grade the
property; build out certain DDA-defined Tustin Legacy Backbone Infrastructure and Local
Infrastructure (as may be located within and outside of the Master Developer footprint); and then
sell parcels to vertical builders for construction of improvements (residential and non-residential)
in a portion of Neighborhood G and to builders for construction of improvements in a portion of
Neighborhood B, in Neighborhood D, and in Neighborhood E. TLCP has also indicated that in
addition to being members of TLCP (individual members of the partnership as Master Developer
affiliates) the Master Developer will also act as vertical builders for portions of the project, the
DDA and Development Plan contemplate that certain portions of the project will be developed
by third party developers as well.
Description of the Proposed Development Plan
Consistent with proposed Specific Plan Amendment and the proposed DDA, the scope of the
development proposed by the Master Developer is subject to any requirements that the Master
Developer, Master Developer affiliates, or third party vertical builders may have to fulfill to obtain
future entitlements (e.g., subdivision and design review approvals).
The Refined Master Development Plan (Development Plan) is presented in Exhibit 2. The
project site is to be conveyed to the Master Developer in up to four phases and developed in up
to four phases by vertical builders. The Phase 1 conveyance begins in September 2006; Phase
2 in September 2009; Phase 3 in July of 2011; and Phase 4, which involves the 15-acre Hangar
29 Parcel only after a determination is made regarding the economic viability of retention of
Hanger 29. Conveyance of this parcel to the Master Developer is at the City's sole discretion.
Exhibit 3 depicts the Phasing Plan. Proposed land uses within the Master Developer footprint
are described below.
Residential Improvements
Up to 2,105 dwelling units are proposed for construction on the Master Developer footprint on
approximately 185 acres of land, as follows:
RIProjectslTustinlJ00411 to3-031306.doc
3-16
Project Description
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MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
. Approximately 533 dwelling units are to be constructed on approximately 104 acres
within a low density land use designation.
. Approximately 489 dwelling units are to be constructed on approximately 48 acres within
a medium density land use designation.
. Approximately 1,083 dwelling units are to be constructed on approximately 33 acres
within a medium-high density land use designation.
Regardless of the total number of dwelling units constructed, a minimum of 453 units will be
restricted to below market rate (identified in the DDA as Affordable Housing Units). In addition,
no more than 315 residential units within the Master Developer footprint will be permitted as
apartments with the balance of the residential units in the project required to be for sale and
homeownership. Additional information regarding additional affordability restrictions by type of
tenure and phase are discussed in more detail in the DDA Scope of Development and in
Article 13 of the DDA.
The anticipated phasing of residential development, including Affordable Housing Units, is
discussed below under "Phasing".
Non-residential Improvements
Up to approximately 6,739,042 square feet of non-residential development is proposed for
construction on approximately 234 acres, including:
. Approximately 29 acres in retail use.
. Approximately 145 acres in office use.
. Approximately 32 acres industrial use.
. Approximately 7 acres for a congregate care facility.
. A minimum of 500 hotel rooms (required by the provisions of the Scope of Development
included as an attachment to DDA) which may be developed in one or more hotel
projects with not less than 250 hotel rooms in at least one hotel project, and not less
than 100 hotel rooms in other hotel projects. There shall be conference facilities in at
least one of the hotel projects.
. A health club in the mixed use portion of the Community Core.
. Other uses including, without limitation, development of a minimum 25,000 square foot
theater consistent with the programming identified in the Scope of Development.
It should also be noted that the allowed 6,739,042 square feet of non-residential development
includes development on the Hangar 29 Parcel, provided the City is able, at its sole discretion,
to convey the parcel to the Master Developer. The use would be mutually agreed upon between
the City and the Master Developer, subject to the Specific Plan. If the Hangar 29 parcel is not
conveyed to the Master Developer, the non-residential square footage would be reduced as
identified in the DDA Scope of Development.
Public and Private Park, Open Space and Other Uses
In addition to the property to be developed for residential and non-residential uses, a total of
approximately 403 acres within the Master Developer footprint will be devoted to a variety of
private and public parks, greenbelt areas, trails, and open space areas (collectively "parkland");
schools; Master Developer's Backbone Infrastructure Work; and Local Infrastructure Work.
RIProjectslTustinlJ00411 to3-031306.doc
3-17
Project Description
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
These uses are specifically described in the "Scope of Development" included as an attachment
to the DDA and are summarized below:
. Approximately 50 acres will be devoted to educational facilities, including a 40-acre high
school in Neighborhood D and a 10-acre elementary school in Neighborhood G. The
10-acre elementary school may also expand an additional 5 acres to accommodate a
combination elementary/middle school, based on negotiations with the City of Tustin and
Tustin Unified School District. Any increase in the school acreage to accommodate the
combination elementary/middle school will not require the Master Developer to provide
additional parkland. The traffic study has taken into account the increase in enrollment in
the event a combination elementary/middle school is developed on the property.
. A minimum of 170 acres of the property are proposed to be devoted to both public and
private parks, greenbelt areas, and recreational areas. Of the 170 acres of open space,
approximately 86 acres (or a minimum of approximately 50 percent) of the total park and
open space acreage will remain in public ownership, with the City responsible for
maintenance once such public parkland areas have been completed and accepted by
the City. The balance of parkland areas (approximately 84 acres) will be privately owned
and maintained. It is expected that public parkland will contain the following elements:
(a) a detention/sports field facility in Neighborhood E; (b) a 46-acre community park to
include a tennis facility and aquatic facilities, sports facilities, general play areas,
restrooms, and maintenance/storage area, and linear parks in Neighborhood D; and
(c) neighborhood parks and a community linear park system in Neighborhood G. All of
these uses are more specifically described in the Scope of Development included as an
attachment to the DDA.
Private parkland shall include private focal parks, linear parks, recreational facilities,
greenbelts, trails and open space areas.
It should be noted that the proposed open space redistributes the previous private golf
course open space area into community, neighborhood and linear parks that will be
more accessible to the public, and private park areas which will be required to be
accessible to the general public.
. Approximately 101 acres to accommodate roadways that are proposed as part of the
Tustin Legacy Backbone Infrastructure Work, and 81 acres to accommodate roadways
and right-of-way that are proposed within Local Infrastructure Work. This infrastructure
area does not account for additional in-tract infrastructure or horizontal improvements
that may be constructed by vertical builders.
Phasing
As shown in Exhibit 3, the proposed sale of property to the Master Developer will be in up to
four phases. Development of each of these take down areas will also occur in four phases as
follows:
. Phase 1 proposes approximately 160 acres of revenue-producing private development
to consist of: (a) 1,560 residential units on approximately 111 acres in Neighborhoods D
(891 units) and G (669 units); (b) approximately 39 acres of multi-use retail, office,
and hotel development; (c) approximately 10 acres of office development; and
(d) approximately 21 acres of industrial development. The Master Developer will also be
required to construct all Tustin Legacy Backbone Infrastructure (located within and
RIProjectslTustinlJ00411 to3-031306.doc
3-18
Project Description
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
outside the Master Developer footprint) and Local Infrastructure related to Phase I;
public and private parks; and open space as identified for this Phase. The Master
Developer will also complete all finished pads in this Phase as necessary for school site
conveyances and other dedications by the City.
Development of Affordable Housing Units in Phase 1 will occur in Neighborhoods D and
G as outlined in Article 13 of the DDA.
An important development requirement in Phase 1 is the proposed mixed use
development proposed in Neighborhood D, which is described in more detail in the
Scope of Development attached to the DDA.
. Phase 2 proposes approximately 190 acres of revenue-producing private development
including: (a) 545 residential units on approximately 74 acres in Neighborhood G;
(b) approximately 26 acres of retail development; (c) approximately 84 acres of office
campus and office development; and (d) approximately 6 acres of industrial
development. The Master Developer will also be required to construct all Tustin Legacy
Backbone Infrastructure and Local Infrastructure Work; public and private parks; and
open space related to Phase II. The Master Developer will also complete all finished
pads in this Phase as necessary for school site conveyances and other dedications by
the City.
Affordable Housing Units in Phase 2 shall be constructed and designated for sale and
available for ownership occupancy to 70 Moderate Income Households.
. Phase 3 will be comprised of approximately 54 acres of revenue-producing private
development to consist of: (a) approximately 1.7 acres of retail development;
(b) approximately 35 acres of office development; and (c) approximately 16 acres of
industrial development. It is anticipated that the Tustin Legacy Backbone Infrastructure
would be completed with Phase 2. Local Infrastructure Work required in Phase 3 would
be completed in this Phase 3.
. Phase 4 will consist of the 15-acre Hangar Parcel (Blimp Hanger 29) within
Neighborhood D. The City conveyance of this parcel to the Master Developer and its
development is not guaranteed. Any reuse or development is first contingent upon a
determination of economic viability of any renovation and reuse of the Hangar Parcel by
the DoN in consultation with the State prior to any development on the Hangar 29 parcel.
Infrastructure and Public Facilities
Development of the Specific Plan area will contribute to the need for Tustin Legacy Backbone
Infrastructure located both in and off the Specific Plan site (the Tustin Legacy Backbone
Infrastructure Program). Following is a summary of the planned infrastructure and public
facilities which are described in more detail in the Scope of Development attached to the DDA:
. Roadway improvements - The proposed conceptual arterial circulation system for the
proposed Specific Plan Amendment, DDA, and Development Plan is presented in
Exhibit 7 in Section 5. For comparison, the circulation system for the original Specific
Plan is also provided. In summary, the following refinements to the circulation system in
the Development Plan have been made to accommodate the proposed development:
RIProjectslTustinlJ00411 to3-031306.doc
3-19
Project Description
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
(a) Carnegie Avenue would be extended to Armstrong Avenue from Red Hill Avenue
as a four-lane secondary arterial (Phase I);
(b) Aston Street shall be extended from Barranca Parkway to Carnegie A venue as a
two-lane, local collector street (Phase 2);
(c) Legacy Road would be added as a four-lane secondary arterial to provide a
connection between the residential portion on the northeast side of the proposed
project with the non-residential portion to the southwest (Phase 1);
(d) Loop Road South, a four-lane secondary arterial west of Tustin Ranch Road, is
planned with an offset roadway alignment (as compared to the circulation for the
original Specific Plan) (Phase 1).
(e) Two connections to Tustin Ranch Road would be provided at Park Avenue and
at a yet to be named street (referred to here as "A" Street) both of which will be
four-lane secondary arterials (Phase 1);
(f) A second westbound left-turn lane at Red Hill Avenue/Valencia Avenue will be
added (Phase 1); and
(g) A second westbound right-turn lane at Red Hill Avenue/Warner Avenue
(Phase 1).
. Traffic and circulation mitigation to support the Tustin Legacy project
. Domestic and reclaimed water sewer, telemetry, storm drain, and regional and Specific
Plan flood control channel facilities. Figure 2-10 of the Specific Plan sets forth the
conceptual storm drain improvement plan. This plan is a conceptual plan, and the
Specific Plan requires preparation of refined storm drain improvement plans for review
and approval of the City of Tustin during the design phase of the project. Since the
preparation of the conceptual plan, the City of Tustin has entered into various
agreements regarding storm drainage facilities and has prepared a Runoff Management
Plan (RMP). These agreements and the RMP call for design of a storm drain system
that is consistent with the Specific Plan conceptual storm drain plan, but which would be
a refinement of the original conceptual plan and which may ultimately alter the
alignments, sizes and extent of the certain storm drain improvements.
. Utilities backbone (gas, electricity, telephone, cable, telecommunications, etc.)
. Public park
. Recreational improvements and community facilities including, but not limited to: an
aquatic center, tennis club, community entry signs, fire station, and off-site Tustin
Library expansion
The Master Developer will have the responsibility to make a fair share contribution to the
development of the Tustin Legacy Backbone Infrastructure on behalf of the Master Developer
project. In addition to the Master Developers' obligations to make its Project Fair Share
Contribution towards the Tustin Legacy Backbone Infrastructure Program Development, the
Master Developer will also be responsible for design and construction of a portion of the Tustin
Legacy Backbone I nfrastructure Program consistent with the Specific Plan and any approvals or
RIProjectslTustinlJ00411 to3-031306.doc
3-20
Project Description
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
requirements of any future implementation approvals. While the Master Developer is required to
complete Tustin Legacy Backbone Infrastructure as specified in the Specific Plan, the City is
taking a more aggressive posture in the DDA and is requiring earlier completion of many of the
improvements required for Tustin Legacy Backbone Infrastructure requiring completion of major
components of the program as a precondition to Phase 2 and Phase 3 land conveyance
phases.
The City of Tustin has already completed a number of actions to ensure implementation
(funding and construction) of the Tustin Legacy Backbone Infrastructure Program. Cost
estimates for the Tustin Legacy Backbone Infrastructure Program have been developed and the
City has entered into agreements with each of the other developers within the Specific Plan
area regarding the required funding for the infrastructure improvements. Additionally, the City of
Tustin has entered into agreements with adjacent jurisdictions regarding funding for
infrastructure improvements that are not within the City of Tustin. It should be noted that the
Master Developer DDA being considered with the proposed project is the last agreement to be
executed for the Tustin Legacy Backbone Infrastructure Program. The proposed DDA, together
with agreements that the City of Tustin has already entered into with other Specific Plan
developers and adjacent jurisdictions, assures implementation of the Tustin Legacy Backbone
Infrastructure Program.
Site Preparation
The Master Developer will undertake site preparation (including demolition and relocation of
utilities) as necessary for provision of Tustin Legacy Backbone Infrastructure, Developer's
Backbone Infrastructure, Local Infrastructure Work, and to create parcels in order for the Master
Developer to sell parcels to Vertical Builders. Site preparation, may consist of but would be
limited to: (1) removal of any structures and improvements including subsurface structures and
removal of all bricks, lumber, pipelines, equipment and other materials and all debris and
rubbish resulting from demolition; (2) the removal of paving (including tarmac areas, catch
basins, curbs, gutters, drives and sidewalks on the site; and (3) the removal and abandonment
by the developer of what will be developer owned and by some public utility companies of such
utility lines, installations, facilities and related equipment from the site as necessary.
RIProjectslTustinlJ00411 to3-031306.doc
3-21
Project Description
SECTION 4
ENVIRONMENTAL ANALYSIS CHECKLIST
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
The following checklist takes into consideration the preparation of an environmental document prepared at an
earli er stage of the proposed proj ect. Thi s checkli st evaluates the adequacy of the earli er document pursuant to
Section 15162 and 15168 of the California Environmental Quality Act (CEQA) Guidelines.
A. BACKGROUND
Project Title(s):
Lead Agency:
Zone Change (MCAS Tustin Specific Plan Amendment) 05-002, Disposition and
Development Agreement, and Proposed Development Plan
City of Tustin, 300 Centennial Way, Tustin, California 92780
Lead Agency Contact Person: Mr. Dana Ogdon
Project Location:
Phone: (714) 573-3109
MCAS Tustin Specific Plan property, bound by Red Hill Avenue to the west,
Edinger Avenue to the north, Jamboree Road to the east, and Barranca Parkway to
the south.
Master Developer's Name and Address:
Project Applicant:
Tustin Legacy Community Partners, LLC (TLCP):
c/o Centex Homes
250 Commerce
Irvine, California 92602
City of Tustin/TLCP
General Plan Designation: MCAS Tustin Specific Plan
Zoning Designation: MCAS Tustin Specific Plan
Project Description: Approval of Zone Change (Specific Plan Amendment) 05-002, and Disposition
and Development Agreement (DDA) between the City of Tustin and Tustin Legacy Community Partners,
LLC, including a proposed Development Plan. The proposed project generally involves minor
adjustments to Planning Area boundaries and redistribution and/or elimination of planned land uses
within the Specific Plan/Reuse Plan area. The revised Specific Plan/Reuse Plan allows for development
of 4,601 dwelling units, 273.8 acres of landscaped parks/open space, 580.7 acres of commercial/light
industrial office development (8,223,085 square feet), 128.3 acres of education village, four schools
RIProjectslTustinlJ00414.0 Checklist-031406.doc
Environmental Analysis Checklist
4-1
sites, and 201.9 acres ofright-oi-way for arterial roadways and stormdrains. In summary, the proposed
Specific Plan Amendments, DDA and Development Plan do not propose additional residential units, and
the amount of commercial/light industrial office is reduced compared to the original Specific
Plan/Reuse Plan.
Surrounding Uses:
North: Metrolink rail line, Santa Ana/Santa Fe Channel, Residential
East: Peters Canyon Channel, Residential
South: Barranca Channel, Commercial
West: 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 No.
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
OTransportation & Circulation
OBiological Resources
OMineral Resources
OAgricultural Resources
OHazards and Hazardous Materials
ONoise
OPublic Services
OUtilities and Service Systems
OAesthetics
OCultural Resources
ORecreation
OMandatory Findings of
Significance
C. DETERMINA TION:
On the basis of this initial evaluation:
o I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
o 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.
o I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
o I find that the proposed project MAY have a significant effect(s) on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and
2) has been addressed by mitigation measures based on the earlier analysis as described on attached
sheets, if the effect is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated."
RIProjectslTustinlJ00414.0 Checklist-031406.doc
4-2
Environmental Analysis Checklist
An ENVIRONMENTAL IMP ACT REPORT is required, but it must analyze only the effects that
remain to be addressed.
[gI 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 aU 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.
D 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 NEGATIVE DECLARA nON 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:
~
~~-
Date: D 3/14/0(,
~6
Date ~'/~~
D. EV ALVA TION OF ENVIRONMENTAL IMPACTS
See Attached
R:\ProjectsITustinUOO4I4.0 Checklisl-001406.do<:
4-3
Environmental Analysis Checklist
EVALUATION OF ENVIRONMENTAL IMPACTS
No Substantial
New More Change From
Significant Severe Previous
I. AESTHETICS - Would the project: Impact Impacts Analysis
a) Have a substantial adverse effect on a scenic vista? D D [g]
b) Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway? D D [g]
c) Substantially degrade the existing visual character or
quality of the site and its surroundings? D D [g]
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area? D D [g]
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 [g]
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract? D D [g]
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 [g]
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 [g]
b) Violate any air quality standard or contribute substantially
to an existing or projected air quality violation? D D [g]
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 [g]
d) Expose sensitive receptors to substantial pollutant
concentrations? D D [g]
e) Create objectionable odors affecting a substantial number
of people? D D [g]
RIProjectslTustinlJ00414.0 Checklist-031406.doc 4-4 Environmental Analysis Checklist
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) 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 of loss, injury, or death
involving:
New
Significant
Impact
More
Severe
Impacts
No Substantial
Change From
Previous
Analysis
D
D
rg]
rg]
rg]
rg]
rg]
rg]
rg]
rg]
rg]
rg]
RIProjectslTustinlJ00414.0 Checklist-031406.doc
Environmental Analysis Checklist
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
4-5
No Substantial
New More Change From
Significant Severe Previous
i) Rupture of a known earthquake fault, as delineated on the Impact Impacts Analysis
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. D D [g]
ii) Strong seismic ground shaking? D D [g]
iii) Seismic-related ground failure, including liquefaction? D D [g]
iv) Landslides? D D [g]
b) Result in substantial soil erosion or the loss of topsoil? D D [g]
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 [g]
d) Be located on expansive soil, as defined in Table l8-l-B
of the Uniform Building Code (1994), creating substantial
risks to life or property? D D [g]
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 [g]
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 [g]
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 [g]
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 [g]
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 [g]
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 [g]
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 [g]
RIProjectslTustinlJ00414.0 Checklist-031406.doc 4-6 Environmental Analysis Checklist
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 QUALITY: - 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 D [g]
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 D [g]
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? D D [g]
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 D [g]
f) Otherwise substantially degrade water quality? D D [g]
g) Place housing within a lOO-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation map? D D [g]
h) Place within a lOO-year flood hazard area structures
which would impede or redirect flood flows? D D [g]
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?
D
D
D
D
[g]
[g]
j) Inundation by seiche, tsunami, or mudflow?
IX. LAND USE AND PLANNING - Would the project:
a) Physically divide an established community?
D
D
[g]
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4-7
Environmental Analysis Checklist
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? D D [g]
c) Conflict with any applicable habitat conservation plan or
natural community conservation plan? D D [g]
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? D D [g]
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? D D [g]
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? D D [g]
b) Exposure of persons to or generation of excessive
groundbome vibration or groundbome noise levels? D D [g]
c) A substantial permanent increase in ambient noise levels
in the project vicinity above levels existing without the
project? D D [g]
d) A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without the project? D D [g]
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? D D [g]
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? D D [g]
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)? D D [g]
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere? D D [g]
RIProjectslTustinlJ00414.0 Checklist-031406.doc 4-8 Environmental Analysis Checklist
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? D D ~
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
performance objectives for any of the public services:
Fire protection? D D ~
Police protection? D D ~
Schools? D D ~
Parks? D D ~
Other public facilities? D D ~
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 ~
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? D D ~
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)? D D ~
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?
D
D
~
d) Substantially increase hazards due to a design feature (e.g.
sharp curves or dangerous intersections) or incompatible uses
(e.g., fann equipment)?
D
D
D
D
D
D
~
~
~
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
RIProjectslTustinlJ00414.0 Checklist-031406.doc
4-9
Environmental Analysis Checklist
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)? D D [g]
XVI. UTILITIES AND SERVICE SYSTEMS-
Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board? D D [g]
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 [g]
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 [g]
d) Have sufficient water supplies available to selVe the
project from existing entitlements and resources, or are new or
expanded entitlements needed? D D [g]
e) Result in a determination by the wastewater treatment
provider which selVes or may selVe the project that it has
adequate capacity to selVe the project's projected demand in
addition to the provider's existing commitments? D D [g]
f) Be selVed by a landfill with sufficient permitted capacity
to accommodate the project's solid waste disposal needs? D D [g]
g) Comply with federal, state, and local statutes and
regulations related to solid waste? D D [g]
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? D D [g]
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 [g]
c) Does the project have environmental effects which will
cause substantial adverse effects on human beings, either
directly or indirectly? D D [g]
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MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
SECTION 5.0 ENVIRONMENTAL ANALYSIS AND EXPLANATION OF
CHECKLIST RESPONSES
INTRODUCTION
This section contains an analysis of environmental impacts as identified in the environmental
checklist form provided previously in Section 4. For each topical issue identified in the Initial
Study Checklist the following information is provided in this section:
. Summary of the Impacts from the FEIS/EIR
. Current Conditions (physical and regulatory setting)
. Comparison of Project and Previously Approved Project Impacts
. Mitigation and Implementation Measures
FEIS/EIR measures that have been completed
FEIS/EIR measures applicable to the proposed project
Refinements to FEIS/EIR measures
FEIS/EIR measures not applicable to the proposed project
. Sources (specific to each topical issue)
BASIS FOR PROJECT AND CUMULATIVE IMPACT ANALYSIS
The analysis of project-specific impacts presented in this section addresses the potential
impacts resulting from implementation of the proposed Specific Plan Amendment, DDA, and
Development Plan as described in Section 3, Project Description. It should be noted that for
purposes of analysis, refinements to land use statistics presented in the Specific Plan have
been made for specific topical issues (traffic/circulation, population, housing, etc.). The Specific
Plan is a planning document, with the maximum number of dwelling units determined based on
an estimate of available gross acreage. In refinements at the subdivision and design review
stages of individual development projects, actual number of units authorized by entitlements is
refined. The Specific Plan also does not reflect any density bonuses that have been granted by
the City as may be required by State Law. Land use statistics assumed in the respective
analyses presented in this Addendum are identified for relevant topical issues.
The area of physical impact for the proposed project includes the following: (a) the Specific Plan
area; (b) improvements to Peters Canyon Channel within and in the vicinity of the Specific Plan
(between the Metrolink rail crossing and Barranca Parkway); (c) impacts to Barranca Channel,
and (d) potential impacts to the Santa Ana/Santa Fe Channel.
In compliance with Section 15130(b)(1) of the State CEQA Guidelines, the cumulative analysis
presented in Section 5 of the FEIS/EIR is based on "a summary of projections contained in an
adopted general plan or related planning document designed to evaluate regional or areawide
conditions." Specifically, the FEIS/EIR evaluated cumulative impacts associated with build-out of
the general plans in the affected geographic area, including the cities of Tustin, Irvine, and
Santa Ana. To determine whether there have been any changes in circumstances relative to
cumulative conditions which would require major revisions to the FEIS/EIR, the general plans of
these jurisdictions, including amendments that have been adopted since certification of the
RIProjectslTustinlJ00415 Environ Analysis-031306.doc
5-1
Environmental Analysis and
Explanation of Checklist Responses
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
FEIS/EI R, have been reviewed in light of the currently proposed Specific Plan Amendment, and
the proposed DDA and Development Plan. The analysis of project impacts presented in this
Addendum takes into consideration updates to the respective General Plans and pertinent
Regional Plans, as well as projections adopted for relevant topical issues. Specifically, the
updated General Plans and Orange County Projections (OCP) 2004 demographic information
has been used in the modeling for traffic impacts and local and regional demographic
projections, which are addressed in this Addendum (refer to Section 5.11, Population and
Housing). These demographic projections are the basis for regional planning efforts; including
Southern California Association of Governments (SCAG) Regional Transportation Planning
projections and the South Coast Air Quality Management District Air Quality Management Plan
(refer to Section 5.2, Air Quality). Following is a summary of updated General Plan information
for each jurisdiction.
CITY OF TUSTIN
The City of Tustin adopted its current General Plan in January 2001 and its Housing Element
within the General Plan in November 2002. A description of the City of Tustin study area is
provided in the FEIS/EIR. When the FEIS/EIR was prepared it was identified that the City was
largely built out with the exception of Tustin Ranch, infill projects, and the MCAS Tustin site.
Tustin Ranch is now completely built out, consistent with General Plan projections. Since the
FEIS/EIR was prepared, the City of Tustin has adopted General Plan Amendments to largely
address the following: Housing Element update, Newport Avenue, EI Camino Real
reclassification; Columbus Grove reorganization; and to designate the former MCAS Tustin
Specific Plan/Reuse Plan area. These General Plan Updates have been reviewed by the City of
Tustin and are assumed in the regional analysis of this Addendum (e.g., traffic, air quality,
population and housing). The proposed Specific Plan Amendment, DDA, and Development Plan
are consistent with existing adopted General Plan projections.
CITY OF IRVINE
The City of Irvine adopted its 2000 General Plan Update in March 1999. Since adoption of the
General Plan there have been a number of General Plan Amendments, which are outlined in
General Plan Supplements 1 through 4. The General Plan Supplements identify City Council
approved General Plan Amendments from September 25, 2000 through December 2005.
Table A-1 of the City of Irvine General Plan, Maximum Intensity Standards by Planning Area,
and Table A-2, Non-Regulatory Maximum Intensity Standards: Land Use Acreage by Planning
Area, have been updated by the City to reflect currently allowed development (as of December
2005). Based on current information, the assumed land use distribution at buildout for the City of
Irvine, is as follows: 93,345 dwelling units (du) within the Residential designation; 2,850 du and
2,295,205 sf within the Multi-Use designation; 10,230 du, 4,684,366 sf of public facility use, and
14,433,204 sf of educational facility use within the Institutional designation; 6,536 du and
114,004,623 sf of industrial use in the Industrial designation; and 1,550 du and 22,195,420 sf of
commercial use in the Commercial designation. The City of Tustin has reviewed this information
for preparation of this Addendum, as well as projects currently being considered by the City of
Irvine. This information has been assumed in the regional analysis of impacts for traffic, air
quality, population and housing.
CITY OF SANTA ANA
A description of the City of Santa Ana study area is provided in the FEIS/EIR. As noted, the City
encompasses approximately 27 square miles (17,408 acres) and is largely built out. Any new
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development in the City would consist of redevelopment and infill development on the remaining
and under-utilized parcels. Since preparation of the FEIS/EIR, the City of Santa Ana updated its
Housing Element (December 2000). The updated housing information has been assumed in the
analysis presented in this Addendum. It should also be noted that the City is in the process of
updating its Airport Environs Element to reflect changes consistent with the County of Orange
Airport Land Use Commission Airport Environs Land Use Plan. The City of Tustin has reviewed
this information for preparation of this Addendum and has concluded that this will not change
the conclusions of this Addendum. This information has been assumed in the regional analysis
of impacts for traffic, air quality, population and housing.
REFERENCES USED IN DOCUMENT PREPARATION
For each topical issue in this section, sources/references used that are specific to the respective
issue are identified. To avoid repetition, following is a list of the primary sources used that are
applicable to each topical issue:
California. Governor's Office of Planning and Research. "Article 11. Types of EIRs." CEQA.
Title 14. California Code of Regulations. Chapter 3. Guidelines for Implementation of the
California Environmental Quality Act. 1996. California Resource Agency. January 17,
2006 <http://ceres.ca.gov/topic/envJaw/ceqa/guidelines/art11.html>.
Department of the Navy and City of Tustin. Final Environmental Impact Statement (FEIS)/Final
Environmental Impact Report (FEIR) for the Disposal and Reuse of Marine Corp Air
Station (MCAS) Tustin. Tustin and Irvine: Department of the Navy, January 10, 2001.
Irvine, City of. City of Irvine 2000 General Plan Update. March 9, 1999, and amended through
December 2005.
Planning Center, The. Tustin Legacy Specific Plan/Reuse Plan for the Marine Corps Air Station
(MCAS) Tustin. Tustin, California: Planning Center. 1996.
Planning Center, The. Tustin Legacy Specific Plan/Reuse Plan for the Marine Corps Air Station
(MCAS) Tustin. (Specific Plan Amendment). Tustin, California: Planning Center. 1996.
2006 [Draft].
Santa Ana, City of. Santa Ana General Plan Land Use Element. Prepared by Blodgett &
Associates. February 1998.
Tustin, City of. City of Tustin General Plan. Tustin, California: the City. January 16, 2001.
5.1 AESTHETICS
5.1.1 SUMMARY OF IMPACTS FROM FINAL EISIEIR
The FEIS/EIR addressed the change and contrast associated with implementation of various
land use categories in the Specific Plan area and Implementing Actions, with conclusions
focusing on impacts to identified sensitive viewers. Visual impacts were considered significant if
"sensitive viewers" (identified as the foreground residential viewers along Edinger Avenue and
Harvard Avenue) would experience a strong contrast or if there would be strong contrast to
areas/features of high scenic quality. The visual analysis in the FEIS/EIR used a contrast rating
system to analyze the potential visual impact of proposed development and activities. Contrast
is measured by comparing the project features with the major features in the existing landscape.
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Strong contrast is defined when the element contrast demands attention, will not be overlooked,
and is dominant in the landscape.
Views from SurroundinQ Viewshed
The FEIS/EIR concluded that implementation of the Specific Plan and Implementing Actions
would result in varying degrees of visual changes (from "no impact" to "moderate-to-strong
impact") as seen from surrounding "sensitive viewers." The following project components were
determined to have no aesthetic impacts that would be visible to sensitive viewers or that would
require mitigation: replacing aircraft parking aprons with urban-scale land uses; adding
buildings, pavement, and open space in place of the agricultural lands; changes to the
Community Park's existing facilities; rehabilitating aging military family housing; commercial
changes to the Community Core (e.g., office buildings, residences, and supporting public
services); and ongoing construction.
The following project components were determined to have weak-to-moderate visual changes
that were potentially positive and no mitigation is required: replacement or reuse of the main
station and the replacement of the paved areas of the blimp hangar areas with landscaping.
Moderate-to-strong visual changes that were not considered significant would result from:
changing the agricultural lands, aircraft parking aprons, and open areas to Commercial/
Business facilities and adding a Medium-density residential development (including single- and
multi-family housing, streets, driveways, walls, and landscaping) in place of the open area on
Edinger Avenue and Jamboree Road.
The only significant visual impact identified in the FEIS/EIR was the potential loss of both blimp
hangars which would change existing foreground, middleground, and background views.
Views from Within the Reuse Plan Area
The FEIS/EIR concluded that the transition of land within the reuse area to housing would
create more "sensitive viewers" over the twenty-year development period. This would create
potential visual impacts and benefits. The retention of one or both hangars may reduce view
corridors to those living in the area in years to come. The potential for significant impacts would
be greater if landscaping and urban design does not completely address aesthetic
considerations.
LiQht and Glare
The FEIS/EIR identified that high-intensity development would lead to more lighting sources.
However, this increase in lighting would not be noticeable from medium-to-far-range views
because of the flat topography of the area. Therefore, it was concluded in the FEIS/EIR that
increased lighting would not be a significant impact.
While increased glare is a safety concern, the FEIS/EIR determined that it could be controlled
through review and approval processes necessary in the cities of Tustin and Irvine. Therefore,
this impact was determined not to be significant.
5.1.2 CURRENT CONDITIONS
Based on the current City of Tustin General Plan (2001) and the City of Irvine General Plan
(2000), there are no designated scenic roadways or scenic vistas in the project vicinity. The
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sensitive viewers identified in the FEIS/EIR are the existing residences located north of Edinger
Avenue and east of Harvard Avenue. These residential uses are still present; however, new
single-family and multi-family residences within the MCAS Specific Plan area have been
constructed west of Harvard Avenue. Views from the previously identified "sensitive viewers"
along Harvard Avenue into the proposed project area have been altered with the introduction of
new residential development; however, this development has been implemented in compliance
with the development/reuse regulations and design standards outlined in the Specific Plan. The
new residential development is visually consistent with existing residential development. It
should also be noted that the perimeter wall along Harvard Avenue that previously obstructed
views to the west has been removed.
Consistent with information presented in the FEIS/EIR, there are no residences or sensitive
viewers south of Barranca Parkway or east of Red Hill Avenue.
5.1.3 COMPARISON OF PROPOSED AND PREVIOUSLY APPROVED PROJECT
IMPACTS
Environmental Checklist Responses
Would the project:
A. Have a substantial adverse effect on a scenic vista?
No Substantial Change from Previous Analysis. As indicated above, there are no designated
scenic vistas in the project area; therefore, the proposed Specific Plan Amendment, DDA, and
Development Plan would not result in a substantial adverse effect on a scenic vista. This
conclusion is consistent with the FEIS/EIR which did not identify impacts to a scenic vista.
B. Substantially damage scenic resources, including, but not limited to, trees, rock
outcroppings, and historic buildings within a state scenic highway?
No Substantial Change from Previous Analysis. Although the project site is not located
within the vicinity of a designated state scenic highway, the FEIS/EIR concluded that the loss of
both historic blimp hangars would be a significant visual impact, while the loss of only one
hangar would be less than significant. The proposed Specific Plan Amendment, DDA, and
Development Plan would not change the conclusions of the analysis from the FEIS/EIR relative
to these visual changes since the status of the hangars would not change with the proposed
changes in land use.
C. Substantially degrade the existing visual character or quality of the site and its
surroundings?
No Substantial Change from Previous Analysis. Although the proposed Specific Plan
Amendment, DDA, and Development Plan would result in the implementation of a modified land
use plan compared to that adopted in the MCAS Tustin Specific Plan, the types of uses to be
developed are consistent and would result in similar visual changes as those previously
analyzed. In the northern portion of the Specific Plan area, there have been no changes to the
proposed Low Density Residential and Village Service land use designations (refer to
Figure 2-1). Therefore, the proposed project would not result in changes to the visual setting or
aesthetic character of the area that is visible to sensitive viewers along Edinger Avenue that
was anticipated in the FEIS/EIR. As identified in the FEIS/EIR, foreground residential views
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would be obstructed due to intervening noise walls. This conclusion would not change with
implementation of the proposed Specific Plan Amendment, DDA, and Development Plan.
The previously designated Golf Village has been re-designated as Residential Core. Both of
these land use designations involve construction of residential uses along Edinger Avenue and
would not change the visual character anticipated in the FEIS/EIR. It should be noted that the
uses north of Edinger Avenue that would have views into the Residential Core area consist of
commercial and industrial uses and there are no sensitive viewsheds. As noted previously,
views from previously identified sensitive viewers along Harvard Avenue have changed since
completion of the FEIS/EIR with the introduction of new residential development, in compliance
with the Specific Plan. The proposed Residential Core uses would be visually consistent with
the new residential uses constructed to the east and proposed adjacent uses identified in the
revised Specific Plan (Community Core and Village Services). All development would be
designed in accordance with the Urban Design Plan (Section 2.17) and Development/Reuse
Regulations (Chapter 3) outlined in the Specific Plan which have been developed to ensure
compatibility (physically and visually) within the Specific Plan Area. Master design guidelines
are being developed by the project.
It should also be noted that development within the Specific Plan area would not impede
background views of the Lomas Ridge/Foothills as seen from Jamboree Road.
The land uses proposed for development with the Specific Plan Amendment, DDA, and
Development Plan would not result in a significant difference in the type of proposed uses in
areas that can be seen from sensitive viewers, and would not cause a substantial increase in
the severity of aesthetic impacts from what was identified in the FEIS/EIR.
D. Create a new source of substantial light or glare, which would adversely affect day
or nighttime views in the area?
No Substantial Change from Previous Analysis. The re-designation of Golf Village as
Residential core (low nighttime lighting) would continue to include residential development,
some additional commercial uses, and open space and parkland areas and has the potential to
create nighttime lighting. However, consistent with the conclusions presented in the FEIS/EIR,
the lighting that would be introduced with implementation of the proposed Specific Plan
Amendment, DDA, and Development Plan would be similar to light sources associated with the
existing commercial, industrial, and residential uses adjacent to the project site, and the
residential and commercial uses originally envisioned in the Golf Village (hotels, etc.).
All aspects of project design, including lighting, landscaping, and residential development are
required to be in compliance with Section 2.17 of the MCAS Tustin Specific Plan, Urban Design
Plan. Mitigation Measure Vis-1 from the FEIS/EIR includes a design review, which requires the
design of the project to be cohesive and in harmony with surrounding uses. Proposed light and
glare sources are regulated by Section 2.17.3(A), Urban Design Guidelines for Residential
Development, and Section 3.11.13, Lighting, of the MCAS Tustin Specific Plan. Compliance
with the design guidelines of the Specific Plan and implementation of mitigation Vis-1 would
reduce potential visual impacts to less than significant. This impact conclusion is consistent with
the environmental impacts previously evaluated in the FEIS/EIR.
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5.1.4 MITIGATION AND IMPLEMENTATION MEASURES
FEIS/EIR Measures That Have Been Completed
Vis-1 In conjunction with any zoning ordinance amendments to implement the Reuse
Plan in Tustin or Irvine, an urban design plan shall be adopted to provide for
distinct and cohesive architectural and landscape design, features and
treatments, as well as harmony with adjacent landscaping. The urban design
plan shall have the following elements:
. landscaping concept and master signage plan;
. design review and approval process;
. limits on development intensity for each specific land use;
. limits on height of structures and lot coverage;
. minimum site building setbacks;
. minimum on-site landscaping requirements;
. buffering requirements, including berms, masonry walls, and landscaping;
. lighting regulations, including regulations ensuring that exterior lighting does
not negatively impact surrounding property;
. screening regulations for mechanical equipment and outside storage; and
. site signage requirements, including sign permit approval.
FEIS/EIR Measures Applicable to the Proposed Proiect
The mitigation measure applicable to the proposed project has been implemented with adoption
of the original Specific Plan.
Refinements to FEIS/EIR Measures and New Measures
No refinements need to be made to the FEIS/EIR mitigation measures and no new mitigation
measures are required.
FEIS/EIR Measures Not Applicable to the Proposed Proiect
The FEIS/EIR mitigation measures are all applicable to the proposed project.
5.1.5 CONCLUSION
Pursuant to Sections 15162 and 15183 of the CEQA Guidelines, the City of Tustin has
determined, on the basis of substantial evidence in the light of the whole record, that: (a) the
amended project does not propose substantial changes to the project affecting aesthetics and
visual resources, which would require major revisions to the FEIS/EIR; (b) there have been no
substantial changes in circumstances under which the project will be undertaken that will
require major revisions to the FEIS/EIR due to new or substantially more severe significant
environmental effects related to aesthetics and visual resources than previously analyzed in the
FEIS/EIR; and (c) no new information of substantial importance, as described in
subsection (a)(3) of Section 15164 of the CEQA Guidelines, related to aesthetics and visual
resources has been revealed that would require major revisions to the FEIS/EIR or its
conclusions.
There are no new mitigation measures or alternatives that could be implemented that would
reduce the significant unavoidable visual impact associated with the removal of the blimp
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hangars. Therefore, the removal of the blimp hangars would continue to be a significant
unavoidable visual impact. However, the proposed project would not result in a substantial
increase in the severity of visual impacts beyond that identified in the FEIS/EIR. The Tustin City
Council adopted a Statement of Overriding Considerations for the FEIS/EIR on January 16,
2001.
SOURCES
In addition to the sources used in preparation of this Addendum identified at the beginning of
Section 5, the following sources were used to address aesthetic issues:
BonTerra Consulting. Field Reconnaissance conducted by Christina Andersen, Principal,
January 28, 2006.
5.2 AGRICULTURE
5.2.1 SUMMARY OF IMPACTS FROM FINAL EIS/EIR
The FEIS/EIR concluded that the conversion of 682 acres of Prime Farmland and 20 acres of
Farmland of Statewide Importance to urban uses would result in a significant unavoidable
impact. While development of designated Farmland is considered a significant effect, pursuant
to the Farmland Protection Policy Act (FPPA), the Natural Resources Conservation Service
(NRCS) and Department of the Navy (DoN) deemed that protection under the FPPA was not
warranted. Additionally, it was identified that there are no areas within the project site subject to
Williamson Act Contract.
Mitigation involving replacement and protection of the impacted farmland, including:
(a) purchase of off-site farmland to replace the farmland that will be lost; (b) the purchase and
improvement of non-agricultural farmland; or (c) protection of the existing farmland with
agricultural easements, transfer of development rights, right-to-farm ordinances, and/or the
Williamson Act were all considered in the FEIS/EIR and were determined to be infeasible.
Because there is no long-term viable mitigation to offset the impact of converting Farmland to
urban uses, this impact was identified as significant and unavoidable.
5.2.2 CURRENT CONDITIONS
Since certification of the FEIS/EIR all agricultural activities on site have ceased. However, the
current (2004) California Department of Conservation's Farmland Mapping and Monitoring
Program (FMMP) has not been updated to reflect the absence of agricultural activities, but
instead continues to map farmland within the Specific Plan area based on the previous
agricultural activities. As a result, based on the review of the current (2004) information provided
by the FMMP, designated Farmland (Prime and Statewide Importance) identified within the
Specific Plan area has not changed since preparation of the FEIS/EIR. It should be noted,
however, that with the termination of agricultural activities on site, it is likely that in future
mapping cycles (conducted by the Department of Conservation every two years), areas
designated as Prime Farmland and Farmland of Statewide Importance would be reclassified.
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5.2.3 COMPARISON OF PROPOSED AND PREVIOUSLY APPROVED PROJECT
IMPACTS
Environmental Checklist Responses
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?
No Substantial Change from Previous Analysis. The physical impact area for the proposed
Specific Plan Amendment, DDA, and Development Plan is the same as that identified in the
FEIS/EIR. Implementation of the proposed project would continue to impact areas mapped
(though not used) as Prime Farmland. Designated Farmland of Statewide Importance within the
Specific Plan area is outside of the Master Developer footprint, and is located north of Barranca
Parkway, west of Harvard Avenue, and east of Jamboree Boulevard. The area is currently
under development. Additionally, there are no areas subject to a Williamson Act contract, and
conservation of farmland in this area was deemed unwarranted by NRCS. Implementation of the
proposed project would not change the impact conclusions presented in the FEIS/EI R. The loss
of Prime Farmland and Farmland of Statewide Importance would remain a significant and
unavoidable impact. The mitigation options previously identified in the FEIS/EIR are still
infeasible and would be ineffective to reduce the localized adverse effects associated with the
loss of mapped/designated farmland. No new mitigation options are available to reduce this
impact to a level considered at less than significant beyond those considered in the FEIS/EIR.
5.2.4 MITIGATION AND IMPLEMENTATION MEASURES
As previously noted, the FEIS/EIR identified replacement or protection of Farmland as the only
mitigation that would reduce the significant effect on agricultural resources to a level considered
less than significant. These measures were determined to be infeasible and remain infeasible
for the reasons identified in the FEIS/EIR. Further, these measures would be ineffective to
reduce the localized adverse affects associated with the loss of mapped/designated farmland.
5.2.5 CONCLUSION
Pursuant to Sections 15162 and 15183 of the CEQA Guidelines, the City of Tustin has
determined, on the basis of substantial evidence in the light of the whole record, that: (a) the
amended project does not propose substantial changes to the project affecting agricultural
resources, which would require major revisions to the FEIS/EIR; (b) there have been no
substantial changes in circumstances under which the project will be undertaken that will require
major revisions to the FEIS/EIR due to new or substantially more severe significant
environmental effects related to agricultural resources than previously analyzed in the FEIS/EIR;
and (c) no new information of substantial importance, as described in subsection (a)(3) of
Section 15164 of the CEQA Guidelines, related to agricultural resources has been revealed that
would require major revisions to the FEIS/EIR or its conclusions.
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There are no new feasible mitigation measures that could be implemented that would reduce
the significant unavoidable impact associated with the conversion of Farmland to urban uses.
Mitigation options identified in the FEIR/EIR determined to be infeasible are still infeasible and
ineffective to reduce impacts to a level considered less than significant. There would not be a
substantial increase in the severity of project-specific and cumulative impacts to agricultural
resources beyond that identified in the FEIS/EIR; however, these impacts would continue to be
significant unavoidable impacts of the proposed project. The Tustin City Council adopted a
Statement of Overriding Considerations for the FEIS/EI R on January 16, 2001.
SOURCES
In addition to the sources used in preparation of this Addendum identified at the beginning of
Section 5, the following sources were used to address agricultural issues:
California. Division of Land Resource Protection. Farmland Mapping and Monitoring Program.
"Farmland Map: Orange County, CA." Sacramento: FMMP, 2004.
5.3 AIR QUALITY
5.3.1 SUMMARY OF IMPACTS FROM FINAL EIS/EIR
The FEIS/EIR addressed construction-related (short-term) and operational (long-term) air
quality emissions; localized carbon monoxide (CO) "hot spots"; air toxics and consistency with
the South Coast Air Quality Management District (SCAQMD) Air Quality Management Plans
(AQMPs). The FEIS/EIR concluded that development of the Specific Plan and Implementing
Actions would result in significant short-term construction and long-term operational air quality
impacts. While the City of Tustin has an existing Traffic Reduction/Traffic Demand Management
(TR/TDM) program (Ordinance No. 1062, approved in 1991) in place as part of its Congestion
Management Program and has policies in place that help to reduce long-term emissions
(e.g., use of bicycle transportation), the FEIS/EIR concluded that these programs and policies
are not sufficient to reduce impacts to a level considered less than significant. Short- and long-
term emissions were identified as significant and unavoidable.
In addition, the FEIS/EIR concluded that the MCAS Tustin Reuse Plan would not be consistent
with the 1994 and 1997 AQMPs because these plans did not consider emissions associated
with the planned intensity assumed by the Specific Plan and Implementing Actions. This impact
was identified as significant and unavoidable.
The CO hot spot analysis in the FEIS/EIR addressed CO levels at intersections with the highest
traffic volumes and LOS during the analysis years (2005 and 2020). The intersections selected
for the Year 2005 analysis were: Jamboree Road/Barranca Parkway, Jamboree Road/
Michelson Drive, Grand Avenue/Edinger Avenue, and Von Karman Avenue/Barranca Parkway.
The intersections evaluated for 2020 conditions were: Jamboree Road/Barranca Parkway,
Jamboree Road/Michelson Drive, Tustin Ranch Road/Walnut Avenue, Culver Drive/Irvine
Center Drive, and Grand Avenue/Edinger Avenue. Based on the analysis, the FEIS/EIR
concluded that no sensitive receptors at these locations would be exposed to CO hot spots in
the years 2005 and 2020; therefore, the CO impact was considered less than significant.
The FEIS/EIR also concluded that operational emissions from proposed businesses would
comply with SCAQMD's regulations for operation, and would be less than significant.
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5.3.2 CURRENT CONDITIONS
ReQulatorv SettinQ
The Specific Plan area continues to be within the South Coast Air Basin (SCAB) under the
jurisdiction of the SCAQMD and California Air Resources Board (CARB). Since certification of
the FEIS/EIR, a new AQMP has been adopted. The SCAQMD and Southern California
Association of Governments (SCAG), in coordination with local governments and the private
sector, have developed the AQMP for the air basin. The AQMP is the most important air quality
management document for the basin because it provides the blueprint for meeting state and
federal ambient air quality standards. The 2003 AQMP is the current approved applicable air
plan. The plan was adopted locally on August 1,2003, by the governing board of the SCAQMD.
CARB adopted the plan as part of the California State Implementation Plan on October 23,
2003. The EPA adopted the mobile source emission budgets on March 25, 2004. The PM1Q
attainment plan received final approval on November 5, 2005, with an effective date of
December 14, 2005. The EPA has not approved the ozone or CO attainment plans to date. For
federal purposes, the 1997 AQMP with the 1999 amendments is the current applicable Ozone
attainment plan. The CO attainment plan in the 1997 AQMP was approved by the EPA but only
on an interim basis through 1998. Therefore, the basin does not have a federally approved CO
attainment plan.
State law mandates the revIsion of the AQMP at least every three years, and federal law
specifies certain dates for attaining criteria pollutant standards, and preparing plans to meet
them. Under federal law, the SCAB has been designated by the U.S. Environmental Protection
Agency (USEPA) as a non-attainment area for ozone, carbon monoxide, and suspended
particulates. The SCAB has met the federal nitrogen dioxide standards for the third year in a
row, and therefore is qualified for re-designation to attainment. However, SCAB is still
designated as being in non-attainment; therefore, a maintenance plan for nitrogen dioxide is
included in the 2003 AQMP. Under California state law, the California Clean Air Act (CCAA)
mandates the implementation of a program that would achieve the California Ambient Air
Quality Standards (CAAQS) and the CCAA mandates the implementation of new air quality
performance standards.
The overall control strategy for the 2003 AQMP is to meet applicable state and federal
requirements and to demonstrate attainment with ambient air quality standards. The 2003
AQMP contains short- and long-term measures. These measures are included in Appendix IV-B
of the 2003 AQM P.
Short-term measures propose the application of available technologies and management
practices between 2005 and 2010. The 2003 AQMP includes 24 short-term control measures
for stationary and mobile sources that are expected to be implemented within the next several
years. The stationary source measures in the 2003 AQMP include measures from the 1997
AQMP and 1999 Amendment to the Ozone State Implementation Plan (SIP) with eleven
additional new control measures. In addition, a new transportation conformity budget backstop
measure is included in the 2003 AQMP.
One long-term measure for stationary sources is included in the 2003 AQMP. This control
measure seeks to achieve additional volatile organic compounds (VOC) reductions from
stationary sources. The long-term measure is made up of Tier I and Tier II components. The
Tier I long-term measure has an adoption date between 2005 and 2007 and implementation
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date between 2007 and 2009 for Tier I. Tier II has an adoption date between 2006 and 2008
and implementation date between 2008 and 2010.
To ultimately achieve ambient air quality standards, additional emission reductions will be
necessary beyond the implementation of short-term measures. The long-term measure relies on
the advancement of technologies and control methods that can reasonably be expected to
occur between 2005 and 2010. Additional stationary source control measures are included in
Appendix IV-B of the AQMP Proposed 2003 State and Federal Strategy for the California SIP.
Contingency measures are also included in Appendix IV, Section 2 of the 2003 AQMP.
It should be noted that significance thresholds established in the SCAQMD's 1993 CEQA
Handbook are still applicable for use in assessing the regional impact of project-related air
pollutant emissions.
Air Qualitv ModelinQ
The vehicular emissions model that was used for analysis of the MCAS Tustin Specific Plan
(i.e., EMFAC7G) has been modified since certification of the FEIS/EIR in January 2001.
EMFAC2002, published by the California Air Resources Board, is the current version of the
model (with the April 2003 version being the most recent) and provides updated exhaust
emissions rates and evaporative emissions data for vehicles. In addition, it more accurately
estimates heavy-duty vehicle emissions. The SCAQMD has posted vehicular emission factors
on their CEQA website that are derived from EMFAC2002, and such emission factors were
used to calculate emissions for the proposed project.
While the trip generation numbers associated with the original Specific Plan/Reuse and the
proposed project may be minimal or unchanged, potential emission rates may be different
(increased or decreased) due to differences in regional emission calculation methodologies and
assumptions which are described in more detail in Appendix A. Therefore, in addition to use of
the new model to evaluate the Specific Plan Amendment, DDA, and Development Plan, to
ensure an "apples to apples" comparison and assessment of the proposed project and the
existing Specific Plan, EMFAC2002 and its new emission factors were also used to re-asses the
existing Specific Plan Land uses.
CO Hot Spot Analvsis
As stated above, the FEIS/EIR analyzed whether CO hot spots would result from
implementation of the MCAS Tustin Specific Plan and Implementing Actions. Except for revised
emission factors from the EMFAC2002 program, neither state or federal CO standards, nor the
methods used to analyze CO hot spots have substantially changed since certification of the
FEIS/EIR. The current EMFAC2002 program reports lower CO emission factors than the
EMFAC7G program used in the FEIS/EIR. These lower emission factors would result in lower
CO concentrations than reported in the FEIS/EIR. In fact, the recent trend in air quality emission
analysis is to no longer perform CO hot spot analyses because, over time, they have not proven
to be an effective indicator of localized air quality. This is based on CO modeling performed for
the 2003 AQMP to demonstrate attainment of the federal CO standards. Modeling was
performed for four intersections considered the worst-case intersections in the South Coast Air
Basin. These intersections included Wilshire at Veteran, Sunset at Highland, La Cienega at
Century, and Long Beach at Imperial. Table 4-10 of Appendix V of the AQMP shows that
modeled 1-hour average concentrations at these four intersections for 2002 conditions are
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actually below the 8-hour standard of 9 parts per million (ppm). The highest modeled 1-hour
average concentration of 4.6 ppm occurred at the Wilshire and Veteran intersection.
SCAQM D Rules 402 and 403
As noted in the FEIS/EIR, during construction of the proposed project, the City and its
contractors would be required to comply with regional rules, which would assist in reducing
short-term air pollutant emissions. SCAQMD updated its fugitive dust control rules
(i.e., Rule 402 and Rule 403) in January 2005, after certification of the FEIS/EIR. SCAQMD
Rule 402 requires that air pollutant emissions should not create a nuisance off-site. SCAQMD
Rule 403 requires that fugitive dust be controlled with the best available control measures so the
presence of such dust does not remain visible in the atmosphere beyond the property line of the
emission source. Two options are presented in Rule 403: monitoring of particulate
concentrations or active control. Monitoring involves a sampling network around the project with
no additional control measures unless specified concentrations are exceeded. The active
control option does not require any monitoring, but requires that a list of measures be
implemented starting with the first day of construction. Monitoring of particulate concentrations
does not reduce fugitive dust emissions; therefore, to minimize fugitive dust emissions, the City
and its contractors would utilize the measures presented in SCAQMD Rule 403 rather than the
monitoring option during project construction activities.
Rule 403 requires that "A person conducting active operations within the boundaries of the
South Coast Air Basin shall utilize one or more of the applicable best available control measures
to minimize fugitive dust emissions from each fugitive dust source type which is part of the
active operation." Rule 403 also requires that the construction activities "shall not cause or allow
PM1Q levels to exceed 50 micrograms per cubic meter when determined by simultaneous
sampling, as the difference between upwind and down wind sample." A project is exempt from
the monitoring requirement "if the dust control actions, as specified in Table 2 are implemented
on a routine basis for each applicable fugitive dust source type." Table 2 from Rule 403 is
presented below as Table 5-1. Under high wind conditions (i.e., when wind gusts exceed
25 miles per hour), additional control measures are required and "the required control measures
for high wind conditions are implemented for each applicable fugitive dust source type, as
specified in Table 1." Table 1 from Rule 403 is presented below as Table 5-2.
Further, Rule 403 requires that the project shall "prevent or remove within one hour the track-out
of bulk material onto public paved roadways as a result of their operations." Alternatively, the
project can "take at least one of the actions listed in Table 3." Table 3 from Rule 403 is
presented below as Table 5-3. In addition, the project would be required to "prevent the track-
out of bulk material onto public paved roadways as a result of their operations and remove such
material at anytime track-out extends for a cumulative distance of greater than 50 feet on to any
paved public road during active operations; and remove all visible roadway dust tracked-out
upon public paved roadways as a result of active operations at the conclusion of each work day
when active operations cease. (SCAQMD 2005)"
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TABLE 5-1
FUGITIVE DUST CONTROL ACTIONS FOR EXEMPTION TO MONITORING
(RULE 403, TABLE 2)
Earth-moving (except
construction cutting and filling
areas, and mining operations)
Earth-moving: Construction fill
areas
Earth-moving: Construction cut
areas and mining operations
Disturbed surface areas (except
completed grading areas)
Disturbed surface areas:
Completed grading areas
Inactive disturbed surface areas
Unpaved Roads
Open storage piles
All Categories
(1a) Maintain soil moisture content at a minimum of 12 percent, as determined by ASTM
method 0-2216, or other equivalent method approved by the Executive Officer, the
California Air Resources Board, and the USEPA. Two soil moisture evaluations must
be conducted during the first three hours of active operations during a calendar day,
and two such evaluations each subsequent four-hour period of active operations; OR
(1 a-1) For any earth moving which is more than 100 feet from all property lines, conduct
watering as necessary to prevent visible dust emissions from exceeding 100 feet in
length in any direction.
(1b) Maintain soil moisture content at a minimum of 12 percent, as determined by ASTM
method 0-2216, or other equivalent method approved by the Executive Officer, the
California Air Resources Board, and the USEPA. For areas which have an optimum
moisture content for compaction of less than 12 percent, as determined by ASTM
Method 1557 or other equivalent method approved by the Executive Officer and the
California Air Resources Board and the USEPA, complete the compaction process as
expeditiously as possible after achieving at least 70 percent of the optimum soil
moisture content. Two soil moisture evaluations must be conducted during the first
three hours of active operations during a calendar day, and two such evaluations
during each subsequent four-hour period of active operations.
(1 c) Conduct watering as necessary to prevent visible emissions from extending more
than 100 feet beyond the active cut or mining area unless the area is inaccessible to
watering vehicles due to slope conditions or other safety factors.
(2a/b) Apply dust suppression in sufficient quantity and frequency to maintain a stabilized
surface. Any areas which cannot be stabilized, as evidenced by wind driven fugitive
dust must have an application of water at least twice per day to at least 80 percent of
the unstabilized area.
(2c) Apply chemical stabilizers within five working days of grading completion; OR
(2d) Take actions (3a) or (3c) specified for inactive disturbed surface areas
(3a) Apply water to at least 80 percent of all inactive disturbed surface areas on a daily
basis when there is evidence of wind driven fugitive dust, excluding any areas which
are inaccessible to watering vehicles due to excessive slope or other safety
conditions; OR
(3b) Apply dust suppressants in sufficient quantity and frequency to maintain a stabilized
surface; OR
(3c) Establish a vegetative ground cover within 21 days after active operations have
ceased. Ground cover must be of sufficient density to expose less than 30 percent of
unstabilized ground within 90 days of planting, and at all times thereafter; OR
(3d) Utilize any combination of control actions (3a), (3b), and (3c) such that, in total, these
actions apply to all inactive disturbed surface areas.
(4a) Water all roads used for any vehicular traffic at least once per every two hours of
active operations; OR
(4b) Water all roads used for any vehicular traffic once daily and restrict vehicle speeds to
15 miles per hour; OR
(4c) Apply a chemical stabilizer to all unpaved road surfaces in sufficient quantity and
frequency to maintain a stabilized surface.
(5a) Apply chemical stabilizers; OR
(5b) Apply water to at least 80 percent of the surface area of all open storage piles on a
daily basis when there is evidence of wind driven fugitive dust; OR
(5c) Install temporary coverings; OR
(5d) Install a three-sided enclosure with walls with no more than 50 percent porosity which
extends, at a minimum, to the top of the pile.
(6a) Any other control measures approved by the Executive Officer and the USEPA as
equivalent to the methods specified in Table 2 may be used.
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TABLE 5-2
REQUIRED BEST AVAILABLE CONTROL MEASURES
(SCAQMD RULE 403, TABLE 1)
Backfilling
01-1 Stabilize backfill material when not actively
handling; and
01-2 Stabilize backfill material during handling; and
01-3 Stabilize soil at completion of activity.
Clearing and Grubbing
02-1 Maintain stability of soil through pre-watering of site
prior to clearing and grubbing; and
02-2 Stabilize soil during clearing and grubbing
activities; and
02-3 Stabilize soil immediately after clearing and
grubbing activities.
Clearing Forms
03-1 Use water spray to clear forms; or
03-2 Use sweeping and water spray to clear forms; or
03-3 Use vacuum system to clear forms.
Crushing
04-1 Stabilize surface soils prior to operation of support
equipment; and
04-2 Stabilize material after crushing.
Cut and Fill
05-1 Pre-water soils prior to cut and fill activities; and
05-2 Stabilize soil during and after cut and fill activities.
Demolition - Mechanical/Manual
06-1 Stabilize wind erodible surfaces to reduce dust;
and
06-2 Stabilize surface soil where support equipment and
vehicles will operate; and
06-3 Stabilize loose soil and demolition debris; and
06-4 Comply with AQMD Rule 1403.
Disturbed Soil
07-1 Stabilize disturbed soil throughout the construction
site; and
07 -02 Stabilize disturbed soil between structures
. Mix backfill soil with water prior to moving
. Dedicate water truck or high capacity hose to
backfilling equipment
. Empty loader bucket slowly so that no dust plumes
are generated
. Minimize drop height from loader bucket
. Maintain live perennial vegetation where possible
. Apply water in sufficient quantity to prevent
generation of dust plumes
. Use of high pressure air to clear forms may cause
exceedance of Rule requirements
. Follow permit conditions for crushing equipment
. Pre-water material prior to loading into crusher
. Monitor crusher emissions opacity
. Apply water to crushed material to prevent dust
plumes
. For large sites, pre-water with sprinklers or water
trucks and allow time for penetration
. Use water trucks/pulls to water soils to depth of cut
prior to subsequent cuts
. Apply water in sufficient quantities to prevent the
generation of visible dust plumes
. Limit vehicular traffic and disturbances on soils
where possible
. If interior block walls are planned, install as early
as possible
. Apply water or a stabilizing agent in sufficient
quantities to prevent the generation of visible dust
plumes
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TABLE 5-2 (Continued)
REQUIRED BEST AVAILABLE CONTROL MEASURES
(SCAQMD RULE 403, TABLE 1)
Earth-Moving Activities
08-1 Pre-apply water to depth of proposed cuts; and
08-2 Re-apply water as necessary to maintain soils in a
damp condition and to ensure that visible
emissions do not exceed 100 feet in any direction;
and
08-3 Stabilize soils once earth-moving activities are
complete.
Importing/Exporting of Bulk Materials
09-1 Stabilize material while loading to reduce fugitive
dust emissions; and
09-2 Maintain at least six inches of freeboard on haul
vehicles; and
09-3 Stabilize material while transporting to reduce
fugitive dust emissions; and
09-4 Stabilize material while unloading to reduce fugitive
dust emissions; and
09-5 Comply with Vehicle Code Section 23114.
Landscaping
10-1 Stabilize soils, materials, slopes
Road Shoulder Maintenance
11-1 Apply water to unpaved shoulders prior to clearing;
and
11-2 Apply chemical dust suppressants and/or washed
gravel to maintain a stabilized surface after
completing road shoulder maintenance.
Screening
12-1 Pre-water material prior to screening; and
12-2 Limit fugitive dust emissions to opacity and plume
length standards; and
12-3 Stabilize material immediately after screening.
Staging Areas
13-1 Stabilize staging areas during use; and
13-2 Stabilize staging area soils at project completion.
. Grade each project phase separately, timed to
coincide with construction phase
. Upwind fencing can prevent material movement on
site
. Apply water or a stabilizing agent in sufficient
quantities to prevent the generation of visible dust
plumes
. Use tarps or other suitable enclosures on haul
trucks
. Check belly-dump truck seals regularly and
remove any trapped rocks to prevent spillage
. Comply with track-out prevention/mitigation
requirements
. Provide water while loading and unloading to
reduce visible dust plumes
. Apply water to materials to stabilize, maintain
materials in a crusted condition
. Maintain effective cover over materials
. Stabilize sloping surfaces using soil binders until
vegetation or ground cover can effectively stabilize
the slopes
. Hydroseed prior to rain season
. Installation of curbing and/or paving of road
shoulders can reduce recurring maintenance costs
. Use of chemical dust suppressants can inhibit
vegetation growth and reduce future road shoulder
maintenance costs
. Dedicate water truck or high capacity hose to
screening operation
. Drop material through the screen slowly and
minimize drop height
. Install wind barrier with a porosity of no more than
50% upwind of screen to the height of the drop
point
. Limit size of staging area
. Limit vehicle speeds to 15 miles per hour
. Limit number and size of staging area
entrances/exists
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TABLE 5-2 (Continued)
REQUIRED BEST AVAILABLE CONTROL MEASURES
(SCAQMD RULE 403, TABLE 1)
Stockpiles/Bulk Material Handling
14-1 Stabilize stockpiled materials.
14-2 Stockpiles within 100 yards of off-site occupied
buildings must not be greater than eight feet in
height; or must have a road bladed to the top to
allow water truck access or must have an
operational water irrigation system that is capable
of complete stockpile coverage.
Traffic Areas for Construction Activities
15-1 Stabilize all off-road traffic and parking areas; and
15-2 Stabilize all haul routes; and
15-3 Direct construction traffic over established haul
routes.
Trenching
16-1 Stabilize surface soils where trencher or excavator
and support equipment will operate; and
16.2 Stabilize soils at the completion of trenching
activities.
Truck Loading
17 -1 Pre-water material prior to loading; and
17.2 Ensure that freeboard exceeds six inches (CVC
23114 )
Turf Overseeding
18-1 Apply sufficient water immediately prior to
conducting turf vacuuming activities to meet
opacity and plume length standards; and
18-2 Cover haul vehicles prior to exiting the site.
Unpaved Roads/Parking Lots
19-1 Stabilize soils to meet the applicable performance
standards; and
19-2 Limit vehicular travel to established unpaved roads
(haul routes) and unpaved parking lots.
Vacant Land
20-1 In instances where vacant lots are 0.10 acre or
larger and have a cumulative area of 500 square
feet or more that are driven over and/or used by
motor vehicles and/or off-road vehicles, prevent
motor vehicle and/or off-road vehicle trespassing,
parking and/or access by installing barriers, curbs,
fences, gates, posts, signs, shrubs, trees or other
effective control measures.
. Add or remove material from the downwind portion
of the storage pile
. Maintain storage piles to avoid steep sides or
faces
. Apply gravel/paving to all haul routes as soon as
possible to all future roadway areas
. Barriers can be used to ensure vehicles are only
used on established parking areas/haul routes
. Pre-watering of soils prior to trenching is an
effective preventive measure.
. For deep trenching activities, pre-trench to 18
inches, soak soils via the pre-trench and resume
trenching
. Washing mud and soils from equipment at the
conclusion of trenching activities to prevent
crusting and drying of soil on equipment
. Empty loader bucket such that no visible dust
plumes are created
. Ensure that the loader bucket is close to the truck
to minimize drop height while loading
. Haul waste material immediately off-site
. Restricting vehicular access to established
unpaved travel paths and parking lots can reduce
stabilization requirements
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TABLE 5-3
TRACK OUT CONTROL OPTIONS
(RULE 403, TABLE 3)
(1 ) Pave or apply chemical stabilization at sufficient concentration and frequency to maintain a stabilized surface
starting from the point of intersection with the public paved surface, and extending for a centerline distance of
at least 100 feet and a width of at least 20 feet.
(2) Pave from the point of intersection with the public paved road surface, and extending for a centerline distance
of at least 25 feet and a width of at least 20 feet, and install a track-out control device immediately adjacent to
the paved surface such that exiting vehicles do not travel on any unpaved road surface after passing through
the track-out control device.
(3) Any other control measures approved by the Executive Officer and the USEPA as equivalent to the methods
specified in Table 3 may be used.
5.3.3 COMPARISON OF PROPOSED AND PREVIOUSLY APPROVED PROJECT
IMPACTS
Environmental Checklist Responses
Would the project:
A. Conflict with or obstruct implementation of the applicable air quality plan?
Reduced Impact from Previous Analysis. As noted above, the FEIS/EIR concluded that the
MCAS Tustin Specific Plan and Implementation Actions would not be consistent with the 1994
and 1997 AQMPs because these plans did not consider emissions associated with the planned
intensity assumed by the Specific Plan and Implementation Actions. This inconsistency was
addressed during preparation of the 2003 AQMP which considered regional operational air
quality impacts associated with buildout of the MCAS Tustin Specific Plan by incorporating more
current growth projections. As a result, the adopted project is no longer inconsistent with the
AQMP. The proposed Specific Plan Amendment, DDA, and Development Plan would not
change the total number of allowed residential units within the area (it merely redistributes
them), reduces the amount of non-residential development, and would be substantially
consistent with the growth projections assumed in the 2003 AQMP. No impact would result.
B. Violate any air quality standard or contribute substantially to an existing or
projected air quality violation?
C. Result in cumulatively considerable net increase of any criteria pollutant for which
the project region is non-attainment under an applicable federal or state ambient
air quality standard (including releasing emissions, which exceed quantitative
thresholds for ozone precursors)?
D. Expose sensitive receptors to substantial pollutant concentrations?
No Substantial Change from Previous Analysis. Following is a discussion of the impacts of
the proposed Specific Plan Amendment, DDA, and Development Plan as they relate to each of
the topics addressed in the FEIS/EIR. As noted above, the significance thresholds provided in
SCAQMD's 1993 CEQA Handbook are still applicable.
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Construction
In recognition that actual construction schedules would be determined at a later date, the
construction analysis presented in the FEIS/EIR was based on assumptions for the peak
construction year. This information was then used to estimate construction activity during the
peak construction quarter and peak construction day. Based on current phasing assumptions of
the DDA (see Section 3.2.3 of this Addendum), construction activities associated with the
proposed project would be consistent with the assumptions for peak construction activities
outlined in the FEIS/EIR.
Because the proposed project would not change the construction efforts required to implement
the project, it would not result in substantially different or more severe air pollutant emissions
during construction. Section 5.3.4 below includes measures carried forward from the FEIS/EIR
as well as an updated MM AQ-1 for reducing construction-related air quality impacts. The intent
of MM AQ-1 remains the same, but as modified incorporates additional strategies for controlling
fugitive dust (also known as PM1Q or particulate matter) emissions, and reflects provisions of
SCAQMD's updated fugitive dust control rules (i.e., Rule 402 and Rule 403), which became
effective in January 2005, after certification of the FEIS/EIR. Compliance with refined MM AQ-1
would yield greater PM1Q reduction benefits than the original mitigation measures included in the
FEIS/EI R.
Consistent with the conclusions reached in the FEIS/EIR, the proposed project would result in
significant short-term construction air quality impacts. Because the construction activities have
not changed, the proposed project would not substantially increase the type or severity of
construction-related air quality impacts from identified in the FEIS/EIR. Because MM AQ-1 is
modified to require compliance with the updated dust controls now mandated by Rules 402
and 403, new control technologies available to reduce construction air quality impacts would be
implemented during project construction.
Operation
The primary source of long-term regional emissions generated by the proposed project would
be from motor vehicles. Other long-term emissions are associated with regional power plants
and facilities (off-site stationary sources), which would supply electricity and natural gas for the
site. As detailed in Section 5.15, Transportation and Traffic, implementation of the proposed
Specific Plan Amendment, DDA, and Development Plan would result in average daily traffic
(ADT) volumes that are consistent with those assumed in the FEIS/EI R. However, as noted
under the discussion of "current conditions" above, the vehicular emissions model that was used
for analysis in the FEIS/EIR has been modified.
Mestre Greve Associates, Inc. prepared an updated analysis of the potential regional air quality
impacts for the proposed project, which is available for review at the Community Development
County at the City of Tustin City Hall. The analysis includes the following: (1) discussion of the
differences in calculating predicted regional emissions between the analysis in the FEIS/EIR
and the updated analysis; (2) updated modeling to predict emissions associated with introducing
development pursuant to the proposed project; (3) comparison of the predicted emissions for
the approved project from the FEIS/EIR and what those emissions would be with the
revised/current vehicular emission factors; and (4) comparison of emission calculations for the
approved project and the proposed amendments that were performed with the same
assumptions so that the two scenarios could be compared accurately. Detailed information
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about the assumptions included in the analysis is presented in Appendix A and a summary of
the conclusions is provided below.
Effects Of Revised Vehicular Emission Factors On OriQinal Analvsis
As previously noted, the FEIS/EIR concluded that estimated CO, RaG, NOx, and sax emissions
exceeded the SCAQMD significance thresholds, resulting in a significant regional air quality
impact. As discussed in the technical analysis conducted by Mestre Greve Associates, the only
change in strict modeling methodology (as opposed to modeling interpretation) is the revision in
vehicular emission factors. Table 5-4 presents a comparison of vehicular emissions from the
original FEIS/EIR that were calculated using the previous EMFAC7G and the emissions that
would be estimated using the current EMFAC2002. Both calculations assume 1,550,935 vehicle
miles traveled per day, the same value used in the air quality calculations in the FEIS/EIR. The
specific modeling methods for emissions from natural gas consumption and electrical
generation have not changed since preparation of the FEIS/EIR. Therefore, except for modeling
interpretation differences, these emission rates would remain the same for a direct comparison.
TABLE 5-4
COMPARISON OF REGIONAL POLLUTANT EMISSIONS FOR THE
ORIGINAL SPECIFIC PLAN WITH PREVIOUS AND UPDATED CARB MODEL
EMFAC7G (Orig. EIR)
EMFAC2002 (Latest)
Difference
20,936.6
7,194.9
-13,741.7
1,673.3
999.7
-673.6
3,901.8
1,866.7
-2,035.1
99.4
158.7
59.3
263.7
18.7
-245.0
Table 5-4 shows that simply using the updated CARB model and its revised emission factors,
without considering any changes to the proposed land uses of the Specific Plan results in
substantial reductions in the estimated emissions of CO, RaG, NOx, and sax. The EMFAC2002
model estimates for CO, RaG, and NOx emissions are between 40 percent and 65 percent less
than estimates derived with the prior model and sax emissions are 93 percent less than those
derived from the EMFAC7G model. However, PM1Q emissions estimates are approximately
60 percent greater than those derived from the EMFAC7G model.
Despite reductions in predicted emissions, with the EMFAC2002 model, emissions from CO,
RaG, and NOx still exceed the significance threshold. However, sax emissions are below the
significance threshold compared to the EMFAC7G model (prior sax model emissions exceeded
the threshold. With the EMFAC2002 model, PM1Q emissions exceed the significance threshold.
Using the EMFAC2002 model, predicted emissions continue to result in significant long-term
operational air quality impacts, as predicted in the FEIS/EIR.
Revised Emission Estimates and Effect of the Proposed Proiect
Because of the differences in modeling interpretation and in order to provide an "apples-to-
apples" comparison of the original Specific Plan to the proposed project, the estimated
emissions with the original Specific Plan were recalculated and are presented in Table 5-5. The
emissions estimate presented in Table 5-5 is different from those presented above because the
updated trip generation rate from the traffic study prepared for the proposed project was applied
to the proposed land uses along with refined trip lengths by land use category. Further, the
categorization of land use types into the uses for which natural gas and electrical consumption
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are provided in the SCAQMO Handbook has been changed and updated from the original
calculations. The specific assumptions used are presented in the technical analysis prepared by
Mestre Greve Associates.
TABLE 5-5
REVISED REGIONAL POLLUTANT EMISSIONS ESTIMATE FOR
THE ORIGINAL SPECIFIC PLAN/REUSE PLAN
Vehicular Trips 8,661.2 1,229.0 2,536.7 196.7 23.6
Natural Gas Consumption 35.4 9.4 183.0 0.4 0.0
Consumer Product Usage 0.0 214.0 0.0 0.0 0.0
Electrical Generation 76.8 3.8 441.6 15.4 46.1
Total Project Emissions 8,773.4 1,456.2 3,161.3 212.4 69.6
SCAQMD Thresholds 550 55 55 150 150
The emissions with the proposed project were calculated using the same methodology and are
presented in Table 5-6. Calculating the emissions with the original Specific Plan and with the
proposed project using a consistent set of updated modeling assumptions allows the two results
to be compared accurately using the latest assessment technology. The comparison of the two
calculations, presented in Table 5-6, reflects only differences in the emissions under conditions
with the proposed project compared to conditions with the original Specific Plan. Comparing the
emissions estimate with the proposed project presented in Table 5-5 with the emissions
estimates presented in Table 5-1 reflects not only differences due to the proposed project but
also differences in modeling methodology. This is not an accurate comparison.
Table 5-5 presents the results of the revised emissions estimate for the original project. Land
use and trip generation information used in the calculations were taken from the traffic study
prepared for the proposed project by Austin-Foust Associates (2006). Information and
worksheets regarding specific data used for the modeling are included in Appendix A.
Table 5-5 shows that the revised regional pollutant emissions estimate for the original Specific
Plan results in the same conclusions as would occur with the original estimate with the
EMFAC2002 vehicular emission factors. Emissions of CO, RaG, NOx, and PM1Q are projected
to be in excess of the SCAQMD thresholds, resulting in a significant air quality impact as
identified in the FEIS/EIR.
Table 5-6 shows the regional pollutant emissions estimate for the proposed project using the
same methodology that was used to calculate the emissions for the original Specific Plan
(presented in Table 5-5).
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TABLE 5-6
REGIONAL POLLUTANT EMISSIONS ESTIMATE FOR THE PROPOSED
PROJECT
Vehicular Trips 8,517.7 1,185.1 2,227.8 188.3 22.2
Natural Gas Consumption 33.1 8.8 170.6 0.3 0.0
Consumer Product Usage 0.0 210.1 0.0 0.0 0.0
Electrical Generation 71.9 3.6 413.3 14.4 43.1
Total Project Emissions 8,622.7 1,407.6 2,811.7 203.0 65.4
SCAQMD Thresholds 550 55 55 150 150
Table 5-6 shows that the regional pollutant emissions estimate with the proposed project results
in the same conclusions as would occur with the original Specific Plan. Regional emissions are
projected to be in excess of the SCAQMD thresholds and the project would result in a significant
regional air quality impact.
Table 5-7 presents the difference in pollutant emissions with the proposed project (Table 5-6)
and the recalculated emissions from original Specific Plan (Table 5-5). Table 5-7 shows slight
reductions in predicted emissions with the proposed project when compared with the original
Specific Plan. However, the reductions are not substantial. The greatest reduction is only
11 percent for NOx. The reductions resulting from implementation of the proposed Specific Plan
Amendment, DDA, and Development Plan would not change the significance finding for the
project as identified in the FEIS/EIR. The proposed project would continue to have a significant
regional air quality impact; however, there would not be a substantial increase in the severity of
this impact from what was identified in the FEIS/EIR.
TABLE 5-7
DIFFERENCES IN REGIONAL POLLUTANT EMISSIONS BETWEEN THE
ORIGINAL AND PROPOSED SPECIFIC PLAN/REUSE PLAN
Vehicular Trips -143.5 -43.9 -308.9 -8.5 -1.3
Natural Gas Consumption -1.4 -0.4 -7.1 0.0 0.0
Consumer Product Usage 0.0 -3.9 0.0 0.0 0.0
Electrical Generation -3.9 -0.2 -22.4 -0.8 -2.3
Total Project Emissions -148.8 -48.4 -338.4 -9.3 -3.7
SCAQMD Thresholds 550 55 55 150 150
The data presented above shows that vehicles are the largest source of air pollutant emissions
associated with the proposed project. The greatest emissions reductions are realized by
reducing vehicular use. Mitigation measures AQ-3 and AQ-4 from the FEIS/EIR (provided in
Section 5.3.4 below) present Traffic Demand Management (TOM) measures to reduce travel
demand, vehicle miles traveled, and their associated air pollutant emissions. These measures
are still applicable to the Project Amendments. There are currently no additional TOM measures
available or recommended.
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Emissions from natural gas combustions sources (i.e., water heaters and furnaces) are
regulated by SCAQMD by imposing emission standards for these devices. Emissions from
consumer products are also regulated by SCAQMD and CARB. Energy efficiency reduces
emissions associated with electrical consumption. However, California's Title 24 energy
efficiency requirements as well as other regulations ensure that reasonable energy efficiency
measures are incorporated into the project. Therefore, no additional mitigation measures are
currently available or are required.
CO "Hot Spot"
As stated above, the FEIS/EIR included an analysis to determine whether CO hot spots would
result from implementation of the MCAS Tustin Specific Plan and Implementing Actions. Neither
state or federal CO standards, nor the methods used to analyze CO hot spots have substantially
changed since certification of the FEIS/EIR. Likewise, the land uses in the vicinity of the
proposed project have not significantly changed during the past few years.
None of the intersections in the project area have peak hour traffic volumes that exceed those at
the intersections modeled in the AQMP (described above) nor do they have any geometric
qualities that would result in higher concentrations than for the intersections modeled for the
AQMP. Therefore, no intersections in the project vicinity would be expected to experience CO
concentrations in excess of the state or federal standards. Therefore, the project would not
result in a significant local air quality impact.
Air Toxics
The proposed Specific Plan Amendment, DDA, and Development Plan would not change the
types of land uses proposed within the Specific Plan area from what was analyzed in the
FEIS/EIR. Therefore, the analysis of air toxic emissions from proposed land uses presented in
the FEIS/EI R is still applicable. As identified in the FEIS/EI R, operation of proposed uses would
be conducted in compliance with all applicable SCAQMD regulations (Rule 1401 New Source
Review of Toxic Air Contaminants). Consequently, potential impacts related to exposure of
sensitive receptors to toxic air contaminants would be less than significant.
The project site is located approximately 1.8 miles northeast of John Wayne Airport (JWA).
Under typical weather conditions aircraft are arriving to JWA from the direction of the project.
Near the project the arriving aircraft are typically lined up with the runway. This results in the
aircraft being approximately 2,000 feet to the west of the project at the nearest point (west of the
intersection of Barranca Parkway and Red Hill Avenue). The nearest potential residential use
proposed by the amendments would be southeast of the intersection of Warner Avenue and
Armstrong Avenue. This point is approximately 2.3 miles northeast of the airport and
approximately 5,000 feet east of the arrival flight track.
In recent years concern has been raised regarding air toxic emissions from airport operations.
However, much of the air toxic emissions from airport operations are due to sources operating
on the airport property. For cancer risk impacts, the primary source of the impacts is diesel
particulate matter (DPM). The primary source of DPM is the ground service equipment
operating at the airport. Due to the distance between the airport and the project, emissions from
the airport are substantially dispersed by the time they reach the project. Therefore, the toxic air
contaminant concentrations at the project site are much lower than in areas near the airport.
As discussed above, the project site is located in the direction that aircraft typically use to
approach the airport. Aircraft only take off from the airport in the direction of the project during
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Santa Ana wind conditions. Aircraft on approach to an airport emit much lower pollutant levels
because they are using less engine power. Emissions from aircraft approaching the airport
would not be expected to generate considerable pollutant concentrations at the project site.
In 2001, JWA prepared an EIR for the proposed settlement agreement extension. This EIR
examined the impacts from toxic air pollutants on surrounding uses and concluded that the
airport would have a significant impact. However, this finding was based on the maximally
exposed individual (MEI) receptors, which were generally located to the west and south of the
airport and well away from the project site. The EIR only presented cancer risks and hazard
risks for these MEI receptors. One MEI receptor was located northeast of the airport,
approximately 2,000 feet from it. The analysis showed that this receptor was the MEI for
sensitive uses' acute non-cancer hazard. An acute non-cancer hazard is a measure of impact
due to a short-term, 24-hour, exposure. The acute non-cancer hazard index at this receptor was
just above the significance threshold; less than 10 percent above the threshold for the approved
scenario (Scenario 1). Short-term toxic air contaminant concentrations at the project site would
be expected to be much lower, and less than significant because the project area is located
approximately 7,500 feet further from the airport than the sensitive acute non-cancer hazard
MEI, and the nearest residential use is located more than 12,000 feet further away than the
sensitive acute non-cancer hazard ME!. In April 2005, CARB released Air Quality and Land Use
Handbook: A Community Health Perspective. This document discusses specific significant
sources of air pollutants, primarily air toxics, and recommends land use strategies, primarily
restricting residential uses within a certain distance, to minimize the impacts of these facilities.
The facilities discussed include freeways, distribution centers, rail yards, ports, petroleum
refineries, chrome plating operations, dry cleaners using Perchlorethylene, and gasoline-
dispensing facilities. Airports are not discussed in the document. Because of this and based on
the discussion presented above, the project would not be significantly impacted by air toxics
from operations at John Wayne Airport.
E. Create objectionable odors affecting a substantial number of people?
No Substantial Change from Previous Analysis. The Initial Study prepared for the FEIS/EIR
concluded that the Specific Plan and Implementing Actions would not generate objectionable
odor and did not require further analysis. The proposed Specific Plan Amendment, DDA, and
Development Plan would involve development of various land uses including, but not limited to,
residential, commercial/business, institutional/education, and recreation. In general, future
development, as proposed, would involve odor-generating activities (e.g., residential uses would
generate odor from backyard barbeque smoke, lawn mower exhaust, application of exterior
paints). The types and concentrations of odors that would be generated on-site are typical of
similar communities, including communities in surrounding areas, and are not considered
significant, as concluded in the FEIS/EIR. It should also be noted that the amount of industrial
uses proposed has been reduced; therefore, the potential for odor generated by these uses is
also reduced. Further, development within the Specific Plan area would be in compliance with
Section 3.11 of the MCAS Tustin Specific Plan, General Development Regulations, which
requires that uses which produce odors, toxic gases, or noxious matter that would be detectable
outside the property lines of the premises be modified to prevent such emissions
(Section 3.11.7 of the MCAS Tustin Specific Plan).
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5.3.4 MITIGATION AND IMPLEMENTATION MEASURES
FEIS/EIR Measures That Have Been Completed
No mitigation measures related to air quality have been completed.
FEIS/EIR Measures Applicable to the Proposed Project
MM AQ-2
Unless determined by the City of Tustin and the City of Irvine, as applicable, to
be infeasible on a project-by-project basis due to unique project characteristics,
each city shall require individual development projects to use low vac
architectural coatings for all interior and exterior painting operations.
MM AQ-3
Prior to the issuance of development permits for new non-residential projects
with 100 or more employees, and expanded projects where additional square
footage would result in a total of 100 or more employees, the City of Tustin and
the City of Irvine, as applicable, shall impose a mix of TOM measures which,
upon estimation, would result in an average vehicle ridership of at least 1.5, for
each development with characteristics that would be reasonably conducive to
successful implementation of such TOM measures. These TOM measures may
include one or more of the following, as determined appropriate and feasible by
each city on a case-by-case basis:
. Establish preferential parking for carpool vehicles.
. Provide bicycle parking facilities.
. Provide shower and locker facilities.
. Provide carpool and vanpoolloading areas.
. Incorporate bus stop improvements into facility design.
. Implement shuttles to shopping, eating, recreation, and/or parking and transit
facilities.
. Construct remote parking facilities.
. Provide pedestrian circulation linkages.
. Construct pedestrian grade separations.
. Establish carpool and van pool programs.
. Provide cash allowances, passes, and other public transit and purchase
incentives.
. Establish parking fees for single occupancy vehicles.
. Provide parking subsidies for rideshare vehicles.
. Institute a computerized commuter rideshare matching system.
. Provide a guaranteed ride-home program for ridesharing.
. Establish alternative work week, flex-time, and compressed work week
schedules.
. Establish telecommuting or work-at-home programs.
. Provide additional vacation and compensatory leave incentives.
. Provide on-site lunch rooms/cafeterias and commercial service such as
banks, restaurants, and small retail.
. Provide on-site day care facilities.
. Establish an employee transportation coordinator(s).
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MM AQ-4
If not required under each individual development's TOM plan, the City of Tustin
and the City of Irvine, as applicable, shall implement the following measures, as
determined appropriate or feasible by each city on a case-by-case basis:
. Reschedule truck deliveries and pickups for off-peak hours.
. Implement lunch shuttle service from a worksite(s) to food establishments.
. Implement compressed work week schedules where weekly work hours are
compressed into fewer than five days, such as 9/80, 4/40, or 3/36.
. Provide on-site child care and after-school facilities or contribute to off-site
developments within walking distance.
. Provide on-site employee services such as cafeterias, banks, etc.
. Implement a pricing structure for single-occupancy employee parking, and/or
provide discounts to ridesharers.
. Construct off-site pedestrian facility improvements such as overpasses and
wider sidewalks.
. Include retail services within or adjacent to residential subdivisions.
. Provide shuttles to major rail transit centers or multi-modal stations.
. Contribute to regional transit systems (e.g., right-of-way, capital
improvements).
. Synchronize traffic lights on streets impacted by development.
. Construct, contribute, or dedicate land for the provision of off-site bicycle
trails linking the facility to designated bicycle commuting routes.
. Include residential units within a commercial development.
. Provide off-site bicycle facility improvements, such as bicycle trails linking the
facility to designated bicycle commuting routes, or on-site improvements,
such as bicycle paths.
. Include bicycle parking facilities such as bicycle lockers.
. Include showers for bicycling and pedestrian employees' use.
. Construct on-site pedestrian facility improvements, such as building access
which is physically separated from street and parking lot traffic and walk
paths.
Refinements to Measures Included in the FEIS/EIR
MM AQ-1 in the FEIS/EIR outlined measures to reduce construction-related emissions. As
noted above, since certification of the FEIS/EIR, amendments to SCAQMO's Rules 402 and 403
have become effective. Therefore MM AQ-1 has been updated to reflect current regulatory
requirements for PM1Q control within the South Coast Air Basin. This is not a new mitigation
measure but rather a refinement of a previous measure requiring compliance with Rule 403.
MM AQ-1
Ourina construction of the proposed proiect. the City. and/or developer and its
contractors shall be required to complv with reaional rules. which would assist in
reducina short-term air pollutant emissions. SCAQMO Rule 402 requires that air
pollutant emissions should not create a nuisance off-site. SCAQMO Rule 403
requires that fuaitive dust be controlled with the best available control measures
so the presence of such dust does not remain visible in the atmosphere beyond
the property line of the emission source. The City and its contractors shall use
the measures presented in SCAQMO Rule 403 Tables 1. 2 and 3 (presented in
Tables 5-1. 5-2 and 5-3 of this Addendum). This compliance measure shall be
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included in the contractor's specifications and verified on City proiects bv the
Department of Public Works.
5.3.5 CONCLUSION
Pursuant to Sections 15162 and 15183 of the CEQA Guidelines, the City of Tustin has
determined, on the basis of substantial evidence in the light of the whole record, that: (a) the
amended project does not propose substantial changes to the project affecting air quality, which
would require major revisions to the FEIS/EIR; (b) there have been no substantial changes in
circumstances under which the project will be undertaken that will require major revisions to the
FEIS/EIR due to new or substantially more severe significant environmental effects related to air
quality than previously analyzed in the FEIS/EIR; and (c) no new information of substantial
importance, as described in subsection (a)(3) of Section 15164 of the CEQA Guidelines, related
to air quality has been revealed that would require major revisions to the FEIS/EIR or its
conclusions.
While MM AQ-1 has been refined, there are no new mitigation measures that could be
implemented that would reduce the significant unavoidable short-term and long-term and
cumulative air quality impacts associated with implementation of the proposed project.
Compliance with AQMP and SCAQMD requirements will assure incorporation of the most
updated technological measures available at the time of the project implementation to reduce air
quality impacts. Nevertheless, although the air quality impacts from the proposed project would
not be substantially more severe than that identified in the FEIS/EIR, the air quality impacts
continue to be significant and unavoidable as previously concluded.
A Statement of Overriding Considerations for the FEIS/EIR was adopted by the Tustin City
Council on January 16, 2001, to address significant unavoidable short-term, long-term and
cumulative air quality impacts.
SOURCES
In addition to the sources used in preparation of this Addendum identified at the beginning of
Section 5, the following sources were used to address air quality issues:
California Legislature. "California Clean Air Act." Health and Safety Code, Section 39000. 1975,
1988.
Governing Board. South Coast Air Quality Management District. 2003 Air Quality Management
Plan. August 1, 2003. Diamond Bar, California: SCAQMD. January 17, 2006.
<http://www.aqmd.gov/aqmp/AQMD03AQMP.htm> .
Jones, Matthew B. (Mestre Greve Associates). Letter to Mr. Dana Ogdon (City of Tustin)
regarding MCAS Tustin Specific Plan Amendment 05-002, Regional Air Quality Impacts
Analysis. March 2, 2006.
South Coast Air Quality Management Board. "EMFAC 2002 (v2.2) Emission Factors (On-
Road)." March 11, 2005. SCAQMD. January 17, 2006. <http://www.aqmd.gov/ceqa
/handbook /onroad/onroad. html>.
South Coast Air Quality Management District. CEQA Air Quality Handbook. Diamond Bar,
California: SCAQMD. April 1993, November 1993. (updates at <http://www.aqmd.gov
/ceqa/oldhdbk. html>).
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South Coast Air Quality Management District. "Rule 402: Nuisance" (Adopted May 7, 1976).
Regulation IV Regulations. June 29, 2005. SCAQMD. February 16, 2006.
<http://www.aqmd.gov/rules/reg/reg04_tofc.html> .
South Coast Air Quality Management District. "Rule 403: Fugitive Dust" (Amended June 3,
2005). Regulation IV Regulations. June 29, 2005. SCAQMD. February 16, 2006.
<http://www.aqmd.gov/rules/reg/reg04_tofc.html> .
South Coast Air Quality Management District. "Rule 1401: New Source Review of Toxic Air
Contaminants" (Amended March 4, 2005). Rules Recently Adopted, Amended, or
Repealed. February 9,2006. SCAQMD. February 16, 2006. <http://www.aqmd.gov/rules
/recentrules.html> .
5.4 BIOLOGICAL RESOURCES
5.4.1 SUMMARY OF IMPACTS FROM FINAL EIS/EIR
The FEIS/EIR identified that on-site vegetation is of low quality and the site has been degraded
by past land use activities. The impacts from replacing existing agricultural fields, non-native
grasslands, and ornamental landscaping with reuse development was addressed in the
FEIS/EI R and was not considered a significant impact because of the low quality of vegetation
and the past disturbances on-site. However, the FEIS/EIR determined that implementation of
the Specific Plan and associated Implementing Actions would result in significant impacts to
jurisdictional waters/wetlands and the southwestern pond turtle.
A portion of the Peters Canyon Channel passes through the boundaries of the Specific Plan
area. The Orange County Flood Control District (OCFCD) planned to re-construct this portion of
the channel, independent of the reuse project to meet regional flood capacity requirements.
Although not a direct project impact, the FEIS/EIR concluded that because the Specific Plan
would transfer this channel into OCFCD ownership it would indirectly facilitate the improvement,
resulting in an impact to approximately 12.8 acres of jurisdictional waters. The FEIS/EIR further
concluded that other natural bottom channels and seasonal ponds within the Specific Plan area
may be impacted by development including, but not limited to, jurisdictional areas within on-site
ditches and drainages, the Santa Ana/Santa Fe Channel, the Barranca Channel, and Peters
Canyon Channel as identified in Figure 3.7-1 of the FEIS/EIR. It was estimated that impacts to
approximately 16.2 acres of jurisdictional waters, of which 2.4 acres are classified as existing
vegetated wetlands, would be impacted with the Specific Plan and Implementing Actions. The
FEIS/EI R assumed complete destruction of all wetland and jurisdictional waters.
The FEIS/EIR identified that no impacts to federally-listed Threatened or Endangered plant or
animal species would occur and Section 7 consultation would not be required. However, filling
of wetlands habitat in and around the San Joaquin Channel would significantly impact the
southwestern pond turtle, a California Department of Fish and Game (CDFG) "species of
special concern" requiring mitigation. In addition, the FEIS/EIR identified that habitat for the
loggerhead shrike, also a CDFG species of special concern, would be eliminated from the site.
No nesting habitat would be impacted. Although the proposed reuse would result in the direct
loss of four loggerhead shrike (possibly two nesting pairs), it was concluded that there would be
no overall adverse effect to the population in southern California and the impact was not
considered significant.
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5.4.2 CURRENT CONDITIONS
BioloQical Resources
The environmental setting for biological resources within the Specific Plan area has not
substantially changed since preparation of the FEIS/EI R. Specific to areas under the jurisdiction
of the USACE and CDFG and as documented during completion of the jurisdictional delineation
by Vandermost Consulting (discussed below), the Santa Ana/Santa Fe Channel has a rip-rap
bottom and sides. The channel is actively maintained by OCFCD and contains little to no
vegetation. Barranca Channel has rip-rap sides and a soft bottom and is also activity
maintained. The Barranca Channel is primarily unvegetated with small areas of non-native
vegetation.
On February 8, 2006, a biologist with BonTerra Consulting conducted a biological constraints
survey within Peters Canyon Channel between the Barranca Parkway overpass and the
Metrolink rail crossing to determine if channel conditions along the entire reach of the channel
are similar to conditions identified in the FEIS/EIR. Little vegetation grows on the rip-rap slopes
and berm tops of Peters Canyon Channel; what exists is non-native. The three vegetation types
or land uses present include: (1) open water (flowing or ponded fresh water); (2) flood control
channels (supporting a limited number of plants such as slender cattail [Typha domingensis],
pigweed [Amaranthus sp.], rabbit-foot grass [Polypogon monspeliensis], California fan palms
[Washingtonia filifera]), common horseweed [Conyza canadensis], telegraph weed [Heterotheca
grandiflora], short podded mustard [Hirschfeldia incana], Russian thistle [Sa/so/a tragus], castor
bean [Ricinus communis], sweet fennel [Foeniculum vulgare], oat [Avena sp.], and ripgut grass
[Bromus diandrus]); and (3) urban areas which include structures, pavement, bare ground,
overpasses, and gum (Eucalyptus sp.), California fan palm, and Brazilian pepper (Schinus
terebinthifolius) trees.
These vegetation types within the Peters Canyon Channel provide limited habitat value for
wildlife species. Common wildlife species expected to occur frequently within these areas
include the Pacific tree frog (Hyla regilla), western fence lizard (Sceloporus occidentalis), side-
blotched lizard (Uta stansburiana), great blue heron (Ardea herodias), great egret (Ardea alba),
snowy egret (Egretta thula), mallard (Anas platyrhynchos), American coot (Fulica americana),
mourning dove (Zenaida macroura), and California ground squirrel (Spermophilus beecheyi
nudipes). However, none of these species were identified during the site visit. Habitat value is
further limited by the maintenance of these channels necessary to preserve public safety from
floods, and by rainy season scouring.
Special status species are those species that have been listed as Threatened or Endangered
under state and/or federal Endangered Species Act (ESA), or are of concern to state and/or
federal resource agencies or private conservation organizations. Several special status plant
species are known to occur in the project region (CNPS 2006). Only one of these species is
currently listed as Threatened or Endangered by the USFWS and/or CDFG (San Fernando
Valley Spineflower [Chorizanthe parryi var. fernandina]); however, this species is not expected
to occur within the Peters Canyon Channel due to the lack of suitable habitat. In addition,
several CNPS listed species (List 1 B, 2, or 3) are known to occur in the project region and have
a limited potential to occur within the Peters Canyon Channel due to lack of habitat.
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Jurisdictional Delineations
To address current site conditions since certification of the FEIS/EI R, the 1999 jurisdictional
delineation was updated for the Master Development footprint, Santa Ana/Santa Fe Channel,
Peters Canyon Channel, and the Barranca Channel. It should be noted that updated
jurisdictional delineations for other parcels within the Specific Plan area have been conducted
for individual development projects as each developer is required to obtain necessary permits
(refer to mitigation measure Bio-1).
As identified in the FEIS/EIR, jurisdictional areas on-site are associated with the Santa
Ana/Santa Fe, Barranca, and Peters Canyon Channels and agricultural ditches from previous
agricultural operations (that are no longer being irrigated). The Santa Ana/Santa Fe Channel,
Peters Canyon Channel, and Barranca Channel are maintained by the OCFCD and consist of
improved channel walls (refer to description provided in Section 5.8, Hydrology and Water
Quality). The Santa Ana/Santa Fe Channel has a rip-rap bottom and Peters Canyon Channel
and Barranca Channel have soft bottoms. Because they are maintained by OCFCD for flood
control purposes, these larger channels contain limited habitat. Additionally, the channels are
typically maintained for flood safety purposes and scoured during winter rains due to the velocity
of stormwater.
As previously discussed in Section 2.3 of this Addendum, the City of Tustin has entered into an
agreement with the OCFCD regarding the portion of Peters Canyon Channel within the City of
Tustin. The City of Irvine has required improvements to the portion of the channel in their
jurisdiction by Marble Mountain Partners, LLP. The City of Tustin has also entered into an
agreement with the City of Irvine for their funding improvements to the portion of Peters Canyon
Channel within the City of Irvine. Pursuant to these agreements, these improvements will now
be constructed as part of the proposed project. To ensure that all jurisdictional areas and
wetlands potentially impacted by implementation of these improvements are comprehensively
evaluated/calculated, the entire length of the Peters Canyon Channel within and adjacent to the
Specific Plan area is addressed herein.
RBF Consulting completed a delineation of the Barranca Channel from Red Hill Avenue to east
of Von Karman Avenue, and a delineation of Peters Canyon Channel in the City of Tustin from
the Metrolink rail crossing south to the city limits and in the City Irvine from the city limits south
to Barranca Parkway. Vandermost Consulting conducted a site visit on February 11, 2004, for:
(1) the Master Development site, (2) Santa Ana/Santa Fe Channel, and (3) Peters Canyon
Channel (from Barranca Parkway to the Metrolink crossing). During this site visit they also
confirmed the RBF delineation. A site visit for these areas was conducted with the U.S. Army
Corps of Engineers (USACE) and the Regional Water Quality Control Board (RWQCB) on
February 17, 2005, to confirm the delineation. The delineations have been conducted in
compliance with current regulations and required procedures. While a final determination
regarding acreage has not yet been reached and is subject to the processing of required
permits pursuant to Sections 401 and 404 of the Clean Water Act and Section 1602 of the
California Fish and Game Code, an estimate of the proposed delineations is provided in
Tables 5-8 and 5-9.
Two of the on-site agricultural ditches (Drainages Band B3) contain riparian vegetation such as
willow (Salix sp.), mulefat (Baccharis salicifolia), and cattail (Typha sp.) plant species.
Drainages Band B3 receive artificial flow from the active dewatering operation conducted by the
Navy. The dewatering flows would be re-directed to the sewer system when Armstrong Road is
improved.
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TABLE 5-8
CDFG JURISDICTIONAL STREAMBED
Peters Canyon Channel (City of Tustin -
from Metrolink crossin to cit limits)
Peters Canyon Channel (City of Irvine-
from the city limits to Barranca Parkway)
Barranca Channel
Santa Ana/Santa Fe Channel
A
A1
B
B2
B2-A
B3
B4
Sub-Total
14.27
11.71
4.04
1.74
0.10
0.20
0.00
0.05
0.03
0.00
0.04
32.18
TOTAL
Source: Vandermost Consultin ,2006.
TABLE 5-9
JURISDICTIONAL WATERS OF THE U.S.
0.00
0.00
0.00
0.00
0.00
0.00
0.38
0.00
0.00
0.42
0.00
0.80
32.98
Peters Canyon Channel (City of Tustin - 7.76 0.03
from Metrolink crossing to city limits)
Peters Canyon Channel (City of Irvine- 6.01 0.08
from the city limits to Barranca Parkway)
Barranca Channel 1.19 0
Santa Ana/Santa Fe Channel 0.58 0
A 0.10 0
A1 0.20 0
B 0 0.15
B2 0.05 0
B2-A 0.03 0
B3 0 0.42
B4 0.04 0
Sub-Totals 15.96 0.68
TOTAL 16.64
Source: Vandermost Consulting, 2006.
The remaining agricultural ditches do not receive natural hydrology or support riparian
vegetation. It appears these ditches were excavated in uplands solely for agricultural purposes.
The ditches contain limited habitat which are comprised on non-native grasses. In addition, one
non-jurisdictional swale (B-1) was identified on-site.
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MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
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Table 5-8 identifies CDFG jurisdictional streambed totals and Table 5-9 identifies jurisdictional
waters of the U.S. under the USACE and RWQCB jurisdiction based on updated surveys.
These areas are depicted on Exhibits 4 and 5, respectively.
As shown in Table 5-8, there are 32.98 acres of CDFG jurisdictional streambed on-site, with
0.8 acre consisting of riparian vegetation. As shown in Table 5-9, jurisdictional waters of U.S.
total 16.64 acres with 0.68 acre consisting of wetland habitat. Note that the FEIS/EIR identified
29.0 acres of jurisdictional waters of the U.S. and 2.4 acres of wetland habitat. The change in
area is associated with changes in jurisdictional delineation procedures, and consideration of
the segments of Peters Canyon Channel that will be subject to regional improvements in
compliance with the agreement the City of Tustin has entered into with the OCFCD
(Cooperative Agreement 002-119, as amended) and requirements for channel improvements
that the City of Irvine has imposed on developers in its jurisdiction.
Southwestern Pond Turtle
In October 2003, a Biological Resources Report for the Southern Portion of the Tustin MCAS,
Orange County, California was prepared by Twining Laboratories, Inc., for the proposed Vestar
Development. The Vestar Development is located southeast of the Master Developer footprint,
specifically, north of Barranca Parkway and west of Jamboree Road. As part of the biological
resources report effort, and at the request of CDFG, a focused survey for the southwestern
pond turtle was conducted in September 2003. During the survey, one adult male southwestern
pond turtle was observed in approximately the same location three separate times. Since only
one southwestern pond turtle was seen at any given time, it was assumed that only one
individual was present at the location.
At the recommendation of the CDFG a "capture and relocation" plan and an appropriate
mitigation plan were prepared. The Proposed Tustin Marine Corps Base Southwestern Pond
Turtle Relocation and Mitigation Plan was approved by CDFG in April 2004. In summary, the
Relocation and Mitigation Plan included the following: (a) evaluation of turtle habitat during
trapping periods; (b) determination of sex and numbering of turtles; (c) documentation of weight
and length; (d) age determination; and (e) relocation to Hoag Pond at the San Joaquin Marsh
within 24 hours of capture. The mitigation further required a funded study of the San Joaquin
Marsh pond turtle population, construction monitoring and stream alterations so that any
additional turtles observed could be relocated, and capture and relocation of other reptiles and
amphibians observed during construction. The trapping and relocation of southwestern pond
turtles within the Vestar site was completed in July and August 2004. Five southwestern pond
turtles were captured, measured, numbered and relocated to the San Joaquin Marsh consistent
with the approved Relocation and Mitigation Plan.
No additional surveys for the remainder of the Specific Plan area or Master Developer footprint
have been completed.
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Environmental Analysis and
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MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
5.4.3 COMPARISON OF PROPOSED AND PREVIOUSLY APPROVED PROJECT
IMPACTS
Environmental Checklist Responses
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 Services?
No Substantial Change From Previous Analysis. The physical impacts resulting from
development of uses proposed with the Specific Plan Amendment, DDA, and Development Plan
would be similar to those identified in the FEIS/EIR. Specifically, impacts to on-site vegetation
and loss of habitat for the loggerhead shrike, a CDFG species of special concern, would be less
than significant. It should be noted that project construction activities would be completed in
compliance with federal Migratory Bird Treaty Act of 1918 (MBTA). The MBTA governs the
taking and killing of migratory birds, their eggs, parts, and nests.
The analysis of potential impacts to biological resources was updated to address the current
conditions of the Barranca, Peters Canyon, and Santa Ana/Santa Fe Channels, and on-site
ditches, and to address the entire length of Peters Canyon Channel in the vicinity of the Specific
Plan/Reuse Area (between the Metrolink railroad and Barranca Parkway). The impacts in Peters
Canyon Channel would be temporary since the channel would be reconstructed with a wider
soft-bottom channel. Impacts to habitat that has limited potential to support the previously
identified special status species within the on-site channels are not expected to result in
potentially significant impacts because the habitat values of the channels are too low to support
a substantial population of special status species that would meet the significance criteria in
Section 15380 of CEQA Guidelines. Several special status wildlife species are known to occur
in the project region; however, no special status wildlife species currently listed by the resource
agencies as Candidate, Threatened, or Endangered are expected to nest/reside within the
channels due to the lack of suitable habitat, and no special status species were observed during
the site visits conducted.
Based on the documented presence of the southwestern pond turtle within the Specific Plan
area (most recently found in 2004 during surveys for the Vestar Development conducted as part
of the relocation and mitigation plan) the potential impact identified in the FEIS/EIR for impacts
to habitat for the southwestern pond turtle would still apply. This impact would be considered
significant prior to mitigation. Mitigation measures Bio-2, Bio-3, and Bio-4 presented in the
FEIS/EI R for this impact would also be applicable to the proposed project and potential impacts
would be mitigated to a level considered less than significant.
Implementation of the Specific Plan Amendment, DDA, and Development Plan would not result
in new impacts to any special status species or their habitat, or result in substantially more
severe impacts than that addressed in the FEIS/EIR. Mitigation measures presented in the
FEIS/EIR, as refined in Section 5.4.4 below, would be sufficient to reduce these impacts to a
level that is less than significant.
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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 Services?
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?
No Substantial Change From Previous Analysis. As identified in the FEIS/EI R, the only
sensitive natural community that would be impacted by the proposed project is jurisdictional
area and small areas of riparian habitat. No other sensitive vegetation communities or areas
protected by existing regulatory requirements were identified on site. This impact conclusion has
not changed. Updated jurisdictional delineations were completed for the proposed project to:
(a) address current site conditions; (b) quantify jurisdictional area consistent with existing
regulations and required procedures; and (c) update the habitat characteristics within
jurisdictional areas. As previously noted, the FEIS/EIR assumed complete removal of
jurisdictional areas and riparian/wetland habitat within the Specific Plan area. Based on the
updated delineation, the impacts to jurisdictional areas and riparian/wetland habitat have been
refined for the proposed project and are summarized below. It should be noted that the
calculation of jurisdictional areas potentially impacted by implementation of the proposed project
is estimated based on current project information. The actual impact area will be confirmed
during the permitting process.
The following impact analysis addresses the following: (a) covering of the Barranca Channel for
the required widening of Barranca Parkway; (b) regional improvements to Peters Canyon
Channel within the cities of Tustin and Irvine from the Metrolink crossing to Barranca Parkway
(agreements in place and entitlement conditions of approval for implementation of these
improvements are described in Section 2.3 of this Addendum); (c) impacts to the Santa
Ana/Santa Fe Channel (the identified impacts could be reduced with construction of a culvert
crossing to accommodate a connection of the East Connector Road with Edinger Avenue); and
(d) construction activities within the Master Developer footprint, in its entirety.
Impacts to CDFG Jurisdictional Areas
Impacts to the CDFG streambed resulting from the proposed project include permanent impacts
to approximately 7.0 acres and temporary impacts to approximately 25.98 acres of jurisdictional
area. Permanent impacts consist of approximately 7.0 acres, of which 0.80 acre consists of
vegetated agricultural ditches Band B3. Approximately 6.2 acres are unvegetated agricultural
ditches, Santa Ana/Santa Fe Channel, and Barranca Channel. Tables 5-10 and 5-11 summarize
temporary and permanent project impacts to the CDFG jurisdictional streambed. It should be
noted that this assumes that the entire segment of the Santa Ana/Santa Fe Channel, which is
under the jurisdiction of the CDFG, would be impacted; however, the actual impacts could be
reduced and more limited in the event that only a culvert crossing is constructed.
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TABLE 5-10
TEMPORARY IMPACTS TO CDFG JURISDICTION
Peters Canyon Channel (City of Tustin -from Metrolink crossing to city limits)
Peters Canyon Channel (City of Irvine- from the city limits to Barranca Parkway)
Temporary Impacts Total
Source: Vandermost Consulting, 2006.
14.27
11.71
25.98
14.27
11.71
25.98
TABLE 5-11
PERMANENT IMPACTS TO CDFG JURISDICTION
Santa Ana/Santa Fe Channel 1.74
Barranca Channel 4.04
A 0.10
A1 0.20
B (vegetated) 0.38
B2 0.05
B2-A 0.03
B3 (vegetated) 0.42
B4 0.04
Permanent Impacts Total 7.0
Source: Vandermost Consulting, 2006.
It should be noted that impacts to approximately 0.55 acre of the Barranca Channel and
unvegetated agricultural ditches were previously permitted by a CDFG Streambed Alteration
Agreement to the City of Tustin for the extension and widening of Armstrong Road
(File #5-2002-0169). These impacts have not yet occurred and are included in this assessment.
In addition, impacts to approximately 0.11 acre of agricultural ditches B and B-3 on-site would
be impacted by the Vestar project. The impacts from the Vestar project are included in their
regulatory permits and are therefore not included in this assessment.
After the regional widening improvements are complete, it is assumed that the soft bottom of
Peters Canyon Channel would be replaced at the pre-existing contours. Therefore, temporary
impacts to Peters Canyon Channel are considered self-mitigating at a 1:1 ratio. Additionally,
Peters Canyon Channel would be widened approximately 40 feet along the length of the
channel from Barranca Parkway to the Metrolink rail crossing, for an increase of approximately
8.0 acres of CDFG jurisdictional streambed.
Impacts to Jurisdictional Waters of the U.S.
Impacts to jurisdictional waters resulting from the proposed project total approximately
16.64 acres, including 13.88 acres of temporary impacts and 2.76 acres of permanent impacts.
Permanent impacts consist of discharge of fill material to approximately 0.57 acre of wetlands in
ditches Band B3 and approximately 2.19 acres of non-wetland waters, including unvegetated
agricultural ditches, the Santa Ana/Santa Fe Channel, and the Barranca Channel. The small
agricultural ditches would be filled and/or replaced with a constructed storm drain system that
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would serve the new development in accordance with City of Tustin and County of Orange
Flood Control Standards.
As previously noted, the Barranca Channel as proposed in the Specific Plan would be covered
to facilitate the required widening of Barranca Parkway, and Peters Canyon Channel would be
widened resulting in temporary impacts. The impacts to the Santa Ana/Santa Fe Channel are
associated with a potential culvert crossing, and have been calculated based on an assumption
that the entire segment of the channel is considered "Waters of the United States," as shown on
Exhibit 4 would be impacted, although impacts could be less in the event of construction of a
culvert crossing. Tables 5-12 and 5-13 summarize temporary and permanent project impacts to
jurisdictional waters of the U.S.
TABLE 5-12
TEMPORARY IMPACTS TO WATERS OF THE U.S.
Peters Canyon Channel (City of Tustin 7.76 0.03 7.79
from Metrolink crossing to city limits)
Peters Canyon Channel (City of Irvine 6.01 0.08 6.09
from the city limits to Barranca Parkway)
Temporary Impacts Total 13.77 0.11 13.88
Source: Vandermost Consulting, 2005.
TABLE 5-13
PERMANENT IMPACTS TO WATERS OF THE U.S.
Santa Ana/Santa Fe Channel 0.58
Barranca Channel 1.19
A 0.10
A 1 0.20
B (wetland) 0.15
B2 0.05
B2-A 0.03
B3 (wetland) 0.42
B4 0.04
Permanent Impacts Total 2.76
Source: Vandermost Consulting, 2005.
It should be noted that impacts to approximately 0.45 acre of the Barranca Channel and
unvegetated agricultural ditches were previously permitted by an RWQCB Section 401
Certification to the City of Tustin for the extension and widening of Armstrong Road (USACE file
#200200381-YJC). These impacts have not yet occurred and are included in this assessment.
In addition, impacts to approximately 0.11 acre of agricultural ditches B and B-3 on-site would
be impacted by the Vestar project. The impacts from the Vestar project are included in their
regulatory permits and are therefore not included in this assessment.
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Addendum
With implementation of MM Bio-1, impacts to areas under the jurisdiction of the CDFG and
Waters of the U.S. would be reduced to a level considered less than significant. In compliance
with mitigation measure Bio-1 from the FEIS/EIR, the Master Developer would be required to
submit applications to the CDFG, RWQCB, and USACE to obtain required permits for
implementation of the proposed Development Plan. Note that MM Bio-1 has been refined to
reflect that the Peters Canyon Channel improvements are being completed as part of the
proposed project, with Marble Mountain Partners, LLP assuming financial responsibility for the
portion of the channel in the City of Irvine, and not by the OCFCD, as anticipated in the
FEIS/EI R.
Based on the above analysis, implementation of the proposed Specific Plan Amendment, DDA,
and Development Plan, including implementation of improvements to the Peters Canyon
Channel, would not result in a substantial change in the impact conclusions of the FEIS/EIR. As
identified in the FEIS/EIR, the proposed project would impact areas under this jurisdiction of the
USACE and CDFG, including riparian habitats. The information presented in this section
clarifies/quantifies the impacts based on current conditions and regulations. The proposed
project would not result in a substantial increase in the severity of impacts to these resources
beyond that identified in the FEIS/EIR. Mitigation measures presented in the FEIS/EIR, as
refined in Section 5.4.4 below, would be sufficient to reduce these impacts to a level that is less
than significant.
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 impeded 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?
No Substantial Change From Previous Analysis. Based on the information provided in the
FEIS/EIR regarding on-site vegetation, the Specific Plan area does not support wildlife
movement. As indicated below, the MCAS Tustin Specific Plan area is not within the Natural
Communities Conservation Plan and Habitat Conservation Plan (NCCP/HCP) Reserve and
does not contain any areas identified as important for wildlife movement. Additionally, there are
no local policies or ordinances which protect biological resources that are relevant to the
Specific Plan area. As a result, no significant impacts related to wildlife movement or local
resource protection ordinances and policies, or the NCCP/HCP would occur as a result of the
proposed project.
F. Conflict with provIsions of an adopted Habitat Conservation Plan, Natural
Community Conservation Plan, or other approved local, regional, or state habitat
conservation plan?
No Substantial Change From Previous Analysis. The project site is within the County of
Orange Central and Coastal NCCP/HCP. The NCCP/HCP was adopted by the CDFG, U.S. Fish
and Wildlife Service (USFWS), and participating agencies (including the City of Tustin) in 1996
to address protection and management of coastal sage scrub (CSS) habitat and CSS-obligate
species and other covered habitats and species. The NCCP/HCP mitigates anticipated impacts
to those habitats and species on a programmatic, sub-regional level, rather than on a project-
by-project, single species basis. The NCCP/HCP involved the establishment of an approximate
37,OOO-acre Reserve for the protection of CSS, other upland habitats, the coastal California
gnatcatcher, and other species identified in the NCCP/HCP. The MCAS Tustin Specific Plan
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MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
area is not within the NCCP/HCP Reserve; rather, it is within a development area identified in
the NCCP/HCP. The proposed project therefore would not conflict with the NCCP/HCP and no
significant impacts with respect to the applicable regional NCCP/HCP would occur.
5.4.4 MITIGATION AND IMPLEMENTATION MEASURES
FEIS/EIR Measures That Have Been Completed
No mitigation measures related to biological resources have been completed for Specific Plan
areas within the Master Developer footprint. Mitigation measures have been implemented for
the approved Vestar Development that is currently under construction, and are currently being
completed by the City of Tustin for the Phase I Tustin Legacy Infrastructure Improvements.
FEIS/EIR Measures Applicable to the Proposed Proiect
MM Bio-3
Permits from the CDFG shall be obtained for live-capture of the turtles and for
transporting them to the relocation site.
Refinements to FEIS/EIR Measures
MMs Bio-1, Bio-2, and Bio-4 have been refined to further describe the mitigation requirements
for impacts to jurisdictional areas. These do not represent new mitigation and are consistent
with the intent of MMs Bio-1, Bio-2, and Bio-4 as presented in the FEIS/EIR
MM Bio-1
MM Bio-2
The project proponents of any development affecting jurisdictional waters of the
U.S. or vegetated wetlands shall obtain Section 401, Section 404, Section
4-@Q.4.1602, and other certifications, approvals and permits as necessary. Copies
of the necessary state and federal permits shall be provided to the City prior to
the issuance of mass or QradinQ permits for QradinQ activities impactinQ
jurisdictional areas. A replacement ratio for affected wetland resources shall be
determined in consultation with regulatory agencies as part of the permitting
process and shall be no less than 1: 1 replacement of function and value.
Additional criteria and requirements will be as follows: The actions proposed on
Peter Canyon Channel shall be mitigated by the OCFCD 'Nho is the project
proponent for flood control improvements.
. Create (establish), restore, or enhance wetland/riparian habitats on-site to
the maximum extent practicable to minimize and replace the on-site loss
of USACE and CDFG jurisdictional acreaQe and function, or off-site as
may be permitted by the USACE and CDFG.
. To return jurisdictional habitats that are temporarily disturbed durinQ
construction to pre-construction conditions.
. To provide for maintenance, manaQement and monitorinQ of the
mitiQation site or sites for a minimum of three years as determined
throuQh the permittinQ process.
Based on consultations with CDFG, City of Tustin, or a project proponent as
applicable, an off-site relocation site for southwestern pond turtles captured on
site shall be identified that is as close to the Reuse Plan area as possible and
that is sustainable in perpetuity. (No appropriate habitat in the City of Tustin is
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available for relocation.) Potential relocation sites include but are not limited to a
turtle pond and relocation site fl old pond (currently thought dry) located in upper
Shady Canyon within the Orange County Nature Preserve that could be
improved or restored to serve as a relocation site; or the San Joaquin Marsh,
which is managed by UC Irvine, Irvine Ranch, and the Orange County Water
District. Some property owners and public agencies may be adverse to the
relocation of species of special concern onto their property or jurisdiction, and it
would be speculative to identify actual sites prior to completion of consultation
with CDFG and with potential property owners and/or appropriate public
agencies. A relocation and mitiQation plan shall be prepared by a qualified
bioloQist for approval by the CDFG. The relocation and mitiQation plan shall
include the followinQ:
. Requirement for focused surveys for southwestern pond turtles prior to
construction activities and submittal of survey report to the CDFG.
. Identification of specific relocation site within the Newport Bay watershed.
. MethodoloQY for trappinQ, capture, recordation and release of
southwestern pond turtles.
. Requirement of bioloQical monitorinQ durinQ construction and requirement
for capture and relocation by a qualified bioloQist of any additional
southwestern pond turtles observed durinQ construction.
MM Bio-4
A proiect proponent shall neQotiate an agreement shall be negotiated with the
CDFG, City of Tustin, project proponent, or other agency or organization as
appropriate, for relocation of turtles and/or contribution of funds to improve,
restore, or create tRe ~ relocation site as turtle habitat, in coniunction with any
reQulatorv permits necessary.
5.4.5 CONCLUSION
Pursuant to Sections 15162 and 15183 of the CEQA Guidelines, the City of Tustin has
determined, on the basis of substantial evidence in the light of the whole record, that: (a) the
amended project does not propose substantial changes to the project affecting biological
resources, which would require major revisions to the FEIS/EIR; (b) there have been no
substantial changes in circumstances under which the project will be undertaken that will require
major revisions to the FEIS/EIR due to new or substantially more severe significant
environmental effects related to biological resources than previously analyzed in the FEIS/EIR;
and (c) no new information of substantial importance, as described in subsection (a)(3) of
Section 15164 of the CEQA Guidelines, related to biological resources has been revealed that
would require major revisions to the FEIS/EIR or its conclusions.
As concluded in the FEIS/EIR, the proposed project would not result in any significant
unavoidable impacts to biological resources. Additionally, the proposed project would not result
in a substantial increase in the severity of impacts to biological resources beyond that identified
in the FEIS/EIR.
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Addendum
SOURCES
In addition to the sources used in preparation of this Addendum identified at the beginning of
Section 5, the following sources were used to address biological resource issues:
Barranca Channel (F09)-Armstrong Avenue Crossing and Armstrong Avenue Storm Drain,
Peters Canyon Channel (F06) and Peters Canyon Bikeway Cooperative Agreement
002-119 between City of Tustin and Orange County Flood Control District and The
County of Orange. Tustin, California. 2003.
BonTerra Consulting. Field Reconnaissance conducted by Lindsay Messett, Ecologist,
February 8, 2006.
California Department of Fish and Game. Agreement Regarding Proposed Stream or Lake
Alteration, Notification No. 1600-2004-953-R5 for Vestar Development. October 10,
2004.
California Native Plant Society (CNPS). Inventory of Rare and Endangered Plants (online
edition). Sacramento, California. Accessed in February 2006 from <http://www.cnps.org/
inventory>.
Cobb, Donna L. (CDFG). Letter to Mr. Chris Enyedy (The Twining Laboratories, lnc). April 30,
2004.
Goodman Jr., Robert H. Tustin Marine Corp Air Station Southwestern Pond Turtle (Clemmys
[Actinemys or Emys] marmorata pallida) Relocation Project (Project 047214.03).
Diamond Bar, California: Robert H. Goodman, Jr., September 2004.
Natural Community Conservation Plan and Habitat Conservation Plan, County of Orange,
Central and Coastal Subregion. Prepared for the County of Orange, Environmental
Management Agency and United States Fish and Wildlife Service/California Department
of Fish and Game. July 17, 1996.
RBF Consulting. Final Runoff Management Plan for Tustin Legacy. Prepared for the City of
Tustin. December 2004.
Twining Laboratories, Inc. Biological Resources Report for Southern Portion of the Tustin
MCAS, Orange County, California. Fresno, California: October 31, 2003.
5.5 CUL TURALlSCIENTIFIC RESOURCES
5.5.1 SUMMARY OF IMPACTS FROM FINAL EISIEIR
As part of the DoN's disposal of MCAS Tustin, DoN was responsible for compliance with
Section 106 of the National Historic Preservation Act (NHPA). Because the title transfer resulted
in the transfer of a Historic District from federal ownership, this was identified as a significant
unmitigable impact under the National Environmental Policy Act (NEPA).
Pursuant to Section 106, the State Historic Preservation Office (SHPO), the Advisory Council on
Historic Preservation, the Navy, the City of Tustin, and the County of Orange executed a
Memorandum of Agreement (MOA) (included in Appendix H to the FEIS/EIR) that identifies
measures to mitigate the effects of the destruction of portions of the eligible historic district,
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including the hangars (refer to mitigation measures Hist-1 and Hist-2, below). If financially
feasible for adaptive reuse, both blimp hangars would be preserved. However, if it is determined
that it is not financially feasible to retain either of the hangars, removal of the hangars was
determined to be a significant unavoidable impact pursuant to CEQA.
The FEIS/EIR indicated that numerous archaeological surveys were conducted at the former
MCAS Tustin site (refer to page 3-68 of the FEIS/EIR for a complete listing of archaeological
surveys conducted on site). In 1988, the SHPO provided written concurrence that all open
spaces on MCAS Tustin had been adequately surveyed for archaeological resources. One
recorded archaeological site (CA-ORA-381) was identified within the Specific Plan area;
however, as reported in the FEIS/EIR, this site was destroyed prior to 1971 (when
archaeological surveys were first conducted at MCAS Tustin) during construction of two large
concrete tanks. The FEIS/EIR indicated that CA-ORA-381 was the only recorded archaeological
site within the Specific Plan area. The FEIS/EIR also indicated that previously unidentified
buried archaeological or paleontological resources (as indicated by the presence of shell
scatters) within the project site could be significantly impacted by grading and construction
activities. Mitigation measures were identified, which included construction monitoring, to reduce
potential impacts to less than significant.
As discussed in Section 2 of the MCAS Tustin Specific Plan, an extensive screening process
was completed to identify interests in the property. Consistent with federal requirements before
1994, the DoN completed U.S. Department of Defense (000) and federal agency screening
and simultaneously completed screening for State, County, and local agency interests in the
property. No interest was expressed from the approximately 100 Native American Tribes that
were contacted. With adoption of the Redevelopment Act of 1994, a new community-based
reuse and screening process was initiated. Under this process, the local redevelopment agency
(LRA) undertook an outreach program and solicited notices of interest in the base from state
and local governments, representatives of the homeless, and other interested parties. This
solicitation included Native American Tribes. No information was received regarding the
presence of cultural places of significance to California Native Americans within the reuse area.
5.5.2 CURRENT CONDITIONS
Since certification of the FEIS/EIR, and in compliance with the MOA between the DoN, the
California SHPO and the Advisory Council on Historic Preservation (ACHP) (included as
Appendix H of the FEIS/EIR), the County of Orange has conducted a marketing study for the
northern hangar (Hangar 28) and has reported to the DoN, SHPO, and National Park Service
(MOA signatory acting as the federal agency sponsoring the proposed public benefit
conveyance of Hangar 28 to the County of Orange) that there is no economically viable reuse
for this structure. Per the MOA, SHPO, in consultation with NPS, have each concurred that they
believe there is no economic viability in retaining Hangar 28. The County of Orange awaits a
final Determination from DoN. It should be noted that Hangar 28 is not within the Master
Developer footprint. To date, the City of Tustin has completed a marketing study for Hanger 29,
and is in the process of assessing the economic viability for this Hangar, which is within the
Master Developer footprint.
Senate Bill (SB) 18, Local and Tribal Intergovernmental Consultation, was signed into law in
September 2004. The principal objective of SB 18 is to preserve and protect "cultural places" of
California Native Americans, as defined in Public Resources Code Sections 5097.9 and
5097.993. In summary, cultural places include: a Native American sanctified cemetery, place of
worship, religious ceremonial site, or sacred shrine; or a Native American historic, cultural, or
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sacred site that is listed or may be eligible for listing in the California Register of Historic
Resources. Based on the results of the archaeological surveys conducted within the Specific
Plan area and results of the extensive screening process conducted during the reuse process
with Native American tribes, no cultural places of California Native Americans are believed to
exist on site.
It should also be noted that SB 18 applies to the adoption or amendment of any General Plan or
Specific Plan proposed on or after March 1, 2005. The Tustin City Council held a noticed public
meeting regarding the proposed Specific Plan Amendment on November 1, 2004. The City
appropriated funds and resources towards the proposed project, initiated work programs,
commissioned consultant services, and directed staff to begin research on the Specific Plan
Amendment before March 1, 2005. Therefore, SB 18 is not applicable to the proposed project.
In compliance with MM Arch-1, a cultural resources survey was conducted in June 2003 for the
parcel outside the MCAS boundaries (Planning Area 20) that had not been subject to previous
surveys, as reported in the FEIS/EI R. While no resources were identified, it was recommended
that monitoring during construction be conducted. During grading activities conducted in August
2003 there was an isolated find; however, no new sites were discovered. The isolated find was
handled in compliance with standard industry practices and the Archaeological Monitoring and
Mitigation Plan developed for the project. Based on the surveys that have been conducted
within the Specific Plan area as reported in the FEIS/EIR and subsequent review of Planning
Area 20, and the fact that no information regarding the presence of resources on site was
provided during the reuse screening process, there is no reason to believe such resources exist
within the Specific Plan area.
5.5.3 COMPARISON OF PROPOSED AND PREVIOUSLY APPROVED PROJECT
IMPACTS
Environmental Checklist Responses
Would the project:
A. Cause a substantial adverse change in the significance of a historical resource as
defined in Section 15064.5?
No Substantial Change from Previous Analysis. As indicated above, the blimp hangars are
designated as historical resources and are located within a designated discontinuous historic
district. Only the southern blimp hangar (Hangar 29) is located within the Master Developer
footprint. If, through implementation of the mitigation measures identified in the FEIS/EIR (Hist-3
through Hist-5), it is determined that there is no economic viability in retaining the hangar and
the hangar is removed, the loss of the hangar would result in a significant and irreversible
impact to historical resources. Implementation of the proposed Development Plan on the
Hanger 29 Parcel would result in the demolition of the southern blimp hangar. This impact was
identified in the FEIS/EIR and mitigation measures were identified that remain applicable to the
proposed project. The proposed project would not result in a substantial change from the impact
to historical resources identified in the FEIS/EIR.
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B. Cause a substantial adverse change in the significance of an archaeological
resource pursuant to Section 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?
No Substantial Change from Previous Analysis. The Master Developer footprint is located
within the impact area evaluated in the FEIS/EIR. Although several archaeological surveys were
conducted at the MCAS Tustin reuse area, only one archaeological site, CA-ORA-381, was
recorded (along the western property boundary). However, this site was determined to have
been destroyed prior to 1971. No additional significant resources were found during any of the
previous archaeological surveys conducted on the MCAS Tustin reuse area. However, the
FEIS/EI R identified the potential for previously unidentified buried archaeological and
paleontological resources to be discovered during grading and construction activities. The
potential for unknown archaeological, paleontological, and human remains to be present in the
project site is very low; however, there is the potential for unknown resources to be uncovered.
This impact would be mitigated to a level considered less than significant with implementation of
the mitigation measures identified in the FEIS/EIR. The proposed project would not result in a
substantial change from the archaeological and paleontological resources impacts identified in
the FEIS/EIR, and the current mitigation measures reduce the impact to a level that is less than
significant.
5.5.4 MITIGATION AND IMPLEMENTATION MEASURES
The numbering for the following measures is based on the Mitigation Monitoring and Reporting
Program for the FEIS/EI R.
FEIS/EIR Measures That Have Been Completed
MM Arch-1 Prior to issuance of grading permits, the four-acre parcel currently outside the
boundaries of the Air Station along Harvard Avenue shall be surveyed to
determine the presence/absence of archaeological resources prior to grading.
MM Hist-1 Historic American Building Survey (HABS) - DoN will complete the appropriate
recordation for hangars 28 and 29 and the discontiguous historic district prior to
conveyance of any property within the discontiguous historic district and shall
ensure that copies of the recordation are made available to SHPO, the City of
Tustin, and any local or other archive facilities designated by SHPO.
MM Hist-2 Curation - within 30 days of the execution of the MOA, Department of the Navy
will donate copies of plans and architectural drawings and other archival
materials and records, as available, concerning the layout and the buildings and
structures that made up the original Navy lighter-than-air blimp facility to a local
curation facility. The City of Tustin or its designee will also be provided with
copies of these materials.
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FEIS/EIR Measures Applicable to the Proposed Proiect
MM Arch-2 Prior to issuance of grading permits, the cities of Tustin and Irvine shall each
require applicants of individual development projects to retain, as appropriate, a
county-certified archaeologist. If buried resources are found during grading within
the reuse plan area, a qualified archaeologist would need to assess the site
significance and perform the appropriate mitigation. The Native American
viewpoint shall be considered during this process. This could include testing or
data recovery. Native American consultation shall also be initiated during this
process.
MM Hist-3 As specified in the MOA, a substantive effort will be made to determine whether
there is an economically viable adaptive use of Hangar 28 and Hangar 29.
MM Hist-4 If the marketing effort identifies an economically viable adaptive use of either of
the complexes, that complex will be encumbered by a historic preservation
covenant. In the case of the Hangar 28 complex, these measures shall balance
the needs of the adaptive use and the needs for effective operation of the
Federal Lands to Parks or Historic Monument programs.
MM Hist-5 If NPS and/or SHPO determine that, despite a marketing effort that complies with
the terms of the MOA or as agreed to by the City of Tustin/County of Orange,
NPS, and/or SHPO, an economically viable adaptive use of the Hangar 28
complex was not identified, NPS and/or SHPO shall promptly advise the
Department of the Navy and notify the City of Tustin/County of Orange that the
following measures are required.
a. Written History - The City of Tustin/County of Orange shall prepare an
illustrated history report on MCAS Tustin, with emphasis on the initial
construction of the Air Station and its World War II Navy lighter-than-air
operations.
b. Exhibit - The City of Tustin/County of Orange shall prepare a professional-
quality illustrated interpretive exhibit with emphasis on the initial construction
of the air station and its World War II Navy lighter-than-air operations.
c. Interpretive Video - The City of Tustin/County of Orange shall prepare a
professional-quality documentary video and shall undertake a one-time
distribution and outreach program for the documentary video.
MM Paleo-1 The cities of Tustin and Irvine shall each require applicants of individual
development projects to comply with the requirements established in a
Paleontological Resources Management Plan (PRMP) prepared for the site,
which details the methods to be used for surveillance of construction grading,
assessing finds, and actions to be taken in the event that unique paleontological
resources are discovered during construction.
MM Paleo-2 Prior to the issuance of a grading permit, project applicants shall provide written
evidence to each city that a county-certified paleontologist has been retained to
conduct salvage excavation of unique paleontological resources if they are found.
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Refinements to FEIS/EIR Measures
No refinements need to be made to the FEIS/EIR mitigation measures and no new mitigation
measures are required.
FEIS/EIR Measures Not Applicable to the Proposed Project
All of the measures identified above are applicable.
5.5.5 CONCLUSION
Pursuant to Sections 15162 and 15183 of the CEQA Guidelines, the City of Tustin has
determined on the basis of substantial evidence in the light of the whole record that: (a) The
amended project does not propose substantial changes to the project affecting cultural
resources, which would require major revisions to the FEIS/EIR; (b) there have been no
substantial changes in circumstances under which the project will be undertaken that will require
major revisions to the FEIS/EIR due to new or substantially more severe significant
environmental effects related to cultural resources than previously analyzed in the FEIS/EIR;
and (c) no new information of substantial importance, as described in subsection (a)(3) of
Section 15164 of the CEQA Guidelines, related to cultural resources has been revealed that
would require major revisions to the FEIS/EIR or its conclusions.
There is no new technology or methods available to reduce the identified significant unavoidable
project-specific and cumulative impacts to historical resources associated with the removal of
Hangars 28 and 29 to a level considered less than significant. Therefore, this unavoidable
project-specific and cumulative impacts also occur with implementation of the proposed Specific
Plan Amendment, DDA, and Development Plan. A Statement of Overriding Considerations for
the FEIS/EIR was adopted by the Tustin City Council on January 16, 2001, to address potential
significant unavoidable impacts to historical resources resulting from the removal of both blimp
hangars.
SOURCES
In addition to the sources used in preparation of this Addendum identified at the beginning of
Section 5, the following sources were used to address cultural resource issues:
California Legislature. 2003-2004. "SB 18. Traditional Tribal Cultural Places." Public Resources
Code. October 29, 2004. Official California Legislative Information. February 7, 2006.
<http://www.leginfo.ca.gov/cgi-bin/postquery?bi lI_num ber=sb _ 18&sess= PR EV &house=
S&author=burton> .
Hanna, Jr., MS, RPA, David C. (SWCA Environmental Consultants). Letter to Mr. Dana Ogden
(City of Tustin) regarding Tentative Tract #16474, Tustin Planning Area 20, Parcel 33
Project - Cultural Resources Review. June 23, 2003.
Maxon, RPA, Patrick O. (SWCA Environmental Consultants). Letter to Mr. Dana Ogdon (City of
Tustin) regarding Archaeological Discovery During Grading of Tustin Field - PA 20,
Tentative Tract #16474, Planning Area 20, Parcel 33. October 7,2003.
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5.6 GEOLOGY AND SOILS
5.6.1 SUMMARY OF IMPACTS FROM FINAL EISIEIR
The FEIS/EIR indicates that impacts to soils and geology resulting from implementation of the
Specific Plan and the associated Implementing Actions 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) (DoN 2001)." The FEIS/EIR determined that with implementation of then
current engineering techniques, unacceptable risk associated with most of the above-mentioned
hazards would be avoided. Both the Cities of Tustin and Irvine have emergency response plans
in place in the event that dam failure would occur. Assuming that evacuation plans are
implemented correctly, the property could be evacuated to avoid loss of human life; however,
property loss would occur. The FEIS/EIR determined that compliance with state and local
regulations and standards and engineering procedures and techniques would avoid risk of
significant impacts related to geology and soils and additional mitigation is not required.
5.6.2 CURRENT CONDITIONS
There are no changes to the geology and soils conditions on site as evaluated in the FEIS/EIR.
5.6.3 COMPARISON OF PROPOSED AND PREVIOUSLY APPROVED PROJECT
IMPACTS
Environmental Checklist Responses
Would the project:
A. Expose people or structures to potential substantial adverse effects, including the
risk of loss, injury, or death involving:
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.
No Substantial Change from Previous Analysis. As indicated in Section 3.9 of the FEIS/EIR,
the proposed project is not located within an Alquist-Priolo Earthquake Fault Zone. In addition,
the FEIS/EIR documented that no active or potentially active faults are known to exist at the
ground surface in or immediately adjacent to the Specific Plan area. The proposed project
would not result in a substantial change to fault rupture as identified in the conclusions of the
FEIS/EI R.
ii) Strong seismic ground shaking?
No Substantial Change from Previous Analysis. The FEIS/EIR indicated that ground shaking
could occur as a result of fault movement. Seismic ground shaking impacts associated with the
proposed project would be similar to the impacts identified in the FEIS/EIR. These impacts
would be reduced through compliance with state and local regulations and standards, and
established engineering procedures. Future buildings and structures (i.e., houses, retaining
walls, etc.) would be designed in accordance with the City of Tustin Building Code and the most
recent Uniform Building Code (UBC) for Seismic Zone 4 and/or California Building Code (CBC).
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The proposed project would not alter the conclusions of the FEIS/EIR related to seismic ground
shaking.
iii) Seismic-related ground failure, including liquefaction?
No Substantial Change from Previous Analysis. It was identified in Section 4.9 of the
FEIS/EIR that the Specific Plan area has a high probability of liquefaction due to the presence of
groundwater near the ground surface and loose soils. The State Geologist has mapped the
entire Specific Plan area within a liquefaction hazard zone. The FEIS/EIR identified specific
engineering techniques that would reduce hazards associated with liquefaction, including:
(1) excavation and removal or recompaction of potentially liquefiable soils; (2) in-site ground
densification; (3) other types of ground improvement; (4) deep foundations that have been
designed to accommodate liquefaction effects; (5) reinforced shallow foundations; and
(6) design of the proposed structures or facilities to withstand predicted ground softening and/or
predicted vertical and later ground displacements to an acceptable level of risk. The FEIS/EIR
determined that with implementation of these established engineering techniques, potential
impacts associated with liquefaction would be less than significant. The proposed project would
not result in any substantial changes to the environmental impacts previously evaluated in, or
the conclusions of, the FEIS/EIR.
iv) Landslides?
No Substantial Change from Previous Analysis. It was identified in Section 4.9 of the
FEIS/EIR that the Specific Plan area is characterized by a very low propensity for seismic
landslides and no impact would occur from landslides. The project site is relatively flat and the
proposed project would not result in any substantial changes to the environmental impacts
previously evaluated in, or the conclusions of, the FEIS/EIR related to landslides.
B. Result in substantial soil erosion or the loss of topsoil?
No Substantial Change from Previous Analysis. It was identified in Section 4.10 of the
FEIS/EIR that implementation of the Specific Plan and associated Implementing Actions would
result in short-term, construction-related erosion and water quality impacts. However, the
FEIS/EIR determined that these impacts would be temporary and construction operations would
be required to comply with any applicable implementation measures by the RWQCB for the
Total Maximum Daily Loads (TMDLs) for the Newport Bay Watershed, including the sediment
TMDL, and would be required to implement the National Pollutant Discharge Elimination System
(NPDES) requirements and implement a Stormwater Pollution Prevention Plan (SWPPP). The
NPDES and SWPPP include the use of Best Management Practices (BMPs) and the
implementation of a monitoring program to measure the effectiveness of the water quality plan.
Implementation of these requirements would reduce construction-related water quality impacts
to less than significant. Refer to Section 5.8, Hydrology and Water Quality, for additional
discussion on construction water quality impacts and water quality controls. The proposed
project would not alter the analyses or the conclusions of the FEIS/EIR.
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?
No Substantial Change from Previous Analysis. Subsidence occurs when settlement of
underconsolidated soils occurs during an event such as earthquake shaking or groundwater
removal. The FEIS/EI R identified that subsidence as a result of groundwater removal has not
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been documented to affect structures in the project area. Lateral spreading is a function of
ground shaking impacts and may occur during an earthquake. All grading operations and
construction would be conducted in conformance with the applicable City of Tustin Grading
Manual (June 1990), and the most recent version of the Uniform Building Code for Seismic
Zone 4 and/or CBC reducing potential impacts associated with unstable soils to a level
considered less than significant. As noted above under item A.iii, the project site is subject to
liquefaction and this impact would be reduced to a level considered less than significant with
implementation of appropriate engineering and construction techniques. The project site is not
subject to landslides. Implementation of the proposed Specific Plan Amendment, DDA, and
Development Plan would not alter the analyses or the conclusions of the EIR relative to
unstable soils.
D. Be located on expansive soils, as defined in Table 18-1-B of the Uniform Building
Code (1997), creating substantial risks to life and property?
No Substantial Change from Previous Analysis. The FEIS/EIR identified that the Specific
Plan area is located within an area of high to very high expansivity. However, it was determined
in the FEIS/EIR that individual developers within the reuse area would be required to evaluate
the expansion potential of on-site soils and implement appropriate remedial measures in
accordance with the local jurisdiction's requirements. The FEIS/EIR identified potential remedial
measures such as removal of clay-rich soils and replacement with a specified thickness of non-
expansive granular soil beneath structures, concrete slabs, and footings. Other methods to
remediate expansive soils include improving the expansive soil with pre-saturation of expansive
materials and/or supplemental reinforcement of the building foundations and slabs as well as
installing post-construction drainage control to minimize the collection of water under or
adjacent to structures. The FEIS/EIR determined that with implementation of these established
engineering techniques and compliance with the local jurisdiction's requirements (e.g., City of
Tustin Grading Manual), potential impacts associated with expansive soils would be less than
significant. The proposed project would not result in any substantial changes to the
environmental impacts previously evaluated in, or the conclusions of, the FEIS/EIR.
E. Have soils incapable of adequately supporting the use of septic tanks or
alternative wastewater disposal system where sewers are not available for the
disposal of wastewater?
No Substantial Change from Previous Analysis. Neither the project evaluated in the
FEIS/EI R nor the proposed project includes the use of septic tanks or alternative wastewater
disposal systems.
5.6.4 MITIGATION AND IMPLEMENTATION MEASURES
No significant geology/soils impacts were identified in the FEIS/EIR based on the requirement to
comply with applicable state and local regulations and standards (e.g., City of Tustin Grading
Manual and the most recent version of the UBC for Seismic Zone 4 and/or CBC), and
established engineering procedures and techniques. Therefore, no mitigation was required. No
new mitigation measures are required for the proposed project because the existing measures
are sufficient to reduce impacts to a level that is less than significant. In addition, compliance
with the most recent versions of the UBC and/or CBC and the City of Tustin Grading Manual
result in the integration of the most current technologies and methods available to reduce
geology, soils and seismic impacts at the time of construction.
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5.6.5 CONCLUSION
Pursuant to Sections 15162 and 15183 of the CEQA Guidelines, the City of Tustin has
determined, on the basis of substantial evidence in the light of the whole record, that: (a) the
amended project does not propose substantial changes to the project affecting geology/soils,
which would require major revisions to the FEIS/EIR; (b) there have been no substantial
changes in circumstances under which the project will be undertaken that will require major
revisions to the FEIS/EIR due to new or substantially more severe significant environmental
effects related to geology/soils than previously analyzed in the FEIS/EIR; and (c) no new
information of substantial importance, as described in subsection (a)(3) of Section 15164 of the
CEQA Guidelines, related to geology/soils has been revealed that would require major revisions
to the FEIS/EIR or its conclusions.
As concluded in the FEIS/EIR, the proposed project would not result in any significant
unavoidable impacts related to geology/soils. Additionally, the proposed project would not result
in a substantial increase in the severity of impacts related to geology and soils beyond that
identified in the FEIS/EIR.
SOURCES
In addition to the sources used in preparation of this Addendum identified at the beginning of
Section 5, the following sources were used to address geology/soils issues:
California. Division of Mines and Geology. "Seismic Hazard Zones Map" [Orange 7.5-Minute
Quadrangle]. Sacramento: Division of Mines and Geology, April 15, 1998.
5.7 HAZARDS AND HAZARDOUS MATERIALS
5.7.1 SUMMARY OF IMPACTS FROM FINAL EISIEIR
Hazardous Materials
The FEIS/EIR includes a detailed discussion of the historic and then-current hazardous
materials use and hazardous waste generation within the Specific Plan area. The DoN is
responsible for planning and executing environmental restoration programs in response to
releases of hazardous substances for MCAS Tustin. There are two ongoing major
environmental programs which are described in the FEIS/EIR: the Installation Restoration
Program (IRP) and the Compliance Program. The IRP identifies, assesses, characterizes, and
remediates or manages contamination from past hazardous waste disposal operations and
hazardous materials spills. The DoN Compliance Program addresses solid and infectious waste
management, surface water/groundwater discharge, hazardous materials/waste management,
air emissions, storage tanks, oil/water separators, wash areas/grease racks, fuel line closure,
well abandonment/destruction activities, polychlorinated biphenyls (PCBs), asbestos-containing
material (ACM), radon, and lead-based paint (LBP). The IRP and DoNs Compliance Program
are discussed below:
IRP Program - All IRP sites at MCAS Tustin were investigated, and comprehensive risk
assessments were conducted. Sixteen I RP sites were originally identified (refer to
Section 3.11 of the FEIS/EIR). Of these, seven sites were identified as requiring a Remedial
Investigation/Feasibility Study (Rl/FS) under the IRP. Eight sites were identified for
Expanded Site Inspections, and the final site was recommended for, and received, a No
Further Action (NFA) Determination. When the EIS/EIR was distributed for public review,
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four sites were processing through the Rl/FS process and six sites were recommended for
NFA or included in an operable unit (OU) for further action. Because primarily petroleum
contaminants were detected, two sites were transferred out of the IRP for Petroleum
Corrective Actions overseen by the Santa Ana Regional Water Quality Control Board. The
remaining three sites (IRP-4, -10, and -14) were transferred out of the IRP and were
assessed and treated as areas of concern (AOCs) under the Resource Conservation and
Recovery Act (RCRA) Facility Assessment Program. Once treated within the RCRA Facility
Assessment Program, the AOCs are granted a NFA.
To eliminate any imminent danger to the public and the environment and to meet the LRA's
need for cleanup of high-priority reuse parcels, investigation areas at MCAS Tustin were
designated as operable units (OUs). An OU is a "discrete portion of remedial response that
manages mitigation, or eliminates or mitigates a release, a threat of release, or a pathway of
exposure." There were initially four OUs identified and described in the FEIS/EIR; however,
subsequent to release of the Draft EIS/EIR for public review, IRPs and AOCs in OUs 2 and
4 were recommended for NFA. It should be noted that subsequent to certification of the
FEIS/EIR, only a portion of OU4 was determined eligible for NFA (refer to discussion below
under "Current Conditions.")
. DoN Compliance Program - As identified in the FEIS/EIR there are numerous DoN
compliance programs in place to ensure that waste management practices are conducted in
a manner to protect human health and the environment. Many of the compliance programs
identified in Section 3.11 of the FEIS/EIR allow for the on-going clean-up by DoN after the
property is transferred. The 1999 Federal Facilities Site Remediation Agreement (FFSRA)
provides for coordinated remediation via these compliance programs under CERCLA, RCRA
and other applicable laws under the oversight of the California Department of Toxic
Substances Control (DTSC) in coordination with the Santa Ana Regional Water Quality
Control Board.
The FEIS/EIR addressed construction- and operation-related activities that could pose a hazard.
Construction activities near or at I RPs have the potential to interfere with ongoing DoN
remediation and would be subject to controls identified in the Comprehensive Environmental
Response, Compensation and Liability Act (CERCLA) Records of Decision (ROD). The potential
to disturb contaminated soils was identified as a potentially significant impact that would be
mitigated through compliance with applicable regulations and provisions of approved
remediation programs. The FEIS/EIR also concluded that hazards addressed through the
Compliance Program would not significantly impact construction or operation of the Specific
Plan.
The FEIS/EIR identified that the proposed Specific Plan included uses that could use or
generate small amounts of hazardous substances (commercial/business uses and maintenance
activities), and that fertilizers and pesticides would be used at the golf course and for park
maintenance. The presence of these materials would create the potential for accidental spills,
equipment failure, and other unanticipated events. The FEIS/EIR concluded that the use of
BMPs, integrated pest management (IPM) practices, and compliance with all applicable federal,
state, and local regulations and NPDES requirements in the handling and use of hazardous
substances would reduce potential impacts to a level considered less than significant.
The FEIS/EIR concluded that implementation of the Specific Plan and associated Implementing
Actions would not have a significant environmental impact from the hazardous wastes,
substances, and materials on the property during construction or operation since the DoN would
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implement various remedial actions pursuant to the Compliance Programs that would remove,
manage, or isolate potentially hazardous substances in soils and groundwater. The FEIS/EIR
identified one location where proposed residential areas would overlay sites that have been
classified as hazardous wastes in the past (the medium density residential area north of
Valencia Avenue included in the Specific Plan). However, the DoN will remediate all IRP sites
overlain by proposed residential uses to residential standards per the Compliance Programs.
Airport Hazards
The FEIS/EI R discussed airport-related hazards in Sections 3.1 and 4.1, Land Use. The Airport
Land Use Commission for Orange County has a review policy for buildings of a certain height
(110 to 200 feet within the Specific Plan area) to reduce interference with flight operations. Any
structures within the Specific Plan that exceed the height thresholds would be subject to review
by the Federal Aviation Administration (FAA) and the Airport Land Use Commission. The
FEIS/EIR, in light of these measures, determined there would not be a significant airport
hazards impact.
Because all flight operations at MCAS Tustin ceased before certification of the FEIS/EIR, flight-
related land use restrictions, such as clear zones and Accident Potential Zones (APZs) also
ceased. Flight-related height restrictions and land use restrictions associated with the Browning
Corridor and Ground Controlled Approach (GCA) Corridor easements were also terminated;
however, the applicable zoning ordinances would continue to restrict land use and building
heights, similar to existing surrounding land uses. Therefore, impacts within these easements
were determined to be less than significant.
5.7.2 CURRENT CONDITIONS
Hazardous Materials
As stated above, the DoN is responsible for planning and executing environmental restoration
programs in response to previous releases of hazardous substances into soils and groundwater
at MCAS Tustin. There are two ongoing major environmental programs which are described in
the FEIS/EIR: the IRP and the Compliance Program. Since approval of the FEIS/EIR significant
progress has been made in investigating and cleaning up OUs, IRP sites, and AOCs at MCAS
Tustin. The location of these sites is shown on Exhibit 6.
With exception of OU-1 and the remaining portion of OU-4 that require further remedial action
(described below), the OUs, IRP sites and AOCs identified at the former MCAS Tustin have
been closed. It should be noted that OU-1 was separated into two OUs (OU-1A and OU-1 B)
subsequent to certification of the FEIS/EIR.
. OU-1A - IRP-13 South where Trichloroethene (TCE) and 1,2,3-trichloropropane (TCP)
were found in groundwater and soil. The groundwater treatment systems are currently
being designed and a Draft Groundwater Remedial Design was submitted in June 2005.
A Final Groundwater Remedial Design report is scheduled to be completed in Spring
2006. The groundwater treatment systems are anticipated to be operating in 2007.
. OU-1B - IRP-3 (Paint Stripper Disposal Area) and IRP-12 (Drum Storage Area No.2)
where TCE was found in the groundwater and soil. The groundwater treatment system
enhancements are currently being designed and a Draft Groundwater Remedial Design
was submitted in June 2005. A Final Groundwater Remedial Design report is scheduled
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to be completed in Spring 2006. The groundwater treatment systems are anticipated to
be operating in 2007.
. OU-4 - Although the FEIS/EIR identified OU-4 for NFA, a portion of the OU required
further remediation. OU-4 was divided into OU-4A and OU-4B which are made up of
several sites each. OU-4A was given NFA status and authorized for transfer on
January 3, 2005. OU-4B is comprised of sites that were evaluated for further action in a
Draft Feasibility Study issued August 23, 2005. The Final Draft Feasibility Study is
scheduled to be released in Spring 2006.
The DoN is also in the process of remediating MTBE contamination associated with a former
gas station located at Site 222. In August 2001, the Navy implemented an interim Petroleum
Corrective Action Plan (PCAP) which initiated a remediation program involving the removal and
treatment of MTBE soil and installation of a groundwater treatment facility and extraction wells
to contain the existing groundwater contamination. To date, all soil contamination at Site 222
has been completed; however, the DoN has not yet determined a final remediation method to
address the remaining groundwater contamination.
Airport Hazards
In December 2001, the Airport Land Use Commission approved a comprehensive update to the
Airport Environs Land Use Plan (AELUP). Prior to the update, the AELUP addressed all aviation
facilities in Orange County in one volume. As a result of the update, separate documents
addressing each of the facilities individually were prepared. Since a non-aviation plan for MCAS
Tustin had been adopted by the City (January 2001) and the DoN had published its Record of
Decision for the disposal of surplus federal property at MCAS Tustin approving the Specific Plan
(March 2001) at the time the AELUP update was prepared, AELUP provisions for MCAS Tustin
as a military air facility were not carried forward. However, the Specific Plan Area, including the
Master Developer footprint, is within the AELUP Height Restriction Zone for John Wayne
Airport. The height restrictions and other conditions have not changed since the certification of
the FEIS/EIR.
5.7.3 COMPARISON OF PROPOSED AND PREVIOUSLY APPROVED PROJECT
IMPACTS
Environmental Checklist Responses
Would the project:
A. Create a significant hazard to the public or the environment through the routine
transport, use, or disposal of hazardous materials?
C. Emit hazardous emissions or handle hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile of an existing or proposed school?
No Substantial Change from Previous Analysis. The proposed Specific Plan Amendment,
DDA, and Development Plan would result in generally the same types of land uses being
developed within the project area, including the Master Developer footprint. As identified in the
FEIS/EI R, these uses would generate and use small amounts of hazardous materials for
operation and maintenance activities. It should be noted that the proposed golf course has been
removed from the Specific Plan and is not included in the proposed Development Plan. The golf
course would have required extensive use of pesticides and fertilizer for maintenance. Although
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the proposed Development Plan includes additional parkland (including a central community
park connected to a linear park extending through the site), park uses do not require the same
level of maintenance and associated pesticide/fertilizer use as a golf course. Implementation of
the proposed Specific Plan Amendment, DDA, and Development Plan would not change the
conclusion in the FEIS/EIR relative to hazards use, transport, disposal, emission, or release of
hazardous materials. Use of BMPs, integrated pest management (IPM) practices, and
compliance with all applicable federal, state, and local regulations and NPDES requirements,
including compliance with Orange County Health Care Agency (OCHCA), RWQCB, and DTSC
regulations as necessary, in the handling and use of hazardous substances would reduce
potential impacts to a level considered less than significant.
As identified in Section 3, the original and proposed Specific Plans include three school sites.
The Tustin Unified School District (TUSD) and Irvine Unified School District (IUSD) would be the
agencies responsible for the development of schools with the Specific Plan area. The school
districts are required to comply with the requirements of Section 15186 of the State CEQA
Guidelines regarding school facilities (address potential health impacts resulting from exposure
to hazardous materials, wastes, and substances) and to complete additional site testing per the
provisions of the State Education Code.
Therefore, as determined necessary by each school district, subsequent environmental
documentation for the proposed schools may be required. As discussed in Section 5.13, the
City of Tustin has entered into agreements with TUSD and IUSD to address impacts from
Specific Plan development. The FEIS/EIR concluded that there would not be significant impacts
to proposed land uses related to hazards and hazardous materials based on: compliance with
federal, state, and local laws, regulations, and NPDES permit requirements; and due to the pre-
development remediation by DoN and any school district accepting property, under oversight of
the DTSC and the Regional Board. The proposed Specific Plan Amendment, DDA, and
Development Plan do not change the analysis or conclusions of the FEIS/EI R and no new
mitigation is required.
It should be noted that the discharge of groundwater that may exceed water quality standards
for selenium, nutrients, and other pollutants is discussed in Section 5.8, Hydrology and Water
Quality.
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. 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?
No Substantial Change from Previous Analysis. As noted above, the DoN clean-up and
remediation of hazardous materials contamination within the Specific Plan area, including the
Master Developer footprint, is continuing. As concluded in the FEIS/EIR, development of the
reuse area would not have a significant environmental impact from the hazardous wastes,
substances, and materials on the property during construction or operation since the DoN would
implement various remedial actions that would remove, remediate to safe standards, manage,
or isolate potentially hazardous substances pursuant to the applicable regulatory standards and
under oversight of the DTSC in coordination with the Regional Water Quality Control Board.
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The proposed project would not result in new or substantially more severe impacts related to
previous contamination from MCAS Tustin operations beyond what was identified in the
FEIS/EIR. As noted in the FEIS/EIR, the DoN remediation within certain areas of the reuse area
is a requirement of the DoN. The property must be deemed suitable for reuse before any reuse
occurs (by lease or deed). AIIIRP sites would be remediated to applicable regulatory standards
of the applicable regulatory agency and will not be issued a FOST until this is accomplished.
E. For a project located within an airport land use plan or, where such plan has not
been adopted, within two miles of a public airport or public use airport, would the
project result in a safety hazard for people residing or working in the project area?
F. For a project within the vicinity of a private airstrip, would the project result in a
safety hazard for people residing or working in the project area?
No Substantial Change from Previous Analysis. As identified in the FEIS/EIR, with
termination of operations at MCAS Tustin, people would not be subject to safety hazards from
operations at MCAS Tustin. The project site is within the AELUP for John Wayne Airport and
subject to identified height restrictions. Buildings exceeding 110 to 200 feet (depending on their
location within the site) would be subject to review by the FAA and Airport Land Use
Commission. There were no height restrictions in the original Specific Plan; however, with the
proposed Specific Plan Amendment structures within the area designated Community Core on
the Land Use Plan (refer to Revised Figure 2-1) (Neighborhood D-Planning Areas 8, 13, and 14)
are allowed maximum of heights of 150 feet, with exceptions to this approved by the Community
Development Director allowing up to 180 feet (refer to Chapter 3, Land Use and Development!
Reuse Regulations, Section 3.6, Neighborhood 0, of the Specific Plan). Review of structures
that exceed the height restrictions outlined in the AELUP would require on obstruction
evaluation by FAA and the Airport Land Use Commission to determine whether hazards to
airport operations would result. These measures assure that potential safety hazards are
reduced to less than significant. No additional mitigation measures are needed.
The Caltrans Division of Aeronautics California Airport Land Use Planning Handbook identifies
that Section 17215 of the State Education Code requires a school district to notify the
Department of Education before acquiring title to property for a new school site within two miles
of an airport runway. There are no school sites within the Specific Plan area within two miles of
a runway for John Wayne Airport; therefore, this requirement does not apply.
G. Impair implementation of or physically interfere with an adopted emergency
response plan or emergency evacuation plan?
No Substantial Change from Previous Analysis. The proposed Specific Plan Amendment,
DDA, and Development Plan do not substantially change the backbone circulation system in the
Specific Plan area substantially or in a way that would interfere with any applicable emergency
response plan or emergency evacuation plan. As a result, no significant impacts to emergency
response or evacuation result from the proposed project.
H. Expose people or structures to a significant risk or loss, injury or death involving
wildland fires, including where wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
No Substantial Change from Previous Analysis. This issue was not addressed in the
FEIS/EIR as the Specific Plan area is within an urbanized area and not within an area subject to
wildland fires. No significant impacts would result.
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5.7.4 MITIGATION AND IMPLEMENTATION MEASURES
Consistent with the conclusion of the FEIS/EIR, no significant impacts would occur based on:
compliance with federal, state, and local laws, regulations, and NPDES requirements; pre-
development remediation by DoN and any school district accepting property, under oversight of
the DTS and RWQCB. Based on this conclusion, no mitigation measures were included in the
FEIS/EI R related to hazardous wastes, substances, and materials. The proposed Specific Plan
Amendment and Development do not change the analysis conclusions of the FEIS/EIR and no
new mitigation is required.
5.7.5 CONCLUSION
Pursuant to Sections 15162 and 15183 of the CEQA Guidelines, the City of Tustin has
determined, on the basis of substantial evidence in the light of the whole record, that: (a) the
amended project does not propose substantial changes to the project affecting hazards and
hazardous materials, which would require major revisions to the FEIS/EIR; (b) there have been
no substantial changes in circumstances under which the project will be undertaken that will
require major revisions to the FEIS/EIR due to new or substantially more severe significant
environmental effects related to hazards and hazardous materials than previously analyzed in
the FEIS/EIR; and (c) no new information of substantial importance, as described in
subsection (a)(3) of Section 15164 of the CEQA Guidelines, related to hazards and hazardous
materials has been revealed that would require major revisions to the FEIS/EIR or its
conclusions.
The FEIS/EIR concluded that implementation of the Specific Plan and associated Implementing
Actions would not result in significant impacts related to hazardous wastes, substances, and
materials. The proposed project would not result in a substantial increase in the severity of
impacts related to hazards and hazardous materials beyond that identified in the FEIS/EIR.
Pursuant to the FFSRA, standards, protocols, and procedures available must be used in the
DoN's remediation of property and groundwater, assuring incorporation of the most effective
available means of pollution control and remediation currently available.
SOURCES
In addition to the sources used in preparation of this Addendum identified at the beginning of
Section 5, the following sources were used to address hazards and hazardous materials issues:
Airport Land Use Commission. Orange County Airport Land Use Plan for John Wayne Airport.
Orange County, California: December 19, 2002.
California Department of Transportation Division of Aeronautics. California Airport Land Use
Planning Handbook. January 2002.
Bechtel Environmental, Inc. and Naval Facilities Engineering Command. Final Amended Site
Management Plan Fiscal Year 2005 Update Former Marine Corps Air Station Tustin.
San Diego: Bechtel, February 2005.
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5.8 HYDROLOGY AND WATER QUALITY
5.8.1 SUMMARY OF IMPACTS FROM FINAL EISIEIR
Construction Impacts
The FEIS/EIR concluded that construction of the project evaluated would result in a temporary
increase in the amount of runoff, which would contain construction pollutants, including,
specifically, high levels of total dissolved solids (TDS). This in turn would contribute to local and
regional surface water quality impacts. Construction would not impact groundwater in the deep
regional aquifer ground water zones; however, it would result in a temporary impact to water in
the shallow ground water zones which would be lowered during construction. In addition,
because water is only pumped from the shallow groundwater zones for testing and dewatering,
this temporary impact would not affect Orange County's deep aquifer groundwater supply or
operations.
Additionally, the FEIS/EIR identified that San Diego Creek and Newport Bay are listed as
impaired for several pollutants, including sediment. As a result, construction operations would
be required to comply with applicable requirements and implementation measures of TMDLs of
the Newport Bay watershed, including the sediment TMDL. Sediment was identified as a
primary construction phase pollutant of concern and it was determined that BMPs would have to
be implemented during project construction in order to comply with and implement the then-
current statewide NPDES Permit for Construction Activities (General Construction Permit), the
City's water quality ordinance, the City's then-current General NPDES Permit for its municipal
storm drain system (MS4 Permit), and the then-current Drainage Area Management Plan
(DAMP). Pursuant to those same regulatory requirements, preparation of a SWPPP that
identifies BMPs to be implemented to control construction phase pollutants, including sediment,
would be required prior to start of construction. Those BMPs ensure that water bodies
downstream of project receiving waters would meet TM DLs.
The FEIS/EIR concluded that compliance with applicable City and regulatory agencies
standards and requirements, including compliance with the conditions of the DAMP and NPDES
permits, would reduce construction impacts to a level considered less than significant.
Operational Impacts
The FEIS/EI R discusses the Santa Ana Regional Board's (SARWQCB or Regional Board)
adopted Water Quality Control Plan for the Santa Ana River Basin (1995), as amended (Basin
Plan), which establishes water quality standards for the primary ground and surface waters in
the Santa Ana watershed pursuant to the California Water Code (s13000 et. seq.) and the
federal Clean Water Act. The Basin Plan also identifies water quality problems in the Newport
Bay Watershed, including water quality impairments, and sets forth standards and TMDLs to
address them.
Groundwater Impacts
The FEIS/EIR identified that there are 16 potential buried well casings on-site; however, these
wells would be properly capped prior to development to protect groundwater resources. The
capping of these wells would be performed pursuant to SARWQCB regulatory requirements and
would not result in significant groundwater impacts.
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The FEIS/EI R incorrectly identified the potential for four non-potable water wells to be
constructed by the Irvine Ranch Water District (IRWD) along Barranca Parkway. In fact, the
adopted Specific Plan (Section 3.11.24, Utilities) and an agreement between the City of Tustin
and IRWD identified the potential for up to five wells along Barranca Parkway. The wells would
be used to pump water from the deep groundwater aquifers. Because there is only one well
which exists, three new non-potable water wells could be constructed based on I RWD needs.
Water can also be pumped from other I RWD wells if more non-potable water is needed by the
District. The FEIS/EIR identified that additional groundwater withdrawal from the deep aquifer
for use by IRWD to meet service area-wide demand could potentially result in significant
adverse affects by lowering the groundwater table. However, groundwater pricing controls
regulate groundwater pumping to prevent substantial draw down or overdraft of the deep
aquifer. Therefore, while up to five wells could potentially be constructed, the likelihood that this
will actually occur has yet to be determined. In addition, IRWD must coordinate pumping of
groundwater with the Orange County Water District and SARWQCB. Further, pumping is
subject to the regulatory requirements of the Basin Plan and, it should be noted, the Orange
County Water District Act of 1933, as amended. Therefore, the FEIS/EIR determined that there
would be no significant adverse impacts to groundwater.
The FEIS/EIR identified three contaminated water-bearing zones (WBZs) located underneath
the Specific Plan area. It should be noted that the California Department of Toxic Substances
Control (DTSC) in coordination with the Regional Board will oversee the Department of Navy
remediation activities to ensure that there is no contamination from the WBZs to the aquifer and
to assure full remediation of groundwater. Pursuant to the Federal Facility Site Remediation
Agreement (FFSRA), the DoN agreed in 1999 to remediate all pollutants of concern released to
WBZs and/or groundwater in compliance with the procedures, conditions and standards set
forth in that agreement. DTSC, in coordination with the SARWQCB has the duty under the
FFSRA to supervise the remediation work and to assure remediation is conducted according to
the most stringent standards, requirements and protocols, including residential and school site
remediation standards, prior to transfer of affected property for development. FFSRA S 8.1.
Therefore, the FEIS/EI R determined that the project would not result in significant impacts to
groundwater.
Water Quality Impacts
The FEIS/EIR analyzes potential water quality impacts to groundwater and surface water
quality. It was concluded that dewatering for construction and development could result in water
containing pollutants being discharged into impaired water bodies. However, the FEIS/EIR
concluded that all discharges produced as a result of dewatering activities would be treated as
necessary (for example, either via the sanitary sewer system or BMPs) to meet applicable
standards prior to discharge into local and/or regional water bodies. Sewering or other treatment
of dewatering discharges prior to release would assure surface water compliance with Basin
Plan and TMDL requirements. Therefore, the FEIS/EIR determined that impacts associated with
dewatering would be less than significant.
Although the base was developed with substantial impervious improvements, including tarmac,
runways, buildings, parking lots and hangars, the FEIS/EIR concluded that development of the
Specific Plan area would increase the amount of impervious surface. Therefore the amount of
runoff (both volumes and velocities) would be increased. In addition, urban development would
introduce pollutants associated with urban land uses. As a result, the FEIS/EIR identified that
post-construction runoff can be expected to contribute higher levels of urban pollutants to
surface waters. The FEIS/EIR also identified a potential long-term benefit to surface water
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quality due to elimination of agricultural operations. By eliminating agricultural operations,
nutrients released into the Peters Canyon Channel or infiltrated into shallow groundwater would
be reduced, which would help to control algae blooms and other nutrient-related water quality
effects. Elimination of agriculture in the developed condition could also lead to reductions in
toxic substances.
The FEIS/EIR discussed that, under the then-current NPDES permit issued to Orange County
and 16 cities, including the City of Tustin (as co-permittees) for their municipal storm drainage
system (MS4 Permit), all development and significant redevelopment must implement BMPs
that will control post-development urban pollutants in accordance with the standards,
requirements and conditions of the City's water quality ordinance, the MS4 Permit, and the
DAMP, in order to comply with applicable TMDLs. The FEIS/EIR concluded that compliance
with these requirements would reduce potential post-construction surface water quality impacts
to less than significant. Based on such compliance, none of the proposed activities would result
in a continual violation of water quality standards or waste discharge requirements causing
significant water quality impairment.
5.8.2 CURRENT CONDITIONS
The analysis and conclusions presented in Section 3.10, Water Resources, of the FEIS/EIR,
related to groundwater and surface water (drainage patterns, runoff volumes and velocities) has
not changed substantially. As discussed in the FEIS/EIR, the project site is located within the
San Diego Creek/Newport Bay Watershed. The site lies at the eastern edge of a broad coastal
plain, known as the Tustin plain, which slopes gently south towards the Pacific Ocean. Local
topography and man-made drainage facilities influence surface drainage in the vicinity of the
Specific Plan area. The Barranca Channel drains a portion of the project site, as well as areas
to the north and northwest of the site, and then discharges into Peters Canyon Channel to the
south. The Santa Ana-Santa Fe Channel drains areas to the north and northeast of the project
site area and flows into Peters Canyon Channel, which ultimately discharges to the Lower San
Diego Creek and ultimately the Upper Newport Bay.
An updated discussion of groundwater quality as it relates to ongoing DoN remediation efforts is
provided in Section 5.7, Hazards and Hazardous Materials. Information regarding storm drain
facilities, including additional information about the regional channels in the project area is
provided in Section 5.16, Utilities and Service Systems.
Since the FEIS/EIR was completed, new state, federal, and local regulations and updated
versions of the General NPDES permits and the DAMP have been adopted or approved by the
SARWQCB and the co-permittees. Also, additional information relating to surface water and
groundwater quality in the Newport Bay watershed has become available. Specifically,
additional information has become available regarding the presence of various pollutants of
concern in Peters Canyon Channel, San Diego Creek and Upper Newport Bay, and high
groundwater concentrations of selenium and nutrients within the watershed. A summary
discussion of additional water quality information regarding pollutants of concern and current
regulatory requirements in the watershed and a focused discussion of potential project impacts
with respect to nutrients and selenium is provided below. Note that while not all of the following
information is "new," it is provided to give a comprehensive overview of water quality conditions
and regulations.
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Pollutants of Concern
The current DAMP requires identification of pollutants of concern associated with projects
considered for discretionary approvals. As identified in the FEIS/EIR, the pollutants of concern
that should be considered for this project are: (a) pollutants associated with construction
activities and urban development uses planned pursuant to the proposed project, and which
have the potential to impair surface waters; and (b) pollutants identified by regulatory guidance
as potentially impairing surface waters in the project vicinity. The following pollutants were
selected as constituents of concern based upon the regulations described below, per the DAMP
and the LIP, and based upon the pollutants that are anticipated or potentially could be
generated by the project (based upon the proposed land uses):
.
Selenium
Nutrients (Phosphorus and Nitrogen)
Sediment (TSS and Turbidity)
Trace Metals (Copper, Cadmium, Lead, and Zinc)
Pathogens (Bacteria, Viruses, and Protozoa)
Organic Compounds
Hydrocarbons (Oil and Grease, Polycyclic Aromatic Hydrocarbons) Pesticides
Trash and Debris
Pesticides (including organochloride and organophosphate pesticides)
Oxygen Demanding Substances
.
.
.
.
.
.
.
.
.
Both construction phase and post-development potential groundwater quality and surface water
quality impacts with respect to the identified pollutants of concern are evaluated and compared
to conclusions reached in the FEIS/EIR in the following analysis.
New information regarding two of these pollutants of concern, selenium and nutrients, is now
available and is summarized below. Information regarding the other pollutants of concern is set
forth in the DAMP and is also summarized below.
Selenium
Selenium is a natural trace element in the environment that has chemical and physical
properties that are intermediate between those of metals and non-metals. It is an essential
nutrient for fish, birds, humans, and other animals. One the most important features of selenium
is the very narrow margin between nutritionally optimal and potentially toxic dietary exposures
for vertebrate animals.1 Excessive amounts of selenium in certain bioavailable forms in surface
waters can indicate the potential for toxicological effects on biota.2 Strong evidence indicates
that the major selenium uptake route in wildlife is not accumulation of dissolved selenium from
water, but rather accumulation from ingestion via the food chain.3 While selenium is in soluble
form in the water column, algae, bacteria, and other benthic organisms can take it up, and
selenium thereby enters the food chain.
Selenium tends to bioaccumulate in bio-tissues, and as predators in the food chain ingest
species that have taken up selenium, the potential for toxicological effects to biota develops.4
1 U.S. Environmental Protection Agency, Region 9, June 14, 2002. Total Maximum Daily Loads (TMDLs) for Toxic
Pollutants, San Diego Creek and Newport Bay-Part D-Selenium (Se)." ("Part D"). http://www.epa.gov/region09
/water/tmdl/nbay /tsdd0602. pdf
2 lQ., S 1, pp. 1-2
31d.
4 Id.
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Toxicological effects in wildlife include lowered reproduction rates, shortened life spans, and
stunted growth.5 However, currently pending detailed biological studies are required to
determine whether or not selenium is negatively impacting biota in the San Diego Creek/Upper
Newport Bay watershed and to ascertain the levels of selenium in water that might result in
toxicological effects to watershed wildlife.6 Some available data indicate that selenium may be
present in surface waters within the San Diego Creek Watershed at levels that could contribute
to water column toxicity.? There is no evidence that high concentrations of selenium are present
and contributing to toxicity in Upper Newport Bay or Lower Newport Bay, but further studies of
selenium and its effects in the bay are underway.8
There is convincing evidence that the primary source of selenium in surface waters of the San
Diego Creek Watershed is shallow groundwater with high selenium concentrations that enters
surface waters.9 Concentrations of selenium in groundwater in the watershed are not
homogenous. Instead, selenium concentrations in groundwater vary widely from place to place
within the watershed, depending on specific location of the groundwater within the watershed.1O
The highest groundwater concentrations of selenium are found in shallow groundwater in the
area historically characterized by an ephemeral lake and marsh known as the "Swamp of the
FrogS.,,11 The evidence suggests that the high concentrations of selenium in the groundwater of
this area, which encompasses the Specific Plan area, result from oxidation and leaching of
subsurface soils underlying the old lake/marsh.
Selenium-laden groundwater then makes its way to surface waters, primarily in Peters Canyon
Channel and its tributaries.12 This can occur naturally (through subsurface flow, seeps, springs
and weepholes) via leaching of irrigated agricultural soils and subsequent remobilization in
irrigation water and/or via dewatering of shallow groundwater or remediation activities.13 Recent
investigations into the sources of selenium in the watershed have found that approximately
62 to 87 percent of the base flows in San Diego Creek result from groundwater inputs to the
creek, either naturally or through groundwater dewatering and remediation operations.14
Approximately 96 percent of the selenium found in San Diego Creek and its tributaries results
from these groundwater inputs.15 In addition, data indicate that upstream sources of selenium
also exist in the watershed, primarily associated with naturally occurring selenium found in
bedrock and soils, particularly marine sediments located in hillsides, open spaces, and
agricultural lands within the watershed.
51d.
6 Id.
7 California Regional Water Quality Control Board, Santa Ana Region, December 15, 2000. Final Problem Statement
for the Total Maximum Daily Load for Toxic Substances in Newport Bay and San Diego Creek ("Problem
Statement."), S1, p. 7, Table 23, http://www.waterboards.ca.gov/santaana/pdf/nbtmdUinal.pdf
81d.
9-
Part D, p. 14
1ooCalifornia Regional Water Quality Control Board, Santa Ana Region, December 20, 2004. General Waste
Discharge Requirements for Short-Term Groundwater-related Discharges and De Minimus Wastewater Discharges to
Surface Waters within the San Diego Creek/Newport Bay Watershed, Order No. R8-2004-0021, NPDES
No. CAG998002 ("General Permit"), Fact Sheet, S1, p. 2: http://www.waterboards.ca.gov/santaana/pdf/04-21.pdf
~General Permit,]
1 Part D, p. 3; See Selenium Contour Map
121d.
13-
Part D, pp. 1, 3
14 General Permit, S 1, p. 2
151d.
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San Diego Creek contributes the largest load of selenium among all tributaries to Newport Bay
(Lee and Taylor 2001a). Of the load from San Diego Creek, Peters Canyon Channel (which
conveys selenium from shallow groundwater) represents the major source of selenium during
dry weather. Other sources may include runoff from hillsides, open spaces, agricultural lands,
and commercial nursery sites. High concentrations of selenium were found in nursery channels
during rain events, although it remains unclear if the selenium sources are from the commercial
nurseries or from sources existing upstream of the nurseries. During rain events, the selenium
load from the upper reach of San Diego Creek was comparable to that from Peters Canyon
Channel suggesting runoff from open space is a significant source during rain events. Low
concentrations of selenium were found in nursery channels during base flow conditions. 16
Nutrients
The FEIS/EIR discussed the effect of excessive nutrients on surface waters and the TMDL that
the Regional Board adopted in 1998 for nutrients. Nutrients promote algal blooms and
excessive growth of rooted aquatic vegetation, which can create an aesthetic nuisance and
interfere with recreational and navigational activities.17 In addition, excessive nutrients may
adversely affect and decrease dissolved oxygen (DO), creating odor and an oxygen-depleted
environment for aquatic organisms in surface waters with low 00.18 However, it is also
recognized that too few nutrients in a waterbody can adversely affect wildlife.19
Newport Bay has exhibited algal blooms indicating excessive nutrients for over 25 years.20
Although a number of improvements in water quality management measurements have resulted
in substantially decreased nitrate concentration in the Bay, algal blooms are still occurring in
Newport Bay and San Diego Creek.21 Historically, the primary sources of high nutrient input to
surface waters of the watershed have been tailwaters from the irrigation of agricultural crops
and runoff and tailwaters from several commercial nurseries.22 Water quality control measures
implemented in the watershed, including irrigation and nitrogen control measures implemented
by agricultural operators and commercial nurseries, as well as de-nitrification of diverted San
Diego Creek flows implemented by the IRWD in their managed wetland ponds and implemented
by Caltrans, have combined to reduce concentrations of nitrogen compounds and algal biomass
in the Bay.23 Algal blooms are now largely restricted to the Upper Bay and are less extensive
than in prior years.24
Recent data suggests nitrogen loading within the Upper Newport Bay may still be occurring due
to inputs from rising groundwater, groundwater dewatering and remediation activities,
atmospheric deposition, open space inputs, and in-Bay sediment nitrogen.25 Recent
investigations indicate that as much as 85 percent of the nitrate concentrations found in San
Diego Creek and its tributaries may result from groundwater exfiltration into watershed surface
16 USEPA, June 2002, Total Maximum Daily Loads For Toxic Pollutants San Diego Creek and Newporl Bay,
California
17 Basin Plan Amendment, p. 5-41
18 General Permit, Finding No. 15, p. 5
191d.
20 Basin Plan Amendment, p. 5-41
21 General Permit, Finding No. 15, p. 5
22 Basin Plan Amendment, p. 5-41
23 lQ.; General Permit, Fact Sheet, S 4, p. 5
24 General Permit, Fact Sheet, S 4, p. 5; General Permit, Order, Finding No. 17, p. 6
25 General Permit, Order, Finding No. 15, p. 5
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waters.26 These studies indicate that the highest groundwater nitrate concentrations are found in
groundwater beneath the Tustin alluvial plan, which encompasses the Specific Plan area, and in
the vicinity of El Modena Channel, Peters Canyon Channel, the 1-5 freeway, and the area
tributary to lower San Diego Creek.27
Sediments (TSS and Turbidity)
Excessive erosion, transport, and deposition of sediment in surface waters is a significant form
of pollution resulting in water quality problems. Sediment imbalances impair designated uses.
Excessive sediment can impair aquatic life by filling interstitial spaces of spawning gravels,
impairing fish food sources, filling rearing pools, and reducing beneficial habitat structure in
stream channels. In addition, excessive sediment can cause taste and odor problems in drinking
water supplies and block water intake structures.
Nutrients (Nitrogen and Phosphorus)
Nutrients are inorganic forms of nitrogen and phosphorus. There are several sources of
nutrients in urban areas, mainly fertilizers in runoff from lawns, pet wastes, failing septic
systems, and atmospheric deposition from industry and automobile emissions. Nutrient over-
enrichment is especially prevalent in agricultural areas where manure and fertilizer inputs to
crops significantly contribute to nitrogen and phosphorus levels in streams and other receiving
waters. Eutrophication due to excessive nutrient input can lead to changes in periphyton,
benthic, and fish communities; extreme eutrophication, surface algal scum, water discoloration,
and the release of toxins from sediment can occur.
Trace Metals (Copper, Lead, and Zinc)
The primary sources of trace metals in stormwater are typically commercially available metals
used in transportation, buildings, and infrastructure. Metals are also found in fuels, adhesives,
paints, and other coatings. Copper, lead, and zinc are the most prevalent metals typically found
in urban runoff. Other trace metals, such as cadmium, chromium, and mercury, are typically not
detected in urban runoff or are detected at very low levels (LA County, 2000). Metals are of
concern because of toxic effects on aquatic life and the potential for ground water
contamination. High concentrations of certain metals can bioaccumulate in fish and shellfish and
affect beneficial uses of a waterbody.
Pathogens (Bacteria, Viruses, and Protozoa)
Elevated pathogens are typically caused by the transport of animal or human fecal waste from
the watershed. Runoff that flows over land such urban runoff can mobilize pathogens, including
bacteria and viruses. Even runoff from natural areas can contain pathogens (e.g., from wildlife).
Other sources of pathogens in urban areas include pets and leaky sanitary sewer pipes. The
presence of pathogens in runoff can impair receiving waters and contaminate drinking water
sources. Elevated pathogens are typically caused by the transport of animal or human fecal
wastes from the watershed. Historically an indicator organism such as fecal coliform has been
used for pathogens due to the difficulty of monitoring for pathogens directly. More recently, the
scientific community has questioned the use of indicator organisms, as scientific studies have
shown no correlation between indicator and pathogen levels and therefore total and fecal
26 Hibbs, B., March 1, 2000. Nitrate in San Diego Creek Watershed, Department of Geological Sciences, California
State University, Los Angeles.
27 General Permit, Fact Sheet, S1. p. 2; see Nutrient Contour Map.
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coliform may not indicate a significant potential for causing human illness (Paulsen and List,
2003).
Petroleum Hydrocarbons (Oil and Grease and PAHs)
The sources of oil, grease, and other petroleum hydrocarbons in urban areas include spillage of
fuels and lubricants, discharge of domestic and industrial wastes, atmospheric deposition, and
runoff. Runoff can be contaminated by leachate from asphalt roads, wearing of tires, and
deposition from automobile exhaust. Some petroleum hydrocarbons, such as polycyclic
aromatic hydrocarbons (PAHs), can accumulate in aquatic organisms from contaminated water,
sediments, and food and can be toxic to aquatic life at low concentrations. Hydrocarbons can
persist in sediments for long periods of time and can result in adverse impacts on the diversity
and abundance of benthic communities. Hydrocarbons can be measured as total petroleum
hydrocarbons (TPH), oil and grease, or as individual groups of hydrocarbons, such as PAHs.
Pesticides
Pesticides (including herbicides, insecticides, and fungicides) are chemical compounds
commonly used to control insects, rodents, plant diseases, and weeds. Pesticide applications
can result in runoff containing toxic levels of active ingredients.
Trash and Debris
Improperly disposed or handled trash (such as paper, plastic, polystyrene packing foam, and
aluminum materials) and biodegradable organic debris (such as leaves, grass cuttings, and food
waste) can accumulate on the ground surface where it can be entrained in urban runoff. The
presence of trash and debris can have a significant impact on the recreational value of a water
body and aquatic habitat. Excess organic matter such as food wastes in urban trash can create
a high biochemical oxygen demand in a stream and there by lower its water quality. Also, in
areas where stagnant water exists, the presence of excess organic matter can promote septic
conditions resulting in the growth of undesirable organisms and the release of odorous and
hazardous compounds such as hydrogen sulfide.
Organic Compounds and Oxygen-Demanding Compounds
Two additional categories of pollutants of concern that are associated with urban runoff are
organic compounds and oxygen-demanding compounds. The pollutants in these two categories
are largely subsumed by the categories above.
Water Quality Regulatory Requirements
California Toxics Rule (CTR)
The CTR is a federal regulation providing numeric water quality criteria for certain toxic
constituents applicable to surface waters in the State of California with human health or aquatic
life designated beneficial uses. The Basin Plan beneficial uses, water quality objectives, and the
CTR criteria do not apply directly to discharges of runoff, but rather apply within the specified
receiving waters. CTR criteria apply to Peters Canyon Channel based on its REC 1 and WI LD
designated beneficial uses (see Basin Plan discussion below), as well as to San Diego Creek
and Upper Newport Bay, downstream of project receiving waters.
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MS4 Permit
In January 2002, the Regional Board issued an updated version of the MS4 Permit, known as
the third term MS4 Permit (SARWQCB, 2001 No. CAS618030) for discharges to the municipal
separate storm sewer system (MS4) in northern Orange County to the County, the Orange
County Flood Control District, and the northern Orange County cities, inclusive of the City of
Tustin, (collectively "the Co-permittees"). To implement the requirements of the current MS4
Permit, the Co-permittees developed an updated 2003 Drainage Area Master Plan (2003
DAMP) that includes a Model New Development and Redevelopment Program (OCPFRD
2003). This Model Program provides a framework and a process for following the new MS4
Permit requirements, which are more stringent than those of the prior MS4 Permit. The new
MS4 Permit standards are more stringent than those of the prior MS4 Permit, in that the new
requirements mandate higher levels of post-construction stormwater treatment for new
development and significant redevelopment, and incorporate watershed protection/stormwater
quality management principles into the Co-permittees' General Plan process, environmental
review process, and development permit approval process. The Model Program includes a
Model Project Water Quality Management Plan (WQMP) that defines requirements and
provides guidance for compliance with the current more stringent MS4 requirements for project
specific planning, selection, and design of post-construction BMPs in new development or
significant redevelopment projects.
Per the requirements in the DAMP and the current MS4 Permit, the City of Tustin has adopted a
Local Implementation Plan (LIP) containing the policy and implementation documents for
compliance with the DAMP. Section A-7 of the City's LIP contains the new development and
redevelopment component based upon the Orange County Model WQMP contained in the
DAMP. Using the DAMP and LIP as a guide, and in compliance with the current MS4 Permit
requirements, the City of Tustin will approve WQMPs for new development and redevelopment
projects within its jurisdiction as part of the development plan and entitlement approval
process.28 Satisfaction of requirements for new development as defined in the DAMP/LIP
establishes compliance with water quality regulatory requirements applicable to post-
development project runoff, and protects surface water beneficial uses in the watershed as
required by the Basin Plan.
General Construction Permit
The new NPDES Construction Permit titled California State Water Resources Control Board
(SWRCB) Water Quality Order 99-08-DWQ National Pollutant Discharge Elimination System
(NPDES) Permit for storm water discharges from construction sites (NPDES No. CAS000002),
as amended April 26,2001, by SWRCB Resolution No. 2001-046 (General Construction Permit)
also now contains more stringent water quality requirements. The current General Construction
Permit requires all development projects that disturb one or more acres to obtain coverage
under the Permit. The permit also now contains more stringent water quality standards,
including higher standards for erosion control and new monitoring provisions. The current
General Construction Permit requires the development and implementation of a SWPPP for
construction sites one acre or larger in size. The SWPPP must identify an effective combination
of erosion and sediment control BMPs, as well as construction material management and non-
storm water BMPs that will be used during the construction phase of development. The current
General Construction Permit requires implementation of BMPs consistent with Best Available
28 When discussing regulatory requirements of the Project in the remainder of this document the MS4 permit and
supporting implementation programs (the Model WQMP, DAMP, and LIP) are sometimes referred to as the MS4
permit and implementation plans.
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Technology Economically Achievable and Best Conventional Pollutant Control Technology
(BAT/BCT), as does Section 8 of the DAMP, and Section A-8 of the LIP.
Impaired Waters
At the time the FEIS/EIR was prepared, the Regional Board had identified San Diego Creek and
Upper Newport Bay as water quality limited with respect to sediments, nutrients, pathogens, and
unknown toxicity. As a result, these surface water bodies are listed as impaired under
Section 303(d) of the federal Clean Water Act. Since that time, more information regarding
these pollutants has become available through studies conducted for impaired water bodies and
through TMDLs and TMDL implementation measures that have been prepared to address those
constituents causing impairment in accordance with state and federal law. The TMDLs for
sediment, nutrients, and pathogens are established and are being phased in over a fifteen-year
period.
In 2001, the Regional Board developed draft TMDLs for pesticides and selenium to address
toxicity in the San Diego Creek/Upper Newport Bay watershed (SARWQCB, 2001a and 2001b).
However, prior to adoption of these draft TMDLs, USEPA adopted technical TMDLs for a
number of toxic pollutants pursuant to USEPA consent decree (USEPA, April 2002). These
technical TMDLs were finalized on June 14, 2002 (USEPA, June 2002). The USEPA toxic
pollutant TMDL is divided into five chemical categories: orthophosphate pesticides, selenium,
metals, organochlorine compounds, and mercury and chromium. The mercury and chromium
TMDLs are applicable only to the Rhine Channel area of Lower Newport Bay and are not
applicable to project site receiving waters or downstream waterbodies. The Regional Board is
required to adopt toxics TMDLs and appropriate implementation plans into the Basin Plan. The
adopted TMDLs may differ from those issued by the USEPA, but must be approved by USEPA.
In December 2005, the SWRCB proposed new impaired listings for additional waters within the
watershed pursuant to Clean Water Act s303(d). If these listings are adopted, additional TMDLs
must be developed for watershed surface waters. The draft pollutant-waterbody combinations
that were recently recommended by the SWRCB staff for listing in the 2006 listing cycle are:
. Peters Canyon Channel - DOT and toxaphene (legacy pesticides comprised of
organochlorine compounds)
. San Diego Creek Reach 1 - fecal coliform, nutrients, sedimentation/siltation, selenium
and zinc
. San Diego Creek Reach 2 - diazinon, nutrients, sedimentation/siltation and unknown
toxicity
. Upper Newport Bay - chlorpyrifos, copper, DOT, diazinon, fecal coliform, nutrients,
polychlorinated biphenyls and sedimentation/siltation
. Lower Newport Bay - chlorpyrifos, copper, DOT, diazinon, fecal coliform, nutrients,
polychlorinated biphenyls and sedimentation/siltation
Although all of the pollutant-waterbody combinations set forth above are recommended for
listing in the 2006 cycle, many of the proposed listings are being placed on the list of "Water
Quality Limited Segments Being Addressed" because regulatory programs are already in place
that are expected to result in attainment of the applicable water quality standard. The pollutant-
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water body combinations that are being recommended for placement on the "Water Quality
Limited Segments Being Addressed" category of the s303(d) are as follows:
. San Diego Creek Reach 1 - fecal coliform, nutrients and sedimentation/siltation
. San Diego Creek Reach 2 - diazinon, nutrients, sedimentation/siltation and unknown
toxicity
. Newport Bay (both Lower and Upper) - chlorpyrifos, diazinon, fecal coliform, nutrients,
sed i mentation/si ltation
These proposed listings for pollutant impairment will be considered for adoption by the SWRCB
during the same time period in which the City is considering the Addendum. Based on data that
has been collected, presented and analyzed in comments prepared by the County of Orange
and submitted to the SWRCB during the public comment period, it appears that several
proposed listings related to legacy pesticides may not be warranted. It should also be noted
that, as discussed in greater detail below, the RWQCB has already adopted phased sediment
TMDL targets for the Newport Bay Watershed (adopted in 1997), a three-phase nitrogen TMDL
to address nutrient loading, and a phased TMDL criteria for fecal coliform in Newport Bay. In
addition, USEPA has approved TMDLs for metals in Newport Bay and has issued technical
TMDLs for organochlorine compounds, including DOT and taxophene, and for selenium for the
watershed. Finally, the SARWQCB is currently preparing an organochlorines TMDL and related
implementation measures, which they intend to consider and adopt in the Spring of 2006 to
address legacy pesticides, including DOT and taxophene. Finally, as discussed in more detail
below, the SARWQCB has adopted a nutrient and selenium management program (NSMP) for
the watershed to address selenium and nutrients in groundwater. Thus, many of the proposed
303(d) listings pollutant-waterbody combinations are already being addressed by the RWQCB
pursuant to currently existing TMDLs and other regulatory measures. If some or all of the
proposed 303(d) listings are implemented, the project SWPPP and WQMP must contain BMPs
to address the pollutants of concern, including pollutants impairing downstream water bodies,
per the current MS4 Permit, DAMP and General Construction Activity NPDES Permit. In
addition, the project will be required to comply with all applicable TMDL requirements and
implementation measures adopted by the SARWQCB.
The Basin Plan and TMDLs
The Basin Plan designates beneficial uses for major surface water bodies of the watershed. In
addition, the Basin Plan sets forth both general and specific water quality objectives necessary
to support designated beneficial uses.
As noted in the FEIS/EIR, the surface receiving waters for the Specific Plan area are Barranca
Channel and Peters Canyon Channel. In turn, these water bodies drain to San Diego Creek,
and then San Diego Creek is tributary to the Upper Newport Bay. The Basin Plan does not
designate beneficial uses for Barranca Channel. Current designated beneficial uses for Peters
Canyon Channel are shown in the following table.
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MUN - Municipal and domestic supply waters used for community, military, municipal or individual water supply systems
AGR - Agricultural supply waters used for farming, horticulture, or ranching
GWR - Groundwater recharge for natural or artificial recharge of groundwater
REC1 -Water contact recreation involving body contact with water and ingestion is reasonably possible
REC2 - Non-contact water recreation for activities in proximity to water, but not involving body contact
WARM -Warm freshwater habitat to support warm water ecosystems
WILD - Wildlife habitat waters that support wildlife habitats
Source: SARWQCB Basin Plan
In general, the Basin Plan does not identify specific water quality objectives for Barranca
Channel or Peters Canyon Channel. However, the Basin Plan does contain general narrative
objectives relevant to pollutants that may be present in runoff from the Specific Plan area during
the construction and/or post development phases. Further, the Basin Plan contains specific,
numeric objectives for San Diego Creek and Upper Newport Bay, located downstream of the
project receiving waters relevant to discharges. An updated summary of Basin Plan water
quality objectives relevant to project receiving waters and downstream water bodies follows.
Sediment (Total Suspended Solids)
The Basin Plan requires that "Inland surface waters shall not contain suspended or settleable
solids in amounts which cause a nuisance or adversely affect beneficial uses as a result of
controllable water quality factors." This standard applies to project receiving waters.
With respect to downstream waterbodies, as noted in the FEIS/EIR, the Regional Board
adopted phased sediment TMDL targets applicable to San Diego Creek and the Upper Newport
Bay (adopted in October 1997). An initial TMDL target is to reduce the annual average sediment
load from 250,000 tons per year to 125,000 tons per year (tons/yr), and to capture half of the
sediments in sedimentation basins, limiting the total load to Upper Newport Bay to
62,500 tons/year. Currently, the TMDL is not directly applicable to project receiving waters.
It should be noted that the Regional Board is reviewing the sediment TM DL for Newport Bay
and may consider an amendment to the TM DL in late 2006, in which case the project would be
required to comply with any applicable implementation measures set forth in the amended
TMDL implementation plan. In addition, new controls may be included in the 2007 update to the
current MS4 Permit. As previously noted, the City of Tustin is a co-permittee under the MS4
Permit.
Nutrients
The Basin Plan narrative standard for algae states, "Waste discharges shall not contribute to
excessive algal growth in inland surface receiving waters." This standard is applicable to project
receiving waters.
With respect to downstream waterbodies, the Basin Plan identifies specific water quality
objectives as follows: 13 milligrams per liter (mg/L) Total Inorganic Nitrogen (TIN) for Reach 1 of
San Diego Creek and 5 mg/L TIN in Reach 2 (USEPA, 1998b). The nutrient TMDL for the San
Diego Creek/Newport Bay Watershed is based on the general goal of reducing nutrient loads to
Newport Bay by 50 percent, to levels observed in the early 1970s (USEPA, 1998b). It was
reasoned that this level of reduction would eliminate algal blooms in Newport Bay, which, based
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on qualitative observations, were minor in the early 1970s. The Regional Board adopted an
amendment to the Basin Plan that incorporated a three-phase nitrogen TMDL (Table 5-14). The
winter load is exclusive of storm flows with an average daily flow greater than 50 cubic feet per
second (cfs) in San Diego Creek at Campus Drive.
TABLE 5-14
NUTRIENT TMDL ALLOCATIONS FOR THE UPPER NEWPORT BAY AND
SAN DIEGO CREEK
Newport Bay Watershed,
TN - Summer load (4/1 to 9/30)
Newport Bay Watershed,
TN - Winter load (10/1 to 3/31; non-storm)
Newport Bay Watershed,
Total Phosphorus - Annual Load
San Diego Creek, Reach 2, daily load
200,0971bs
153,861 Ibs
144,3641bs
86,912 Ibs
62,080 Ibs
14 Ibs/day
It was reasoned that attainment of the 50 percent reduction in nitrogen loads to Newport Bay
would result in compliance with the Basin Plan in-stream water quality standard for Reach 1
(13 mg/L TIN). Therefore, no TMDL was established for the San Diego Creek Reach 1.
However, for Reach 2 it was determined that the average in-stream nitrogen concentrations
would likely remain close to or above the Basin Plan in-stream water quality standard (5 mg/L
TIN), even with attainment of the Newport Bay TMDLs. Therefore a TMDL of 14 lbs/day TN was
established for Reach 2 and is applicable for all flows exclusive of storm flows greater than an
average daily flow of 25 cfs in San Diego Creek at Culver Drive. This TMDL was determined on
the basis of meeting the in-stream standard at the 10th percentile flow of approximately 0.5 cfs.
According to the 2004 Newport Bay/San Diego Creek Watershed Total Maximum Daily Load
Triennial Review (Triennial Review Report), the overall TMDL nitrogen reduction targets for
summer season 2007 have been achieved.29 Still, the occurrence of early winter algal blooms in
the Upper Bay suggest that additional information regarding sources and controls for nutrients is
needed.3D For example, insufficient data were available during the development of the nutrient
TMDLs to identify specific load allocations for each of the components of undefined sources
category of nutrient inputs, including groundwater-related inflows to surface waters in the Upper
Newport Bay.31 Because of insufficient data, baseline loading data from groundwater discharges
to surface waters have not yet been established in the TMDL.32 Further, the nutrient TMDL
implementation plan supports the trading of pollutant allocations, where appropriate, as a
potential cost-effective method to achieve pollutant reduction.33 However, there is no identified
viable nitrogen offset or trading programs currently available to dischargers.34 Currently, there is
no nutrient TMDL directly applicable to project receiving waters.
29 General Permit, Fact Sheet, S IV, p. 4
30 General Permit, Order, Finding No. 17, p. 6
31 lQ., Finding No. 18, p. 6]
32 Id.
330:. Finding No. 19, p. 6]
34 Id.
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Phosphorus TMOL Allocations
There is no numeric objective for phosphorus in the Basin Plan. Instead, the Basin Plan
narrative algae standard discussed above with respect to nitrogen applies to project receiving
waters.
Downstream of project receiving waters, the nutrient TMDL for San Diego Creek and Upper
Newport Bay does address phosphorus. In adopting the nutrient TMDL, it was determined that
because measured total phosphorous (TP) and sediment loads are correlated, a 50 percent
reduction in TP loads would be achieved through compliance with the sediment TMDL (USEPA
1998a). Accordingly, the TMDL for TP was based on a 50 percent reduction of average annual
load estimated at 124,160 lbs (USEPA 1998b). The target compliance date was set for
December 31, 2007.
Pathoaens
The Basin Plan sets specific water quality objectives for surface waters with Rec-1 or Rec-2
designated beneficial uses. Peters Canyon Channel has Rec-1 and Rec-2 designated beneficial
uses. The Basin Plan standard is as follows:
. For waters designated REC-1: Fecal coliform: log mean < 200 organisms/100 mL based
on 5 or more samples/30-day period, and not > 10 percent of samples exceed
400 organisms/100 mL for any 30-day period.
. For waters designated REC-2: Fecal coliform: average < 2000 organisms/100 mL and
not more than 10 percent of samples> 4000 organisms/100 mL for any 30-day period.
Downstream of project receiving waters, the Regional Board has adopted phased TM DL criteria
for fecal coliform in Newport Bay, with the initial focus on additional monitoring and assessment
to address areas of uncertainty. The goal of the Newport Bay TMDL is compliance with water
contact recreational standards by 2014. An implementation plan for meeting the TMDLs has not
been developed, but is currently being formulated through ongoing cooperative studies by the
Newport Watershed Permittees. The status of these studies is discussed in the 2002 annual
NPDES Progress Report (OCPFRD 2002). Fecal coliform concentration of not less than five
samples per 30 days shall have a geometric mean less than 200 most probable number
(MPN)/100 mL, and not more than 10 percent of the samples shall exceed 400 MPN/100 mL for
any 30-day period. A second TMDL goal is to achieve the shellfish harvesting standards by
2020: The monthly median fecal coliform concentration shall be less than 14 MPN/100 mL, and
not more than 10 percent of the samples shall exceed 43 MPN/100 mL.
Selenium
The Regional Board developed draft selenium TMDLs for San Diego Creek and Upper Newport
Bay based on the goal of reducing selenium loads into Newport Bay to levels that reflect the
proposed chronic water quality criterion of 2 ppb (SARWQCB 2001). However, the USEPA
(June 2002) revised these TMDLs to reflect the current CTR criteria at a variety of flow tiers
(Table 5-15). The Regional Board is required to adopt selenium TMDLs into the Regional
Board's Basin Plan, along with TMDL implementation measures. The adopted TMDLs could be
different from those developed by USEPA, but must be approved by the USEPA.
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TABLE 5-15
SELENIUM TMDL ALLOCATIONS FOR SAN DIEGO CREEK
Water quality target (mg/L) 5 5 5 20
Total allocation 77.4 97.6 100.5 526.8 802.3
Margin of safety 8.6 10.8 11.1 58.6 89.1
Total TMDL 86 108.4 111.6 585.4 891.4
The USEPA established TMDLs for four flow tiers by multiplying the average annual flow
volume and the water quality target of the respective flow tiers. The established chronic CTR
standard of 5 ppb was used as the water quality target for all flow tiers except for the large flow
tier, where the acute criterion of 20 ppb was used. The sum of the TMDLs from the four flow
tiers is the total loading capacity for San Diego Creek per year.
In establishing the selenium TMDL, USEPA recognized that quantification of the baseline
loading from dischargers of groundwater was infeasible due to a lack of selenium data.35
Further, the TMDL does not include specific implementation requirements, such as compliance
timeframes or interim numeric targets, since the implementation plans are the responsibility of
the Regional Boards.36 In addition, USEPA recognizes that substantial uncertainties remain
concerning selenium sources, biological effects of selenium in the watershed, and the
appropriate numeric objective that should apply to the protection of beneficial uses.37
The Regional Board staff is now working on an implementation plan for the selenium TMDL,
which will be considered for adoption in the 2008 timeframe as a Basin Plan amendment.38 The
Regional Board may also consider revision to the selenium TMDL established by USEPA based
on ongoing and forthcoming studies by USEPA, the Regional Board, and others.
Metals
The CTR criteria for metals are applicable to Peters Canyon Channel, based on the Rec-1,
Rec-2, and Wild beneficial uses designated for that water body. CTR criteria are not directly
applicable to other project receiving waters, but are applicable to downstream waterbodies.
Acute CTR criteria are considered to be the most appropriate criteria for storm flows because
storm flows in the Mediterranean climate type of the Newport Bay watershed exhibit "flashy"
characteristics resulting from watershed precipitation patterns, and Peters Canyon Channel is
primarily an ephemeral water body, with some intermittent reaches. CTR criteria set forth here
were developed using a hardness value of 197 mg/L, which is a conservative estimate of
hardness that corresponds to the value used in the toxics TMDL. CTR acute criteria for
dissolved copper (Cu), dissolved lead (Pb) and dissolved zinc (Zn) are:
Diss. Cu (ug/L) = 26
Diss. Pb (ug/L) = 130
Diss. Zn (ug/L) = 210
35 General Permit, Fact Sheet, S IV, p. 7
36 Id.
37 General Permit, Fact Sheet, S IV, p. 8
38 Id.
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Downstream of project receiving waters, the USEPA (2002) determined that TMDLs are
required for dissolved copper, lead, and zinc in San Diego Creek, Upper Newport Bay, and
Lower Newport Bay; and that TMDLs are required for cadmium in San Diego Creek and the
Upper Newport Bay. The State is required to adopt TMDLs and implementation measures for
heavy metals into the Regional Board's Basin Plan. The adopted TMDLs could be different from
those developed by USEPA, but must be approved by the USEPA.
The metal TM DLs for San Diego Creek are expressed as concentration limits, based on the
CTR criteria at different hardness values that are associated with different flow regimes
(Table 5-16). The flow regimes are based on 19 years of flow measurements in San Diego
Creek at Campus Drive. The applicable flow regime at any location in the entire watershed is
determined on the basis of discharge at Campus Drive.
TABLE 5-16
DISSOLVED METAL TMDL ALLOCATIONS FOR SAN DIEGO CREEK
Cadmium 19.1 6.2 15.1 5.3 10.8 4.2 8.9
Copper 50 29.3 40 24.3 30.2 18.7 25.5
Lead 281 10.9 224 8.8 162 6.3 134
Zinc 379 382 316 318 243 244 208
The USEPA also established TMDLs for metals in Newport Bay (see USEPA, 2002). These
TMDLs are expressed in terms of mass-based loads and concentration allocations based on the
CTR criteria.
OrQanophosphate Pesticides
The CTR sets forth numeric criteria for many pesticides, including organophosphate pesticides.
These criteria are applicable to Peters Canyon Channel and other downstream surface waters
with human health or aquatic life designated beneficial uses.
Downstream of the project, the Regional Board published draft diazinon and chlorpyrifos TMDLs
for San Diego Creek and Upper Newport Bay. USEPA published technical TMDLS for these
pesticides in June 2002. Neither the USEPA nor the SWRCB has formally adopted water quality
criteria for diazinon or chlorpyrifos. However, the CDFG developed acute and chronic criteria for
these pesticides applying the USEPA methodology. The CDFG freshwater and saltwater criteria
were used as the numeric targets for TMDLs issued by the USEPA (June 2002). The final
USEPA technical TMDLs are summarized in Table 5-17. These concentration limits apply at all
times of the year and for all flow conditions in San Diego Creek and Upper Newport Bay. The
Regional Board has adopted a Basin Plan amendment to incorporate the San Diego Creek and
Upper Newport Bay TMDLs for diazinon and chlorpyrifos (SARWQCB 2003).
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TABLE 5-17
DIAZINON AND CHLORPYRIFOS TMDL ALLOCATIONS
San Diego Creek
Wasteload Allocation 72 45 18 12.6
Load Allocation 72 45 18 12.6
Margin of Safety 8 5 2 1.4
San Diego Creek TMDL 80 50 20 14
Newport Bay
Wasteload Allocation 18 8.1
Load Allocation 18 8.1
Margin of Safety 2 0.9
Newport Bay TMDL 20 9
Oraanochlorine Compounds (Leaacv Pesticides)
The CTR includes numeric criteria for organochlorine pesticides applicable to Peters Canyon
Channel and water bodies downstream of Peters Canyon Channel with human health or aquatic
life beneficial uses.
Downstream of the project, based largely on the fish tissue monitoring data, the USEPA issued
technical TMDLs for chlordane, dieldrin, total PCBs, and total DOT for San Diego Creek, Upper
and Lower Newport Bay, and the Rhine Channel, with the exception of dieldrin in Upper
Newport Bay. The technical TMDL for toxaphene was limited to San Diego Creek.
The USEPA technical TMDL objectives for organochlorines are expressed in terms of annual
loads (grams per year) and were set to the smaller of the estimated existing load or the
estimated loading capacity of the Creek. The numeric targets used to determine the loading
capacity were the Threshold Effects Limits (TELs) from the NOAA Sediment Screening Quick
Reference Tables (SQuiRTs) (Buchman, 1999). The TMDLs for San Diego Creek are presented
in Table 5-18, and the TMDLs for Newport Bay are presented in the USEPA report (2002). The
Regional Board is required to adopt organochlorine TMDLs into the Regional Board's Basin
Plan, along with TMDL implementation measures, and has proposed to do so by Spring 2006.
The adopted TMDLs could be different from those developed by USEPA, but must be approved
by the USEPA.
TABLE 5-18
ORGANOCHLORINE TMDL ALLOCATIONS FOR SAN DIEGO CREEK
Waste Load Allocation 346.1 251.8 209.6 225.6 7.1
Load Allocation 43.2 31.4 26.2 28.2 0.9
Margin of Safety 43.3 31.5 26.2 28.2 0.9
Total TMDL with 432.6 314.7 262.0 282.0 8.9
margin of safety
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Hydrocarbons
A narrative objective for hydrocarbons in the Basin Plan applies to project receiving waters and
downstream water bodies. The applicable Basin Plan objective provides, "Waste discharges
shall not result in deposition of oil, grease, or other materials in concentrations which result in a
visible film or in coating objects in the water, or which cause a nuisance or adversely affects
beneficial uses." There are no numeric standards for hydrocarbons in the Basin Plan.
Trash/Debris
The Basin Plan narrative standard for floatables applies to project receiving waters and
downstream water bodies. This objective provides, "Waste discharges shall not contain floating
materials, including solids, liquids, foam or scum, which cause a nuisance or adversely affect
the beneficial uses." There are no Basin Plan numeric standards for trash/debris.
Oxyaen-demandina Substances
The Basin Plan contains a narrative objective for algae prohibiting discharges that contribute to
excessive algal growth in inland surface receiving waters. This objective applies to project
receiving waters and downstream water bodies.
Oraanic Compounds
Organic compounds includes a wide range of chemicals, including pesticides, hydrocarbons and
solvents. Water quality standards for hydrocarbons, pesticides, and oxygen demanding
substances are applicable to control organic compounds as discussed in those other
subsections above.
Bioaccumulation
The Basin Plan contains a narrative objective for toxicity that states, "Toxic substances shall not
be discharged at levels that will bioaccumulate in aquatic resources to levels which are harmful
to human health." This standard applies to project receiving waters and downstream water
bodies. In addition, water quality standards, including CTR criteria and TMDLs for substances
including organochlorine and organophosphate pesticides, selenium and metals, are designed
to preclude bioaccumulation of toxics.
Turbidity
The Basin Plan requires that inland surface waters be free of changes in turbidity which
adversely affect beneficial uses. The Basin Plan further provides that increases in turbidity that
result from controllable water quality factors must be limited as follows: 20 percent increase or
less where natural turbidity is 0 to 50 NTU; 10 percent or less increase where natural turbidity is
50 to 100 NTU; and 1 percent increase or less where natural turbidity is greater than 100 NTU.
These standards are applicable to project receiving waters and downstream water bodies.
Nutrient Selenium Management Program (NSMP)
In December 2004, the Regional Board issued Order No. R8-2004-0021 for short-term
groundwater-related and de minimus wastewater discharges to surfaces waters in the San
Diego Creek Watershed to implement water quality objectives of the Water Quality Control Plan
for the San Diego Creek Watershed and Upper Newport Bay (the "Order"). This Order
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constitutes general waste discharge requirements for short-term groundwater discharges to
surface waters in the watershed, taking into account the salient facts and status of information
and compliance with respect to nitrogen and selenium water quality objectives. Order
No. R8-2004-0021 identifies performance-based water quality standards for short-term and
other de minimus groundwater discharges addressed by the Order for up to five years, provided
that:
. Dischargers participate in and support a Working Group of dischargers committed to
completion of a Work Plan that will develop information regarding selenium and nutrient
sources and impacts in the watershed and implement selenium and nutrient
management plans by December 20, 2009, a compliance deadline determined by the
Regional Board; and
. Members of the Working Group identify and apply selenium and nutrient discharge
avoidance or minimization best management practices (BMPs) to projects that they
conduct while the Work Plan is being developed.
The Regional Board has determined that active participation in the Working Group, including
funding of the Work Plan, constitutes compliance with interim performance-based water quality
objectives for selenium and nutrients cited in Order No. R8-2004-0021.
The Work Plan is intended to develop a comprehensive understanding of and management plan
for selenium and nutrients, including nitrogen, that result from groundwater-related inflows to
surface waters.39 This work is expected to assist the Regional Board in refining the selenium
and nutrient TMDLs by 2008, and in developing TMDL implementation plans both for nutrients
and for selenium in several ways, including the following:40
. The Work Plan will provide information to assist the Regional Board in identifying
appropriate selenium and nutrient wasteload allocations for several categories of
discharge.
. The Work Plan will identify and assess selenium and nutrient treatment technologies and
the interplay between the treatment technologies for the two POCs.
. The Work Plan will provide information that will assist the Regional Board in determining
(a) the potential for localized adverse affects on wildlife and beneficial uses associated
with selenium and nutrients and appropriate numeric objectives to protect wildlife and
beneficial uses; and (b) control strategies for nutrients to protect beneficial uses.
. The Work Plan will assist in the development and implementation of an appropriate
trading, offset, or mitigation program.
Because it is designed to develop a comprehensive understanding of and management plan for
selenium and nutrients, the Work Plan goes well beyond issues related to the short-term
groundwater-related discharges regulated by the Order. It directly addresses long-term
management of nutrients and selenium in the watershed.41
39 General Permit, Fact Sheet, S IV, p. 9; General Permit, Order, Finding No. 32, p. 10
40 Id.
41 General Permit, Fact Sheet, S IV, pp. 6, 8; General Permit, Order, Finding No. 32, p. 10
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5.8.3 COMPARISON OF PROPOSED AND PREVIOUSLY APPROVED PROJECT
IMPACTS
Environmental Checklist Responses
Would the project:
A. Violate any water quality standards or waste discharge requirements?
F. Otherwise substantially degrade water quality?
E.2. Provide substantial additional sources of polluted runoff?
Construction-Related Impacts
No Substantial Change from Previous Analysis. Surface water runoff from the proposed
development site will drain, after treatment, to Barranca Channel and Peters Canyon Channel,
which are both tributary to lower San Diego Creek (approximately in the middle of Reach 1).
San Diego Creek, in turn, is tributary to Upper Newport Bay. There are currently no TMDLs for
Barranca Channel or Peters Canyon Channel, nor are they specifically listed as impaired on the
2002 303(d) list for the Santa Ana Region (http://www.swrcb.ca.gov/tmdl/docs/
2002reg8303dlist.pdf). However, the SWRCB is considering a listing for two legacy pesticides
(DOT and taxophene) that would apply to Peters Canyon Channel if adopted.
A substantial source of storm water pollution common to many construction sites is grading
activities, which can result in the release of sediment. In addition, pollutants that adhere to
sediment, including DOT and taxophene and other legacy pesticides, can create construction
water quality issues. Other non-sediment construction-related pollutants including
hydrocarbons, solvents, paint, cement and stucco materials, landscaping materials and similar
pollutants must also be controlled in construction site runoff to protect water quality in receiving
surface waters
In light of the sediment and pesticide TMDLs applicable to downstream waterbodies, and in light
of the proposed listing of Peters Canyon Channel for DOT and taxophene impairment, releases
of sediment from construction of the planned development could contribute to violations of water
quality standards in receiving waters unless these releases are controlled. In addition, other
construction-related materials can adversely affect water quality in receiving waters unless
controlled. Therefore, as concluded in the FEIS/EIR construction phase adverse affects are
potentially significant.
However, compliance with General Construction Permit (NPDES No. CAS000002, as amended
April 26, 2001, by SWRCB Resolution No. 2001-046), as required by the FEIS/EIR, would
ensure that runoff discharged from the project site is controlled to BA T/BCT (best available
technology economically achievable and best conventional pollutant control technology)
standards, so that impacts related to construction activities would be less than significant. The
General Construction Permit requires the implementation of BMPs, as outlined in a SWPPP.
Preparation of a SWPPP and proper implementation of an effective combination of erosion and
sediment control construction BMPs would control potential sources of sediment and pollutants
adhered to sediment, including legacy pesticides, to the BAT/BCT standards. In addition, the
SWPPP will contain BMPs to control construction-related organic compounds (pesticides,
hydrocarbons, solvents), hydrocarbons, other non-sediment construction-related pollutants and
trash and debris to BA T/BCT standards. As a result, construction-related surface water impacts
would be reduced to a level that is less than significant.
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With respect to construction-related groundwater impacts, the original EIR/EIS concluded that
the DoN remediation efforts for groundwater and WBZs would be completed under SARWQCB
and DTSC oversight, using the most stringent standards procedures and protocol in accordance
with the FFSRA, prior to transfer of contaminated property for development. As a result, project
dewatering is not anticipated to result in mobilization of pollutants of concern identified for DoN
remediation.
The FEIS/EIR concluded that construction activity could result in the temporary discharge of
"relatively high levels of pollutants" during construction-related dewatering, which could degrade
local and regional surface water quality unless controlled. Current information confirms this
conclusion, and provides additional specific data regarding the types of pollutants that might be
introduced to surface water. Based on current information, construction dewatering could result
in the temporary discharge of nutrients and selenium into local and regional surface water
bodies. Based on the location of the project area within the former "swamp of the frogs" and in
light of past agricultural uses, currently available information regarding selenium and nutrient
levels in the groundwater indicates that short-term construction dewatering discharges of
ground water from the project may contain selenium and nutrients at levels that exceed
receiving water quality objectives in Peters Canyon Channel and downstream waterbodies.
In addition to dewatering, project construction may increase nutrient levels in surface water
runoff from the project area. Fertilizers containing nutrients will be applied to landscaped areas
within the project site as a part of the landscape installation process. Unless conducted in
accordance with appropriate application and use practices, use of fertilizers in connection with
the installation of landscaping could result in increased nutrient loads discharged from the
project site in surface runoff and may result in significant impacts to receiving water quality.
However, the City and major developers of the Specific Plan area, including the Master
Developer, are currently active participants in the Working Group that has been established
pursuant to Order No. R8-2004-0021. The Regional Board has determined that active
participation in the Working Group, including funding of the Work Plan, constitutes compliance
with interim performance-based water quality objectives for selenium and nutrients. Further, the
Regional Board has found that, so long as dischargers continue to participate in the Working
Group, removal of nitrogen accomplished by the operation of the San Joaquin Marsh natural
treatment system ponds within the watershed constitutes an offset for the total nitrogen loads
resulting from short-term construction-related discharges during the term of Order
No. R8-2004-0021.42
Currently, the City and major developers of the Specific Plan area, including the project Master
Developer, are actively participating in the Working Group and are contributing to the
implementation of the Work Plan. As members of the Working Group, they are required to and
will implement feasible volume reduction BMPs in connection with construction activities to
reduce the potential for discharge of selenium and nutrients during construction dewatering.
Volume reduction BMPs for short-term groundwater discharges may include discharging all or
part of the dewatered groundwater into the sanitary sewer system, subject to approval and
acceptance by the sanitary sewer agency, dewatering into lined evaporation ponds, re-injection
of dewatered groundwater into the same groundwater formation, or other potential volume
reduction measures. These volume reduction BMPs will also assure control of other pollutants
of concern that may remain in groundwater despite DoN remediation efforts, if any.
42 General Permit, Fact Sheet, Section IV, p. 6
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Participation in the NSMP Working Group and implementation of the NSMP Work Plan,
combined with compliance with the General Construction Permit as required by the FEIS/EIR,
would ensure that construction-related water quality impacts associated with surface water
runoff and dewatering would be sufficiently controlled and less than significant. The project will
comply with all NSMP and General Construction Permit requirements. As a result,
implementation of the proposed Specific Plan Amendment, DDA, and Development Plan would
not result in construction-related water impacts that are substantially different than or more
severe than addressed in the FEIS/EIR. Further, compliance with the BAT/BCT standards of the
General Construction Permit and the NSMP technologies developed under the Work Plan
assures implementation of best available technologies to control construction-related discharges
of pollutants in surface and groundwater discharges available at the time that construction
commences. As a result, newly available technologies for controlling construction-related
pollutants will be applied to the project via compliance with the General Construction Activity
Permit and the NSM P program to further reduce construction-related water quality impacts.
Operational Impacts
Groundwater Impacts
No Substantial Change from Previous Analysis. As identified in the FEIS/EIR, to carry out
this project, it may be necessary to install subdrains to stabilize soils and to protect foundations
for structural stability. Installation of subdrains will result in long-term, very low-volume
discharges of groundwater to local surface waters. Based on the location of the project area and
available information regarding selenium levels in the groundwater, discharges of groundwater
from the project area may contain selenium at levels that exceed water quality objectives
because reasonable and feasible source control or pollution prevention measures are not
currently available for such discharges that assure a reduction in selenium concentrations.
Similarly, subdrain discharges may also result in the long-term discharge of groundwater that
may exceed nutrient TMDLs because reasonable and feasible source control or pollution
prevention measures are not currently available for such discharges that assure a reduction in
nitrogen concentrations. Subdrain discharges also may result in discharge of groundwater that
may exceed water quality standards for other pollutants in the event that DoN remediation
efforts leave residual pollutants in ground water.
In addition to subdrain discharges, the project proposes the installation of irrigated landscaping
in public, common, and private areas of the project. Increased irrigation within the project site
could increase infiltration, particularly to shallow groundwater zones of perched or semi-perched
groundwater. Increased infiltration to shallow groundwater zones may, in turn, result in
increased exfiltration of groundwater containing selenium and nutrients through natural seeps,
springs, and weepholes to surface waters within the watershed. Increased long-term discharges
of groundwater containing selenium, nutrients or other potential pollutants to surface waters
may result in potentially significant water quality impacts with respect to the pollutants of
concern, unless discharges are controlled appropriately.
As concluded in the FEIS/EIR, preparation of a WQMP in compliance with all applicable
regulatory standards, including the standards of the current MS4 Permit, the DAMP, and the
City of Tustin water quality ordinance, combined with compliance with other regulatory water
quality standards would reduce water quality impacts from the proposed project associated with
dewatering to less than significant. The project will be required to comply with all of these
standards, as well as the standards developed pursuant to the NSMP.
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With respect to the NSMP, as previously discussed, the City and major developers of the
Specific Plan area, including the Master Developer, are currently participating in the Working
Group, including funding of the Work Plan, to ensure compliance with the interim performance-
based water quality objectives for selenium and nitrogen. In short, the Work Plan is designed to
result in the development of a long-term nutrient and selenium management plan for the San
Diego Creek Watershed and Upper Newport Bay. In addition, under the NSMP, the project will
utilize BMPs to control discharges of selenium and nitrogen via groundwater dewatering as they
are developed under the Work Plan. applicant are required to continue participating in the
Working Group pursuant to the requirements of Order No. R8-2004-0021 until the end of the
term of the Order (2008).
Through this continued participation in the Working Group, measures for control of selenium
and nutrients will be incorporated into the project as they are developed. These measures could
include participation in an offset or trading program, as well as implementation of BMPs that are
developed under the Work Plan during the term of the Order and that can be reasonably
implemented at the time of construction, based on the type of technology, stage of
development, construction schedule, implementation cost, and other pertinent factors.
Participation in the Working Group and reasonable implementation of available and feasible
BMPs will avoid or minimize long-term groundwater discharges to the watershed that contain
elevated selenium and nitrogen concentrations. Therefore, discharges of selenium and nitrogen
associated with the post-development phase of the project, including discharges from subdrains
and increased exfiltration of groundwater to surface waters, are considered to be in compliance
with interim performance-based water quality standards for those pollutants. Compliance with
Order No. R8-2004-0021 and continued participation in the Working Group would ensure that
long term operational impacts from the discharge of selenium and nitrogen would be less than
significant.
In addition, the project must prepare a WQMP with integrated water conservation/surface water
and subdrain discharge water quality management element. As an example, and subject to
approval by the City, integrated water conservation/surface water and subdrain discharge water
quality management element of the WQMP might include BMPs or equivalent practices to
control pollutants in groundwater discharges including, but not limited to:
. dewatered groundwater may be discharged to the sewer system;
. dewatered groundwater may be treated in natural or engineered treatment control BMPs
available under the NSMP at the time of project development that can be feasibly
implemented, or otherwise developed for selenium and nutrient control; and/or
. some groundwater discharges may be retained on site.
In addition, the project must comply with performance-based standards of the NSMP.
Preparation of a WQMP and participation in the NSMP program, combined with compliance with
all existing regulatory and NPDES permit standards, will be sufficient to ensure that long-term,
low-volume groundwater discharges will not result in exceedances of water quality objectives in
surface waters. Therefore groundwater related water quality impacts would remain less than
significant as concluded in the FEIS/EI R.
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Surface Water Impacts
The project proposes to physically alter Barranca Channel to increase its capacity consistent
with regional flood control requirements. In the existing condition, Barranca Channel is an open
channel, stabilized on the sides with riprap and/or concrete, with a natural bottom. The channel
is regularly maintained for flood control purposes, and periodically exhibits some riparian
vegetation with minimal habitat value, as described in Section 5.4 of this Addendum. The
channel is primarily ephemeral, carrying storm flows, but may be subject to some groundwater
intrusion from groundwater seeps in the existing channel.
In the developed condition, the channel would be covered as proposed in the original Specific
Plan and the natural bottom and open nature of the channel would be eliminated in the post-
development condition. Construction of these alterations may result in the loss of certain natural
water quality functions. In addition, the loss of these features is likely to result in a reduction in
natural water quality processes that decrease nutrient loads and concentrations. Finally, to the
extent that the soft bottom is eliminated and the limited, but natural vegetation of Barranca
channel, which promote infiltration of selenium and/or nutrient laden flows and/or uptake of
selenium and nutrients, are replaced with alterations that may convey channel flows to a
discharge point in Peters Canyon Channel may result in additional selenium and nutrient
loadings in a new location within Peters Canyon Channel.
The potential decrease in the ability Barranca Channel to naturally reduce selenium and nutrient
loads and concentrations that may result from altering and undergrounding the channel must be
balanced against the potential benefits of enclosing the channel. For example, project
alterations to the channel which eliminate the current open condition of the channel reduce the
existing potential for exposure of wildlife to selenium toxicity that may result from
bioaccumulation of selenium in the surface drainage, to the extent that the channel is used for
foraging by wildlife species. Given the location of Barranca Channel in proximity to areas
exhibiting high groundwater concentrations of selenium, the potential for bioaccumulation of
selenium in Barranca Channel is high, due to the existing potential for discharges of
groundwater with high selenium concentrations to surface waters in the channel. Therefore,
elimination of Barranca Channel as an open channel available for foraging can help limit wildlife
exposure to adverse toxicological effects of the selenium via the foodweb.
At the same time, alteration of the Barranca Channel may result in the conveyance of
groundwater flows to Peters Canyon Channel. While Peters Canyon Channel is already subject
to groundwater seeps that introduce groundwater nutrients and selenium into that channel, the
proposed alterations to Barranca Channel may introduce some additional flows containing
selenium and nutrients into Peters Canyon Channel, where water quality and wildlife would be
exposed to the affects of those pollutants.
It is difficult to assess whether the potentially adverse affects on natural selenium and nutrient
cleansing and potential conveyance of selenium and nutrients to Peters Canyon Channel that
may be associated with physical alterations to the channel outweigh the benefits associated
with eliminating the potential exposure of wildlife in Barranca Channel to the toxic effects
selenium. Notwithstanding this balancing exercise, the currently appropriate method for
addressing selenium and nutrient water quality impacts is participation in the NSMP program,
including funding of the Work Plan, incorporation of long-term operational BMPs developed
under the NSMP (and available and feasible at the time of construction) into the project WQMP,
and compliance with the other performance-based standards of the NSMP program and Order
R8-2004-0021. In addition, the required preparation of a WQMP that includes an integrated
RIProjectslTustinlJ00415 Environ Analysis-031306.doc
5-79
Environmental Analysis and
Explanation of Checklist Responses
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
water conservation/surface water and subdrain discharge water quality management element
will help to control selenium and nutrient discharges from groundwater to surface waters in the
project area generally replacing some of the naturally occurring selenium and nutrient reduction
processes that may take place in the existing Barranca Channel and preventing the introduction
of new pollutants to Peters Canyon Channel. As a result, compliance by the City and the Master
Developer with the NSMP and preparation of the WQMP required pursuant to WQ-4 will ensure
that potential selenium and nutrient impacts associated with the planned physical alteration of
Barranca Channel would be less than significant.
In addition to potential post-development selenium effects associated with the alteration of
Barranca Channel, post-development urban surface runoff may contribute to nutrient water
quality impacts. There are several sources of nutrients in surface runoff from urban areas,
mainly fertilizers in runoff from lawns, pet wastes, failing septic systems, and atmospheric
deposition from industry and automobile emissions. Urban development, and particularly
increased vehicular emissions and surface runoff from landscaped areas that are maintained
with fertilizers and/or that may contain pet wastes, could increase nitrogen and phosphorous
concentrations in post-development surface runoff, and thereby potentially result in significant
adverse affects on water quality. However, preparation of the WQMP in compliance with the
DAMP and NSMP program will assure that nutrient control BMPs are incorporated into the
project to reduce nutrients in surface water discharges subject to City review and approval. The
type of BMPs that would be included in the WQMP pursuant to the City of Tustin water quality
ordinance, the MS4 Permit, the DAMP, and the NSMP would likely include:
. source control BMPs, such as implementation of an integrated pesticide and fertilizer
management plans, which reduce and prevent runoff of nutrient containing landscaping
materials, and efficient irrigation systems for public park and commonly owned
landscaped areas that achieve volume reductions and thereby decrease nutrients in
surface water runoff;
. treatment control BM Ps, such as swales and biofiltration areas; and
. natural or structural treatment control BMPs available under the NSMP at the time of
construction and determined by the City to be feasible to implement.
As concluded in the FEIS/EIR, incorporation of these types of BMPs in accordance with
regulatory and NPDES permit standards, combined with compliance with the NSMP program
requirements will effectively control nutrients in post-development surface water runoff, reducing
potential water quality impacts to less than significance.
Also as concluded in the FEIS/EIR, the proposed project has the potential to result post-
development surface water quality impacts due to the addition of pollutants typically associated
with urban development to project runoff, combined with the increase in site impervious surface
and resulting increases in the amount of pollutants contained in the project area runoff. Potential
surface water quality impacts from pollutants of concern associated with the new development
are similar to long-term impacts previously analyzed. Pollutants of concern that could be
generated by the operation of the project site include sediment (TSS and turbidity), trace metals,
pathogens, organic compounds, hydrocarbons, pesticides, trash and debris, oxygen demanding
substances, and bioaccumulation.
As required by the FEIS/EIR, to reduce post-construction operational water quality impacts of
the proposed project to less than significant, the City and major developers of the Specific Plan
RIProjectslTustinlJ00415 Environ Analysis-031306.doc
5-80
Environmental Analysis and
Explanation of Checklist Responses
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
area, including the Master Developer must comply with relevant regulatory requirements
including the current MS4 Permit, the DAMP, the LIP, and the City water quality ordinance, as
well as the requirements of the NSMP. Consistent with Chapter 9 or Article 4 of the Tustin City
Code, a project WQMP will be prepared in compliance with the DAMP and the LIP, which will be
submitted to the City of Tustin for approval.
Table 5-19 below summarizes the water quality impacts associated with typical urban pollutants
of concern that are anticipated to increase as a result of project development. The Table further
summarizes the measures prescribed per the LIP, the DAMP, and the MS4 Permit that will be
incorporated into the WQMP to reduce surface water quality impacts related to these pollutants
of concern to a level that is less than significant.
In summary, implementation of the proposed Specific Plan Amendments Specific Plan
Amendment, DDA, and Development Plan would not result in new or substantially more severe
impacts to water quality than what was previously identified in the FEIS/EIR. The types of land
uses proposed are substantially the same, with the exception of the change of the proposed golf
course to public and private park and open space uses. As concluded in the FEIS/EIR,
compliance with the City's water quality ordinance, the MS4 Permit, the General Construction
Permit, the LIP, the DAMP, and applicable TMDL implementation measures, combined with
continued participation in the NSMP Working Group would ensure that water quality impacts are
less than significant. Implementation measures WQ-1 through WQ-4 address these
requirements.
B. Substantially deplete groundwater supplies or interfere substantially with
groundwater recharge such that there would be a net deficit in aquifer volume or a
lowering of the local groundwater 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)?
No Substantial Change from Previous Analysis. The Orange County groundwater basin is
subject to management pursuant to the Orange County Water District Act (Water Code App.
Chapter 40, adopted 1933, as amended), which functions as a statutorily imposed physical
solution. Under the Act, the Orange County Water District (OCWD) manages the basin, and the
Act empowers OCWD to impose replenishment and basin equity assessments on production, to
require registration of water producing facilities in the basin, and to require filing of certain
reports by basin water uses. While OCWD cannot limit groundwater production or impair
groundwater rights in the basin without producer agreement, OCWD can and does assert
pricing controls to manage groundwater production in a manner that will not impair basin supply.
In addition, OCWD is required to annually investigate the condition of the basin, assess
overdraft and accumulated overdraft, and determine the amount of water necessary for
replenishment.
As identified in the FEIS/EIR, an increase in pumping from the deep aquifer that constitutes the
Orange County groundwater basin could result in a lowering of the groundwater table. However,
consistent with the conclusions of Section 4.10, Water Resources, of the FEIS/EIR, it is not
expected that IRWD would increase groundwater withdrawal in a manner that would impair
groundwater supply due to the pricing controls and other requirements associated with the
physical solution imposed on the basin pursuant to the Act.
RIProjectslTustinlJ00415 Environ Analysis-031306.doc
5-81
Environmental Analysis and
Explanation of Checklist Responses
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MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
In addition, the addition of impervious surface associated with the project could lead to some
decrease in groundwater recharge within the Specific Plan area. However, the reduction in
groundwater recharge that may be associated with project development of additional impervious
surface will be offset to the extent that irrigation onsite is increased to support landscaping.
Onsite recharge is not the primary source of recharge for the deep aquifer, as infiltration onsite
typically only affects the shallow aquifer and perched water zones. Instead, recharge for the
aquifer occurs primarily in the Santa Ana Mountains and its foothills. As a result, the proposed
project is not expected to affect deep aquifer groundwater recharge.
The proposed Specific Plan Amendment, DDA, and Development Plan would not change the
land uses of the project substantially, or the amount of impervious surface proposed for
construction. As a result, analysis and conclusions in the FEIS/EIR relative to impacts related to
groundwater supply, groundwater levels, or local recharge have not changed substantially.
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-site or off-site?
D. Substantially alter the existing drainage pattern of the site or area, including
through the alteration of the course of a stream or river, or substantially increase
the rate or amount of surface runoff in a manner, which would result in flooding
on- or off-site?
E. Create or contribute runoff water which would exceed the capacity of existing or
planned storm water drainage systems?
No Substantial Change from Previous Analysis. As identified in the FEIS/EIR, the Specific
Plan Area, including the Master Developer footprint, is tributary to the Barranca Channel and the
Peters Canyon Channel. Both of these channel facilities are improved channel facilities in the
existing condition that are ultimately tributary to San Diego Creek. Peters Canyon Channel runs
southwest through the eastern portion of the Specific Plan/Specific Plan site, and the Barranca
Cannel flows along the southern border of the Specific Plan border. The Santa Ana-Santa Fe
Channel runs along the northeasterly project boundary but runoff from the site does not enter
this facility.
As concluded in the FEIS/EIR, development of proposed residential and non-residential uses
within the Specific Plan area would increase the amount of impervious surface resulting in an
increase in the amount (both the volume and velocity) of runoff from the site. A conceptual
storm drain system was developed for analysis in the FEIS/EIR with the understanding that
actual engineering design would be reviewed by respective agencies and refined with the
Runoff Management Plan (RMP) prepared for the Tustin Legacy Project (RBF 2004) and
approved by the County of Orange and The City of Tustin. The RMP will be further refined with
completion of more detailed hydrology studies. The backbone drainage system for the Specific
Plan remains substantially the same as proposed in the original Specific Plan with the few
changes noted in Section 5.16, Utilities, regarding storm drainage facilities. Additionally, storm
water control detention facilities would be constructed on-site. While the on-site drainage
system would be modified from existing conditions, as identified in the FEIS/EIR, the new
system would be designed to accommodate the increased runoff from the proposed
development, reducing the potential for flooding to a level considered less than significant.
RIProjectslTustinlJ00415 Environ Analysis-031306.doc
5-87
Environmental Analysis and
Explanation of Checklist Responses
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
Under the Specific Plan Amendment and development plan, the Barranca Channel and Peters
Canyon Channel would continue to receive runoff from the project site. Planned improvements
to these Channels have been designed to accommodate the 100-year storm flows, and as
previously discussed in Section 2.3 of this Addendum, the City of Tustin has entered into
respective agreements with OCFCD, the County of Orange, and the City of Irvine for
implementation of required improvements to assure 100-year peak flow capacity in these
facilities, taking into account project development.
Because the types of land uses proposed with the Specific Plan Amendment, DDA, and
Development Plan have not been substantially changed, the increases in volume and velocities
of surface water runoff with the proposed project would be similar to that addressed in the
FEIS/EIR. Also, as concluded in the FEIS/EIR, implementation of storm drain improvement
plans consistent with the conditions and requirements of the Specific Plan, the RMP, and
Orange County Flood Control Manual, combined with construction of channel improvements for
Barranca and Peters Canyon Channel (as necessary) to assure 100-year peak flow capacity of
those facilities, taking project development into account, mitigate potential drainage and flood
control impacts to a level that is less than significant.
The proposed Specific Plan Amendment, DDA, and Development Plan include compliance with
Implementation Measures for drainage identified in Section 5.16, Utilities and Service Systems.
The proposed project would not result in the implementation of any uses or activities that would
result in substantially more severe impacts related to drainage patterns, drainage facilities, and
the potential for flooding than addressed in the FEIS/EIR.
Hvdroloaic Conditions of Concern
Pursuant to the DAMP and the LIP, increases in runoff volumes and velocities must be
evaluated to determine if those increases can create hydrologic conditions of concern identified
in DAMP Exhibit 7.1. According to the DAMP/LIP, a change to a site's hydrologic regimen
including increases in volume and velocity of runoff is considered to create hydrologic conditions
of concern if the change would increase erosion or sediment, or if the change would adversely
impact aquatic integrity in downstream natural channels. The extent to which downstream
channels are natural or improved should be assessed along with increases in runoff to
determine if significant impacts might occur.
In addition to increases in runoff velocities, the project will result in increases in volumes of
surface water runoff, as identified in the FEIR/EIS. Urbanization can modify hydrologic and
geomorphic processes of natural drainages by introducing impervious surfaces and drainage
infrastructure into otherwise natural channels. Potential changes to the natural hydrologic
regime associated with urban development include increased runoff volumes, increased
frequency of runoff events, increased long-term cumulative duration, as well as increased peak
flows. Urbanization may also introduce dry-weather flows where only wet-weather flows existed
prior to development. These changes are referred to as "hydromodification." In addition,
introduction of dry-weather flows where only wet-weather flows existed prior to development has
the potential to convert habitat types and function.
Development envisioned by the Specific Plan and as now proposed under the proposed project
will increase impervious surfaces and runoff volumes, and will increase the frequency of runoff
events and the long-term cumulative duration of runoff. However, the Barranca Channel and
Peters Canyon Channel are improved stabilized flood control channels with minimal channel
slope. The sides of the channels are fully stabilized in the existing condition with concrete and/or
RIProjectslTustinlJ00415 Environ Analysis-031306.doc
5-88
Environmental Analysis and
Explanation of Checklist Responses
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
rip rap. While the channel bottoms are natural, the channels are regularly maintained for flood
control purposes and regularly receive some dry weather flow in the existing condition. Currently
these channels exhibit some fairly low habitat value vegetative growth, as described in
Section 5.4 of this Addendum, Biological Resources. Further, as described in Section 5.16,
Barranca Channel will be fully improved as a result of the project.
Existing and planned channel improvements combined with the relatively flat slope of the
channels make the channels more resistant to erosion and scour that can accompany increased
volumes or runoff, increased frequency of runoff events, and long-term cumulative duration of
runoff. In addition, as summarized in Table 5-19, feasible post-construction water quality BMPs
are to be implemented in the WQMP. Many of these water quality BMPs would provide
hydrologic controls via runoff volume reductions. Volume reductions in these types of BM Ps can
be conservatively estimated to be about 20 percent of BMP capacity. Reducing the volume of
runoff in these types of BMPs prevents dry weather runoff, and helps to control the increases in
frequency of runoff events and cumulative duration of runoff flow. In light of the existing
condition of the channel, lack of habitat, existing and planned channel improvements that
assure channel stability, and with proper design of the WQMP to incorporate BMPs that reduce
runoff volumes where possible, hydrology impacts, including hydromodification impacts
associated with increases in amount of runoff, are considered to be less than significant,
consistent with the conclusions of the FEIS/EIR.
G. Place housing within a 100-year flood hazard area as mapped on a federal Flood
Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation
map?
H. Place within a 100-year flood hazard area structures, which would impede or
redirect flood flows?
No Substantial Change from Previous Analysis. The FEIS/EI R noted that a portion of the
Medium-High Density residential area between Jamboree Road and Harvard Avenue, north of
Edinger Avenue is within the 100-year flood plain and is identified as an "area of ponding" that
could have flood depths of up to three feet. This area has been developed and structures were
designed to be outside of the 100-year flood plain. There are no other areas within the Specific
Plan area that are subject to 100-year flood hazards (except within the flood control channels);
therefore, as concluded in the FEIS/EIR, no impacts would occur.
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?
No Substantial Change from Previous Analysis. The FEIS/EI R did not identify any hazards
related to failure of a levee or dam. Based on review of the City of Tustin General Plan, Public
Safety Element, the Santiago and Villa Park Reservoirs are the only facilities that pose a hazard
in the City related to dam failure. These reservoirs are in a different watershed than the
proposed project (the Santiago Creek/Santa Ana River watershed) five or more miles north of
the project site, and the water from those impoundments would not pose a hazard to the
Specific Plan area. Implementation of the proposed Specific Plan Amendment, DDA, and
Development Plan would not involve any uses that expose people to these types of hazards;
therefore, no impact would occur.
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A seiche is an oscillation of a landlocked body of water that can cause water damage to
buildings, roads, and infrastructure that surround the body of water. There is no such body of
water located in the City of Tustin. Therefore, impacts associated with seiches would not occur.
Additionally, the project site is approximately nine miles from the Pacific Ocean or any body of
water that could cause tsunami (also known as tidal waves) to the area. There is no risk of
tsunami associated with the project. By definition, mudflows are considered a type of landslide.
The project site has relative flat topography and would not be subject to a landslide.
5.8.4 IMPLEMENTATION MEASURES
Implementation measures for storm drain facilities are addressed in Section 5.16, Utilities and
Service Systems. While no Implementation Measures were specifically identified in the
FEIS/EIR for water quality, the FEIS/EIR concluded that "compliance with all regulations and
NPDES Permit requirements would result in avoidance of significant impacts to water
resources." The purpose of this section is to clearly define the existing regulatory framework and
requirements of future development projects within the Specific Plan area. Consistent with the
conclusions of the FEIS/EIR, compliance with existing regulatory requirements will ensure that
the Specific Plan Amendment, DDA, and Development Plan will not have significant impacts on
water quality. No mitigation measures beyond compliance with existing regulations are required.
1M WQ-1 Prior to the approval of grading plans, the project developers shall provide written
evidence to the Department of Public Works that it has filed a Notice of Intent with
the State Water Resources Control Board in order to obtain coverage under the
latest approved General Construction Permit. Pursuant to the permit requirements,
developers shall develop a Stormwater Pollution Prevention Plan (SWPPP) that
incorporates Best Management Practices for reducing or eliminating sediment and
other construction-related pollutants in the site runoff.
1M WQ-2 Prior to approval of a grading plans, the Department of Public Works shall confirm
that the contractors specifications require compliance with the latest approved
General Waste Discharge Requirements issued by the Santa Ana Regional Water
Quality Control Board to govern discharges from construction dewatering and
water line/sprinkler line testing should they occur during construction. Developers
shall comply with these regulations including provisions requiring notification,
testing and reporting of dewatering and testing-related discharges, which shall
mitigate any impacts of such discharges.
1M WQ-3 The City of Tustin and major master plan developers of the former MCAS Tustin
shall participate in the Regional Board's NSMP Working Group and contribute to
funding and implementation of the Work Plan. To mitigate construction-related
selenium and nutrient water quality impacts that may result from construction-
related groundwater discharges, developers shall implement: (a) feasible and
available volume reduction BMPs in accordance with the General NSMP
Permit (R8-2004-0021); (b) selenium and nutrient control BMPs that are developed
under the Work Plan as of the date of project approval; and (c) selenium and
nutrient measures that may be developed under the Work Plan after project
approval which are available and feasible to deploy.
1M WQ-4 To mitigate post-construction surface water and long-term groundwater discharge
water quality impacts, prior to issuance of grading permits, developers shall
prepare a project WQMP, which shall be submitted to the City of Tustin or City of
Irvine, as applicable, for approval. The WQMP shall be prepared in compliance
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with all MS4 Permit requirements (including DAMP and LIP requirements), and at a
minimum shall contain the following elements:
a) An Integrated Water Conservation/Storm Water Runoff and Subdrain
Discharge Water Quality Management Program. This program shall integrate
into the storm drainage and water quality control system facilities and
systems to capture, recycle and conserve low flows, which may include
irrigation returns and subdrain discharges, to reduce, to the extent feasible,
post-development low flow surface runoff and groundwater discharge
volumes. The program shall also implement one or more treatment control
technologies developed under the NSM P and available at the time of project
approval for nutrient and selenium removal.
b) Site Planning and Design BMPs. The WQMP shall incorporate site design
BMPs described in the Model WQMP attached as Exhibit 7.11 to the DAMP
to the extent feasible and appropriate in light of proposed land uses.
c) Source Control BMPs. The WQMP shall incorporate source control BMPs
described in the Model WQMP attached as Exhibit 7.11 to the DAMP to the
extent feasible and appropriate in light of proposed land use.
d) Treatment Control BMPs. The WQMP shall incorporate treatment control
BMPs described in the Model WQMP attached as Exhibit 7.11 to the DAMP.
1M WQ-5
As required by DAMP and the MS4 Permit, as well as the Cooperative Agreement
002-119 between the City of Tustin, OCFCD, and the County of Orange, a Water
Quality Technical Report (WQTR) shall be prepared prior to the issuance of
grading permits. The WQTR shall quantitatively and qualitatively (as appropriate)
assess planned BMPs to be included in the WQMP to confirm that the treatment
and hydrologic controls included in the SWPPP and WQMP will be sufficient to
assure that project discharges will not cause a violation of applicable water quality
standards.
5.8.5 CONCLUSION
Pursuant to Sections 15162 and 15183 of the CEQA Guidelines, the City of Tustin has
determined, on the basis of substantial evidence in the light of the whole record, that (a) the
amended project does not propose substantial changes to the project affecting hydrology and
water quality, which would require major revisions to the FEIS/EIR; (b) there have been no
substantial changes in circumstances under which the project will be undertaken that will require
major revisions to the FEIS/EIR due to new or substantially more severe significant
environmental effects related to hydrology and water quality than previously analyzed in the
FEIS/EIR; and (c) no new information of substantial importance, as described in
subsection (a)(3) of Section 15164 of the CEQA Guidelines, related to hydrology and water
quality has been revealed that would require major revisions to the FEIS/EIR or its conclusions.
Additionally, in compliance with the MS4 Permit, the DAMP, the LIP, the General Construction
Permit, the NSMP program requirements, and the City's water quality ordinance, updated BMP
technologies must be incorporated into the WQMP and the SWPPP at the time they are
prepared reducing water quality impacts.
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The FEIS/EIR concluded that there would be no significant unavoidable impacts related to
hydrology and water quality and this conclusion has not changed based on the analysis
presented in this section.
SOURCES
In addition to the references listed in the beginning of Section 5, the sources used in preparation
of this section are identified in the text or in footnotes.
5.9 LAND USE AND PLANNING
5.9.1 SUMMARY OF IMPACTS FROM FINAL EISIEIR
Land Use Compatibilitv
The FEIS/EIR concluded that with development of the project evaluated in the FEIS/EIR, a
substantial change in existing land use would occur by replacing military and agricultural uses
with civilian urban uses. Agricultural uses generate dust and noise that could result in land use
conflicts to non-agricultural uses. However, because agricultural uses were identified to be
phased out in coordination with development, this potential land use conflict was determined to
be less than significant.
The FEIS/EIR also identified various potential land impacts associated with the development of
the property. Because many areas within the property were to be transferred from low-intensity
use (i.e., open area) to high intensity use (i.e., residential/commercial), the potential for land use
incompatibility was identified. It was concluded that proposed on-site uses would be comparable
with existing surrounding land uses. Proposed residential development in the northeast portion
of the site would have comparable densities to existing uses and would be buffered by
setbacks, landscaping, noise walls, or recreational uses. Business uses would be compatible
with existing uses across Barranca Parkway and Red Hill Avenue.
The FEIS/EIR determined that there was a potential for land use incompatibility internally with
adjacent uses if development is not sensitively designed. However, based on the general design
of the project, compliance with local design review requirements, adherence to design
guidelines, individual site-specific compatibility impacts would be addressed during each
development project. Potentially significant land use compatibility impacts would require
mitigation to reduce impacts to a level considered less than significant.
Land Use Policv
The FEIS/EIR determined that the project would be inconsistent with the current general plan
and zoning designations in the cities of Tustin and Irvine and mitigation in the form of
amendments to the General Plan and Zoning Ordinance were required to mitigate the impact to
a level considered less than significant. It was further concluded that the Implementing Actions
(described in Section 7 of the FEIS/EIR) would mitigate this impact by addressing compatibility
through proper land use plans and amendments to pertinent general plans and zoning
ordinances.
5.9.2 CURRENT CONDITIONS
As noted in the project description, on January 16, 2001, the City of Tustin adopted a General
Plan land use designation, the MCAS Tustin Specific Plan, for that portion of the former MCAS
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Tustin within the City of Tustin. The MCAS Tustin Specific Plan was adopted by the City Council
on February 3, 2003 (Ordinance 1257), which established the zoning designation, development
standards, and entitlement framework for future development of that portion of the MCAS Tustin
within the City, including property within the Master Developer footprint. The project description
also includes discussion of development approved since 2001 in the cities of Tustin and Irvine,
and the status of construction activities.
Note that changes to the County of Orange Airport Environs Land Use Plan were addressed
above under Section 5.7, Hazards and Hazardous Materials.
5.9.3 COMPARISON OF PROPOSED AND PREVIOUSLY APPROVED PROJECT
IMPACTS
The land use changes proposed with the Specific Plan Amendment, DDA, and Development
Plan are described in detail in Section 3 of this Addendum, Project Description. The proposed
project does not substantially change the types of land uses proposed, rather the distribution of
land uses within the Specific Plan area have been slightly modified and minor adjustments to
Planning Area and Neighborhood boundaries have been made. These changes are illustrated in
the revised Specific Plan Figures 2-1, 2-2, 3-1, and 3-2 provided in Section 3 of this Addendum.
The proposed project does not change the amount of residential development allowed per the
Specific Plan, and reduces the amount of non-residential development.
Environmental Checklist Responses
Would the project:
A. Physically divide an established community?
No Substantial Change from Previous Analysis. The project being evaluated involves
implementation of amendments to the MCAS Specific Plan and a proposed DDA including a
Development Plan (refer to Exhibit 3 in Section 3, Project Description). The proposed Specific
Plan Amendment, DDA, and Development Plan would not substantially alter the land uses
proposed for development or the location of the land uses in relation to communities within the
Specific Plan area. The Specific Plan area is surrounded by existing development and
development on-site would not physically divide an established community. The proposed
development would result in the continuation of similar uses.
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 of mitigating an environmental effect?
C. Conflict with any applicable habitat conservation plan or natural community
conservation plan?
No Substantial Change from Previous Analysis. The proposed project involves an
amendment to the MCAS Tustin Specific Plan; however, as addressed through the analysis
presented in this section, the proposed changes would not result in a change in the
environmental impacts that were evaluated in the FEIS/EIR for the Specific Plan and
Implementing Actions. The MCAS Tustin Specific Plan requires design review and compliance
with the Specific Plan design guidelines per the Specific Plan Amendment which mandate
implementation of site design measures such as buffering, landscaping, screening, and
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setbacks to ensure high quality development and compatibility between land uses to ensure that
proposed uses are compatible with on-site and surrounding land uses and are consistent with
the requirements of mitigation measure LU-1.
As noted under the discussion of biological resources, the MCAS Specific Plan area is within
the County of Orange Central and Coastal NCCP/HCP, and would not conflict with this program.
5.9.4 MITIGATION AND IMPLEMENTATION MEASURES
FEIS/EIR Measures That Have Been Completed
MM LU-1
The City of Tustin shall amend its General Plan and zoning ordinance to be
consistent with planned land uses. Any zoning ordinance shall include site design
measures such as buffering, landscaping, screening, and setbacks, to ensure
high quality development and compatibility between land uses. The goal is to
assure that the overall appearance of development on the site is at least similar
in quality to other master planned areas in Tustin and other adjacent cities.
FEIS/EIR Measures Applicable to the Proposed Project
Applicable mitigation measures have been implemented.
Refinements to FEIS/EIR Measures
No refinements need to be made to the FEIS/EIR mitigation and no new mitigation measures
are required because the proposed Specific Plan Amendment and Development Plan and
existing mitigation measures reduce potential land use impacts to a level less than significant.
FEIS/EIR Measures Not Applicable to the Proposed Proiect
MM LU-2
The City of Irvine shall amend its General Plan and zoning ordinance to be
consistent with planned land uses. Any zoning ordinance shall include site design
measures such as buffering, landscaping, screening, and setbacks, to ensure
high quality development and compatibility between land uses. The goal is to
assure that the overall appearance of development on the site is at least similar
in quality to other master planned areas in Tustin and other adjacent cities.
5.9.5 CONCLUSION
Pursuant to Sections 15162 and 15183 of the CEQA Guidelines, the City of Tustin has
determined, on the basis of substantial evidence in the light of the whole record, that: (a) the
amended project does not propose substantial changes to the project affecting land use, which
would require major revisions to the FEIS/EIR; (b) there have been no substantial changes in
circumstances under which the project will be undertaken that will require major revisions to the
FEIS/EI R due to new or substantially more severe significant environmental effects related to
land use than previously analyzed in the FEIS/EIR; and (c) no new information of substantial
importance, as described in subsection (a)(3) of Section 15164 of the CEQA Guidelines, related
to land use has been revealed that would require major revisions to the FEIS/EIR or its
conclusions.
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The FEIS/EIR concluded that there would be no significant unavoidable land use impacts. The
proposed Specific Plan Amendment, DDA, and Development Plan do not increase the severity
of the land use impacts previously identified in the FEIS/EIR.
SOURCES
In addition to the sources used in preparation of this Addendum identified at the beginning of
Section 5, the following sources were used to address land use issues.
Airport Land Use Commission. Orange County Airport Land Use Plan for John Wayne Airport.
Orange County, California: December 19, 2002.
Natural Community Conservation Plan and Habitat Conservation Plan, County of Orange,
Central and Coastal Subregion. Prepared for the County of Orange, Environmental
Management Agency and United States Fish and Wildlife Service/California Department
of Fish and Game. July 17, 1996.
5.10 MINERAL RESOURCES
5.10.1 SUMMARY OF IMPACTS FROM FINAL EISIEIR
Section 3.9 of the FEIS/EIR indicates that no mineral resources are known to occur within the
Specific Plan area. Therefore, no impacts to mineral resources were identified.
5.10.2 CURRENT CONDITIONS
As indicated above, no mineral resources were identified within the Specific Plan area. This
condition has not changed since certification of the FEIS/EIR. The Tustin General Plan does not
identify any mineral resources in the City.
5.10.3 COMPARISON OF PROPOSED AND PREVIOUSLY APPROVED PROJECT
IMPACTS
Environmental Checklist Responses
Would the project:
A. Result in the loss of availability of a known mineral resource that would be of
value to the region and the residents of the state?
B. Result in the loss of availability of a locally-important mineral resource recovery
site delineated on a local general plan, specific plan, or other land use plan?
No Substantial Change from Previous Analysis. As indicated in the FEIS/EIR, no mineral
resources are located within the Specific Plan area. The proposed Specific Plan Amendment,
DDA, and Development Plan apply to area within the Specific Plan so no mineral resources
would be affected. Therefore, there would be no loss of a known mineral resource that would be
of value to the region and the residents of the state.
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5.10.4 MITIGATION AND IMPLEMENTATION MEASURES
Because no significant impacts were identified, no mitigation was included in the FEIS/EIR
related to mineral resources. The proposed Specific Plan Amendment, DDA, and Development
Plan do not change the conclusions of the FEIS/EIR so no new mitigation is required.
5.10.5 CONCLUSION
Pursuant to Sections 15162 and 15183 of the CEQA Guidelines, the City of Tustin has
determined, on the basis of substantial evidence in the light of the whole record, that: (a) the
amended project does not propose substantial changes to the project affecting mineral
resources, which would require major revisions to the FEIS/EIR; (b) there have been no
substantial changes in circumstances under which the project will be undertaken that will require
major revisions to the FEIS/EIR due to new or substantially more severe significant
environmental effects related to mineral resources than previously analyzed in the FEIS/EIR;
and (c) no new information of substantial importance, as described in subsection (a)(3) of
Section 15164 of the CEQA Guidelines, related to mineral resources has been revealed that
would require major revisions to the FEIS/EIR or its conclusions.
The FEIS/EIR concluded that there would be no impacts to mineral resources. The proposed
Specific Plan Amendment, DDA, and Development Plan do not increase the severity of the
mineral resources impacts previously identified in the FEIS/EIR.
SOURCES
There were no sources used beyond those listed at the beginning of Section 5 (sources used for
all sections).
5.11 NOISE
5.11.1 SUMMARY OF IMPACTS FROM FINAL EISIEIR
Based on the significance criteria used to evaluate noise impacts in the FEIS/EIR, noise impacts
were considered significant if noise levels for sensitive receptors exceeded those considered
"normally acceptable" for the applicable land use categories in the "Noise Elements" of the
General Plans for the cities of Tustin, Irvine, and Santa Ana. Sensitive receptors are defined as
schools, residences, libraries, hospitals, and recreational areas. In addition, future development
within the Specific Plan area that includes schools and residences would be considered
sensitive receptors. The FEIS/EIR identified that an increase of 3 dB over existing noise levels
experienced by a sensitive receptor would be a significant impact.
The FEIS/EIR determined that existing roadways which surround the Specific Plan area would
not experience noise levels that exceed established thresholds for the affected land use, and
impacts would be considered less than significant. However, the extension of Tustin Ranch
Road to Von Karman Avenue would expose existing residences to noise levels that exceed the
65 dB CNEL standard. In addition, noise levels at existing residential and park uses adjacent to
Warner Avenue between Harvard and Culver Drive would be exposed to noise levels that
exceed the 65 dB CNEL standard; this would result in a potentially significant impact.
The FEIS/EIR also determined that future noise-sensitive land uses would be developed in
accordance with applicable regulations and would have adequate noise protection. Therefore,
potential noise impacts to future noise-sensitive land uses would be less than significant.
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However, some existing on-site housing planned for reuse would experience noise levels
greater than the 65 dB CNEL standard; this would result in a potentially significant impact.
The FEIS/EIR identified mitigation measures to reduce the potential noise impacts to sensitive
receptors. With implementation of the mitigation measures, the potential noise impacts to
sensitive noise receptors would be reduced to less than significant.
5.11.2 CURRENT CONDITIONS
The noise environment described in Section 3.14.3 of the FEIS/EIR has not changed. The major
noise sources at and near the site are motor vehicles and railroad trains. The project site is not
within a 60 dB CNEL contour over MCAS Tustin from John Wayne Airport.
The land use changes proposed with the Specific Plan Amendment, DDA, and Development
Plan are described in detail in Section 3 (Project Description) of this Addendum. The proposed
project does not substantially change the types of land uses proposed, rather the distribution of
land uses within the Specific Plan area have been slightly modified and minor adjustments to
Planning Area and Neighborhood boundaries have been made. These changes are illustrated in
the revised Specific Plan Figures 2-1, 2-2, 3-1, and 3-2 provided in Section 3 of this Addendum.
The redistribution of land uses and minor adjustments to the backbone circulation network
would result in slight modifications to the traffic distribution on roadways within and immediately
adjacent to the Specific Plan area. Traffic-related issues are addressed in Section 5.15,
Transportation and Traffic.
5.11.3 COMPARISON OF PROPOSED AND PREVIOUSLY APPROVED PROJECT
IMPACTS
Environmental Checklist Responses
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?
C. A substantial permanent increase in ambient noise levels in the project vicinity
above levels existing without the project?
No Substantial Change from Previous Analysis. The Noise Element Technical Memorandum
for the City of Tustin General Plan identifies acceptable noise levels for various types of land
uses. Within the City of Tustin long-term noise issues of concern are related to traffic on major
arterials and freeways, flight operations at John Wayne Airport, rail operations, and trucking
operations and mechanical equipment associated with commercial/industrial activities adjacent
to residential uses.
As discussed in the Transportation and Traffic section of this analysis, implementation of the
proposed Specific Plan Amendment, DDA, and Development Plan would result in the same
overall ADT generation as addressed in the FEIS/EIR and would not exceed the trip cap
established in the MCAS Tustin Specific Plan (216,440 ADT).
As noted above, the FEIS/EIR indicates that full build-out of MCAS Tustin would not have noise
impacts on existing uses along existing roadways surrounding the Specific Plan area; however, the
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extension of roadways within the Specific Plan area would expose existing residences along
Warner Avenue and Tustin Ranch Road to noise levels that exceed the 65 dB CNEL standard.
Mitigation measures were identified to reduce this impact to a level considered less than significant
and would remain applicable with implementation of the Specific Plan Amendment, DDA, and
Development Plan. It should also be noted that a Supplemental EIR was prepared by the City of
Tustin for the extension of Tustin Ranch Road between Walnut Avenue and the Future Alignment
of the Valencia North Loop. The Supplemental El R concluded that short-term construction-related
impacts would not be significant when conducted in compliance with the City's Noise Ordinance.
A long-term operational impact to adjacent receptors along Tustin Ranch Road was identified.
The Supplemental EIR included a mitigation measure (MM N-1) to reduce this impact to a level
considered significant. MM N-1 requires installation of a soundwall ranging from 6 to 12 feet in
height prior to opening of the road.
The proposed project would slightly modify the land use distribution within the Specific Plan area,
which would result in a slight redistribution of the traffic generated by the proposed project.
However, the backbone circulation system identified for the proposed Development Plan is
substantially the same as that presented in the original Specific Plan (refer to Exhibit 7 in
Section 5.15, and the description of roadway improvements proposed as part of the Development
Plan in Section 3.2.3). The traffic volumes resulting from implementation of the proposed Specific
Plan Amendment, DDA, and Development Plan would also be the same. Therefore, as concluded
in the FEIS/EIR, there is a potential for proposed residential uses to be exposed to noise levels that
exceed applicable standards. Implementation of the mitigation measures presented in the
FEIS/EIR and Supplemental EIR for Tustin Ranch Road would remain applicable and would
reduce traffic-related noise impacts to on-site uses to a level considered less than significant.
In summary, with respect to long-term traffic-related noise impacts, no new impacts would result
and the mitigation measures included in the FEIS/EIR would be applicable to the proposed
project and would ensure that noise levels do not exceed interior or exterior noise standards
established by the City of Irvine and City of Tustin. Further, the noise mitigation measures to be
implemented for noise impacts resulting from the extension of Tustin Ranch Road would ensure
that noise levels from traffic generated by Specific Plan land uses would not exceed the
applicable City noise standards. There is also a potential for on-site land uses to be exposed to
noise from operation/use of adjacent uses. Although the land use distribution has been slightly
modified, the proposed project does not involve the development of any uses that were not
previously considered in the FEIS/EIR and the noise generated from these uses and potential
impacts would not be substantially different than that analyzed in the FEIS/EIR. The City's Noise
Ordinance establishes interior and exterior noise limits for various types of uses. Pursuant to
MM N-3 of the FEIS/EIR, the City of Tustin would ensure that interior and exterior noise levels
do not exceed those prescribed by state requirements and local city ordinances and general
plans, including Figure NTM-3 of the Noise Technical Memorandum of the General Plan, Land
Use Compatibility for Community Noise Environments. Compliance with adopted mitigation
measures and state and local regulations and standards, along with established engineering
procedures and techniques, would avoid significant short-term construction-related noise
impacts. This conclusion is consistent with that presented in the FEIS/EIR.
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B. Exposure of persons to or generation of excessive groundborne vibration or
groundborne noise level?
D. A substantial temporary or periodic increase in ambient noise levels in the project
vicinity above levels existing without the project?
No Substantial Change from Previous Analysis. Construction noise represents a short-term
impact on ambient noise levels. Noise generated by construction equipment, including trucks,
graders, bulldozers, concrete mixers and portable generators, can reach high levels. The
greatest construction noise levels are typically generated by heavy grading equipment. As
discussed previously, existing sensitive land uses in the vicinity of the Specific Plan area are
located north of Edinger Avenue and east of Jamboree Road. These uses may be exposed to
increased noise levels during project construction. Construction noise levels experienced north
of Edinger Avenue would be reduced by existing noise barriers in place to attenuate traffic
noise. It is also expected that construction noise levels at residential uses east of Jamboree
Road would be reduced due to distance and the roadway, which is elevated in this area and
would act as a sound barrier.
The City's Noise Ordinance only allows construction activities during the least sensitive daytime
hours when ambient noise levels are generally at their highest: between the hours of 7:00 a.m.
and 6:00 p.m. Monday through Friday, and between the hours of 9:00 a.m. and 5:00 p.m. on
Saturdays. No construction activity is allowed on Sunday or on City-observed federal holidays.
In accordance with this Ordinance, construction of the project would not occur outside of these
hours nor on Sundays or City-observed federal holidays. Therefore, noise generated by the
construction of the project would comply with the City's Noise Ordinance and construction of the
project would not result in a significant noise impact.
E. For a project located with an airport land use plan or, where such 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?
F. For a project within the vicinity of a private airstrip, would the project expose
people residing or working the project area to excessive noise levels?
No Substantial Change from Previous Analysis. The FEIS/EIR concluded that the
elimination of aircraft operations at MCAS Tustin would eliminate the associated aircraft-related
noise and reduce the overall noise levels within the reuse area and surrounding areas. This was
identified as a beneficial impact of the project.
As previously discussed, John Wayne Airport is located southwest of the project site. Based on
review of Airport Environs Land Use Plan for John Wayne Airport (specifically the Impact Zones
Exhibit), the project site is not within the 60 CNEL contour for airport operations. The proposed
Specific Plan Amendment, DDA, and Development Plan would not involve the development of
any uses that would expose people to excessive noise related to aircraft operations. Therefore,
the conclusions of the FEIS/EIR also apply to the proposed project.
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5.11.4 MITIGATION AND IMPLEMENTATION MEASURES
FEIS/EIR Measures That Have Been Completed
MM N-2
During design of the grade-separated intersection of Tustin Ranch Road at
Edinger Avenue, the City of Tustin shall evaluate potential noise impacts on
surrounding properties to the northeast of Edinger Avenue and shall incorporate
into the design of this intersection noise attenuation measures determined
appropriate and feasible by the City of Tustin, in order to ensure that these
surrounding properties do not experience noise levels that exceed City of Tustin
noise standards.
FEIS/EIR Measures Applicable to the Proposed Proiect
Mitigation measures related to noise identified below have been completed as development
projects have been proposed within the Specific Plan area, and are also applicable to future
development.
MM N-3
MM N-4
For new development within the reuse area, the City of Tustin and City of Irvine,
as applicable, shall ensure that interior and exterior noise levels do not exceed
those prescribed by state requirements and local city ordinances and general
plans. Plans demonstrating noise regulation conformity shall be submitted for
review and approval prior to building permits being issued to accommodate
reuse.
Prior to the connection of Warner Avenue to the North Loop Road or the South
Loop Road, the City of Tustin shall conduct an acoustical study to assess reuse
traffic noise impacts to existing sensitive receptors adjacent to Warner Avenue,
between Harvard Avenue and Culver Drive. If mitigation of reuse traffic noise
impacts is required, the City of Tustin and the City of Irvine shall enter into an
agreement that defines required mitigation and which allocates the cost of
mitigation between the City of Tustin and the City of Irvine on a fair share basis.
Tustin Ranch Road SEIR Mitigation Measure Applicable to the Proposed Project
MM N-1
Prior to opening the proposed segment of Tustin Ranch Road to traffic, the City
will install a soundwall that ranges from six feet to 12 feet in height. Following are
the heights of the soundwall in relation to the elevation of the proposed roadway
adjacent to the residential receptors (see Exhibit 5.3-2 of the SEIR for receptor
locations).
. Receptor 1 - Existing 6-foot wall
. Receptors 2 through 4 - Proposed 12-foot wall
. Receptors 5 and 6 - Proposed 1 Q-foot wall
. Receptors 7 and 8 - Proposed 8-foot wall
. Receptors 9 through 15 feet south of Receptor 21 - Proposed 6-foot wall
Refinements to FEIS/EIR Measures
No refinements need to be made to the FEIS/EIR mitigation measures and no new mitigation
measures are required.
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FEIS/EIR Measures Not Applicable to the Proposed Proiect
MM N-1
Prior to reuse of any existing residential units within the reuse area for civilian
use, the City of Tustin or the City of Irvine, as applicable, and where necessary
and feasible, shall require the installation of noise attenuation barriers, insulation,
or similar devices to ensure that interior and exterior noise levels at these
residential units do not exceed applicable noise standards.
5.11.5 CONCLUSION
Pursuant to Sections 15162 and 15183 of the CEQA Guidelines, the City of Tustin has
determined, on the basis of substantial evidence in the light of the whole record, that: (a) the
amended project does not propose substantial changes to the project affecting noise, which
would require major revisions to the FEIS/EIR; (b) there have been no substantial changes in
circumstances under which the project will be undertaken that will require major revisions to the
FEIS/EI R due to new or substantially more severe significant environmental effects related to
noise than previously analyzed in the FEIS/EIR; and (c) no new information of substantial
importance, as described in subsection (a)(3) of Section 15164 of the CEQA Guidelines, related
to noise has been revealed that would require major revisions to the FEIS/EIR or its
conclusions.
The Final EIS/EIR concluded that with implementation of the identified mitigation measures
there would be no impacts related to noise. The proposed Specific Plan Amendment, DDA, and
Development Plan do not increase the severity of the noise impacts previously identified in the
FEIS/EI R.
SOURCES
In addition to the sources used in preparation of this Addendum identified at the beginning of
Section 5, the following sources were used to address noise issues:
Airport Land Use Commission. Orange County Airport Land Use Plan for John Wayne Airport.
Orange County, California: December 2002.
Tustin, City of. Noise Element Technical Memorandum. Prepared by Cotton/Beland/Associates,
Inc. August 1991.
Tustin, City of. Supplemental EIR for Extension of Tustin Ranch Road. Prepared by Michael
Brandman Associates. December 2004.
5.12 POPULATION AND HOUSING
5.12.1 SUMMARY OF IMPACTS FROM FINAL EISIEIR
Population
As discussed in the FEIS/EIR, population impacts are considered neither adverse nor beneficial
by themselves; however, population impacts may have ramifications on other environmental
parameters. The FEIS/EI R concluded that development of the Specific Plan would increase the
population of the cities of Tustin and Irvine through the provision of new housing. Environmental
impacts associated with this population increase are documented throughout the technical
sections of the FEIS/EIR, as they relate to increases in population.
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The FEIS/EIR identified that implementation of the Specific Plan resulted in a population
increase of 12,514 individuals with 10,900 in the City of Tustin. Subtracting the military-
dependent population of 3,150 at the time, the net increase was estimated to be 9,350
individuals. The increase in population is a consequence of the beneficial housing impact
identified in the FEIS/EIR. No adverse population impacts were identified in the document.
HousinQ
The FEIS/EIR concluded that there would be no displacement of existing housing since existing
military housing would be converted to civilian use or reconstructed in the event that
rehabilitation is not economically feasible. The original Specific Plan proposed 4,601 housing
units, with new housing consisting of 3,064 units. Since the military housing units were not
available to the civilian market, the total gain was 4,601 units. The FEIS/EIR found no adverse
significant housing impact with development of the project evaluated since no existing housing
would be displaced. The FEIS/EIR further states that "because one purpose and need for reuse
is to generate housing to satisfy an identified shortfall, any increased housing availability would
be beneficial".
Emplovment
The FEIS/EI R assumed that the Specific Plan would allow 11,406,975 square feet of private
non-residential and additional institutional/recreational uses generating 24,500 net new direct
jobs (taking into consideration the elimination of 400 jobs at MCAS Tustin that were held by
civilian personnel) within the Specific Plan area (including both Tustin and Irvine portions). The
increase in employment was determined to be a beneficial impact, as a goal of the LRA was job
generation.
Jobs-HousinQ Balance
In regional terms, development of the Specific Plan area would add both housing and jobs in
Orange County. The FEIS/EIR concluded that the majority of new employment generated by
development of the Specific Plan would be filled by current residents of Tustin, Irvine, Santa
Ana, and other Orange County communities, and that proposed development within the Specific
Plan area would provide enough housing for new employees that did not already reside in
Orange County. The FEIS/EIR concluded that there would be no significant adverse effects
related to jobs/housing balance.
5.12.2 CURRENT DEMOGRAPHIC DATA
At the time the FEIS/EIR was prepared, Orange County Projections-1996 (OCP-96) was the
most recent adopted growth projections for the City of Tustin and the County of Orange.
OCP-96 was succeeded by OCP-2000 and OCP-2004. OCP-2004 reflects the MCAS Tustin
Reuse Plan in its population, housing and employment growth projections, based on the latest
build-out information (as of March 2002). OCP-2004 provides projections in five-year increments
through the year 2030, whereas OCP-96 extended only through the year 2020.
Table 5-20 presents both OCP-96 demographic data for the City of Tustin and Orange County
as a whole.
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TABLE 5-20
TABLE OCP-96 PROJECTIONS FOR ORANGE COUNTY AND
THE CITY OF TUSTIN, 2000-2020
County
Tustin
1,164,600
29,125
County
Tustin
Source: OCP-96, Center for Demographic Research, March 2004.
2,114,300
55,183
Table 5-21 presents OCP-2004 data for the City and County. OCP-2004 projects a slightly
smaller housing stock in 2020 than OCP-96 but a higher population, which indicates a larger
household size. OCP-2004 also expects employment growth to be 9 percent higher than was
projected at the time of the FEIS/EIR was prepared. MCAS Tustin reuse employment is
reflected in OCP-2004.
TABLE 5-21
OCP-2004 PROJECTIONS FOR ORANGE COUNTY AND
THE CITY OF TUSTIN, 2000-2030
Source: OCP-2004, Center for Demographic Research, March 2004.
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5.12.3 COMPARISON OF PROPOSED AND PREVIOUSLY APPROVED PROJECT
IMPACTS
Environmental Checklist Responses
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)?
No Substantial Change from Previous Analysis.
Employment Impacts
The FEIS/EIR reported in Table 2-6, Alternative 1 Buildout Potential, that the original Specific
Plan would allow 11,406,975 square feet of non-residential and institutional/recreational uses
generating a net of 24,500 net new direct jobs within the Specific Plan Area (including both
Tustin and Irvine portions). By comparison, the proposed project would allow 10,384,553 square
feet of non-residential and institutional/recreational uses on 1,606 acres (of this amount,
6,739,042 square feet would be located on approximately 234 acres within the Master
Developer footprint). This represents a 1,022,422 square foot reduction in non-residential uses
compared to the project addressed in the FEIS/EIR.
Table 5-22 provides the estimated direct employment generation for the proposed project. It
should be noted that the employment generation is broken down by land use designations
included in the Specific Plan Land Use Plan (refer to revised Figure 2-1 in Section 3, Project
Description). However, employment generation factors have been applied to the specific land
uses included within each land use designation/category. As shown in Table 5-22, the proposed
project would generate an estimated 24,021 employees at build-out. Subtracting the 400 military
jobs eliminated from the site, the proposed project provides 23,621 net new jobs. This
represents a reduction of approximately 879 employees compared to the estimated employment
reported in the FEIS/EIR (24,500 net new employees). The FEIS/EIR also estimated that
15,081 indirect jobs such as support jobs and vendors, as well as induced jobs resulting from
additional spending in the economy would be generated as a result of development of proposed
uses within the Specific Plan area. Since the proposed projects direct job generation potential is
less than the amount analyzed for the Specific Plan in the FEIS/EIR, it is also be expected that
there would be a similar reduction in indirect and induced jobs as a result of the proposed
project.
The FEIS/EI R identified no adverse employment impacts resulting from implementation of the
MCAS Tustin Reuse Plan. Because the amount of employment generated with implementation
of the proposed Specific Plan Amendment, DDA and Development Plan would be only slightly
reduced (a reduction of approximately 3 percent) compared to the amount of employment
generated by the original project, there would no change in the conclusions presented in the
FEIS/EIR. No significant employment impacts would result and no mitigation is required.
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TABLE 5-22
NON-RESIDENTIAL LAND USE EMPLOYMENT GENERATION
Residential
Transitional/Emergency Housing
Residential Core
Commercial Business
Commercial
Village Services
Community Core
Education Village
Community Park (sports park)
Urban Regional Park
Total Employment
o
45
1,094
4,901
976
695
15,648
501
14
147
24,021
Employment generation factors were used from the following sources:
MCAS Tustin EDC, Employment Generation Calculations, Revised
April 8, 1999.
ITAM Land Use to Socioeconomic Data Conversion Factors.
MCAS Tustin FEIS/EIR, Table 4.2-2.
Housing Impacts
Consistent with the original Specific Plan, the proposed project Specific Plan Amendment
continues to identify that the maximum number of units permitted by this zoning document
would be 4,601 dwelling units within the Specific Plan area. The Specific Plan is a planning
document, with the maximum number of dwelling units determined based on an estimate of
available gross acreage. At the subdivision and design review stages of individual development
projects, the actual number of units authorized by entitlements have been refined. The Specific
Plan also does not reflect any density bonuses that have been granted by the City as may be
required by State Law. A density bonus was granted to Marble Mountain Partners for portions of
their projects in Tustin, which results in the development of a total of 4,621 units within the
Specific Plan area. No additional density bonuses will be permitted within the remaining portions
of the Specific Plan within the Master Developer footprint given provisions contained in the
DDA. Table 5-23 compares the amount and type of housing units in the proposed project with
those included in the original Specific Plan.
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TABLE 5-23
RESIDENTIAL LAND USE COMPARISON
Low Density
1-7 units per acre
Medium Density
8-15 units per acre
Medium High Density
16-25 units per acre
Senior Housing* 0 units 242 units
Total 4,601 units 4,621 units
* Senior housing is actually within the medium density land use designation but is presented
separately in this table due to a lower persons per household factor.
1,437 units
1,450 units
1,685 units
1,470 units
1,479 units
1,459 units
The amount and type of residential units identified in Table 5-23 for the proposed project are
based on actual entitlements granted within the Specific Plan area by either the City of Tustin or
Irvine, as applicable, as well as maximum authorized dwelling units within the Master Developer
footprint. Within the City of Tustin, 2,107 units have already been entitled within the Specific
Plan area. Irvine has approved entitlements on 409 units within their jurisdiction. The
entitlements are based on permitted densities authorized by City of Tustin adopted Specific Plan
development standards and City of Irvine adopted development standards that have been more
accurately calculated since adoption of the Specific Plan in terms of actual gross acreages, and
all maximum dwelling units projected by land use density in the Master Developer footprint. In
order to assure that this updated population and housing analysis reflects existing conditions,
and conservatively projects housing and associated population impacts, the unit projections for
this analysis differ slightly from the land use statistics identified in Specific Plan Table 3-1 and in
the Traffic Study. The land use assumptions for the traffic analysis are further discussed in
Section 5.15, Transportation and Traffic.
As shown in Table 5-23, the proposed project provides a similar amount and type of housing as
that included in the original Specific Plan (the senior housing is actually separately identified but
is located within the medium density land use designation). The increase in number of units
from 4,601 to 4,621 is less than one percent. For comparison, OCP-2004 small area projections
allocate 3,592 housing units to the MCAS Tustin reuse site by 2030.
Because the proposed project results in 20 more housing units than the original Specific Plan,
the beneficial impacts identified in the FEIS/EIR related to the provision of housing would be
greater. No adverse housing impacts beyond those analyzed and found to be not significant in
the FEIS/EIR would occur.
Population Impacts
The FEIS/EIR concluded that there would be 12,514 new residents in the cities of Tustin and
Irvine as a result of 4,601 new dwelling units in the Specific Plan area. Subtracting the
3,150 Marine dependents leaving the base, the FEIS/EI R found that the original Specific Plan
generated approximately 9,350 net new residents.
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Table 5-24 estimates the population likely to be generated by the proposed project's housing
unit allocation based on the same population factors for MCAS Tustin adopted in the Tustin
General Plan Land Use Element.
TABLE 5-24
PROPOSED PROJECT'S ESTIMATED POPULATION AT BUILD-OUT
Low Density
Medium Density
Medium High Density
Senior Housing
Transitional/Emergency Units
Total
pphh- people per household
1,450 units
1,470 units
1,459 units
242 units
3.25 pphh
2.73 pphh
2.12 pphh
2.12 pphh
4,713
4,013
3,093
513
192
12,524
4,621 units
As shown in Table 5-24, the proposed project's housing would generate an estimated
12,524 residents using the persons per household factors applicable to each land use
designation. Subtracting the 3,150 baseline military population that existed on the site when the
FEIS/EIR was prepared, the proposed project would result in 9,374 net new residents. By
comparison, OCP-2004 projects 11,185 residents in 2020 in the Specific Plan area. The
2,105 units within the Master Developer footprint (533 Low Density, 489 Medium Density, and
1,083 Medium-high Density) would generate approximately 5,363 residents.
Based on the City of Tustin's General Plan population factors, the proposed project would
generate 24 more net new residents, or 0.2 percent more than identified for the original Specific
Plan in the FEIS/EIR. The FEIS/EIR identified no significant population impacts. The small
increase in expected population is the result of a different mix of housing types in the proposed
project, and density bonuses which were required to be granted producing a slightly higher
average density on small portions of the Specific Plan area. The original Specific Plan identified
the increase in housing units as a beneficial impact. The proposed project's increased housing
units produce a slightly higher population than the original Specific Plan. Because the difference
is less than one percent, the proposed project population would not result in any significant
impacts related to increased population, consistent with the conclusions presented in the
FEIS/EI R. No new impacts would result and no mitigation is required.
Jobs/Housing Balance
This discussion provides updated jobs/housing balance information for the proposed project.
Jobs/housing balance is an indicator of a project's effect on growth and quality of life in the
project area, although it is not a criterion of significant impact under CEQA.
The FEIS/EIR stated that the original Specific Plan resulted in 24,500 net new direct jobs within
the Specific Plan area, and that this direct job growth resulted in an estimated 4,000 net indirect
and induced jobs added to the County of Orange. Because the proposed project is consistent
with the magnitude of jobs growth relative to housing growth resulting from implementation of
the original Specific Plan (refer to the discussion of employment and housing above), it would
have similar effect on countywide jobs/housing balance described in the FEIS/EIR, and
therefore remains consistent with the FEIS/EIR conclusions.
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Using the current standard methodology for describing a project's job/housing ratio, the
proposed project's ratio is calculated by dividing the net new direct jobs by the net new housing
units associated with a project. This method allows the project's jobs/housing ratio to be
compared with city and county projected jobs/housing ratios based on adopted job and housing
growth projections. The proposed project would result in 23,621 net new direct jobs, and
4,621 net new housing units in the project area. This yields a jobs/housing ratio of 5.11 when
the project is completed in 2020. Applying the current standard methodology for calculating
jobs/housing ratios results in a ratio of 5.32 for the original Specific Plan.
The proposed project is a jobs-rich node within the city and county. This magnitude of job
growth was considered a beneficial outcome of the project in the original FEIS/EI R, and the
proposed project does not change this conclusion. This level of jobs relative to housing growth
is also consistent with the direction of the adopted OCP-2004 growth projections for Orange
County. OCP-2004 projections yield a project area ratio of 4.91, a citywide jobs/housing ratio of
2.11, and a countywide ratio of 1.79 in 2020, Therefore, OCP-2004 anticipates the project area
will be more jobs-rich than the surrounding city and county.
The proposed project exceeds the normal citywide projected jobs/housing ratio indicating that
there are more jobs available with the project for residents of the project. The project's
jobs/housing relationship supports regional growth policies advocated by the Southern
California Association of Governments (SCAG). SCAG policies encourage development in
activity centers and areas served by transportation corridors, such as RSA E-44. The project
would interface with commercial, residential, and mixed-use areas including the Irvine
Spectrum, Irvine Business Complex activity centers, and future development within the Great
Park. The proposed project is near High Occupancy Vehicle (HOV) lanes on 1-5; the Foothill and
Eastern Transportation Corridor toll lanes, which are priced to ensure free flow; and a Metrolink
station immediately to the north of the project.
Similar to the conclusions reached in the FEIS/EIR, the proposed project would not have an
adverse effect on the jobs/housing balance experienced within the Specific Plan area. No new
impacts have been identified and no mitigation is required.
Affordable Housing
Like the jobs/housing balance, housing affordability provides an indicator of a project's impact
on growth and quality of life, in addition to the CEQA criteria for significant impacts. This section
compares the proposed project's effect on affordable housing in the City of Tustin with the
findings of the FEIS/EI R.
The Housing Element of the City's General Plan provides a long-term blueprint for housing
within the context of local and regional trends and housing production goals. The Housing
Element addresses new production targets set by California's Department of Housing and
Community Development to encourage each jurisdiction in the state to provide its fair share of
very low, low, moderate, and upper income housing needed during the 2000-2005 time period.
These numerical housing production goals are known as Regional Housing Needs Assessment
(RHNA) targets. State law requires that the Housing Element of the General Plan identify RHNA
targets and strive to meet them. To this end, the Housing Element: analyzes housing needs
within the City's demographic context; reviews potential market, governmental, and other
constraints to meeting the City's housing needs; evaluates the resources available to meet
housing needs; and finally, establishes policies and objectives to make progress in meeting its
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housing needs during the five-year period. The Department of Housing and Community
Development found the City's Housing Element to be in compliance in 2002.
Tustin's Housing Element contains goals, objectives, and policies designed to meet its 1998-
2005 RHNA targets as well as other housing needs in the City. Table 5-25 presents the City of
Tustin's RHNA targets for each income level, with an overall housing production target of
3,298 fair share housing units.
TABLE 5-25
CITY OF TUSTIN REGIONAL HOUSING NEEDS ASSESSMENT TARGETS,
CONSTRUCTION NEED, 1998-2005
Very Low Income 1
Low Income2
Moderate Income3
Upper Income4
Total
0-50 percent of Area Median Family Income (MFI)
2 51-80 percent of MFI
3 81-120percentofMFI
4 Greater than 120 percent of MFI
694
489
778
1,337
3,298
Source: City of Tustin Housing Element, November 2002. Table H-13, pg. 39
The FEIS/EIR stated that medium-high density housing is generally more affordable than low
density housing. No specific affordability restrictions were identified. As previously shown in
Table 5-23, the proposed project provides 1,470 medium density, 1,459 medium-high density
units, and 242 medium density senior housing units (a total of 3,171 medium and medium-high
units). This represents a slight increase compared to the original Specific Plan (3,164 units).
Therefore, the proposed project provides generally the same opportunities to meet fair share
housing targets as the original Specific Plan evaluated in the FEIS/EIR
The housing units that would be implemented with the proposed Specific Plan Amendment,
DDA, and Development Plan assist the City of Tustin in meeting state-mandated fair share
housing production targets. The housing component of the proposed project implements the
intent of the following General Plan Housing Element goal and policies:
Goal 1: Provide an adequate supply of housing to meet the need for a variety of
housing types and the diverse socio-economic needs of all community
residents.
Policy 1.1: Promote the construction of additional dwelling units to accommodate
Tustin's share of regional housing needs identified by the Southern California
Association of Governments (SCAG), in accordance with adopted land use
policies.
Policy 1.2: Provide for expanded affordable housing opportunities through acquisition
and rehabilitation, and new residential development in Old Town Tustin, on
other infill sites, and in the MCAS Tustin Specific Area.
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Policy 1.4: Promote the dispersion and integration of housing for low- and very-low
income families throughout the community as opposed to within any
particular geographic are, neighborhood, or project.
Policy 1.8: Utilize Planned Community Districts and Specific Plans to authorize and
promote a variety of lot sizes and housing types.
Policy 1.14: Promote, assist, and facilitate the development of emergency and transitional
housing at MCAS Tustin as was identified in the MCAS Tustin reuse planning
process and provide continued support for the County Homeless Assistance
Program and other homeless assistance programs within Tustin and in
adjacent cities" (City of Tustin 2001)
Consistent with the original Specific Plan evaluated in the FEIS/EIR, the proposed project
includes provisions requiring the inclusion in each development of affordable housing units. As
discussed in Section 3.2.3 of the Project Description, the proposed DDA also mandates that no
fewer than 453 (21.5 percent) of the 2,105 units within the Master Developer footprint be
constructed and available for occupancy by Very Low Income, Low Income and Moderate
Income households below market rate as follows: 126 Very Low Income Units, 94 Low Income
Units and 233 Moderate Income Units. Further, of the 2,105 units in the Development Plan area,
a maximum of 315 units may be rental apartments with the balance to be home ownership units.
The apartment units would be split into two neighborhoods and each apartment project would
include no more than 60 percent of the apartments at the Very Low and Low income levels, with
a maximum of 40 percent of the units at the Very Low income level, 20 percent at the Low
income level, and 20 percent at market rate.
While the 453 Very Low, Low, and Moderate income units in the proposed project may not be
available in the timeframe of the current 2000-2005 RHNA targets, they would be available to
meet housing production targets set in scheduled updates to the Housing Element. The City's
Housing Element is now slated to be updated to reflect the next round of state-approved
housing targets by June 2008.
Workforce Housina
Workforce housing indicators address the availability of local housing opportunities suited for
workers within a City or subregion. Like jobs/housing balance and housing affordability, it is an
additional indicator of growth and quality of life with a community. The proposed project includes
new job-generating land uses, and therefore would generate demand for worker housing. The
FEIS/EI R reported that 24,500 net new direct jobs would be generated in the base reuse area.
By comparison, the proposed project will generate 23,621 net new jobs, a decrease of 879 jobs
and the household demand they represent from the original Specific Plan.
The 2000 Decennial Census reported a countywide average of 1.56 workers per housing unit.
Based on this Census factor, the proposed project's net new jobs would generate worker
demand for households within the county and the region. Based on this factor, the reduction of
879 jobs associated with the proposed project eliminates the demand for an additional
1,371 housing units compared to the original Specific Plan.
The proposed project would provide a net of 4,621 new units to meet the housing demand of
employees within the Specific Plan area, existing Tustin residents, as well as the greater
population of Orange County. The proposed project provides a beneficial contribution toward
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improved jobs/housing balance, and maintains the existing Specific Plan's benefits for fair-share
housing (no fewer than 21.5 percent of the homes within the Master Developer footprint would
be restricted to below market rate), workforce housing, and concentrated housing within an area
of abundant employment opportunities.
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?
No Substantial Change from Previous Analysis. The FEIS/EI R concluded that the original
Specific Plan would not displace any existing housing units since military housing would be
converted to civilian use or reconstructed if rehabilitation is not possible. The proposed project is
consistent with this conclusion and replacement housing would not be needed elsewhere.
5.12.4 MITIGATION AND IMPLEMENTATION MEASURES
Because no significant impacts were identified, no mitigation was included in the FEIS/EIR
related to population/housing. The proposed Specific Plan Amendment, DDA, and Development
Plan do not change the conclusions of the FEIS/EIR and no mitigation is required.
5.12.5 CONCLUSION
Pursuant to Sections 15162 and 15183 of the CEQA Guidelines, the City of Tustin has
determined, on the basis of substantial evidence in the light of the whole record, that (a) the
amended project does not propose substantial changes to the project affecting population and
housing, which would require major revisions to the FEIS/EIR; (b) there have been no
substantial changes in circumstances under which the project will be undertaken that will require
major revisions to the FEIS/EIR due to new or substantially more severe significant
environmental effects related to population and housing than previously analyzed in the
FEIS/EIR; and (c) no new information of substantial importance, as described in
subsection (a)(3) of Section 15164 of the CEQA Guidelines, related to population and housing
has been revealed that would require major revisions to the FEIS/EIR or its conclusions.
The FEIS/EIR concluded that there would be no significant adverse impacts related to
population and housing. The proposed project would not result in a substantial increase in the
severity of population, employment and housing impacts beyond that identified in the FEIS/EIR.
The proposed project would increase the benefits identified in the FEIS/EIR related to the
provision of additional housing units.
SOURCES
Austin-Foust Associates, Inc. Tustin Legacy Traffic Analysis. Santa Ana, California: Austin-
Foust. February 2006.
U.S. Census Bureau. 2000 Decennial Census. Washington, D.C.: U.S. Census Bureau, 2000.
Center for Demographic Research. Orange County Projections-1996. Fullerton, California:
California State University. 1996.
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Center for Demographic Research. Orange County Projections-2004. Fullerton, California:
California State University. March 2004.
Tustin, City of. City of Tustin Housing Element. (Table H-13, pg. 39) Tustin, California: the City.
2002.
Tustin, City of. Employment Generation Projections Economic Development Conveyance
Application. Memorandum dated April 8, 1999.
5.13 PUBLIC SERVICES
5.13.1 SUMMARY OF IMPACTS FROM FINAL EISIEIR
The FEIS/EIR indicated that implementation of the Specific Plan and Implementing Actions
would result in the construction of 4,601 housing units and associated population increase of
approximately 12,500 individuals (10,900 within the City of Tustin). The increase in population
would result in increased demands for public services, as discussed below.
Fire Protection/EmerQencv Medical Services
The FEIS/EIR identified that implementation the Specific Plan and Implementing Actions would
increase demand on Orange County Fire Authority (OCFA) fire prevention and protection
services, and emergency medical services due to the increase in housing and population. This
increased demand would require additional fire fighting personnel and equipment at existing
facilities. However, the number of existing fire stations in the area was determined to be
adequate to meet the demands created by project development. No new or expanded facilities
were identified as being required and therefore no physical impacts were identified.
All development projects would be required to meet OCFA regulations regarding construction
materials and methods, emergency access, water mains, fire flow, fire hydrants, sprinkler
systems, building setbacks, as well as other relevant requirements which would reduce the risk
of uncontrollable fires and increase OCFA's ability to provide fire protection and emergency
medical services. The FEIS/EIR did not identify any significant impacts related to fire
protection/emergency medical services.
Police Protection
The FEIS/EIR identified that Specific Plan and Implementing Actions would increase the
demand for police protection services in both the cities of Tustin and Irvine. Based on the
increased population, the City of Tustin identified the need for two new patrol units and three
new investigative units, and the City of Irvine would need two additional sworn officers, support
personnel and equipment. The FEIS/EIR concluded that the additional personnel and
equipment required could be accommodated within existing facilities in each City. Therefore,
new or expanded facilities would not be required and no physical impacts would result. In the
City of Tustin, police need would be reviewed and accommodated through the annual budget
process as development occurs. Additionally, the police departments would be required to
review development plans for projects within their respective jurisdictions. The FEIS/EIR did not
identify any significant impacts related to police protection services.
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Schools
The FEIS/EIR identified that the increased population associated with implementation of the
Specific Plan and Implementing Actions would increase the demand for schools within the
Tustin Unified School District (TUSD) and Irvine Unified School District (IUSD). Based on the
student generation factors presented in the FEIS/EIR for the TUSD, it was concluded that reuse
development would generate approximately 750 students for grades K-5, 328 students for
grades 6-8, and 395 students for grades 9-12 for a total of 1,473 students (an increase of
1,143 over the baseline conditions at that time. The FEIS/EI R also concluded that 959 students
would be generated in the IUSD (513 elementary, 150 middle school, and 269 high school
students), an increase of 302 students over the baseline conditions at that time.
The City of Tustin has entered into mitigation agreements with each of these school districts
(refer to Appendix E of the FEIS/EIR). The FEIS/EIR concluded that the provision of school sites
(two 10-acre elementary school sites and a 40-acre high school in the TUSD and a 20-acre
school site in the I USD) together with statutory development fees and other funding sources
identified in the FEIS/EIR, would be adequate to accommodate the increased student
population in TUSD and IUSD. The construction of schools sites within the TUSD and IUSD to
serve the new students generated by the project are within the impact footprint analyzed in the
FEIS/EIR and impacts are described for the respective topical issues.
The Specific Plan mandated that the area within the Santa Ana Unified School District (SAUSD)
would be developed with commercial/business uses and therefore no increased demand on
SAUSD schools would occur. However, the FEIS/EIR identified potential financial impacts from
increased student generation on SAUSD resulting from indirect or induced growth as a result of
development. These potential indirect impacts are fully analyzed and discussed in reports
referenced in the FEIS/EIR.
The FEIS/EIR concluded that compliance with the identified Implementation Measures would
reduce impacts to schools to a level considered less than significant.
Libraries
The Specific Plan area is served by the Orange County Public Library system. The FEIS/EIR
concluded that although the proposed development would result in an increase in population,
the demand for library space generated (approximately 2,500 square feet) would be less than
the library system's general minimum size of 10,000 square feet for a branch library. In addition,
there are three existing public libraries within a three-mile radius of the Specific Plan area.
Therefore, it was determined that implementation of the Specific Plan and Implementing
Measures would not trigger the need for the construction of new library facilities and no
significant physical impacts would occur.
The Implementing Actions regulate development over 20-plus years, and would require
preparation of an overall plan for providing and financing public services and facilities to support
the Specific Plan development. Per this plan, FEIS/EIR conclusions confirmed that the public
services and facilities would be provided according to a phasing plan to meet projected needs
as development of the site proceeded. The FEIS/EIR concluded that the Implementing Actions
would not create any significant impacts related to public services and facilities.
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5.13.2 CURRENT CONDITIONS
Fire Protection/EmerQencv Medical Services
While the FEIS/EIR concluded that existing fire stations located in the cities of Tustin and Irvine
would meet the fire emergency service demands of the proposed development, subsequent to
the certification of the FEIS/EIR, the OCFA re-examined the need for fire protection facilities
within the reuse area, specifically as it related to emergency response times. As a result, OCFA
determined that it would relocate the existing Fire Station No. 37 within the City of Tustin to a
new fire station at Tustin Legacy. In March 2005, the City of Tustin entered into a Memorandum
of Understanding (MOU) for a New Fire Station at Tustin Legacy with the Orange County Fire
Authority (OCFA). The purpose of this MOU is, among other items, to identify the terms and
principles for the new fire station and certain related improvements, and for the maintenance,
improvement and construction of the fire station.
In May 2003, the Navy Disposal Plan transferred to the City of Tustin a 1.25-acre site at Edinger
Avenue and the West Connector for construction of the new fire station. The new fire station will
be funded through fair-share contributions from Tustin Legacy developers and developers in the
City of Irvine at the former MCAS Tustin.
It should be noted that firefighter personnel, equipment, and manpower needs will continue to
be addressed under provisions of current agreements. OCFA provides fire protection and
medical aid services at Tustin Legacy in accordance with: (a) a Fire Services Agreement (cash
contract) dated July 13, 1995; (b) a Tustin Fire Services and Emergency Medical Agreement
dated July 27, 2000; and (c) the Joint Powers Agreement creating the OCFA approved by the
Tustin City Council in February 1995, and subsequently amended and approved by the City
Council in February 1995 and September 1999. The Joint Powers Authority has also been
approved by the City of Irvine.
Police Protection
The existing setting for police protection services has not changed since certification of the
FEIS/EI R.
Schools
Individual agreements between the City of Tustin and both TUSD and IUSD discussed
previously remain in effect. Additionally, the TUSD has accepted a 10-acre elementary school
site from the DoN adjacent to Red Hill Avenue.
In May 2002 the City of Tustin and SAUSD entered into a Settlement and Release Agreement
regarding issues associated with impacts originally identified in the FEIS/EIR, with nothing
contained in the Agreement an admission of liability or fact. Pursuant to this agreement, the City
of Tustin offered a school site that SAUSD had a right to decline. In exercising their right to
decline a school site (which they did) SAUSD accepted, in lieu of the school site, a cash
payment to be used by SAUSD for school facilities or land acquisition for school sites outside of
the MCAS Tustin boundaries.
In addition, effective January 10, 2006, the TUSD entered into a School Facilities Funding and
Mitigation Agreement with Moffett Meadows Partners, LLC; William Lyon Homes, Inc.; Ora
Astoria, LLC; MW Housing Partners III, L.P. (Lennar Mitigation Agreement) for their
development within the Specific Plan area within the boundaries of the TUSD. The agreement
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identifies recently modified TUSD student generation rates used to calculate the student
generation resulting from the 1,077 dwelling units within TUSD being developed by these
parties. The Lennar Mitigation Agreement also identifies procedures to finance school facilities
including a variety of funding sources (e.g., use of community facilities district financing and
school impact fees). TUSD has also introduced a concept of relocation of the Tustin High
School site to the Tustin Legacy high school site; however, this is not a project that the TUSD
has yet further developed nor have they identified any proposed replacement land use on the
current high school site. Therefore, analysis of the physical environmental impacts from this
action at this time would be speculative and is not addressed in this document.
The student generation factors presented in the Lennar Mitigation Agreement have been
modified compared to those presented in the FEIS/EIR and are as follows:
Single-family Detached
Single-family Attached
Apartments
0.465
0.219
0.350
0.135
0.077
0.113
In production of this Addendum and subsequent to execution of the Lennar Mitigation
Agreement, the City of Tustin requested updated student generation information from TUSD for
the remaining portion of the Specific Plan area to be developed within TUSD. TUSD Assistant
Superintendent Brock Wagner confirmed in writing on February 21, 2006, that the student
generation rates identified in the Lennar Mitigation Agreement (provided above) would also
apply to the proposed project.
The City of Tustin also requested updated student generation factors from the IUSD. IUSD
responded that district-wide student generation rates for the Specific Plan presented in the
FEIS/EI R will continue to be used until more specific product information is identified.
Libraries
Since certification of the FEIS/EIR the Orange County Public Library (OCPL) entered into an
agreement with the City of Tustin for the expansion of the Tustin Branch of the OCPL. This
expansion was evaluated in a mitigated negative declaration (MND) approved by the City in
May 2002 (SCH No. 2002041004). The project was approved in September 2005. The existing
library to be expanded is located in the vicinity of the Tustin Civic Center, not within the Tustin
Legacy site. The expansion of the library is a capital improvement of a public facility that will
directly benefit redevelopment of the former MCAS Tustin by ensuring adequate public services
for citizens, businesses, and employees at the former military installation. Developers within the
Specific Plan area are required to make a fair-share contribution to a portion of the development
costs of the library expansion.
5.13.3 COMPARISON OF PROPOSED AND PREVIOUSLY APPROVED PROJECT
IMPACTS
Environmental Checklist Responses
Would the project:
A. Result in substantial adverse physical impacts associated with the provision of
new or physically altered governmental facilities, need for new or physically
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altered governmental facilities, the construction of which could cause significant
environmental impacts, in order to maintain acceptable service ratios, response
times or other performance objectives for any of the public services:
i) Fire protection?
ii) Police protection?
iii) Schools?
iv) Parks?
v) Other public facilities?
No Substantial Change from Previous Analysis. As addressed in the FEIS/EIR, development
of the site would require public services such as fire and police protection services, schools, and
libraries. Recreational facilities, including biking/biking/hiking trails are discussed in
Section 5.14, Recreation. As discussed in Section 5.11, Population and Housing, the proposed
project would generate 12,524 new residents (within the cities of Irvine and Tustin), compared to
12,514 with the previously approved Specific Plan, this represents an increase of approximately
10 residents. Based on the population generation factors provided in Table 5-18, the 2,105 units
proposed to be developed within the Master Developer footprint would generate
5,363 residents.
Fire Protection. Implementation of the proposed Specific Plan Amendment, DDA, and
Development Plan would result in the development of 4,621 dwelling units. Of these, 2,105 units
would be within the Master Developer footprint. There would also be a decrease in the amount
of non-residential uses on-site. With the proposed development, there would be a similar
demand for fire protection services as addressed for the original project in the FEIS/EIR since
the proposed changes with Specific Plan are not substantial. Based on the MOU between the
City of Tustin and OCFA, a fire station would be provided within the Specific Plan area to meet
the fire protection demand of the proposed land uses and surrounding areas. No new or
expanded off-site fire protection facilities would be required. The fire station is within the impact
area analyzed throughout this document and would not result in new or more severe
environmental impacts beyond those related to urban development in the Specific Plan area as
addressed in the FEIS/EIR and this Addendum.
The proposed project would be required to meet existing OCFA regulations regarding
demolition, construction materials and methods, street widths, street configurations, emergency
access, water mains, fire flow, fire hydrants, sprinkler systems, building setbacks, and other
relevant regulations. Adherence to these regulations and compliance with the Implementation
Measures identified in Section 5.3.4 would mitigate potential impacts to fire protection service
level considered less than significant, consistent with the conclusions reached in the FEIS/EI R.
Police Protection. The need for police protection services is assessed on the basis of resident
population estimates and square footage of non-residential uses. Development of the Specific
Plan area, including the Master Developer site, would increase the need for police protection
services compared to existing conditions. Although the number of residential units allowed
would be increased with the proposed project (additional 20 units) there would be a slight
reduction in resident population and the amount of non-residential development would be
slightly reduced. Therefore, the increased demand for police protection services would be
similar to that analyzed in the FEIS/EIR since the proposed changes within the Specific Plan
area are not substantial. As a condition of approval for the project, the developer 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
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project at plan check. Based on review of the proposed project, the City of Tustin Police
Department has determined that the proposed changes would not alter the conclusion of the
FEIS/EIR related to the provision of police protection services. As concluded in the FEIS/EIR,
the proposed project would not require the construction of new police facilities and no significant
physical impacts would result.
Schools. Using current student generation factors provided by the TUSD and IUSD, and
assuming a maximum of 2,588 units would be developed in the TUSD, and 1,791 units would
be developed in the IUSD (within Planning Areas 15, 20, 21, and 22), it is estimated that the
proposed project would generate 1,828 students: 976 in the TUSD and 852 students in the
IUSD. This represents a reduction of 604 students compared to the student generation reported
in the FEIS/EIR (2,432 students). This reduction is due to updated generation rates, and the
updated number and type of residential units.
Student generation for TUSD and I USD are further discussed below. It should be noted that
proposed Specific Plan development also includes 242 senior housing units in Tustin in
Planning Areas 4 and 5 that would not result in student generation and are not included in this
analysis.
Tustin Unified School District
Based on the 1,077 units entitled by Marble Mountain Partners, LLP within TUSD boundaries,
the TUSD identified the following projected total student generation:
Single-family Detached
Single-family Attached
Apartments
283
552
o
835
131
121
o
252
38
43
o
81
169
164
o
333
a. Subject to school impacts (note that 242 senior housing units are not included in this
calculation.
As previously noted, the TUSD has indicated that the student generation factors identified in the
recent Lennar Mitigation Agreement would apply to development within the remainder of the
Specific Plan area, within the TUSD (B. Wagner, 2006). Based on information provided by the
Master Developer regarding the number and types of residential dwelling units to be provided
within the Master Developer footprint, and applying the updated student generation rates
provided by TUSD, the number of students generated within the TUSD has been recalculated,
as follows: 485 students in K_8th Grade and 158 students in 9th_12th grades (total of
643 students).
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TUSD STUDENT GENERATION FOR PROPOSED DEVELOPMENT
WITHIN THE MASTER DEVELOPER FOOTPRINT
Single-family Detached
Multi-family Attached
Apartments
Total
410
1,343
o
1,753
191
294
o
485
55
103
o
158
246
397
643
Therefore, development within the Specific Plan area would generate approximately 976 in the
TUSD (737 students in grades K-8 and 239 students in grades 9-12). This represents an
increase of 646 students compared to the 330 students residing at MCAS Tustin as reported in
the baseline analysis for the FEIS/FEIR. However, the total number of students generated in the
TUSD from the implementation of the Specific Plan development is reduced by approximately
497 students compared to the student generation presented in the FEIS/EIR for the original
Specific Plan (estimated to be 1,473 students or 1,143 over the baseline).
Consistent with the project addressed in the FEIS/EIR, the revised Specific Plan continues to
identify three school sites within the TUSD: a 40-acre high school in Neighborhood 0, a 10-acre
elementary school in Neighborhood G as identified in the DDA and Development Plan, and a
10-acre elementary school site adjacent to Red Hill Avenue. The proposed location of the
schools within the Master Developer footprint is shown on the proposed Development Plan in
Exhibit 2. It should be noted that the 10-acre elementary school in Neighborhood G could be
expanded by 5 acres to accommodate a combination elementary/middle school, based on
negotiations with the TUSD. The traffic study has taken into account the increase in enrollment
in the event a combination elementary/middle school is developed on the property.
Irvine Unified School District
The proposed Specific Plan Amendment would result in the development of 1,791 units in the
I USD (352 units within the Master Developer footprint and 1,439 units within other development
sites adjacent to Harvard Avenue). Based on input from the IUSD (Ruiz 2006), the following
student generation rates per residential dwelling unit for I USD presented in the FEIS/EI R have
been used to calculate the number of students from the proposed Specific Plan:
Using updated dwelling unit information, and these student generation factors, there would be
852 students generated from development in the Specific Plan area in the in the I USD
(168 students within the Master Developer footprint and 684 students within remaining Specific
Plan areas), as follows:
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IUSD STUDENT GENERATION WITHIN SPECIFIC PLAN AREA
Master Developer Footprint
Other Specific Plan Developments
Total
352
1 ,439
1,791
90
366
456
26
107
133
52
211
263
168
684
852
The generation of 852 students represents an increase of 195 students over the 657 students
residing at the former MCAS Tustin and assumed in the baseline analysis in the FEIS/EIR. The
total student generation in the IUSD is reduced compared to that reported in the FEIS/EIR
(852 students compared to 959 students in the FEIS/EIR).
It should be noted that residential projects in the I USD east of Jamboree Road are completed or
under construction and school impacts from these developments have been mitigated per State
Law, and in compliance with mitigation agreements entered into between IUSD, the City and/or
the respective developers.
Santa Ana Unified School District
Consistent with the analysis presented in the FEIS/EI R, the portion of the Specific Plan area
within the SAUSD would be developed with non-residential uses and there would indirect
student generation from these uses. This area is within the Master Developer footprint
(specifically Planning Areas 9 through 12) and is proposed for development with the same type
of Commercial/Business uses as addressed in the FEIS/EIR, although the total floor area has
been reduced from approximately 2.0 million square feet to 1,267,324 square feet. The
proposed project would not increase the amount of students indirectly generated within the
SAUSD compared to that evaluated in the FEIS/EIR. The projects impacted related to indirect
student generation have been addressed with the SAUSD under the settlement agreement
between the City of Tustin and SAUSD and no additional mitigation is required.
The impacts to schools resulting from implementation of the proposed Specific Plan
Amendment, DDA, and Development Plan would be similar as that identified in the FEIS/EIR.
Compliance with Implementation Measure (s) below would reduce impacts to a level considered
less than significant, as concluded in the FEIS/EIR. The Master Developer would be required to
pay applicable school fees to TUSD, IUSD, and SAUSD prior to issuance of building permits.
The payment of school mitigation impact fees authorized by SB 50 is deemed to provide "full
and complete mitigation of impacts" from the development of real property on school facilities
(Government Code 65995). SB 50 provides that a state or local agency may not deny or refuse
to approve the planning, use or development of real property on the basis of a developer's
refusal to provide mitigation in amounts in excess of that established by SB 50.
Other Public Facilities (Libraries). The proposed Specific Plan Amendment, DDA, and
Development Plan would result in the development of an additional 20 residential units from that
assessed in the FEIS/EIR, but would result in a decrease in population. At the time the
FEIS/EIR was prepared, a complete update/expansion to the Tustin Library was not envisioned.
However, as noted previously, the City of Tustin subsequently entered into an agreement with
the OCPL to expand the Tustin Branch Library to accommodate the demand from the Specific
Plan development as well as other demand in the City. The library expansion was addressed in
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a mitigated negative declaration approved by the City of Tustin in May 2002. This mitigated
negative declaration fully addressed the potential environmental impacts resulting from the
library expansion and determined that with mitigation, the impacts would be less than
significant. Therefore, implementation of the proposed Specific Plan Amendment, DDA, and
Development Plan would not result in significant environmental impacts associated with
implementation of new or altered library facilities that have not been analyzed in previous
environmental documentation. However, as noted above, the developers within the Specific
Plan area are required to make a fair share contribution to a portion of the development costs
for the library expansion.
5.13.4 MITIGATION AND IMPLEMENTATION MEASURES
To support proposed development in the MCAS Tustin Specific Plan area, public services must
be provided concurrent with demand. Compliance with the following Implementation Measures
would ensure that public services and facilities are provided by the project developer when
needed.
For consistency, the lettering system follows what was provided in the approved Mitigation
Monitoring and Reporting Program for the FEIS/EIR. Implementation Measures specific to
recreation are provided in Section 5.14, Recreation.
FEIS/EIR Measures That Have Been Completed
Measures identified below have been implemented for development that has been completed
and/or initiated within the Specific Plan area; however, they remain applicable to the proposed
project.
FEIS/EIR Measures Applicable to the Proposed Proiect
Fire Protection/Emergency Medical Services
1M (0)
1M (p)
1M (q)
1M (r)
Prior to the first final map recordation or building permit issuance for development
(except for financing and reconveyances purposes), the project developer could
be required to enter into an agreement with the City of Tustin or City of
lrvine/OCFA, as applicable, to address impacts of the project on fire services.
Such agreement could include participation for fire protection, personnel and
equipment necessary to serve the project and eliminate any negative impacts on
fire protection services.
Prior to issuance of building permits, the project developer shall work closely with
the OCFA to ensure that adequate fire protection measures are implemented in
the project.
Prior to issuance of building permits for phased projects, the project developer
shall submit a construction phasing plan to the OCFA demonstrating that
emergency vehicle access is adequate.
Prior to the issuance of building permits, the project developer shall submit a fire
hydrant location plan for the review and approval of the Fire Chief and ensure
that fire hydrants capable of flows in amounts approved by the OCFA are in place
and operational to meet fire flow requirements.
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Police Protection
1M (s)
Prior to issuance of building permits, the project developer shall work closely with
the respective Police Department to ensure that adequate security precautions
are implemented in the project.
Refinements to FEIS/EIR Implementation Measures
The following Implementation Measures have been refined to further describe the requirements.
This does not represent a new or substantially changed mitigation and is consistent with the
intent of the measure as presented in the FEIS/EIR.
General
1M (m)
The City of Tustin and the City of Irvine, each within its respective jurisdiction,
shall ensure that adequate fire protection, police protection, libraries. and parks
and recreation facilities (including bikeways/trails) needed to adequately serve
the reuse plan area shall be provided as necessary. To eliminate any negative
impact the project could have on each community's general fund, financing
mechanisms including but not limited to developer fees, assessment district
financing, and/or tax increment financing (in the event that a redevelopment
project area is created for the site), shall be developed and used as determined
appropriate by each City. Specifically;
(1) Applicants for private development projects shall be required to enter into
an agreement with City of Tustin or the City of Irvine, as applicable, to
establish a fair-share mechanism to provide needed fire and police
protection services. libraries. and parks and recreation facilities (including
bikeways) through the use of fee schedules, assessment district
financing, Community Facility District financing, or other mechanisms as
determined appropriate by each respective city.
(2) Recipients of property through public conveyance process. or other
conveyance procedures. shall be required to mitigate any impacts of their
public uses of property on public services and facilities.
Schools
1M (t) Prior to the issuance of certificates of use and occupancy buildinQ permits, tRe ~
project developer shall submit to the respective City proof of payment of
appropriate school fees adopted by the applicable school district pursuant to
Government Code Section 65995. Alternatively. a project developer may enter
into a mutual aQreement with an applicable school district to provide alternative
mitiQation that addresses student Qeneration increases.
FEIS/EIR Implementation Measures Not Applicable to the Proposed Proiect
The FEIS/EIR Implementation Measures are applicable to the proposed project.
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5.13.5 CONCLUSION
Pursuant to Sections 15162 and 15183 of the CEQA Guidelines, the City of Tustin has
determined, on the basis of substantial evidence in the light of the whole record, that: (a) the
amended project does not propose substantial changes to the project affecting public services,
which would require major revisions to the FEIS/EIR; (b) there have been no substantial
changes in circumstances under which the project will be undertaken that will require major
revisions to the FEIS/EIR due to new or substantially more severe significant environmental
effects related to public services than previously analyzed in the FEIS/EIR; and (c) no new
information of substantial importance, as described in subsection (a)(3) of Section 15164 of the
CEQA Guidelines, related to public services has been revealed that would require major
revisions to the FEIS/EI R or its conclusions.
The FEIS/EIR concluded that there would be no significant unavoidable impacts related to
public services. The proposed project would not result in a substantial increase in the severity of
impacts to public services beyond that identified in the FEIS/EIR.
SOURCES
In addition to the sources used in preparation of this Addendum identified at the beginning of
Section 5, the following sources were used to address public service issues:
Memorandum of Understanding for a New Fire Station at Tustin Legacy. Agreement between
the City of Tustin and the Orange County Fire Authority. March 7, 2005.
School Facilities Funding and Mitigation Agreement Between Tustin Unified School District and
Moffett Meadows Partners, LLC, et a/. January 10, 2006.
Ruiz, Lorrie. E-mail toChristineShingleton(CityofTustin.AssistantCityManager)fromL.Ruiz
(Irvine Unified School District). March 5, 2006.
Wagner, Brock. Tustin Unified School District, Assistant Superintendent. Provided student
generation factors to the City of Tustin. February 21, 2006.
5.14 RECREATION
5.14.1 SUMMARY OF IMPACTS FROM FINAL EISIEIR
Parks and Recreation
The Specific Plan and Implementing Actions evaluated in the FEIS/EIR included approximately
126 acres of public park land including approximately 118 acres in the City of Tustin (a
84.5-acre regional park; a 24.1-acre community park; and two smaller neighborhood parks
which total ten acres), and an eight-acre neighborhood park in the City of Irvine. In addition, the
Specific Plan included a 159-acre privately-owned golf course available to the public. The
approximate 118 acres of public parkland provided in the City of Tustin was well over the
standard established by the City of Tustin's General Plan (three acres of park per
1,000 inhabitants equals 32.7 acres of park space). The proposed 84.5-acre Urban Regional
Park around the northern blimp hangar (included in the total 126-acre park calculation) was also
determined to off-set 80 percent of the existing parkland deficiency in the City of Tustin. On-site
residents would have had two neighborhood parks and one community park which would
comprise approximately 35 acres, exceeding the City of Tustin's requirement. The eight acres
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provided in the City of Irvine also exceeded the recreation standard for that City. The FEIS/EIR
concluded that the provision of the approximate 126 acres of on-site public parkland would
result in a beneficial impact related to the provision of parks.
The park sites evaluated in the FEIS/EIR were within the identified impact area, and the
physical impacts associated with construction of the parks were addressed for each respective
topical issue. Where significant impacts would occur, mitigation measures were identified.
Recreational Bikeway/Trails
Within the City of Tustin, the Specific Plan and Implementing Actions included Class I and II
bikeways as well as riding and hiking trails. These trails would connect various parts of the City
and would be a recreational benefit. Physical impacts associated with construction of trails and
bikeways were considered in the analysis of the identified impact area, which encompasses the
proposed trails and bikeway. The FEIS/EIR assumed that the County of Orange would construct
a Class I bikeway and riding and hiking trail (Route 40-Peters Canyon Trail) adjacent to Peters
Canyon trail. The FEIS/EIR also described the bikeways and trails in the City of Irvine, including
the Class II bikeway network in the general vicinity of the site. Also, portions of two Class I
bikeways are proposed to run through parts of Irvine's boundaries. These two bikeways would
be completed once improvements are made to the Barranca and Peters Canyon channels. The
FEIS/EIR concluded that the provision of bikeways and trails associated with implementation of
the Specific Plan was a recreational benefit.
The bikeways and trails evaluated in the FEIS/EIR were within the identified impact area, and
the physical impacts associated with construction of these facilities were addressed for each
respective topical issue. Where significant impacts would occur, mitigation measures were
identified.
As with public services discussed in Section 5.13 above, park and recreational facilities would
be provided according to a phasing plan to meet projected needs as development of the site
proceeds. The Implementing Actions would not create significant adverse recreational impacts,
physical impacts of the construction and operation of these facilities was analyzed as part of the
analysis of the impact area.
5.14.2 CURRENT CONDITIONS
As identified in Section 2.3, Additional Background and Status of Environmental Setting, a
number of individual projects within the Specific Plan area have been approved and are either
completed or under construction. Additional private recreational facilities not originally
envisioned in the Specific Plan have also been completed as part of these projects; however, no
public facilities have been constructed.
Cooperative Agreement 002-119 between the City of Tustin, County of Orange, and Orange
County Flood Control District (March 2003), previously described in Section 2.3 of this
Addendum also included provisions for the construction of a bikeway and riding and hiking trail
along Peters Canyon Channel within the City of Tustin. The City of Tustin and Specific Plan
developers would provide sufficient right-of-way for the construction of the bikeway to be
designed and constructed either by the City or developers. The County of Orange may also
exercise its option under the Cooperative Agreement to construct the riding and hiking trail at its
own cost. The City of Irvine has conditioned Marble Mountain Partners, LLP to construct the
bikeway within the City of Irvine.
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Changes to proposed recreational facilities as part of the project are described in the
comparative analysis provided below.
5.14.3 COMPARISON OF PROPOSED AND PREVIOUSLY APPROVED PROJECT
IMPACTS
Environmental Checklist Responses
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?
No Substantial Change from Previous Analysis. The proposed Specific Plan Amendment,
DDA, and Development Plan include approximately 296 acres of public and private parkland
within the Specific Plan area. The proposed project would have an increase in overall parks and
open space accessible to the general public compared to the original Specific Plan which had a
total of 126 acres. While the original Specific Plan also proposed a 159-acre private golf course,
which has been eliminated with the proposed project, there has been a substantial increase in
both public and private parkland and open space, all of which will be accessible to the general
public.
The parkland provided within the Specific Plan area includes approximately 202 acres of public
parks and recreational areas (including the 84.5 acre Urban Regional Park in Planning Area 6),
representing an increase of approximately 76 acres of public parkland compared to the original
Specific Plan evaluated in the FEIS/EIR. Of the 202 acres of the proposed public parks and
recreational areas, approximately 86 acres would occur within the Master Developer footprint. In
addition to public parkland, approximately 84 acres of privately owned and maintained park and
open space areas occur within the Master Developer footprint. It should be noted that the
previously approved private golf course has been eliminated from the Specific Plan. The golf
course would not have been completely accessible to those not participating in golf (the general
public), and also resulted in environmental impacts that would have been more severe than
typical park uses (e.g., increased use of fertilizers and pesticides). With the proposed Specific
Plan, the park land areas are distributed throughout the site, with a new community park and a
linear park system providing a focal point for the community.
In addition to the private parkland identified with Specific Plan Amendment, DDA, and
Development Plan, developments currently under construction or completed within the Specific
Plan area are voluntarily adding approximately 10 acres of publicly accessible private parkland
(8.02 acres provided by Marble Mountain Partners, LLP, and 2 acres provided by John Laing
Homes).
As noted in Section 5.11, Population and Housing, the development of 2,105 dwelling units
within the Master Developer footprint would generate approximately 5,363 residents. Based on
the City's requirement to provide three acres of public parkland for each 1,000 residents, the
demand that would have been generated within the Master Developer footprint would have
been only 16.1 acres. Since the Specific Plan process included public conveyance of City parks
and an Urban Regional Park, individual developers were relieved of the requirement to dedicate
land for park purposes. However, pursuant to the MCAS Tustin Specific Plan, the developers
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are required to provide in-lieu fees or public accessible park space (where approved by the
City). This requirement is included in the conditions of approval for all developments. The public
parkland provided within the Master Developer footprint (approximately 86 acres) exceeds the
demand generated by the proposed project by approximately 70 acres; however, as part of the
City's negotiations with the Master Developer, the DDA requires that the Master Developer
provide and construct all public and private park/recreational facilities within the Master
Developer footprint, including a bikeway within the Peter's Canyon Channel. Additionally, since
sufficient parkland is provided on-site, the proposed project would not generate an increase in
the use of existing off-site parks and recreational facilities. No new or altered facilities would be
required to be constructed off-site.
The Specific Plan includes the construction of bikeways and hiking trails. A Class I bikeway
would be constructed adjacent to the Peters Canyon Channel within the City of Tustin,
consistent with the provisions of the Cooperative Agreement 002-119 between the City,
OCFCD and the County of Orange. This agreement also involves the provision of right-of-way
for a riding and hiking trail to be designed and constructed by the County of Orange, at their
option. The City of Irvine has conditioned approved development to construct the portion of
bikeway adjacent to Peters Canyon Channel within its jurisdiction. Although the specific location
of on-site bikeways and trails would be different due to minor modifications to the circulation
system and park layout, the bikeway and trail system would connect vital links necessary for a
comprehensive regional and improved local system and would be considered a beneficial
impact.
The proposed park and recreational facilities, bikeways and trails within the Specific Plan area
are within the identified impact footprint; therefore, impacts associated with construction of these
facilities have been addressed for each topical issue in this section. The proposed project would
not result in new or substantially more severe impacts related to recreation services compared
to conclusions of the FEIS/EIR.
5.14.4 MITIGATION AND IMPLEMENTATION MEASURES
Compliance with the following Implementation Measures would ensure that recreational facilities
are provided by the project developer, as required by the Specific Plan Amendment, DDA, and
Development Plan. For consistency, the lettering system follows that provided in the approved
Mitigation Monitoring and Reporting Program for the FEIS/EIR.
FEIS/EIR Measures That Have Been Completed
Measures identified below have been implemented for development that has been completed
and/or initiated within the Specific Plan area; however, they remain applicable to the proposed
project and Master Developer.
FEIS/EIR Measures Applicable to the Proposed Proiect
Parks and Recreation
1M (n)
The cities of Tustin and Irvine shall jointly consult and coordinate with the
OCPFRD/Harbors, Beaches and Parks, Program Management and Coordination
Division, in preparation of trail designs for the Peters Canyon and Barranca trails
within the reuse plan area. Improvements for each of these trails would be
installed upon completion of flood control channel improvements and approval of
their joint use by the OCPFRD.
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1M (u)
1M (w)
1M (x)
Prior to the first final map recordation (except for financing and reconveyance
purposes) or building permit issuance for development within the City of Tustin
portion of the site, the project developer shall be required to provide evidence of
compliance with all requirements and standards of the City of Tustin Park Code.
Prior to the first concept plan for tentative tract map in the City of Tustin, the
project developer shall file a petition for the creation of a landscape maintenance
district for the project area with the City of Tustin. The district shall include public
neighborhood parks, landscape improvements, and specific trails (Barranca only),
the medians in arterials, or other eligible items mutually agreed to by the
petitioner and the City of Tustin. In the event that a district is not established prior
to issuance of the first building permit, maintenance of items mentioned above
shall be the responsibility of a community association.
Prior to approval of any subdivision map (except for financing or conveyance
purposes), an agreement will be executed with the following agencies for the
associated trail improvements:
a. County of Orange Harbors, Beaches and Parks - identification of a
project-specific fair share contribution toward the installation of necessary
regional bikeway trail improvements within Peters Canyon Channel to be
installed in conjunction with the County of Orange's other channel
improvements (this item has been completed through the provisions of
Cooperative Agreement 002-119 between the City, OCFCD, and the
County of Orange, and conditions of approval imposed by the City of Irvine
on development adjacent to Peters Canyon Channel in their jurisdiction)
b. City of Tustin - the identification of a project-specific fair share contribution
toward the installation of Class II bicycle trails through the project site. For
the area of the site northeast of Irvine Center Drive, a separate agreement
would be required to ensure the provision of a bikeway right-of-way
easement and design and construction of a bike trail along the SCRRA/
Orange County Transportation Authority (OCT A) rail tracks from Harvard
Avenue westerly to the Peters Canyon Channel. In addition, project
developers of the areas of the site southeast of the Peters Canyon
Channel would need to accommodate access to both the Peters Canyon
Trail and the trail adjacent to the SCRRA/OCTA tracks in any project site
design including dedication of any necessary recreational trail easements;
c. City of Tustin - the identification of a project-specific fair-share contribution
toward installation of Class I bikeway trail improvements at Barranca
Parkway after completion of the Barranca Channel improvements. For
proposed developments adjacent to Barranca Channel, separate
agreements would be required to ensure the establishment of a bikeway
right-of-way easement between Jamboree Road and Red Hill Avenue.
Refinements to FEIS/EIR Measures
No refinements to the FEIS/EI R measures for recreational facilities are required.
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FEIS/EIR Measures Not Applicable to the Proposed Proiect
1M (v)
Prior to the first final map recordation or building permit issuance within the City
of Irvine portion of the site, the project developer shall be required to provide
evidence of compliance with all requirements and standards of the City of Irvine
Park Code.
5.14.5 CONCLUSION
Pursuant to Section 15162 of the CEQA Guidelines, the City of Tustin has determined on the
basis of substantial evidence in the light of the whole record that: (a) the amended project does
not propose substantial changes to the project affecting recreation, which would require major
revisions to the FEIS/EIR; (b) there have been no substantial changes in circumstances under
which the project will be undertaken that will require major revisions to the FEIS/EIR due to new
or substantially more severe significant environmental effects related to recreation than
previously analyzed in the FEIS/EIR; and (c) no new information of substantial importance, as
described in subsection (a)(3) of Section 15164 of the CEQA Guidelines, related to recreation
has been revealed that would require major revisions to the FEIS/EIR or its conclusions.
Consistent with the conclusion of the FEIS/EIR, the proposed project would not result in
significant unavoidable impacts related to recreational facilities. Additionally, the proposed
project would not result in substantially more severe impacts related to the construction and use
of recreational facilities.
SOURCES
In addition to the sources used in preparation of this Addendum identified at the beginning of
Section 5, the following sources were used to address recreational issues:
Barranca Channel (F09)-Armstrong Avenue Crossing and Armstrong Avenue Storm Drain,
Peters Canyon Channel (F06) and Peters Canyon Bikeway Cooperative Agreement
002-119 between City of Tustin and Orange County Flood Control District and The
County of Orange, and Amendment NO.1. Tustin, California. 2003.
Tustin, City of. "Parks." Tustin City Code. Tustin, CA: the City. July 2005 (updated)
<http://www.municode.com/resources/gateway.asp?pid=11307&sid=5>. January 18,
2006.
5.15 TRANSPORTATION AND TRAFFIC
5.15.1 SUMMARY OF IMPACTS FROM FEIS/EIR
The FEIS/EIR identified that buildout of the Specific Plan and Implementing Actions would result
in the generation of approximately 216,440 ADTs (compared to 12,400 ADTs when fully
operational as a military base) by year 2020. The roadway network for the analyzed project and
trip distribution assumptions were identified in the FEIS/EIR. The impacts were analyzed for
three scenarios: existing (1997), Year 2005, and Year 2020.
The original traffic study (included in Appendix F to the FEIS/EIR) prepared traffic forecasts
using the Central County Traffic Model (CCTM). The CCTM was derived from the then current
version of the Orange County Transportation Analysis Model (OCTAM 2.8), which included
demographic data assumptions adopted for planning purposes at that time. The traffic
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forecasting and modeling assumptions used are further described in Section 3.12 of the
FEIS/EI R.
ExistinQ Plus Proiect
For the analysis of Existing Plus Project Conditions, no modifications or additions to the existing
(1997) circulation system were assumed outside the reuse plan area. The FEIS/EIR identified
that 29 arterial and freeway-ramp intersections had significant impacts (see Tables 4.12-3 and
4.12-4 of the FEIS/EIR for a complete list) with buildout of the Specific Plan. It was also
concluded that traffic redistribution would improve traffic (compared to baseline conditions) at
the intersection of Jeffrey Road and 1-405 northbound ramps in the City of Irvine from Level of
Service (LOS) E to an acceptable LOS D.
The FEIS/EIR also noted that the "existing plus project" conditions are considered to be the
"worst case scenario" and not realistic for the following reasons: (1) development would not
occur all at once; (2) the circulation system outside the reuse plan area would be improved by
others, in accordance with existing plans; and (3) the proposed action would contribute to off-
site improvements as it was developed over time.
Interim Development - Year 2005
The FEIS/EIR included analysis of an interim year (2005) level of development to determine the
types of transportation improvements needed to support phased development of the site. The
analysis included internal reuse plan roadways which were anticipated to be developed in
accordance with the approved Phasing Plan, off-site committed improvements, and the
requirements of the City's Growth Management Element and Congestion Management Plan
(CMP). It was concluded that seven arterial and freeway ramp intersections would have
significant impacts under the interim development scenario (see Tables 4.12-5 and 4.12-5a of
the FEIS/EIR for a complete list), and with the redistribution of traffic the LOS at the intersection
of Harvard Avenue and Michelson Drive in Irvine would improve (compared to no-project
conditions). No significant impacts were identified for freeway-ramp intersections or mid-block
lane capacity.
The FEIS/EIR identified mitigation measures to reduce interim year traffic impacts to a level
considered less than significant.
Build-out - Year 2020
The analysis of traffic impacts with buildout of the Specific Plan included the complete internal
reuse plan roadway system and off-site committed improvements. The FEIS/EIR concluded that
there would be significant impacts at 18 arterial intersections (see Table 4.12-6 of the FEIS/EI R
for a complete list), and the LOS at two intersections would improve compared to no-project
conditions. The analysis of mid-block lane capacity showed that no significant impacts would
occur.
The FEIS/EIR identified mitigation measures to reduce traffic impacts. With the exception of the
intersections of Tustin Ranch Road/Walnut Avenue and Jamboree Road/Barranca Parkway,
impacts would be reduced to a level considered less than significant. Impacts to these
intersections were determined to be significant and unavoidable.
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Public Transit Impacts
The FEIS/EI R concluded that proposed development would create additional demand for transit
service; however, new arterial roadways through the reuse plan would provide improved service
for bus routing. The new routes would provide more service to riders not associated with the
Specific Plan area. It was also concluded that the project would not result in changes to the
current rail system.
Pedestrian and Bicycle Impacts
Although no specific significant bicycle impacts were identified in the FEIS/EIR, the planned bike
trails would provide a benefit to the bikeway system.
Construction Impacts
The FEIS/EIR concluded that traffic impacts would occur due to roadway construction, site
development, and other infrastructure development (water, sewer, etc). Potential impacts
include lane closures with short-term disruption to the public. These activities will be monitored
by the City of Tustin administrative procedures and impacts were determined to be less than
significant.
ImplementinQ Actions
The FEIS/EIR identified that adoption of the Implementing Actions (IAs) would formalize an
overall plan for providing and financing roadway improvements to support the Specific Plan. The
circulation improvements would be provided according to a "Phasing Plan" to meet circulation
needs as development of the site proceeds. It was also identified that forecasted vehicular trips
would be managed via a "Trip Budget" that ensured development could be accommodated
within the planned roadway capacity of the on-site and off-site roadway systems.
Implementation Actions IA-1 and IA-2 below address the requirements for the Phasing Plan and
Trip Budget. The FEIS/EIR concluded that the IAs would not result in any traffic impacts beyond
those resulting from implementation of the Specific Plan (described above).
5.15.2 CURRENT CONDITIONS
Traffic Analysis MethodoloQY
For the analysis of off-site impacts, updated traffic forecast data was prepared to ensure that the
current regional context, including updated demographic data and projections correlating to
updated General Plans for neighboring jurisdictions, for local transportation studies was used.
Current traffic forecasting models follow specific consistency guidelines established by the
OCT A. The CCTM has not been updated to conform to those consistency requirements and has
been replaced by traffic models that now conform to the guidelines. Such models reflect the
most recent countywide demographic data, including the approved Specific Plan land uses for
the project site. Hence, long-range traffic modeling carried out by local jurisdictions in this part of
the County includes the original Specific Plan land uses as part of long-range cumulative
growth. For this reason, the analysis material focuses on how such forecasts would change with
the proposed Specific Plan Amendment, DDA, and Development Plan. The information thereby
addresses any potential changes in long-range transportation improvements that might arise
from the revised land use plan.
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The traffic forecasts used in this analysis are derived from the Irvine Transportation Analysis
Model (ITAM), which was approved by OCTA as meeting all of the County's consistency
guidelines. The version selected for this application was recently used for transportation
planning work in the Irvine Business Complex (IBC), which includes the City of Irvine General
Plan update to the Circulation Element within that area. The model also provides intersection
data in the cities of Tustin and Irvine. While the model includes Santa Ana, it does not provide
intersection performance data in that City. Hence, a special evaluation procedure has been
used to identify impacts in Santa Ana (see performance criteria discussion below). The ITAM
uses a 2025 time frame for traffic forecasting with corresponding assumptions with respect to
local and regional transportation improvements.
To determine the area of impact, the analysis first evaluates comparison data (original Specific
Plan versus Proposed Specific Plan) on the roadways surrounding the project based on ADT.
Differences of 1,000 ADT or more determine the area of impact where intersection performance
is then evaluated as defined in the next section.
ConQestion ManaQement ProQram
As stated in the FEIS/EIR, the CMP is a state program which requires the intersections
throughout Orange County to maintain a specified LOS. Standards for traffic performance at
CMP intersections are different than in other parts of the study area. Locally, the CMP is
administered by the OCTA. The FEIS/EIR identified that the following nine designated
intersections are located within the study area:
. Jamboree Road and Irvine Boulevard
. Jamboree Road and 1-5 Northbound Ramps
. Jamboree Road and 1-5 Southbound Ramps
. SR-55 Northbound Ramps and Edinger Avenue
. SR-55 Southbound Ramps and Edinger Avenue
. Jamboree Road and Edinger Avenue
. Jamboree Road and 1-405 Northbound Ramps
. Jamboree Road and 1-405 Southbound Ramps
. MacArthur Boulevard and Jamboree Road
Since certification of the FEIS/EIR, additional locations have been added to the CMP list:
SR-261 Northbound at Irvine Boulevard, and SR-261 Southbound at Irvine Boulevard.
Implementation of Phase I Roadway Improvements
Phase I infrastructure improvements for the MCAS Tustin Specific Plan have been initiated and
include construction of streets and utilities for: (a) Valencia/North Loop Road from Red Hill to
the West Connector and (b) the West Connector, Landsdowne, and Armstrong from Valencia/
North Loop Road south to Warner Avenue. The Edinger Avenue widening improvements
adjacent to Tustin Legacy were completed in 2002. These improvements comply with the
Specific Plan.
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5.15.3 COMPARISON OF PROPOSED AND PREVIOUSLY APPROVED PROJECT
IMPACTS
Environmental Checklist Responses
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)?
No Substantial Change from Previous Analysis. Austin-Foust Associates, Inc. prepared the
Tustin Legacy Traffic Analysis (February 2006) to identify and evaluate how the traffic impacts
from the proposed Specific Plan Amendment, DDA, and Development Plan differ from the
original Specific Plan analysis as presented in the FEIS/EIR.
Performance Criteria
The off-site analysis evaluates comparison data (original Specific Plan versus proposed Specific
Plan) for peak hour intersection volumes. For Irvine and Tustin, intersection findings are based
on intersection capacity utilization (ICU) values. For Santa Ana, peak hour entering volumes
have been compared at the intersections that are potentially impacted. The findings of the
analysis address the potential effect on the ICUs at those locations that were reported in the
previous traffic study completed for the FEIS/EIR.
Table 5-26 describes the intersection evaluation criteria. The threshold levels established here
reflect levels of significance applicable to the jurisdictions involved. Project impact criteria for
Santa Ana locations is based on recent traffic studies prepared for the City of Santa Ana.
Land Use and Trip Generation
A summary of the land use and trip generation for the original Specific Plan evaluated in the
FEIS/EI R and the proposed project is provided in the technical report available for review at the
Community Development Department at the City of Tustin City Hall. To assure that traffic
information is updated to reflect existing conditions, the land uses statistics presented in the
traffic study prepared for the proposed project reflect information obtained by the traffic
consultant from individual development projects within the Specific Plan area as they were
presented by individual developers and as reviewed and approved to date by each jurisdiction.
The land use data for the proposed project includes approved development for: Planning Areas
4, 5, 16, 17, and 19 to 22, as approved for the Marble Mountain Partners, LLC (Lennar and
William Lyon Homes) residential development; the Vestar commercial development; and the
John Laing residential development have also been incorporated into the land use database for
each alternative.
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TABLE 5-26
PERFORMANCE CRITERIA FOR INTERSECTIONS
Performance Standard
Intersections in Irvine Planning Area 33 (Spectrum 1) and Planning Area 36 (Irvine Business Complex/IBC) and
CMP intersections: Level of Service E (peak hour ICU less than or equal to 1.00).
All other intersections: Level of Service "0" (peak hour ICU less than or equal to 0.90).
Mitigation Requirement
For ICU greater than the acceptable level of service, mitigation of the project contribution is required to bring
intersection back to acceptable level of service or to no-project conditions if project contribution is greater than
0.03 at CMP locations (the impact threshold specified in the CMP) or greater than 0.01 for all other intersections in
the study area.
Total peak hour entering volumes are compared, and if the difference (proposed project versus original Specific
Plan) is one percent or greater, then additional evaluation of that intersection is carried out by referring to the ICU
value from the original FEIS/EIR.
Source: Austin-Foust Associates, Inc. 2006.
The land uses statistics presented in this analysis also reflect the judgments made by the traffic
consultant as to traffic generation based not only on land use designation, but also on the type
of housing products anticipated. In some cases, to assure that impacts were conservatively
assessed, trip generation may have been overstated when compared with land use
designations alone, in order to assure that traffic impacts were fully assessed. For example, trip
generation assumptions based on anticipated product type for Planning Area 5 are more
consistent with a Medium High Density land use designation, although the units were actually
within the Medium Density land use designation. The actual numbers used in the traffic analysis
may therefore not correspond directly to Specific Plan Table 3-1 (presented previously in
Section 3, Project Description).
A summary of the trip generation resulting from the original Specific Plan and the proposed
project is provided in Table 5-27 below. While there are changes within the Master Developer
Development Plan footprint and the remainder of the MCAS Tustin project area, the overall ADT
trip generation of 216,440 resulting from implementation of the proposed project does not
exceed the trip cap established in the original Specific Plan of 216,440 ADT. Therefore,
implementation of the proposed project amendments does not create new or substantially more
severe trip generation impacts compared to the trip generation impacts associated with the
original project.
TABLE 5-27
TUSTIN LEGACY TRIP GENERATION
Source: Austin-Foust Associates, Inc. 2006.
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Trip Budget for Non-Residential Uses
Revised Table 3-3 in Section 3 of the Addendum, Project Description, includes a detailed
breakdown by Neighborhood of the non-residential land uses/trip budget tracking system
established for the original Specific Plan and the proposed project. This information is
summarized in Table 5-28. As shown, the overall trip budget is similar for both, with differences
occurring within individual neighborhoods.
TABLE 5-28
PLANNING AREA TRIP BUDGET COMPARISON (NON-RESIDENTIAL USES)
A 1-3 1-3 TSF 1,412.651 11,512 1,320.98 17,734 -91.67 6,222
B 4,5,7 4,5,7 TSF 315.592 14,273 248.30 8,974 -67.29 -5,299
C 6 6 TSF 57.50 3,920 57.50 3,920 0 0
0 8 8,13,14 TSF 3,630.73 40,632 4,762.87 74,489 1,132.14 33,857
E 9-14 9-12 TSF 3,535.13 54,519 1,267.33 17,273 -2,267.80 -37,246
F 16-19 16-19 TSF 1,483.56 36,192 1,041.45 35,450 -442.11 -742
G 15,20,21 15,20,21 TSF 85.73 12,237 466.63 14,855 380.90 2,618
H 22 22 TSF 0.00 0 0.00 0 0.00 0
TSF - Thousand square feet.
Source: Austin-Foust Associates, Inc. 2006.
On-site Traffic Impact Analysis
The on-site circulation system proposed as part of the Development Plan is shown on Exhibit 7
and is substantially the same as that included in the original and proposed Specific Plan.
Following is a summary of the refinements to the Specific Plan circulation system that have
been incorporated into the Development Plan and are evaluated in the traffic analysis for the
proposed project:
(a) Carnegie Avenue would be extended to Armstrong Avenue from Red Hill Avenue
as a four-lane secondary arterial (Phase 1);
(b) Aston Street shall be extended from Barranca Parkway to Carnegie A venue as a
two-lane, local collector street (Phase 2);
(c) Legacy Road would be added as a four-lane secondary arterial to provide a
connection between the residential portion on the northeast side of the proposed
project with the non-residential portion to the southwest (Phase 1);
(d) Loop Road South, a four-lane secondary arterial west of Tustin Ranch Road, is
planned with an offset roadway alignment (as compared to the circulation for the
original Specific Plan) (Phase 1).
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MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
(e) Two connections to Tustin Ranch Road would be provided at Park Avenue and
at a yet to be named street (referred to here as "A" Street) both of which will be
four-lane secondary arterials (Phase 1);
(f) A second westbound left-turn lane at Red Hill Avenue/Valencia Avenue will be
added (Phase 1); and
(g) A second westbound right-turn lane at Red Hill Avenue/Warner Avenue
(Phase 1).
Although the roadway network has been refined, the network is consistent at a planning level
with the conceptual Specific Plan network. The following analysis discusses the traffic volumes
generated by the proposed project and how on-site and off-site modifications (land use and
circulation) affect the findings of the original Specific Plan traffic study related to on-site impacts.
It should also be noted that the phasing of implementation of roadway improvements is
addressed in Development Measures and Implementation Action outlined in Section 5.15.4. The
phasing of improvements has been expedited compared to the original Specific Plan. The
provision of improvements earlier would not result in adverse traffic impacts.
On-Site Traffic Volumes
A detailed traffic forecasting model was developed for the proposed project on-site circulation
system. It has been derived from the ITAM, thereby ensuring consistency between the on-site
and off-site traffic forecasts. This model provides a tool for use in transportation planning
applications with the proposed project area. Furthermore, since it is based on the OCTA
certified ITAM, it will be in compliance with OCTA traffic modeling guidelines.
Exhibits 8 and 9 show 2025 ADT traffic volumes for the on-site roadways under the original
Specific Plan and the proposed project. The volumes are generally similar in magnitude, with
some differences around the connection of Warner Avenue to Tustin Ranch Road. Local
roadways featured in the proposed project (not all of which are shown here) redistribute some of
the trips in this area, thereby reducing traffic in the vicinity of Warner Avenue and Tustin Ranch
Road.
On-Site Intersection Analvsis
On-site intersections are shown on Exhibit 10, and the peak hour intersection capacity utilization
(ICU) values for the intersections are listed in Table 5-29. In relation to the performance criteria,
using updated traffic modeling, four intersections that would be deficient under the original
Specific Plan conditions have reduced ICUs under the proposed project and would not be
significantly impacted. These intersections are: Armstrong and Loop Road North; Tustin Ranch
and Loop Road North; Tustin Ranch and Warner North; and Armstrong and Warner. Several
new roadways which provide additional project access (Carnegie Avenue, Aston Street, and
Legacy Road) are included with the proposed project and reduce the ICUs at these
intersections. There are no locations where there would be new significant or substantially more
severe impacts that were not previously identified in the FEIS/EIR.
RIProjectslTustinlJ00415 Environ Analysis-031306.doc
5-134
Environmental Analysis and
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DDA and Development Plan
Addendum
Off-site Traffic Impact Analysis
The off-site impact analysis below compares long-range traffic forecasts with the proposed
Specific Plan Amendment, DDA, and Development Plan to the corresponding volumes with the
original Specific Plan land uses.
Traffic Forecasts
Exhibit 11 shows the differences in forecasted year 2025 ADT volumes on the surrounding
roadway network for the original Specific Plan and for the proposed project. As noted in the
discussion of methodology, locations where the ADT volumes are higher by 1,000 or more were
analyzed in more detail using peak hour intersection data. Using this criteria, 13 intersection
locations (see Exhibit 12) were evaluated on a peak hour basis to determine if the ADT
differences translate into actual project impacts. Five of these locations are within the City of
Santa Ana and eight are within the cities of Irvine and Tustin.
I ntersection Levels of Service
Table 5-30 provides the results of the intersection analysis. Using the criteria described
previously for Santa Ana intersections, the approach volumes were evaluated and all five
intersections are determined to have increases of one or two percent. By referring to the same
locations reported in the traffic study completed for the FEIS/EIR, these locations were
evaluated further to determine if the one or two percent increase would translate into potentially
new impacts. Table 5-31 summarizes the results of the intersection analysis of the Santa Ana
locations. As Table 5-31 demonstrated, all locations are still forecasted to operate at acceptable
levels (i.e., ICU value is 0.90 or less).
TABLE 5-30
OFF-SITE INTERSECTION IMPACT ANALYSIS
4,242 4,431 4,241 4,461 <1% 1%
4,865 4,788 4,789 4,864 -2% 2%
6,517 6,151 6,531 6,187 <1% 1%
7,508 8,053 7,554 8,085 1% <1%
5,661 5,966 5,747 6,027 2% 1%
6. Tustin Ranch & Walnut 0.85 0 0.85 0 0.83 0 0.84 0 -0.02 -0.01
7. Red Hill & Valencia 1.07 F 0.95 E 0.85 0 0.84 0 -0.22 -0.11
8. Red Hill & Warner 0.91 E 1.02 F 0.88 0 0.90 0 -0.03 -0.12
9. Red Hill Av. & Barranca Pkwy. 0.66 B 0.78 C 0.64 B 0.78 C -0.02 0.00
10. Red Hill Av. & Alton Pkwy. 0.62 B 0.72 C 0.65 B 0.73 C 0.03 0.01
11. Von Karman Av. & Barranca Pkw . 0.76 C 0.78 C 0.81 0 0.76 C 0.05 -0.02
12. Von Karman Av. & Alton Pk 0.79 C 0.97 E 0.80 C 0.97 E 0.01 0.00
13. Jamboree Rd. & Barranca Pk 0.84 0 1.20 F 0.84 0 1.20 F 0.00 0.00
This location is in Irvine Planning Area 36 (PA36)/lrvine Business Complex (IBC) where level of service (LOS) "E" (ICU-1.00) is
acceptable.
ICU - Intersection Capacity Utilization
LOS - Level of Service
RIProjectslTustinlJ00415 Environ Analysis-031306.doc
5-136
Environmental Analysis and
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R:IProjects\ T usti nlJ004 IGraph icslEx 12 _IAe _ 020306. pdf
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
TABLE 5-31
SANTA ANA INTERSECTION ANALYSIS
1. Technology Center Or. & Oyer <1% 1% 0.44 0.65 0.44 0.66
2. Hotel Terrace/SR-55 & Oyer -2% 2% 0.69 0.88 0.67 0.90
3. Grand & Oyer <1% 1% 0.72 0.79 0.72 0.80
4. SR-55 NB Ramps & Oyer 1% <1% 0.87 0.87 0.88 0.87
5. Pullman & Oyer 2% 1% 0.54 0.78 0.56 0.79
Source: Austin-Foust Associates, Inc. 2006.
With the exception of the intersection of Jamboree Road/Barranca Parkway, all of the
intersections in the cities of Tustin and Irvine would operate at an acceptable LOS. Although the
level of service at the intersection of Von Karman Avenue and Barranca Parkway would reduce
from LOS C to D during the AM, this is still an acceptable level of service and would not result in
a new significant impact. No mitigation is required.
The FEIS/EIR identified the impact at the intersection of Jamboree Road/Barranca Parkway as
a significant unavoidable impact that would also occur with the proposed Specific Plan
Amendment, DDA, and Development Plan. The impact identified at this intersection is due in
large part to the fact that this is the first intersection after the terminus of the Eastern
Transportation Corridor. The Cities of Tustin and Irvine previously entered into a MOA with the
Transportation Corridor Agencies to address the corridor impacts at the intersection of
Jamboree Road/Barranca Parkway. There are no new mitigation measures that can be
implemented by the City of Tustin to reduce this impact to a level considered less than
significant. Additionally, using current modeling, the ICU at this intersection would be the same
with the original Specific Plan land uses as it is with the proposed Specific Plan Amendment,
DDA, and Development Plan. Therefore, the proposed project does not trigger new impacts or
substantially more severe impacts at this intersection; therefore, no changes are being
proposed to the MOA.
Under the proposed project, the significant unavoidable impact identified in the FEIS/EIR at the
intersection of Tustin Ranch Road/Walnut Avenue would be avoided based on the proposed
land uses and circulation system, and no mitigation is required. There would be no additional
impacts at intersections within the City of Irvine.
In summary, the traffic analysis prepared for the proposed Specific Plan Amendment, DDA, and
Development Plan concluded that the proposed land use and arterial circulation changes would
avoid a previously identified significant unavoidable impact at the intersection of Tustin Ranch
Road/Walnut Avenue and would not result in any new significant or substantially more severe
impacts. The significant unavoidable impact at the intersection of Jamboree Road/Barranca
Parkway identified in the FEIS/EIR would still occur with the proposed project, although not as a
direct result of project implementation. The total number of trips generated by the project has
not changed and does not exceed the trip caps established and agreed upon between the City
of Tustin and the cities of Santa Ana and Irvine. It should be noted that the Project Phasing Plan
has been revised and is presented as part of revised IA-1. The revised Trip Budget by
Neighborhood is presented in Revised Table 3-3 in Section 3, Project Description.
RIProjectslTustinlJ00415 Environ Analysis-031306.doc
5-137
Environmental Analysis and
Explanation of Checklist Responses
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
B. Exceed, either individually or cumulatively, a level of service standard established
by the county congestion management agency for designated roads or highways?
No Substantial Change from Previous Analysis. As noted under the discussion of current
condition, two new intersections within the previously identified study area have been added to
the Orange County CMP since certification of the FEIS/EIR: SR-261 northbound ramps at Irvine
Boulevard and SR-261 southbound ramps at Irvine Boulevard. Based on the analysis conducted
in the FEIS/EIR, all of the CMP intersections are forecasted to operate at an acceptable
LOS "E" or better, which is within the performance standard for CMP intersections. The
proposed Specific Plan Amendment, DDA, and Development Plan would not result in any
changes to these conclusions as all CMP intersections within the study area would continue to
operate at an acceptable level of service.
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?
No Substantial Change from Previous Analysis. The proposed Specific Plan Amendment,
DDA, and Development Plan would not include any uses that would change air traffic patterns
or locations and would not increase the amount of air traffic. No mitigation is required.
D. Substantially increase hazards due to a design feature (e.g., sharp curves or
dangerous intersections) or incompatible uses (e.g., farm equipment)?
No Substantial Change from Previous Analysis. The proposed Specific Plan Amendment,
DDA, and Development Plan involve reuse of the MCAS Tustin site and implementation of a
new internal circulation system. The project does not include any uses or design features that
would increase hazards. It should also be noted that the traffic analysis prepared for the
proposed project included an assessment of access to the proposed high school and
elementary school sites within the Master Developer footprint (Planning Areas 8 and 15,
respectively). School access is anticipated to be via the recommended driveways as shown in
Exhibit 13 and would be designed according to City of Tustin guidelines. Low volumes along the
local roadway fronting the elementary school would not create any traffic problems. There are
two local roadways proposed along the westerly and southerly boundaries of the high school in
addition to access, which may also be available from the North Loop Road and Tustin Ranch
Road. This would provide adequate alternative access for staff and busses to access the high
school. The proposed Specific Plan Amendment, DDA, and Development Plan would not
increase hazards.
E. Result in inadequate emergency access?
No Substantial Change from Previous Analysis. Access to the Specific Plan area is provided
from the existing circulation system and new internal roadways on the project site. The new
arterial connection proposed in the Development Plan by the extension of Carnegie from Red
Hill Avenue to the North Loop Road would provide beneficial additional access to the project site
from surrounding arterial highways. All access will conform with requirements outlined in
Section 3.11 of the Specific Plan, General Development Regulations which include, but are not
limited to: all structures would have a permanent means of access to a public street. The
FEIS/EI R also identified that individual development projects with the site would be required to
meet existing OCFA regulations regarding emergency access (page 4-57). Compliance with
OCFA regulations remains applicable to the proposed Specific Plan Amendment, DDA, and
RIProjectslTustinlJ00415 Environ Analysis-031306.doc
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MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
Development Plan. The proposed Specific Plan Amendment, DDA, and Development Plan
would provide adequate emergency access so no mitigation is required.
F. Result in inadequate parking capacity?
No Substantial Change from Previous Analysis. As identified in the FEIS/EIR, each project
would be required to provide the necessary off-street parking spaces to support the proposed
uses. The amount of parking provided would be consistent with the requirements of the City of
Tustin or City of Irvine parking regulations, as appropriate. By applying parking regulations
outlined in Section 3.13 of the Specific Plan, off-street parking impacts associated with
implementation of the proposed development would be avoided. In summary, Section 3.13
provides regulations related to: joint use of parking areas, transportation demand management
plans, location of parking spaces, restricting the use of parking spaces, gates which limit access
to parking areas, disabled access parking, maintenance and potential impacts to parking
spaces, parking stall dimensions and parking lot design, and parking requirements for various
land uses.
Within the Master Developer footprint, on-street parking on arterial roadways would be
permitted on Moffett Drive, on North Loop Road between East Connector and the Jamboree
Road/Warner Avenue southbound ramps, and on the local collector street adjacent to the
proposed elementary school (see Exhibit 14). The East Connector between North Loop Road
and this local street would have on-street parking allowed on the west side only. The low
projected volumes (8,000 daily trips at most) can accommodate on-street parking on these
roadways. Locations where diagonal parking may be permitted would be reviewed during the
development process and would be subject to Specific Plan requirements, current City roadway
standards, and approval of the City Engineer.
Similar to the conclusions in the FEIS/EIR, the proposed Specific Plan Amendment, DDA, and
Development Plan would provide adequate parking capacity so no significant impacts would
result.
G. Conflict with adopted policies, plan or programs supporting alternative
transportation (e.g., bus turnouts, bicycle racks)?
No Substantial Change from Previous Analysis. The proposed Specific Plan Amendment,
DDA, and Development Plan would provide a system of public sidewalks and pathways to
accommodate the recreational and transportation needs of the residents. These facilities would
provide access to nearby recreational facilities, schools, public amenities, commercial centers,
and bus stops, and would also provide for an alternative mode of transportation for the area
residents. Bicycle lanes would be provided along all public arterials in accordance with the City's
standards and the General Plan. In addition to a system of internal pathways within each area,
these facilities would serve the needs of recreational and experienced cyclists. The planned
trails would also provide an alternative mode of transportation for those wishing to ride their
bicycle to work, shopping centers, school, and other destinations.
The various walk and trail systems in the project area would mostly consist of eight-foot Class II,
on-street bike lanes (where there is no on-street parking allowed) and five-to-eight foot Class I,
off-street meandering trails which could be shared by pedestrians and bikes on roads where on-
street parking would be allowed. According to City standards, sidewalks are generally either five
or eight feet where Class II, on-street bike lanes are assumed; intersection locations are also
configured according to the guidelines set forth in the Specific Plan. Eight-to-twelve foot
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R:IProjectsl T usti nlJ004 IGraph icslEx 14 _POSP _ 030206. pdf
MCAS Tustin Zone Change (Specific Plan Amendment) 05-002,
DDA and Development Plan
Addendum
parkway-separated sidewalks would be provided throughout the community arterial roadways,
and access trails which connect the open space points of interest and trails with the community
would also be provided throughout the site.
Similar to the conclusions in the FEIS/EIR, the proposed Specific Plan Amendment, DDA, and
Development Plan would support alternative transportation modes.
5.15.4 MITIGATION MEASURESIIMPLEMENTATION ACTIONS
FEISIEIR MitiQation Measuresllmplementation Actions That Have Been Completed
The City of Tustin and the City of Santa Ana have entered into an Amendment to Joint Exercise
of Powers Agreement regarding the Tustin-Santa Ana Transportation System Improvement
Authority in February 2001. Additionally, the City of Tustin and the City of Irvine entered into an
agreement regarding the Implementation, Timing and Funding of Transportation/Circulation
Mitigation for the MCAS Tustin project in February 2001. The mitigation improvement at the
Caltrans SR-55 ramp at Edinger Avenue is currently under construction. Therefore, the
following have been completed.
MM T/C-2
MM T/C-3
MM T/C-8
MM T/C-9
The City of Tustin and the City of Irvine, as applicable (for that portion of the
reuse plan area within Irvine), shall ensure that the arterial intersection
improvements required in 2005 and 2020 and as indicated in Tables 4.12-7 and
4.12-9 of the FEIS/EIR are implemented for their respective jurisdictions
according to the cumulative ADT thresholds identified in each table and
according to the fair share basis noted. The ADT threshold represents the traffic
volume which would result in an impact and the fair share percentage reflects the
percent of the traffic impact resulting from the reuse generated traffic. In some
cases, reuse traffic would generate 100 percent of the impact, thereby assuming
full financial responsibility for the identified improvements. In other cases, reuse
traffic would generate only a fraction of the traffic impacting the intersection and
financial responsibility would correspond.
The City of Tustin and the City of Irvine, as applicable (for that portion of the
reuse plan area within Irvine), shall contribute, on a fair share basis, to
improvements to freeway ramp intersections as listed in Table 4.12-8 of the
FEIS/EIR. The method of implementing improvements (e.g., restriping, ramp
widening) shall be based on special design studies, in association with Caltrans.
Alternative improvements that provide an equivalent level of mitigation in 2005 or
2020 to what is identified in Tables 4.12-7 and 4.12-9 of the FEIS/EIR may be
identified in consultation between the City of Tustin and the City of Irvine, as
applicable, and the impacted jurisdiction.
The City of Tustin shall enter into agreements with Caltrans and the cities of
Santa Ana and Irvine to ensure that the off-site roadway improvements needed
to mitigate the effects of the proposed alternative are constructed pursuant to
improvement programs established by the respective jurisdiction.
In order to properly coordinate the timing and improvements in the adjacent
jurisdictions, the City of Tustin shall hold a scoping-like meeting with the
respective jurisdictions. The purpose of said scoping-like meeting shall be to
identify the concerns of the respective jurisdictions prior to the initiation of the fair
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share study. The purpose of the study would be to fully identify, with each
jurisdiction, the scope and costs of feasible improvements (as determined by the
respective jurisdiction). The improvements would be acceptable to each
jurisdiction toward fulfilling the timing and cost of the transportation improvement
obligations as required to mitigate transportation impacts in each jurisdiction. The
funding for the improvements to be incorporated into the agreement would be
utilized by the respective agency to improve the capacity of the impacted
intersections/links or be used for substituted improvements, as determined by
mutual agreement.
Prior to execution of the agreement, each jurisdiction would be allowed ten (10)
working days to review the technical report prior to being provided with a copy of
the proposed agreement. Each jurisdiction would then have ten (10) working
days to review and comment as to its concurrence with the improvement
programs contained in the agreement. The comments of each jurisdiction would
be considered to ensure that the City of Tustin's responsibility for fair share
funding of the improvements in each jurisdiction as stated above is fully
addressed.
IA-6
The City of Tustin will enter into agreements with Caltrans and the cities of Santa
Ana and Irvine to ensure that the off-site roadway improvements needed to
mitigate the effects of the Specific Plan are constructed pursuant to improvement
programs established by the respective jurisdiction.
In order to properly coordinate the timing and funding of fair share obligation of
Specific Plan improvements in the adjacent jurisdictions, the City of Tustin shall
hold a scoping-like meeting with the respective jurisdictions. The purpose of said
scoping-like meeting shall be to identify the concerns of the respective
jurisdictions prior to the initiation of the fair share study. The purpose of the study
would be to fully identify, with each jurisdiction, the scope and costs of
obligations of the Specific Plan as required to mitigate transportation impacts in
feasible improvements (as determined by the respective jurisdiction). The
improvements would be acceptable to each jurisdiction toward fulfilling the timing
and cost of the transportation improvement each jurisdiction, as listed above. The
funding for the improvements to be incorporated into the agreement would be
utilized by the respective agency to improve the capacity of the impacted
intersections/links or be used for substituted improvements, as determined by
mutual agreement.
Prior to execution of the agreement, each jurisdiction would be allowed ten
working days to review the technical report prior to being provided with a copy of
the proposed agreement. Each jurisdiction would then have ten working days to
review and comment as to its concurrence with the improvement programs
contained in the agreement. The comments of each jurisdiction would be
considered to ensure that the City of Tustin's responsibility for fair share funding
of the improvements in each jurisdiction as stated above is fully addressed.
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FEISIEIR MitiQation Measuresllmplementation Actions Applicable to the Proposed
Proiect
Construction Mitigation Measures
MM T/C-1
In conjunction with the approval of a site development permit, the City of Tustin
and the City of Irvine, as applicable (for that portion of the reuse plan within
Irvine), shall require each developer to provide traffic operations and control
plans that would minimize the traffic impacts of proposed construction activity.
The plans shall address roadway and lane closures, truck hours and routes, and
notification procedures for planned short-term or interim changes in traffic
patterns. The City of Tustin and the City of Irvine, as applicable, shall ensure that
the plan would minimize anticipated delays at major intersections. Prior to
approval, the City of Tustin or the City of Irvine, as applicable shall review the
proposed traffic control and operations plans with any affected jurisdiction.
Implementation Actions
IA-7
Each Specific Plan project would contain, to the satisfaction of the City of Tustin
and/or City of Irvine, as applicable, a pedestrian circulation component showing
pedestrian access to regional hiking trails, parks, schools, shopping areas, bus
stops, and/or other public facilities.
Refinements to FEISIEIR MitiQation Measuresllmplementation Actions
The following Development Mitigation Measures and Implementation Actions have been revised
to include the updated Phasing Plan and Trip Budget consistent with the proposed Specific Plan
Amendment.
Development Mitigation Measures
MM T/C-4
MM T/C-5
The City of Tustin and the City of Irvine, as applicable (for that portion of the
reuse plan area within Irvine), shall ensure that all on-site circulation system
improvements for the reuse plan area assumed in the 2005 and 2020 traffic
analysis and as shown in Table "1.12 10 4-4 of the FEIS/EIR revised Specific
Plan Phasina Plan (attached) are implemented according to the cumulative ADT
thresholds identified in the table. Under this Phasing Plan, the City of Tustin shall
monitor all new development within the site, accounting for the cumulative ADT
generated by development projects. As each ADT threshold is reached, the
roadway improvements listed in "1.12 10 Table 4-4 of the FEIS/EIR revised
Specific Plan Phasina Plan shall be constructed before any additional projects
within the reuse plan area would be approved.
Prior to approval of a site development permit or vesting tract, except for
financing or conveyance purposes, for all land use designation areas in
Alternative 1 with the exception of the Learning Village, Community Park, and
Regional Park, a project developer shall enter into an agreement with the City of
Tustin and City of Irvine, as applicable (for that portion of the reuse plan area
within Irvine) which assigns improvements required in the FEIS/EIR to the
development site and which requires participation in a fair share mechanism to
design and construct required on-site and arterial improvements consistent with
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the ADT generation thresholds shown in Tables '1.127, '1.128, '1.129, and
'1.12 10 Table 4-4 of the revised Specific Plan Phasina Plan.
MM T/C-6
The City of Tustin and the City of Irvine, as applicable (for that portion of the
reuse plan area in Irvine), will monitor new development within the reuse plan
area, accounting for the cumulative ADTs generated by development projects
within the reuse plan area. As each cumulative ADT threshold shown in Table
'1.12 10 4-4 of the revised Specific Plan Phasina Plan is reached, the roadway
improvements listed shall be constructed before any additional projects within the
reuse plan area are approved.
REVISED TABLE 4-3
ON-SITE ARTERIAL CIRCULATION IMPROVEMENTS
Barranca Parkway Red Hill Avenue Jamboree Road Major Arterial
Edinger Avenue East of Red Hill Avenue West of Jamboree Road Major Arterial
Red Hill Avenue Barranca Parkway North of Valencia Avenue Major Arterial
Tustin Ranch Road Edinger Avenue Barranca Parkway Major Arterial
(including interchange)
Warner Avenue Red Hill Avenue North Loop Road Major Arterial
Harvard Avenue Barranca Parkway Edinger Avenue Primary Arterial
Warner Avenue North Loop Road Jamboree Road Primary Arterial
A Street 1 South Loop Road Tustin Ranch Road Secondary Arterial
Armstrong Avenue North Loop Road Barranca Parkway Secondary Arterial
Carnegie Avenue 1 Red Hill Avenue Armstrong Avenue Secondary Arterial
East Connector Edinger Avenue North Loop Road Secondary Arterial
Harvard Avenue South of OCT A/SCRRA Edinger Avenue Secondary Arterial
Railroad
Legacy Road1 Warner Avenue North Loop Road Secondary Arterial
North Loop Road Valencia Avenue Warner Avenue Secondary Arterial
Park Avenue 1 South Loop Road Tustin Ranch Road Secondary Arterial
South Loop Road Tustin Ranch Road Warner Avenue Secondary Arterial
South Loop Road Park Avenue Armstrong Avenue Secondary Arterial
West Connector Edinger Avenue North Loop Road Secondary Arterial
Aston Street1 Carnegie Avenue Barranca Parkway Local Collector Street
Moffett Orive North Loop Road Harvard Avenue Local Collector Street
Sweet Shade Harvard Avenue Local Collector Street
Landsdowne Road North Loop Road Local Street
Severyns Road North Loop Road Local Street
1 New Improvement
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REVISED TABLE 4-4
ON-SITE ADT DEVELOPMENT THRESHOLDS
Armstrong Avenue - North Loop Road to Warner Avenue2
Barranca Parkway - Tustin Ranch Road to Jamboree Road
Edinger Avenue - along project frontage between Red Hill Avenue and Jamboree
Road (completed)
Harvard Avenue - Barranca Parkway to just south of aCTA/SCRRA railroad
Landsdowne Road
Marble Mountain Road (completed as "Sweet Shade,,)2
North Loop Road - Red Hill Avenue to West Connector
Severyns Road2
West Connector
East Connector
Barranca Parkway - Tustin Ranch Road to Red Hill Avenue
Moffett Orive
North Loop Road - West Connector to Moffett Orive
82,800 (109,800) Red Hill Avenue/Carnegie Avenue Intersection (East Leg to Linear Park)
Red Hill Avenue - Barranca Parkway to just north of Valencia Avenue
South Loop Road - Warner Avenue to Tustin Ranch Road2
Tustin Ranch Road - Edinger Avenue to Barranca parkway2
Warner Avenue - Red Hill Avenue to Jamboree Road2
A Street - South Loop Road to Tustin Ranch Road2
Armstrong Avenue - Warner Avenue to Barranca Parkway
Carnegie Avenue - Linear Park to Armstrong Avenue becoming South Loop Road2
26,900 (136,700) Legacy Road - North Loop Road to Tustin Ranch Road2
North Loop Road - Moffett Orive to Warner Avenue
ParkAvenue - South Loop Road to Tustin Ranch Road2
South Loop Road - Armstrong Avenue to Tustin Ranch Road via Park Avenue2
39,500 (176,200) Legacy Road - Warner Avenue to Tustin Ranch Road2
40,200 (216,400) Aston Street - Carnegie Avenue to Barranca parkway2
1 Roadway shall be constructed prior to the issuance of certificates of occupancy for this phase.
27,000
(27,000)
2 Changes to original FEIS/EIR.
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MM T/C-7
The City of Tustin shall adopt a trip budget for individual portions of the reuse
plan area to assist in the monitoring of cumulative ADTs and the amount and
intensity of permitted non-residential uses as evaluated in the EIS/EIR.
Implementation Actions
IA-1
Table 4.12-10 of the FEIS/EIR, as revised and presented in Table 4-4 of the
revised Specific Plan PhasinQ Plan, presents the Phasing Plan for the on-site
circulation system. The Phasing Plan is based upon traffic circulation impact and
mitigation analyses contained in the Tustin LeQacv Traffic Analvsis (Austin-Foust
Associates, Inc., February 2006) Traffic Report (-F-ifla.l e FEIS/EIR). Under this
Specific Plan Phasing Plan, the City of Tustin shall monitor all new development
within the Specific Plan, accounting for the cumulative ADT generated by
development projects. As each ADT threshold is reached, the roadway
improvements listed in "1.12 10 of the FEIS/EIR Tables 4-3 (attached) and 4-4 of
the revised Specific Plan PhasinQ Plan (attached) and presented in Table "1 of
the Tustin Legacy Phasing Plan shall be constructed before any additional
projects within the Specific Plan would be approved.
IA-2
Table 3-3, as revised and presented in Section 3 of this Addendum, presents the
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; they are not part of the budget.)
Pursuant to Section 3.2.4 of the Specific Plan, the City of Tustin shall implement
the trip budget by neighborhood to control the amount and intensity of non-
residential uses. Trip Budget transfers between neighborhoods shall also be
implemented as directed in subsection 3.2.4 of the Specific Plan.
IA-3
Prior to the approval of (1) a Planning Area Concept Plan pursuant to Section 4.2
of the Specific Plan, (2) a site development permit, or (3) a vesting tentative map
for new square footage (not for financing or conveyance purposes), a project
developer shall provide traffic information consistent with the provisions of the
Specific Plan, tAfsthe EEIS/EI R, and this Addendum and the requirements of the
City of Tustin Traffic Engineer. The traffic information shall (a) identify and assign
traffic circulation mitigation measures required in the EIS/EIR pursuant to the
Phasing Plan described in "1.12 10 of the FEIS/EIR Table 4-4 of the revised
Specific Plan PhasinQ Plan; (b) evaluate the effects of either the delay of any
previously committed circulation improvements or the construction of currently
unanticipated circulation improvements; and (c) utilize the circulation system and
capacity assumptions within the EIS/EI R and any additional circulation
improvements completed by affected jurisdictions for the applicable timeframe of
analysis.
IA-4
Prior to the issuance of building permits for new development within planning
areas requiring a concept plan, a project developer shall enter into an agreement
with the City of Tustin to (a) design and construct roadway improvements
consistent with the ADT generation Phasing Plan described in "1.12 10 of the
FEIS/EIR Table 4-4 of the revised Specific Plan PhasinQ Plan and (b) address
the impact of and specify the responsibility for any previously committed
circulation improvements assumed in the EIS/EIR which have not been
constructed.
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IA-5
If a subsequent traffic Phasing Plan demonstrates that certain circulation
improvements should be included in a different phase of Specific Plan
development (accelerated or delayed) or that a circulation improvement can be
substituted, the mitigation Phasing Plan in "1.12 10 of the FEIS/EIR Table 4-4 of
the revised Specific Plan Phasina Plan may be amended, subject to approval of
the City of Tustin and any other affected jurisdictions, provided that the same
level of traffic mitigation and traffic capacity would be provided.
FEIS/EIR Mitiaation Measures/Implementation Actions Not Applicable to the Proposed
Proiect
The FEIS/EIR mitigation measures and Implementation Actions are applicable to the proposed
project.
5.15.5 CONCLUSION
Pursuant to Sections 15162 and 15183 of the CEQA Guidelines, the City of Tustin has
determined, on the basis of substantial evidence in the light of the whole record, that: (a) the
amended project does not propose substantial changes to the project affecting traffic and
circulation, which would require major revisions to the FEIS/EIR; (b) there have been no
substantial changes in circumstances under which the project will be undertaken that will require
major revisions to the FEIS/EIR due to new or substantially more severe significant
environmental effects related to traffic and circulation than previously analyzed in the FEIS/EIR;
and (c) no new information of substantial importance, as described in subsection (a)(3) of
Section 15164 of the CEQA Guidelines, related to traffic and circulation has been revealed that
would require major revisions to the FEIS/EIR or its conclusions.
The FEIS/EIR identified significant unavoidable impacts (project and cumulative) at the
intersections of Jamboree Road/Barranca Parkway and Tustin Ranch Road/Walnut Avenue.
The impact at the intersection of Tustin Ranch Road/Walnut Avenue is reduced with the
proposed Specific Plan Amendment, DDA, and Development Plan; however, the impacts at the
intersection of Jamboree Road/Barranca Parkway remain significant and unavoidable. There
are no new mitigation measures available that the City of Tustin could implement to reduce this
impact (project and cumulative) to a level considered less than significant. A Statement of
Overriding Considerations was adopted by the Tustin City Council on January 16, 2001, for this
unavoidable impact. The proposed project would not substantially increase the severity of this
significant and unavoidable impact (project and cumulative) beyond that identified in the
FEIS/EI R.
SOURCES
In addition to the sources used in preparation of this Addendum identified at the beginning of
Section 5, the following sources were used to address traffic/circulation issues:
Austin-Foust Associates, Inc. Tustin Legacy Traffic Analysis. February 2006.
Tustin, City of. Agreement Between the City of Irvine and the City of Tustin Regarding the
Implementation, Timing and Funding of Transportation/Circulation Mitigation for the
MCAS Tustin Project. February 22, 2001.
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Tustin, City of. Memorandum from Public Works Department, City of Tustin, to William A.
Huston, City Manager, City of Irvine. Memorandum of Agreement with the Transportation
Corridor Agencies and the City of Irvine. Tustin, California: May 4, 1998.
5.16 UTILITIES AND SERVICE SYSTEMS
5.16.1 SUMMARY OF IMPACTS FROM FEISIEIR
The FEIS/EIR identified that construction impacts associated with implementation of utilities
were addressed for each respective topical issue throughout the document since utilities
occurred within the impact footprint, which included a portion of Peters Canyon Channel. It was
identified that existing utilities would be replaced and would be sized to accommodate proposed
uses. The utilities and service systems section addressed operational impacts associated with
domestic/potable water, reclaimed water, sanitary sewer, drainage, electricity, natural gas,
telephone, cable television, and solid waste disposal. The analysis presented in the FEIS/EIR
was based on conceptual utility plans available at the time the FEIS/EIR was prepared.
Potable Water
The FEIS/EIR identified that IRWD provides potable water service to the project area. The
FEIS/EIR identified that after build-out, the domestic water demand would be 2.8 million gallons
per day (GPD). The FEIS/EIR concluded that IRWD had adequate existing capacity to supply
water to the reuse plan area through its existing supplies or through acquisition of more water
from the Orange County groundwater basin (wells), back up supply from Metropolitan Water
District of Southern California (MWD), and from well water to satisfy future demand from the
Specific Plan area. The FEIS/EIR concluded that IRWD would be able to provide water service
to the project area and the impact would be less than significant.
Reclaimed Water
The FEIS/EIR identified that IRWD provides reclaimed water service to the project area and the
estimated reclaimed water needs after build-out would be 1.8 million GPD. The FEIS/EIR noted
that IRWD would prepare a Sub-area Master Plan to determine pipe sizes (based on demand),
water-pressure requirements, and flow velocity. As indicated in the FEIS/EIR, development of
the proposed project would include a reclaimed water system designed to adequately
accommodate development and IRWD would have adequate capacity in the district to supply
the Specific Plan area with reclaimed water. No significant impacts were identified.
Sanitary Sewer
The FEIS/EIR identified that IRWD provides sanitary sewer service to the project area, with
regional service provided by the Orange County Sanitation District (OCSD). The FEIS/EIR
identified that 2.5 million GPD would be generated by the project, with a peak flow of 7.7 million
GPD. Since IRWD and OCSD indicated that they have adequate capacity to serve the reuse
development area, and the sewer system would be designed to adequately accommodate
development, the FEIS/EIR concluded that no significant impacts would result from
implementation of the project.
DrainaQe
The FEIS/EIR identified that development of the Specific Plan area would replace existing built
facilities, runways and tarmac with other types of impervious surface. In addition, it would
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replace agricultural fields, operationally constrained undeveloped areas, and other undeveloped
parcels with urban uses. The development plan in the FEIS/EIR provided a golf course and
parks which provided some pervious surfaces; however, the overall impervious surface area
were determined to increase. This section focuses on drainage facilities. Refer to the discussion
provided in Section 5.8, Hydrology and Water Quality, regarding specific drainage impacts
(e.g., increase in surface water runoff and potential for flooding).
A conceptual storm drain plan was prepared for the project in coordination with the OCFCD and
was addressed in the FEIS/EIR. It was determined that the existing storm drain system within
the project site could not be used because most of the pipes and channels are undersized. The
proposed storm drain plan included five major drainage areas with mainline facilities and
improvements to the OCFCD Barranca Channel. The backbone system followed the alignments
of the major arterial roadways. The use of retention basins in the golf village area was also
proposed.
The FEIS/EIR identified that future on-site facilities would discharge into the County's regional
facilities (Peters Canyon Channel and Barranca Channel), but not the Santa Ana/Santa Fe
Channel. At the time the FEIS/EIR was prepared, the OCFCD had included improvements to
the Peters Canyon Channel in its five- year plan for design and construction. These
improvements were not a feature of the Specific Plan. The Santa Ana/Santa Fe Channel and
Barranca Channel were identified as being undersized. The proposed project evaluated in the
FEIS/EIR included a public benefit conveyance to provide right-of-way to reflect the existing
Barranca and Santa Ana/Santa Fe easements. For Peters Canyon, the public benefit
conveyance was proposed to include the existing easement (180-feet) plus an additional 40 feet
from the Metrolink rail line south to Warner Avenue.
The FEIS/EIR concluded that development of the Specific Plan area would require an improved
storm drain system to adequately accommodate proposed development. Because the required
system could be provided by the cities of Tustin and Irvine and OCFCD funded in part by fair-
share contributions of Specific Plan developers, the impacts to storm drain facilities were
determined to be less than significant. The storm drain system would be constructed within the
impact area identified for the project.
Electricitv
The FEIS/EIR identified that the proposed project would increase electricity usage compared to
the established baseline usage. However, Southern California Edison (SCE) indicated that the
existing substations could handle the increased demand and no new substations would be
needed.
Existing overhead distribution lines and transformers would be phased out and replaced by an
underground electrical system in new development areas. The systems previously used by
military family housing would remain with no conversion necessary.
The FEIS/EIR concluded that the preliminary electrical system developed for the proposed
project provided adequate capacity to meet the reuse demand; therefore, the impact to electrical
service was considered less than significant.
Natural Gas
The FEIS/EIR identified that the proposed project would increase natural gas consumption
compared to the established baseline condition. The natural gas provider at the time the
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FEIS/EIR was prepared, Southern California Gas Company (SCGS), indicated that it could
provide service with the increased demand; however, a new distribution and delivery system
would need to be created. The FEIS/EIR concluded that a natural gas system would be
constructed to adequately address the needs of proposed developed and SCGC indicated that it
had sufficient capacity to provide service; therefore, the impact would be less than significant.
Telephone
At the time the FEIS/EIR was prepared Pacific Bell provided telephone service in the project
area. The telephone service used on the MCAS property was owned and maintained by the
military and did not meet industry standards; therefore, it would not be used to serve the
Specific Plan area. The FEIS/EIR concluded that the proposed project would include
implementation of a telephone system designed to adequately address the needs of the
proposed project. It also indicated that Pacific Bell had sufficient capacity to provide service;
therefore, the impact would be less than significant.
Cable Television
At the time the FEIS/EIR was prepared, it was identified that Cox Communications (Cox) would
provide cable television to the development area. Cox indicated that it had the capacity to
adequately provide service to the area. Therefore, the FEIS/EIR concluded that impacts related
to cable television are less than significant.
Solid Waste Disposal
The Orange County Integrated Waste Management Department provides solid waste services
to the project area. The FEIS/EIR identified that the proposed project would generate
approximately 37,000 tons of solid waste per year, which would be an increase of about
32,300 tons per year. Solid waste disposal would occur at the Frank R. Bowerman Landfill,
which is not scheduled to close until 2024. At the time the FEIS/EIR was prepared, the landfill
had only used 20.6 million cubic yards (mcy) of its 117 mcy capacity. Both the Cities of Tustin
and Irvine have adopted a Source Reduction and Recycling Element (SRRE), which were fully
implemented in the year 2000 and was proposed to achieve a 50 percent reduction of solid
waste. All new development would be required to comply with these SRRE standards. The
FEIS/EIR concluded that no new solid waste facilities would be required to serve the proposed
project; therefore, impacts would be less than significant.
5.16.2 CURRENT CONDITIONS
Telephone service is now provided by SBC, and natural gas is now provided by Sempra
Energy/The Gas Company. While the project site is within the OCSD service boundaries, based
on an agreement between IRWD and OCSD, IRWD no longer directly serves the project site.
Federal Disposal Service provides solid waste hauling and recycling services to Tustin residents
and businesses. It should also be noted that the City maintains area non-exclusive cable
franchise policy and cable television franchises are granted on a city-wide basis.
The City of Tustin has already completed a number of actions to ensure implementation
(funding and construction) of the Tustin Legacy Backbone Infrastructure Program. Cost
estimates for the Tustin Legacy Backbone Infrastructure Program have been developed and the
City has entered into agreements with each of the developers within the Specific Plan area
regarding the required fair-share funding and phasing for the infrastructure improvements.
Additionally, the City of Tustin has entered into agreements with adjacent jurisdictions regarding
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funding for infrastructure improvements that are not within the City of Tustin. It should be noted
that the Master Developer DDA being considered with the proposed project is the last
agreement to be executed for the Tustin Legacy Backbone Infrastructure Program. The
proposed DDA, together with agreements that the City of Tustin has already entered into with
other Specific Plan developers and adjacent jurisdictions, assures implementation of the entire
Tustin Legacy Backbone Infrastructure Program.
The following addresses updated studies, agreements and regulations that have been
completed or implemented since preparation of the FEIS/EIR.
Potable Water. Non-Potable Water and Sewer
I RWD prepared a Marine Corps Air Facility Tustin Redevelopment Sub-Area Master Plan in
December 1999. The Sub-Area Master Plan sets forth the necessary potable water, non-potable
water, and sewer infrastructure required to fully provide service to the proposed Specific Plan
area. The proposed phasing required for implementation of the facilities is also identified. The
City of Tustin and IRWD have formed an improvement district for the purpose of financing water
and sewer facilities at Tustin Legacy.
For domestic water and wastewater collection, IRWD has prepared separate Plan of Works for
two improvement districts. The Plan of Works is the means by which fiscal requirements of the
improvement district are identified, including bond authorization, in order to provide for
construction, planning and design of facilities as well as imposing a tax rate for water and sewer
facilities. General obligation bonds have been issued to fund installation of improvements at
Tustin Legacy. As previously discussed, such utilities are within the scope of the Specific Plan.
In 1999, OCSD prepared a comprehensive strategic plan that identified near term and long term
capital improvement projects to the collections system, treatment plants, discharge facilities,
and biosolids management to accommodate future wastewater flows due to population
increases within its service area boundaries. OCSD adopted an interim update of the 1999
Strategic Plan in 2002. Many of the near term capital improvement projects identified in the
1999 and 2002 Update to expand the capacity of OCSD current treatment plants in Huntington
Beach and Fountain Valley and collection facilities are currently underway as documented on
the OCSD website and will continue to accommodate future demand.
In July 2003, the OCSD and IRWD entered into an agreement that transferred the service area
for the Tustin Legacy site to IRWD and identified that OCSD would receive project-generated
wastewater from IRWD. To accommodate future sewer capacity to serve the entire Tustin
Legacy project, IRWD and OCSD, with assistance from the City of Tustin completed
construction of a new trunk sewer line from Armstrong Avenue just north of Barranca Parkway
within the project site, southerly down Armstrong Avenue to Main Street in the City of Irvine.
This new line connects with an existing trunk sewer in Main Street. This was the only new sewer
main needed to serve the proposed project.
ReQional Storm Drain System
In March 2003, the City of Tustin entered into a Cooperative Agreement (D02-119) with the
OCFCD and the County of Orange (hereinafter referred to as the "County") for the improvement
of regional drainage facilities throughout the Tustin Legacy site (within the City of Tustin). The
Cooperative Agreement identified conditions for the development of certain portions of Tustin
Legacy, including largely improvements to a portion of Peters Canyon Channel within the City of
Tustin. Specifically, the agreement establishes the terms and conditions under which the
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channel improvements will be scheduled, engineered, financed, constructed, operated, and
maintained. It should be noted that the responsibility to construct the channel improvements can
be passed from the City of Tustin to developers within the Specific Plan area. This agreement
includes a requirement for the development of a Runoff Management Plan/Engineering Study
for the Tustin Legacy site. The RMP was completed in December 2004 (RBF, 2004). The City
and the County subsequently approved Amendment No. 1 to Agreement D02-119 which
includes provisions for the construction of additional regional improvements to the Peters
Canyon Channel within the City of Tustin, and milestones for implementation of these
improvements.
The City of Irvine required improvements for the portion of Peters Canyon Channel in its
jurisdiction (from the City of Tustin limits to Barranca Parkway) to be completed by Marble
Mountain Partners, LLP. The City of Tustin has entered into an agreement with the City of Irvine
for funding of channel improvements in the City of Irvine by Marble Mountain Partners, LLP. The
City of Irvine will use Community Facilities District fees for funding. As part of this agreement,
these improvements have been incorporated into the Tustin Legacy Backbone Infrastructure
Program.
The RMP identifies the recommended backbone infrastructure to intercept and convey both
regional and local storm water runoff from the Tustin Legacy site. With the exception of the
segments of Peters Canyon Channel covered under the agreement between the City of Irvine
and the City of Tustin, the area of impact associated with implementation of regional and local
drainage facility improvements is the same as addressed in the FEIS/EIR.
It should also be noted that Phase I Tustin Legacy infrastructure improvements were initiated in
May 2005 and are underway and include construction of streets and utilities for Valencia
Avenue from Red Hill Avenue to the West Connector; and the West Connector, Landsdowne,
and Armstrong from Valencia south to Warner Avenue (with water and sewer utilities to be also
installed south to Barranca Parkway). These improvements comply with the Specific Plan.
5.16.3 COMPARISON OF PROPOSED AND PREVIOUSLY APPROVED PROJECT
IMPACTS
Environmental Checklist Responses
Would the project:
A. Exceed wastewater treatment requirements of the applicable Regional Water
Quality Control Board?
No Substantial Change from Previous Analysis. Wastewater originating from the project site
would be generated by residential, commercial/business, institutional, recreational, and open
space uses and would ultimately be treated by facilities owned and operated by I RWD and/or
OCSD. The wastewater treatment requirements of the California Porter-Cologne Water Quality
Act, the federal Clean Water Act and regulations issued by the California Regional Water
Quality Control Board for the treatment facilities were developed to ensure that adequate levels
of treatment would be provided for the wastewater flows emanating from all land uses within its
service area. Therefore, the wastewater from the project site would not cause the treatment
plant to exceed these treatment requirements. No impacts are anticipated and no mitigation in
addition to planned construction of the sanitary sewer facilities is required.
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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 impacts?
E. Result in a determination by the wastewater treatment provider, which services 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?
No Substantial Change from Previous Analysis. I RWD provides water and wastewater
service to the project area. The proposed Specific Plan Amendment, DDA, and Development
Plan would not substantially change the types or amount of land uses assumed in the Land Use
Plan addressed in the FEIS/EIR. The number of residential units remains the same and the
amount of non-residential development has been reduced. Based on the changes in the amount
and type of proposed land uses, and using the demand factors presented in the Appendix E of
the FEIS/EIR, it has been determined that the proposed project would have a reduced domestic
water demand compared with the previously approved project (estimated at 2.7 million gallons
per day [gpd] vs. 2.8 million gpd), and non-potable water demand (estimated at 1.35 million gpd
vs. 1.79 million gpd). The reduction in demand for non-potable water is primarily due to the
elimination of the 159-acre golf course which would have been irrigated with non-potable water.
The amount of wastewater generated under the proposed project would also be reduced (an
average daily flow estimated at 2.15 million gpd vs. 2.55 million gpd with the previously
approved project).
Based on an agreement between I RWD and OCSD executed in 2003, I RWD provides
wastewater service to the project area and OCSD has agreed to accept the wastewater from
IRWD. As discussed above, a new sewer main was constructed to accommodate wastewater
flows for the project site and additional infrastructure for regional service is required to serve the
proposed project.
As discussed in Section 3, Project Description, development within the Master Developer
footprint, and the remainder of Tustin Legacy would result in the need for Tustin Legacy
backbone infrastructure located within and outside the Master Developer footprint, including
domestic and reclaimed water and sewer. The Master Developer would have a responsibility to
make a fair share contribution to implementation of the backbone infrastructure for the Specific
Plan area, and would also be responsible for design and construction of a portion of the
infrastructure program consistent with the provisions of the DDA. The phasing of backbone
infrastructure and performance completion of phased infrastructure would be a precondition to
the subsequent Land Conveyance phase.
The construction of new facilities was addressed in the FEIS/EIR and no new impacts would
result with the proposed project since the required infrastructure has not substantially changed
and is within the impact area addressed in the FEIS/EIR and this Addendum. Development of
the site would still occur in phases, and the Master Developer is required to pay its fair share for
Tustin Legacy Backbone Infrastructure on behalf of the project. Section 3.2.3 of this Addendum
provides a discussion of the complete funding and construction of the Tustin Legacy Backbone
Infrastructure. In addition, the Master Developer would be responsible for design and
construction of a portion of the Tustin Legacy Backbone Infrastructure Program consistent with
the Specific Plan, and as required by the DDA. New water and sewer facilities would be
constructed on-site in compliance with IRWD requirements. The environmental impacts
associated with these construction activities have been evaluated for each topical issue
addressed in the FEIS/EIR and in this Addendum. As concluded in the FEIS/EIR no
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unavoidable significant impacts would result. The proposed project would not result in new or
substantially more severe impacts than what was evaluated in the FEIS/EIR.
c. Require or result in the construction of new storm water drainage facilities or
expansion of existing facilities, the construction of which would cause significant
environmental effects?
Figure 2-10 of the Specific Plan sets forth the original conceptual storm drain improvement plan.
This plan conceptual, and the Specific Plan and FEIS/EIR require preparation of refined storm
drain improvement plans for review and approval by the City of Tustin during the design of the
project.
Since the preparation of the original Specific Plan, and in compliance with the requirements of
the Cooperative Agreement D02-119, a RMP has been completed for the Tustin Legacy project
to identify required local and regional storm drain facilities. Consistent with the conclusion
reached in the FEIS/EIR, implementation of the storm drain improvements identified in the RMP
can accommodate local and regional storm water flows, eliminating the potential for flooding on-
and off-site.
Further, the Cooperative Agreement and the RMP call for design of a storm drain system that is
consistent with the Specific Plan conceptual storm drain plan, but which will result in a
engineering refinement and which may alter the alignments, sizes and extent of the certain
storm drain improvements. Some additional facilities and minor changes to the storm drain
system will be incorporated into the storm drain facilities plans pursuant to the RMP and the
referenced agreements. For example, a detention basin is proposed to be incorporated into the
Master Development project to control stormwater releases to Barranca Channel.
Implementation Measure (a) presented in the FEIS/EIR and restated below is still applicable to
the proposed project. Development of the site would still occur in phases, and as noted above
the Master Developer is required to pay its fair share for Tustin Legacy Backbone Infrastructure
on behalf of the project. In addition, the Master Developer would be responsible for design and
construction of a portion of the Tustin Legacy Backbone Infrastructure Program consistent with
the Specific Plan.
With the exception of a portion of the Peters Canyon Channel, the storm drain improvements
required for the proposed Specific Plan Amendment, DDA, and Development Plan are within the
impact area for the project addressed in the FEIS/EIR, and have been evaluated for each
topical issue in this section. Improvements to the Barranca Channel and Peters Canyon
Channel (between Barranca Parkway and the Metrolink rail crossing) would impact areas under
the jurisdiction of the CDFG and USACE. These impacts have been updated and addressed in
Section 5.4, Biological Resources, and would be mitigated to a level considered less than
significant.
No new impacts or substantially more severe impacts would result from implementation of the
proposed project's storm drain facilities. Compliance with the Implementation Measures
identified below would reduce impacts to a level considered less than significant
D. Have sufficient water supplies available to serve the project from existing
entitlements and resources, or are new or expanded entitlements needed?
The potable and non-potable water demand for the proposed project would be reduced from
that evaluated in the FEIS/EIR due to the proposed reduction in development intensity for non-
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residential uses. Specifically, the amount of non-residential uses has been reduced by
approximately 1,022,422 square feet compared to the project evaluated in the FEIS/EIR.
Therefore, the proposed Specific Plan, DDA and Development Plan would not change the
conclusion reached in the FEIS/EIR that there is sufficient water supply to accommodate the
proposed development.
IRWD's ability to meet long the term water demand of customers within its service area
boundary, including future land uses contemplated by the proposed project, is primarily
documented in two service area wide planning documents. I RWD's principal planning document
is the Water Resources Master Plan (WRMP). The WRMP is a comprehensive document
compiling data and analyses that IRWD considers necessary for its planning needs, including
water supply planning. IRWD has also prepared an Urban Water Management Plan (UWMP), a
document required by statute. The UWMP is based on the WRMP, but contains defined
elements as listed in the statute (Water Code Section 10631, et. seq.). The UWMP is required
to be updated in years ending with "five" and "zero," and IRWD's next update of that document
is anticipated in 2010.
Both the WRM P and the most recent 2005 UWM P include future build-out of the Specific Plan
area for purposes of assessing supply and demand. The 2005 UWMP specifically
acknowledges future build-out of MCAS Tustin in Section II, which describes current and
projected population and other demographic factors affecting IRWD's water management
planning. (See p. 11-8, 2005 UWMP). As documented in Section VII of the 2005 UWMP, which
addresses "water service reliability", IRWD has sufficient water supplies to meet customer
demand needs, including the demand needs for future land uses within the Specific Plan area,
through 2030 under the "normal water supply and demand," "single dry year supply and
demand," and multiple dry year supply and demand" scenarios.
In addition, IRWD has already prepared and/or approved plans for the Specific Plan area and
has taken other steps to facilitate the delivery and supply of water service to the project. For
example, IRWD has approved a Sub-Area Master Plan (SAMP). IRWD also has adopted a Plan
of Work that corresponds to implementation activities related to the (SAMP) including adopting
two separate improvement districts which cover the Specific Plan area and imposing a tax rate
for water and sewer facilities. I RWD has issued general obligation bonds to fund installation of
improvements at Specific Plan area.
I RWD has also signed and approved water and sewer plans for Phase I -Armstrong/Valencia
and West Connector improvements that the City is currently constructing, and approved a
reimbursement agreement with the City for such improvements. Finally, IRWD has signed and
approved water and sewer plans for projects within the Specific Plan area, including the Vestar
project and Tustin Ranch Road/Warner Avenue. Collectively, these planning and
implementation actions have been taken consistently with, and reflect the provisions of the
WRMP.
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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?
No Substantial Change from Previous Analysis. The OCIWM D operates the Orange County
landfill system which would serve proposed development. The proposed Specific Plan
Amendment, DDA, and Development Plan would result in the same amount of residential
development and reduced non-residential development intensity compared to that evaluated in
the FEIS/EIR. Based on the changes in the amount and type of proposed land uses, and using
the demand factors presented in the Appendix E of the FEIS/EIR, it has been determined that
the proposed project would generate slightly more solid waste compared to the previously
approved project (37,518 tons per year vs. 37,379 tons per year). This represents an increase
of less than one percent.
The County's landfill system has sufficient capacity to accommodate the increase in solid waste.
OCIWMD plans to expand the capacity of the Frank R. Bowerman landfill allowing for an
increase from 8,500 tons per day to 11,500 tons per day, and extending landfill operations from
2022 until 2053. IWMD has prepared a Draft EIR for the proposed expansion which is currently
out for public review (J. Arnau, pers. comm., January 17, 2006). In addition to the Frank R.
Bowerman Landfill, the County operates the Olinda Alpha and the Prima Deshecha Landfills
which could also receive solid waste generated from the proposed project. Implementation of
the proposed project would not change the conclusion reached in the FEIS/EIR that there is
adequate capacity for the proposed project available within the Orange County landfill system,
which includes three active landfills. Therefore, no significant impacts related to landfill capacity
would result.
In September of 1989, in response to a state-wide problem of rapidly increasing solid waste and
a limited amount of landfill sites to dispose of increasing waste volumes, the California
Integrated Waste Management Act (AB 939) was signed into law. This Act required every
California County and incorporated city to plan and implement programs designed to reduce the
amount of solid waste disposed of at landfills by 50 percent by the year 2000. In compliance
with guidelines set forth by AB 939, both the Cities of Irvine and Tustin adopted a Source
Reduction and Recycling Element (SRRE) to define goals and objectives for waste reduction,
recycling and diversion. The SRRE defines guidelines to implement these goals and objectives
through eight main programs, consisting of Source Reduction, Recycling, Composting, Special
Waste, Public Education Information, Disposal Facility Capacity, Funding, and Integration.
OCIWMD also is obligated to obtain a Solid Waste Facilities Permit, a Stormwater Discharge
Permit, and permits to construct and operate gas management systems and meet Waste
Discharge Requirements. The local enforcement agency (LEA), SCAQMD and RWQCB enforce
landfill regulations related to health, air quality, and water quality, respectively. Proposed
development within the Specific Plan area would not inhibit OCIWMD's compliance with the
requirements of each of these governing bodies.
It should also be noted that the cities of Tustin and Irvine comply with all State and local statutes
and regulations related to solid waste including the California Public Resources Code, Section
40000 et al. Federal Disposal Service is responsible for implementing and managing several
citywide recycling programs and assisting the City to achieve the state-mandated recycling of 50
percent as required under AB 939. When last reported (2002) the City of Tustin had received a
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46 percent recycling rate and had received an extension from the California Integrated Waste
Management Board for meeting the 50 percent solid waste reduction requirement. In 2003, the
City adopted Municipal Code Section 4327, Waste Disposal Diversion Requirements for
Construction Demolition and Renovation Projects in the City, to increase the recycling rate to
50 percent. In 2002, the City of Irvine successfully diverted 50 percent of its solid waste stream.
(California Integrated Waste Management Board, 2006). The proposed project would be in
compliance with AB 939. The compliance standard for AB 929 is "good faith effort." The cities of
Irvine and Tustin have been deemed to be in good faith compliance with AB939. Development
of the proposed project would not adversely effect the City's ability to attain the waste reduction
requirements of AB 939.
H. Require or result in the construction of new electric, natural gas, or cable facilities
or expansion of existing facilities, the construction of which could cause
significant environmental impacts?
No Substantial Change from Previous Analysis.
Electricity
SCE provides electrical service to the project area. The proposed Specific Plan Amendment,
DDA, and Development Plan would not substantially change the types or amount of land uses
assumed in the Land Use Plan addressed in the FEIS/EIR. The number of residential units
remains relatively the same (with an increase of only 20 units) and the amount of non-residential
development has been reduced. Ralph E. Hitchcock & Associates conducted the following
analyses for the proposed project: comparison of annual and peak electric demand between the
original Specific Plan and proposed Specific Plan Amendment, DDA and Development Plan;
and an analysis of electrical energy impacts, including impact on peak demand and electrical
supply, as well as anticipated conservation measures in compliance with Appendix F of the
State CEQA Guidelines. To conduct this analysis, peak and annual demand was estimated
based on anticipated project end uses, and the current energy supply was assessed. The
technical analyses are available for review at the City of Tustin and summarized in this section.
Based on the application of current electric demand information to the land uses proposed in the
original Specific Plan and for the currently proposed project, a comparison of the electricity
demand has been generated. Using current demand generation factors available from SCE, the
original Specific Plan would create the need for 213,263,595 kWh annually and a coincident
peak electric demand of 44,375 kW at project buildout. Coincident peak is what the electrical
delivery system and generation actually experience on the one hour in a year when the most
electricity is use. The proposed project would consume 221,210,258 kWh or an increase of
7,946,663 kWh or 3.73 percent. The proposed project peak demand is 34,434 kW reduced by
9,941 kW or 22.4 percent from the original project.
The reduction in peak demand is significant in that it helps reduce the State's overall generation
needs. While the State is not in catastrophic need of reduced electric peak demand to conserve
generation resources (baring unseasonable heat storms) it is helpful to keep demand needs to a
minimum as the California Energy Commission tries to implement policies that will secure long
term generation stability within the state. The increase in annual estimated electrical demand
associated with the proposed project is not substantial in light of the State's overall electricity
supply capabilities, and when demographics associated with the proposed project are taken into
account. Therefore, the proposed project would not have substantially more severe impacts
than the original project related to electrical demand.
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Below is a summary of the recommended energy analysis described in Appendix F of the State
CEQA Guidelines.
Energy Impact and Potential Conservation Measures to Reduce Peak Energy Demand
The residential portion of the proposed project includes 4,621 new residential units, which would
add 36 million kilowatt hours (kWh) of annual energy usage and 8.2 megawatts (mW) of peak
demand. This represents an average of 7,800 kWh per unit per year. Compared to Southern
California Edison's average annual residential consumption of 6,100 kWh this is a 28 percent
increase or 1,700 kWh. This is not an unreasonable or significant increase given demographics
of SCE's 3.6 million residential customers compared to those of the 4,621 units within the
project area. This average dwelling usage of 7,800 kWh is consistent with 2003 SCE
Residential Appliance End Use Study. The overall impact of the non-residential portion of the
project over the buildout period is 185 mWh annually in energy consumption and a peak
demand of 26.9 mW.
SCE will not, as a matter of corporate policy, provide any of the type of information provided
above. However, in preparation of the FEIS/EIR the City of Tustin consulted with SCE. SCE
indicated that they would be able to serve the project and this is demonstrated by their
subsequent approval of construction plans for Phase I improvements as well as the Vestar
Phase I improvements.
Potential conservation measures have been identified that would reduce energy demand from
that presented above. The proposed project would comply with applicable local and state
requirements for energy conservation. This includes compliance with all State Energy Insulation
Standards and City of Tustin codes in effect at the time of application for building permits,
including Title 24/Department of Energy (DOE)-2 design criteria. (Commonly referred to as
Title 24, these standards are updated periodically to allow consideration and possible
incorporation of new energy efficiency technologies and methods. Title 24 covers the use of
energy efficient building standard, including ventilation, insulation and construction and the use
of energy saving appliances, conditioning systems, water heating, and lighting.) Other energy
conservation measures that would be reviewed during subsequent project design stages that
could be incorporated into proposed development include, but are not limited to:
. Use of landscaping that takes into consideration orientation and shade to improve
energy consumption.
. Use of the most efficient energy consuming devices based on practicality and
economics.
. Thermal energy storage would be considered based on the specific application, location
of the complex and overall economics.
. Use of sophisticated lighting controls for thermal reduction would be considered based
on application.
. Use of facility energy management systems and controls would be considered based on
application and overall economics.
. Use of communication conduit to accommodate voice, video and data services would be
considered based on application and overall economics.
Energy Use and Supplies
The project would have an annual requirement of 221,210 mWh and need 34.4 mW of demand
support. This need would be accommodated by using SCE's purchased energy considering the
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best mix of environmentally sensitive and economic dispatch. The proposed project would be
planned and designed with energy efficient usage at the forefront, both for environmental as
well as economic needs.
Based on coordination between the City and SCE, it is reasonable that SCE's long range load
flow studies, future distribution substation size, and location and distribution circuit plans would
accommodate the project's energy needs in the normal course of SCE's regional planning. It
should also be noted that the impact of the planned conservation/energy management actions
for reducing kWh and kW demand are not yet defined for the project; therefore, there would
likely be a substantial reduction from the amount noted in this analysis. Additionally, SCE and
the City of Tustin have an existing Franchise Agreement for the provision of electric service in
the City, including the Specific Plan area.
Statewide Energy Supply/Demand
It is estimated that the State's electric peak demand would increase to approximately 61.4 GW
in 2012. Assuming there is no additional generation capacity added between 2005 and 2012,
there would be an 11 percent spinning reserve and no surplus capacity. The minimum spinning
reserve is 7 percent. This scenario, assuming no further capacity additions, leaves the State
with 4 percent, or 2.5GW, above the minimum requirements for spinning reserve.
The proposed project's peak demand of 34,434kW (0.034 GW), represents approximately six
hundredths of one percent (0.06 percent) of the anticipated California peak demand in 2012.
The project's energy consumption in 2013 of 221,210,258 kWh for the area compared to the
State's energy consumption of 310 billion kWh represents seven hundredths of one percent
(0.07 percent) of the State's total energy needs.
The California Energy Commission (CEC) is working on establishing resource adequacy
requirements for all suppliers of retail electricity in an effort to maintain reliable supplies and
reduce prices for energy in California. This process should assess the supply and demand for
electricity, as well as the most prominent risks to the reliability of the system and electricity
consumers in terms of electricity costs, and establish benchmarks to ensure that adequate
planning reserves are maintained. Supporting this process, the CEC is addressing the issues of:
(a) ensuring that electricity is used as efficiently as possible, (b) generation capacity is available
through construction within the State and addressing surplus purchasable energy within the
western states, (c) reducing the State's dependency on natural gas for generation of electricity
by aggressively developing energy resources required under California's Renewables Portfolio
Standard (RPS), (d) the State's bulk transmission system which needs major upgrades and new
additions, and (e) offering consumers energy choices.
It has been concluded that there is sufficient energy available to the State for the proposed
project, and the proposed project would not substantially impact the ability of SCE's system to
serve the new and existing loads. This conclusion is based on the following:
. The regional power markets in general have reacted properly to the recent crisis, in that
new sources of supply have come on-line and more are planned and under construction
but construction is lagging the forecast. The incentives are there to provide the needed
capacity.
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. Statewide transmission constraints are being dealt with in ongoing proceedings at the
CEC, and within the utility/transmission community. The transmission constraints are not
resolved and would remain an ongoing issue.
. Within the time frame that the proposed project would take to build out, the amount of
load added by this development is not material in the context of the swings in power
movement from north to south or from east to west during any given day's power trading,
and would be lost in the California ISO's rounding errors in determining available
capacity.
. SCE is aware of its system constraints and their system would be able to handle the
additional load presented by the proposed project.
Therefore, the additional load created by the project would not have any significant impact on
the generation or transmission of electricity in the area. Given the anticipated energy and
demand created by the proposed project at buildout, there would be sufficient transmission
capacity to serve the area load. During construction and at buildout, the distribution
infrastructure would also be adequate to deliver the load to the project site. SCE continually
updates a regional Distribution Substation Plan that forecasts load increases such as Tustin
Legacy, in a generic sense, to assure there would be proper infrastructure in place when
projects are implemented.
Electric facilities would be constructed on-site in compliance with the provisions of the Tustin
Legacy Backbone Infrastructure Program, conditions of entitlements within the Specific Plan
Area, and within the Master Developer footprint as required by the DDA. The environmental
impacts associated with these construction activities have been evaluated for each topical issue
addressed in the FEIS/EIR and in this Addendum. As concluded in the FEIS/EIR no significant
impacts would result. The proposed project would not result in new or substantially more severe
impacts than what was evaluated in the FEIS/EIR. Mitigation measures identified in the
FEIS/EI R reduce impacts to a level that is less than significant.
Natural Gas
Sempra Energy/The Gas Company (Sempra) provides natural gas service to the project area.
The proposed Specific Plan Amendment, DDA, and Development Plan would not substantially
change the types or amount of land uses assumed in the Land Use Plan addressed in the
FEIS/EI R. The number of residential units has increased by only 20 units and the amount of
non-residential development has been reduced. Based on the changes in the amount and type
of proposed land uses, and using the most current adopted demand factors as presented in
SCAQMO CEQA Air Quality Handbook, it has been determined that the proposed project would
have a reduced natural gas demand compared to the previously approved project (589.65
million cubic feet/year vs. 659.76 million cubic feet/year).
Natural gas distribution facilities would be constructed on-site in compliance with the
requirements of Sempra, the provisions of the Tustin Legacy Backbone Infrastructure Program,
and conditions of entitlements within the Specific Plan Area, and within the Master Developer
footprint as required by the DDA. The environmental impacts associated with these construction
activities have been evaluated for each topical issue addressed in the FEIS/EIR and in this
Addendum.
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It should also be noted that the Sempra and the City of Tustin have an existing Franchise
Agreement for the provision of natural gas in the City, including the Specific Plan area.
Sempra's forecasts for additional demands such as the proposed project and continues to
provide the necessary energy resources for existing demands. Necessary distribution facilities,
such as the extension of natural gas lines described above, will be performed according to the
specific requirements of Sempra. The proposed project would not result in new or substantially
more severe impacts related to natural gas service than what was evaluated in the FEIS/EIR
and no new mitigation measures are required because impacts are reduced to a level that is
less than significant.
Cable
As noted above, the City of Tustin maintains an open service area policy and cable television
franchises are granted on a citywide basis. Cable facilities would be constructed on-site in
compliance with the provisions of the Tustin Legacy Backbone Infrastructure Program,
conditions of entitlements within the Specific Plan Area, and within the Master Developer
footprint as required by the DDA. The environmental impacts associated with these construction
activities have been evaluated for each topical issue addressed in the FEIS/EIR and in this
Addendum. The proposed project would not result in new or substantially more severe impacts
than what was evaluated in the FEIS/EI R.
5.16.4 IMPLEMENTATION MEASURES
To support proposed development in the MCAS Tustin Specific Plan area, utilities and
associated infrastructure must be provided concurrent with demand. Compliance with the
following Implementation Measures would ensure that utilities are provided by the project
developer when needed. For consistency, the lettering system follows that provided in the
approved Mitigation Monitoring and Reporting Program for the FEIS/EIR.
FEISIEIR Measures That Have Been Completed
No measures related to utilities have been completed.
FEISIEIR Measures Applicable to the Proposed Project
Implementation Measures for Utilities
1M (b)
Prior to a final map recordation (except for financing and reconveyance
purposes), the development applicant shall enter into an agreement with the City
of Tustin and City of Irvine and any appropriate regional utility agencies, districts,
and providers, as applicable, to dedicate all easement, rights-of-way, or other
land determined necessary to construct adequate utility infrastructure and
facilities to serve the project as determined by the city, agency, district, or other
providers.
1M (c)
Prior to any final map recordation (except for financing and conveyance
purposes), the development applicant shall enter into a secured agreement with
the cities of Tustin and/or Irvine, as applicable, to participate on a pro-rated basis
in construction of capital improvements necessary to provide adequate utility
facilities.
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1M (d)
1M (g)
1M (i)
1M U)
1M (k)
Prior to the issuance of permits for any public improvements or development
project, a development applicant shall submit to the City of Tustin and City of
Irvine, as applicable, information from IRWD which outlines required facilities
necessary to provide adequate potable water and reclaimed water service to the
development.
Prior to the issuance of grading permits or approval of any subdivision map
(except for financing and reconveyance purposes), whichever occurs first, for
development within the 100-year flood plain, grading and drainage systems shall
be designed by the project developer such that all building pads would be safe
from inundation from runoff from all storms up to and including the theoretical
100-year storm, to the satisfaction of the City of Tustin Building Division or the
Irvine Public Works Department, as applicable. Grading permits or subdivision
maps generated for financing and reconveyance purposes are exempt.
Prior to issuance of any grading permit or approval of any subdivision map
(except for financing and conveyance purposes), for any development that is
either partially or completely located within the 100-year flood plain of the Flood
Insurance Rate Map, the development applicant shall submit all required
documentation to the FEMA and demonstrate that the application for a
Conditional Letter of Map Revision for changes to the 100-year flood plain is
satisfied in a manner meeting the approval of each respective city, as applicable.
Prior to the approval of any applicable subdivision map (except for financing and
conveyance purposes), the developer-applicant shall design and construct local
drainage systems for conveyance of the 10-year runoff. If the facility is in a local
sump, it shall be designed to convey the 25-year runoff.
Prior to any grading for any new development, the following drainage studies
shall be submitted to and approved by the City of Tustin, City of Irvine, and/or
OCFCD, as applicable:
(1) A drainage study including diversions (i.e., off-site areas that drain onto
and/or through the project site) with justification and appropriate
mitigation for any proposed diversion.
(2) A drainage study evidencing that proposed drainage patterns would not
result in increased 100-year peak discharges within and downstream of
the project limits, and would not worsen existing drainage conditions at
storm drains, culverts, and other street crossings including regional flood
control facilities. The study shall also propose appropriate mitigation for
any increased runoff causing a worsening condition of any existing
facilities within or downstream of project limits. Implementation of
appropriate interim or ultimate flood control infrastructure construction
must be included.
(3) Detailed drainage studies indicating how, in conjunction with the drainage
conveyance systems including applicable swales, channels, street flows,
catch basins, storm drains, and flood water retarding, building pads are
made safe from runoff inundation which may be expected from all storms
up to and including the theoretical100-year flood.
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1M (I) Prior to approval of any subdivision map (except for financing or conveyance
purposes), an agreement will be executed with the OCFCD that provides for the
identification and contribution of a project-specific fair share contribution toward
the construction of ultimate flood control faculties needed to accommodate build-
out of the affected project. Interim flood control facilities may be considered for
approval provided such facilities meet OCFCD requirements. Nothing shall
preclude the City of Tustin from transferring the obligation onto other project
developers within the project area.
Refinements to FEISIEIR Implementation Measures/New Implementation Measures
1M (a)
1M (e)
1M (f)
1M (h)
The City of Tustin or City of Irvine, as appropriate, shall ensure that infrastructure
is constructed in phases as triggered by identified thresholds in ~ Table 4-2
of the revised Specific Plan Phasina Plan. Phasina Plan Requirements (attached)
of the FEIS/EIR (see Table 1 at the end of the Mitigation Monitoring and
Reporting Program). The Phasing Plan provides an organizational framework to
facilitate development of the reuse plan area in tandem with infrastructure
necessary to support the planned development.
This framework reflects the fact that each component of the infrastructure has its
own threshold for accommodating additional development toward build-out of the
reuse plan area. The triggering mechanisms that identify timing of key
infrastructure provisions are summarized in Table 4-2 of the revised Specific Plan
Phasina Plan. Phasina Plan Requirements. +able "1.3 1.
Prior to the issuance of buildina permits the certificates of use and occupancy,
the project developer shall ensure that fire hydrants capable of flows in amounts
approved by the OCFA are in place and operational to meet fire flow
requirements. No refinements need to be made to the FEIS/EIR Implementation
Measures and no new Implementation Measures are required.
Prior to the issuance of permits for any public improvements or development
project, a development applicant shall submit to the City of Tustin and City of
Irvine, as applicable, information from IRWD, OCSD, or the City of Tustin which
outlines required facilities necessary to provide adequate sanitary sewage
service to the development.
Prior to construction of regional flood control facilities, appropriate state and
federal approvals, including agreements and permits, shall be obtained. These
include but are not limited to Regional Water Quality Control Board permits,
including NPDES permits; Section 401 water Qualitv certifications; Section 404
permits from the USACE, and Section 1601 or 1603 agreements from the CDFG
in a manner meeting the approval of the City of Tustin and the Irvine Public
Works Department, as applicable.
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REVISED TABLE 4-2
PHASING PLAN REQUIREMENTS
Circulation 1) On-site arterial highways, intersections
and Tustin Ranch Road/Edinger Avenue
interchange;
2) Off-site arterial highway, intersection
improvements;
3) Selected advanced transportation
management system (ATMs) facilities.
Bikeways/Trails 1) Class 1 Bikeway along Peters Canyon
Channel;
2) On-site Class II Bikeway System.
Oomestic
(Potable) Water
1) Existing housing water distribution lines;
2) New backbone water mains;
3) Abandoned/relocated wells
Reclaimed 1 ) New backbone water lines;
(Non-Potable) 2) Existing and new well sites.
Water
Sanitary Sewer 1 ) Existing housing sewer conveyance
lines;
2) New backbone sewer mains.
Storm Orain 1 ) Backbone storm drain systems;
2) Regional flood control channel
improvements;
3) Retention basins;
4) Flood plain mitigation.
Electricity
Backbone electric distribution lines.
Natural Gas
Backbone gas distribution lines.
Telephone
Backbone telephone lines.
Cable
Television
Backbone cable television distribution lines;
fiber optic cables.
When cumulative development and associated
average daily trips reach AOT development
thresholds based on the land use/trip budqet
presented in the FEIS/EIR or as modified by the
FEIS/EIR Addendum or any subsequent
amendment. por tho joint EIS/EIR b3sod on tho
I3nd uso/trip budgot in Ch3ptor 3.
1) When Peters Canyon Channel is improved
by County;
2) When backbone arterial highways are
constructed.
1) Upon determination by IRWO regarding
acceptability of the lines.
2) When backbone arterial highways are
constructed;
3) Upon determination by the City and
consultation with IRWO.
1) When backbone arterials highways are
constructed;
2) Upon completion of negotiations by City
IRWO or developer(s) regarding exchange
of well sites.
1) Upon determination by the IRWOaOO
GGW regarding acceptability of the lines;
2) When backbone arterial highways are
constructed.
1) Generally in conjunction with arterial
highway construction. Armstrong/Barranca
channel improvements upon determination
of acceptability as part of development
plans.
2) Any project generated Barranca Channel
improvements in conjunction with Ph3so II
development as needed or determined by
the applicable jurisdiction and in
consultation with the OCFCO; any
necessary project generated Peters
Canyon Channel and Santa Ana/Santa Fe
channel improvements in conjunction with
Ph3so III development as needed or
determined by the applicable jurisdiction
and in consultation with the OCFCO.
3) As necessary as interim or permanent
design in review of development plans.
4) Filing of flood zone map with FEMA prior to
any Phase II construction.
When backbone arterial highways are
constructed.
When backbone arterial highways are
constructed.
When backbone arterial highways are
constructed.
When backbone arterial highways are
constructed.
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REVISED TABLE 4-2 (Continued)
PHASING PLAN REQUIREMENTS
1) Site can be used upon transfer to County;
improvements will occur per agreement
with City of Tustin;
2) Site can be used upon transfer to City;
upgrading will occur upon receipt of
adequate funding including park
development fees;
3) When adequate park development fees
are received, subject to development
conditions, development aqreements and
fundinq availability as applicable;
4) When adequate funding has been secured
from assessment district funding; tax-
increment or developer-negotiation.
Note: In addition to applicable sections of this Phasing Plan, the provisions of the joint Final EIS/EIR will apply.
Parks
1) Regional park;
2) Community park (24 acre);
3) Community park (46 acres),
neiqhborhood parks, private parks; and
~Jeighborhood p3rl<s in Tustin
(community 3nd other priv3te p3rl<s);
4) Neighborhood park in Irvine.
FEISIEIR Measures Not Applicable to the Proposed Proiect
All measures identified in the FEIS/EIR related to utilities are applicable to the proposed project.
5.16.5 CONCLUSION
Pursuant to Sections 15162 and 15183 of the CEQA Guidelines, the City of Tustin has
determined, on the basis of substantial evidence in the light of the whole record, that: (a) the
amended project does not propose substantial changes to the project affecting utilities and
service systems, which would require major revisions to the FEIS/EIR; (b) there have been no
substantial changes in circumstances under which the project will be undertaken that will require
major revisions to the FEIS/EIR due to new or substantially more severe significant
environmental effects related to utilities and service systems than previously analyzed in the
FEIS/EIR; and (c) no new information of substantial importance, as described in
subsection (a)(3) of Section 15164 of the CEQA Guidelines, related to utilities and service
systems has been revealed that would require major revisions to the FEIS/EI R or its
conclusions.
The FEIS/EIR concluded that there would be no significant unavoidable impacts related to
utilities and service systems. Additionally, the proposed project would not result in a substantial
increase in the severity of impacts to utilities and service systems beyond that identified in the
FEIS/EI R.
SOURCES
Arnau, John. Telephone conversation between J. Arnau (OCIWMD) and Diane Barrett
(BonTerra Consulting). January 17, 2005.
Barranca Channel (F09)-Armstrong Avenue Crossing and Armstrong Avenue Storm Drain,
Peters Canyon Channel (F06) and Peters Canyon Bikeway Cooperative Agreement
002-119 between City of Tustin and Orange County Flood Control District and The
County of Orange. Tustin, California. 2003.
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California Integrated Waste Management Board. "Jurisdiction Diversion Rate Summary
(Results)." February 7, 2006. <www.ciwmb.ca.gov/lgtools/mars/drmcmain.asp?ju
+546& VW=I n>.
California Legislature. 1991-1992. Public Resources Code, Sections 40000, et. a/. 2002. Official
California Legislative Information. February 14, 2006. <http:www.leginfo.ca.gov/cgi-
bi n/cal awq uery?codesection= prc&codebody=&hits=20> .
City of Tustin. 1992. Municipal Code, Section 4347. June 6,2005. municode.com. February 14,
2006. http://www.municode.com/resources/gateway.asp?pid=11307&sid=5.
Daniel Boyle Engineering, Inc. and Irvine Ranch Water District. Marine Corps Air Facility Tustin
Redevelopment Sub Area Master Plan. Laguna Hills, California: December 1999.
Daniel Boyle Engineering, Inc. and Irvine Ranch Water District. Plan of Works: Providing for
Domestic Water Supply, Storage, Transmission and Distribution Facilities for Irvine
Ranch Water District, Improvement District No. 113. Laguna Hills, California: January
2004.
Daniel Boyle Engineering, Inc. and Irvine Ranch Water District. Plan of Works: Providing for
Wastewater Collection, Treatment and Water Recycling for Irvine Ranch Water District,
Improvement District No. 213. Laguna Hills, California: January 2004. Orange, County
of. Resources & Development Management Department. "Amendment No. 1 to
Cooperative Agreement D02-119 for the Barranca Channel-Armstrong Avenue
Crossing and Armstrong Avenue Storm Drain, Peters Canyon Channel and Peters
Canyon Bikeway. Santa Ana: the County of Orange, June 8, 2004.
Ralph E. Hitchcock Associates. Energy Conservation Analysis. March 2006.
RBF Consulting. Runoff Management Plan for Tustin Legacy. Irvine, California: December 22,
2004.
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Errata to the Addendum to the
FEIS/EIR for the Disposal and Reuse of MCAS Tustin
Subsequent to completion of the Addendum to the Final Environmental Impact
Statement/Environmental Impact Report (FEIS/EIR) for the Disposal and Reuse of
MCAS Tustin, it was determined that implementation of the Master Developer
Development Plan would require the import of soil. The import of soil is required to
ensure that the finished grade of the project site is compatible with adjacent
development currently being completed by Vestar.
Based on information provided by the Master Developer it is estimated that a maximum
of 1,000,000 cubic yards of soils material would be imported over a period of 24 months.
Only soils deemed suitable for onsite development would be used. Assuming 14 cubic
yards per truck load, it is estimated that there would be 99 truck loads per day over the
24 month period. Three existing entries to the site would be used by haul trucks
(Edinger Avenue, Warner Avenue and Barranca Parkway); therefore, approximately 33
truck trips would access the site at each entry on a daily basis.
The potential impacts associated with the import of soil to the project site have been
assessed and require minor modifications to the Addendum's discussion of short term
construction impacts relating to Air Quality, Traffic and Noise, which are discussed
below. It is important to note that despite this change in the project's construction
requirements, the FEIS/EIR's ultimate conclusions relating to short-term construction
impacts on these environmental resources would be the same.
Section 5.3. Air Quality
Page 5-19 - The construction analysis is revised as follows:
Construction
In recognition that actual construction schedules would be determined at a later date, the
construction analysis presented in the FEIS/EIR was based on assumptions for the peak
construction year. This information was then used to estimate construction activity during
the peak construction quarter and peak construction day. Based on current phasing
assumptions of the DDA (see Section 3.2.3 of this Addendum), construction activities
associated with the proposed project would be similar to the assumptions for peak
construction activities outlined in the FEIS/EIR. Even with the import of the soil, the
grading activity assumptions on the peak day would not substantially change.
However, it should be noted that during grading activities for the Master Developer
footprint it would be necessary to import an estimated one million cubic yards of soil over
a two year period. A source site has not been identified and would be dependent on the
availability of suitable soils at the time of construction. The imported soil would be used
during grading activities for Phase I and Phase II. The soil would be brought to the site
by haul trucks (approximately 99 loads per day). The haul trucks would primarily
generate NOx emissions, which would be in addition to what was previously assumed in
the FEIS/EIR. As noted above, the FEIS/EIR concluded that NOx emissions would
exceed SCAQMD significance thresholds for these pollutants even with implementation
of the mitigation measures. While NOx emissions would increase from the additional
1
haul truck trips, the conclusions of the FEIS/EIR would not change. Moreover, since the
NOx would be distributed along the haul route path it would not cause local impacts but
would contribute to regional ozone formation.
Because the proposed project would not substantially change the maximum daily
construction efforts required to implement the project, it would not result in substantially
different or more severe air pollutant emissions during construction. As noted in Section
5.13, PM,o. ROC and NOx emissions would be significant and unavoidable. The
conclusions of the FEIS/EIR related to construction emissions would not change.
Section 5.3.4 below includes measures carried forward from the FEIS/EIR as well as an
updated MM AQ-1 for reducing construction-related air quality impacts. The intent of MM
AQ-1 remains the same, but as modified incorporates additional strategies for controlling
fugitive dust (also known as PM10 or particulate matter) emissions, and reflects
provisions of SCAQMD's updated fugitive dust control rules (i.e., Rule 402 and Rule
403), which became effective in January 2005, after certification of the FEIS/EIR.
Compliance with refined MM AQ-1 would yield greater PM10 reduction benefits than the
original mitigation measures included in the FEIS/EIR.
Consistent with the conclusions reached in the FEIS/EIR, the proposed project would
result in significant short-term construction air quality impacts. Because the maximum
daily construction activities are similar, the proposed project would not substantially
increase the type or severity of construction-related air quality impacts from those
identified in the FEIS/EIR. Because MM AQ-1 is modified to require compliance with the
updated dust controls now mandated by Rules 402 and 403, new control technologies
available to reduce construction air quality impacts would be implemented during project
construction.
Section 5.11. Noise
Page 5-99 - The following is hereby added under the discussion of Thresholds Band D.
The 99 daily trucks trips associated with importing soils would not cause a discernable
increase in the CNEL noise level along a roadway due to the current traffic volumes on
roadways that would be used (e.g., Jamboree Road, Red Hill Avenue, Edinger Avenue,
Barranca Parkway). A roadway would have to have an average daily traffic (ADT)
volume of less than 1,215 vehicles for there to be a discernable increase (i.e., more than
3 dB). It should also be noted that the truck traffic would occur during daytime hours
(7:00 a.m. to 7:00 p.m.).
A significant impact only occurs if the traffic due to the project causes a discernable
increase and the resulting noise level exceeds the City's 65 CNEL noise standard. This
would not occur along any roadways with sensitive receptors and therefore the haul
trucks importing soils would not result in a significant noise impact. There would be no
change to the conclusions of the FEIS/EIR related to construction noise.
2
Section 5.15. TransDortation and Traffic
Page 5-131 - The following subsection is hereby added following the discussion of
Performance Criteria:
Construction Traffic
As identified in the FEIS/EIR, one of the primary activities generating construction traffic
is site development. The FEIS/EIR concluded that the magnitude of the impacts would
depend on the type and location of such activities, and would be monitored by City of
Tustin administrative procedures for such activities. Possible significant impacts could
include lane closures with short-term disruption to the public. Measures to
minimize conflicts could include designated routes and times for heavy
trucks (i.e., major roadways only and avoiding peak hours). The procedures
should be coordinated with neighboring jurisdictions that would be affected.
The proposed project would not change these conclusions; however, it should be noted
that additional construction traffic would be associated with the import of soil to the
project site. It is estimated that approximately 99 haul trucks would access the site on a
daily basis using three entries (33 trucks per entry). This volume of construction traffic
would not cause significant traffic impacts to the operation of the roadways. Additionally,
Mitigation Measure T/C-1, which requires that each developer provide traffic operations
and control plans for construction activities, would also apply to haul truck traffic to
confirm sufficient flow of traffic at the existing entries. The proposed project would not
result in new significant or substantially more severe impacts related to construction
traffic beyond that previously identified in the FEIS/EI R.
3
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PLANNING AREA TRIP BUDGETl
1\ 87\: \ " ..,.... NQncR~$identi.1
"t~a. . c'.' 'Unitf .\ -'>VAOt Alllo~ijtl ADT.
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NEIGHBORHOOD A
Elementary/Middle School STU 550 561
Learning Center TSF 1.293.86 7,920
I Neighborhood Commercial TSF 27.12 3.033
Tustin Facility SG 6.220
PAl Trip Budget Total 1,320.98 17.734
2 Sports Park ACRE 24.10 1.297
3 Transitional Housing ROOM 192 941
Neighborhood A Square Footage Total TSF 1,320.98
Neighborhood A Trip Budget Total 17,734
NEIGHBORHOOD B
LDR(I-7 DUlAcre) DU 145 1,388
4 MDR (8-15 DU/Acre) DU 120 960
Senior Housing Attached DU 72 250
MDR (8-15 DU/Acre) DU 132 1.056
5 MHDR (16-25 DU/Acre) DU 438 2.903
Senior Housing Attached DU 170 590
Community Commercial TSF 103.46 7.052
7 General Office TSF 144.84 1.922
PA 7 Trip Budget Total 248.30 8.974
Neighborhood B Square Footage Total TSF 248.30
Neighborhood B Trip Budget Total 8,974
NEIGHBORHOOD C
Community Commercial TSF 57.50 3,920
6 Regional Park ACRE 84.50 423
PA 6 Trip Budget Total 3,920
Neighborhood C Square Footage Total TSF 57.50
Neighborhood C Trip Budget Total 3,920
NEIGHBORHOOD D
High School STU 1.850 3.312
Neighborhood Commercial TSF 65.69 7.345
General Office TSF 207 2.747
8 Office Park TSF 1.383.80 11.280
Industrial Park TSF 319.51 3,803
Park ACRE 10.30 52
Sports Park ACRE 46 2,475
P A 8 Trip Budget Total 1.976 28,487
E/S/E/R for the Disposal and Reuse of MCAS Tustin
37
Mitigation Monitoring and Reporting Program
REVISED SPECIFIC PLAN TABLE 3-3
PLANNING AREA TRIP BUDGET
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MHDR (16-25 DUlAcre) DU 891 5,907
Hotel (380 TSF) ROOM 500 4.115
Neighborhood Commercial TSF 9.76 1.091
Community Commercial TSF 117.10 7,984
13 General Office TSF 1,512 20,065
Park ACRE 12.90 65
Health Club TSF 30 988
High-Turnover Restaurant TSF 12 1.526
PA 13 Trip Budget Total 2,060,86 35.769
Community Commercial TSF 11.11 757
General Office TSF 136.90 1,818
Office Park TSF 547 5.645
14
Theatre (25 TSF) SEAT 1.000 1,250
High-Turnover Restaurant TSF 6 763
PA 14 Trip Budget Total 726,01 10.233
Neighborhood D Square Footage Total TSF 4,762.87
Neighborhood D Trip Budget Total 74,489
NEIGHBORHOOD E
Industrial Park TSF 44.61 714
9 Park ACRE 1.10 6
Sports Park ACRE 6.10 328
PA 9 Trip Budget Total 44.61 714
General Office TSF 156.82 2.081
Industrial Park TSF 124.41 1.569
10 Park ACRE 1.40 7
Sports Park ACRE 4.30 231
PAlO Trip Budget Total 281.23 3,650
Neighborhood Commercial TSF 18.13 2,028
General Office TSF 371.89 4.935
11 Office Park TSF 278.78 2.663
Industrial Park TSF 138.52 2.002
Park ACRE 25.70 130
PA II Trip Budget Total 807.32 11.628
12 Office Park TSF 134.17 1,281
P A 12 Trip Budget Total 134.17 1,281
Neighborhood E Square Footage Total TSF 1,267.33
Neighborhood E Trip Budget Total 17,273
EISIEIRfor the Disposal and Reuse of MCAS Tustin
38
Mitigation Monitoring and Reporting Program
REVISED SPECIFIC PLAN TABLE 3-3
PLANNING AREA TRIP BUDGET
(Continued)
................:..........'. > .: .. '.. .i
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NEIGHBORHOOD F
16 Shopping Center TSF 448 13,772
PA 16 Trip Budget Total 448 13,772
17 Shopping Center TSF 47 1.445
P A 17 Trip Budget Total 47 1,445
18 Military (Office) TSF 40.85 542
P A 18 Trip Budget Total 40.85 542
Shopping Center TSF 435.60 13.391 435.60 13,391
19 Multiplex Theater (70 TSF) SEAT 3.500 6,300
PA 19 Trip Budget Total TSF 505.60 19,691
Neighborhood F Square Footage Total TSF 1,041.45
Neighborhood F Trip Budget Total 35,450
NEIGHBORHOOD G
LDR(I-7DU/Acrc) DU 533 5.102
MDR (8-15 DU/Acre) DU 489 3.912
MHDR (16-25 DU/Acre) DU 192 1.273
ElementarylMiddle School STU 1,200 1.224
Neighborhood Commercial TSF 26.68 2.983
15 Community Commercial TSF 130.68 8.908
General Office TSF 150.28 1,994
Park ACRE 49 249
Senior Congregate TSF 158.99 970
Sports Park ACRE 14.10 758
PA 15 Trip Budget Total 466.63 14,855
20 MHDR (16-25 DUlAcre) DU 376 2.493
21 LDR (1-7 DU/Acre) DU 189 1,809
MDR (8-15 DU/Acre) DU 465 3.720
Neighborhood G Square Footage Total TSF 466.63
Neighborhood G Trip Budget Total 14,855
NEIGHBORHOOD H
LDR (1-7 DU/Acre) DU 166 1.589
22 MDR (8-15 DU/Acre) DU 243 1.944
Elementary/Middle School STU 650 663
Neighborhood H Square Footage Total TSF 0
Neighborhood H Trip Budget Total 0
, Residential and park uses are shown for infonnational purposes only and are not part of the non.residentiaJ trip budget.
EIS/EIRfor the Disposal and Reuse of MCAS Tustin
39
Mitigation Monitoring and Reporting Program
REVISED TABLE 4-2
PHASING PLAN REQUIREMENTS
1<: ..;<:.CC'.' y.;; ...... ~~P.~"'!'t~991'rlP91l!!"'p"~Pi$m
Circulation 1) On-site arterial highways, intersections When cumulative development and associated
and Tustin Ranch Road/Edinger Avenue average daily trips reach ADT development
interchange; thresholds based on the land use/trio budqet
2) Off-site arterial highway, intersection oresented in the FEIS/EIR or as modified bv
improvements; the FEIS/EIR Addendum or anv subsequent
3) Selected advanced transportation amendment. ~erths jsiRt !;;IlO'!;;IR ba.s~ SR Ihs
management system (ATMs) facilities. laR~ ~.s!tri~ b~~~et iR C~aplsr J.
BikewayslTrails 1) Class 1 Bikeway along Peters Canyon 1) When Peters Canyon Channel is improved
Channel; by CSYRty;
2) On-site Class II Bikeway System. 2) When backbone arterial highways are
constructed.
Domestic 1) Existing housing water distribution lines; 1) Upon determination by IRWD regarding
(Potable) Water 2) New backbone water mains; acceptability of the lines.
3) Abandoned/relocated wells 2) When backbone arterial highways are
constructed;
3) Upon determination by the City and
consultation with IRWD.
Reclaimed 1) New backbone water lines; 1) When backbone arterials highways are
(Non-Potable) 2) Existing and new well sites. constructed;
Water 2) Upon completion of negotiations by City
IRWD or developer(s) regarding exchange
of well sites.
Sanitary Sewer 1) Existing housing sewer conveyance 1) Upon determination by the IRWDaR<I
lines; GGW regarding acceptability of the lines;
2) New backbone sewer mains. 2) When backbone arterial highways are
constructed.
Storm Drain 1) Backbone storm drain systems; 1) Generally in conjunction with arterial
2) Regional flood control channel highway construction. Armstrong/Barranca
improvements; channel improvements upon determination
3) Retention basins; of acceptability as part of development
4) Flood plain mitigation. plans.
2) Any project generated Barranca Channel
improvements in conjunction with PRaGs II
development as needed or determined bv
the aDo Ii cable iurisdiction and in
consultation with the OCFCD; any
necessary project generated Peters
Canyon Channel and Santa Ana/Santa Fe
channel improvements in conjunction with
PRase III development as needed or
determined bv the aoolicable iurisdiction
and in consultation with the OCFCD.
3) As necessary as interim or permanent
design in review of development plans.
4) Filing of flood zone map with FEMA prior to
any P~aGs II construction.
Electricity Backbone electric distribution lines. When backbone arterial highways are
constructed.
Natural Gas Backbone gas distribution lines. When backbone arterial highways are
constructed.
Telephone Backbone telephone lines. When backbone arterial highways are
constructed.
EISIEIRfor the Disposa/ and Reuse of MCAS Tustin
40
Mitigation Monitoring and Reporting Program
REVISED TABLE 4-2
PHASING PLAN REQUIREMENTS
(Continued)
h'h .i",!" hi,' ,ii ,hi hhh
h
Cable Backbone cable television distribution lines; When backbone arterial highways are
Television fiber optic cables. constructed.
Parks 1) Regional park; 1) Site can be used upon transfer to County;
2) Community park (24 acre); improvements will occur per agreement
3) Community park (46 acres), with City ofTustin;
neiahborhood parks. private parks; and 2) Site can be used upon transfer to City;
Nei~RllarRaa~ ~arks iA T"stiA upgrading will occur upon receipt of
(QafRffi"Aity aA~ atRar ~ri"ate ~arks); adequate funding including park
4) Neighborhood park in Irvine. development fees;
3) When adequate park development fees
are received. subiect to develooment
conditions. develooment aareements and
fundina availabilitv as aoolicable'
4) When adequate funding has been secured
from assessment district funding; tax-
increment or developer-negotiation.
Note: In addition to applicable sections of this Phasing Plan, the provisions of the joint Final EIS/EIR will apply.
EIS/EIRfor the Disposal and Reuse of MCAS Tustin
41
Mitigation Monitoring and Reporting Program
REVISED TABLE 4-3
ON-SITE ARTERIAL CIRCULATION IMPROVEMENTS
I>> ,> ":. < ... 'i.">" .).Hj '-ill IHit.....,'........>..>.....,. ...... .....' ..... ......... >,
i..~~~~. i>>i I ...)1' >ftQrn ........ ........>i:...-rq....> . <.
Barranca Parkway Red Hill Avenue Jamboree Road Major Arterial
Edinger Avenue East of Red Hill Avenue West of Jamboree Road Major Arterial
Red Hill Avenue Barranca Parkway North of Valencia Avenue Major Arterial
Tustin Ranch Road Edinger Avenue Barranca Parkway Major Arterial
(including interchange)
Warner Avenue Red Hill Avenue North Loop Road Major Arterial
Harvard Avenue Barranca Parkway Edinger Avenue Primary Arterial
Warner Avenue North Loop Road Jamboree Road Primary Arterial
A Street' South Loop Road Tustin Ranch Road Secondary Arterial
Armstrong Avenue North Loop Road Barranca Parkway Secondary Arterial
Carnegie Avenue 1 Red Hill Avenue Armstrong Avenue Secondary Arterial
East Connector Edinger Avenue North Loop Road Secondary Arterial
Harvard Avenue South of OCT A1SCRRA Edinger Avenue Secondary Arterial
Railroad
Legacy Road' Warner Avenue North Loop Road Secondary Arterial
North Loop Road Valencia Avenue Warner Avenue Secondary Arterial
Park Avenue 1 South Loop Road Tustin Ranch Road Secondary Arterial
South Loop Road Tustin Ranch Road Warner Avenue Secondary Arterial
South Loop Road Park Avenue Armstrong Avenue Secondary Arterial
West Connector Edinger Avenue North Loop Road Secondary Arterial
Aston Street' Carnegie Avenue Barranca Parkway Local Collector
Street
Moffett Drive North Loop Road Harvard Avenue Local Collector
Street
Sweet Shade Harvard Avenue Local Collector
- Street
Landsdowne Road North Loop Road - Local Street
Severyns Road North Loop Road - Local Street
1 New Improvement
EIS/EJRfor the Disposal and Reuse of MCAS Tustin
42
Mitigation Monitoring and Reporting Program
REVISED TABLE 4-4
ON-SITE ADT DEVELOPMENT THRESHOLDS
APmAClCl~Cl ~ :>,T :T::} .,.. ,': ::. ... ... ,.< .,..< '. ..... ii
Armstrong Avenue - North Loop Road to Warner Avenue'
Barranca Parkway - Tustin Ranch Road to Jamboree Road
Edinger Avenue - along project frontage between Red Hill Avenue and Jamboree
Road (completed)
27,000 (27,000) Harvard Avenue - Barranca Parkway to just south of OCTNSCRRA railroad
Landsdowne Road
Marble Mountain Road (completed as "Sweet Shade"l
North Loop Road - Red Hill Avenue to West Connector
Severyns Road'
West Connector
East Connector
Barranca Parkway - Tustin Ranch Road to Red Hill Avenue
Moffett Drive
North Loop Road - West Connector to Moffett Drive
82,800 (109,800) Red Hill Avenue/Carnegie Avenue Intersection (East Leg to Linear Park)
Red Hill Avenue - Barranca Parkway to just north of Valencia Avenue
South Loop Road - Warner Avenue to Tustin Ranch Road'
Tustin Ranch Road - Edinger Avenue to Barranca Parkway'
Warner Avenue - Red Hill Avenue to Jamboree Road'
A Street - South Loop Road to Tustin Ranch Road'
Armstrong Avenue - Warner Avenue to Barranca Parkway
Carnegie Avenue - Linear Park to Armstrong Avenue becoming South Loop Road'
26.900 (136,700) Legacy Road - North Loop Road to Tustin Ranch Road'
North Loop Road - Moffett Drive to Warner Avenue
Park Avenue - South Loop Road to Tustin Ranch Road'
South Loop Road - Armstrong Avenue to Tustin Ranch Road via Park Avenue'
39,500 (176,200) Legacy Road - Warner Avenue to Tustin Ranch Road'
40,200 (216,400) Aston Street - Carnegie Avenue to Barranca Parkway'
1 Roadway shall be constructed prior to the issuance of certificates of occupancy for this phase.
2 Changes to original FEIS/EIR.
EISlEIRfor the Disposal and Reuse of MCAS Tustin
43
Mitigation Monitoring and Reporting Program
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ATTACHMENT B
Ordinance No. 1311
(Zone Change/Specific Plan Amendment)
ORDINANCE NO. 1311
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUSTIN, ADOPTING MCAS TUSTIN SPECIFIC PLAN
AMENDMENT (ZONE CHANGE) 05-002 TO AMEND VARIOUS
SECTIONS OF THE MCAS TUSTIN SPECIFIC PLAN.
The City Council of the City of Tustin does hereby ordain as follows:
Section 1. FINDINGS
The City Council finds and determines as follows:
A. That the City of Tustin ("City") and Tustin Legacy Community
Partners (TLCP), LLC (a venture of Centex Homes, Shea Homes
and Shea Properties) propose Amendments to the MCAS Tustin
Specific Plan (collectively "Zone Change 05-002"), as identified in
Exhibit 1 attached hereto. Zone Change 05-002 does not
"substantially amend" the Specific Plan. Instead, Zone Change 05-
002 generally adjusts Planning Area boundaries and redistributes
and/or eliminates planned land uses within the Specific Plan area.
Zone Change 05-002 would not increase the overall development
potential or residential capacity currently allowed by the MCAS
Tustin Specific Plan.
B. That public workshops on Zone Change 05-02 were duly called,
noticed, and held on January 9 and March 13, 2006 by the
Planning Commission.
C. That a public hearing was duly called, noticed, and held on said
application on March 27, 2006, by the Planning Commission.
Following the public hearing, the Planning Commission
recommended approval of MCAS Tustin Specific Plan Amendment
(Zone Change) 05-002.
D. That a public hearing was duly called, noticed, and held on said
application on April 3, 2006, by the City Council.
E. Zone Change 05-002 is consistent with the Tustin General Plan.
The Land Use Element includes the following City goals and
policies for the long-term growth, development, and revitalization of
Tustin, including the MCAS Tustin Specific Plan area.
1. Achieve balanced development.
2. Ensure that compatible and complementary development occurs.
Ordinance No. 1311
Page 2
3. Revitalize older commercial, industrial, and residential
development.
4. Improve city-wide urban design.
5. Promote economic expansion and diversification.
6. Coordinate development with provision of adequate public facilities
and services.
7. 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. Zone Change 05-002 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.
b. Policy 13.5 - Promote high quality architecture, landscaping,
signage, open space design, circulation patterns, and landscape
patterns distinct from surrounding areas
Section 2. The City Council hereby adopts MCAS Tustin Specific Plan Amendment (Zone
Change) 05-002 ("Zone Change") to amend various sections of the MCAS Tustin Specific
Plan, as identified in Exhibit 1, attached hereto.
Section 3. SEVERABILITY
All of the provisions of this ordinance shall be construed together to accomplish the
purpose of the regulations. If any provision of this part is held by a court to be invalid or
Ordinance No. 1311
Page 3
unconstitutional, such invalidity or unconstitutionality shall apply only to the particular
facts, or if a provision is declared to be invalid or unconstitutional as applied to all facts,
all of the remaining provisions of this ordinance shall continue to be fully effective.
PASSED AND ADOPTED by the City Council of the City of Tustin, at a regular meeting
on the day of , 2006.
DOUG DAVERT
Mayor
PAMELA STOKER
City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE) SS
CITY OF TUSTIN )
CERTIFICATION FOR ORDINANCE NO. 1311
PAMELA STOKER, City Clerk and ex-officio Clerk of the City Council of the City of
Tustin, California, does hereby certify that the whole number of the members of the City
Council of the City of Tustin is 5; that the above and foregoing Ordinance No. 1311 was
duly and regularly introduced at a regular meeting of the Tustin City Council, held on the
3rd day of April, 2006, and was given its second reading, passed, and adopted at a
regular meeting of the City Council held on the day of , 2006 by the
following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
PAMELA STOKER
City Clerk
Exhibit 1 to Attachment B
(Specific Plan Amendments)
Tustin Legacy
Specific Plan/Reuse Plan
for the
Marine Corps Air Station (MCAS)
Tusti n
~
i
Prepared for:
City of Tustin
The Local Redevelopment Authority
300 Centennial Way
Tustin, CA 92680
Prepared by:
The Planning Center
under subcontract to HNTB
with contributions by the City of Tustin
Reuse Plan Adopted: October 1996, Amended September 1998
Specific Plan Adopted: City Council Ordinance No. 1257
Date: February 3, 2003
SPECIFIC PLAN AMENDMENT 05-002
MARCH 2006
NOTE TO REVIEWERS
This Specific Plan Amendment document includes all chapters of the
original document. Chapters which have been amended include the
following:
Chapter 2 Plan Description
Chapter 3 land Use and Development Regulations
Chapter 4 Specific Plan Administration
Chapter 6 Appendices
Other chapters have been provided for reference only.
Amended Figures are identified with a "Revised" stamp under the
exhibit number. Amended text is in redline format, with additions
noted as underlined and deletions by strikethrough text.
r--
Chapter 1
1. Introduction
1.1 PURPOSE
The Marine Corps Air Station (MCAS), Tustin was realigned and closed
on July 2, 1999, in accordance with the Base Realignment and Closure
Act. MCAS Tustin was originally recommended for realignment and
closure by the Defense Base Realignment and Closure (BRAC)
Commission in its June 1991 report to President Bush. The President
accepted the BRAC recommendations in July 1991 and Congress
confirmed the closure in October 1991. In 1993, the BRAC Commission
reconsidered its earlier recommendations to close MCAS Tustin. The
Commission reconfirmed the decision to close the base but modified its
realignment locations for receiving facilities and mandated closure no later
than July 1999. In 1995, the BRAC Commission again modified its
previous determinations concerning the proposed locations for
realignment of Marine Corps assets.
When the original decision was made in 1991 to close MCAS Tustin, the
local community did not oppose the base's closure. Instead, the
community proceeded immediately with planning for reuse. The specific
objectives of the reuse planning effort were as follows:
. To foster public understanding and involvement in reuse decisions;
. To provide consistent direction in reuse efforts;
. To be accountable to the local community;
. To focus on making decisions and taking action in a timely manner;
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 1-1
Chapter 1 . Introduction
· To motivate federal, state, and local agencies, and homeless
providers to meet common objectives;
· To complete the reuse plan in a cost effective manner; and
. To reduce future local entitlements needed by the development
community.
The Department of Defense recognized the City of Tustin as the Lead
Agency or Local Redevelopment Authority (LRA) for preparation of the
required reuse planning documents in late 1991. The City of Tustin
determined that the most appropriate tool to guide the conversion of the
base from military to civilian use and to facilitate entitlements and
permitting was the preparation of a combined Specific PlanlReuse Plan.
The MCAS Tustin Specific PlanlReuse Plan is the culmination of this
planning effort.
The MCAS Tustin Specific PlanlReuse Plan (the Plan) includes detailed
planning, policies, regulations, implementation strategies and procedures
necessary to guide the reuse and development of the site into the next
century. Since implementation of the Plan will be a long-term process and
there are unique circumstances associated with converting military bases
to civilian uses, the Plan is intended to be practical in economic terms and
visionary in terms of its ability to create and respond to future market
opportunities. This means that it must provide sufficient guidance to
provide investors with a high confidence level that their investments will
be protected. At the same time, it must offer sufficient flexibility to
respond to changing market conditions. A careful balance between
certainty and flexibility underlies the provisions of this Plan.
The MCAS Tustin Specific PlanlReuse Plan is intended to serve as both a
policy-oriented and regulatory document. The Plan has been submitted to
the Department of Defense as a policy guide outlining the intended reuse
for the site. Subsequently, the Specific Plan will be adopted by the Tustin
City Council as the zoning for the property.
A Specific Plan is one device for implementing goals and policies of the
Tustin General Plan. A Specific Plan also contains the development and
reuse regulations that constitute the zoning for the property. As a federal
installation, MCAS Tustin was not subject to local zoning and planning
requirements. Upon conversion to civilian use, the property will be under
the jurisdictional authority of either the City of Tustin or the City of Irvine,
and will be subject to local codes and ordinances. The City of Irvine has
assigned responsibility for preparation of the Plan (and accompanying
joint Environmental Impact Statement/Environmental Impact Report) to
Tustin for that portion of the Plan area within Irvine. However, the City of
City of Tustin
Page 1-2
MCAS Tustin Specific Plan/Reuse Plan
Chapter 1 . Introduction
Irvine will have to adopt any General Plan and zoning changes necessary
to implement the provisions of the Plan within the City ofIrvine.
1.2 LOCATION AND SETTING
MCAS Tustin is located in Southern California near the center of Orange
County, and is approximately 40 miles southeast of downtown Los
Angeles (Figure I-I). The MCAS Tustin Specific Plan/Reuse Plan project
area encompasses approximately 1,606 gross acres. The majority of the
Plan area, 1,511 acres, lies in the southern portion of the City of Tustin.
Approximately 95 acres, consisting of existing military family housing
and vacant land, lies within the City of Irvine. The City of Santa Ana
borders the site to the southwest.
The Plan project area is located in an area bounded by four freeways: the
Costa Mesa (SR-55), Santa Ana (1-5), Laguna (SR-133), and San Diego (1-
405) freeways. The major roadways which border the site include Red Hill
A venue on the west, Edinger A venue and Irvine Center Drive on the north,
Harvard A venue on the east, and Barranca Parkway on the south.
Jamboree Road transects the site and provides access to the Eastern
Transportation Corridor. John Wayne Airport is located approximately
three miles to the south, and a Metrolink Commuter Rail station providing
daily passenger service to employment centers in Orange, Los Angeles,
Riverside, and San Diego counties is located immediately to the north of
the project area. This local setting is illustrated in Figure 1-2.
Virtually an island in a highly urbanized location, the project area is
generally bounded by single-family residential uses and business park uses
to the north, light industrial and research and development uses to the
west, light industrial and commercial uses to the south, and residential
uses to the east of Harvard in the City of Irvine. In fact, the site is one of
the largest remaining tracts of developable land in central Orange County.
Its locational advantages in terms of proximity to transportation facilities,
community services, and regional commercial and cultural facilities makes
it a prime location for urban development.
The Plan project area encompasses property previously within the
boundaries of the former MCAS Tustin and one privately owned 4.I-acre
site located at the northeasterly comer of the project area.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 1-3
Chapter 1 . Introduction
Regional Setting
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Chapter 1 . Introduction
Local Setting
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Chapter 1 . Introduction
MCAS Tustin was commissioned in 1942 as a U.S. Naval Lighter Than
Air Base. The base was used to support observation blimps and personnel
which protected the Southern California coast during World War II. The
base was decommissioned by the Navy in 1949 and reactivated by the
Marine Corps in 1951. The Station was the main west coast helicopter
base for training and operations of Marine Corps medium and heavy lift
capable helicopters.
Military land uses on the base included airfield operations, agricultural
uses, aircraft maintenance, supply/storage facilities, housing and
community support facilities, administration, and other operations/training
facilities (Figure I -3). The largest land use, a total of 530 acres, was
agriculture with farming areas located on the north, east, and south edges
of the airfield operations area. These farming areas were leased by the
military to private farming operations.
The base contained approximately 250 structures and facilities, most of
which were built from the 1940s through the early 1950s. The structures
covered approximately 3 percent of the base, and totaled approximately
2,183,956 square feet. The military's structures were of predominately
wood frame or concrete block construction. The Marine Corps maintained
a comprehensive program of repair and upkeep, and most of the buildings
ere kept in fair to good condition. Military facilities and land uses at the
base are described in greater detail in the "Final EISIEIR for the Disposal
and Reuse of MCAS Tustin" (certified on January 16,2001).
The Project area also contained 1,537 attached family housing units and
966 barracks units which supported military housing needs for both
MCAS Tustin and MCAS El Toro. Most of the family housing (1,263
units) were located on the eastern edge of the base between Peters Canyon
Channel and Harvard A venue. The remaining cluster of military housing
units were located in the northwest portion of the site adjacent to Edinger
A venue. Community support facilities included child care centers,
recreational facilities, a chapel, and clubs.
A general lack of information for many of the military's non-residential
buildings on the base made it difficult to determine their absolute
suitability for reuse or the estimated costs for bringing the buildings into
compliance with applicable codes and regulations. However, there has
been an initial assessment of the possible redevelopment feasibility of
larger buildings on the site. These buildings were rated as "good", "fair",
or "poor" for either interim use or permanent market oriented reuses.
City of Tustin
Page 1-6
MCAS Tustin Specific Plan/Reuse Plan
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City of Tustin
Page 1-8
MCAS Tustin Specific Plan/Reuse Plan
Chapter 1 . Introduction
Continuing studies will be necessary to define the timing of building
availability, the necessary tenant improvements to make the buildings
suitable for civilian occupancy, other costs associated with reuse (Le.,
costs for ongoing building maintenance and repair), achievable rents for
interim or permanent uses, and other aspects of building reuse. Appendix
C provides an inventory of the City's initial assessment of larger buildings.
The Plan has made only limited assumptions concerning building
demolition (see Footnote 19 of Table 3-2).
1.3 MARKET DEMAND ANALYSIS
A Market Demand Analysis was prepared as a background document to
guide further definition of the Plan for the reuse of the base. The document
is a "classic" approach to determining future market demand for different
types of real estate products. It also recognized the rapidly evolving
Southern California and Orange County marketplace where substantial
numbers of industries and business types were in rapid transition as a
result of the recessionary influences of the time. The following is a brief
summary of the conclusions of this report.
1.3.1 Sociodemographic Changes
Population growth in the County of Orange was projected to proceed
during the remainder of the 1990s and into the next decade. Adjusted
figures for overall Orange County growth suggested an increase of some
240,000 new residents by the year 2000. The five cities which surround
MCAS Tustin, composed of Tustin, Santa Ana, Orange, Irvine and Costa
Mesa, are expected to experience approximately 25,000 new residents
during the same time frame. ERA, the market demand consultant,
projected that it was more likely that roughly double that number, or
50,000 new residents, would live in the five-city area by the year 2000.
Growth rates for population in the period 2000 to 20 I 0 were defined at
much higher rates, with an estimated 457,000 for Orange County and
nearly 97,000 for the five-city area. Rates of housing growth were
anticipated at approximately 24,000 additional units by the year 2000 in
the five-city area, with roughly 12,000 units in the period 2000 to 2010.
Basically, the projections for housing strongly suggest the further growth
in the number of persons per household for this portion of central and
central coast Orange County. That conclusion was based upon a basic
extension of sociodemographic trends that occurred during the 1980s,
which were largely led by the City of Santa Ana and its immediately
surrounding neighborhoods.
Within the entire county, some 151,000 additional employees were
expected during the current decade, of which roughly 38,000 were
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 1-9
Chapter 1 . Introduction
expected to find jobs in the five cities. In the period 2000 to 20 I 0, it was
estimated that roughly 250,000 additional employees would arrive in
Orange County, with roughly 87,000 finding locations in the five-city
area. These sociodemographics and employment forecasts strongly
suggest the type of markets for real estate product demand that would arise
in and around the MCAS Tustin site.
1.3.2 Residential Demand
Several residential product types are likely to be attractive, including
single-family detached and attached units, attached townhomesl
condominiums, and rental apartments. Depending upon the allocation of
land and the phasing of buildout, the site should be able to absorb roughly
100 to 125 units per product type per year. This equates to 300 to 375 total
units per year once development has commenced and occupancies are
available.
There are opportunities for reuse of the existing military family housing at
MCAS Tustin, depending upon their condition and other issues.
1.3.3 Commercial Office Demand
Roughly 2 percent of total Orange County demand for new commercial
office space was to be absorbed by the site. This converts to an absorption
rate of roughly 100,000 to 150,000 square feet of office space annually
after 1997. This presumes a phased construction program over a number
of years, at least a decade, with top-end density approaching ranges of 3
million to 5 million square feet. This will extend total buildout well
beyond the year 20 I O.
1.3.4 Industrial/R&D Space Demand
The changing manufacturing base in the county is expected to continue its
evolution. Orange County industrial space is in the process of reutilization
for a number of flexible uses not previously planned. It was projected that
more research and development space demand would occur over time and
that such demand will recycle existing industrial space as well as demand
construction of new space. A relatively modest industriallR&D
development demand is projected for the subject site in the range of
75,000 to 125,000 square feet annually. Overall competitive factors,
including the closure and release for civilian use of portions of MCAS El
Toro, may drive down these initial forecasts. There were at least 200,000
square feet of potentially reusable structures at MCAS Tustin which might
be recycled for interim or long-term industrial and R&D use, as compared
to the nearly 2 million square feet of all floor space which exists at the
base.
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MCAS Tustin Specific Plan/Reuse Plan
Chapter 1 . Introduction
1.3.5
RetailNisitor Accommodations Demand
Orange County and central/central coast Orange County retail
development is experiencing considerable pressure. The dilution of retail
floor space types, which has been marked by the arrival of new high-
volume large-scale warehouse type operations, has also dramatically
reconstituted the market. The principal source of demand for retail uses at
the MCAS Tustin site will likely be based upon immediate area local
residential growth.
Visitor accommodations were also confronted at mid-decade by a very
slow economy which was burdened by continuing business and
recreational travel cost cuts by all sectors of the travel industry market
populations. A working range for hotel accommodations at the site for the
period 1997 to the year 2000 was estimated to be 200 to 400 hotel rooms,
linked carefully to the development of a very strong business, education,
or medical service facility which would draw substantial numbers of
clientele who would require immediate adjacency for their overnight
accommodations. A golf course use, coupled with flood protection
detention capabilities, may also be an appropriate public purpose benefit.
1.3.6
Market Areas
There are multiple market areas available for the outreach marketing of
MCAS Tustin. The immediate district of five cities forms a first focus for
community-serving uses. The entire Orange County scale represents a
second regionallocational perspective which is largely positive. The State
of California is a marketing target frame of reference for very large
institutions and major corporations. The southwestern region of the United
States, including its growing function as a primary region on the Pacific
Rim, represents the fourth scale for marketing outreach. This latter large
region also represents the context within which the base might be
marketed for new offshore tenants, developers and investors.
There are a series of "emerging" and unique market niches which may be
available to the reuse demand for the base. Many revolve around the
extraordinary and very rapid explosion of data management, data
interpretation, and decision making based upon the evolution of
technology to manage the extraordinary arrays of information which are
evolving.
The economic consultant for the project perceived the oncoming
development of an "Orange County Triangle." This involved a
concentration of business locations and educational activities within a
triangle roughly bounded by the John Wayne Airport, MCAS Tustin, and
MCAS El Toro locations. All of these locations taken together described
an area of between 6 and 8 miles in size and would appear to be the
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 1-11
Chapter 1 . Introduction
dominant direction for an evolving series of locations and higher densities
of economic activity for the next 15 to 20 years.
1.4 THE REUSE PLANNING PROCESS
1.4.1 Background
The reuse planning process was initiated by the City of Tustin
immediately after the closure of MCAS Tustin was announced in 1991.
The base reuse planning process involved broad-based participation by
affected public and private interests. The City of Tustin formed the City of
Tustin Base Closure Task Force to guide the preparation of the Specific
Plan/Reuse Plan. The nineteen member advisory group was comprised of
representatives from the cities ofIrvine, Santa Ana, and Tustin; the County
of Orange; the City of Tustin Chamber of Commerce; local Homeowner's
Associations; the Marine Corps; and the community-at-Iarge. The broad-
based representation ensured that issues and concerns of the local
community and neighboring areas were addressed during the reuse
planning process. The participation of Task Force members was
instrumental in building a community-wide consensus for the Plan.
The reuse planning process involved many of the same steps taken in more
traditional large-scale development plans. The process included
establishing a vision for the site that would guide development of the Plan
and its future implementation. An Environmental Setting Report was
prepared that provided an inventory of the existing physical and
environmental characteristics of the base and surrounding setting. An
extensive issues identification process and opportunities and constraints
analysis was conducted to begin formulating development strategies and
land use alternatives.
The local planning process was conducted simultaneously with the federal
base closure and disposal process. A key component of the base closure
and disposal process was the "screening" of federal, state, and local
agency interests and homeless representatives for their interest in the use
of buildings or property on the base. Sections 2.3 and 2.4 of the MCAS
Tustin Specific Plan/Reuse Plan discusses this screening process. A
recommended disposal strategy is included which identifies:
.
Parcels recommended for transfer to other federal agencies and the
intended uses of the parcels;
.
Parcels recommended for state and local public benefit purposes and
the intended uses of the parcels;
.
The Plan's proposed Homeless Assistance Program; and
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MCAS Tustin Specific Plan/Reuse Plan
Chapter 1 . Introduction
. Acquisition of the remaining MCAS property under the Economic
Development Conveyance authority.
1.4.2
Opportunities and Constraints
The opportunities and constraints analysis provided the foundation for
additional detailed planning efforts including the preparation of land use
and circulation alternatives for the site. The following is a summary of
major opportunities and constraints identified early in the planning
process.
A. Project-wide Opportunities and Constraints
I. Approximately 1,600 contiguous acres in a prime location in
Orange County.
2. Good freeway/arterial access and commuter rail access to site.
3. Opportunity to retain open space as visual and recreational
amenities.
4. Constraint on aviation use of land due to impacted airspace
(i.e., proximity to John Wayne Airport).
5. Community desire for reuse and development of the site as a
cohesive and distinct area of unique character.
6. Potential for reuse of the site with development that will
advance regional goals for jobslhousing balance, and address
regional and local needs for parkland and recreational facilities.
7. Need for development that will provide affordability
"opportunities" for housing in Tustin and in the region.
8. Existing fire protection services may need to be augmented to
adequately service future development in the reuse area.
9. Existing police protection services may need to be augmented
to adequately service development in the reuse area.
10. Existing schools may not have adequate capacity to serve
development in the reuse area.
II. Development in the reuse area may create demand for
additional library services.
MCAS Tustin Specific Plan/Reuse Plan
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Chapter 1 . Introduction
12. Need for regional parkland in this area of the county, especially
to serve Tustin and Santa Ana.
B. Physical Elements
I. Opportunity for interim use and reuse of buildings and
facilities, including military housing.
2. Basic utilities and infrastructure on the base (i.e. sewer, water
and electrical utilities) are close to 50 years old and were
incrementally installed. Urban sizing and capacity needs
represent a major issue for future redevelopment. Water and
sewer lines will require substantial upgrading; and most non-
residential electrical lines will likely need to be replaced.
3. Constraints on reuse of blimp hangars due to high renovation
and maintenance costs, potential toxic hazards, and historic
designation. The blimp hangars are on the National Register
and are subject to Section 106 of National Historic
Preservation Act - required consultation with Advisory Council
on Historic Preservation.
4. Need for compatible development to adjacent surrounding
residential areas.
5. Existing drainage system needs improvements to accommodate
flows from 25-year and 100-year storms.
6. Increased runoff from new development may adversely impact
existing County drainage facilities.
7. Regional landfills have capacity for future development.
C. Environmental Elements
1.
The existing and planned transportation infrastructure in the
vicinity is heavily burdened, which results in the need to create
additional capacity, enhance accessibility to and from the site,
and provide for road extension opportunities through the site to
improve regional mobility.
2.
Bicycle and recreation trail extension opportunities through the
site.
3.
Potential for access to the commuter rail station in proximity to
the site.
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MCAS Tustin Specific Plan/Reuse Plan
Chapter 1 . Introduction
4. Opportunity to locate reclaimed water detention basins as
holding ponds.
5. Potential for extensive use of reclaimed water.
6. Good availability and accessibility to water resources.
7. The northeast portion of site is impacted by 100-year flood
plain of Peters Canyon Channel.
8. Portions of the site are contaminated with hazardous materials
and must be cleaned up by the Marine Corps and the
Department of the Navy.
9. Schedule for final cleanup activities would influence phasing
of reuse development.
10. Portions of the site will likely be available for disposal or
leasing prior to final closure.
II. Areas along Peters Canyon, Santa Ana/Santa Fe, and San
Joaquin Channels will be evaluated under State and Federal
wetlands criteria.
12. Southwestern Pond Turtle, Category 2 Candidate for Federal
listing as Threatened or Endangered has been sighted in San
Joaquin Channel.
13. Approximately 360 acres are designated as Prime Farmland by
the U.S. Soil Conservation Service.
14. No significant archaeological issues; previously discovered
archaeological site was destroyed in 1971.
15. Potential for increased availability of bike and hiking trails, and
greater continuity in existing trails.
16. Soils are susceptible to change in volume upon wetting or
drying, and to subsidence and settlement; fair/poor slope
stability for slopes greater than 10 feet in height.
17. Special soil erosion control may be necessary.
18. Site is not within an Alquist-Priolo Special Study Zone.
19. Moderate to high liquefaction potential related to soils on site.
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Chapter 1 . Introduction
D. Sensory Elements
1. Opportunity to design vistas in and through the site to
significant on and off-site features.
2. Special planning criteria may be needed around blimp hangars
if they are retained.
3. Need for landscaping or other treatment along reuse area's
boundaries to create distinguishable borders for the area and
improved compatibility with surrounding jurisdictions.
4. Potential to underground electrical transmission lines along
Barranca, Warner, and Harvard to eliminate visual intrusion
effects.
5. Opportunity to configure portions of drainage into landscaping,
buffering, etc. increasing aesthetic quality, safety, and
potentially enhancing wetland areas on site.
6. Opportunity to retain open spaces as visual and recreational
amenities.
7. Site will be impacted by noise from surrounding roads,
adjacent rail line, and possibly aircraft operations at John
Wayne Airport.
8.
Reuse of site could create noise impacts on existing
surrounding uses.
9.
Closure of the base will eliminate military aircraft noise.
1.4.3
land Use Alternatives
Numerous land use and circulation alternatives were developed and
examined prior to selection of the proposed Land Use Plan. The two
alternatives that best fulfilled the project objectives were selected for
further evaluation in the EISfEIR. These are the Arterial Grid PatternlHigh
ResidentialINo Core Area alternative and the Arterial Loop Pattern/Low
Residential alternative.
Under the Arterial Grid PatternlHigh ResidentialINo Core Area
alternative, the land use pattern is defined by a grid pattern circulation
system and provided for significantly more residential units than either the
proposed Plan or other alternative. While the grid pattern maximizes
design speeds, the community core area identified in the proposed Plan is
City of Tustin
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MCAS Tustin Specific Plan/Reuse Plan
Chapter 1 . Introduction
disrupted. The loss of the Community Core area limits the potential of the
alternative to respond to prevailing market conditions once the parcel
becomes available for reuse.
Under the Arterial Loop Pattern/Low Residential alternative, it is assumed
that the southeastern blimp hangar is removed. This allows for
construction of the ideal loop roadway system which yields a more
efficient traffic flow than the loop system in the proposed Plan. The
Community Core area of the site is retained as a single parcel to provide
flexibility in future reuse opportunities after cleanup occurs.
The method for selecting a preferred Land Use Plan included a formal
evaluation process of the two alternatives and the draft preferred Plan. The
two alternatives and draft preferred Plan were compared and rated based
on key planning criteria and goals for the project. The result of this
process was the selection and refinement of the proposed Land Use Plan.
1.4.4
Public Participation
An important component of the reuse planning process was the
commitment to make the process open and accessible to the public. Public
participation in the Plan preparation process occurred through the
following methods:
. All meetings of the Base Closure Task Force were open to the public.
Task Force meetings were also advertised in local newspapers and
through direct mailings.
. An extensive community survey of 30,000 residents and businesses
was conducted to obtain input on key issues and any land use
preferences.
. Community Workshops were held at key stages in the reuse planning
process to define issues, discuss draft land use/circulation
alternatives, and obtain input on draft Plan provisions.
. A public review and comment period on the Plan was provided, as
well as opportunities to provide input during the public hearings.
MCAS Tustin Specific Plan/Reuse Plan
Cfty of Tustin
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Chapter 1 . Introduction
1.5 GOALS AND PLANNING PRINCIPLES
The goals for the MCAS Tustin Specific PlanlReuse Plan were formulated
very early in the planning process as a vision for the Plan area. Adopted by
the Base Closure Task Force, the Vision Statement identifies the most
desirable qualities that will prevail when reuse of the site is completed.
The Vision is intended to capitalize on the site's opportunities, and provide
a source of inspiration and pride in the community. The Vision is a set of
goals that shaped the Plan and how it is implemented. The goals may be
thought of as an expression of community values or planning principles to
be respected in the provisions of the Plan and the process of implementing
it. Additionally, the Vision is the major link between the community-wide
goals expressed in the Tustin General Plan (and, to the degree they
influence the site, the City of/rvine and County of Orange General Plans)
and the Specific PlanlReuse Plan. The Vision is intended to provide a
sustained direction over time, and is a fundamental reference point for
future decision-making on this project.
1.5.1 Central Goal
A Plan that translates community values into the most important qualities
or characteristics of the future uses and overall design; seeking to create
results that are very special, worthy of the site's present and historical
importance to the City of Tustin and the region.
1.5.2 Supporting Goals
.
Good Neighbor: The new uses and design peacefully coexist with
surrounding residences and businesses in Tustin and adjacent cities,
minimizing impacts on noise, air quality, traffic, and other
environmental features.
.
Coherent Setting: The development pattern resembles a classical
setting that offers a connectedness between buildings and uses, and
has a strong sense of place through timeless architectural style and
creative landscape design.
.
Self-Snfficient: The mixture of uses enable people living or working
on the site to choose to meet a significant part of their daily needs
within the site.
.
Fiscally Sonnd: The uses do not drain community resources - tax
revenues generated by uses on the site offset the costs of public
servIces.
City of Tustin
Page 1-18
MCAS Tustin Specific Plan/Reuse Plan
Chapter 1. Introduction
· Distinct Design: The architecture, landscaping, signage, open space
design, circulation patterns, and landscape patterns are of exceptional
quality, distinct from surrounding areas, and not in competition with
Old Town Tustin.
· Valued Heritage: The distinguished history of the Base is preserved
in one or more locations on site and prominently displayed -and
embraces the City of Tustin's theme: "Proud of its Heritage,
Preparing for its Future".
· Forward Looking: The uses and institutions accommodate and
attract 21 st Century jobs and technologies.
· Balanced Local and Regional Responsiveness: The uses benefit the
broader community's needs and are balanced with development that
is compatible with the surrounding communities.
· Sustainable Environment: The land and water are clean and safe to
use, now and in the future; and native plants and animals are
selectively re-introduced into the design.
· Civilian Transition: A successful transition from military to civilian
use that reasonably satisfies the public interests at local, countywide,
regional, state and federal levels.
· Foster Economic Development: A means of documenting and
implementing a balanced response to competing and conflicting
demands for use of the property to ensure the community's need to
foster economic redevelopment.
· Strategic Phasing of Development: Responsiveness to phasing
requirements for hazardous material clean-up, infrastructure capacity,
circulation, and market absorption.
1.6 AUTHORIZATION, CONSISTENCY AND ADOPTION
1.6.1 The Reuse Plan
Federal regulations (32 CFR Parts 174 and 175) which implement the
National Defense Authorization Act for fiscal year 1994 and the Base
Closure Community Redevelopment and Homeless Assistance Act of
1994, require the LRA to prepare a comprehensive Redevelopment Plan
("Reuse Plan") based on local needs and in response to specific reuse
planning requirements and time lines. A variety of factors are involved in
the preparation of a Reuse Plan for a federal facility that distinguish a
Reuse Plan from traditional master planning. Reuse Plans required by the
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 1-19
Chapter 1 . Introduction
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City of Tustin
Page 1-22
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2
2.
Plan Description
2.1
PURPOSE AND SCOPE
The Plan Description establishes the intent of the Plan in terms of future
land use, reuse of facilities, and new development. It provides an overall
understanding and rationale for what is envisioned in the Plan area, the
quality and character of the uses, and the level of services and
infrastructure to be provided. The purpose of this Chapter is to lay the
foundation for the development/reuse regulations and guidelines provided
in Chapter 3.
The major components of the Plan Description include: the land use plan,
traffic circulation, urban design, housing, public conveyance uses, parks
and recreation, and public facilities. The procedures and components of
each of the above plans are outlined in this chapter. Some material in this
Chapter is intended to be directive and shall be implemented according to
language contained herein. Other material is conceptual and intended to
guide and not restrict creative solutions.
2.2 LAND USE PLAN
The Land Use Plan responds to the goals of the Plan stated in Chapter 1,
by providing a healthy balance of market driven, private sector uses with a
wide range of public-serving uses. The Land Use Plan also responds to the
many issues identified during the planning process including pre-existing
traffic congestion, soil contamination, and the local and regional need for
additional open space/recreational opportunities. The Land Use Plan is
shown on Figure 2-1 and a Land Use Plan Summary is provided on Table
2-1.
MCAS Tustin Specific Plan/Reuse Plan
Cffy of Tustin
Page 2-1
Chapter 2 . Plan Description
TABLE 2-1
LAND USE PLAN SUMMARY
Gross
Land Use Designation Acreage! Range of Dwellinr! Units
RESIDENTIAL
Low Density 181.3 1 - 7 dulacre
Medium Densitv 125.1 8 - 15 dulacre
Medium-High Density 29.4 16 - 25 dulacre
TransitionallEmergency Housing 5.1
GolfVilla;eRcsidential Core bew 245.84&5 1 - 7 dulacre, 8-15 dll!acre.
Den.;it)' 16-25 dll!acre
,. ~ 8 15 aH1aere
SUBTOTAL 586.7 3,710 Dwelling Units Max.
444,{,
COMMERCIALIBUSINESS
I CommerciallBusiness 164.8
~
Commercial 55.3
I G(llfVilla~eResidel1tjal Core .. 29.3 -H-hf
Villal!e Services 20.7
Community Core 310.6 16 - 25 dulacre-
225.2
SUBTOTAL 580.7B8rl- 891 Dwellinl! Units Max.
INSTITUTIONAL/RECREATIONAL
I I.earnif\~ Eclucation Villal!e 128.ll3
Community Park 24.1
Urban Regional Park 84.5
I SUBTOTAL 236.69
RIGHT-OF-WAY
I Arterial Roadways 173.4
B&4
Drainal!e (Flood/Stormdrains) 28.5
I SUBTOTAL 201.9
.J-86.l)
GRAND TOTAL 1606.2 4.601 Dwellinl! Units Max.
Less Federal ProoertY 16.7
Less Private Prooertv 4.1 88 Dwellinl! Units
Total MCAS Thstin 1,585.4 4,518 Dwelling Units
Disoosal Acreal!e
NOTES:
1. Gross acreage for each Planning Area is an estimated allocation measured from the
edge of the adjacent arterial or secondary roadways, any public roadway shown on the
Land Use Plan, and/or the boundary of the Planning Area. The amount ofland devoted
to roadways is calculated under the Right-of-Way designation. Actual acreage will be
I refmed during the site plan and subdivision process.
2. .\crea,::,~ fi,;;..lre iRelmle: 15(1.~ aer~=- €If E;olf cour;;e ':.11;(11 j, parl of the Golf Village
(PlalmiH": .\rca IS). Suhiect to S~ctions ~.6.2.E.4 ami G2.
City of Tustin
Page 2-2
MCAS Tustin Specific Plan/Reuse Plan
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Chapter 2 . Plan Description
This page intentionally left blank
City of Tustin
Page 2-4
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
~
The Land Use Plan contains a variety of housing and employment
opportunities, educational and community support uses that will
complement the urban fabric as well as strengthen the economic base of
the area. At build-out, the site will be unlike any other place in Orange
County with its unique mix of uses, functional and physical connections
between uses, historical setting, and vitality.
Key features of the Plan include the following:
. Uses with the best revenue generation potential are located in areas
positioned for early development in order to help fund the
infrastructure needed to make other areas of the site developable in
the future.
. Residential uses are planned in the northern and eastern portion of
the site, adjacent to existing residential neighborhoods. as well as
within the Communitv Core,
. Commercial, office, and industrial uses are predominately located in
the central and southern portions of the site, which is compatible with
existing surrounding uses.
. Many of the buildings within the community services area at the
former base along the western edge of the Plan area will be reused
for education purposes. A number of education institutions intend to
provide community college level programs, job training, incubator
(start-up) business development opportunities and other educational
opportunities at the site.
. Approximately 20 percent of the Plan area has been dedicated to
recreation and open space uses, including an approximate 84 -acre
Urban Regional Park, a 25- acre Community Park, neighborhood
parks dispersed within the residential enclaves. and an 1 gABle
publicly accessible golf eOlirGe. In addition, neighborhood parks and
recreation facilities and private 011 en spaee areas within the existing
housing areas and school play yards can be reused to provide nearby
activities for future residents.
. An approximate 84.5 acre Urban Regional Park will be developed in
the vicinity of the northern blimp hangar. The blimp hangar is on the
National Register of Historic Places. The hangar may be preserved if
financially feasible, and could set the theme for the park as well as
being a major landmark for the Plan area.
. The core area of the Plan permits a variety of future development
opportunities when market conditions are suitable for high value use
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-5
Chapter 2 . Plan Description
of the property. The core area is tile laGt one of the first and most
difficult area~ to develop due to timing of environmental clean-up,
market absorption factors, probable high demolition costs associated
with airfield operations, and high infrastructure improvement costs.
. f. Golf Villa;e is plaBRea to offer priRie quality golf coarse orientea
hOllsing arollns a chaHlJlisFlahijl ;;olf course. ,\ hHotel and conference
facilityies within the Communitv Core will serve business travelers,
recreational travelers, and other travelers to the area.
. The extension of Tustin Ranch Road and Warner Avenue is planned
through the Plan area to complete significant segments of the
regional arterial system. The Circulation Plan will create new
capacity for the region, as well as accommodate traffic generated by
the Plan.
. A loop roadway system for local circulation will provide early access
to the perimeter of the site where parcels are first available for reuse.
2.2.1 Land Use Designations
The Land Use Plan contains thirteen (13) separate land use designations,
which are defined below. The land use designations have been assigned
Planning Area numbers, as further discussed in Chapter 3. The Planning
Area numbers are the basis for assigning permitted uses and establishing
development regulations and guidelines.
A. Residential Designations
1.
Low Density Residential (1-7 du/acre): The Low Density
residential designation provides for reuse and or new
development of former military residential neighborhoods with
low density attached and detached dwellings and accessory
uses and buildings. The land use designation provides for a
wide range of accommodations including single family units,
patio homes, and multiple family dwellings such as
condominiums, townhouses, cooperatives and community
apartments. Uses such as public/institutional facilities, child
care facilities and others which are determined to be
compatible with, and oriented towards the needs of these
neighborhoods may also be allowed. The intent is to: 1)
rehabilitate and enhance existing residential units while also
providing opportunities for new development where
rehabilitation would not be financially feasible and/or would
provide minimal results; 2) provide a transition between the
Specific Plan area and existing adjacent residential
City of Tustin
Page 2-6
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
neighborhoods in Tustin and Irvine; and 3) provide
homeownership opportunities in a mixture of price ranges, to
support business uses proposed as part of the Plan, while
recognizing opportunities for limited transitional units.
2. Medium Density Residential (8-15 du/acre): The Medium
Density residential designation provides for reuse and or new
development of an existing residential military neighborhood
in the City of Irvine, and also provides for new development of
a largely undeveloped parcel adjacent to the proposed Urban
Regional Park within Tustin with medium density attached and
detached dwellings and accessory uses and structures. The land
use designation provides for a wide range of accommodations
including single family units, patio homes, and multiple family
dwellings such as condominiums, townhouses, cooperatives
and community apartments. In the City of Irvine, the Medium
Density area will not exceed 12.5 dwelling units per acre. Uses
such as public/institutional facilities, child care facilities and
others which are determined. to be compatible with, and
oriented towards the needs of these neighborhoods may also be
allowed. A minimum 20 acre intermediate school and 8 acre
neighborhood park shall be accommodated in this land use
designation within the City of Irvine. The intent is to: I)
rehabilitate and enhance existing residential development,
while also providing opportunities for new development where
rehabilitation would not be financially feasible and/or provide
minimal results; 2) provide homeownership opportunities
within a mixture of price ranges to support business and
educational uses proposed as part of the Plan; and 3) provide
limited opportunities for transitional housing.
3. Medium-High Density Residential (16-25 du per acre): The
Medium-High Density residential designation is located
adjacent to an existing railroad right-of-way and the transition
to the Eastern Transportation Corridor (ETC) at Jamboree
Road, The designation largely provides for development of
multiple family dwellings at a higher density which may
include apartments, condominiums, and townhouses. The
intent is to: I) provide a quality multiple family housing living
environment with amenities found in similar density projects in
the market area; Ml4-2) provide sufficient site design flexibility
within the site to buffer residential units from the noise and
vibration of the adjacent railroad right-of-way, the ETC, and
arterial highway traffic; and 3) provide higher densitv products
adiacent to regional transportation facilities. Uses such as
public and private parks and open spaces/institutional facilities
MCAS Tus/in Specific Plan/Reuse Plan
City of Tustin
Page 2-7
Chapter 2 . Plan Description
which are detennined to be compatible with and oriented
towards the needs of these developments may also be allowed.
4.
TransitionalJEmergency Housing: The Transitional/
Emergency Housing designation proyides for the adaptive use
of existing military dormitory type structures for emergency
housing, single occupancy housing, or congregate care uses.
The intent is to: I) proyide an opportunity for transitional
and/or emergency housing as part of the Plans affordable
housing commitment; 2) obtain optimum benefit from the use
of the existing facilities; 3) accommodate those in need through
a location offering maximum reinforcement from other support
uses and community services in the surrounding vicinity of the
Leaming Education Village, and offering close proximity to the
transportation system; and 4) insure the safe and efficient reuse
of the existing structures according to City codes and
requirements.
5.
Residential (ol'e CoIf Village: The Residential Core
designation contains new development intended to function as
a significant residential enclave within the communi tv. The
Residential Core, comprised of Planning Area 15 of
Neighborhood G will provide a range of housing tvpes
including single family detached, attached, and multi family
homes. as well as neighborhood commercial oj)Portunities.
This neighborhood will also include recreationally-based
amenities including parks and private recreation t1tcilities. +He
Golf Village designatioll [Jrm'ides a ptime quality resort living
environment 'shieh would provide for deyclopnwnt of attr.ched
ef----detached single family dwellings which may include
conventional subdivisions or planned developRients. Both Low
Density residential (1-7 du/aere) and ,Medium Density
residential (8-15 du/acre), and Medium High Densitv
residential (16-25 du/acre) uses are permitted. Medium high
densitv residential will be generally located in close proximity
to Edinger Avenue and the Tustin Metrolink Station. m
['.ddition, the Golf Village includes development of a private,
]3::bliely accessible golf CElurse, and proyision Elf ...isitor sClying
uses such as a ho:el alldlElr time shares. accessory retail, service
commercial and restauralll uses. and recreational uses. Uses
such as public/institutional facilities, child care facilities, and
others which are determined to be compatible with and
oriented towards the needs of other uses in this designation
may be permitted. Two 5 acre neighborhood parks and a 10
acre elementary school (if determined needed by the Tustin
Unified School District) shall be accommodated in this land
City of Tustin
Page 2-8
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
use designation. The intent is to: 1) proyide a quality,
.- recreation oriented resort like environment; 2) il1le"T-ate
recreation aHleHIlies with IRe ';isitm ser.ing ["elElies; and 3)
e)(hibit quality architectural and site design feawres
commellSlfrate ,.,jth a higher end golf course em'irollment.
B. Commercial Business Designations
1. Commercial Business: The Commercial Business land use
designation provides for the development of a variety of uses
including industrial, research and development, professional
office, retail, and specialized employment and merchandizing
uses to complement adjacent areas within and in the vicinity of
the Plan area. The intent is to: I) concentrate office, retail,
research and development, and industrial uses in the
Employment Center Neighborhood; 2) concentrate regionally
oriented commercial uses in the Regionally-Oriented
Commercial Neighborhood; and 3) achieve quality
identification features for the Plan area along arterial highways
and at key intersections. Uses such as public and private parks,
open space. and institational facilities compatible with and
oricnted towards the needs of futurc businesses and residents in
the area mav also be allowed.
2. Commercial: The Commercial designation provides for
development of a variety of retail and service commercial uses
with the intent of supporting and complementing uses within
the Plan and surrounding development. The Commercial
designation also provides for the accommodation of continued
limited military uses in locations specified on the Land Use
Plan. The intent is to: I) provide regionally-oriented
commercial uses; and 2) achieve quality identification features
for the community along arterial highways and at key
intersections.
3. Residential Core CommercialColf Village: The Golf Village
designatioll proviaes fer develepment of cOlllll-lercial retail aRd
service Hses, a hotel aRd cOtRmercial recreation faGilities. The
iRtent is to previde for resort like recreatieR and sHpporting
cemmercial facilities within the Golf Village. The Residential
Core. comprised of Planning Area 15. provides neighborhood
commercial retail. ser,ice commercial, and office uses
adiacent to residential neighborhoods. Specialized commercial
uses such as senior congregate care is also permitted. The
intent is to I) otTer convenient vehicle and pedestrian
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-9
Chapter 2 . Plan Description
accessibility through site design: and 2) to provide commercial
uscs that support the sUlTounding residential neighborhoods.
4. Village Services: The Village Services designation provides
localized commercial retail and service uses to adjacent
residential neighborhoods. The intent is to 1) offer convenient
vehicle and pedestrian accessibility through site design; and 2)
to contribute to quality entry and landmark identification
features for the community.
5. Community Core: The Community Core designation provides
for development of a mix of uses, with opportunities for both
commercial business and residential uses either in separate or
integrated projects. Residential densities of 16-25 du/acre are
permitted subiect to Sections 3.6.2.EA and G2. Regulations will
be designed to provide enough flexibility to accommodate a
unique, large scale development complex with uses which may
not clearly be identifiable until some time in the future. Uses
such as quasi-public/institutional facilities which are
determined to be compatible with and oriented towards the
needs of other uses in this designation may also be permitted,
including Ilubhc and Ilrivate Ilarks, Ollen Sllace, and related
facilities. A 40 acre high school (if determined needed by the
Tustin Unified School District) shall be accommodated in this
land use designation. The intent is to: I) establish maximum
square footage and dwelling unit thresholds at this time and to
provide criteria for future decision making rather than narrowly
prescribing use limitations; 2) serve as an opportunity for
creative use and design that will be likely to attract a major
user to an outstanding strategic location within the Orange
County market; and 3) fulfill the economic, employment and
design objectives envisioned by the Plan, while ensuring land
use and aesthetic compatibility with surrounding uses.
C. InstitutionaI/Recreational Designations
I.
Learning Edncation Village: The Learnins Education Village
designation provides a specialized educational environment
with an array of public-serving uses. It is the intent to: I)
maintain the walkable scale of existing base facilities and
create a campus environment; 2) provide a mix of educational,
training, and other public uses with small scale support
convenience commercial uses conducive with the village
complex; 3) create a synergy of uses and services which will
support employment uses elsewhere in the community,
City of Tustin
Page 2-10
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
particularly within the Employment Center and Community
~ Core Neighborhoods.
2. Urban Regional Park: The Urban Regional Park designation
provides for establishment of a major urban recreation
opportunity of both community and county-wide significance.
Training will also be accommodated in existing classroom and
building space on the site. It is the intent to: I) concentrate on
cultural preservation uses and facilities, supportive commercial
concessions, historic preservation and displays; 2) provide for
selected conservation and open space uses; 3) provide a context
for the preservation and recreational use of the blimp hangar, if
financially feasible; 4) insure that the design and placement of
uses and facilities reinforce the historical value of the site and
contribute to the recreational quality of the community, even as
the larger public is being served; and 5) complement the
adjacent Learning Education Village and Community Core
Neighborhoods so that the overall quality of design and
landscaping are coherent.
3. Community Park: The Community Park designation provides
for a community level public park to serve the City of Tustin
with recreational and open space experiences. The intent is to:
1) provide community scale recreational opportunities and uses
which cannot be accommodated in small neighborhood parks;
2) complement the campus setting of the Learning Education
Village and the special qualities of the Urban Regional Park;
and 3) provide a buffer and link between the Learning
Education Village and Village Housing Neighborhoods.
4. Neighborhood Park: The Neighborhood Parks . are
symbolically illustrated on the Land Use Plan within the
residential designations. The intent is to have the sites
transferred by the military and improved with park fees from
future developers or dedicated by a future developer of parcels
in the vicinity. These parks are small, localized recreation
facilities intended to serve populations in each residential
neighborhood. It is the intent to: 1) provide the type, scale and
mix of recreation facilities geared toward serving
neighborhood recreational needs; 2) carefully integrate each
park into its surrounding environment so that it functions as a
valuable open space relief for the developed areas; 3) achieve
the required local park acreage in combination with the
Community Park; and 4) complement school sites where they
are adjacent to park sites to increase effective recreation space.
The neighborhood parks are generally located on the Land Use
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-11
Chapter 2 . Plan Description
2.2.2
Plan and will need to be a minimum size of 5 acres, with the
exception ofthe proposed park location in Irvine, which will be
8 acres in size.
5.
Regional RidinglHiking and Bicycle Trail: This designation
provides for recognition of the county-wide trail system for
equestrian, hiking, and bicycling activities which pass through
or are adjacent to the Specific Plan area. It is the intent to: 1)
achieve improvement of the trail system as development
occurs; and 2) connect pedestrian trails within the cities of
Tustin and Irvine to the regional system.
6.
Elementary SchooIlHigh School: Elementary schools and a
high school are symbolically shown on the Land Use Plan
within other land use designations to provide K-5, K-8 or 9-12
grade ranges as determined by applicable school districts. It is
the intent to: 1) to insure integration of any school sites into
neighborhoods; and 2) develop school sites in conjunction with
adjacent neighborhood parks, wherever possible. Four school
sites are proposed: two 10- acre elementary school sites and a
minimum 40- acre high school site in Tustin, and a minimum
20- acre elementary (K-8) school in Irvine. The schools are
generally located on the Land Use Plan. While not sl1O'.\11 on
the Land Use Plan, Section 2.8 discusses the potential for an
additiollal 22 acre elemelltary school '",ithin t~le Learning
VilJa;;c.
Neighborhoods of the Plan
The Land Use Plan is a collection of neighborhoods which will have their
own characteristics and set of functions to perform within the Plan. A
neighborhood may be comprised of more than one land use designation.
The neighborhoods of the plan are intended to establish a community
structure for the Plan and provide the basis for the range of land uses,
intensity of development, urban design characteristics, and development
regulations specified in Chapter 3.
The Land Use Plan contains eight (8) neighborhoods as shown on Figure
2-2. A statistical summary of the land uses contained in each
Neighborhood is shown on Table 2-2.
A. Neighborhood A - LeaFni~Education Village
Neighborhood A is located along the western edge of the site,
bordered by Red Hill Avenue on the west, Armstrong Avenue on the
east, Warner Avenue on the south, and an existing business center on
City of Tustin
Page 2-12
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
.'-
the north. The LeamiRg Education Village will be an important
anchor for the community with a range of public-serving uses within
a walkable campus setting. By virtue of its uses and operation, the
Learning Education Village will be linked to many other uses and
activities within the Plan area. Its primary functions are to provide
education, training, and specific social service functions identified in
Section 2.3.5, Public Benefit Conveyance Uses. Primary access to
Neighborhood A will be from a proposed North Loop Road
(extension of Valencia Avenue eastward) and Armstrong Avenue.
Secondary access will be provided by Warner Avenue.
B.
Neighborhood B - Village Housing
Neighborhood B is located in the northwestern quadrant of the site,
bordered by Edinger Avenue on the north, Tustin Ranch Road on the
east, the proposed North Loop Road on the south (extension of
Valencia Avenue), and Armstrong Avenue on the west. Through reuse
or new development ofa range of housing types, Neighborhood B is
expected to offer basic, affordable housing within the Plan area. The
housing will be complemented by commercial village services that
will meet the daily shopping needs of residents, employees and
visitors to the site. The neighborhood will also have a supporting
function as a transition or buffer area between existing residential
neighborhoods north of Edinger Avenue and the LeamiRg Education
Village and Community Core uses. Primary access to Neighborhood
B will be from North Loop Road. Secondary access will be provided
by Armstrong Avenue and the West Connector Road. The
Neighborhood map (Figure 2-2), also identifies a shaded area within
Neighborhood B that represents a conceptual design area for the
future Tustin Ranch Road interchange.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-13
Chapter 2 . Plan Description
This !Hlf!f! in/f!I//iol/allv left hlank.
City of Tustin
Page 2-14
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 · Plan Description
Neighborhoods
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. N[lGHHORHOOD A .. I:[JUCATION VILLAGE:
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. NEiGHBORHOOD D COMM\.lNlT'1 CORE:
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NLlGHBORHOOD r REGION/lLli-ORIENT[D COMMERCIAL DI,;rRlcr
. NEIGHBORHOOD G RCSIDCNTIJll. ;::ORE
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Chapter 2 . Plan Description
This page intentionally left blank.
City of Tustin
Page 2-16
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 · Plan Description
TABLE 2-2
NEIGHBORHOOD SUMMARY
Gross 'ft
Land Use Acreaee Ranee of Dwelline Units
NEIGHBORHOOD A
Learnin~ L;:d.\!9_ation ViIlagelElementary School' - 10 acres 128.1I3
Community Park 24.1
TransitionallEmergency Housing 5.1
SUBTOTAL 15U5
NEIGHBORHOOD B
Low Density Residential 54.2 1 - 7 dulacre
Medium Density Residential 51.7 8 - 15 dulacre
Village Services 20.7
SUBTOTAL 126.6 925 Dwelling Units Max.
NEIGHBORHOOD C
Urban Regional Park I 84.5 I
SUBTOTAL I 84.5 I
NEIGHBORHOOD D
Community Core 310.6225.2
Medium-High Density Residential 16 - 25 dulacre~
High School 2 - 40 acres
SUBTOTAL 310.6 891 Dwelling Units Max.
~
NEIGHBORHOOD E
Commercial Business !YU~I
SUBTOTAL 117 .5M+.-9 I
NEIGHBORHOOD F
Commercial 55.3
Military - 16.7
Commercial Business 47.3
SUBTOTAL 102.6
NEIGHBORHOOD G
GalfVil1ageResidential Core 275.14
Low Density Residential' -= 11 2.6W.5 acres I - 7 dulacre
Medium Density Residential 4 -= ~ l.b5 5 .2 acres 8 - 15 dulacre
MediLllll-11 i \!hl)cnsity-.l~esi<.!,-!ltle.l-=~) ncre):' 16 - 25 du/acre
J..!o:ei 1 (1.0 acre,;
Commercial- ;h429.3 acres
Parks/Open Space- 63.1 acres
Golf 159.3 acree;
Elementary School 4 - 10 acres
Low Density Residential · 127.1 I - 7 dulacre
Medium-High Density Residential 29.4 16 - 25 dulacre
SUBTOTAL 431.9!! 2,383 Dwelling Units Max.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-17
Chapter 2 . Plan Description
TABLE 2-2
NEIGHBORHOOD SUMMARY
I '.
Gross' -
Land Use Acreal!e Ran/(e of Dwellinl! Units
NEIGHBORHOOD H
Medium Density Resi ential "L- Irvine 73.4 8 - 15 du/acre
Elementarv School K-8 ",' - 20 acres
SUBTOTAL 73.4 402 Dwellinl! Units Max.
RIGHT-OF-WAY 82
Roadwavs B&A173.4
Drainal!e (Flood Control and Storm DrainS) 28.5
SUBTOTAL I .J..86.9 2 () 1.9
GRAND TOTAL 1606.2 4,601 Dwellinl! Units Max.
NOTES:
!. Neighborhood A includ 5 aH-.e-:rtHH,H€6- 10- acre allocation for an Elementary School. The pr~('isc--H€-f€ii~ location 'vi]! he
t:i-€-te-RRffi€ti...wh.~+l-f.4€.-+,\;.' ....ylfUH...l~r.;-+l-l-€-~'H'opt-l.ff.~"--ili.."-ffll;,e '"Hries, al'Hidj~::tmeRt Vl-'Hl-4e--fHi:lt~(:! to lI'e LeHmiA6,.~.j.jHg€
(-k~ffi1ltnH.
2. Neighborhood D includ s an estimated 40- acre allocation for a High School. Th~ prel2i:~' al2re~16e aAsleeatlOll ".111 ~le
dCl0Ff'FHI-l€6-whcH-+1W';:"; , \--Y-'\-ran.;.I{:I'~+I\t.'-1JfOf\.'~- &t1re:\;'L'---'.'af-i't."S.-itR-aBj-t:iSt-ffi€ftt--W.j.+-I--hc~ftH-Ae+efH+nttfl-tty--f~
G..:'sl-gnutto-f'h
4J. The Medium Density R sidential use in Neighborhood G includes a 5- acre allocation for a neighborhood park. The precise
acreage and location wi I be determined prior to final subdivision map approval. ]ftRl? ant>d.gl "arie,", aR adjl:l.;tn'leRt "'i]1 be
ffi~h.>.-te--th~tknsiIY H:.'~tJ€HtH.tl-tf~c;.I*w-€'v'€~lax4ffiuffi-RtttRhef.~4-H-R-g--Un-jl5'"W{)t:!~d !let I.Jiiiltgt-,:-.Neighborhood G
also includes an estimat d 10 acre allocation for an Elementary School. +he pre~i:;e a~reugt.-.. and loc~l!jon '11] be Getermired
wl-H:-n--tlte-N~"{f-ttflsfu.t: 4-Rt'--PI"OpeH-y,+f:-i-h{.'--iK,'f€-:1;t> "aries. a-a-ae:i-l:i5tffiL~~edil;lln Den:it), de:"ig,AtH-tefh
J:l. The Low Density Resid ntial use in Neighborhood G includes a 5- acre allocation for a neighborhood park. The precise
acreage and location wi 1 be determined prior to final subdivision map approval. lftae Bsr-eage \ aries, an aer-sage aEijI:lSffi:l.eflt
... .... . " , . . . .
. .
~te-+.i)" Den,:n:-Rt"Stdc I-nt~:\:.'---in-~~lgllBet"ho'8cl C in-d~~-a-H8::; in TbI,;tiFl atH-i-~cre,' (150 blnjBT--ffi~
4;;. Neighborhood H includ s an estimated 20- acre allocation for a K-8 School. The preIi;J:~ aere:l;:;e and h,il;::ltiBll "'illee
Ot.>-lt'HHt-AW--wh(>fH-fH."-----,'\r. '"T-f-F,Hl:;k-ffi----i-flt'-flR;)p€-F~Neighborhood H also includes an 8-acre allocation for a neighborhood park
site. If the acreage varies, the maximum number of dwelling units would remain the same.
+~2. Gross acreage for each ~Ianning Area is an estimated allocation measured from the edge of the adjacent arterial or secondary
roadway, any roadway shown on the Land Use Plan, and/or the boundary of the Planning Area. The amount of land devoted to
roadways is calculated under the Right-of-Way designation. Actual acreage will be refined during the site plan and
subdivision process.
SZ. Right-of-Way total m~~tes the SpeCIfic Plan roadways and existing flood control channels within the base boundary.
~.' Sublcct to Sectwns 3 fl. ~_ L~A an_d (i)""
C. Neighborhood C - Urban Regional Park:
Neighborhood C is located near the center of the site, bordered by
North Loop Road (extension of Valencia Avenue) on the north and
Armstrong Avenue on the west. It is adjacent to Neighborhood D on
the east and south. The Urban Regional Park will be a significant
public amenity that will not only serve regional needs, but provide a
buffer between the living environment and commercial and business
areas. The neighborhood will serve a number of functions including
open space conservation, recreation, community resource services,
concession commercial supportive to the park, and historic
preservation and/or display.
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MCAS Tustin Specific Plan/Reuse Plan
~.
~
Chapter 2 · Plan Description
D. Neighborhood D - Community Core:
Neighborhood D encompasses the central area of the site, bordered
by Tustin Ranch Road on the east, 'Narner .'\yeBueBan'anca Parkwav
on the south, North Loop Road on the north, and both the Urban
Regional Park (Neighborhood C) and Armstrong Avenue on the west.
This neighborhood will provide an opportunity for one or more
unique, large-scale development proposals that would complete the
Specific Plan area. The primary functions of Neighborhood D
include: maintaining long-range flexibility as a major opportunity
area, providing opportunities for mixed-use development, revenue
generation to offset especially high infrastructure and demolition
costs, and special attraction to the Plan area. The NeighlJorheed Rlap
(fi;~re 2 2), also identifies a shaded area 'sithin Nei;hlJerheod D
that represents a eoneept~lal design area for the fut~re ali<;11meRIS of
+ustin Ranch Road and Warner /v..el1~e.
E.
Neighborhood E - Employment Center:
Neighborhood E is located in the southwest quadrant of the Specific
Plan area, bordering Red Hill Avenue on the west, Wamer Avenue on
the north, THstill RanchArmstrong Road on the east, and Barranca
Parkway on the south. This neighborhood will be an employment
center for the community. It will provide a business park setting for a
full range of professional offices, research & development, and
commercial business uses. Neighborhood E and the Learning
Education Village Neighborhood (Neighborhood A) will have
important connections potentially offering nearby on-the-job
opportunities for persons attending classes in the Learning Education
Village.
F.
Neighborhood F - Regionally-Oriented Commercial District:
Neighborhood F is located in the southeast quadrant of the site,
bordered by Jamboree Road on the east, Barranca Parkway on the
south, and Tustin Ranch Road on the north and west. This
neighborhood will be an auto-oriented, regional level commercial
center. Desired commercial uses will include regional commercial
and retail uses, specialty merchandising, wholesale, and discount
commercial businesses. The existin; hangars. if fenr.ible te retain,
ffiity-~'<Wttl€--ttl€ opportunity for It-\-'affi>ty-Bf industrial uses. This
neighborhood also provides the support function of being an
appropriate counterpart to the commercial wholesale uses in the
Irvine industrial area to the south.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-19
Chapter 2 . Plan Description
G. Neighborhood G - Residential Core:
Neighborhood G is located in the northeastern portion of the site,
bordered by Edinger Avenue on the north, Harvard Avenue on the
east, Tustin Ranch Road on the west, and Warner Avenue on the
south. .'\ small portion of this Reighborhood immodiatcly north of
Warner "'\','emle and east of Peters CaA)'oll Channel is witl,in the City
ofIrvine and accessed fmlll tho City of Tustill. The Residential Core
contains OOffi-new and oxistiAg development and is intended to
function as the primary residential enclave within the community.
The Residential Core will provide a range of housing types including
transitional family units, entry-level units, higher-end housing and
commercial opportunities to Be loeatod adjaeeHt to the golf eourse.
This neighborhood will also include recreationally-based amenities
aHd ';isitor senillg usos. It provides the opportunity to tie existing
housing to the community through uses, access and design. As a
support function, Neighborhood G will also provide a desirable
transition to existing Tustin and Irvine residential neighborhoods to
the north and east.
H. Neighborhood H - Irvine Residential Neighborhood
Neighborhood H is in the southeast comer of the site, bordered by
Warner Avenue on the north, Harvard Avenue on the east, Peters
Canyon Channel on the west, and Barranca Parkway on the south. By
';irtllc of it.; locution within :he City of lr'iillo. !Ihis OJ(istiHg family
housing. when cORycrted to ei'iilion lise, will provide a buffer
between Irvine residential neighborhoods to the east and business
uses to the west. It will also contain an elementary school and park
facilities as needed to support residents in the vicinity.
2.3 FEDERAL PROPERTY DISPOSAL PROCESS
2.3.1 General Background
Because MCAS Tustin was a BRAC 91, BRAC 93 and BRAC 95 base
closure, Federal screening was originally initiated under pre-1994 federal
law and regulations. The Department of the Navy had completed
Department of Defense and Federal agency screening and had
simultaneously completed screening for State, County and local agency
interests in the property. With the adoption of the National Defense
Authorization Act for Fiscal Year 1994 and Base Closure Community
Redevelopment and Homeless Assistance Act of 1994 ("Redevelopment
Act"), a new community based reuse and screening process was initiated.
City of Tustin
Page 2-20
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
Under the new Acts and their specific implementing rules and regulations
(32 CFR Parts 174, 175 and 176) the screening process works in the
following manner:
Step 1: The Department of the Navy identifies Department of Defense
(DoD) and federal property needs. Any property that DoD does
not need is considered "excess" to the needs of DoD and made
available to other DoD and Federal agencies. IfDoD and other
federal agencies do not identify a need, the remaining base
property can be declared "swplus" and available for reuse.
Step 2: The LRA undertakes outreach and solicits notice of interests in
the base from State and local governments, representatives of
the homeless and other interested parties.
Federal laws and regulations allow for public benefit
conveyances of swplus property at partial or full discount from
fair market value. Where these types of uses are identified as a
benefit to the LRA or other eligible beneficiary, land and
facilities requested for the public benefit may be obtained at no
cost to the recipient. Generally, these conveyances allow for
broad public uses such as: airports, education, health, historic
properties, and park and recreation. The Redevelopment Act
also provides for conveyance of discounted swplus property
for uses supporting the needs of qualified homeless providers.
Step 3: After considering the notices of interest received, the LRA
prepares the Reuse Plan ensuring through public cornment, that
the Plan adequately balances local community and economic
needs with the needs of the homeless.
Step 4: The LRA completed Reuse Plan is submitted to the Department
of Housing and Urban Development (HUD) as part of an
application to determine whether the LRA has adequately
balanced local community and economic development needs
with those of the homeless. The completed plan is also
submitted to the Department of the Navy who will notify
Federal agencies that certain properties may become available
for a public benefit conveyance and a request is made for their
recommendations regarding the eligibility of a user.
Step 5: The EIS for the closure and Reuse Plan must be completed
after the Department of the Navy receives written notification
from HUD that the community's Reuse Plan meets the
requirements of base closure law and the Redevelopment Act.
After completion of the EIS and supporting documentation, the
Navy will be responsible for making final disposal decisions
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-21
Chapter 2 . Plan Description
and will issue a disposal Record of Decision(s) (ROD) III
accordance with the approved Reuse Plan.
Because screening for the needs of the homeless had not yet been initiated
under pre-1994 Federal Law and regulations including the Stewart B.
McKinney Homeless Assistance Act, the City of Tustin as the DoD
designated LRA requested participation under the new Redevelopment
Act. The request was formally made to Secretary of Defense, William J.
Perry, by letter dated November 17, 1994. A response from the DoD was
received on December 15, 1994 authorizing participation under the
Redevelopment Act. In June, 1995 the Department of Defense also
authorized the LRA to initiate the notice of interest process prior to a
determination of excess or surplus property at MCAS Tustin. The LRA's
request to utilize procedures under the new Redevelopment Act also
necessitated readvertisement and screening of the property to state and
local agencies as well as representatives of the homeless. The Reuse Plan
was submitted to the Department of Defense and HUD on October 30,
1996. On March 24, 1998, HUD notified the Department of Defense and
City of Tustin that the community's Reuse Plan complied with all base
closure requirements and the Redevelopment Act.
2.3.2
Department of Defense and Federal Agency
Screening
Two Department of Defense and one Federal agency expressIOns of
interests were received for the base.
. The 222nd Combat Communications Squadron at the Costa Mesa Air
National Guard Station requested transfer of 25 acres along the north
side of Barranca Parkway to include an existing 10 acre air traffic
communication center.
The LRA recommended that the Navy reject the transfer.
Subsequently, the National Guard officially withdrew their request
for property at MCAS Tustin.
. The Eleventh Coast Guard District located 36 miles from MCAS
Tustin requested a no cost acquisition of 274 units of officer family
housing on 55 acres.
The LRA recommended that the Navy reject the transfer.
Subsequently, the Coast Guard officially withdrew their request for
property at MCAS Tustin.
.
The Santa Ana Armed Forces Reserves Center originally requested
transfer of 21.66 acres. They had historically operated within 7.5
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MCAS Tustin Specific Plan/Reuse Plan
.-
.-
Chapter 2 . Plan Description
acres of property on the base. The 21.66 acres originally requested
included this operational area as well as vacant property that the
Army Reserve Center had leased from the Marine Corps but had no
historical use of.
After lengthy negotiations, the LRA and Army agreed to
accommodation of the transfer of a 14.5 net acre/16.7 gross acre site
subject to a number of conditions including the following:
. Immediately following acceptance of a deed transfer of the
Army Reserve site from the Navy, the Army has agreed to
deliver a no-cost grant or dedication of required right-of-way
along Barranca Parkway to the City of Tustin.
. The City will complete street widening and improvements to
Barranca Parkway adjacent to the Army Reserve site and fund
upgrades to landscaping along the frontage of the site when
improvements are completed along Barranca Parkway.
. Ingress/egress from Tustin Ranch Road, once completed, will
be provided to the Army subject to City approval as to location.
.
The Army will provide a right of first refusal to the City to
purchase the site in the event said site is no longer needed for
the Army Reserve mission and a right of first refusal to the City
to enter into an exchange agreement with the Army Reserve for
the property.
.
The Army Reserve will furnish a memorandum which
describes the legal authorization and procedure to permit the
City or private development entity to negotiate an exchange of
property and/or facilities at the proposed Army Reserve site for
an equivalent alternate location which meets the needs of the
Army Reserve.
Outreach to State and Local Agencies and
Representatives of the Homeless
During the preparation of the Reuse Plan, the LRA made a significant
effort to outreach to representatives of state and local agencies interested
in potential public conveyances and representatives of the homeless. This
outreach occurred prior to and after the enactment of the Redevelopment
Act.
2.3.3
The LRA made a concerted effort to work with federal agencies that
sponsor public benefit transfers under the Federal Property and
Administrative Act of 1949. Because the base was initially identified for
MCAS Tustin Specific Plan/Reuse Plan
Cffy of Tustin
Page 2-23
Chapter 2 . Plan Description
closure during the Base Realignment and Closure Committee's 1991
determinations, the community in cooperation with the Military conducted
state and local screening on two separate occasions. On both of these
occasions, great care was taken to ensure that the broadest, most
comprehensive list of potentially interested parties was developed and
used. Formal notices were mailed to each agency and published in
newspapers serving the local and regional area.
Pursuant to federal law, requests for public conveyance are not required to
be met, but must be considered. It was the LRA's determination that state
and local governmental agency interests would be measured against other
(homeless provider) interests and economic development needs for the
base.
The LRA also actively utilized HUD field staff for technical assistance on
outreaching to representatives of the homeless, utilizing (while also
augmenting) HUD's official list of homeless providers operating in the
vicinity of the installation. In addition, in March of 1995, representatives
of the LRA met with HUD officers in Washington D.C. to proactively
describe and receive concurrence for the outreach efforts planned for
homeless accommodation at MCAS Tustin. Specifically, the LRA fully
complied with Section 586.20 of the Rules implementing the
Redevelopment Act.
An outreach workshop was held on April 27, 1995 for interested
representatives of state and local agencies and homeless providers. Federal
laws and rules related to the screening and application process were
presented and discussed. The LRA also provided a 30-day opportunity for
verbal and written comments to be provided by homeless providers
regarding the draft application requirements and review criteria prepared
for the effort and entitled "Application Information for Expressions of
Interest of Buildings and/or Property at MCAS Tustin" (only one comment
was received and responded to). Persons and organizations identified on
the HUD list of representatives of the homeless, State and local agencies
and others were invited to this workshop. Tours were provided upon
request to all representatives of the homeless, state and local government
agencies and other interested parties who wished to tour the facility.
Interested parties were given an opportunity to:
. Learn about the closure/realignment and disposal process;
. Tour the buildings and properties available;
City of Tustin MCAS Tustin Specific Plan/Reuse Plan
Page 2-24
-
Chapter 2 . Plan Description
. Learn about the LRA's process and schedule for receiving Notices of
Interest as guided by Section 586.20 of RUD'S Interim Rule for the
Redevelopment Act; and
. Learn about any known land use constraints affecting the available
property and buildings.
The LRA published a notice inviting the submittal of Notices of Interest
from state and local governments, representatives of the homeless and
other interested parties by not later than October 31, 1995. The 90-day
notice identified how to obtain information regarding MCAS Tustin, and it
described how to obtain an application packet. Application packets were
mailed or otherwise provided to interested parties that described the form
and contents required by the LRA of the Notice of Interest. The
application packet also described the process and criteria to be used by the
LRA in considering application submittals. Submitted Notices of Interest
were required to include:
. A description of the proposed homeless assistance program,
including the purposes to which the property or facility will be put,
as well as an indication of how the proposal clearly meets an
identified need of the homeless and fills a gap in the community's
continuum of care;
. A description of how the program was to be coordinated with other
homeless assistance programs in Tustin and Irvine;
. A description of the requested buildings and property at the
installation required to carry out the proposed program;
. A description of the applicant and its organizational capacity to carry
out the program including the submittal of a financial plan for
implementing the proposed program; and
. An assessment of time required in order to commence carrying out
the proposed program.
As noted in the outline of outreach efforts described above, the LRA and
the Marine Corps actively encouraged consultation and cooperation with
the homeless providers interested in providing programs at MCAS Tustin
to alleviate gaps in the continuum of care.
The base reuse planning project was intended to guide the development of
the plan through a process which maximized public participation.
Besides the participation process described above and in Section 1.4 of the
Plan, the LRA also undertook the following:
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-25
Chapter 2 . Plan Description
. Through the Base Closure Task Force, held public hearings for
formal consideration of conveyance requests from federal, state and
local government agencies and homeless providers; and
. The draft Reuse Plan and accommodation of homeless need was
provided to the public for comment prior to submittal to HUD and
DoD for review.
2.3.4
Response to Notices of Interest
By October 31, 1995, the LRA received 31 Notices of Interest from state
and local governmental agencies and homeless providers for property or
programs at MCAS Tustin. A summary of Public Benefit and Homeless
Provider Interests is provided as Appendix B. The Base Closure Task
Force appointed a Housing and State and Local Screening Subcommittee
to consider, evaluate and make recommendations on the Notices of
Interest submitted for MCAS Tustin.
Over a period of several weeks, project staff, the Housing and State and
Local Screening Subcommittee and Base Closure Task Force, consistent
with the confidentiality provisions of the Redevelopment Act and
Department of Defense implementing regulations, reviewed the submittals
for completeness and how they measured against established criteria for
evaluation.
Notices of interest recommended by the Task Force were those found to
present the best responses to established application review criteria.
Applications rejected were those which did not accomplish the following:
.
Contain all requested application information;
.
Have good general experience and capability;
.
Balance in an appropriate manner the economic and other
community development needs of the community;
.
Fill a critical need gap identified in the communities' Consolidated
Plans;
.
The proposal was consistent with the proposed Reuse Plan and
compatible with surrounding community neighborhoods,
infrastructure, social services, etc. not creating any potential negative
impacts;
.
Consistent with the principles embraced by the LRA and Task Force
and issues they wanted addressed in their development of a Homeless
Accommodation Plan as discussed in Section 2.3.6;
City of Tustin
Page 2-26
MCAS Tustin Specific Plan/Reuse Plan
~
Chapter 2 . Plan Description
. Clearly Demonstrated a sound financial status and/or an ability to
finance the proposal submitted;
. Demonstrated experience ill the operation of programs similar to the
one requested at MCAS Tustin;
. Demonstrated established and adequate property ownership and
property management experience;
. Demonstrated a firm ability to provide the specific services
proposed;
. The proposal would serve specific community needs;
. The proposal provided adequate sources of funding and was self
supportive;
. The proposer had a verified history of compliance with obligations
and responsibilities associated with previous contractual associations
or requirements of state/federal grants;
. The program was not a duplication of available support services; and
. The proposal could not be accomplished by other means rather than
property transfer.
2.3.5
Public Benefit Conveyances
Those properties/proposals recommended for transfer to state and local
agencies are described below. In recommending approval of these
transfers, the LRA has conditioned these transfers with certain standard
conditions which shall be applied to each request. In addition, certain
special conditions are noted, where applicable. Standard LRA conditions
for all recommended public benefit transfers are as follows:
. Site location and configuration shall be consistent with the LRA's
identified concept approval but the size of the transfer was
approximated only and actual metes and bounds shall be determined
prior to transfer in consultation with the LRA.
. Prior to transfer of the property by the Federal govermnent and prior
to any interim or permanent reuse of requested facilities or sites, the
recipient shall enter into an agreement with and acceptable to the
LRA and the Cities of Tustin or Irvine, as appropriate The purpose of
the agreement is to: I) identify the planning goals of the agency
receiving property and the City or LRA for the site; 2) identify the
scope and schedule for short range improvements and long range
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-27
Chapter 2 . Plan Description
development plans for the property; 3) establish a process for
meaningful consultation on development and operational issues of
mutual concern; 4) identify capital infrastructure improvements,
roadway and existing utility and new utility right of way and
easement dedications (as needed) and environmental impact report
mitigation that will be required of the Agency receiving property; 5)
identify necessary procedures to implement the agreement; and 6)
ensure each recipient affirms its commitment to return any properties
not used for the slated purpose directly to the LRA, in the case of
property transferred as an Economic Development Conveyance
(EDe).
. Applicant shall agree to not challenge the adequacy of the EIS/EIR
for the Plan or the future creation of a Redevelopment Project Area.
A. Recommended Applications
1. Orange County (Sheriffs Department Law Enforcement
Training Center): The proposal would establish a small
facility which would be educational in nature (no outdoor
shooting, driving courses, etc.), including classroom training,
office space, obstacle course, gym, locker and shower facilities,
canine training, indoor pistol range, laser village and weapons
storage. The Training Center would consist of Buildings #173
and #253 located within the proposed Urban Regional Park site
to be utilized as classroom buildings and a nearby vacant
approximate 10 acre parcel within the Learnin; Education
Village1 immediately adjacent to the proposed Armstrong
Avenue. The proposal is to be strictly educational in nature and
would not pose any negative impact upon surrounding uses.
The LRA's approval of this transfer is conditioned upon the
following:
. Standard LRA conditions for transfer noted above.
. The LRA would recommend transfer as an EDC transfer
to the LRA and then a lease to the applicant, given the
small size of this conveyance, or as an alternate a
Department of Justice or Department of Education
conveyance to the applicant. An EDC conveyance will
ensure that if the use changes it will not be necessary to
proceed back through the General Services
Administration (GSA) disposal process a second time or
purchase the remaining life of the conveyance from the
sponsonng agency.
__'_Jrr,;YI ().u,?I)~J~!9:rs:~LtQ"i!j,!h~_L'c\lr!li!11L_Yi!1,!g~
City of Tustin
Page 2-28
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
2. South Orange County Community College District
(Leorning Education Village'): South Orange County
Community College District (SOCCCD) has the legal authority
to own and operate a community college within a portion of the
Learning Education Village identified on the Reuse Plan. The
LRA recommended proposal would transfer approximately
99.7 acres and result in the creation of a unique educational
opportunity involving advance education (extension and
advanced degree opportunities), vocational training, business
incubators, etc. The College District also indicated a
willingness to accommodate additional educational and job
training opportunities for the homeless as desired by the
community as part of the reuse plarJning effort and to continue
to explore collaborative opportunities with the County Sheriff's
Department, and volunteer and community-based
organizations. The LRA's approval of this transfer is
conditioned on the following:
. No direct additional vehicular access to the site on Red
Hill Avenue will be permitted.
. Other colleges and college-level programs shall be
encouraged to participate by the College when said
programs are determined compatible with the business
development goals of the Village.
. The College provides right-of-way easements to the City
of Tustin for access to the proposed community park site
and two day care facilities and easements for access to
the emergency/transitional housing site in the Lellmin;
Education Village.
. Standard LRA transfer conditions identified above.
3. Tustin Unified School District (Elementary and High
Schools): The TUSD originally requested two 10 acre
elementary schools, a 20 acre middle school site and a 50 acre
high school. After LRA discussions with TUSD, TUSD
reduced and modified their request to include only the two 10
acre elementary school sites and a 40 acre high school site to
serve larger Tustin community needs.
The LRA has identified concerns regarding timing and
financing of the proposed school uses and do not believe the
burden for school construction to serve larger community
,~ Previouslv referred to as..thc Lca1l1iml Village
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-29
Chapter 2 . Plan Description
needs should be borne by the MCAS Tustin project. They
would prefer an EDc transfer of at least one elementary school
site and the 40 acre high school site to the LRA and subsequent
LRA transfer to TUSD once adequate funds have been
progranuned for design and construction of each facility by
TUSD. As an alternate to an EDc transfer, the LRA would
recommend an educational conveyance. The LRA's approval of
this transfer is conditioned upon the following:
. Standard LRA transfer conditions identified above.
. No direct vehicular access to the site on Red Hill Avenue
will be permitted.
. An intended use shall be fully implemented by TUSD by
the later of either 5 years from transfer of the property or
when building permits are issued for 80% of the new
units being proposed in the Reuse Plan within TUSD
boundaries, unless a shorter period is mandated by the
Federal sponsoring agency. The underlying land use
designation of the Reuse Plan would allow an alternative
land use to occur without an amendment to the
Reuse/Specific Plan should the District not move forward
with their plans to utilize the property within an agreed
upon time frame.
. As part of the agreement required to be entered into
between the LRA, the City of Tustin and TUSD, TUSD
shall agree not to impose a Mello-Roos Community
Facility District on properties within their District
boundaries for the McAS Tustin project. The City and
LRA will support TUSD's use of other alternative
financing techniques and other reasonable methods for
accommodating new school students generated from
development within the McAS Tustin project such as
school impact developer fees levied on residential,
commercial and industrial development projects, TUSD's
receipt of redevelopment tax increment, or their use of
certificates of participation, general obligation bonds,
state funding, etc.
4.
Irvine Unified School District (Elementary K-8 School):
The Irvine Unified School District (ruSD) requested 20 acres
of vacant land in the vicinity of Harvard Avenue and Barranca
Parkway in the City of Irvine, as conceptually shown on the
Reuse Plan. The land would be utilized as a kindergarten
City of Tustin
Page 2-30
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
through eighth grade (K-8) school. The City of Irvine has
indicated its support of the proposal. The LRA's approval is
conditional upon the following:
. Standard LRA transfer conditions identified above.
. No direct vehicular access to any school site access along
Barranca Parkway.
. An intended use shall be fully implemented by IUSD by
the later of either 5 years from transfer of the property or
when building permits are issued for 80% of the new
units being proposed in the Reuse Plan within IUSD
boundaries, unless a shorter period is mandated by the
federal sponsoring agency. The underlying land use
designation of the Reuse Plan would allow an alternative
land use to occur without an amendment to the
Reuse/Specific Plan should the District not move forward
with their plans to utilize the property within an agreed
upon time frame.
. As part of the agreement required to be entered into
between IUSD and the LRA and the cities of Tustin and
Irvine, IUSD shall agree not to impose a Mello-Roos
Community Facility District on properties within their
District boundaries for the McAS Tustin project except
that the City of Irvine may agree to authorize such
imposition within the approximate 80 acres within their
boundaries. The City and LRA will support TUSD's use
of alternative financing techniques and other reasonable
methods of accommodating new school students
generated from development within the McAS Tustin
project such as school impact developer fees levied on
residential, commercial and industrial development
projects, IUSD's receipt of redevelopment tax increment,
on their use of certificates of participation, general
obligation bonds, state funding, etc.
5. County of Orange (Urban Regional Park): 84.5 acres of the
88 acre Urban Regional Park request from the County of
Orange is recommended for approval as part of the regional
park. The boundaries of the proposed regional park would
include preservation of the northerly historic blimp hangar for
reuse in support of a range of recreational activities and events,
if feasible. The County would propose to operate support
commercial concession activities to offset maintenance costs.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-31
Chapter 2 . Plan Description
In addition, the park is in close proximity to the City of Tustin's
proposed community park and is situated to complement other
adjacent proposed uses. The City of Tustin City Council has
formally adopted a resolution (Res. No. 94-20) supporting the
County's submission of an Urban Park proposal to the federal
Department of Interior. The proposal would provide a valuable
recreation and open space opportunity, potentially preserve a
National Register recognized historic blimp hangar, and would
be consistent with the proposed Reuse Plan.
County of Orange Animal Control: A request for a four-acre
animal control site was made by the County of Orange for a
location at the southeast portion of the base. The LRA rej ected
the request for a four-acre site at the originally requested
location but indicated support for an alternative location for the
facility provided it was within the boundaries of the regional
park.
The LRA's approval of the regional park and animal control
proposal is conditioned upon the following:
. Standard LRA transfer conditions identified above.
. The LRA and City of Tustin agree to permit inclusion of
a County of Orange Animal Control facility only within
the boundaries of the regional park provided that as part
of the agreement required to be entered into between the
LRA, City of Tustin and County, the County agrees to
the following:
. Said facility does not exceed four acres.
. The County of Orange Environmental Management
Agency and Federal Department of the Interior
agrees in writing to the siting of said facility within
regional park boundaries.
. Said facility is to be compatible in location and
architectural design with the function of a regional
park subject to approval of the LRA and City as to
siting location and final architectural design.
Architectural design of any buildings shall provide
for 360 degree viewing.
. Visual screening of outdoor storage and service areas
shall be provided.
City of Tustin
Page 2-32
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
. Noise control of animal containment areas shall be
provided as well as odor control of all facility
activities.
. If said four-acre site is not used for an animal control
facility operated by the County for regional benefit,
only regional park uses would be permitted.
. An animal control site is not approved as a
conveyance request at McAS El Toro
6. City ofIrvine (8 acre community park and access): The City
of Irvine proposes to acquire approximately eight acres of
vacant land located within the southeast Housing Area for use
as a community park as well as necessary access to the park on
Marble Mountain. The requested park would help serve
identified community recreation needs of nearby housing areas
within and adjacent to McAS Tustin. Included in the
application for public conveyance, Irvine also requested
transfer of a 72-foot wide Marble Mountain right-of-way
needed to access the only approved existing right of way park
area, proposed community park and K-8 elementary school
proposed by the Irvine Unified School District. The LRA
recommended that the land transfer for public access to the
park (Marble Mountain Road) be limited to the existing 60-foot
wide right-of-way and the eight acre park. It was felt that any
additional right-of-way could be obtained upon development of
site design, with possible dedications taken at that time to
accommodate the necessary right-of-way requirements. The
LRA's approval is conditioned on the following:
. Standard LRA transfer conditions identified above.
. Approval of transfer of right-of-way to access the park
(Marble Mountain) is limited to a 60 foot width. Any
additional right-of-way determined after site design is
completed would need to be acquired by the City of
Irvine through standard dedication procedures.
7. City of Tustin, Circulation Facilities (158.4 acres for public
right-of-way use): The City of Tustin Reuse Plan proposes
extensive additional right-of-way throughout McAS Tustin.
Due to a lack of available traffic capacity on surrounding
roadways and the need to extend regional arterial roadways,
development and reuse of McAS Tustin cannot occur without
the proposed additional right-of-way system. The site is also in
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-33
Chapter 2 . Plan Description
a federal air non-attainment zone which reinforces the need to
enhance transportation/circulation facilities in the vicinity to
reduce congestion and resulting air quality emissions.
Estimated acreage is based upon planned roadway widths and
lengths and would provide for required streets, curbs and
gutters, sidewalks and required bike lanes. Most other
necessary infrastructure (sewer, water, etc.) planned for the
reuse of the base is to be integrated into the final roadway
design prior to construction. The LRA's approval is
conditioned upon:
. Standard LRA transfer conditions identified above.
8. City of Tustin, Storm Drain Facilities: The 1.8 acres for local
storm drain purposes is requested by the City of Tustin who
currently owns and operates smaller storm drain facilities
within the community (larger flood control systems are
typically owned and operated by the Orange County Flood
Control District (OcFcD). An existing open storm drain exists
immediately adjacent to the southerly extension of Jamboree
Road near its intersection with Barranca Parkway. This one
length of storm drain has been identified by the community as
necessary to support immediate interim uses and long-term
development. Because it is located outside of the planned
roadway system, a separate public conveyance must be
secured. There is a concern that an Economic Development
Conveyance may be necessitated due to restrictions on uses of
the property by the federal sponsoring agency. The LRA's
approval is conditioned upon:
. Standard LRA transfer conditions identified above.
9. City of Tustin (34.1 acres for a Community Park and two
neighborhood parks): The City's application proposes the
conveyance of approximately 25 acres of existing military
recreational fields and facilities for use as a Community Park,
including:
.
A recreation center, recreation pavilion, softball field,
football field, picnic shelter/barbecue pits, volleyball
court, tennis court, basketball court, soccer field, indoor
handball courts children's playground and physical
fitness facility. All ground and support services (i.e.
restrooms), infrastructure and personal property
necessary for these facilities to function are also included
in the request.
City of Tustin
Page 2-34
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
. Existing youth center for youth recreation
. Existing officers club, NcO club and enlisted club for
use as community recreational purposes.
. All grounds and support services, infrastructure and
personal property necessary for the contemplated uses.
The City has also requested land area for 2 neighborhood parks
of 5 acres each.
The Community Park is sited in close proximity to and is
intended to support the County of Orange's proposed Urban
Regional Park. In addition, the park is also situated adj acent
and is intended to support the recreational needs of a Tustin
Unified School District elementary school, the community
college, and existing and planned residential development on
and off McAS Tustin. The LRA's approval is conditioned
upon:
. Standard LRA transfer conditions identified above.
10. City of Tustin (4.3 acres for Day Care/educational use): The
City of Tustin has requested the conveyance of two existing
day care facilities for development of an Early Learning
Center. The facilities would replace the school site previously
utilized by the City of Tustin for day care, which was made no
longer available due to termination of the lease. The facility
would support child care needs of individuals participating in
programs within the area and provide for opportunities to
support the Community College's proposed teacher
development curriculum.
Given the small size of this conveyance, the LRA is
recommending transfer as an EDc transfer to the LRA or as an
alternative, the normal Department of Education conveyance.
An EDc conveyance will ensure that if the use ever changes, it
will not be necessary to proceed back through the GSA
disposal process a second time or purchase the remaining life
ofthe conveyance from the sponsoring agency.
The LRA's approval is conditioned upon:
. Standard LRA transfer conditions identified above.
11. County of Orange Flood Control District (26.7 acres for
Flood control and recreational uses): The Orange County
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-35
Chapter 2 . Plan Description
Flood Control District (OcFcD) has submitted a proposal to
acquire three existing flood control easements located on the
McAS Tustin property as follows:
. an approximate 50 foot wide existing flood control
easement for Barranca Channel;
. an approximate 50 foot wide eXlstmg flood control
easement for the Santa Ana/Santa Fe Channel; and
. an approximate 170-180 foot wide existing flood control
easement for Peters Canyon Channel.
The County has also requested an approximate 20 foot wide
strip for future improvements to Barranca Channel, a 25 foot
wide strip for the Santa Ana-Santa Fe Channel and an
approximate 40 foot wide strip for the Peters Canyon Channel.
The LRA supports transfer of all existing easements for all
channels and the additional 40 foot right-of-way for the Peters
Canyon Channel for widening and to support multi-use of the
channel for a major regional recreational trail and bikeway. The
additional right-of-way 20 and 25 feet right for the Barranca
and Santa Ana/Santa Fe channel are not approved at this time
because they are not based in quantifiable design information.
Rather than approving this portion of the conveyance request,
the LRA is intending to include in the Plan the requirement that
an offer to dedicate be required for the Barranca and Santa
Ana/Santa Fe Channel for flood control purposes in the event
said right-of-way is needed. This will ensure that negative
economic impacts on the Plan are minimized.
The LRA's approval is conditioned on the following:
. Standard LRA transfer conditions identified above.
. That the 40-45 foot easement dedication east of Peters
Canyon Channel shall not obstruct any existing private
roadways serving existing housing areas nor any utilities
serving those housing areas unless the County is willing
to relocate these roads, subject to approval of the City of
Tustin, as applicable.
12.
County of Orange Social Services Agency - Children's
Intermediate Care Shelter (60-bed facility for abused,
neglected children): The application requests 4 acres of land
area to accommodate development of a 60 bed Children's
City of Tustin
Page 2-36
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
Intermediate Care Facility for abused children. The facility
would be intended to address a portion of Orangewood
capacity/length of stay and crowding problems, thereby having
the impact of increasing the facility capacity at Orangewood by
25%. County would intend to develop the site through selection
of a private sector operator resulting in possessory interest
property tax. The LRA's approval is conditioned upon:
. The LRA requests transfer of the property from the U.S.
Department of Health and Human Services (HHS) to the
LRA who will provide a no-cost lease to the recipient or
to the County directly depending upon HHS
requirements.
. If this application does not comply with current terms
and conditions normally required for a public
conveyance by the HHS, the LRA will recommend to the
Department of Defense that the site be transferred to the
LRA as an economic Development Conveyance and then
the LRA will agree to subsequently lease or transfer the
site to the County. In the event the County does not wish
to operate the site for the intended purposes identified in
their application, the property is recommended for
outright transfer by the Department of Education to
South Orange County Community College to be
incorporated into their proposal for an education facility.
. No direct vehicular access to the site along Red Hill
Avenue.
. The site location, configuration, and actual metes and
bounds shall be determined prior to transfer in
consultation with the LRA.
. Prior to transfer of the property by the Federal
govermnent and prior to any interim or permanent reuse
of requested facilities or sites, the recipient shall enter
into an agreement with and acceptable to the City of
Tustin and LRA. The purpose of the agreement is to: 1)
identify the planning goals of the agency receiving
property and the City or LRA for the site; 2) identify the
scope and schedule for short range improvements and
long range development plans for the property; 3)
establish a process for meaningful consultation on
development and operational issues of mutual concern;
4) identify capital infrastructure improvements and right
MCAS Tustin Specific Plan/Reuse Plan City of Tustin
Page 2-37
Chapter 2 . Plan Description
of way dedications and environmental impact report
mitigation that will be required of the Agency receiving
property or leasing property, and 5) identify necessary
procedures to implement the agreement.
. Applicant shall not contest the EIS/EIR for the Plan and
creation of a Redevelopment Project Area.
B. Public Conveyance Requests Denied
In considering all public conveyance requests, the Housing and State
and Local Screening Sub-Committee considered and recommended
denial to the Base Closure Task Force of a number of applications
based upon their failure to meet one or more of articulated evaluation
criteria discussed in Subsection 2.3.4. The specific reasons for denial
of an application are identified in Appendix B. A listing of denied
applications is provided below:
Organization
California Dept. of Education
California Baptist College
Chapman University
Rancho Santiago comm.
College
Santa Ana Unified School
Dist.
Native American Cultural
ctr.
IRWD
City of Irvine
I ~-EIT:yiouslv_-Kno~'n as the LC!!r!1inllilla2.c:
Request
Food distribution center - land and
buildings
Evening college facility - 13,000 s.f.
Off-campus education center - 15,000 s.f.
Learning Education VillageJ - 116 acres
High school site - 75 acres
University Program - 130 acres
4 replacement wells & I well site
Right-of-way along Jamboree Road for a
Rapid Transit Corridor
City of Tustin
Page 2-38
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
2.3.6 Homeless Accommodation Plan
A. Identification of Need
Under the Redevelopment Act, the LRA must consider the interest of the
homeless in buildings and property on the base in preparing the Reuse
Plan. In review of the Reuse Plan, one criteria the Secretary of Housing
and Urban Development (HUD) will utilize to determine the adequacy of
the Reuse Plan will be whether the Plan takes into consideration the size
and nature of the homeless population in the communities in the vicinity
of the installation and availability of existing services in such communities
to meet the needs of the homeless in such communities.
For purposes of the Act, the term "communities in the vicinity of the
installation" means the communities that constitute the political
jurisdictions that comprise the redevelopment authority for the installation.
The critical gaps in the community's comprehensive homeless service
system are identified as needs of the homeless within the City of Tustin
and City of Irvine's Consolidated Plan documents which were approved by
HUD in 1995. The formula of defined need would refer to those needs
defmed in each community's Consolidated Plan minus existing resources
resulting in the homeless need gap in each community. What portion of the
larger, community-based need should be met as part of the homeless need
accommodation at McAS Tustin was the focus of the Base Closure Task
Force and the Task Forces' Housing and State and Local Screening
Subcommittee discussions.
The LRA pursued a systematic approach to a balanced reuse plan for
McAS Tustin through a detailed understanding of the nature and extent of
homelessness in the communities of Tustin and Irvine.
According to both communities' Consolidated Plan, it was estimated that
there was a total net homeless need of 411 persons. A large portion of this
need was needed to support emergency transitionary housing for youth
and individuals. The local homeless need as described in both
communities' Consolidated Plans also indicated a gap in the continuum of
care in the areas of vocational and job training/educational opportunities,
some emergency and transitional housing units for individuals and
families, support services, and affordable ownership units.
The Homeless Assistance Plan for McAS Tustin addresses the problem of
homelessness in Tustin and Irvine by utilizing the continuum of care
model promulgated by HUD for accommodating the needs of the
homeless in a manner which is consistent with the Consolidated Plans
approved for both Irvine and Tustin.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-39
Chapter 2. Plan Description
The fundamental components of the continuum of care system to be
implemented with the McAS Tustin Reuse Plan would:
. Provide emergency shelter beds and intake assessment;
. Offer transitional housing and services which enable homeless
persons to progress to self-sufficiency; and
. Provide opportunities for permanent affordable housing by the
private sector.
In pursuing the above continuum of care approach, there were a number of
guiding principles that were recognized by the LRA:
I. Coordination and cooperation among the cll1es of Tustin,
Irvine, support service providers, school districts and advocates
for the homeless should be promoted.
2. Creating a program and service system separate from the
mainstream would be inefficient and not consistent with the
concept of breaking the cycle ofhomelessness.
3. Established public and private providers should be used for
delivery on-site or off-site (by contracting and visiting clinical
personnel) of certain program and services. This should be the
preferred approach and will assist in the streamlining and
consolidation of existing programs.
4. Linkages with job-training, employment and education should
be encouraged.
5. Any assistance Plan should build on planned reuses at McAS
Tustin as well as take advantage of other resources in each
community and in the region. The Reuse Plan must balance the
needs of the homeless and the need of the communities for
economic and other development.
Based on the existing need gap and those guiding principles described
above, additional issues that were considered by the LRA included:
1.
The number, type and locations of units to be set-aside for
accommodation of the homeless at MCAS Tustin.
2.
Market considerations were taken into account. It was felt that
homeless accommodation should be designed so that the
marketability of other existing units on the base was
City of Tustin
Page 2-40
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
maintained as well as existing homes III adjacent
neighborhoods in both Tustin and Irvine.
3. Any transitional housing units to be provided should be
dispersed in a manner that makes it difficult to identify any
building as a homeless project.
4. Any emergency shelter or transitional housing project will need
to be renovated to make them aesthetically appealing.
Transitional units should not be discernable from permanent
housing and should appear in image as "market rate" housing.
5. It was the LRA's desire to obtain property and lease to
homeless providers, and maintain the flexibility for the LRA to
also deed transfer in the future to providers.
6. Flexibility should be maintained to allow selected providers,
depending on selected transfer procedures, to be able to sell off
or trade transitional housing rights approved for use and the
ability to use proceeds of any such agreements to serve the
homeless elsewhere off the base.
B. Recommended Homeless Service Providers
Homeless providers are permitted to acquire surplus property at closing
military installations when the services they provide are recognized by the
community as filling a known continuum of care homeless need identified
within the community's HUD approved Consolidated Plan.
Property approved by the LRA for conveyance to these entities may be
transferred through the following range of options:
. LRA may obtain property from DoD and lease to property recipients;
or
. LRA may obtain property and transfer deed ownership to property
recipients directly; or
. DoD can make direct transfer (lease or deed) through sponsoring
federal agencies to receiving agencies and homeless providers,
subject to legally binding agreements with the LRA.
The following are the LRA recommended homeless service providers
applications:
1. Orange County Rescue Mission (192 barracks units, 5.1
acre site): The Orange County Rescue Mission submitted a
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-41
Chapter 2 . Plan Description
proposal to convert two, three-story barrack structures near the
southeast corner of Valencia and Red Hill Avenue for use in
serving the emergency housing needs of single men, women
and families. The Rescue Mission has a proven track record for
operating successful programs similar to the one proposed for
McAS Tustin. The program promotes the integration of
counseling, education, job training and other devices to ensure
that the cycle of homelessness is ended and that participating
individuals can once again become productive members of
society. The facilities requested are located within an area of
the Reuse Plan previously designated by the Base Closure Task
Force to support the Emergency/Transitional housing needs of
the homeless. Approval is subject to the following conditions:
. The site location, configuration and actual metes and
bounds shall be determined prior to transfer in
consultation with the LRA.
. The LRA requests transfer of the property from DoD to
the LRA who will provide a no-cost lease to the
recipient.
2. Salvation Army (24 family units): The Salvation Army has
proposed to operate 24 existing family housing units as
emergency/transitional housing in the Northeast Housing Area
currently existing at McAS Tustin. It is estimated that proposal
would accommodate approximately 50% of the unsheltered
homeless identified in the Tustin and Irvine Communities. The
Salvation Army operates other similar programs in the County.
The proposal would provide emergency/transitional housing to
homeless families filling an identified need "gap" in the
continuum of care approach. The Salvation Army is
organizationally and financially capable of providing the
service proposed. The LRA's approval is conditioned upon the
following:
.
The LRA requests transfer of any property from DoD to
the LRA who will provide a no cost lease to the recipient.
.
It is the LRA's intent to request an economic
development conveyance of existing housing and to work
with a private developer to renovate the units and then to
lease 24 renovated units to the recipient. The recipient
will have all responsibilities for the units except for
holding title with the LRA establishing maintenance and
management conditions in the lease which will apply to
City of Tustin
Page 2-42
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
the units. The LRA will retain the right to provide to the
applicant an equal number of units elsewhere on the base
or off-site if development plans require the use of the
buildings. In the event, an EDc application is not
approved on the existing housing for the LRA, the LRA
will identify with agreement of the Salvation Army
actual building numbers for transfer to the LRA and lease
of the 24 units to the Salvation Army.
3. Orange Coast Interfaith Shelter (6 family units): Orange
Coast Interfaith Shelter (OcIS) proposes to provide six family
units of transitional housing located within the northeast
Housing Area which could be located in one 6-plex. All units
would be two bedroom units. OcIS owns and operates similar
facilities in the region and is organizationally and fiscally
proven to be sound, competent and capable of operating the
proposal. The provision of transitional housing to homeless
families would fill an identified need gap in the community's
continuum of care approach as identified within its HUD
approved Consolidated Plan. Also, the program envisions
linkages with education, job training, employment and other
services intended to break the cycle of homelessness and
poverty.
The LRA's approval is conditioned upon the same conditions
for transfer as are discussed with the LRA's approval of the
transitionary units for the Salvation Army.
4. Families Forward (formerly Irvine Temporary Housing (14
family units): Families Forward requested 13 transitional
housing opportunities for homeless families. The LRA
recommended approval of their use of 14 units to be located in
one 6-plex, and two 4-plexes. Units are to be dispersed in the
Southeast Housing Area at McAS Tustin (City of Irvine).
Families Forward currently owns and operates several similar
facilities in the City of Irvine. The organization is fiscally and
organizationally sound and has shown that they are capable of
operating these additional facilities at this time. Although not
currently anticipated to be linked to service opportunities
proposed for McAS Tustin, Families Forward's program does
provide educational, housing and vocational training
opportunities to clients to ensure that the cycle of homelessness
can be permanently ended and participants provided the tools
to once again become contributing members of the community.
Also, the proposal would fill a need "gap" identified by the
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-43
Chapter 2 . Plan Description
City of Irvine's Consolidated Plan, assisting that community in
their continuum of care approach.
The LRA's approval is conditioned upon the same conditions
for transfer as are discussed with the LRA's approval of
transitionary units for the Salvation Army.
5. DOVE Housing (6 family units): Dove Housing proposed to
originally provide 20 emergency transitional housing
opportunities for homeless families. The LRA would approve
their use of six units to be accommodated in one 6-plex. Dove
Housing is experienced in owning and operating similar
facilities, especially emergency shelter programs elsewhere in
the County. The proposal to serve homeless families would fill
a homeless need "gap" in the continuum of care approach
identified by the community. The proposed program would
promote coordination with support service providers, school
districts, etc., and encourages linkages with job training,
employment and education opportunities provided within the
proposed Reuse Plan and community at large.
The LRA recommends the same approach for transfer with the
LRA's approval of transferring units for the Salvation Army.
C. Additional Elements Of The Reuse Plan Which Will Support The
Continuum Of Care Concept
In addition to those homeless service providers recommended as part of
the Reuse Plan, the Reuse Plan contains a number of other features which
support HUD and the community of continuum of care model as follows:
. Private sector opportunities are provided to create a balanced mix of
housing types on the base. It is recommended that 15% of units
located within existing dwelling unit neighborhoods on the base
would be dedicated within the Very Low, Low and Moderate income
levels with the remaining units to be reserved for market rate
housing. The 50 transitional units to be leased by the LRA to
homeless service providers would be identified in the Very Low and
Low income household category. Of the 15% of the retained units in
the Very Low to Moderate income category, 40% or 6% of the total
number of existing units would be retained within the very low
income category.
For newly constructed units, in other new residential neighborhoods
proposed in the Reuse Plan specific affordability housing
requirements would be established at the time of development project
City of Tustin
Page 2-44
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
approval to ensure conformity with the Housing Element of the City's
General Plan and any provisions of California Community
Redevelopment Law (in the event a Redevelopment Project Area is
created).
. With transfer recommended of two child care facilities to the City of
Tustin, opportunities will be provided for access for all to main-
stream child care facilities on the base and in Irvine (on park site),
including early child care and education programs, Head Start, etc.
Adult education and training opportunities on-base will be provided
at a new Lellfninb Educaiion Village campus proposed by the South
Orange County Community College District.
D. Homeless Service Provider Requests Denied
In considering homeless service provider requests, the Housing and State
and Local Sub-Committee considered and recommended denial to the
Base Closure Task Force of a number of applications based upon their
failure to meet one or more of articulated evaluation criteria discussed in
Subsection 2.3.4. The specific reasons for denial for these homeless
provider requests are identified in Appendix B. A listing of denied
applications is provided below:
Organization
California Paralyzed Veterans
- 100 single family units
Jamboree Housing
Orange County Housing
Corporation
SBc Community Homeless
Coalition
Veterans Charities of Orange
County
Society of St. Vincent de Paul
Orange County Development
Council
ReQuest
Permanent housing
Transitional housing, affordable
rental housing, market rate rental
and for-sale housing - 600 units
"Bridge Housing" - 30 units
Transitional housing - 22 units
Transitional housing - 192 barrack
units
Food distribution
Food distribution
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-45
Chapter 2 . Plan Description
2.3.7
Economic Development Conveyance
The LRA is extremely interested in pursuing an Economic Development
conveyance over portions of the base to facilitate job creation and rapid
property transfers.
If property is conveyed to the LRA through an economic development
conveyance, the LRA will have maximum control over reuse of the site.
There are several advantages to the economic development conveyance
option. The LRA will have complete control over the rehabilitation,
redevelopment and disposition of the property. Problems associated with
land assembly, inconsistent development and inappropriate tenants can be
avoided. However, the economic development conveyance would impose
interim maintenance costs on the LRA. While additional control may
benefit the long-term marketing of the Base, the LRA cannot afford the
added control if it implies significant short-term cost impacts. Two
principals must prevail in any EDc relationship with the DoD:
. Resources must be greater than any costs; and
. Agreement must work for all parties if redevelopment is to work.
Where an economic conveyance process is not pursued for certain portions
of the property not conveyed to public agencies or homeless providers, the
expected alternative transfer mechanism will be direct or negotiated sales,
or advertised public sales.
2.3.8
Personal Property
The Marine Corps has been unable to provide the community an inventory
of personal property at the former base. The LRA in consultation with
recommended State and local public benefit conveyance recipients and
recommended homeless providers will identify personal property it
believes necessary to support the objectives of the reuse plan as the
information is made available by the military to the LRA. Although not
complete, more detailed information available at this time is provided in
Section 5.6 and in Table 5-2 of this plan.
While it is expected that on-going discussions and consultation will occur,
the LRA will strive to ensure that every reasonable effort is made to obtain
available personal property needed to implement the redevelopment plan
and to ensure that buildings can be fully functional. It is anticipated that
personal property necessary for the effective implementation of the Reuse
Plan approved for transfer by the military will be conveyed as part of
public benefit conveyances or to the LRA as part of an economic
development conveyance.
City of Tustin
Page 2-46
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
2.3.9 Summary of Recommended Reuse Plan
Conveyance Methods
Figure 2-3a shows the proposed conveyance methods for property as
originally recommended by the LRA. Table 2-3 also provides a narrative
summary of recommended conveyances as discussed in the previous
subsection.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-47
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Chapter 2 . Plan Description
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MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-52
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Chapter 2 . Plan Description
This page intentionally left blank.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-52
Chapter 2 . Plan Description
2.4 SUMMARY OF REVISED/SUBSEQUENT DISPOSAL
DECISIONS
In or about October 1996, the Tustin City Council approved the MCAS
Tustin Reuse Plan and subsequently amended the Plan in September 1998.
On January 16, 2001 the Tustin City Council certified the Final
Environmental Impact Statement/Environmental Impact Report
(FEIS/FEIR) for the Disposal and Reuse of McAS Tustin and adopted
General Plan Amendment 00-001 which incorporated into the Reuse Plan
land use designation into the General Plan for that portion of McAS
Tustin within the City of Tustin. The Department of the Navy published
its Record of Decision (ROD) approving the FEIS/FEIR as the
environmental documentation for the disposal of surplus federal property
at McAS Tustin on March 2, 2001 and approving the Reuse Plan, as
amended.
Following an extensive review of the City of Tustin's Economic
Development Conveyance (EDe) Application and other requests for
property at McAS Tustin, the Department of the Navy approved the
conveyance of only a portion of Tustin's requested EDC properties and
approved additional properties that were not originally included in the
EDc Application. Conveyance of property to the City of Tustin was
officially approved with the execution of an Agreement Between the
United States of America and the City of Tustin, California for the
Conveyance of a Portion of the Former Marine Corp Air Station Tustin
(The ''Navy Agreement") dated May 13, 2002. The Agreement provided
for the phased conveyance of approximately 1,153 acres at the former
MCAS Tustin as shown on Figure 2-3(b) and located within the City of
Tustin and all utility systems at the former facility (within both the City of
Tustin and City of Irvine jurisdictional boundaries) and certain personal
property items. The Navy Agreement also identified parcels that the Navy
would auction to private developers (identified as Govermnent Parcels on
Figure 2-3b). Following conveyance of the EDc property from the Navy
to Tustin, the Agreement has the following results with respect to other
agencies and their original LRA recommended or denied requests for
property.
A. City of Tustin.
1. The Navy will convey directly to Tustin all of Parcel I (a
previous Department of Education request).
2. The Navy will convey directly to Tustin all of Parcel 19 (a
previous Department of Education request).
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-55
Chapter 2 . Plan Description
B. In the event the Orange County Sheriff withdraws its request for 10
acres (all of Parcel 2), the Navy will ultimately convey the site to
Tustin.
C. Santa Ana Unified School District. Tustin will convey approximately
twenty-two (22) acres of Parcel I to the Santa Ana Unified School
District ("SAUSD") (or otherwise dispose of such 22 acres, as agreed
to by the City and SAUSD in a Settlement and Release Agreement
dated May 10, 2002).
D. Rancho Santiago Community College District. Tustin will convey
approximately fifteen (15) acres of Parcel I to the Rancho Santiago
Community College District ("RSccD") as agreed to by the City and
RSccD in a Settlement Agreement dated February 28, 2002.
E. South Orange County Community College District.
1.
Tustin will convey the balance of Parcel I (less the twenty-two
(22) acre portion set aside for SAUSD) to the South Orange
County Community College District ("SOcccD"), provided
that SOcccD unconditionally consents to the expansion of
RScCD's boundary to include the property in Parcel I to be
transferred to RSccD; if SOccCD does not so consent by
May I, 2002, Tustin will convey the entire Parcell, exclusive
of the 22-acre portion set aside for SAUSD, to RSccD.
2.
Tustin will convey the northern portion of Parcel 19 to
SOcCcD, provided that SOcccD unconditionally consents to
the expansion of RSccD's boundary to include the property in
Parcell to be transferred to RSccD.
3.
Tustin will convey Parcel 2 to SOcccD, provided that
SOcccD unconditionally consents to the expansion of
RScCD's boundary to include the property in Parcell to be
transferred to RSccD and, provided further, that the County of
Orange Sheriff withdraws its request for Parcel 2.
City of Tustin
Page 2-56
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 · Plan Description
EDC Conveyance Map
PAACl'L'~
(tla$C(lI~EJ;J RV
!lOUNO"""'"'NESJ
@
@,
@
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~OL"'D""'Y L1NESI
/V
Government Properly line
Economic Development Conveyance
[:J
Not To Scale
Rood
Government Parcels
Building or Structure
Public Conveyance
N
Parcel Boundory
"Transferred
27
Parcet Number
Federal to Federol
N
Carve-Out Area
Notes:
City Boundary and Tustin Ranch RoadMlamer Avenue
alignment are correctly depicted on Figure 2~1
THIS IS A GRAPHIC REPRESeNTATION OF A PlANNINGIENGINEERING CONCEPT. FINAL
DESIGN SOLUlIOI~S (lOCATION AND SIZING) WILL BE PROPOSED AND REVlEWED AS PART
Of- SUBSEQUENT APPROVALS NEEDED BY THE RESPECTM AGENCY 'MTH JURISDICTION
'Bose boundcry along the SanJa Ario/Sonto Fe Chanr,e~ Is along the norln side ollhe
channC-l1 between Edlnge< ond the channel,
~THE
PLANNING
CENTER
Source: ~echtel NotiOnal. IrIC.
GJD:mI
AleAS Tllslio SPecific Plan/Reuse Pl"n
City'fIi/slio
Figure 2- 3b
Chapter 2. Plan Description
This page intentionally left blank
City of Tustin
Page 2-58
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
F. Homeless Service Providers
The Base Closure Task Force in the development of the Reuse Plan
for MCAS Tustin and related Homeless Assistance Submission
detailed a strategy for accommodating homeless needs at the former
base in both Tustin and Irvine. The Base Closure Task Force
unanimously recommended (including the Task Force representative
from the City of Irvine) the provision of certain family transitional
housing. The Reuse Plan identified fourteen (14) units within the
City of Irvine (parcel 37) and thirty six (36) units with the City of
Tustin (parcels 34 and 35) and recommended that the Department of
the Navy either: I) convey the units to the City and then the City
would negotiate the sale of the units and subsequent leasing within
Tustin's jurisdictional limits to the Salvation Army (24 family units),
the Orange Coast Interfaith Shelter (6 family units) and Dove
Housing (6 family units) and in Irvine's jurisdictional limits to
Families Forward (14 family units); or 2) in the event that the
Department of the Navy did not approve conveyance to the City, it
was the desire that the Department of the Navy make a direct transfer
of the units to the homeless providers.
Unfortunately, the Department of the Navy rejected a portion of the
Economic Development Conveyance Application for McAS Tustin
in particular the proposal to acquire the property on parcels 35 and 37
(which contain housing units). The Department of the Navy working
with the General Services Administration has decided to sell the two
parcels through an auction process. With this decision the
Department of the Navy has also decided not to convey units directly
to a homeless service provider. The decision also precludes Tustin
from being able to specifically acquire and convey the 14 units
within the City of Irvine directly to Families Forward. (In the case of
units in Tustin, provisions in the Reuse Plan permitted homeless
accommodation to be distributed on Parcels 34 or 35. The City has
acquired Parcel 34).
As a result of the Department of the Navy's decision on the 14 units
in Irvine, the City of Tustin does not have the authority over the
property, either as a property owner or as a project-reviewing agency
able to condition a future development proposal, to ensure the
provision of the recommended 14-units to Families Forward. It is
within the Department of the Navy's or the City of Irvine's sole
control and authority to make such commitments. The Department of
the Navy has also taken the position that it is Irvine's responsibility
to implement the Reuse Plan within its jurisdiction. Provisions of the
Reuse Plan contained in Chapter 3 as reviewed and recommended by
the City of Irvine and as evaluated in the FEIS/FEIR committed
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-59
Chapter 2 . Plan Description
Irvine to establish specific housing requirements at the time
development project approval occurs to ensure that any
reuse/development of Planning Area 22 (parcel 37) achieves at least
14 units for transitional housing.
G. Tustin Unified School District
Although not subject to the Navy Agreement, the following
additional conveyances ofEDc property will occur.
I. Tustin will convey to the Tustin Unified School District
(TUSD) parcel 17 (an approximate 40 acre site) for
development of a high school and parcel 31 (an approximate 10
acre site) for development of an elementary school. Both sites
are previous Department of Education requests by the TUSD.
Conveyance is subject to the following conditions:
a) The Department of the Navy's issuance of a Finding of
Suitability to Transfer (FOST) each parcel.
b) Prior to transfer to TUSD, TUSD shall not contest to the
potential expansion of the SAUSD boundary to
accommodate a 22 acre SAUSD elementary school, if
SAUSD elects to receive said 22 acre site from Tustin
pursuant to the City and SAUSD Settlement and Release
Agreement dated May 10, 2002.
c) Prior to transfer, TUSD enters into an agreement with
and acceptable to the City as required by Section 2.0 of
the Agreement between the City of Tustin and TUSD
regarding transfer of school sites and other mitigation
measures dated October 21, 1996.
d) The grant deeds for conveyance of properties to TUSD
shall contain provisions requiring that TUSD use said
parcels it receives from Tustin solely and continuously
for the proposed educational use for a period of not less
than thirty (30) years. The Tustin may not sell, lease or
sublease, rent, mortgage, encumber of otherwise dispose
of the property without the prior consent of the City of
Tustin.
H. All Conveyances by City - By Quitclaim
The City would intend to convey fee title subject to all terms and
conditions of the Navy Agreement and each Quitclaim deed
applicable to any agency parcel. Upon conveyance of any parcel to
City of Tustin
Page 2-60
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
the agencies noted above, the agencies will be required to assume
and faithfully perform any covenants necessary with the land and
obligations set forth in the Quitclaim deed as obligations to be
performed by the "Grantee or its Successors or Assigns."
2.5 CIRCULATION PLAN
The roadway system for the Plan has three basic functions: I) to provide
efficient accessibility to the regional and local transportation system; 2) to
supply adequate internal circulation capacity, and 3) to effectively service
the proposed land uses. The first function recognizes the importance of
regional and local accessibility for future residential and non-residential
uses on the site. The second function, adequate circulation capacity, is key
in providing for the traffic generated by those future uses. Finally, the
circulation plan complements and reinforces the land uses by providing
access and definition to the Plan.
The following discussion describes the basis for the circulation concept in
the Plan.
2.5.1
Circulation Concept
,-
Future land uses within the Plan will interact with population and
employment centers throughout the County. Accessibility to those
surrounding areas will be via several key arterials and interchanges with
the regional freeway system. The site is well served in this regard, and the
proposed roadway plan is designed to reinforce these important
connections, as well as provide efficient access to the surrounding areas.
The Circulation Plan features two "levels" of roadway in terms of
circulation system function. The first in this hierarchy are roadways of
"regional significance" which cross the Plan area and thereby serve
through traffic as well as project generated traffic. The second is a local
internal roadway system connecting and serving the land uses in the Plan
itself.
One north-south and one east-west roadway cross the Plan area. A ring
road then provides local circulation, complementing the proposed land
uses and providing access. Together, these two roadway components are
designed to serve the internal circulation and external accessibility needs
of the future land uses. The roadway links across the Plan are important
components of the overall circulation concept, and there are two primary
reasons for providing these:
. System Continuity: The existing Base creates a "discontinuity" with
respect to certain north-south and east-west roads in this area.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-61
Chapter 2 . Plan Description
Without the Base, it is likely that connections would have been made
between Tustin Ranch Road and Von Karman Avenue, Valencia
Avenue and Moffett Avenue (this actually exists as an on-base
roadway link) and the east and west sections ofWamer Avenue.
. Future Capacity Needs: The Plan creates capacity needs in an area
which has minimal reserve capacity for the future. In essence, the
Plan has to create its own capacity. An effective way of creating
"new" capacity is to provide thru-traffic links across the Plan area.
This has the effect of diverting some non-Plan area traffic from the
adjacent parallel roads, thereby making some capacity available on
those roadways.
2.5.2 Roadways
The roadway plan for the Plan features the key conceptual elements
discussed above: a north-south link (Tustin Ranch Road) and an east-west
link (Wamer Avenue), with a unifying internal loop roadway.
Tile aesigFlllted roadway system departs fram t1le SaHS8fltllal illeal anly iR
tha need te resJ'leet that the seuthem bliFflJ'l hanger is leealea Ilt the
iHterseetion ef lhese t?/e sress !iRks on tile PllHl. It is a pl1ysieal eeHstraint
talla)', ana mil)' eoBtiRlle te be fur sometime into the fBlllre. The
sentiRgensy for this eonstraint is fur the east west liRk aeross the site
(Warner :'.yenue) to have a sllort diseontinuit),. While ilie ideal reaaway
pl1H1 seeks to J'lrovide the eress links as direet rOlltes, showing the petential
diseontinIDty OR Wamer AvsRlle gives a meIH1S ef pnwiaiHg llaeElllate
cireulation in tll.e event lllat llle direst IlligruneBt is Ret J'lossible.
"\-ugmentea roaawa)' desigFl and spesilll eJ3smtieHal fcatlires suell as free
rigllt tums S!lfl SHSllFe that smss travel will suffer minimal incon'ienience,
iftlle aissentinllolls 1l1igFlll1ellt is neeessary.
A. Typical Roadway Standards
Typical roadway standards for the McAS- Tustin Reuse Plan
roadway system were developed from the Tustin and Irvine General
Plans and the City of Tustin's "Minimum Design Standards for Public
Works Improvements Constructed Within Public Right-of-Way or
Improvements to be Maintained With Public Funds". Within the City
of Irvine, Irvine roadway standards will apply to both public and
private roads ifIrvine chooses to upgrade them to city standards. Six
roadway classifications for the backbone on-site system will be used:
major arterial highway, primary arterial highway, secondary arterial
highway, local collector, local street, and private street. The
following is a brief description of the proposed roadway
City of Tustin
Page 2-62
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
classification system that will be used in the Plan. The typical
roadway standards are also shown on Figure 2-4.
1. Major Arterial - Eight Lanes: An eight lane major arterial
has a minimum 144 foot right-of-way and a curb-to-curb
pavement width of 126 feet and includes a median island. The
major arterial carries a significant volume of regional traffic
and does not typically have sidewalks or on-street parking
provisions.
2. Major Arterial - Six Lanes: A six lane major arterial has a
minimum l20-foot right-of-way, a curb-to-curb pavement
width of 102 feet, and includes a landscape median island,
Class II bicycle lanes and sidewalks. Major arterials carry a
significant volume of regional traffic and does not have on-
street parking.
3. Primary Arterial: A primary arterial has a minimum 100-foot
right-of-way, a curb-to-curb pavement width of 84 feet and
includes four travel lanes, landscape median island, Class II
bicycle lanes and sidewalks.
4. Secondary Arterial: A secondary arterial has a minimum 92-
foot right-of-way, and includes four travel lanes, painted
median for left turn lanes, Class II bicycle lanes and sidewalks.
The City's standard for a secondary arterial was modified in
order to provide the painted median and Class II bicycle lanes.
5. Local Collector: Local Collector is a new City standard street
section that was developed to specifically address traffic
volumes generated by the project. A local collector has a 76-
foot right-of-way and includes two travel lanes, painted median
for left turns, Class II bicycle lanes and sidewalks.
6. Local Street: A local street has a minimum 6O-foot right-of-
way width, a curb-to-curb pavement width of 40 feet and
includes two travel lanes and sidewalks. The local street
section is a public street standard to be used for local
circulation within each development parcel and connects to the
backbone roadway system.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-63
Chapter 2. Plan Description
Typical Roadway Standards
- -.
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PRIIWlY ARTERIAL 100' R/W
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LOCAL COLLECTOR 76' RIW
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LOCAL STREET 69' RIW
. CIty of Irvlnl
.. Parkwoy wIdth to be determlnld
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~1HE
PlANNING
CENTER
MCAS Ttwin Spe;ific Plan/Reuse Plan
c:m:.m
City ofTtlSlin
Figure 2-4
Chapter 2 . Plan Description
7. Private Street: Private streets will also be permitted and
standards for their construction will be identified in the Plan.
Private streets include existing streets serving existing
developments as well as future streets for proposed
development areas.
8. Major and secondary arterial intersections should be designed
to maximize capacity. Design features may include the need for
additional right-of-way to accommodate dual left-turn lanes
and designated right-turn lanes. Lane geometry for the major
intersections in the Specific Plan can be found in the Base
Reuse Traffic Report, Appendixed to the EIS/EIR.
In certain instances, it may be desirable to incorporate variations to
the standard cross-sections for certain roadways or sections of
roadways to satisfy intersection capacity requirements, or create
visual identity and landscaping opportunities. Such variations would
be subject to approval of the Tustin or Irvine City Engineer, as
applicable. An off-center or non-symmetrical design may be
appropriate where conditions are different on opposite sides of the
highway, particularly with respect to such factors as the adjacent land
uses, sidewalk and landscape treatment, parking lanes, utilities, and
bikeways. The roadways of the Specific Plan are classified as follows
and shown on the Circulation Plan (Figure 2-5).
~
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-65
Chapter 2 . Plan Description
This page intentionally left blank
City of Tustin
Page 2-66
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 · Plan Description
Circulation Plan
EXISTING
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AANER
AV
i
1 EXISTING
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E3 . 8-LANE .......... NIlE.....
a . 6'"1.AHE W,fJOR MTERIH.
a . _v ART"''''
a . SECONDARY MTERIAI..
B . Lac... COll.ECTOR STREET
B .. LOCAL STREET
B . ElaSTING BUS STOPITI.IlN OUT
CIty Boundary and Tustin Ra1Ch Road.MIamer Avenue
alignment are correc:tty depicted on Fl9ure 2-1
[Q] . PROPOSED BUS STOPS
[J!] .. PROPOSED BUS TURNOUTS
[]I] . ExtSl"N) OR PROPOSED SIGNALS
[]I] . GRADE SEP_TlOH Oft INITRCHANCE
~ . tlTERCHANCElOVElV'ASS
"E::3 .. WCAS TUSTIN BOUNDARY
B .. IRVlElTUSTINlSNff A ANA BOlJ\.......
B . SPECFIC PLAN BOUNDARY
CD j;H&'NING
aD CENTER
MCAS TIIS,i. Specific Plan/Reuse Plan
lHS IS A GMPHC: REPIlESENlATION OF A Pt,N\INI~EERING CONCEPT. FNAl
DaGN SOlUOONS (lOCAnCfll AND SIZING) WILl BE PRCroSEO AND JfEVlEWEO AS PART
OF $UIlSEQUENf APPROVALS NEEDED 8Y 1J-E fePECllVE AGENCY 1NIIHJOOlSOICnON,
GIIiE1\
City o{'liutin
Figure 2-5
Chapter 2 . Plan Description
This page intentionally left blank.
City of Tustin
Page 2-68
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
B. Specific Plan Roadways
1. Major Arterials - Eight Lanes
a) Jamboree Road
Jamboree Road is classified as an eight-lane major
arterial from the ScRRAlOcTA Railroad, north of
Edinger Avenue, to Barranca Parkway. Jamboree Road,
in this zone forms the transition area for the southerly
terminus of the west leg of the Eastern Transportation
Corridor (ETC). Current plans include construction of a
grade-separated interchange at Edinger Avenue.
Consistent with its character as the Transition Area for
the west leg of the ETC, sidewalks and bicycle-lanes will
be eliminated along this portion of the roadway.
b) Red Hill Avenue
The long range plan for Red Hill Avenue calls for the
improvement of the roadway to eight lanes between
Barranca Parkway and Valencia with Class II bicycle
lanes as part of mitigation improvements for the Irvine
Business Center (IBe) project in the City of Irvine. The
City of Tustin will request a public conveyance along the
east side of Red Hill Avenue between intersections of
typically 22 feet (this may vary depending upon the
location of existing buildings and structures on the Base
with reuse potential that would be impacted by the future
right-of-way). Additional conveyances may be required
at intersections to accommodate necessary
improvements.
c) Barranca Parkway
Barranca Parkway is an existing six-lane facility. The
City of Irvine General Plan calls for the widening of
Barranca Parkway to an eight-lane facility adjacent to the
base. It appears that sufficient right-of-way exists
between existing street right-of-way and OCFcD right-
of-way such that additional right-of-way will not be
required to accommodate future widening from Red Hill
Avenue to Von Karman Avenue between intersections.
However, additional right-of-way will need to be
requested as a public conveyance of typically 24 feet to
accommodate the widening from Von Karman Avenue to
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-69
Chapter 2 . Plan Description
Jamboree Road and from Peter's Canyon Channel to
Harvard Avenue. Additional conveyances may be
required at intersections from Red Hill Avenue to
Jamboree to accommodate intersection improvements.
2. Major Arterials - Six Lanes
a) Tustin Ranch Road
Tustin Ranch Road is classified as a major arterial from
Edinger Avenue to Barranca Parkway, including an
interchange at Edinger Avenue. There are eight
interchange alternatives under consideration by the City
of Tustin including a double loop interchange, and an
urban-arterial interchange. All current intersection
alternatives are grade separated.
The Cireulatioo- Plan also shBWS~feF
Tustin Ranch Road from VaJencia North Loop Road to
'.Varner :V"eRue. The reason is dBe to ,he location of the
<*iffing-southerly blimp hanger (Hanger If'). The fiAal
alignment e f TBstin RaReh Road will be esia13lished once
the aisp(lsitim~ (lhhe blimp hanger is determined.
b) Wamer Avenue
Warner Avenue is classified as a major arterial facility
with six lanes from Red Hill Avenue to Valencia South
Loop Road. There are two alignments currently being
proposed for this segment of Warner Avenue. Similar-te
Tustin Raneh Road, the rellSEln for the t\'.'El alignments is
the existing southerly blimp ht:flger. If the blimp hanger
is-removed, '.'lamer :\venue can coniffi.He OR a eur...ilinear
alignmeat tEl Jam~'Elree. If the bliR~p hanger remains i}\
place, Wamer ".veRBe wiH have te be aligHed southerly to
+u-sttn Ranch Road. TlH&~e preferred
alignment, siAce t'NO iAtersectioRs ef'.l,lnrnef /\\'enue with
Tustin Ranch ROlld would be ereated. Warner Avenue is
classified as a primary arterial from Valencia South Loop
Road to Harvard with four travel lanes and Class II
bicycle lanes.
c) Edinger Avenue
The long range plan for Edinger Avenue calls for the
improvement of the roadway to Major Arterial standards.
The City of Tustin will request approximately six feet of
City of Tustin
Page 2-70
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
right-of-way along the south side of Edinger Avenue
from approximately 1,300 feet east of Red Hill Avenue to
approximately 2,400 feet west of Jamboree Road as a
public conveyance. Additional conveyances may be
required at intersections to accommodate necessary
improvements.
3. Primary Arterial
a) Wamer Avenue
Warner Avenue is classified as a Primary Arterial from
Valencia South Loop Road to Harvard Avenue with four
travel lanes and Class II bicycle lanes.
b) Harvard Avenue
Harvard Avenue is classified as a Primary Arterial from
Edinger Avenue to Barranca Parkway. It is anticipated
that the site may need to dedicate right-of-way to
accommodate the widening of intersecting streets and an
additional five feet along the west side of Harvard
Avenue within the City of Tustin to accommodate
sidewalks.
4. Secondary Arterial
a) Valencia North and South Loop Road
Valencia North and South Loop Road is classified as a
Secondary Arterial with two travel lanes in each direction
and Class II bike lanes. Valencia North Loop Road starts
at Red HilI Avenue and extends to Wamer Avenue. South
Loop Road extends from Warner Avenue to Armstrong
Avenue.
b) Armstrong Avenue
Armstrong Avenue is classified as a Secondary Arterial
with two travel lanes in each direction and Class II bike
lanes from Barranca Parkway to Valencia North Loop
Road.
c) West Connector
_ . The West Connector is classified as a Secondary Arterial
with two travel lanes in each direction and Class II bike
MCAS Tustin Specific Plan/Reuse Plan City of Tustin
Page 2-71
Chapter 2 . Plan Description
lanes from Edinger Avenue to Valencia North Loop
Road. The West Connector is the roadway located west
of Tustin Ranch Road.
d) Harvard Avenue
Harvard Avenue is classified as a Secondary Arterial
from Edinger to the railroad right-of-way.
e) East Connector
The East Connector is proposed to be classified as a
Secondary Arterial with two travel lanes in each direction
and Class II bike lanes from Edinger Avenue to Valencia
North Loop Road. The East Connector is the roadway
located East of Tustin Ranch Road.
5. Local Collector
a) Moffett Avenue
Moffett Avenue is classified as a Local Collector Street
with two travel lanes (one in each direction) and
sidewalks from Harvard Avenue to Valencia North Loop
Road.
b) Marble Mountain Road
Marble Mountain Road is an existing local street that has
an existing right-of-way width of 60 feet with 2 travel
lanes (one in each direction) and sidewalks. It is the City
of Irvine's intention to widen the existing right-of-way to
local collector standards. The street provides access to
the existing base housing (south of Warner Avenue and
between Peters Canyon Channel and Harvard Avenue)
and will also provide access to the future neighborhood
park and school.
6. Local Street
a) Lansdowne Road and Severyns Road
Lansdowne Road and Severyns Road are existing streets
that will be improved to Public Street standards that will
connect to Valencia North and South Loop Road and will
provide access to the Learning Education Village, the
Community Park, future housing, as well as the existing
City of Tustin
Page 2-72
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
base housing (Tustin Villas neighborhood). The right-of-
way width will be 60 feet which includes two travel lanes
(one in each direction) and sidewalks.
b) Other Potential Local Streets
Although not shown on Figure 2-5, the City of Irvine
may desire the installation of a local street connecting
Warner Avenue with the City of Irvine neighborhood
located north of Warner Avenue, if feasible.
7. Arterial Right-of-Way Dedication
a) Red Hill Avenue
The long range plan for Red Hill Avenue calls for the
improvement of the roadway to eight lanes between
Barranca and Valencia with Class II bicycle lanes. The
base will be required to dedicate typically 22 feet of
right-of-way along the east side of Red Hill Avenue.
b) Edinger Avenue
The long range plan for Edinger Avenue cans for the
improvement of the roadway to six lanes. The base will
be required to dedicate typically six feet of right-of-way
along the south side of Edinger Avenue.
c) Jamboree Road
Jamboree is an existing six lane facility bisecting the
Plan area, and will ultimately be widened to eight lanes.
There are two major projects that will be required along
this section of roadway. An urban interchange has been
constructed at Edinger Avenue and the widening of
Jamboree Road between Moffett and Barranca is
currently being designed by TeA. The base will be
required to dedicate any necessary right-of-way, as well
as accommodate the right-of-way needed, if any, for
expansion to an eight lane facility.
d) Barranca Parkway
Barranca Parkway is an existing six lane facility which
will be an eight lane facility adjacent to the base. The
north side of Barranca Parkway will need to be improved
including improvement of the Barranca Channel. The
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-73
Chapter 2 . Plan Description
base will be required to dedicate any required right-of-
way to accommodate the improvements.
e) Harvard Avenue
Harvard Avenue is an existing four lane facility which
will need spot widening and improvements along the
west side. The base will be required to dedicate any
required right-of-way necessary to accommodate the
improvements.
8. Private Street Standards
The following private street standards are applicable within the
City of Tustin. Within Irvine, the City of Irvine's roadway
standards shall apply.
a) Private Streets
. Private streets for attached and detached residential
dwellings with no parallel parking within the travel
way shall have a minimum paved width of 28 feet.
. Private streets for attached and detached dwellings
where on-street parallel parking will be limited to one
side only shall have a minimum paved width of 32
feet.
. Private streets for attached and detached residential
dwellings with on-street parallel parking permitted on
both sides of the street shall have a minimum paved
width of36 feet.
. The total right-of-way for purposes of determining
minimum paved width and establishing setback lines
for attached and detached residential products shall
include the paved street width and any parkway in
accordance with Standard B I 02 of the City's
Construction Standards for Private Streets, Storm
Drain and On-Site Private Improvements.
. Sidewalks shall be provided on a private street for
attached and detached residential products in
accordance with Standard B I 02 of the City of
Tustin's Construction Standards, Storm Drain and
On-site Private Improvements and subject to
compliance with applicable accessibility
City of Tustin MCAS Tustin Specific Plan/Reuse Plan
Page 2-74
Chapter 2 . Plan Description
requirements of the American Disabilities Act, Title
24 of the Uniform Building Code as locally amended,
and the Department of Housing and Urban
Development's Fair Housing Accessibility
Guidelines.
. Shared driveways for detached residential products
shall be prohibited except within private courts.
. All private streets and related improvements shall be
constructed in accordance with the City of Tustin's
Construction Standards for Private Streets, Storm
Drain and On-Site Private Improvements.
b) Private Drives
. Private drives for attached and detached residential
products with perpendicular parking outside of the
travel way shall have a minimum paved width of 24
feet. except as otherwise approved bv the Director of
Public Works.
. The maximum number of attached dwelling units
served by a private drive shall be 87 units. For
detached residential products, the private drive shall
not be more than 150 feet in length and serve no
more than 6 dwelling units. In determining the
maximum l50-foot length of a drive, an extension of
the right-of-way line for the street the drive takes
access from shall be drawn across the drive entrance
and measurement shall be taken to the end of the
private drive or shared driveway. Minor punchouts
which are not more than 3 feet in length at the end of
a private drive shall be excluded in calculating the
maximum length of a court.
. Where private drives dead-end, they may end in cul-
de-sacs, hanunerheads or punchouts as long as
adequate maneuverability and turning radius is
provided for vehicles, including emergency vehicles
and trash trucks.
. The total right-of-way for purposes of determining
minimum paved width and establishing setback lines
for attached residential products shall include the
paved street width (and sidewalks when required).
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-75
Chapter 2 . Plan Description
The total right-of-way for purposes of determining
minimum paved width and establishing setback lines
for detached residential products shall include the
paved street width and parkway in accordance with
Standard Bl02 of the City's Construction Standards
for Private Streets.
. Sidewalks shall be provided on private drives for
attached and detached residential products as a
condition of design review or subdivision approval to
ensure adequate and safe pedestrian circulation and
compliance with applicable accessibility
requirements of the American Disabilities Act, Title
24 of the Uniform Building Code as locally amended,
and the Department of Housing and Urban
Development's Fair Housing Accessibility
Guidelines.
. Shared driveways for detached residential products
shall be prohibited except within private courts.
. Except as provided in this subsection, all private
drives and related improvements shall be constructed
in accordance with the City's Construction Standards
for Private Streets, Storm Drain and On-Site Private
Improvements for private streets.
c) Private Courts - Detached Residential Products Only
.
A private court shall consisted of a combination of
private streets and/or private drives which take access
from a main backbone street system within a
detached residential development and which serves
no more than 12 dwelling units.
.
The primary entrance to a private court may be
considered a private drive if the court is no more than
150 feet in length and serves no more than 6 dwelling
units. In determining the maximum ISO-foot length
of a drive, an extension of the right-of-way line for
the street the drive takes access from shall be drawn
across the end of the drive entrance and measurement
shall be taken to the end of the private drive or shared
driveway. Minor punchouts which are not more than
3 feet in length at the end of a private drive shall be
City of Tustin
Page 2-76
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
excluded in calculating the maximum length of a
drive.
The minimum paved width of a private drive may be
24 feet with no parallel parking permitted within the
travel way. Under all other cases, the primary
entrance to a private court shall be considered a
private street and shall have a minimum paved width
of 28 feet with no parallel parking permitted within
the travel way, or the minimum paved width of 32
feet with parking permitted on one side of the street
only.
. If access is from a private street within a private
court, a perpendicular portion within the private court
shall be considered a private drive and have a
minimum paved width of 24 feet with no parallel
parking within the travel way.
. The private drive portion of a private court shall not
be more than 150 feet in length and serve no more
than 6 dwelling units.
. The total right-of-way for purposes of determining
minimum paved width and establishing setback lines
for structures on a private street or drive within a
private court shall include the paved street width
(curb face to curb face for standard curb or flow line
for rolled/ramped curb).
. A minimum 3' 6" wide sidewalk (measured from
back of curb) shall be provided on at least one side of
the private street within the private court and may be
located outside of the right-of-way, and in all events
shall comply with applicable accessibility
requirements of the American Disabilities Act, Title
24 of the Uniform Building Code as locally amended,
and the Department of Housing and Urban
Development's Fair Housing Accessibility
Guidelines. Sidewalks may be required as a condition
of design review or subdivision approval on private
drives within a private court to ensure adequate and
safe pedestrian circulation and compliance with
applicable accessibility requirements of the American
Disabilities Act, Title 24 of the Uniform Building
Code and locally amended, and the Department of
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-77
Chapter 2 . Plan Description
Housing and Urban Development's Fair Housing
Accessibility Guidelines.
. Where private streets and drives terminate within a
private court, they may terminate in cul-de-sacs,
hanunerheads or punchouts as long as adequate
width, maneuverability and turning radius is provided
for vehicles, including emergency vehicles and trash
trucks.
. Decorative paving treatments such as concrete
banding, lffi6-asphalt scored concrete, colored
concrete and/or interlocking pavers shall be used in
the private court.
. In private courts, shared driveways shall only be
permitted to access the last two dwelling units on a
private drive or street which are located across the
court from each other. The throat entrance to such a
shared driveway shall not be less than 20 feet in
width and no more than 25 feet in length and
improved with a decorative material which
differentiates it from the other portions of the private
court. The travel way on a shared driveway shall not
be less than 24 feet. The building setbacks from a
shared driveway shall be from the edge of the travel
way. The shared driveway shall be considered when
determining the length of a court and whether said
court needs to be accessed by a private street or
private drive as required by subsection "b" above.
. Except as provided in this subsection, all private
streets, drives and related improvements within a
private court shall be constructed in accordance with
the City of Tustin's Construction Standards for
Private Streets, Storm Drain and On-Site Private
Improvements for private streets.
2.6 RECREATIONAL BIKEWAY/TRAIL CONCEPT PLAN
The Recreational Bikeway/Trail Concept Plan provides an opportunity to
complete vital links necessary for a comprehensive regional system as
well as improved local system. There are three plarJning agencies involved
in the implementation and maintenance of the bikeway/trail system for the
Plan and adjacent areas: the City of Tustin, Orange County Public
City of Tustin
Page 2-78
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
Facilities and Resources Department (pFRD), and the City of Irvine. Each
of these agencies have developed their own recreational bikeway and trail
master plan to efficiently move cyclists within the respective communities
served. Ongoing interagency coordination will be required to address the
issues associated with bikeway and trail implementation.
The Recreational Bikeway/Trail Concept Plan calls for Class II (on-road)
bikeways on each of the Specific Plan roadways, as shown in Figure 2-6
The Class II system will provide a valuable link to the overall regional
system as well as ensure bicycle linkages between uses within the Plan.
The Class II bikeway standards are consistent with the City of Tustin
General Plan, and are shown in Table 2-4 below. In addition to bikeways,
development of non-residential land uses may involve the provision of
bicycle facilities, where appropriate, in accordance with the City's
Transportation Demand Management (TDM) Ordinance. These facilities
may include bicycle racks or parking facilities, and shower and locker
room facilities.
The Recreation Bikeway/Trail Concept Plan links to adjacent on- and off-
road bikeways/trails as identified in Figure 2-6. These facilities are part of
a local and regional network planned by the City of Tustin, County of
Orange and City of Irvine.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-79
Chapter 2 . Plan Description
This page intentionally left blank.
City of Tustin
Page 2-80
MCAS Tustin Specific Plan/Reuse Plan
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EDINGER
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B .. CL.ASS 1" EXlSTlNG OCPFRO
a . CLASs , - PROPOSED OCPFRD
B . ClASS , - ElCIS11NG TUSTIN
a . ClASS 1 - PROPOSED TUSTIN
B . CLASs 11 - EXIS11IIG OCPf'RD
B . ClASS 11 - ElCIST1NG TUSTIN
a . CLASS 11.. PROPOSED TUS~
City Boundary and Tustin Ranch RoadIWamer Avenue
alignment are correctly depided on Figure 2.1
tEIHE
PlANNING
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Chapter 2 · Plan Description
Regional Bikeway!Trail Concept Plan
'-,
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B . CLASS 11- EXIST.., R""E
a . ClASS 11 - PROPOSED IRVINE
I ~e': I . COlIfTY ROUTE NUWBER
~ . ETC TRNismON MEA/GRADE SEPARATED NTERaWlGE
~ .. INTERCHMlGElOVERPASS
E3
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. WCAS TUSl'II BOUNJMY
. IRVtE/TUS'-",SNfT A ANA BOUhtI,laY
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THIS IS A GAAPHlC REPRESENTATON Of A PlANNNGIE~NEERlNGCONCEPT. fiNAl.
DESIGN SOLUTIONS {l.OCAJION AND SIZING} WU BE PROf'OSEO AND REVI~;.s PAm
OF StESEQUENf APPROVALS NEEDED BY tHE RESPECllVE AGENCY WITH JLGlSDlCTION.
ImiiDI
MCAS Tllstin Specific PlanlRellse Plan
City ofillSlin
Figlire 2-6
Chapter 2. Plan Description
This page intentionally left blank.
City of Tustin
Page 2-82
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
2.6.1
City of Tustin Bikeways
The Tustin General Plan dated February 1994, proposes three Class II
bikeways in the immediate Plan area, one facility on Valencia Avenue
from Red Hill Avenue to Newport Avenue, extension of the Edinger
Avenue bikeway from Red Hill Avenue to Newport Avenue, and Tustin
Ranch Road bikeway from Walnut Avenue to Edinger Avenue. In addition,
the General Plan follows the County's Master Plan for a proposed Class II
bike route on Red Hill Avenue and a Class I bikeway/trail on Barranca
Parkway. The Plan also proposes to remove the existing Class II on
Jamboree Road north of Edinger Avenue to just south of 1-5. This is
consistent with the County Master Plan of Commuter Bikeways and the
immediate plans to upgrade this roadway to an eight-lane highway by the
Transportation Corridor Agencies in conjunction with construction of the
west leg of the Eastern Transportation Corridor.
~
TABLE 2-4
RECREATIONAL BIKEWAYS AND TRAIL CLASSIFICATION
Class I Bike Path or Bike Trail
Provides a completely separated right-of-way designated for the exclusive use of
bicycles and pedestrians; crossflows with motorized vehicles minimized.
Sizing:
Minimum width for Class I (two-way) is eight feet. Desirable width is 10-12 feet.
Minimum shoulder width of two feet each side.
Minimum width for Class I (one-way) is five feet. Minimum shoulder width of two
feet each side.
Class H Bike Lane
Provides a restricted right-of-way on a roadway's shoulder designated for the exclusive
or semi-exclusive use of bicycles with tbru travel by motor vehicles or pedestrians
prohibited; vehicle parking and crossflows by pedestrians and motorists pennitted.
Vehicle parking in a Class II bike lane is not desirable and should be discouraged
and/or restricted where possible. Additional lane width (12 feet minimum and 13 feet
desirable) shall be required if on-street parking is pennitted.
Sizing:
Typical width of eight feet. A reduction in width to allow for restriping of an existing
roadway or for added turning lanes may be pennitted. In such cases, a five foot width,
or rutter width olus three feet, whichever is lITeater, is the minimum width.
References:
, Caltrans "Planning and Design Criteria for Bikeways in California"
2 County of Orange adopted standard Plans for Bikeways
3 City ofThstin General Plan, 1994.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-83
Chapter 2 . Plan Description
2.6.2 County of Orange Bikeways/Trails
The Orange County Public Facilities and Resources Department (PFRD)
current master plan proposes to complete missing segments of the existing
bike routes for the regional system. This action will provide better
circulation by efficiently linking bordering communities together. PFRD's
proposed improvements within the immediate area of the Plan are
described below:
. Route 53: Connect the Class II bikeway on Red Hill Avenue at
Barranca Parkway to Bryan Avenue.
. Route 64: Connect the Class II bikeway on Von Karman
Avenue/Tustin Ranch Road at Barranca Parkway to WaInut Avenue.
. Route 40: Develop a Regional RidinglHiking and Bicycle Trail
along Peters Canyon Wash. Grade separated trail crossings would be
expected for this route at each arterial crossing for the Class I
bikeway and Regional RidinglHiking Trail.
. Route 60: Connect to Route 40 by extending Route 60's Class I
facility to Peters Canyon Wash along Southern California Regional
Rail Authority (SCRRA) Railroad right-of-way.
. Route 58: Develop a Class I trail along Barranca Parkway in
coordination with the Cities of Tustin and Irvine. The Class I trail
will connect the trail system on Barranca Parkway with San Diego
Creek Channel trail.
In addition, OCPFRD is working with Orange County Transportation
Authority (OCTA) to develop a proposed Master Plan of Countywide
Commuter Bikeways. Generally, this plan is centered on developing and
refining a comprehensive commuter-oriented bikeway system. OCTA is
currently circulating a draft of this plan to the cities for review.
It is both the City of Tustin's and City of Irvine's positions that they will
not provide funding for riding and hiking trail improvements. Tustin and
Irvine will instead concentrate on bikeway and pedestrian trails due to the
fact such trails will have significantly greater use than riding and hiking
trails.
2.6.3 City of Irvine Bikeways
The City of Irvine's existing Class II bikeway network is fully developed
in the immediate area of the Plan. However, Warner Avenue and Moffett
Avenue east of Harvard Avenue have the potential to add to the Class II
system. A proposed Regional Trail along Peters Canyon Wash as well as
City of Tustin
Page 2-84
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
portions of the base bikeways and trails located within the City of Irvine
are dependent upon the availability of funding.
2.7 PARKS/RECREATION/OPEN SPACE PLAN
The Specific Plan provides for a variety of public and private parklands,
open space areas. private recreation facilities, and trails to serve the
residents of the Plan as well as the larger community. The Land Use Plan,
Figure 2-1, identifies a variety of public parks including tffiee
neighborhood parks, a community park, and a regional park. Private
reereatiell. fooilities will eeHsist of an IS hele piWlie1y oceesoillle gelf
eOl:H'se in H:ie Golf Village ana 8:fl 0Jctensive systetT1 of mdsting n~efeatieR
facilities withiH the "misting hOl%siHg areas.
The City of Tustin has established standards for determining land
requirements for future park sites within the Conservation/Open
Space/Recreation Element of the General Plan and in Tustin's City Code.
The adopted standard for neighborhood and community parks is three (3)
acres of usable parkland per one thousand (1000) potential population. In
typical residential developments, a developer has the option of dedicating
parkland, providing an equivalent value of park improvements, and/or
paying in lieu fees based on the formulas contained in the City Code. For
the MCAS Tustin Specific Plan/Reuse Plan area, the City of Tustin will be
requesting that community and neighborhood parklands be conveyed to
the City by the federal govemment. Therefore, as a condition of approval
for a final tract map or parcel map, a developer will be required to pay fees
or provide an equivalent '/1l1tle of park improvements for the conveyed
parkland, in accordance with the Tustin City Code or improvements as
mav be negotiated pUTsuant to a Disposition and Development Agreement.
The Specific Plan proposes a combination of public neighborhood parks
and a community park to meet the overall MCAS Tustin Specific
Plan/Reuse Plan park requirement, as described below.
The City of Irvine's Local Park Code also establishes standards for
determining land requirements and improvements for park sites within the
City. The Specific Plan identifies a neighborhood park site, described
below. Irvine will also be requesting that this park site be conveyed to the
City of Irvine by the federal govermnent. The park would be developed in
accordance with the applicable requirements of Irvine's Local Park Code.
2.7.1 Neighborhood Parks
Three neighborhood parks are generally located on the Land Use Plan.
Two of the parks are within Tustin and one is located in the City of Irvine.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-85
Chapter 2 . Plan Description
The two parks in Tustin are within the Golf VilIugeNeighborhood G,
which will contain the majority of new residential development within the
Plan. One of the parks is to be located adjacent to a planned elementary
school in the southern portion of the Golf'lillageNeighborhood. The parks
may contain active recreation facilities such as ball fields, multi-purpose
fields, game courts, tot lots, and picnic facilities, as well as passive open
space areas. Ancillary structures, such as restrooms, will also be permitted.
Pedestrian and bicycle access will also be provided to surrounding
residential areas. The parks in Tustin are estimated on the Land Use Plan
Summary as five (5) acres each. The minimum neighborhood park size is
three (3) acres per City of Tustin standards. The final location, size, and
configuration will be determined prior to final subdivision map approval
or in coni unction with a Disposition and Development Agreement.
The neighborhood park in the City of Irvine will be located adjacent to a
planned elementary (K-8) grade school, in the southeastern corner of the
Plan. The park may contain active recreation facilities, similar to those
described above for the Tustin parks and may also include child care
facilities. Pedestrian and bicycle access to surrounding residential areas
will also be provided. The park is estimated on the Land Use Plan as eight
acres in size.
2.7.2
Community Park!
The Specific Plan provides for a 24.1 acre community park--.in th-"
northwest POl.tion of the Plan area. In addition, a 46 acre active
communi tv park would be located in the central pOliiol1 of the Plan area,
as well as additional public and private Rark and open space areas which
will traverse the Specific Plan Area and be referred to as the "Linear
Park". The additional community park and the linear park svstem will
include a variety of active and passive facilities. loeated iF! tlle
neft.flwe&lcm pOliion of the Plan area, adjacOflt to housiF!g, the Learning
Village. ami a proposea elemeBtary sel100l site. Tlle eOIlll'lltmity park will
be ownea, operated ana maintained by tHe City of Tustill. The park will
iRB1-Hde-#le reHse of man)' eJeisting rocreaHen facilitios, pllrtieularly
ballfields. Upon completion, the community park will contain a wide
range of recreational facilities including softball, football, soccer, tennis,
basketball, racquetball, and volleyball facilities. The park will also contain
picnic areas, community center buildings, multi-purpose rooms, and
supporting uses. The 24.1 acre community park is intended to serve an
approximate population of 10,000 residents, which will include the Plan
area as well as a significant number of households in the southern and
western portions of Tustin.
City of Tustin
Page 2-86
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
~
2.7.3 Urban Regional Park
A significant open space and cultural amenity within the Plan will be an
84.5 acre urban regional park to be owned, operated and maintained by the
County of Orange, Harbors, Beaches and Parks. If financially feasible to
preserve, the landmark wooden blimp hanger will be the focal point of the
park. The hangar is listed on the National Register of Historic Buildings
and measures 1,088 feet in length, 297 feet in width, and 178 feet in
height. The federal Section 106 process requires consultation with the
State Office of Historic Preservation to establish mitigation measures,
including the possibility of providing an interpretive center in the park, if
the hangar is not retained. In either event, the park will have an historic
emphasis overall, and include outdoor recreation and the adaptive reuse of
a number of existing buildings. The park is in close proximity to the
community park and is situated to support and complement other adjacent
proposed uses.
~.
The park may also contain general purpose turf areas, extensive tree
forestation, ballfields, meandering paths for walking and bicycling, tot
lots, courts for basketball, volleyball, and tennis and commercial
recreational uses and concessions. Existing buildings within the park site
wHl--mav be reused to provide park programs, recreational classes,
training, educational and interpretive programs, park
maintenance/administration, animal shelter. park ranger office, snack bar,
children's playhouse, and garage facility.
2.7.4 (Section Deleted) Golf Course
The Speeifie PlaFl/Retlse Plan will include an 18 hole ptlblicly aecessible
g;olf ceurse as part of the Golf Village. Loeated if) the nortlwm quadmnt of
the Plan area, ,l1e golf eourse will be the focus of a mastor plaFlned
development that will inehuje Flew resideRtial enela\'es aFld a taur!st aHd
business serving 110tel eompleJ[. It is anticipated that the golf ceurse wOlild
be doyoloped llfld o',vncd by a private oporator af)d may inclade a dl;';ing
range, golf school. and clae 110use. The gelf course sheuld 8150 be
designed te provide view windows frem adjacent rOIl(h'l8)'S and ,rails.
2.8
SCHOOLS
~_.,
Four local school sites are reserved on the Land Use Plan to accommodate
the student population growth estimated by the affected school districts in
Tustin and Irvine. The location, size, and configuration on the Land Use
Plan is generalized. The actual school sites will be determiHed wileR the
land is eonveyed ,0 ,he seRoel distriets BY tl1e Departmont ef the Nav)' er
bRA (ill the event of-aB--Economic Development Conveyanee).
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-87
Chapter 2 . Plan Description
Within the Tustin Unified School District, two 10-acre elementary schools
(K-6) and one 40-acre high school are planned. Within the Irvine Unified
School District, a 20-acre elementary school (K-8) is planned at the corner
of Barranca Parkway and Harvard Avenue. If any school shown on the
Land Use Plan is not needed or if the site acreage allocated is less than the
amount used for the school, then the unused acreage will be reallocated to
the underlying designation, as specified in the Statistical Analysis. Should
an acreage adjustment occur, the maximum number of dwelling units or
maximum square footage identified for the affected Planning Area would
remain the same.
An additional-e-lementary scl~eeJ-si.t-e-f{)r the Santa Ana Unifie&--.S€lteel
District (Sf.USD) may also s~hseqlolently be established OR a 22 acre site
within the Learning Village I'HlrGloIant to provisiofls of a Settlemer1t !lBd
Release Agrecment with the District dated May 1, 2002. Pursuant to tile
f.greement, the District has the option to elect tile receip: of the site and
lldditional seilool construction ftlflds or school constr.lOtion funds and cash
in lieu of the CGlWeyance by Tustin to the-SAUSD. Please refer to the
specific SottlemoHt and Release f.groemelll for m.ore details.
2.9 DOMESTIC WATER PLAN
The domestic water concept plan (Figure 2-7) was developed in
consultation with The Irvine Ranch Water District (IRWD). IRWD is the
jurisdictional agency responsible for providing domestic (potable) water
service to the Plan.
IRWD currently supplies domestic water to the base through a north-south
l6-inch pipeline in the center of the base. IRWD recommends abandoning
the existing military water mains in a phased manner and providing
service connections to developments through a new backbone system and
from existing water mains in adjacent roadways. DistribatioH systems
already in place in existin.g housing areas will be connected to the
propo:;ed hackbone systelB as private facilities unless the existing lines arc
a€€ef*ed by fRWD. f.ccep:aAoe will be bascd on pipe oOAdi'\i.eH,-iocation,
and cOlBpliance with IR\VD standards. Should the eJlisting water slolpply
systom for the BaGe Rousi.ng area sOlolth efEdinger /\','cl1ue not be accSflted,
the dcvelopm.eRt may need to eOAsidor consfFuction of--BeW-HHes---m
Lansdo\\11e Raad and Severyns Raad, since diffkHI:ies may eHsue if
repllir of a Jlrivc:te water liRe located benea:h Jl'.lhlie streets is reqlolired.
The proposed system will serve areas west of Peters Canyon Channel and
will utilize Valencia Loop Road as the backbone of the loop system. The
proposed backbone domestic water system is shown in Figure 2-7 and is
based upon design recommendations proposed in the IRWD Water
City of Tustin
Page 2-88
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
Resources Master Plan. The Master Plan recommends that pipe systems
follow a loop pattern and provide service areas with multiple sources of
supply. These recommendations provide operational flexibility that will
prevent loss of service to an area should a source or pipeline fail. The
proposed domestic water system adheres to both of. these
recommendations.
Water will be acquired from the following three sources:
. The 54-inch IRWD Barranca Well Line through a tie-in at Von
Karman Avenue and Barranca Parkway.
. An existing l2-inch IRWD line along Harvard Avenue through a tie-
in at Moffett Avenue.
. The l8-inch Navy High Pressure Line through a connection at OC-
58, located east of the intersection of Warner Avenue and Red Hill
Avenue, and at the intersection of Armstrong Avenue and Warner
Avenue.
Parcels located east of Peters Canyon Channel will acquire water service
from the Harvard Avenue water main. The 42-inch diameter line wilI serve
as the backbone domestic water conveyance system. No new backbone
lines are proposed for parcels in this area.
Pipe sizes were calculated by IRWD based on demands, water pressure
requirements, flow velocity criteria, and the fire-flow specifications of the
Orange County Fire Authority. Surveys and more specific knowledge of
the land uses will be required to determine the network's fmal pipe sizes.
In addition, further studies must be conducted by IRWD to determine
whether development of the site will require the purchase of additional
water rights. This will require the development of a Subarea Master Plan
by IRWD.
IRWD already has property and easement rights at MCAS Tustin along
Red HilI Avenue to construct water wells and convey the well water to its
distribution system. IRWD has also proposed to exchange its existing
rights along Red HilI Avenue, including four existing abandoned wells
(TIC6, TIC100, 29HI, and TIC93), for four new well sites along Barranca
Parkway lJIId all eJdstiRg well site j'lresefttly leased to OSlffili fanl1s. It is
being recommended that the new well sites be delineated and dedicated
during the concept and/or development project approval stage to ensure
that they are compatibly located within future land uses.
A final decision on water line locations and sizing shall be determined and
approved by IRWD and Tustin and Irvine City Engineer's, as applicable.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-89
Chapter 2 . Plan Description
This page intentionally left blank
City of Tustin
Page 2-90
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 · Plan Description
Domestic Water Plan
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a .. PROPOSED RDJDW.v
E3 .. EXISTING DOt.t!STIC WATER t4At1S
E::3 .. PROPOSED DOMESTIC WATER BACKBONE
a .. NEW BRINE L""
B . MCAS TUSTIN BOUNDARY
E3 .. IRVWE/TUSTINlSAHT A ANA BOUNDARY
E:3 .. SPECIFIC PLAN BOlN)ARY
Notes:
City 80undaJy and Tustin Ranch RoadNl\lm8l' AV8I1ue
ar9nment are correctly depicted on Figure 2-1
THIS IS A GRAPHIC rerseme.roN OF A P\.AtoI\IINGJENGINEERNG CONCEPT. FINAL
DESIGN sowrlONS {LOCATION AND SlZtiG) WILl BE: PIlOPOSED.AND RB'lEWE[)A$ PAAT
OF SUBSEQUENT APPROVALS NEEDED BY THE AESf'EClM AGENCY WIlH JUR\SOIC1ION.
1Il THE
PlANNING
CENTEI1
MCAS TtlJlin Specific Plan/Reme Plan
IIIIiia
City .fTmlin
Figure 2-7
Chapter 2 . Plan Description
This page intentionally left blank.
City of Tustin
Page 2-92
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2. Plan Description
2.10
RECLAIMED WATER PLAN
Reclaimed (non-potable) water is currently supplied to the base by IRWD
through a l6-inch pipeline in Barranca Parkway. The base's internal
reclaimed water system ties into the Barranca Parkway pipeline at
Jamboree Road and extends north towards Edinger Avenue. This line
supplies multiple agricultural cross-feeds along its course, and is owned
by the military. IRWD recommends abandoning the existing reclaimed
water mains in a phased manner and providing service connections to
developments through a new backbone system. t)1sl1'ibHtion systems
already in p]llce in cldsting h0using areas will be connec,ed to the
pr0jlosed baelcbone SYS'6Al arJd considered private faeilities lffiless the
cxisting lines are accepted hy IRWD. i\cceptance will be based 8A pipe
conditioA, locati8A, aRB compliance with IRWD staAdards.
The proposed reclaimed water plan, developed in consultation with
IRWD, for the Plan is shown in Figure 2-8. The proposed backbone
system will serve parcels located west of Peters Canyon Channel and will
utilize Valencia Loop Road as the backbone of a loop system. Water will
be acquired from the following two sources:
. The l6-inch diameter IRWD line in Barranca Parkway through a
connection at Jamboree Road.
. The 20-inch diameter IRWD line in Harvard Avenue through a
connection at Moffett Avenue.
Parcels located east of Peters Canyon Channel will be serviced by the 20-
inch diameter IRWD line in Harvard Avenue. Since there are no existing
distribution lines serving residential areas adjacent to Harvard Avenue, a
decision will need to be made during the development stage as to whether
it would be cost-effective to have irrigation served by the domestic water
system (which will be a privately-owned system).
Pipe sizes were calculated by IRWD based on demands, water pressure
requirements, and flow velocity criteria. Surveys and more specific
knowledge of the land uses will be required to determine the network's
final pipe sizes. 1\ls8, fllrther studies mHst be eondllcted ~lY lRWD to
determine whctller development of the site will reqlfire ,he purehase of
Ildditienal water rights. This will retj-uire tile development of a A-Subarea
Master Plan has been developed and approved by IRWD.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-93
Chapter 2 . Plan Description
IRWD has expressed interest in giving up ownership of existing well
properties on the northwest side of the site at Red Hill Avenue in exchange
for new well sites near the site's southern border. Well sites will need to be
negotiated between IRWD and the development. The exchange would
provide an opportunity to develop these sites and integrate the new sites
into the planned business areas. The new well sites will be used during
peak periods to provide reclaimed water.
City of Tustin
Page 2-94
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 · Plan Description
Reclaimed Water Plan
seRRA/OCT A
RAILROAD
SANTA ANA/SANTA FE CHANNEL (f'10l
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LEGEND
E:3 .. PROPOSED ROADWAY
E:3 .. EXISTINC RECLMAED WATER
a .. PROPOSED RECLAIMED WATER
E::3 .. MeAS TUSTIN BOUNDARY
B .. IRVINE/TUSTlN/SANT A ANA BOUNDARY
G . SPECIFIC PLAN BOUNDAAY
Not..,
City Boundary and Tustin Ranch RoadMIamer Avenue
aligrvnent are correctly ctepicted on Figure 2-1
THIS IS A GRAPHIC ~EPRESENTATlON OF A P\ANNING/ENGt.lEERING CONCEPT. RNAI.
DESIGN SOLUllQNS (LOCATION AND SIZING) WIll BE PROPOSED AND REVlE'NED AS PAm
OF 5\JB5EQUENT APPROVAlS NEEDED BY THE RESPECTIV'E AGENCY WITH JURISDICTION.
~1HE
PlANNING
CENTER
GJ:IiEJI
MCAS Tustin Specific Plan/Reme Plan
City ofTII!tin
Figllre 2-8
Chapter 2 . Plan Description
This page intentionally left blank.
City of Tustin
Page 2-96
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
2.11
SANITARY SEWER PLAN
The Irvine Ranch Water District (IRWD) and Orange County Sanitation
District #7 (CSD-7) are the jurisdictional agencies responsible for
providing plan approval and sewer service to the Plan area. The IRWD
and San District #7 have agreed to allow the IRWD to be the sole
responsible agency for provision of sewer service for the redevelopment of
the base.
IRWD recommends abandoning the eXlstmg sewer mains in a phased
manner and providing service to developments from connections through
a new backbone system. Conwyancc sysccms already in plaee in c)(istin;
hOllsing areas ",..ill be cermecced to the proposed bacl,hone system and
considered private facilities, unless tile eJ,istiFlg lines are accepted. by
IRWD. .^.cecptanee wil1 bc bllsed. en pipe eonditisR, location, Ilnd
compliance witR IR'ND stllndard.s. Sho~Jid the el,isting sanitary sewer
system for Hie base ROllsing area so~th of Edinger j\V6nue Rot be accepted,
~he d.evelopFl1onc may Reea to consider construction of ne?,' lines in
ba!Tsdowne Roc.d and SoveD'ns Read, sincc difficulties may ensue if
repair of a private sev..er Jine located beFleath Il public street is reEJuirod.
The prejlasea sanitary se',ver Reees af the site 'NilI Be met BY IR\VD.
Conceptual plans for sewage conveyance backbone system from the site
were prepared in coordination with IRWD.
The site's existing topography favors sewer flow towards the southeast,
therefore it may not be possible to take sewage flow northerly to the
existing 24-inch sewer main in Edinger Avenue. The proposed sewer
system, shown in Figure 2-9, flows south and connects to a proposed
sewer main in Barranca Parkway. All parcels located west of Peters
Canyon Channel will discharge through this system. For the purposes of
this study, flow towards the north or to the west by gravity are assumed to
not be feasible. Sewage will be conveyed te either the 45 illeh IRWD
Har....are ;\yeHlle matn, a projleseEl sewer in ReEl Hil1 ".venlle, er Jlossibly
through a new trunk system in Jamberee Read betweeR BarrllBell Parll'Nay
and MatR StreetArmstrong Avenue through Irvine.
Future studies, requiring accurate survey data and coordination with
IRWD, will be required to determine he\\' much sewage each disl1iet \"ill
accept, final tie-in points, and each agency's maintenance responsibilities.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-97
Chapter 2 . Plan Description
This page intentionally left blank.
City of Tustin
Page 2-98
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 · Plan Description
Sanitary Sewer Plan
S~'J..'t'l{J'~TA
SA.NT A ANAlS'-NT A FE CHANNEL (F'tO)
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E3 . PROPOSED ROHJWAY
E3 . E)OS11<C SEWER
E3 . PROPOSED SEWER
I I. OlREC_ OF flOW
E::3 - UCAS TUSTIN BOUNDARY
B . IRVN:tTUSTINls.tNT A N4A BOUNDARY
E::::3 . SPECIFIC PLAN BOUND,ARV
Notes:
City Boundary and Tustin Ranch RoadNVamer Avenue
alignment are correctly depicted on Figure 2-1
THIS IS A GRAPHIC RfPRESENto\TION Of A f'I.AANfNGJe~RlNG CONCEPT. FINAl
DESIGN SOLUTIONS [LOCAl'lON ANO SlZNG). WIU. BE PROPOSED AND REVfWEO ~ PAm'
OF SUBSEQUENT APPROVALS NEEDED BY THE RESPECTIVE AGENCY WITH JURlSOICTION.
OD J,H~ING
ex> CENIEl
i\lCAS THJtin Specific Plan/R.m. Plan
GIIImI
City ojTmtin
Figurt 2-9
Chapter 2 . Plan Description
This page intentionally left blank.
City of Tustin
Page 2-100
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
Parcels located east of Peters Canyon Channel will be serviced by the
existing 45-inch diameter IRWD main located in Harvard Avenue. The
Harvard main will serve as the backbone system for these areas; therefore,
no additional backbone sewer infrastructure is necessary for new
developments. However, it will be necessary to install new sewer pipe and
a lift station to transport sewage from the existing developments located
east of Peters Canyon Channel to the Harvard Avenue main. The proposed
pipe will run south along Peters Canyon Channel from the existing sewer
siphon just north of Wamer Avenue to Warner Avenue where it will turn
east until it makes a connection with the Harvard Avenue main via a lift-
station.
2.12
STORM DRAINAGE PLAN
The proposed storm drain system was designed based on a 25-year return
frequency storm. The Orange County Hydrology Manual, Rational
Method was used to determine the peak runoffs. A proposed major
backbone storm drain facilities to be developed in a phased manner within
the site have been identified on Figure 2-10. The proposed backbone
system is anticipated to provide a means for eliminating those areas on the
site which are within the 100-year flood plain in a manner consistent with
the Final Runoff Management Plan for Tustin Legacy. Final hydra1ilic
aBalyses will Be required to aosure that all Building sites conform tel the
City of Tustin or In-ine reqHirell1et1ts for development witBfn flood prone
zones, as applicable.
The backbone system will follow the alignments of the major arterial
roadways, such as Armstrong Avenue, Valencia North and South Loop
Road, Tustin Ranch Road, and Warner Avenue. Utilizing the existing
storm drain system on the base in a permanent condition was not
considered a practical alternative. For the most part these pipes are
undersized and will not serve the intended purpose. Utilizing the eJlisting
off site storn1 drain systems wan also considered for this stHdy such IlS
along Red Hill ,'.venue. However, becauso the collffiFlHotioR of laterals
Ilcross Red Hill f.venHe aIld the potential f'Of haviAg to upgrade the pipe
si;:e along Red Hill ,\'ieJ1Ue wOHld be a sisnificlll1t eonstruetion item Ill1d a
~timHo traffic, this system '.vas deomed not to be a viable altemative
and ',vaG therefore not l1tilized.
However, the existing 72-inch reinforced concrete pipe (RCP) at the
intersection of Jamboree Road and Barranca Parkway was considered and
was determined to be a viable option for the backbone system. The local
collector systems for each parcel will need to be studied as each parcel is
developed.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-101
Chapter 2 . Plan Description
This page intentionally left blank.
City of Tustin
Page 2-102
MCAS Tustin Specific Plan/Reuse Plan
SCRRA/OCT A.
RAILROAD
Chapter 2 · Plan Description
Storm Drainage Facilities Plan
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E3 .. EXIS,..,C REQOHAl. FLOOD CONTROL ~EL
r' "1 ."00 . YEAR FLOOD ZONE
a . PROPOSED RONJWAY
a . PROPOSEO 51""'" ~
I I.. DIRECTION OF' f'LOW
E3 .. MCAS TUSTIN BOUNDARY
E3 .. lRvtlE/TUSTlNJ'SANTA N4A. BOlJPrI>ARY
G - SPECFlC Pl.tH BO\HIMY
Notes:
City Boundary and Tustin Ranch RoadMIamer Avenue
alignment are conec1ly c:tep;cted 00 Figure 2-'
ntS IS A GRAPHIC REPRESENtATION OF A PlANtllNSlENGNEERlNG CONCEPT. FINAl.
DESIGN SOUJ'OC)NS {l.OCAlION AND SIZING) WU BE PRCI'OSEO ANO Rf\'lEWEO AS PAAT
OF SUBSEQUENl ~AlS NEEDED BYM RESPEcTIVE AGENCYWJtH JlRISDlC11ON.
(X) ~~NING
ex> CENTER
MCAS Twun SPedfic Plan/Reuse Plan
IIJDiEI\
City ofTuJlin
Figure 2-10
Chapter 2 . Plan Description
This page intentionally left blank.
.
City of Tustin
Page 2-104
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
The base housing located east of Peters Canyon Channel (pac No. F06)
drains to the Peters Canyon Channel through the OCFCD Valencia Storm
Drain (pac. No. F06S02). TRis system Hla)' ae 6aITeHtIy anaemizea. A
determination of flood zones within the immediate area and identification
of appropriate mitigation will be required. Close coordination between the
City of Tustin, the City of Irvine and the OCFCD will be required to
accomplish this task.
The Project Report for the Peters Canyon Channel from San Diego Creek
Channel to Santa Ana Freeway, dated September 1989, identifies the
improvements required to carry the 100-year peak flows. The channel was
originally recommended to be reconstructed as a concrete rectangular
channel, with varying dimensions along its length. The Orange County
Flood Control District has included improvements to Peters Canyon
Channel in its 5-year plan for design and construction. Additional design
discussions will be needed to correspond to issues identified in the final
EIS/EIR for this proj ect.
To the north of the base is the existing OCFCD Santa Ana-Santa Fe
Channel. This is an earthen-lined channel and is located north of Edinger
Avenue. The channel passes under the existing SCRRA/OCTA Railway
Line and Edinger Avenue approximately 1,500 feet west of Jamboree
Avenue. This channel is currently undersized and causes a significant
amount of flooding along Edinger Avenue during severe storm flows.
OCFCD is currently assessing how to improve this channel; however,
funding for this improvement project is not budgeted in the near future.
The proposed storm drain plan includes five major on-site drainage areas
with mainline facilities, as well as improvements to the OCFCD Barranca
Channel. A detailed description of each of these drainage subareas and the
facilities proposed to convey storm water is contained in the "Community
Facilities and Infrastructure Report" prepared by HNTB, dated July, 1995.
Due to the increase in runoff to the Barranca Channel from the proposed
redevelopment of the site, the channel may need to be modified along the
southerly edge of the project site. At this time the OCFCD does not have
any plans to improve Barranca Channel within this area. The ultimate
channel configuration has been previously identified by the OCFCD in the
Peters Canyon Project Report. The channel along the southerly boundary
of the base is proposed to be a 25- foot wide reinforced concrete lined
vertical wall channel. The estimated length of this construction is 4,600
feet. The City of Tustin will need to work closely with the OCFCD in the
development of the Barranca Channel design. At the time of this report, it
is assumed that the project will have to bear any fair share costs to
improve the channel. However, OCFCD stated that opportunities exist for
cost sharing and must be discussed prior to project start.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-105
Chapter 2 . Plan Description
The County of Orange Flood Control District has existing channel
easements for the Peters Canyon Channel, the Barranca Channel, and the
Santa Ana/Santa Fe Channel. However, additional right-of-way is needed
for intended improvements to each channel. With the exception of the
Peters Canyon Channel right-of-way, which will be recommended as a
public conveyance, it is recommended that right-of-way for the Barranca
Channel and Santa Ana/Santa Fe Channel be secured as an offer to
dedicate to ensure that only right-of-way actually necessary based on
further designs for these channels will be ultimately taken.
RelentionDetention basins were investigated to handle storm flows in the
Golf ViIlageSpecific Plan area. Re~entionDetention basins and/or swales
are feasible and can be incorporated into the design of the ge.If
eOllrsecommunitv to reduce peak flows and provide treatment for water
quality purposes. During a severe storm, the eOHrsebasins would may be
subject to floodingjnundation. After the storm flows have receded, the
eOHrsebasins and swales OOH!dwould drain back into the system. The use
of retention detention basins will result in a reduction in pipe sizes and in a
lower overall cost of the drainage system.
2.13
ELECTRICITY
Southern California Edison (SeE) is the jurisdictional agency currently
responsible for providing electricity service to the Plan area. However,
base closure law and recent utility deregulation permits provision of
electrical service through the local govermnent or through a third party
provider (not necessarily SCE). The site is presently served by four
substations (Chestnut, Bryan, Estrella & Johanna) located off-site. The
service is provided by a network of overhead and underground electrical
lines. These lines will be removed and replaced in a phased manner with a
new underground electrical system in the Plan's arterial rigbt-of-ways to
support the new land uses.
The proposed electrical backbone system is shown in Figure 2-11 and was
developed in coordination with SeE. It is estimated that 51,572 kVA
would be required to support the proposed land uses. According to SeE,
the existing substations have sufficient capacity to meet this demand.
Therefore, construction of additional substations will not be required.
According to SeE, it is anticipated that most non-housing area electrical
facilities would need to be replaced. Major facilities are antiquated and
may not be acceptable. Housing areas east of Peters Canyon Channel are
currently served by a combination of master and individual meters. ~
may 2.cccflt the--eK-tsmtg-fi\cilities, but they claim-lhat-t.Jqis is unlikoly to
City of Tustin
Page 2-106
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
006l-H7-Existing facilities ';\"il1 flroeably noed t&-behave been replaced and
master metered units will need to be converted to individual metering. The
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-107
Chapter 2 . Plan Description
This page intentionally left blank.
City of Tustin
Page 2-108
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 · Plan Description
Electricity System
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E3 . PRtlPOSED ROADWA.Y
E:3 . El<ISTfOl E1.ECTRIC>TY
E3 - PROPOSED El.ECTRICITY
E3 . MCAS TUSTIN BOlINDJIRY
E3 . IRVtlEITUSTINISANTA ;ANA ~
B . SPECIFlC PLAN BOlN),tRy
Notes:
City Boundafy and Tustin Ranch RoadlWamer Avenue
alignment are correctly depicted on Figure 2-1
THIS IS A GRAI'HIC RE~ Of A PLANNlNG{ENG/NEERlN3 CQIlCEPT. flN4J..
DESIGN SOI.UOC.lNS tl.OCAtlONANO SlZf.JG) WIll BE PROPOSED AND RM'hID AS PART
OF 5lJ8SEQIJENT APPROVALS NEEDED BV 1HE RESPECtNE I'GENCY WITH JURlSDIC1lON.
~lHE
PlANNING
CENTER
MCAS Tu,tin SPecific Plan/Reu" Plan
DIIiiDI
City ofTu,tin
Figllre 2-11
Chapter 2 . Plan Description
This page intentionally left blank.
City of Tustin
Page 2-110
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
new facilities will be integrated into the proposed roadway system in
underground ducts and vaults. Hewever, eleolrical facilities fef tAe Tustin
Villas (located SOtltR of Edinger :\\'e11\:lO) 'sill remaifl i!1 ;11ace, since they
',v ere lJfll)' receRd)' pfovided with llflgraded SeE service and are already
too+vH~metefed. The Tustin Villas are sefyiced~
SeE line aloEg Il portion of EdiHger :\ven~le.
2.14
NATURAL GAS
The Southern California Gas Company (SCGC) is the jurisdictional
agency responsible for providing natural gas service to the Specific Plan
area. However, base closure law and recent utility deregulation permits
provision of gas service through the local govermnent or through a third
party provider (not necessarily SCGC).
Presently, SCGC provides service to the site through gas lines located
along Edinger Avenue, Red Hill Avenue, Barranca Parkway, and Harvard
Avenue. SCGC maintains the feeder lines on the perimeter of the base and
provides natural gas service through master meters to military-owned gas
lines on the project site. The military O'....ned lines are maintained BY tAe
military. SCGC recommends abandoning the existing natural gas mains
along the base's perimeter and providing service connections to
developments through a new backbone system constructed in a phased
manner over time..-Ri-stTiOOt-ie1~eady in place in the existing
hotlSiflg areas will remllin connected to their existiHg 50Hrces and will be
considered plinte faeilitim, Hnless tAe eJristiH; lines arc acelJpted by a
utility provider. Acceptance wiJ.l.-lle-Based on pipe condition and the alliffiy
to meet C<HTcnt standards.
The proposed natural gas system is shown in Figure 2-12. A utility
purveyor will be responsible for the construction and maintenance of all
new facilities. The new facilities for the project site will be developed as a
loop-piping system. The backbone pipe sizes on the site will range from
four to eight inches in diameter, and total approximately 32,000 linear
feet. Service main piping (three inches and under) is estimated at 25,000
linear feet. The proposed loop system will acquire natural gas from two
sources:
. An existing 4-inch diameter high-pressure main in Warner Avenue
through a connection north of Construction Way and Warner Avenue.
. The existing 4-inch medium-pressure line in Red Hill Avenue
through a tie-in at Valencia Avenue.
A regulator station will be required at the Warner Avenue connection to
"step down" the high-pressure gas to acceptable service levels.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-111
Chapter 2 . Plan Description
This page intentionally left blank.
City of Tustin
Page 2-112
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 · Plan Description
Natural Gas Plan
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a . PROPOSED R""'WAY
E:3 . EXlSTIOG GAS
a . PROPOSED GAS
E3 . MCAS TUSTIN BOUND"",,
E3 . 1R\ltlE/TVSTINISANTA ...... BOUNDMY
S . SPECfFlC PLAN BOUHDARY
Notes:
City Boundary and Tustin Ranch Road/lMlmer Avenue
aligrvnent are correctly depicted on Figure 2-1
'!HIS IS A GRA.PHlC REPRESENWDN OF A PLANNINGIENGINESlJNG CONCEPT. FINAL
~ SOumoNS tl.OCAl1ONAND.stZNG1 WILL BE: PROf'OSEO AND RfVIEWED AS PART
OF SlMSEQUENt APPROVALS NEEDED BY THE R~ AGENCYWIlH J\JRISDCTlON.
{fJ THE
PlANNING
CENTER
MCAS Tmli" Spedjic Plan/&me Pia"
GIDi!JI
City o[Tuslin
Figu" 2-12
Chapter 2 . Plan Description
This page intentionally left blank.
City of Tustin
Page 2-114
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
2.15
TELEPHONE
Pacific Bell (pacBell) is the jurisdictional agency responsible for
providing telephone service to the Specific Plan area. However, base
closure law and recent utility deregulation permits provision of
telecommunications service through the local govermnent or through a
third party provider (not necessarily PacBell). PacBell currently provides
telephone service to the base through a wire center located on Irvine
Center Drive in the City of Irvine. HO'Nevcr, ,he existing telephone system
OR Base property is ownea and lHaintainea BY the military. +fl.is-- The
existing telephone system does not meet current PacBell standards and
will not be reused. The existing telephone systmJl for the hOllGing areas
east of JWTlboree Roaa Ilna in the publie tight of 'Nay is ov.ned by Paeifie
Bell ami will eElntinue ,0 SeT'/e 8llisting ae.,-elopfllents from the In'ifle
Center Drive wire-e-<lH<<or.
The proposed telephone system is shown in Figure 2-13. New substructure
will be constructed in the planned roadways west of Jamboree Road and
will be served from an existing wire center at the intersection of Edinger
Avenue and Red Hill Avenue. It is highly desirable that the installation of
fiber optic facilities coincide with the installation of basic telephone
infrastructure. Aeeording to PaeBell, the e)[isting infraGtn16tlJre seryiRg
areas east of Peters CORYOll ClulRtlel !l]3pel:rs to Be e!l]3able ef adeE1Hately
SlJpflorting t~ developments.
2.16
CABLE TELEVISION
Cox Cable is the cable franchise currently providing cable television
service to the Plan area. Cable television service is presently provided to
limited areas on the project site. These areas include the existing housing
east of Peters Canyon Channel, the Tustin Villas south of Edinger Avenue,
and the existing barracks east of Red Hill Avenue. Cable-TV service wasH;
provided to the areas east of Peters Canyon Channel via a fiber-optic main
feeder along Harvard Avenue. The Tustin Villas and barracks ftF&-were
served through a connection with the Harvard Avenue feeder at the
intersection of Harvard Avenue and Moffett Avenue.
With the City currently moving two non-exclusive franchise agreements
with cable purveyor that did not previously extend to MCAS- Tustin,
decisions regarding installation of new cable-TV service to all new
developments on the site will need to be discussed with both Cox and AT
& T, the City's other franchise operator. Cox 'sill be responsiBle for
maintaiHin; the eJ,isting uFld any now proflElsed faeilities they or /.T & T
ffistalh New backbone cable system will be installed along the proposed
roadways as shown in Figure 2-14.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-115
Chapter 2 . Plan Description
This page intentionally left blank
City of Tustin
Page 2-116
MCAS Tustin Specific Plan/Reuse Plan
,
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Chapter 2 · Plan Description
Telephone Plan
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B .. SPECIFIC PLAN BOUJrC)ARY
Notes:
City Boundary and Tustin Ranch RoadIINamer Avenue
alignment are correctly depided on Figure 2-1
TH!S IS A GRIiPHIC REPRESENTATION OF A PlANNlNGlENGINEERlNG CONCEPT. FINAL
DESIGN SOtlJTIONS lLOCATJON AK>~GJ MlBE PROPOSEOAND REWWEDAS PMf
OF &JBSEQUENT APPROVAlS NEEDED BVTHE RESPEClIVE AGENCY WITH JURISOICTlON.
CX) ~NING
CX) CENTER
MCAS Tilt/in Spedjic Plan/Relit, Plan
IIIDiDI
Cily ofTliJtin
Figp", 2-13
Chapter 2 . Plan Description
This page intentionally left blank.
City of Tustin
Page 2-118
MCAS Tustin Specific Plan/Reuse Plan
EOINGER
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Chapter 2 · Plan Description
Cable Television Plan
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B . PROPOSED CABLE TELEVIS10N
a . MCIiS TUSTIN BOUNDMY
E:3 .. IRVKITUSTlNlSANT A ANA BOUNDARY
E:3 .. SPECIFIC PLAN BQtH)MY
Notes:
City Boundary and Tustin Ranch RoadMIamer Avanue
alignment are correctly depicted on Figure 2-1
THS IS A GlW'HIC REf'RESENlATlON 0: A Pl.ANNlNGIENGHERlNG CONCEPT. FfW.
DESIGN SOl..lJllQNS (LOCATION ANDSlZNGj WILL BE PRCPOSED /IJ'ID Rf'v1EWED AS PART
Of SUBSEQLeNT APPROVALS NEEDED BY 1l-E RESPECWEAGENCV WI1l-I JlRlSDICTION.
~THE
PlANNING
CENTER
MCAS Tu.lIin Spedfic PkmlReuse Plan
IIIIm1I
City ofTliJlin
Figure 2-14
Chapter 2 . Plan Description
This page intentionally left blank.
City of Tustin
Page 2-120
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
2.17
URBAN DESIGN PLAN
The MCAS Tustin site is a property of regional significance and is one of
the largest remaining underdeveloped sites in central Orange County. The
Plan encourages a mixed community of cutting edge technologies,
research and job centers, which are integrated with learrJing, living and
recreational uses. The purpose of the urban design concept is to achieve
aesthetic integration of uses within the site and with surrounding uses in
the adjacent communities. The focus is to integrate anticipated land uses
with existing facilities, and provide for architectural, landscape,
streetscape, and site design enhancements to improve the character of the
site. The urban design concept also further delineates, in the form of
standards and design guidance, the "sense of place" expressed in the
Vision for the Plan (Section 1.5).
The following broad design objectives are established for the Plan:
. To achieve architectural design of the highest quality for both new
development and rehabilitation of existing structures. This includes
achieving compatibility in design of infill development and creating
building forms that compliment surrounding uses.
. To reinforce internal relationships between uses through streetscape
design, pedestrian and bikeway linkages, and site planning
techniques.
. To create a strong visual identity through design of community
entries, landscape design along roadways, signage, and placement of
views.
. To provide usable exterior spaces within developments.
. To preserve existing trees and significant vegetation where feasible
and integrate into landscape design.
The urban design concept has been structured in levels of concepts,
standards, and guidelines. When these levels are overlaid, a
comprehensive design for the Plan emerges. General design intent is
defined in the following sections on community structure, landscape
design, and site development. Specific standards and site specific
guidelines are found in Chapter 3, under each of the 22 Planning Areas.
2.17.1
Community Structure Concept
MCAS Tustin's history of single use, well defined borders, framed by
existing local and regional arterials lend to establishing a strong identity
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-121
Chapter 2 . Plan Description
and community structure for the area. As described previously, the Plan is
a collection of land uses which will be contained within distinct
neighborhoods on the site. The community structure concept addresses the
major circulation corridors, entries into the site, and other site-wide design
considerations as shown in Figure 2-15, that will provide an overall "look"
or identity for the Specific Plan area.
The following design features are intended to build a community structure
for the Specific Plan:
A. Community Boundaries
The Plan area is defined, from an urban design perspective, as being
generally bounded by Edinger Avenue, Harvard Avenue, Barranca
Parkway, and Red Hill Avenue. These boundaries should reflect a
common definition of signing, streetscape design, and landscaping
treatments. The boundaries of the site shall be visually defined by
vertical plant material, creating a "Community Fence". Major entry
points shall be punctuated by a horizontal massing of plants and trees
to establish "Community Gates", as shown in Figure 2-16, Portal
Intersection Detail.
B. Edge Treatments
The visual and physical access to the Plan area shall respond to the
internal land use and site activity. Generally, open views into the Plan
area are encouraged. Where privacy, security, and noise attenuation
are required, a combination of landscaping, berms and community
walls shall be used (refer to Chapter 3, General Regulations).
The design objective for the landscaping along the edge of the Plan is
to frame the property with a strong vertical landscape element such
as a single row of regularly spaced Washingtonia robusta palms or
similar plant material (spaced 20 - 30 feet apart). Where the edge
treatment interfaces with a roadway intersection, a subtle change in
landscaping is desirable to signify an entryway. This may be
achieved by doubling the row of palms and planting a specimen
accent tree directly at the intersection. The Coral tree (Erythrina sp.)
is used extensively in the local area and is an example of the type of
planting that would work well in an entry statement planting design.
An example edge treatment is shown in Figure 2-16, Portal
Intersection Detail.
City of Tustin
Page 2-122
MCAS Tustin Specific Plan/Reuse Plan
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Portal Intersection Detail
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Accent Ir8e (ie. COral)
Perimeter tree (Ie. Mexican Fan Palm)
(Double row at intersection. slngle.row elsewhere)
cm:iEJ
City of Tustin
Figure 2-16
Chapter 2 . Plan Description
C. Views
The site affords significant on and off-site views that enhance the
design character of the community. Building location and design
should be sensitive, where feasible, to significant views of on and
off-site features. Views should be framed by vertical elements such
as trees or buildings. The placement and design of plazas or other
gathering areas that provide view opportunities into the site are
encouraged (see Figure 2-17).
D. Community Entries
Primary community entry treatments shall occur at major intersection
points of community arterials as illustrated in the Community
Structure Plan (Figure 2-15). These community entries are
internalized to the site to create arrival points or "gates" to the
community. They shall announce the site and/or establish direction to
neighborhoods. The entry design should feature a large specimen tree
at intersection quadrants, as shown in the example Figure 2-18. The
objective of these quadrant landscape areas are to create a strong
landscape and hardscape theme at these intersection areas. It is
envisioned that community sidewalks will link these areas. It is also
desirable to allow for neighborhood connections through the
neighborhood perimeter wall into these areas. Secondary community
entry treatments are located at minor intersection points. These
entries are smaller in size than the primary entries but have the same
functional characteristics. Portal entry details are located at maj or
intersections or along a street where the city limits begin as shown in
Figures 2-15 and 2-16.
E. Circulation Corridors
The internal urban design theme for the Plan area is also reinforced
through a hierarchy of roadways. Tustin Ranch Road serves a
significant streetscape function within the Plan, winding through the
community. Planted medians with informal tree plantings along this
road will be enhanced by the landscaping along the roadway edge
aRe tile adjeiBing gell' ee~lrse in the Gelf Village. Warner Avenue is a
major east/west roadway linking the various land uses together. The
landscape treatment is envisioned to be a combination of a formal
placement of landscape and hardscape materials until it intersects the
loop road. At that point the landscape character is more informal in
nature. The loop street will serve as the primary access to all
neighborhoods. The common character of formal flowering trees and
a pedestrian walking environment will help to reinforce the sense of
community. The streetscape design for each of the Plan roadways is
provided in Section 2.17.2.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-125
Chapter 2 . Plan Description
View Opportunities
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BARRANCA PARKWAY
88=NS
M CAS TlIStin specific Plan/Reuse Plan
c:J:m]J
City ofTlIStin
Figure 2-17
Chapter 2. Plan Description
Primary.& Secondary Community Entry Treatments
80' . Prlmary comll'loolty entry
180" Secor communIly entry
88~
MCAS TlIStin specific Plan/RellSe Plan
c:J:m]J
City ofTmtin
Figure 2-18
Chapter 2 . Plan Description
F. Pedestrian Access
Pedestrian and bicycle facilities arc intended to serve as a significant
means of transportation throughout the Plan area. North and South
Loop Roads and Tustin Ranch Road are expected to be the primary
pedestrian corridors within the Plan area, and therefore, an eight foot
meandering sidewalk is encouraged to better accommodate two-way
pedestrian movement along these roadways. The parkways along the
remaining roadways (except local roads) shall provide a five foot
meandering sidewalk for pedestrians, except that a nine foot sidewalk
width will be required when sidewalks extend to the curb at
intersections along major arterials. In addition to the sidewalk system
identified along Plan roadways, pedestrian facilities are also required
within individual developments to provide connections between uses
within a Planning Area and to adjacent Planning Areas and regional
trail segments.
2.17.2
Landscape Concept
A. Landscape Design Approach
The visual continuity throughout the Plan will be created though
streetscape design, entry features, and project landscaping. Edges of
the Planning Areas shall transition to blend with the adjoining
streetscapes. Landscapes between Planning Areas shall blend to
avoid abrupt landscape edges.
Key objectives of the landscape design for the Specific Plan area are
as follows:
.
To reuse existing plant material to the maxImum extent
possible;
.
To reinforce the regional significance of the proj ect site by
creating a perimeter upright columnar "beacon" landscape
treatment;
.
To create variety along the Specific Plan roadway system;
.
To create opportunities for shade and shadow throughout the
entire project to help reduce the amount of solar heat gain;
.
To preserve and enhance the natural environment by the careful
plilcement of plant material and hardscape elements; and
City of Tustin
Page 2-128
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
. To utilize existing design themes when incorporating new
development into existing areas.
B. Streetscape Design - Plan Roadways
All Plan roadways shall be landscaped in accordance with the
following landscape details (Figures 2-20 through 2-28). Figure 2-19
provides a Key Map that locates each streetscape segment described
below. Streetscapes shall be designed as one common landscape
based on the themes developed for each roadway classification.
. Tustin Ranch Road and Warner Avenue Streetscape "A"
(Figure 2-20). A special streetscape design should be provided
for the entry segments of Tustin Ranch Road and Warner
Avenue into the Plan area. The purpose is to draw motorists
into the site and focus views on the formal community entry
points. It is envisioned to have a formal placement of the plant
material, in order to create an arrival sequence leading to the
primary community entryways. This is proposed to be achieved
by an upright formal planting scheme (60% evergreen, 40%
deciduous).
· Tustin Ranch Road Streetscape "B" (Figure 2-21). Along the
segment ofroad between the North and South Loop Road, the
planting concept should be informal, and should draw upon the
gele e~lBrse edge aRd landscaped parkways to enhance the open
space effect. The planting for the median and parkway is
envisioned to be lush and informal design. Careful attention
will be needed along the parkway to obtain the desired goal of
dense planting but also create view windows into the adjacent
parcels. The planting ratios are 60% evergreen, 40% deciduous.
. Warner Streetscape "B" (Figure 2-22). Warner is similar to
Tustin Ranch Road. The planting type, mixture, and density is
the same.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-129
Chapter 2 . Plan Description
This page intentionally left blank.
City of Tustin
Page 2-130
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 · Plan Description
Key Map - Plan Roadways
LANDSOOWNE RD
~
I
~
~I \ i ' I
. , \ \
__ _ ~__ _____ _ __ _ ___ ~J : e01~_._..___..._. _ \\, _ I
~~ '_~L~=' =1~-.1'~':::-' - , -, -.:::: :::-"'~:""';:;i!;" / rrlr, -1"
:0",: ~'-, ".----- , "",,'~' / " ! ,
:~,; 7t,S.'" !! I !
..____J~, , ll''''''Ji:>.i! j
J ....-1 NORTH lOOf' AD /~, is' ''''ft~ J~
_" // ~;1 / ,;,.'$ ! /'\.....l..:;.;;.-:-::-..~;.~....,.".!-.~CEt.rre
r~/. "/:;'j"rY f! I I --" J/OF/
fi II
'~"":E'.~'1',J).L
VALENaAAVE~! ill ;"', " '~- - g(i' )'
<, Vi', WI ;' "
11/ r Ii f !
i'! ! .
.if . ,I .~
Iii: ..,..,_,,~..L.:J-__....!fJ'~ /)1
'.1 ~ '7" , J
..j!! ~ ~; ~~/ ~~___~_'~,j/ ~J
WARNERAVt i~1 I ; r'-~'--:7':::~~~
;5.1 ' // J I ::"~
I ';1 ' '-41-
i~1 _ .n / . I ' "
I~I _.L u. _._____ ~~. f\j I .?
r , .! 11 / 1---
J!l~'."e,"~.,_ ~cC~-.c=~........ _~__ _~L___j:-J~ __
",,","CA"""'~ To':;;;:-'..:.i"""-""'~~li"""~L~fr'~~~-"'--~"-~' ~i1T--'--------- ~i r----
~ ~ ~ ~ ~
~ ~
i
I __
J c_;' ___: ,~-
EDINGER AVE":
_ Tus~n Ranch Raad and Warner Avenue Streetscape IA)
_ Tu~n Ranch Road Slreetscape (B)
g Warner Avenue Streetscape IB)
_ North and South Loop S1reetscape ond Armstrang Avenue Streetscape [B)
F}~."1 Armstrong Avenue S1reetscape (A), West Connector, East Connector and Moffett Avenue Slreetscape
_ Landsdowne Road and Severyns Road
_ Marble Mountain Road
E . - .1 MCAS Tustin Boundary
~-:~ Tustin I Irvine Boundary
Note: City Boundary and Tustin Ranch RoadNVarner Avenue alignment are correctly depicted on Figure 2-1
This is 0 groptIIc represenfOflOn or 0 plamino'engineenng concept.
Flnel design SOIuIiOns llOCOtiOn and slzlng) will be proposed ond
revlewed os port of subsequent oppro.ooIs needed by the respecllve
agency wllh ).ilsdlc1bn.
~
Not To Scale
CX) ~&.NING
CO CENTER
MCAS Tustin Specific PlanlReuse Plan
GIDmI
City of Tustin
Figu,~ 2-19
Chapter 2 . Plan Description
This page intentionally left blank.
City of Tustin
Page 2-132
MCAS Tustin Specific Plan/Reuse Plan
,
-e'
3D'1IJiIIii1lIn:II
lI11W-'
,
Chapter 2. Plan Description
Tustin Ranch Road Streetscape - A
& Warner Avenue Streetscape - A
','
. ..
.'
8' meanderinQ sldllW8lk (both sides) for Tustin Ranch Road
5' meandering sidewalk (both slcles) for Warner Avenue
.
40'
14'.
102'
ll111R.O.W.
.
Landscape
setback
Upright I formal
. landscape
44'
8'
30'
lI11Wf-
Notes:
I) A sidewalk easement and landscape maintenance agreement must be recorded when sidewalks occur outside of
street right-of-way,
2) A nine fOQt sidewalk width is required when sidewalks extend to the curb at intersections along major arterials.
· Median width varies from 14'-24' to account for double left turn lanes at intersections.
~~
MCAS Tustin Specific Plan/RellSe Plan
c:J:m]J
City pfTlISlin
Figure 2-20
Chapter 2 . Plan Description
Tustin Ranch Road Streetscape . B
# ~.:. .
:~" ~
Uprlght Ilnfonnal
44'
8' meandering sidewalk (both sides)
~ ~
f
44'
Golf COInlt
....
.
la11ds, ape 88lbeck
L
,
Notes:
I) A sidewalk easement and landscape maintenance agreement must be recorded when sidewalks occur outside of
street right-of-way.
2) A nine foot sidewalk width is required when sidewalks extend 10 the curb at intersections along majorarterials.
3) Note on frontages immediately adjacent to the golf COlJrse, the forma11andscape setback area can be reduced to
20' but the extra landscape depth should be added to median width on the west side of Tustin Ranch Road.
. Median width varies from 14'-24' 10 account for double left turn lanes at intersections.
88~
MCAS Ttmin Specific Plan/RellJe Plan
,lt~f
120' n.o.W.
c:J:m]J
City ofTlIStin
Figure 2-21
Chapter 2 . Plan Description
Warner Avenue Streetscape - B
5' mMflderIng aldlwllk (bofIsldel)
lJprlghl/lnrormaJ'" ~f().
...
Notes:
4) A sidewalk easement and landscape maintenance agreement must be recorded when sidewalks occur outside of
street right-of-way.
5) A nine foot sidewalk width is required when sidewalks extend to the curb at intersections along major arterials.
. Median width varies from 14'-24' to account for double left turn lanes at intersections.
88~
MCAS Tri.ltin Specific Plan/R/JIISe Plan
c:m::m
City ofTlIStin
Figure 2-22
Chapter 2 . Plan Description
.
North and South Loop Streetscape and Armstrong Avenue
Streetscape "B" (Figure 2-23). These streets combine to make
a community loop street system. The planting concept is to use
a large canopy, flowering deciduous tree such as the Jacaranda,
that will provide shade and visual interest for pedestrians. The
Jacaranda is existing along a portion of North Loop Road and
the Lansdowne Circle area. The use of this street tree, for
example, would continue the feeling of prominence and
serenity along the entire loop street system.
.
Armstrong Avenue Streetscape "A" , West Connector
Streetscape (Figure 2-24), East Connector (Figure 2-25) and
Moffett Avenue (Figure 2-26). The function of these streets is
to direct and funnel traffic to the loop street system. The
planting concept is to create an upright conical shape to the
landscape to help frame and guide the view to the loop street.
This is accomplish by providing for an informal placement of
evergreen trees.
.
Lansdowne Road and Severyns Road (Figure 2-27). These
are existing local streets that will be improved to public street
standards. The planting concept is to create an upright,
informal row that separates pedestrians from motorists.
.
Marble Mountain Road (Figure 2-28). The function of
Marble Mountain Road is to collect traffic in Planning Area 22
and direct it to Harvard Avenue. The planting concept is to
create an upright, informal row of trees and shrubs that blend
with the existing residential neighborhood and is compatible
with the City of Irvine's Walls & Streetscape Plan for Planning
Area 38 (Westpark II). Streetscape upgrades may be
constrained by existing development.
C. Streets cape Design - Perimeter Roadways
The design intent for the Plan's perimeter roads is to create a unifying
landscape element. A regularly spaced, upright landscape (e.g. palm
or eucalyptus trees) will achieve this result. Due to existing
conditions, the type and placement of trees may need to be adjusted
in certain areas. In addition to the more formal vertical landscape, the
use of smaller broad dome trees spaced at regular intervals along
perimeter roadways will create a backdrop that transitions to the
individual neighborhood landscaping. Figure 2-29 provides a Key
Map that locates each Streetscape segment described below.
City of Tustin
Page 2-136
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
North Loop Road, South Loop Road &
Armstrong Avenue Streetscape . B
In/onnal .pIacemeaI oIl1owmlng
d8c1ooO\l$'" (Ie. Jacarancla trMs)
8' meandering sldewalk (bolh sides) for Armstrong Avenue
5' maendarlng sidewalk (both skies) lor North & South loop Road
o.
.
31' :!II'
la'IW.W
:"~\':"~l
Notes:
I) A sidewalk easement and landscape maintenance agreement must be recorded when sidewalks occur outside of
street right-of-way.
2) An eight foot sidewalk width is required when sidewalks extend to the curb at intersections along major
arterials.
· Median width varies from ]2'-24' to account for double left turn lanes.
88lHE
=NS
MCAS TI/stin Specific Plan/Rel/se Plan
c:J:m]J
City ofTttJtin
Figure 2-23
Chapter 2 . Plan Description
Armstrong Avenue Streetscape - A&
West Connector Streetscape
.i
".
..t
.: . I
. Turf, shrubs, IlIId I
.... . , or grounclcowr
~. . '.; Informal placement of
. ..
'".:-' evergreen ue.
5' meandering sidewalk (both sides)
*
38'
78' 20'
I ll2'R.O.W. L
.
Notes:
1) Asidewalk easement and landscape )tIaintenance agreement must be reoorded when sidewalks occur outside of
street right-of-way.
2) An eight foot sidewalk width is required when sidewalks extend to the curb at intersections along major
arterials,
· Median width varies from 12'-24' to account for double left turn lanes at intersections.
88~1NG
CENIER
MCAS TlIStin Specifu Plan/RulJt Plan
c:J:m]J
City ofTlIStin
Figure 2-24
Chapter 2 . Plan Description
East Connector Streetscape
. .
. TUrf. e/!rUb8. and I
orgroundCover .
.;... ~~.
6'm88llderlng llIdew81k (bolh llIl1811
*
Landscape setback
92'R..
Notes:
I) A sidewalk easement and landscape maintenance agreement must be recorded when sidewalks occur outside of
street right-of-way.
2) An eighl foot sidewalk width is required when sidewalks extend to the curb at intersections along major
arterials.
. Median width varies from 12'-24' to account for double left tumlanes at intersections.
88~
CENIER
MCAS TlIStin Spedftc Plan/RellSe Plan
c:J:m]J
City ofTlIStin
Figure 2-25
Chapter 2 . Plan Description
Moffett Avenue Streetscape
Informal placement of
evergreen trees
(blend new landscape with
llldslingplant material)
5' 81dllWlllk (bolh81de8)*
7ft R.o.w.
Notes:
.
I) A sidewalk easement and landscape maintenance agreement must be recorded when sidewalks occur outside of
street right-of-way.
Sidewalk can be at right-of-way Hne or meandering.
881HE
~
MCAS Ttlstin Specijk Plan/RellSe Plan
c:J:m]J
City ofTlIStin
Figure 2-26
Chapter 2 . Plan Description
Landsdowne Road, Severyns Road Streetscape
Upright IlnfonnaJ landscape
m 2a lr 2a t 1& t
88~
MCAS Ttmin SjJe<ifk Plan/RellSe Plan
c:J:m]J
City ofTlIStin
Figure 2-27
Chapter 2 . Plan Description
Marble Mountain Road Streetscape
..
,
r
.
r:.
12'
2...
26' 26'
52
76' R.O.W.
Upright I infonnallandscape
.
sidewalk (both sides)"
t!f)
cl'
-4
Notes:
.
1) A sidewalk easement and landscape maintenance agreement must be recorded when sidewalks occur outside of
street right-of-way.
Sidewalk can be at right-of-way line or meandering.
.. Streetscape upgrades including the landscape setbacks may be constrained by existing development.
88~
MCAS Tim;n SperiJic Plan/Reuse Plan
CJ:m]]
City ofTlIStin
Figure 2-28
~
II \~\\ '[
~ EDlNI3ERAVE.
-lWi-'.... ", 'rl --1."
__J~l II ~ ,<;<t /1 '
t 81 ," uv ~
/' m:: ___"~~ / ',.//P I~ ~
,--..../".'\/ _~'-:::--~-=--- f-- - -~,.~'(5S 11"1 -::-.::::,::CENrEI?OR
\\ /.-,,:;:.:> \ \ "<~~v~{f (I .
'\ ./:>/ \\ \\ U
I \v;:;/' \\ \\ \1
_JL----r::)/~>~ \ \ \'
__.JL___..______....,.:.:........ \\ \ \ 'I'.,_'M"""'" .Ii J_
--- is>} i 1,\\ J I 'V;lrr-'--~..'
JI \ \ // I I
~Iil ~I '\1\;/ ! // / .4j
~ ! I l -.J. //1 f ! ct~~ ~
~ ~----_ JI II Ifr''''''''''-....;..;;O-,..4._.Jd'I:
i :-/:::--------' f,,- j L__ _/;>/ __ fl /
---- on "\\' ---::::::.-~~:" ;/ ).. -l1t;- ~ ~~_/
. ''..'" I / J ,,' "'''>
I '-"', /1 ,"./~ // r-"-'~"',
. , ',F;/ / ~ / ! ?
I I \\ ,,oF/, ,Iii
I -- _L____ m -\ ' / ~-::::/ fl,! " I
;~t', -~/;< 4J/J".'1 ' ..........MC>JNT"NAO.
~:I \\ ( / ~,-> i , ,r-=
~ --~I I --- ! I, ;J~---
u, ~, 1_'
III ~ ~I --------111-
~ I ~ ~
I _,_-
J,:/~-
EOlNGERAVE.1 r"
I f"""NSAO
~Dsro.u. -J-
-l
I
i
I
_.J
WARNER AvE.,
i
.. '1
BARRANCA PKWY_ _I
~
i
.
OryOllrVlr.e
_ Redhlll Avenue Edge Streelscape IA)
_ Redhlll Avenue Edge Streelscape (B)
_ Edinger Avenue Edge Streelscape (A)
_ Edinger Avenue Edge Streelscape (B)
I': 2,.1 Edinger Avenue Edge Streelscape ICJ
_ Barranca Avenue Edge Streelscape IA)
_ Barranca Avenue Edge Streelscape IB}
ThIs Is a graphic representoliOO of 0 plomlngtenglneerir,g concept.
F!ne! design solutions 11Ocallon and SiZIng) WI be Ploposed and
levlewed os port Of subseqJent a~ l"l99Cled by the respec1\Ye
agency wtth ;.rtsdIdlon.
00 MNNING
00 CENTER
MCAS Tu.rtin Specific Plan/Reuse Plan
Chapter 2 · Plan Description
Key Map - Perimeter Roadways
-
-
-
F-'-I
,- 1
cn.
Harvard Avenue Edge streelscape {A}
Harvard Avenue Edge Streelscape (B)
Harvard Avenue Edge Slreelscape (CJ
MCAS Tustin Boundary
Tustin {Irvine Boundary
Notes:
City Boundary and Tustin Ranch RoadNVarnar Avenue
alignment are correctly depicted on Figure 2-1
~
Not To Scale
GlIiEI
Cily ofTu,tin
Figure 2-29
Chapter 2. Plan Description
This page intentionally left blank.
City of Tustin
Page 2-144
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
. Red Hill Avenue Edge Streetscape A and B (Figure 2-30a and
2-30b). Two Streetscape designs are provided for Red Hill
Avenue based on the different size in right-of-way. Figure 2-
30a shows the streetscape design between Valencia Avenue and
Edinger Avenue with a 6-lane, 120 foot right-of-way. Figure 2-
30b shows the roadway section as an 8-lane, 144 foot right-of-
way. A detailed inventory of the existing plant material will
need to be completed in order to identify the opportunities for
retaining existing vegetation and implementing the design
concept. The landscape easement will vary as it interfaces with
existing developments proposed for reuse.
. Edinger Avenue Edge StreetscapeA, B, and C (Figure 2-31a,
2-31b, and 2-31c). The Streetscape design along Edinger
Avenue will have three conditions, based on the road's interface
with existing development and the existing drainage facility
(Santa Ana/Santa Fe Channel). Figure 2-31a shows the
streetscape design from 1400 feet east of Red Hill Avenue to
the point where the channel crosses Edinger on the south side.
Figure 2-31b shows the streetscape along Edinger with the
open channel condition to Jamboree Road. Figure 2-31c shows
the streetscape along both sides of Edinger, from Jamboree
Road to Harvard Avenue.
. Barranca Parkway Edge Streetscape A and B, (Figure 2-32a
and 2-32b). Barranca Parkway will have two streetscape
designs. Figure 2-32a assumes the flood control channel is
covered, thereby allowing for integration of the Class I bike
trail and landscape elements within the adjacent Planning
Areas. Figure 2-32b shows the Streetscape from approximately
500 feet east of Von Karman Avenue to Jamboree Road. In the
event the channel is not permitted to be covered, alternate
designs will be evaluated.
. Harvard Avenue Edge Streets cape A, B, and C (Figure 2-
33a, 2-33b, and 2-33c). The streetscape for Harvard Avenue is
shown under three conditions. Figure 2-33a shows the portion
of Harvard Avenue between Barranca Parkway and the
Tustin/Irvine border, within the City of Irvine. This section of
roadway is designated as a primary arterial, with a 100 foot
right-of-way. The Streetscape treatment along Harvard Avenue
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-145
Chapter 2 . Plan Description
Redhill Avenue Edge Streetscape A
Northbound from Valencia Avenue to Edinger Avenue
~
IJprlght vertical1nl8~
Small broad dome 1nl8
Q
Class II bikeway
44'
8O'1fl R.O.W.
Width varies
with IllCistlng
LandsclIpeselback development
Notes:
1) Median can vary from 14'.24' at certain locations to account for double left turn lanes at intersections.
2) A nine fool sidewalk width is required when sidewalks extend to the curb at intersections along major arterials.
· Palm in an example only.
.. A sidewalk and landscape maintenance agreement must be recorded when sidewalks occur outside of slreet
right-of.way.
88~
CENIER
MCAS Ttlstin SpecifIC Plan/RtllSe Plan
c:J:m]J
City of Tustin
Figure 2-30"
Chapter 2 . Plan Description
Redhill Avenue Edge Streetscape B
Northbound from Barranca Parkway to Valencia Avenue
Class II bikeway
Uprlght vertical tree"
Broad dome;1ree
Small broad dome Inle
5' Meandering sidewalk
row 56'
72' 1 R.O.W.
I.andsCape II8lback
Notes:
1) Median can vary from 14' to 24' at certain locations to account for double left turn lanes at intersections
2) A nine foot sidewalk width is required when sidewalks extend to the curb at intersections along major arterials.
3) Landseape setback is measured from curb face corresponding to ultimate right-of-way.
· Palm is an example only.
.. A sidewalk and landscape maintenance agreement must be recorded when sidewalks occur outside of street
right-of-way.
88~
MCAS Tustin Speciflt PlanlRellJe Plan
c:J:m]J
city ofTlIStin
Figure 2-30b
}J
Chapter 2 . Plan Description
Edinger Avenue Edge Streetscape A
Eastbound from Approx. 1400' East of Redhill
to Santa Ana/Santa Fe Channel
Sma/I broad dome tree
<J
44'
80'112 R.o.w.
~ 'U
" . j "j--
~ .rt W!dth varies
with. existing
Landscape eelbad< development
Notes:
1) MedilUl CIUlvary from 14' to 24' at certain locations to account for double left turn lanes at intersections
2) A nine foot sidewalk width is required when sidewalks extend to the curb at intersections along major arterials.
· A sidewalk and landscape maintenance agreement must be recorded when sidewalks occur outside of street
right-of-way.
88bs
MCAS Ttmin Specific Plan/RellSe Plan
c:J:m]J
City ofTlIStin
Figure 2-31a
Chapter 2 . Plan Description
Edinger Avenue Edge Streets cape B
Eastbound from Approx. 2500' East of Jamboree Road
to Jamboree Road - Channel Condition
.... -7trH
~'\ 9' sidewalk
~
Class II bikeway
Fence.
Channel
/1
44'
60' 1/2 R.O.W.
80'
Notes:
I) Median can vary from 14' to 24' at certain locations to account for double left turn lanes at intersections
2) A nine foot sidewalk width is required when sidewalks extend to the curb at intersections along major arterials.
3) Tree wells may be located at intervals along sidewalks.
88~MN$
MCAS Ttmin SjJtcijk Plan/RellSe Plan
c:J:m]J
City ofTlIStin
Figure2-31b
Chapter 2 . Plan Description
Edinger Avenue Edge Streetscape C
From Jamboree Road to Harvard Avenue
r: Smllll broad_.
. Uprighl vertlcaI_
9' meandering
~ 4> sidewalk'
1 .,.1l \
::h::'~-;\
9' sidewalk with
tree well at IntervsIs.8 . ~.
I'~
30'*"
Land8CIlp8 n\tlIlCk
51'
60' R.O.W.
(South)
215'***
Class II bikeway
(varies)
I..llnd8cape setback
Notes:
I) Median can vary from 14' to 24' at certain locations to account for double left turn lanes at intersections
2) A nine foot sidewalk width is required when sidewalks extend to the curb at inlersections along major arterials.
· Sidewalk may be at curb or meander.
.. A sidewalk and landscape maintenance agreement must be recorded when sidewalks occur outside of street
right-of-way.
... Based on existing development.
88~
MCAS Ttmitl Specifi< Plan/Relm Plan
Imii]]
City ofTlIStin
Figure2-31c
Existlngchanlllll&
proposed R.C. Box
Small bl'Q8d dome tree
\
,
\
\
\
VIII1es
Chapter 2 . Plan Description
Barranca Parkway Edge Streetscape A
Eastbound from Redhill Avenue to
Approx. 500' East of Von Karman
12' CUMl 110....
elesa I bike trail
6' sIr:IewIIlk
,
,
I
I
12' 5' 8'
min.
59'
30'
~ City of Tustio \ L
~ 1
30'
R.O.W.
+ ~1Idl8ck
CIty of INI,. )
I
Existing
RMI
I
City Umits and MCAS
Tustin Boundary
Notes:
I) Median can vary from 16' to 26' at certain locations to account for double left turn lanes at intersections
2) A nine foot sidewalk width is required when sidewalks extend to the curb at intersections along ml\ior arterials.
3) Any placement of trees, stnlctures or improvements within the OCFCD right-of-way would be subject to
OCFCD approval. In the event that perimeter trees are not permitted by OCFCD, the City may require an
alternative upright tree specimen as perimeter property treatment on private property immediately north of the
OCFCD right-of-way to create a consistent landscape perimeter treatment.
4) Alternate sections may be authorized by the Tustin Public Works Department.
5) Sidewalks can be at curb or meander. A sidewalk and landscape maintenance agreement must be recorded if
sidewalks or the Class I bike trail occur outside the street right-of-way.
6) Landscaping shown is conceptual. The actual width of the landscaped setback is determined by Chapter 3 of
the MCAS Tustin Specific P1anIReuse Plan.
88~
CENTER
MCAS Ttmin Specifu Plan/RettJe Plan
c:J:m]J
City ofTlIStin
Figure 2-32a
Chapter 2 . Plan Description
Barranca Parkway Edge Streetscape B
Eastbound from Approx. 500' East of
Von Karman Avenue to Jamboree Road
Smldl bl'OllCl dotne Ire.
12' curve Qnur
class I bike traO
VIIries
12' 5' 6'
:111 min.
Landsc_ selback 9'
~
o
.
I
Exlsting
R/W
59'
8' sidewldl<
l
l
I
Proposed
R/W
'min. 30'
of Tultln ,CIty of Irvine
I
I
I
City Limits and MCAS
Tustin Boundary
Notes:
1) Median can vary from ] 6' to 26' at certain locations to account for double left turn lanes at intersections
2) A nine foot sidewalk width is required when sidewalks extend to the curb at intersections along major arterials.
3) Alternate sections may be authorized by the Tustin Public Works Department.
4) Sidewalks can be at curb or meander. A sidewalk and landscape maintenance agreement must be recorded if
sidewalks or the Class I bike trail occur outside the street right-of-way.
5) Landscaping shown is conceptual. The actual width of the landscaped setback is detennined by Chapter 3 of
the MCAS Tustin Specific Plan/Reuse Plan.
88lHE
PlANNING
CENIER
MCAS TtlStin SpecifIC Plan/Rel/se Plan
c:J:m]J
City ofTUJtin
Figl/re 2-32b
Chapter 2 . Plan Description
Harvard Avenue Edge Streetscape A
Northbound from Barranca Parkway to
Tustin/Irvine Border (City of Irvine)
Upright vel1ical1rH
llIoad dDmtI 1ree
Class II bikeway
6' meandering sidewalk ~
8'
t
35'
50' 112 R.O.W.
4
!
8'
Width YBries
with exlllllng
cIeveIopmtlnt
3G'*
Landacapll setbock
Notes:
1) Median can vary from ]4' to 24'at certain locations to account for double left turn lanes at intersections
2) An eight foot sidewalk width is required when sidewalks extend to the curb at intersections along arterials.
· A sidewalk and landscape maintenance agreement must be recorded when sidewalks occur outside of street
right-of-way.
88~
MCAS TlIStin SjJecific Plan/R,ellSe Plan
c:J:m]J
City ofTlIStin
Figure 2-33a
Chapter 2 . Plan Description
Harvard Avenue Edge Streetscape B
Northbound from Tustin/Irvine Border to Edinger Avenue
Broad dome tree
8 II bikeway
()
...
5' meandering sidewalk
"
Width vllrlea
wllh exi81lng
development
1 · rt
30'*
Landscape setback
35'
50' 112 R.O.W.
4
D-
City of Tustin.~ City of lnilne
Notes:
1) Median can vary from 14' to 24' at certain locations to account for double left turn lanes at intersections
2) An eight foot sidewalk width is required when sidewalks extend to the curb at intersections along arterials.
· A sidewalk and landscape maintenance agreement must be recorded when sidewalks occur outside of street
rigbt-of.way.
88~
CENml
MCAS Trmin Specift< Plan/Reuse Plan
c:m:m
City ofTlIStin
Figure 2-33b
Chapter 2 . Plan Description
Harvard Avenue Edge Streetscape C
Northbound from Edinger Avenue to Railroad
r~
5' meandering sidewalk
L
8'
38'
48' 112 R.O.W;
Widlh vllries
wtlh existing
development
30'*
. Landscape setback
~
CIty of Tustin + City of Irvine
i
Notes:
1) Median can vary from 14' to 24' at certain locations to account for double left turn lanes at intersections
2) An eight foot sidewalk width is requited when sidewalks exlend to the eurb at intersections along arterials.
. A sidewalk and landscape maintenance agreement must be recorded when sidewalks occur outside of street
right-of-way.
88~
MCAS TlIStin specifk Plan/RtII.le Plan
c:J:m]J
City ofTlIStin
Figure 2-33<
Chapter 2 . Plan Description
within the City of Irvine will be governed by the City of
Irvine's Walls & Streetscape Plan for Planning Area 38
(Westpark II). Irvine recognizes that retrofitting this
community edge may not be fully feasible due to existing
development. Figure 2-33b shows the streetscape concept for
Harvard Avenue between the Tustin/Irvine border and Edinger
Avenue. This section is within the City of Tustin and is
classified as a Primary arterial with a 100 foot right-of-way.
Figure 2-33c identifies the westerly portion of the Harvard
Avenue roadway section between Irvine Avenue and the
railroad right-of-way within the City of Tustin. Harvard
Avenue is designated as a Secondary arterial, with a 92 foot
right-of-way. The planting concept along the westerly portion
of the Harvard sections within the City of Tustin will be
compatible with, but not necessarily duplicative of the planting
scheme in the City of Irvine. Existing conditions along this
roadway within the City of Tustin will also require adjustments
in the streetscape design in certain areas. The streetscape
design will be compatible with the plant materials, plant sizes,
and planting intervals called out within Irvine's Planning 38
streetscape standards.
2.17.3
Urban Design Guidelines
A. Residential Development
1. Massing and Siting of Development
The intent of site planning is to integrate buildings and site
improvements into a unified setting with minimal impact of the
development on adjacent land uses. Site planning concentrates
on the proper placement of buildings, roads and services.
The goal of residential site planning is to create a neighborhood
fabric that offers a unique, safe and visually appealing
environment to those in and around the development. Site plan
design should respond to the following guidelines:
.
Effectively accommodate the residential unit types
proposed.
.
Maximize unit exposure to parks, greenbelts and other
amenities.
City of Tustin
Page 2-156
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
. Use geometric "grid" layouts or cul-de-sac and
curvilinear street layouts.
, .
........
"'.':':',
litiS
litiS
. Employ the latest techniques of energy-efficient/cost-
effective subdivision design.
. Accommodate street drainage or underground drainage in
accordance with generally accepted practices and city
standards.
. Discourage thru-traffic in street layout while still
permitting adequate emergency vehicle access.
. Variations of the building footprint with cut-outs and
pop-outs can assure variety in a plan. Further variety and
interest can be developed with plans by varying setback
dimensions and positions of buildings.
MCAS Tustin Specific Plan/Reuse Plan City of Tustin
Page 2-157
Chapter 2 . Plan Description
. Entries should be oriented to public or private open space
or courtyard areas.
. Fencing and walls should be durable in design.
. Open space should be appropriate to design and function.
Community open space should be centrally designed.
a) Single Family Detached Residential Site Planning
.
To the extent possible, units should have views from
the rear of the units toward special features. inelading
gEllf eEllHGe aRe water foatures. Views should be
enhanced with landscaping which does not block the
view of adjacent lots.
.
Single family detached residential uses should be
buffered from existing adjacent land uses, and high
traffic arterials. Landscape design should be used to
provide privacy between units.
.
A variety of building pad configurations can create
further interest.
.
Provide for variety in architectural forms and
setbacks along the Streetscape. where possible.
.
Orient views of the units towards special features,
distant mountains, or common area open space,
where possible. Views should be enhanced with tree
plantings framing the desired view, but not blocking
the view of adjacent lots.
City of Tustin
Page 2-158
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
b) Multi-Family Residential Site Planning
. Cluster housing facades should have variation to
reflect that the building are clusters of individual
homes attached rather than one long, continuous
building.
~~.................................................................................................
~...."...........................................................................................
~.:...:.:.:.:.:.:.:.:.:.:.:.:.:...:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.....:.:.:.:.:..::.:.:.:
.. :-:...... .~....... ~
~ ~ ......
.....
e:;.;;. :::::
~.: :.:.:
m. ~
8.. .....
.. .. ..
i;:};:; .....
~~ ~
.~.. ......... .... .....
~1~j111i~j~~j1i1~~~t~~t~~1;1~1~11j~1j~ijj~1i~~i~iii11~;11;1~1~m~1;1;1~j~I~~~~j1~jjj~~
THIS
.. ...........
1~;j;;;;;~~;;;~;;;;;;;;~~~;~~~~;~j~1~~;j~~~~~;~~~1~j;j;1~1;!;j;~;j~m;1t~~~!~jt~W:
::::. ::::::
:.(0 ':.:'.
.::. :.:.:.
:.::: .:.:.'
::::. :::1:
..... ....
.... ..
...... ....
.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:...:.:...:.:.:.:.:.:.:.:.....:.:.:.:.:
............................................................................................
::::::::::~~~~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::
NOT THIS
MCAS Tustin Specific Plan/Reuse Plan
city of Tustin
Page 2-159
Chapter 2. Plan Description
· Individual units should be turned and oriented in a
variety of ways to avoid the monotony of garage door
corridors.
· Maximization of open space is an important element
within a higher density project. Curving the streets
and orienting road axis to open areas and views can
attain the feeling of open space. Open parking areas
can be treated as landscaped plazas and courts. In any
event, open space should be appropriate to design and
function and common open space should be centrally
located, where possible.
City of Tustin
Page 2-160
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
. In multi-family and attached housing, it is important
to provide each unit with its own entry and identity.
This can be accomplished by offsetting and
staggering each separate unit and by combining one
and two-story building forms to separate massing.
This also will add variety to the streetscape.
--
.
. Minimize bulk and appearance of large structures
through the use of sloping roof lines. Use variations
in height, direction and slope to visually break up
appearance.
MCAS Tustin Specific Plan/Reuse Plan City of Tustin
Page 2-161
Chapter 2 . Plan Description
. Variations in depth and direction of exterior vertical
walls should be used.
· Provide pedestrian access through parking areas.
· In the event that infill development occurs, the
following guidelines shall apply:
· Consistency with scale massing, and setbacks of
existing structures
· Compliance with reuse guidelines that pertain to a
site and to the surrounding existing structures.
· Compliance with appropriate landscape and
parking standards.
2. Residential Architectural Guidelines
The architectural guidelines for the Plan are intended to
produce a feeling of authenticity without creating rigid, over-
specific product/style requirements which often lead to
architectural blandness and homogeneity. Rather, development
within the Plan area should encourage a program of innovative
design. The development programs should apply the guidelines
in either literal or abstract forms.
These architectural guidelines are intended to establish design
standards and form an encyclopedia of alternative design
concepts.
City of Tustin
Page 2-162
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
a) Elevation Concepts
. Each building shall relate in terms of bulk and mass
but should not be identical. A two-story building is
more harmonious to a neighboring one-story building
if it contains a one-story element. However, special
attention should be given to not just creating
"eyebrow" architectural features.
:.....:.....,..;....
'.
THIS
~ .'. ....... .... ....... ,', .. >0 .. . . . . . . .....".. .... ..,
;.....~:::~.~::::;.:.:.: ~~~:.:::::::.: ':':':';:?;$:':::::::::':~;::'Z~x:~.::'::C:~::;;:;:::::;~:::::::' .'
::;~ "::':"::::':::::~::::::::::?;:~::::::r:" ,', ~. ..:..:......~.:::~~~::::~=:::::::- ;.:';" .::-.:;'.'
NOT THIS
. Provide front elevation variety to avoid monotonous
elevations and street scenes.
MCAS Tustin Specific Plan/Reuse Plan City of Tustin
Page 2-163
Chapter 2 . Plan Description
. A variety of elevations utilizing differing setbacks
such as swing-in garages and reverse plans will
ensure a varied street scene.
I
.
f
f
. Where applicable, the rear side of the building
located adjacent to streets and other areas of high
visibility should have similar treatment as with the
primary elevation criteria. If a fence is used as a
screening device, then it too should be designed to be
part of the architecture.
-.J, AREA OF SPECIAL
DESIGN TREATMENT
.......
----. -...
FRONT
ReAR
STREET
· Corner Elevations - Place the single story side
elevation on the corner to reduce the feeling of height
and mass at the corner.
LOW SlOE ELEVATJON AT CORNER
City of Tustin
Page 2-164
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
. Elevations and Side Streets - Fences or walls that
connect two separate units should be of the same
material and color and be compatible with the
architecture ofthe buildings.
. ... I
....
.....
. Facades - If material changes do not occur in the
same plane and if they intercept an architectural
element, they are more effective.
THIS
. ..:>~;;.;:.~.:. i.~
NOT THIS
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-165
Chapter 2 . Plan Description
· Allow for visual relief for interest and to break up
long planar surfaces. Offsets, pop-outs, overhangs
and recesses all may be used to produce effective
shadow interest areas. Larger buildings require more
relief than do smaller buildings.
NO SHIlDOW RELIEF
RECESSED AREA PROIIIDES
SHADOW FELIEF
pop-our OFWINDOW PROVIDES
NECESSIl.RYSHADOW FELIEF
· It is desirable to accompany a plan offset with a
change in the roof pitch orientation. This is important
on the primary elevations.
.'
THIS
NOT THIS
City of Tustin
Page 2-166
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
. The design theme should be continued throughout the
project, including accessory items such as lighting
fixtures and address plaques.
. Roof Design - Flat roof design for residential
structures should be discouraged. If used, flat roofs
should be a secondary design element only and
should be contained within the scheme of an
individual building design. Particular consideration
as to color and material should be given to the design
and treatment of roofs because of their visual impact.
THIS
b) Details
NOT THIS
. There are many building elements that come into
view. Usually they are secondary adjuncts to major
elements, such as a skylight on a roof. In some cases
they become no more than a texture, such as a trellis.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-167
Chapter 2 . Plan Description
It is important in all cases, however, that these
elements integrate with the whole design. What may
start out as a minor feature can become a distracting
eyesore, ifnot thought through.
· Site planning, landscaping, architecture, lighting, and
signage should be coordinated to provide consistent
and comprehensive design character on individual
development sites.
· Skylights should be integrated into the roof form.
II
. Chimneys are usually very strong roof elements.
Codes require that they extend higher than adjacent
roof lines. Careful choice of proportion and material
should give them a substantial and stable appearance.
· The use of prefab fireplaces and flues is
economically sound. However, they need not have
the stove-pipe appearance, depending on which spark
arrestor is used or required by the Code. Enclosing
the flue in a masonry or wood chimney with
substantial proportions will solve the problem.
City of Tustin
Page 2-168
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2. Plan Description
. Trellis/Pergolas can be very pleasing and functional
structures, (i.e., carport, entry canopy). They provide
partial shade, screens for privacy or an arbor for
climbing plants. They offer the warmth and texture of
wood at a relatively low cost. It is important to
consider a trellis as a permanent structure and design
it accordingly. Avoid corrugated fiberglass metal, or
other temporary type material. Use adequately heavy
members for the support structure working down to
no less than 2" nominal for the smallest dimension of
the lighter members. The trellis will look more
substantial and will not bow from old age
prematurely.
. Exterior windows within public view should be
architecturally framed or recessed.
. Stairways, balconies and elevated walkways shall be
important architectural elements.
. Accessory structures such as carports and garages
shall be complementary in design to main structures.
. Fences and wall should be decorative and durable in
design.
c) Materials and Finish
In keeping with the goals of the Plan to maintain and
develop a project of high quality designs in harmony
with nature, attention should be extended to material,
finish and color selection.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-169
Chapter 2 . Plan Description
. Natural materials by their nature inherently work well
with the surroundings. Natural colors or transparent
finishes on these materials not only enhance them,
but actually improve with age and are low
maintenance. Man-made materials of natural colors
and textures are also suitable.
. Brick, natural tile, concrete, steel and glass, if used
honestly and in a straight-forward manner, can be
pleasant. Large expanses of a single material,
especially if unbroken by detail or depth, can become
overpowering to the rest of the building form and the
surroundings. Conversely, over-detailing with the use
of too many different materials or textures can create
confusion and distract from an otherwise good
design.
. Wall surface may include textured stucco, wood or
wood-product siding or decorative block, stone or
brick.
.. Visible roofing material should provide interest,
shadow lines and texture.
d) Landscape/Hardscape
. Create a pleasant and distinctive environment,
reinforcing the site plan, enhancing building
frontages, and maintaining street continuity.
. Encourage pedestrian orientation in multi-family
projects by use of decorative walkways and
pedestrian amenities.
e) Lighting
. Reduce glare, create a safe and distinctive nighttime
environment and avoid impacts on surrounding
properties.
f) Utilities
.
Screening and/or enclosures should be required for
mechanical equipment.
.
All new utilities shall be underground.
City of Tustin
Page 2-170
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
3. Reuse and Rehabilitation
Reuse and rehabilitation of existing buildings is covered in the
development regulations and design guidelines for individual
Planning Areas in Chapter 3. An example of the key areas are:
. Architectural upgrades
. Landscape and hardscape improvements
. Signage and lighting programs
. Circulation (both vehicular and non-vehicular) and
parking upgrades
. Utility upgrades
B. Non-Residential Development
1. Massing and Siting of Development
. As with residential site planning, the intent of non-
residential site planning is to integrate buildings and site
improvements into a unified setting with minimal impact
on adjacent land uses. Site planning within the Plan area
should concentrate on the proper placement of buildings,
roads, and services in order to provide convenient
connections between uses, convenient access for
motorists and pedestrians, and necessary buffering or
screening of certain activities or uses. The site plan
should take the following into consideration:
. Links between commercial development should be
reinforced by building and landscape elements. In the
case of landscape elements, these links may be made
with both hardscape (such as paving), or softscape
treatments.
. Although the area is to be auto-oriented with regard to
attracting those shoppers from the local community, site
planning for commercial uses shall encourage pedestrian,
and bicycle links to minimize auto trips from within the
project area. Interaction between residential, park and
commercial areas is encouraged.
MCAS Tustin Specific Plan/Reuse Plan City of Tustin
Page 2-171
Chapter 2 . Plan Description
. Buildings can be used to provide definition to major
arterial corridors and pedestrian connections. Buildings
can also be grouped to define intersections and gateways.
. Open-air plazas are encouraged that are pedestrian
friendly and act as a focus for a development.
. Large surface parking areas should be broken up into
"smaller rooms" through site planning and landscape
design.
. In some instances visual screens and sound barriers of
objectional elements may be required. Otherwise, these
treatments should be minimized and used only when
necessary.
. Courtyards and outdoor seating areas are encouraged,
and other ancillary structures, service areas, and trash
enclosures shall be planned as part of the project, and
placed or screened in a position oflow prominence.
. Landscaping shall be used to break up otherwise
uninterrupted building mass, frame views, and connect
with development on adjacent pads.
. Variations of the building footprint with cut-outs and
pop-outs can assure variety in a plan. Further variety and
interest can be developed with plans by varying setback
dimensions and positions of buildings.
. In the event that infill development occurs, the following
guidelines shall apply:
.
Compliance with reuse guidelines that pertain to a
site or surrounding existing structures.
City of Tustin
Page 2-172
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
. Compliance with appropriate landscape and parking
standards.
2. Non-Residential Architectural Guidelines
The architectural guidelines for Plan are intended to produce a
feeling of authenticity without creating rigid, over-specific
product/style requirements which often lead to architectural
blandness and homogeneity. Rather, development within the
Plan area should encourage a program of innovative design.
The development programs should apply the guidelines in
either literal or abstract forms.
These architectural guidelines are intended to establish design
standards and form an encyclopedia of alternative design
concepts.
a) Elevation Concepts
. Each building shall relate in terms of bulk and mass
but should not be identical. A two-story building is
more harmonious to a neighboring one-story building
if it contains a one-story element.
. Avoid stereotyped units which will produce
monotonous elevations and street scene.
. Where applicable, the rear side of the building
located adjacent to streets and other areas of high
visibility should have similar treatment as with the
primary elevation criteria. If a fence is used as a
screening device, then it too should be designed to be
part of the architecture.
. Facades - If material changes do not occur in the
same plane and if they intercept an architectural
element, they are more effective.
. Allow for visual relief for interest and to break up
long planar surfaces. Offsets, pop-outs, overhangs
and recesses all may be used to produce effective
shadow interest areas. Larger buildings require more
relief than do smaller buildings.
. It is desirable to accompany a plan offset with a
change in the roof pitch orientation. This is important
on the primary elevations.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-173
Chapter 2. Plan Description
b) Details
There are many building elements that come into view.
Usually they are secondary adjuncts to major element,
such as a skylight on a roof. In some cases they become
no more than a texture, such as a trellis. It is important in
all cases, however, that these elements integrate with the
whole. What may start out as a minor feature can become
a distracting eyesore, if not thought through.
· Site planning, landscaping, architecture, lighting, and
signage should be coordinated to provide consistent
and comprehensive design character on individual
development sites.
· Exterior windows should be designed to create visual
interest by varying elements such as size or facade
treatment, or by creating interesting patterns.
· Accessory structures such as parking garages shall be
complementary in design to main structures.
c) Materials and Finish
In keeping with the goals of the Plan to maintain and
enhance the natural surroundings, designs in harmony
with nature should be extended to material, finish and
color selection.
· Natural materials by their nature inherently work well
with the surroundings. Natural colors or transparent
finishes on these materials not only enhance them,
but actually improve with age and are low
maintenance. Man-made materials of natural colors
and textures are also suitable. Light to medium colors
should be used on taller buildings. Dark buildings on
a horizon can appear more massive than they actually
are.
.
Brick, natural tile, stucco, concrete, steel and glass, if
used honestly and in a straight-forward manner, can
be pleasant. Large expanses of a single material,
especially if unbroken by detail or depth, can become
overpowering to the rest of the building form and the
surroundings. Conversely, over-detailing with use of
too many different materials or textures can create
City of Tustin
Page 2-174
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
confusion and distract from an otherwise good
design.
d) Landscape/Hardscape
. Create a pleasant and distinctive environment,
reinforcing the site plan, enhancing building
frontages, and maintaining street continuity.
. Encourage pedestrian orientation by use of enhanced,
decorative walkways and pedestrian amenities.
e) Lighting
. Reduce glare, create a safe and distinctive nighttime
environment and avoid impacts on surrounding
properties.
f) Utilities
. Screening and/or enclosures should be required for
mechanical equipment and utilities.
. All new utilities shall be underground.
3. Reuse and Rehabilitation
Reuse and rehabilitation of existing buildings is covered in the
development regulations and design guidelines for individual
Planning Areas in Chapter 3. An example of the key areas are:
. Architectural upgrades
. Landscape and hardscape improvements
. Signage and lighting programs
. Circulation (both vehicular and non-vehicular) and
parking upgrades
. Utility upgrades
C. Public Uses
1. Massing and Siting Development
The intent of site planning is to integrate buildings and site
improvements into a unified setting with minimal impact of the
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 2-175
Chapter 2 . Plan Description
development on adjacent land uses. Site planning concentrates
on the proper placement of buildings, roads and services. The
site plan should take the following into consideration:
.
In the Learning Education Village,
provide definition to roadways
connections.
use buildings to
and pedestrian
. "Dead" uses such as storage and service areas should be
located away from public views.
. In the Learning Education Village, the bulk of higher
buildings can be minimized through articulation of the
mass with off-sets, stepped terraces and other
architectural devices.
. Provide open-air plazas that are pedestrian friendly and
act as a focus for a development.
. Provide pedestrian access through parking areas.
2. Architectural Guidelines for Public Uses
Architectural style and character provide a distinct image to a
community. Architecture within the project area should be
appropriate to the fundamental requirements of the particular
use. However, the importance of establishing a relationship
between the project area and the existing developed portions of
Tustin and the need to create a more cohesive appearance to the
City cannot be overlooked. One way in which this
cohesiveness can be achieved is to establish a relationship in
the architectural style of public structures. Public structures
such as those within the -beaR-Hfl-g-Education Village, schools,
and park buildings are highly visible within a City and provide
an excellent opportunity for an image to be conveyed.
The architectural guidelines for the Plan are intended to
produce a feeling of authenticity without creating rigid, over-
specific product/style requirements which often lead to
architectural blandness and homogeneity. Rather, development
within the Plan area should encourage a program of innovative
design. The development programs should apply the guidelines
in either literal or abstract forms.
These architectural guidelines are intended to establish design
standards and form an encyclopedia of alternative design
concepts.
City of Tustin
Page 2-176
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
a) Elevation Concepts
. Buildings should relate in terms of bulk and mass but
should not be identical.
. Within the Learniag Education Village, provide for
elevation variety to avoid monotonous elevations and
street scenes.
. Where applicable, the rear side of the building
located adjacent to public and private streets and
other areas of high visibility should have similar
treatment as with the primary elevation criteria. If a
fence is used as a screening device, then it too should
be designed to be part of the architecture.
. Within the Learning Education Village, provide a
variety of architectural forms and setbacks along
public and private streets.
. Facades - If material changes do not occur in the
same plane and if they intercept an architectural
element, they are more effective.
. Allow for visual relief for interest and to break up
long planar surfaces. Offsets, pop-outs, overhangs
and recesses all may be used to produce effective
shadow interest areas. Larger buildings require more
relief than do smaller buildings.
b) Details
There are many building elements that come into view.
Usually they are secondary adjuncts to major elements,
such as a skylight on a roof. In some cases they become
no more than a texture, such as a trellis. It is important in
all cases, however, that these elements integrate with the
whole. What may start out as a minor feature can become
a distracting eyesore, if not thought through.
. Site planning, landscaping, architecture, lighting and
signage design should be coordinated to provide
consistent and comprehensive design character on
individual development sites.
. Exterior windows within public vIew should be
architecturally framed or recessed.
MCAS Tustin Specific Plan/Reuse Plan City of Tustin
Page 2-177
Chapter 2 . Plan Description
. Accessory structures shall be complementary in
design to main structures.
. A variety of size and location of building windows
can create an interesting visual pattern by varying
elements which can form a pattern on a facade, the
building can create visual interest.
c) Materials and Finish
In keeping with the goals of the Specific Plan to maintain
and enhance the natural surroundings, designs in
harmony with nature should be extended to material,
finish and color selection.
. Natural materials by their nature inherently work well
with the surroundings. Natural colors or transparent
fInishes on these materials not only enhance them,
but actually improve with age and are low
maintenance. Man-made materials of natural colors
and textures are also suitable.
. Brick, natural tile, stucco, concrete, steel and glass, if
used honestly and in a straight-forward manner, can
be pleasant. Large expanses of a single material,
especially if unbroken by detail or depth, can become
overpowering to the rest of the building form and the
surroundings. Conversely, over-detailing with the use
of too many different materials or textures can create
confusion and distract from an otherwise good
design.
. Light to medium values of color should be used on
taller buildings. Dark buildings can appear more
massive on a horizon than they actually are. They
also absorb light and increase heat gain.
d) Landscape/Hardscape
.
Create a pleasant and distinctive environment,
reinforcing the site plan, enhancing building
frontages, and maintaining street continuity.
.
Encourage pedestrian orientation by use of walkways
and pedestrian amenities.
City of Tustin
Page 2-178
MCAS Tustin Specific Plan/Reuse Plan
Chapter 2 . Plan Description
e) Lighting
. Reduce glare, create a safe and distinctive nighttime
environment and avoid impacts on surrounding
properties.
f) Utilities
. Screening and/or enclosures should be required for
mechanical equipment and utilities.
. All new utilities shall be underground.
3. Reuse and Rehabilitation
Reuse and rehabilitation of existing buildings is covered in the
development regulations and design guidelines for individual
Planning Areas in Chapter 3. An example of the key areas are:
. Architectural upgrades
. Landscape and hardscape improvements
. Signage and lighting programs
. Circulation (both vehicular and non-vehicular) and
parking upgrades
. Utilities
MCAS Tustin Specific Plan/Reuse Plan City of Tustin
Page 2-179
Chapter 2 . Plan Description
This page intentionally left blank.
City of Tustin
Page 2-180
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3
3.
land Use and
Development/Reuse
Regulations
3.1
PURPOSE AND SCOPE
Chapter 3 specifies the standards and regulations which will apply to new
development, redevelopment and interim uses. Future review of concept
plans, site plans, and subdivisions will assure that these standards are
realized. Unless otherwise stated, provisions of this chapter apply to both
new development and reuse of existing structures and facilities. Private
developers and public agencies seeking to reuse facilities or develop new
uses will be able to determine their development parameters and
obligations by referring to this chapter. Understanding the rationale for the
provisions of this chapter may also require reference to the Plan
components described in Chapter 2.
3.2 LAND USE PLAN
The Land Use Planning Area map (Figure 3-1) and accompanying Land
Use Statistical Analysis will regulate land use and development within the
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-1
Chapter 3 . land Use and Development/Reuse Regulations
This page intentionally left blank.
City of Tustin
Page 3-2
MCAS Tustin Specific Plan/Reuse Plan
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Chapter 3 . Land Use and Development/Reuse Regulations
This page intentionally left blank.
City of Tustin
Page 3-4
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
Specific Plan by defining appropriate locations for certain land uses and
permitted development intensities. 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 (P A)
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
regulations sections. Calculation of development potential is based on
gross acreage figures for each Planning Area, which excludes land
devoted to arterial roadways as identified in the Circulation Plan (Figure
2-5).
The shaded area en the LaRd Use Plan:ring .^d'eas map (figure 3 1)
indieates where altemati...e eoneeptHal read-way alignRlents fur TlIstin
Raneh Read and Warner f....elule eoald eeellr. The Land Use Plan
Statistieal f .Ralysis assllmes tRe most easterly alignment f-er TlIstin PdmeR
Read and the most seutherly alignment for Warner j\yeHUe. If either final
alignment differs ITem tRese assumed eoneeptua~ loeatiens, tRe pr0'iisiens
efSeetien 3.2.5, Belew, shall apply.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-5
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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 3-1) 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 gross acres for each project unless otherwise noted in
specific planning area development standards. Gross acres is defined as
total acres less the--arterial roadways as identified eR the Circulation PIllR
(Figure 2 5).
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:
1. Such transfers shall not increase the total units allowable in the
overall Specific Plan;
2. Transfers shall be consistent with the uses and development
standards of the receiving Planning Area;
B. Significant alteration of the basic character of development in the
gaining or losing Planning Area.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-25
Chapter 3 . Land Use and DevelopmenUReuse Regulations
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 roadway 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 StatementJEnvironmental Impact Report for the
Disposal and Reuse ofMCAS Tustin.
TABLE J 3
#n1..1..",T}'-.'!.~rc .4.W.4 TR!P BFl)G'ET'
,.~ I ResilkittiRltpB.~',s I ,~'8"Reside1ttill.'
A.."",,,,, L,,,,d Fse r .1.'W8l:1Jft I ADFs I Amount I AJ}.Hr ·
General CemFFlereial 21,I20,f ~
I ,I- -beam-m"',gd~6at:ieR "illae:e I ,]g",] I ,f &,4+9
~
;; ~ -hU
,? TFaRsitieRal HmiSing ~ 94-l-
~
4 ~ ~ ;;,9G9
~ 62-Hll> 9,%8
'I- Ce:Reral Commereial ]I,592,f -l4;;;+,?
+4;m
City of Tustin
Page 3-26
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
TARLE J J
.ol,.111'.'I'I.'.''(; A1I1>.1 TRIP Bl/bCET'
.QIsRlIing Residenlilll'PtII'!rs !.'Olt ResHlentisl
Ares .~l8. Ass"",8il LUlld FIle .1"'8""1 A>>+s .{"'OUItt AlJ+s- '
J1S,S9J sf
~
NEIGHBORHOOD C
G I 84+ae ~
I GeReral CeJMlereial 37,500 sf ~
.
~
~IIlJCHBORlIOOD D
8W-4ll ~
omsli! Parl( 1.&15..~9 sf -l4,m
& l.daOlFia! Par;, I ,~J] .839 sf ~
1&1549 sf ~
~
J,GJ9,730 sf
~
~11l1"HIlORHO()D Il
GeRsTel CSFRmereial 119,999 sf ~
9 ~ 47,519 sf J&6
~
Ornes Parl: 174,579 sf ~
.w 137,119 sf ~
CeRsrsl Cel-ER-lereial 17,469 sf +;m
~
Gefleral. Cemmereial. 68,399 sf 4,ee;l
-l+ OffieePar!( ~ 15,505 sf ~
IRehistflal Par-It ~&3.&99 sf ~
~
GeReral Cemmereial J1.81Q sf MP-
H GeRsrel O:f+ise 115.2~9 sf ~
~
GeRsTe] Cemmersial 34.240 sf ~
H G_Roral om._ 13~,950 sf .J.;m-
513,375 sf ~
~
CerReTal CeFEffiersial 42,349 of ~
-l4 """.ra! om._ 338,729 sf ~
465,759 sf 4,m
~ H.44+
~
NIlIGHBORHOOD P
GSReral Ceml'f1ereia-l 72.939 sf w+;l
.J4 GeHsr&! Omee 97.259 sf +,;!9+
315,950 sf ~
9;4'14
++ 284,919 sf ~
~
+S 49,859 sf ,4;!
,4;!
-1-9 ~72.570 sf ~
=
~
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-27
Chapter 3 . Land Use and Development/Reuse Regulations
7:iBLE J J
.Db, iNNING ,iRE,i TRIP BUJ){iET'
Rt!5.'tJeHlisVP-a1'ki; I !-.raR Re9itlelfRa}
..' .1SSJUHed !Rlld Fse AH,eunt I 4D+s I .1J1HBNHt I ADl's.'
LDR (l 7 aH'ae) ~ ~
~ ~
I # Ge'Aeral Cemmereial ~2,73Q sf 4.m
Herel - ~
I Galr CS1:iFse ~ ~
~ 9;eM
~ ~
IW ~ 23.QQQ sf ~
2.571
+++ l>,lllJ4
I u +ow +,.m
8S 739 sf
~
T~ '"'DR (8 15 aH'aO) ml ~ I
I I I 0
,
,T """
,
.r::. .:: :.:;~: :;':' :;: ;; '; '^,.. .~.
TABLE 3-3'
PLANNING AREA TRIP BUDGET
Plann nn ResidentiallParks Non-Residential
Area o. Land Use Cate1!"on' Units Amount I ADTs Amount ADTs
NEIG BORHOOD A
Elementa,:;'lMiddle School STU 550 561
Leamin.... Center TSF I 293.86 7.920
1 N~borhood Commercial TSF 27.12 3.033
Tustin Facilit" SG 6.220
PA I T~BudoetTotal 1.320.98 17.734
2 S"orts Park ACRE 24.1 U97
3 Transitional Housino ROOM 192 941
N oinhborhood A Snuare Footaoe Total TSF I 320.98
Ne~borhood A T~ Bu~et Total 17.734
NEIG "ORHOOD B
LDR '1-7 DU/Acre' DU 145 I 388
1 MDR (8-15 DU/Acre) DU 120 960
Senior HousinO' Attached DU 72 250
MDR '8-15 DU/Acre' DU 132 I 056
~ MHDRf\6-25 DU/Acre' DU 438 2903
Senior housin.... Attached DU 170 590
CommLln~ Commercial TSF 103.46 7.052
1 General Office TSF 144.84 1922
P A 7 Trr;;- Budoet Total 248.3 8.974
. 'i"hborhood B Snuare Footaoe Total TSF 248.3
Nej.;hborhood B T~ Bu~et Total 8.974
NErO. l>ORHOOD C
6 I Communit Commercial I TSF I I I 57.5 I 3.920
City of Tustin
Page 3-28
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
TABLE 3-3'
PLANNING AREA TRIP BUDGET
Planninfl ResidentiaVParks Non-Residential
Area No. Land Use Cateflon' Units Amount ADTs Amount ADTs
Reoional Park ACRE 84.5 423
P A 6 Trin Bud"e' Total 3.920
N,iehborhood C Souar, Footae, Total TSF 57.5
N,iehborhood C Trio Bude't Total 3920
NEIGHBORHOOD D
Hi.h School STU 1850 3312
NeiQhborhood Commercial TSF 65.69 7.345
General Office TSF 207 2747
~ Office Park TSF 1.383.8 11280
Industrial Park TSF 319.51 3803
Park ACRE 10.3 52
Snnrts Park ACRE 46 2475
PA 8 Trin Budp,t Total 1.976 28.487
MHDR ]6-25 DU/Acre\ DU 891 5.907
HOlel 1380 TSF\ ROOM 500 4J 15
Neiohborhood Commercial TSF 9.76 1.091
Community Commercial TSF 117.1 7.984
II General Office TSF 1.512 211.065
Park ACRE 12.9 65
Health CI ub TSF 30 988
Hi2:h- Turnover Restaurant TSF 12 1526
P A 13 Trio Bode't Total 2.060.86 35.769
Comrnunitv Commercial TSF 11.11 757
General Office TSF 136.9 1.818
14 Office Park TSF 547 5645
Theatre 125 TSF) SEAT 1.000 1.250
Hiph- Turnover Restaurant TSF 6 763
PA 14 Trio Bude't Total 716.0] 10233
Neiohborhood D Snuare Footaoe Total TSF 4 762.87
N,lehborhood D Trio Budeet Total 74489
NEIGHBORHOOD E
Industrial Park TSF 44.61 714
2 Park ACRE 1.1 6
Snorts Park ACRE 6.1 328
PA 9 Trin Budo.t Total 44.61 714
General Office TSF 156.82 2081
Industrial Park TSF 124.41 1.569
1Q Park ACRE 1.4 7
Snorts Park ACRE 4.3 231
PAlO Trio Bude.t Total 281.23 3650
NeiO"hborhood Commercial TSF 18.13 2028
General Office TSF 371.89 4.935
II Office Park TSF 278.78 2663
Industrial Park TSF 138.52 2.002
Park ACRE ;'5.7 130
P A 11 Trio Budo't Total 807.32 II 628
11 Office Park TSF 134.17 1.281
PA 12 Trio Bude't Total 134.17 ] 281
N,iohborbood E Souar, Footao, Total TSF 1 267.33
N,iphborhood E Trio Budp't Total 17273
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-29
Chapter 3 . Land Use and Development/Reuse Regulations
TABLE 3-3'
PLANNING AREA TRIP BUDGET
Planll nt! ResidentiallParks NOII-Residelltial
Area o. Lalld Use Cotet!of'>' Units Amount I ADTs Amount ADTs
NEIG BORHOOD F
1.Q ShODDing: Center TSF 448 13772
PA 16 Trin Budoet Total 448 13772
11 Shonnin. Center TSF 47 i 445
PA 17 Trln Budoet Total 47 1.445
~ Militar" 'Officel TSF 40.85 542
PA 18 Trin Budoet Total 40.85 542
Shoonin. Center TSF 435.6 13391 435.6 13.391
19 Multinlex Theater 70 TSF SEAT 3500 6300
PA 19 Trio Bud.et Total TSF 505.6 19.691
>iohborhood F Snuare Footaoe Total TSF 1041.45
Neiohborhood F Tri" Budoet Total 35450
NElm BORHOOD G
LDR 1-7 DU/Acre) DU 533 5.102
MDR 8-15 DU/ Acre DU 489 3.912
MHDR 16-25 DU/ Acre DU 192 1273
Elementarv/Middle School STU 1.200 1.224
Neiohborhood Commercial TSF 26.68 2983
J2 Community Commercial TSF 130.68 8.908
General Office TSF 150.28 1.994
Park ACRE 49 249
Senior Conoreoate TSF 158.99 970
Snorts Park ACRE 14.1 758
PA 15 Trio Budoet Total 466.63 14855
20 MHDR 116-25 DU/Acre DU 376 2.493
21 LDRfJ-7 DU/Acre' DU 189 1.809
MDR 8-15 DU/Acre) DU 465 3720
N 'Iohborhood G Snuare Footaoe Total TSF 466.63
Neiohborhood G Trin Budoet Total 14855
NEIG BORHOOD H
LDR 11-7 DU/Acre' DU 166 1 589
22 MDR (8-.15 DU/Acre) DU 243 1.944
Elementar !Middle School STU 650 663
N 'iohborhood H Snuare Footaoe Total TSF 0
Neiohborhood H Trio Budoet Total 0
, Res dential and nark uses are shown for informational numoses onlu and are not '''art of the non-residential
trio bud.e!.
All Planning Areas are shown to account for the total ADT associated with
developing the Specific Plan, but the trip budget applies only to non-
residential uses. They are highlighted in Table 3-3.
The Community Development Department and Public Works Department
shall maintain a current Trip Budget Tracking form depicting the
maximum square footage of non-residential development in each
neighborhood. The form shall specify the assumed square footage of
commercial, office, institutional and other non-residential uses which have
City of Tustin
Page 3-30
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
been assigned to each neighborhood. In addition, the form shall specify
the amount of square footage approved for development with the
equivalent ADTs assigned to a development, and amount of ADT's
available for remaining development or available for transfer to another
neighborhood. The information shall be further allocated to each Planning
Area based on Table 3-3 for administration purposes only. The essential
requirement is to document ADT status as it is impacted by each
development project so that sufficient roadway capacity remains to
accommodate later projects.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin Page 3-31
Chapter 3 . Land Use and Development/Reuse Regulations
The following information will provide additional clarification for
purposes of implementing the Trip Budget Tracking System.
. Calculation of ADTs on Parcels: The calculation of ADTs assigned
to a parcel will occur upon approval of a site plan, or design approval
for new development, or submittal of an application for building
permits, whichever occurs first. Refinements to calculations can be
made at the building permit stage where square footage changes are
proposed to a development.
. Calculation of ADTs for Multiple Use Developments: In a
development containing more than one use, ADTs shall be calculated
by multiplying the total square footage for each use by the respective
trip generation rates and adding the ADTs for each land use on a
parcel to derive the total ADTs for a project.
. Deviations from the Trip Budget Land Use Mix: A proposed
development may deviate from the land use mix shown in the trip
budget as long as it can be demonstrated that sufficient ADT capacity
exists to serve the project and the remainder of the neighborhood.
Consistent with authorized uses within each neighborhood,
exchanges of square footages between approved land uses in the
Non-Residential Land Use/Trip Budget may be approved subject to
review and approval of the total trip generation for a neighborhood
by the Public Works and Community Development Departments.
Proposed projects will be analyzed in terms of: 1) consistency with
the base case mix of uses (Table 3-3) specified for the Planning
Area(s); 2) the proportion of the neighborhood trip budget projected
to be consumed by the project; and 3) the ability to ensure
availability of ADT capacity for subsequent projects within a
neighborhood.
Adjustments to the amount, intensity, or mix of uses may occur if
consistent with the Specific Plan and if desired by the City, as long as
sufficient trips remain to accommodate remaining development
potential in a neighborhood on parcels where development proposals
have not been submitted.
. Trip Budget Transfers between Neighborhoods: Where available
ADT's from the trip budget remain for an undeveloped parcel(s)
within a neighborhood, the transfer of the ADTs to another
neighborhood shall not occur without the authorization of the
landowner(s) of the developed or undeveloped parcels within the
contributing neighborhood agreeing to the transfer. This approval
City of Tustin MCAS Tustin Specific Plan/Reuse Plan
Page 3-32
Chapter 3 . Land Use and Development/Reuse Regulations
shall be in the form of an agreement to run with the land and subject
to review and approval of the City Attorney prior to approval of the
transfer.
All transfers of available ADTs shall be documented in the Trip
Budget Tracking System.
. Establishment of Trip Generation Rates: Trip generation rates for
estimating the number of vehicle trips that will be generated for land
uses in the Specific Plan are included in the MCAS EIS/EIR Traffic
Study. Since traffic generation rates may vary over time, those used
in the Traffic Report may be updated periodically subject to review
and approval by the Planning Commission. The methodology for
calculating site trips in the MCAS EIS/EIR Traffic Study shall be
used for update purposes.
3.2.5 (Section Deleted) Tustin Ranch Road and'Narner
^ ^I' t ^ R I t'
. .venue.. .gnmen . .rea eso u lOR
THe SHades area aesigsated eR tRe Land Use Planning .''oreas majl (Pigllre
3 1) sefu!es IRe lane area wiIRiH .,,;flieR tl1.e alig1lHlef!ts ef Tustin RanCH
RBad ana Warner f,yel11:le may vary in 1:lltimate loeatien. The Lane Use
PlaR Statistical S1:lmmary aSS\lJnes tHe most easterly lecatien fer T1:lstin
Raneh Road and tHe most seatherly locatieR for Warner /'l"enHe, as it
lljljllies t-e PlaRRing /\Teas g, 13, IS ans Hi. To tRe extent tRat tRis
as:lllRlptien sees not hold, PIBiming .',rea g .....oald be red~lCed ill area atlG
Planning Areas 13, 15, and 16 would gain acreage, as applicable.
It is intended :hat tRe gerleral geographical rela'jeHships Between tRe
PlaHning Areas aHa tBese 1\'.'0 arterial highways wOHld remain constant
ilTeopeeti"e ef bOlmdary shilts within tile sRaded ai'ea. It is :lffihor
intcHded tRat adjustments in Plarnling Area boundaries within the sRaded
area-sha11-flot-toorease-4h€-R1ilJfimum dwelling unit count jJennittod by the
Speeific Plan or increase the total Humber oftrijJ5 witllin the Trip BHdget.
+he--l-1flSis f{)r reeonciling area changes bet',yeon Planntng !.reas g and 15
shall be dwelliHg t:nits. !.s PlanI1ing .'\rea 15 iI1creases iI1 acreage,
d.....elliH!; wits shall be increased at a factor of ] 5 dwelling uHits/acre. The
111:lf1'1ber-of units thus added ",ill be reduced in equal I1umber--frem---.tRe
potoI1tial d'Nelling units in PlelllliRg !.rea 8.
Tho basis for reconciling area chan;;es--hetv.'een Ph1l1ning ,''orea 8 and
Pla!lHing '-\crees 13 and 16 shall be '.'ehicle trips reneeteEl in tRe Trip
Buagel. .^.s Planning Areas 13 ana 16 il'lerease in aCi'eage, trip B1:ldgets for
each shull increase a: a ratio betweeR the acreage gr,ined arJd the Humber
of trips for thc assumed mix of uses within the OIigillal J11aIlAing .'.rea. The
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-33
Chapter 3 . Land Use and Development/Reuse Regulations
nUIRBer of trips thus gained sl~all Be reduced in equal lHimber from tile
potential trips assigned BY tile Trip BHdget to Planning ,'.reu S.
3.3 NEIGHBORHOOD A
3.3.1 Introduction
Neighborhood A is composed of Planning Areas 1,2, and 3, as shown on
the Statistical Analysis (Table 3-2) and on the Land Use Planning Areas
map (Figure 3-1).
The LearningEducution Village (pA 1) is an educational environment
consisting of a broad mix of public-serving uses. The beamt1W;Education
Village is comprised of subplanning areas I-A through l-e-Q..as shown on
Figure 3-1. The Village is already well defined by virtue of having been
the community support and administrative core of MCAS Tustin. It is
expected that many of the existing buildings in the LeamingEducation
Village will provide reuse opportunities for educational purposes.
Included within PA I-A is a lO-acre elementary school site proposed for
the northwesterly corner along Red Hill Avenue. The LearniagEducation
Village may also accommodate 10 acres of a Law Enforcement Training
Center or use of the site by the South Orange County Community College
District (PA I-B), and a 4-acre Children's Intermediate Care Shelter (PA
I-C). The LeamiHgEducation Village may also include a child care facility
(pA I-D), an educational use operated by the Rancho Santiago
Community College District, and a City-owned site.j propesed for reuse.
In addition, a more detailed description of these and other public-benefit
uses is contained in Section 2.3 and 2.4 of the Plan.
The Community Park (P A 2) is located within the existing military
recreational fields and facilities. It will contain sports fields and other
community-level recreational opportunities to serve residents of the
Specific Plan as well as residents to the north. The Transitional!
Emergency Housing site (pA 3) would anticipate reuse of two existing
barracks (Building Numbers 553 and 554) and accompanying parking
areas for an emergency homeless shelter or transitional housing for
homeless persons.
The regulations and guidelines have been developed in response to issues
raised at both the Neighborhood and Planning Area levels. The issues
involve preserving the village character through new development and the
reuse of courtyards, common greens, and pedestrian paths; screening and
landscape design along roadways; creation of view corridors to the
northern blimp hangar (if retained); and trail linkages to adjacent
neighborhoods.
City of Tustin
Page 3-34
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
1
AREA
3.3.2 Planning Areas 1-A, 1-8, 1-C, 1-0, ami-1-E, 1-F and
1-G-(LeamingEducation Village)
The purpose and intent of the LeamingEducation Village designation is as
described in Section 2.2.1, Land Use Designations.
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs, or by conditional use permit where the symbol "C" occurs.
. Children's intermediate care shelter (only in PA l-C as P
shown in Figure 3-1)
. Churches or other religious institutions C
. Law enforcement training facility (only in PA I-B as P
shown in Figure 3-1)
. Nursery school or child care center P
. Public school, community college, educational campus_QI P
other educationally oriented uses
. Private school C
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
.
Guard houses, gates and other security facility structures
Industrial/commercial business incubators (start-ups)
Laboratories and office facilities used for basic and
applied research, testing and consulting
Maintenance facilities, structures, outdoor storage
Medical/dental clinics
Post office
Support commercial, office, retail service uses
.
.
.
.
.
.
C. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land use designation of this Planning Area and the
Specific Plan. Decisions of the Director are appealable to the
Planning Commission.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-35
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
1
AREA
D. Site Development Standards
1. Minimum lot area - no minimum requirement
2. Maximum building height - 100 feet (six stories)
3. Maximum floor area ratio - .30 FAR, except for PA I-B and
PA l-C which shall be.35 FAR
4. Minimum building setbacks!
a) Red Hill Avenue - 40 feet
b) North Loop Road - 25 feet
c) Warner Avenue - 20 feet
d) Armstrong Avenue - 20 feet
e) Lansdowne Drive (private) - 15 feet
f) Minimum distance between buildings - 10 feet
5. Landscape setbacks 1
a) Red Hill Avenue - 30 feet
b) North Loop Road - 30 feet
c) Warner Avenue - 20 feet
d) Armstrong Avenue - 20 feet
6. Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
roads and service areas, shall be landscaped.
b) Compliance with the City of Tustin's Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines as
detailed in Section 2.17 of this Specific Plan
7. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
8. A corner triangular-shaped setback of 60 feet, measured from
the intersection of the curb lines at North Loop Road and
Armstrong A venue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines).
9. A corner triangular-shaped setback of 60 feet, measured from
the intersection of the curb Jines at Warner Avenue and
Armstrong Avenue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines).
10. A portal intersection treatment shall be provided at Valencia
and Red Hill Avenues, and Warner and Red Hill Avenues (see
Section 2.17 for landscape guidelines).
Landscape setbacks are measured from the back of the curb and are a combination of
parkway, sidewalk, and planting areas. Building setbacks are measured from future
rights-of.way. Non-conforming buildings and landscape setbacks will be permitted to
remain where existing buildings are not in future rights-of-way.
City of Tustin
Page 3-36
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
1
AREA
11. Other General Development Regulations (refer to Section 3.11
as applicable)
12. Signage (refer to Section 3.12 as applicable)
13. Off-street parking (refer to Section 3.13 as applicable)
E. Special Development or Reuse Requirements
1. A concept plan approval shall be required for individual
subplanning areas I-A, I-B, l-C, I-D, and l-E prior to reuse or
new development (refer to Section 4.2.1 of this Specific Plan).
2. Prior to any interim or permanent reuse of facilities or property
on a parcel, or prior to any new development on a parcel, other
than by the City of Tustin, those parties receiving or leasing
property from the Department of Defense or Local
Redevelopment Authority (LRA) within the
LearningEducation Village shall be required to enter into an
Agreement with the Local Redevelopment Authority. The
purpose of the Agreement is to: 1) identify the planning goals
of each of the agencies and the City or LRA for each site; 2)
identify the scope and schedule for short-range improvements
and long-range development plans for property; 3) establish a
process that provides for meaningful consultation on
development and operational issues of mutual concern; 4)
identify roadway dedications, capital/infrastructure
improvements, and environmental impact report mitigation that
will be required for use and/or development of the agency
receiving property; and 5) identify necessary procedures to
implement the Agreement.
3. Existing structures to be reused shall be brought into
conformance with applicable provisions of the Uniform
Building Code as amended by the City, State of California
Title 24 Access Compliance (handicapped provisions), and
requirements of the Americans with Disabilities Act (ADA).
4. Utility metering modifications and/or provision of independent
utility services shall be committed to by agreement between the
City of Tustin and those agencies receiving property in the
LearniHgEducation Village, prior to use and occupancy of
existing buildings and/or new development. Said agreement
shall identify required capital/infrastructure improvements and
environmental impact report mitigations.
5. Access to subplanning area I-D shall be secured from recorded
easements on adjacent private streets within the
LeamingEducation Village (Planning Area I-A).
6. The baseline mix of uses for Planning Area 1 is 98 percent
IeamingEducation Village and 2 percent Commercial, which
will be administered by the Non-Residential Land Use/Trip
Budget procedure specified in Section 3.2.4. The purpose is to
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-37
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
1
AREA
F.
ensure that adequate circulation capacity is available to serve
the proposed proj ect.
Development or Reuse Guidelines
1. Existing buildings, open space areas, and other site
improvements shall be aesthetically upgraded where needed
through architectural and landscape improvements. Such
improvements are intended to appear consistent in quality with
other college campuses in the County, and may include, but are
not limited to, the following:
a) Upgraded facade treatments, including the use of plaster,
brick, stone, and/or other approved materials
b) Upgraded window types and treatments
c) Upgraded entries, including doorways, covered
walkways, decorative paving
d) Upgraded roofing materials
e) Updated color scheme for buildings
f) Extensive planting of trees and shrubs throughout the
site, including parking areas and common open space
areas
g) Improved landscape design along building perimeters
and entries
h) Addition of pedestrian amenities including benches,
shade trees, trash receptacles, drinking fountains, and
lighting
i) Addition of bicycle facilities including bike racks
j) Creation of beam-iRgEducatiol1 Village entryways
through signage and landscape design
k) Creation of signage program for building identification
and directional signs
1) Enhanced lighting scheme for building entrances,
common areas, paths, and parking areas
2. A safe, convenient, pedestrian access shall be provided across
North Loop Road (extension of Valencia Avenue) within the
LearningEducation Village.
City of Tustin
Page 3-38
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
3. The formal siting pattern of buildings shall be continued in the
design and siting of infi11 development.
PLANNING
1
AREA
r"-U= _)t"'r...."""'~ ~
ro. ~"'''''#, ."
:>_r_""" .;-1
,..,>"",...~ V/4_
7"lIN'A"-'P5
1'1"-""'6""-;;,,
,.....~~ ~.
P~&"/"0'7""":r
4. Buildings shall be clustered to create plazas, focal areas, and
activity areas.
5. Utilize the "Village Green" and other courtyards in the siting
and orientation of buildings to provide focal areas and enhance
pedestrian activity.
6. Existing groves and linear stands of trees (i.e., California
Peppers, sycamores, jacarandas) shall be taken into
consideration when site planning for new development and
roadways. If it is not possible to preserve these existing groves
or stands of trees, a landscaping definition along public roads
and within the Planning Area shall be created.
7. Perimeter parking around buildings designed as smaller
parking "rooms" shall be provided where feasible to facilitate
pedestrian access and retain existing campus style building
configuration.
8. Demolition of structures shall be considered or undertaken
under the following conditions: 1) where information
determines the need for demolition to eliminate public health
and safety risks, 2) to improve the appearance of the Planning
Area, 3) to accommodate the completion of major roadway
improvements, and 4) to properly implement the land use
intended for this Planning Area.
A summary of the key design guidelines for the LsamingEducation
Village is provided in Figure 3-3, located at the end of Section 3.3.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-39
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
2
AREA
3.3.3 Planning Area 2 . Community Park
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use permit where the symbol "C" occurs.
.
Ba11fields, courts, playgrounds and other recreation P
facilities
Civic, cultural and community center buildings P
Nature center with live animals C
Private recreational facilities P
Public park P
Sports field lighting where lighting is designed to confine P
direct rays and glare to the premises
.
.
.
.
.
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
. Maintenance facilities and structures, enclosed and
screened outdoor storage
. Support commercial concessions
C. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of land use designation of this Planning Area and the
Specific Plan. Decisions of the Director are appealable to the
Planning Commission.
D. Site Development Standards
1. Minimum lot area - no minimum requirements
2. Maximum building height - 35 feet
3. Minimum building setback - none
4. Maximum floor area ratio - .10 FAR
5. Landscape Setbacks2
a) North Loop Road - 30 feet
2
Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. In the case of the Community Park, park area can be located in
the setback area
City of Tustin
Page 3-40
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
2
AREA
6. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan.
7. An internal pedestrian/multi-use trail through the park shall be
developed and coordinated with access to the elementary
school site to west and residential development to the east.
8. A corner triangular-shaped setback of 60 feet, measured from
the intersection of the curb lines at North Loop Road and
Armstrong Avenue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape gnidelines). If this setback conflicts with existing
ballfields that the City wishes to retain, then a reduced or
modified community intersection treatment may be provided
subject to the determination of the City.
9. Other General Development Regulations (refer to Section 3.11
as applicable)
10. Signage (refer to Section 3.12 as applicable)
11. Off-street parking (refer to Section 3.13 as applicable)
E. Special Development or Reuse Requirements
1. Existing structures shall be brought into conformance with the
Uniform Building Code as amended by the City, State of
California Title 24 Access Compliance (handicapped
provisions), and requirements of the Americans with
Disabilities Act (ADA).
F. Development or Reuse Guidelines
1. Demolition of structures shall be considered or undertaken
under the following conditions: 1) where information
determines the need for demolition to eliminate public health
and safety risks, 2) to improve the appearance of the Planning
Area, 3) to accommodate the completion of major roadway
improvements, and 4) to properly implement the land use intent
of this Planning Area.
2. A view corridor into the park at the intersection of Armstrong
Avenue and North Loop Road (extension of Valencia) shall be
maintained.
3. In conjunction with Master Plan improvements in excess of $1
million dollars in valuation, a screening wall shall be provided
along the northern boundary of park where none exists in
accordance with the General Regulations Section 3.11.
A summary of the key design guidelines for the Community Park is
provided in Figure 3-3, located at the end of Section 3.3.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-41
Chapter 3 . Land Use and Development/Reuse Regulations
Planning Area 3 - Transitional/Emergency
Housing
A. Permitted and Conditionally Permitted Uses
3.3.4
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use permit where the symbol "C" occurs.
.
Congregate care facility
Government facility
Medical/dental clinic
School, public or private community college/educational
campus
Single room occupancy hotel (192 unit maximum)
Transitiona1/Emergency housing (192 bed maximum)
P
C
C
C
.
.
.
.
P
P
.
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
.
Administrative offices
Caretaker's quarters
Assembly/multi-purpose buildings
Kitchen/dining
Maintenance/storage facilities and structures
Medical/dental clinics
.
.
.
.
.
C. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land use designation of this Planning Area and the
Specific Plan. Decisions of the Director are appealable to the
Planning Commission.
D. Site Development Standards
1. Minimum lot area - none
2. Maximum building height - 35 feet
3. Maximum floor area ratio - .60 FAR
4. Minimum building setbacks3
Landscape setbacks 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
City of Tustin
Page 3-42
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
3
AREA
a) Red Hill Avenue - 40 feet
b) Interior side yards - 5 feet
c) Minimum distance between bnildings - 10 feet
d) Private streets - 10 feet
e) Distance between accessory structures - 5 feet
1) Distance between principal and accessory structures-5
feet
5. Landscape setbacks3
a) Red Hill Avenue - 30 feet
6. Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
7. Other General Development Regulations (refer to Section 3.11
as applicable)
8. Signage (refer to Section 3.12 as applicable)
9. Off-street parking (refer to Section 3.13 as applicable)
E. Special Development or Reuse Requirements
1. Concept plan approval shall be required for Planning Area 3
prior to reuse or new development (refer to Section 4.2.1 of
this Specific Plan).
2. Prior to any interim or permanent reuse of facilities or property
on a parcel, or prior to any new development on a parcel, any
party receiving or leasing property from the Department of
Defense or Local Redevelopment Authority (LRA) shall be
required to enter into an Agreement with the LRA. The
purpose of the Agreement is to: 1) identify the planning goals
of the agency receiving property and the City or LRA for the
site; 2) identify the scope and schedule for the short-range
improvements and long-range development plans for the
property; 3) establish a process that provides for meaningful
consultation on development and operational issues of mutual
concern; 4) identify capital/infrastructure improvements and
environmental impact report mitigation that will be required of
the agency receiving or leasing property; and 5) identify
necessary procedures to implement the Agreement.
3. Existing structures to be reused shall be brought into
conformance with applicable provisions of the Uniform
Building Code as amended by the City, State of California
to accommodate existing walls or buildings not in future right-of-way. Building setbacks are
measured from future right-of-way.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-43
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
3
AREA
F.
Title 24 Access Compliance (handicapped provisions), and
requirements of the Americans with Disabilities Act (ADA).
4. Utility metering modifications and/or provision of independent
utility services shall be committed to by agreement between the
City of Tustin and those agencies receiving property in the
bcamingEducation Village, prior to use and occupancy of
existing buildings and/or new development. Said agreement
shall identify required capital/infrastructure improvements and
environmental impact report mitigations.
5. Access to Planning Area 3 shall be secured from recorded
easements on adjacent private streets within the
LeamingEducation Village (planning Area 1).
6. Transitional/emergency housing shall not be used in
calculating the total number of units permitted to be in rental
tenure in the Specific Plan.
Development or Reuse Guidelines
1. Existing buildings, open space areas, and other site
improvements shall be aesthetically upgraded through
architectural and landscape improvements, prior to issuance of
use and occupancy permits. Such improvements may include,
but are not limited to, the following:
a) Upgraded window types and treatments (i.e., trim)
b) Upgraded entries, including doorways, covered
walkways, decorative paving
c) Upgraded roofing materials and roof overhangs
d) Extensive planting of trees and shrubs throughout the
site, including parking areas and common open space
areas
e) Improved landscape design along building perimeters
and entries
1) Addition of pedestrian amenities including paths,
benches, shade trees, trash receptacles, drinking
fountains, and lighting
g) Addition of bicycle facilities including bike racks
h) Creation of signage program for building identification
and directional signs
i) Enhanced lighting scheme for building entrances,
common areas, paths, and parking areas
2. The existing concrete wall along Red Hill Avenue shall be
replaced or aesthetically improved to be decorative, durable,
and to blend with the landscape design along Red Hill Avenue.
A summary of the key design guidelines for the
Transitional/Emergency Housing site is provided in Figure 3-3,
located at the end of Section 3.3.
City of Tustin
Page 3-44
MCAS Tustin Specific Plan/Reuse Plan
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Chapter 3 . Land Use and Development/Reuse Regulations
This page intentionally left blank.
City of Tustin
Page 3-46
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
(
3.4 NEIGHBORHOOD B
3.4.1 Introduction
Neighborhood B is composed of Planning Areas 4, 5, and 7, as shown on
the Statistical Analysis, Table 3.2. The Low Density Residential use (pA
4) containsed 274 existing attached dwelling units, known as Tustin Villas
'Nfliea may Be reH.aBilitatBa er Hew 1H1its may Be reeenstructea. The City
has identified some of the corrections necessary to meet building and
safety code requirements. However, the existing units lacked the
architectural and landscaping details generally found in private market
housing. The following regulations and guidelines address the improve-
ments that will be required 1'lrier to relise er any for new construction.
Planning Area 5 containsed nine small buildings located in the southwest
corner of the Planning Area. These BliiMings, along wita tae asseeiatea
1'larldng areas, ,....ill neea te be aeffielishea in erder to aeesffiffisaate tae
ffieailiffi Elensity residential IiDes aesignGtea fer this area. Planning Area 7
contains two of the blimp hangar mooring circles as well as undeveloped
land area.
,'-'
The following regulations and guidelines have been developed in response
to issues at both the Neighborhood and Planning Area levels. The issues
involve the need for upgrading the housing area to market-rate standards;
infill development considerations for new housing; visually integrating
uses through landscape design; and trail linkages to adjacent
neighborhoods.
,--.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-47
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
4
AREA
3.4.2 Planning Area 4 - Low Density Residential
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use permit where the symbol "C" occurs.
. Community care facilities for six or fewer persons P
. Condominiums and cooperatives P
. Family care home, foster home or group home, for six or P
fewer persons
. Large family day care for seven to twelve children on P
single family detached lots in accordance with the Tustin
City Code
. Multiple-family dwelling units (apartments) in C
accordance with tenure provisions in Section 3.4.2.G
. Residential care facility for elderly, for six or fewer P
persons
. Single-family attached dwelling units and duplexes P
. Single-family detached dwelling units P
. Single-family detached carriage way units P
. Small family day care for less than seven children on P
single family detached lots
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
.
Carports
Garages
Home occupations subject to provisions of the City Code
Patio covers/trellises
Swimming pools, spas, jacuzzis
Tennis courts, basketball courts and other multi-purpose
courts, recreation and community buildings
.
.
.
.
.
C. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose ofthe land designation of this planning area and the Specific
Plan. Decisions of the Director are appealable to the Planning
Commission.
City of Tustin
Page 3-48
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
.
D. Site Development Standards - Single Family Detached
1. Maximum dwelling units - 7 dwelling units per acre
2. Minimum lot area - 3,000 square feet
3. Minimum lot width - 35 feet
4. Maximum building height - 35 feet
5. Maximum lot coverage - 50 percent of lot area. Covered areas
shall include all areas under roof except trellis areas, roof
overhangs, and covered porches outside the exterior wall.
6. Minimum building setbacks4
a) Edinger Avenue - 40 feet
b) Local public street - 10 feet
c) Private street or private drive - 5 feet
d) Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
e) Rear yard - 10 feet
f) Distance between accessory structures - 5 feet
g) Distance between principal and accessory stlUctures - 5
feet
7. Landscape setbacks4
a) Edinger Avenue - 30 feet
8. Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
9. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
10. Fences and Walls
a) Compliance with General Regulations Section 3.11.
b) A masonry block wall shall be maintained and/or
constructed along the western perimeter of the Planning
Area in accordance with the General Development
Regulations.
11. Other General Development Regulations (refer to Section 3.11
as applicable)
12. Signage (refer to Section 3.12 as applicable)
13. Off-street parking (refer to Section 3.13 as applicable)
.
Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-or-way. Non-
conforming landscape and building setbacks will be pennitted to remain to accommodate
existing walls or buildings not in future right-of-way.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-49
Chapter 3 . Land Use and Development/Reuse Regulations
IE.
PLANNING
4
AREA
Site Development Standards - SiDl!le Familv Detached Carriage
Way Units
Definition: A type of single family detached product that is located
on a minimum thirty-six (36) foot wide paved street with a ten (10)
foot parkway on both sides of the paved portions of the street with a
garage that is located to the rear of the residence and takes access
from a rear two-way alley that is a minimum of twenty-four (24) feet
wide.
1. Maximum dwelling units - 7 dwelling units per acre
2. Minimum lot area - 3,000 square feet
3. Minimum lot width - 35 feet
4. Maximum building height - 35 feet
5. Maximum lot coverage - 50 percent of lot area. Covered areas
shall include all areas under roof except trellis areas, roof
overhangs, and covered porches outside the exterior wall.
6. Minimum building setbacks4
a) Edinger Avenue - 40 feet
b) Local public street - 10 feet
c) Private street or private drive - 5 feet (front yard)
d) Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
e) Rear yard - 3 feet for garage and 7 feet for living areas
including living areas above garage
j) Distance between accessorv structures - 5 feet
~) Distance between jJrincinal and accessory structures - 5
feet
h) Building to building setback - 30 feet minimum,
applicable to units fronting a pase%pen space
7 . Landscape setbacks 4
a) Edinger Avenue - 30 feet
8. Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
9. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
10. Fences and Walls
a) Compliance with General Regulations Section 3.11.
b) A masonry block wall shall be maintained and/or
constructed along the western perimeter of the Planning
City of Tustin
Page 3-50
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
.
Area in accordance with the General Development
Regulations.
11. Homes that side-on to a local road shall incorporate
architectural enhancements on the side and front view of the
unit, as seen from the local road.
12. End units - a minimum back up space of three (3) feet in
addition to the width of the drive approach.
13. Other General Development Regulations (refer to Section 3.11
as applicable)
14. Signage (refer to Section 3.12 as applicable)
15. Off-street parking (refer to Section 3.13 as applicable to Single
Family Detached)
F. Site Development Standards - Single Family Attached
1. Maximum dwelling units - 7 dwelling units per acre
2. Minimum lot area per family unit - 3,000 square feet
3. Minimum lot width - no minimum
4. Maximum building height - 35 feet
5. Maximum lot coverage - 100 percent less required setbacks
and open space areas
6. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
structures, streets, driveways, landscape setbacks, and parking
lots.
7. Private outdoor open space - minimum private outdoor open
space shall be increased to 400 square feet for existing units.
8. Minimum gross floor area per dwelling unit, excluding the
garage:
a) Bachelor - 450 square feet
b) 1 Bedroom - 550 square feet
c) 1 Bedroom with den - 700 square feet
d) 2 Bedrooms - 750 square feet
e) 2 Bedrooms or more with den - 900 square feet
9. Minimum building setbacks5
a) Edinger Avenue - 40 feet
b) Local public street - 10 feet
c) Private street or private drive - 5 feet
d) Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
e) Rear yard - 10 feet
o Distance between accessorv stmctures - 5 feel
,
Building setbacks are measured from future right-of-way. Non-conforming landscape and
building setbacks will be permitted to remain to acconunodate existing walls or buildings not
in future right-of-way.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-51
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
4
AREA
G.
g) Distance between principal and accessorv structures - 5
feet
10. Landscape setbacks6
a) Edinger Avenue - 30 feet
11. Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
12. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
13. Fences and Walls
a) Compliance with General Regulations Section 3.11.
b) A masonry block wall shall be maintained and/or
constructed along the western perimeter of the Planning
Area in accordance with the General Development
Regulations.
14. Other General Development Regulations (refer to Section 3.11
as applicable)
15. Signage (refer to Section 3.12 as applicable)
16. Off-street parking (refer to Section 3.13 as applicable)
Site Development Standards - Condominiums and Multiple
Family Dwellings
1. Maximum dwelling units - 7 dwelling units per acre
2. Minimum development site - 8 acres (minimum legal lot size)
3. Maximum building height - 40 feet
4. Maximum lot coverage - 65 percent, less the required building
and landscape setbacks
5. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
structures, streets, driveways, landscape setbacks, and parking
lots.
6. Private outdoor open space - minimum private outdoor open
space shall be increased to 400 square feet for existing units.
7. Minimum gross floor area per dwelling unit, excluding the
garage
a) Bachelor - 450 square feet
6
Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Non-confonning landscape and building setbacks will be
pennitted to remain to accommodate existing walls or buildings not in future right-of-way.
City of Tustin
Page 3-52
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
4
AI-::EA
b) I Bedroom - 550 square feet
c) 1 Bedroom with den - 700 square feet
d) 2 Bedrooms - 750 square feet
e) 2 Bedrooms or more with den - 850 square feet
8. Minimum building setbacks7
a) Edinger Avenue - 40 feet
b) Local public street - 10 feet
c) Private street or private drive - 5 feet
d) Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
e) Rear yard - 10 feet
j) Distance between accessorv stlUctures - 5 feet
g) Distance between principal al1d accessory structures - 5
feet
9. Landscape setbacks 7
a) Edinger Avenue - 30 feet
10. Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
11. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
12. Fences and Walls
a) Compliance with General Regulations Section 3.11.
b) A masonry block wall shall be maintained and/or
constructed along the western perimeter of the Planning
Area in accordance with the General Development
Regulations.
13. Other General Development Regulations (refer to Section 3.11
as applicable)
14. Signage (refer to Section 3.12 as applicable)
15. Off-street parking (refer to Section 3.13 as applicable)
H. Special Development or Reuse Requirements
I. Concept plan approval shall be required for Planning Area 4
prior to reuse or development (refer to Section 4.2.1 of this
Specific Plan).
Landscape setbacks are measured from the hack of the curb and are a combination of parkway,
sidewalk. and planting areas. Building setbacks are measured from future right-of-way. Non-
conforming landscape and building setbacks will be permitted to remain to accommodate
existing walls or buildings not in future right-of-way.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-53
Chapter 3 · Land Use and Development/Reuse Regulations
PLANNING
4
AREA
2.
Development unit - Planning Area 4 shall be developed or
redeveloped as a single development unit.
Affordability - The following minimum affordable housing
production objectives are intended to reflect the intention of the
City to create a redevelopment project area (Community
Redevelopment Law, section 33000) and as needed to meet
Regional Housing Allocation needs as identified in the
Housing Element of the General Plan through the provision of
housing for households at very low, low, and moderate
incomes levels. Specific housing requirements for
redevelopment and Housing Element compliance will be
established at the time of development project approval to
ensure uniformity with the Housing Element of the General
Plan and other applicable provisions of California Law and to
achieve the following:
a) At least 15% of units for initial occupancy by very low
income to moderate income households for
redevelopment, with 6% (or 40%) of units affordable to
very low income households.
b) At least 38 additional units for occupancy by low income
households.
c) At least 15 additional units for occupancy by moderate
income households.
d) Restricted affordable housing units shall be reasonably
dispersed throughout the project and shall be compatible
with the design and use of market rate units in
appearance, use of materials, and finished quality.
Restricted units shall be affordable for at least the
minimum period of time required by state law, or longer
if required by a construction or mortgage financing
assistance program.
e) Prior to issuance of a certificate of use and occupancy, a
developer shall enter into a legally binding agreement
with the City of Tustin or its Redevelopment Agency,
and agree to deed restrictions on targeted affordable
housing units that are binding on property upon sale or
transfer. Said agreements shall address the following:
1) Number of units by type, location, bedroom count
2) Standards for qualifying income and maximum
rents or sales prices
3) Parties responsible for sales prices and incomes
1) The City of Tustin reserves the right to negotiate transfer
of a developer's obligation pursuant to this section off-
site as a credit for affordable units which cannot be
reasonably feasible to provide on-site which shall be at
3.
City of Tustin
Page 3-54
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
4
AREA
the City's sole and absolute discretion. To ensure
comparable equivalent value of an off-site option or
exchange for not providing on-site affordable units, a
financial affordability gap analysis will be conducted by
the City, at developer's cost, to compare the value of the
off-site option and the affordability gap cost of providing
on-site affordable housing.
4. Tenure - Reuse/development in Planning Area 4 shall be
preferably ownership tenure, Development of apartments is a
discretionary action requiring approval of a conditional use
permit. Consideration of a conditional use permit should
include the City's preference for ownership tenure, and in any
event, no more than 25 percent of the total number of units
permitted within the City of Tustin portion of the Specific Plan
may be approved for apartments.
5. Existing structures to be reused shall be brought into
conformance with applicable provisions of the Uniform
Building Code as amended by the City, State of California
Title 24 Access Compliance (handicapped provisions), and
requirements of the Americans with Disabilities Act (ADA).
6. Utility metering modifications and/or provision of independent
utility services shall be committed to by agreement between the
City of Tustin and those agencies receiving property in the
P A 4 prior to use and occupancy of existing buildings and/or
new development. Said agreement shall identify required
capital/infrastructure improvements and environmental impact
report mitigations.
I. Development or Reuse Guidelines
1. Existing housing units shall be aesthetically upgraded through
architectural and landscape improvements to appear consistent
in quality with private market housing in the surrounding
neighborhoods of Tustin and Irvine. Such improvements shall
be completed prior to issuance of use and occupancy permits.
The improvements may include, but are not limited to, the
following:
a) Upgraded facade treatments, including use of plaster or
stucco, wood siding, brick, stone, and other approved
materials
b) Upgraded window types and treatments (i.e. trim)
c) Upgraded roofing materials and extension of roof
overhangs
d) Updated color scheme for buildings and walls
e) Enhancement of private patios and balconies
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-55
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
4
AREA
1) Upgraded appearance of unit entrances, including
doorways, walkways, decorative paving
g) Improved landscape design of front yards and common
areas
h) Consistent landscape treatment along local roads
i) Extensive planting of trees and shrubs throughout the site
j) Decorative treatment of all exposed site walls
k) Upgraded driveways
1) Decorative paving and other hardscape amenities for
pedestrian paths in common areas
m) Improvements to common recreational areas including
provision of shelters, lighting, and refurbishing of
facilities
n) Creation of project entryways through signage and
landscape design
0) Upgraded and consistent signage, including project
identification, addressing, and directional signs
p) Enhanced lighting scheme for units, common areas,
paths, and parking areas
q) Application of defensible space techniques 10
landscaping and lighting
2. The existing boundary wall along Edinger Avenue shall be
aesthetically improved with stucco or other facade treatment,
color, and a decorative wall cap, as shown in the example
below.
~ANT vu..I~,~'
$N"'fJ6~ A,I.OIV6 W"rll
j
Jf)( T-#&, ~A"'~
. .~UJ/oI61#>r_
-..--.
3.
In the event that infill development shall occur, the following
guidelines shall apply:
a) Consistency with scale massing, and setbacks of existing
structures.
b) Compliance with re-use guidelines that pertain to the
surrounding structures.
City of Tustin
Page 3-56
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
4
AREA
c) Compliance with appropriate landscape and parking
standards.
4. Demolition of structures may be as required by Tustin to be
undertaken under the following conditions: 1) where
information determines the need for demolition to eliminate
public health and safety risks, 2) to improve the appearance of
the Planning Area, 3) to accommodate the completion of major
roadway improvements, and 4) to properly implement the land
use intent of this Planning Area.
A summary of the key design guidelines for the Low Density
Residential Planning Area is provided in Figure 3-4.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-57
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
5
AREA
3.4.3 Planning Area 5 - Medium Density Residential
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use permit where the symbol "C" occurs.
. Churches and other religious institutions C
. Community care facilities for six or fewer persons P
. Condominiums and cooperatives P
. Convalescent hospital C
. Family care home, foster home or group home, for six or P
fewer persons
. Large family day care for seven to twelve children on P
single family detached lots in accordance with the Tustin
City Code
. Multiple-family dwelling units (apartments) in C
accordance with tenure provisions in Section 3.4.3.H
. Patio homes P
. Private school C
. Public or private preschools C
. Fire Station P
. Public/private utility building facility C
. Residential care facility for elderly, for six or fewer P
persons
. Single-family attached dwelling units and duplexes P
. Single-family detached dwelling units P
. Single-familv detached Carriage Way units P
. Small-family day care for less than seven children on P
single-family detached lots
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
.
Carports
Garages
Home occupations subject to provisions of the City Code
Patio covers/trellises
Swimming pools, spas, jacuzzis
Tennis courts, basketball courts and other multi-purpose
courts, recreation and community buildings
.
.
.
.
.
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C. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
Plan. Decisions of the Director are appealable to the Planning
Commission.
D. Site Development Standards - Single Family Detached
1. Maximum dwelling units - 15 dwelling units per acre
2. Minimum lot area - 3,000 square feet
3. Minimum lot width - 35 feet
4. Maximum building height - 35 feet
5. Maximum lot coverage - 50 percent of lot area. Covered areas
shall include all areas under roof except trellis areas, roof
overhangs, and covered porches outside the exterior wall.
6. Minimum building setbacks8
a) North Loop Road - 25 feet
b) West Connector - 20 feet
c) Local public street - 10 feet
d) Private street or private drive - 5 feet
e) Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
1) Rear yard - 10 feet
g) Distance between accessory structures - 5 feet
h) Distance between principal and accessorv structures - 5
feet
7. Landscape setbacks8
a) North Loop Road - 30 feet
b) West Connector - 20 feet
8. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
9. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
10. A comer triangular-shaped setback of 60 feet, measured from
the intersection of the curb lines at North Loop Road and
Armstrong Avenue shall be provided for a secondary
Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk. and planting areas. Non-conforming landscape and building setbacks will be
permitted to remain to accommodate existing walls or buildings not in future right-of.way.
Building setbacks are measured from future right-of-way.
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IE.
community intersection treatment (see Section 2.17 for
landscape guidelines).
11. A portal intersection treatment shall be provided at Edinger
Avenue and West Connector (see Section 2.17 for landscape
guidelines).
12. Other General Development Regulations (refer to Section 3.11
as applicable)
13. Signage (refer to Section 3.12 as applicable)
14. Off-street parking (refer to Section 3.13 as applicable)
Site Development Standards - Sinl!le Familv Detached Carriage
Way Units
Definition: A type of single family detached product that is located
on a minimum thirty-six (36) foot wide paved street with a ten (10)
foot parkway on both sides of the paved portions of the street with a
garage that is located to the rear of the residence and takes access
from a rear two-way alley that is a minimum of twenty-four (24) feet
wide.
1. Maximum dwelling units - 7 dwelling units per acre
2. Minimum lot area - 3,000 square feet
3. Minimum lot width - 35 feet
4. Maximum building height - 35 feet
5. Maximum lot coverage - 50 percent of lot area. Covered areas
shall include all areas under roof except trellis areas, roof
overhangs, and covered porches outside the exterior wall.
6. Minimum building setbacks4
a) Edinger Avenue - 40 feet
b) Local public street - 10 feet
c) Private street or private drive - 5 feet (front yard)
d) Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
e) Rear yard - 3 feet for garage and 7 feet for living areas
including living areas above garage
f) Distance between accessory structures - 5 feet
ill- Distance between principal and accessorv structures - 5
feet
h) Building to building setback - 30 feet minimum,
applicable to units fronting a pase%pen space
7. Landscape setbacks4
a) Edinger Avenue - 30 feet
8. Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
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c) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
9. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
10. Fences and Walls
a) Compliance with General Regulations Section 3.11.
b) A masonry block wall shall be maintained and/or
constructed along the western perimeter of the Planning
Area in accordance with the General Development
Regulations.
11. Homes that side-on to a local road shall incorporate
architectural enhancements on the side and front view of the
unit, as seen from the local road.
12. End units - a minimum back up space of three (3) feet in
addition to the width of the drive approach.
13. Other General Development Regulations (refer to Section 3.11
as applicable)
14. Signage (refer to Section 3.12 as applicable)
15. Off-street parking (refer to Section 3.13 as applicable to Single
Family Detached)
F. Site Development Standards - Single Family Attached
1. Maximum dwelling units - 15 dwelling units per acre
2. Minimum lot area per family unit - 3,000 square feet
3. Minimum lot width - no minimum
4. Maximum building height - 35 feet
5. Maximum lot coverage - 100 percent less required setbacks
and open space areas
6. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
structures, streets, driveways, landscape setbacks, and parking
lots.
7. Minimum gross floor area per dwelling unit, excluding the
garage:
a) Bachelor - 450 square feet
b) 1 Bedroom - 550 square feet
c) I Bedroom with den- 700 square feet
d) 2 Bedrooms - 750 square feet
e) 2 Bedrooms or more with den - 900 square feet
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8. Minimum building setbacks9
a) North Loop Road - 25 feet
b) West Connector - 20 feet
c) Local public street - 10 feet
d) Private street or private drive - 5 feet
e) Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
1) Rear yard - 10 feet
g) Distance between acccssorv structures - 5 feet
h) Distance between principal and accessory structures - 5
feet
9. Landscape setbacks 10
a) North Loop Road - 30 feet
b) West Connector - 20 feet
10. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
11. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
12. A corner triangular-shaped setback of 60 feet, measured from
the intersection of the curb lines at North Loop Road and
Armstrong Avenue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines).
13. A portal intersection treatment shall be provided at Edinger
Avenue and West Connector (see Section 2.17 for landscape
guidelines).
14. Other General Development Regulations (refer to Section 3.11
as applicable)
15. Signage (refer to Section 3.12 as applicable)
16. Off-street parking (refer to Section 3.13 as applicable)
9 Building setbacks are measured from future right-ofpway. Non-conforming landscape and
building setbacks will be pennitted to remain to accommodate existing walls or buildings not
in future right-of-way.
10 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk. and planting areas. Non-confonning landscape and building setbacks will be
permitted to remain to accommodate existing walls or buildings not in future right-of-way.
City of Tustin
Page 3-62
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.
G. Site Development Standards . Condominiums and Multiple
Family Dwellings
1. Maximum dwelling units - 15 dwelling units per acre
2. Minimum lot area - none, refer to Section 3.4.3.G1.
3. Maximum building height - 40 feet
4. Maximum lot coverage - 65 percent, less the required building
and landscape setbacks
5. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
structures, streets, driveways, landscape setbacks, and parking
lots.
6. Minimum gross floor area per dwelling unit, excluding the
garage
a) Bachelor - 450 square feet
b) 1 Bedroom - 550 square feet
c) 1 Bedroom with den -700 square feet
d) 2 Bedrooms - 750 square feet
e) 2 Bedrooms or more with den - 850 square feet
7. Minimum building setbacks 11
a) North Loop Road - 25 feet
b) West Connector - 20 feet
c) Local public street - 10 feet
d) Private street or private drive - 5 feet
e) Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
1) Rear yard - 10 feet
g) Distance between accessorv structures - 5 feet
h) Distance between principal and accessorv structures - 5
feet
8. Landscape setbacksll
a) North Loop Road - 30 feet
b) West Connector - 20 feet
9. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
11
Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non-
conforming landscape and building setbacks will be permitted to remain to accommodate
existing walls or buildings not in future right-of-way.
MCAS Tustin Specific Plan/Reuse Plan
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10. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
11. A comer triangular-shaped setback of 60 feet, measured from
the intersection of the curb lines at North Loop Road and
Armstrong Avenue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines).
12. A portal intersection treatment shall be provided at Edinger
Avenue and West Connector (see Section 2.17 for landscape
guidelines).
13. Other General Development Regulations (refer to Section 3.11
as applicable)
14. Signage (refer to Section 3.12 as applicable)
15. Off-street parking (refer to Section 3.13 as applicable)
H. Site Development Standards - Patio Homes
1. Maximum dwelling units - 15 dwelling units per acre
2. Minimum lot area - none, refer to Subsection 3.4.3.1. below
3. Building site requirements - patio home subdivisions shall be
designated as a development unit on a tentative map.
4. Maximum building height - 35 feet
5. Maximum lot coverage - 100 percent, less required building
and landscape setbacks
6. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. A
minimum of 150 square feet may be for private use if located
on ground level and open on three sides. Areas not available
for open space credit include all structures, streets, driveways,
landscape setbacks, and parking lots.
7. Minimum gross floor area per dwelling unit, excluding the
garage - 900 square feet
8. Maximum number of four bedroom units - 30 percent
9. Minimum building setbacks12
a) North Loop Road - 25 feet
b) West Connector - 20 feet
c) Local public or private street - The minimum building
setback shall be 10 feet from a public or private street.
An attached or detached garage may be setback a
minimum of 5 feet from a public or private street. If
12 Building setbacks are measured from future right-of-way. Non-conforming landscape and
building setbacks will be permitted to remain to acconunodate existing walls or buildings not
in future right-of-way.
City of Tustin
Page 3-64
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Chapter 3 . Land Use and Development/Reuse Regulations
.
d)
living areas are provided above garages, garage setbacks
shall apply provided that no more than 75 percent of the
units along the street frontage have living space over a
garage with less than a 10 foot setback. All units located
along both sides of a street segment shall be included
when calculating the above 75 percent determination,
regardless of whether they front, side, or rear load on that
section of a street. A garage shall not be setback between
9 feet and 19 feet from the right-of-way line. Garages
setback 9 feet or less shall be equipped with an automatic
garage opener.
Private drives and courts - The minimum building
setback shall be 7 feet in a private court or on a private
drive not located within a court. An attached or detached
garage may be setback a minimum of 3 feet provided that
no more than 50 percent of the length of the building
frontage over the total length of the drive or court is
setback less than 7 feet. In calculating the total length of
the drive or court and the length of building frontage, the
length of building and street frontage on both sides of the
drive or court shall be used. If living areas are provided
above garages, garage setback shall apply. The minimum
3 foot garage setback shall be increased where necessary
to accommodate required sidewalks. A garage shall not
be setback between 9 feet and 19 feet from the right-of-
way line. Garages setback 9 feet or less shall be equipped
with an automatic garage opener. A minimum distance of
40 feet shall be maintained between ground floor living
areas on units across from each other in a court, on a
drive, or on a shared driveway.
Minimum distance between buildings - The minimum
horizontal distance between adjacent buildings shall be
10 feet. The minimum distance between buildings may
be reduced to 6 feet for no more than a maximum length
of 25 feet of a building elevation, provided that there are
no windows on one elevation for that portion of the
building elevation with less than a 10 foot setback. If
living areas are provided above garages, garage setbacks
shall apply.
Tract boundary - The minimum building setback from
any tract boundary shall be 10 feet. If the tract boundary
is adj acent to a park or other permanent open space, the
minimum building setback shall be 5 feet.
Distance between accessorv structures - 5 feet
e)
1)
g)
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h) Distance between principal and accessorv structures - 5
feet
10. Landscape setbacks 13
a) North Loop - 30 feet
b) West Connector - 20 feet
11. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
12. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
13. A corner triangular-shaped setback of 60 feet, measured from
the intersection of the curb lines at North Loop Road and
Armstrong Avenue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines).
14. A portal intersection treatment shall be provided at Edinger
Avenue and West Connector (see Section 2.17 for landscape
guidelines).
15. Other General Development Regulations (refer to Section 3.11
as applicable)
16. Signage (refer to Section 3.12 as applicable)
17. Off-street parking (refer to Section 3.13 as applicable)
I. Special Development Requirements
1. Concept plan approval shall be required for Planning Area 5
prior to development (refer to Section 4.2.1 of this Specific
Plan).
2. Affordability - The following minimum affordable housing
production objectives are intended to reflect the intention of the
City to create a redevelopment project area (Community
Redevelopment Law, section 33000) and as needed to meet
Regional Housing Allocation needs as identified in the
Housing Element of the General Plan through the provisions of
housing for households at very low, low and moderate income
levels. Specific housing requirements for redevelopment and
Housing Element compliance will be established at the time of
13 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Non-confonning landscape and building setbacks will be
permitted to remain to accommodate existing walls or buildings not in future right-of-way.
City of Tustin
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PLANNING
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development project approval to ensure uniformity with the
Housing Element of the General Plan and other applicable
provisions of California Law and to achieve the following:
a) At least 15% of units for initial occupancy by very low
income to moderate income households for
redevelopment, with 6% (or 40%) of units affordable to
very low income households.
b) At least 38 additional units for occupancy by low income
households.
c) At least 16 additional units for occupancy by moderate
income households.
d) Restricted affordable housing units shall be reasonably
dispersed throughout the project and shall be compatible
with the design and use of market rate units in
appearance, use of materials, and finished quality.
Restricted units shall be affordable for at least the
minimum period of time required by state law, or longer
if required by a construction or mortgage financing
assistance program.
e) Prior to issuance of a certificate of use and occupancy, a
developer shall enter into a legally binding agreement
with the City of Tustin or its Redevelopment Agency,
and agree to deed restrictions on targeted affordable
housing units that are binding on property upon sale or
transfer. Said agreements shall address the following:
1) Number of units by type, location, bedroom count
2) Standards for qualifying income and maximum
rents or sales prices
3) Parties responsible for sales prices and incomes
1) The City of Tustin reserves the right to negotiate transfer
of a developer's obligation pursuant to this section off-
site as a credit for affordable units which cannot be
reasonably feasible to provide on-site which shall be at
the City's sole and absolute discretion. To ensure
comparable equivalent value of an off-site option or
exchange for not providing on-site affordable units, a
fmancial affordability gap analysis will be conducted by
the City, at developer's cost, to compare the value of the
off-site option and the affordability gap cost of providing
on-site affordable housing.
3. Tenure - Development in Planning Area 5 of apartments is a
discretionary action requiring approval of a conditional use
permit. In considering a conditional use permit, no more than
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-67
Chapter 3 . land Use and Development/Reuse Regulations
.
25 percent of the total number of units permitted within the
Tustin portion of the Specific Plan area may be approved for
apartments.
Condominiums and multiple family development may contain
numerous lots, but shall be designated as a development unit
on a tentative map. The minimum size for a development unit
shall be 10 acres.
J. Development Guidelines
1. Buildings should be staggered along North Loop Road to
provide variety along the streetscape.
2. The use of sound walls should be minimized through building
site location.
4.
3. Demolition of structures may be required by Tustin to be
undertaken under the following conditions: 1) where
information determines the need for demolition to eliminate
public health and safety risks, 2) to improve the appearance of
the Planning Area, 3) to accommodate the completion of major
roadway improvements, and 4) to properly implement the land
use intent of this Planning Area.
A summary of the key design guidelines for the Medium Density
Residential Planning Area is provided in Figure 3-4.
City of Tustin
Page 3-68
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f'LANNINC3
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3.4.4 Planning Area 7 - Village Services
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use permit where the symbol "C" occurs.
1. Retail commercial uses:
. Off-site Alcoholic beverage sales establishments, sHl3j eet GE
to eritcrir. in Ci:y CDdein accordance with Section 3.] 4
. Antique shop P
. Apparel stores P
. Appliance and hardware stores P
. Art gallery P
. Automobile parts and supplies (no installations) P
. Bakeries, retail only P
. Billiard hall C
. Books, gifts, and stationary stores P
. Bowling alley C
. Coffee house/cafes P
. Commercial recreation facilities C
. Cel1vellienee stereG (ill aeserallfise with the TastiH City G
GOOet
. Delicatessen! cafeteria P
. Drug store, pharmacy P
. Florist P
. General retail stores P
. Hobby shop P
. Home improvement stores P
. Household goods and services P
. Jewelry stores P
. Office supplies and equipment P
. Pet stores, supplies, and grooming P
. Photography studio, laboratory P
. Shoe stores P
. Sporting goods P
. Supermarket, grocery stores P
. Variety store P
2. Service commercial uses, including incidental retail sales:
. Automobile service station (in accordance with the Tustin C
City Code)
. Banks and financial institutions without drive-thru P
windows
. Barber, beauty shops P
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. Bulk recycling vending (in accordance with the Tustin C
City Code)
. Car wash C
. Coin-operated self-service laundromats PC
. Commercial recreation facilities C
. Dry cleaners (eemmereialstorefront) Gf
. Drv cleaners (plant en premises) C
. Emergency care facility P
. Health club Gf
. Large collection recycling facility C
. Locksmith P
. Mortuaries C
. Movie theaters C
. On-site alcoholic beverage sales establishments including C
bars, taverns, cocktail lounges (when not an integral part
of a restaurant), in accerdance with Section 3.14
. Print shop P
. Restaurants, family, specialty, and fast-food without P
drive-thru
. Restaurants, with drive-thru C
. Reverse vending recycling machines (in accordance with P
the Tustin City Code)
. Small animal hospitals or clinics C
. Tailor shop P
. Telephone answering service P
. Travel agency P
. Utility building/facility C
3. Offices:
. General offices for: advertising agency, economic P
consultant, insurance companies, escrow companies,
interior decorator, real estate, public utilities, personnel
agency, management consultant, collection agency
. Professional offices for: architect, acceuntant, attorney, P
chiropractor, contractor, dentist, doctor, engineer,
optometrist, land planner, and other similar professions
4. Public/Institutional uses:
. Churches and other religious institutions C
. Nursery school or child care center C
. Other government/utility facility C
. School, private or public C
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B. Accessory Uses and Structures
PLANNING
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Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site.
C. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
Plan. Decisions of the Director are appealable to the Planning
Commission.
D. Prohibited Uses
. '-\Gull cn:crtaiA111ent lmsin0s50s Sexually oriented
businesses
E. Site Development Standards
l. Minimum tet-site size - 10,000 square feet. Minimum building
footprint size shall be 10.000 square feet and 1.000 square feet
for freestanding retail commercial.
2. Maximum building height - ~2.Jeet
3. Maximum floor area ratio - .35 FAR for retail commercial
uses, .35 FAR for service commercial uses, .5 FAR for office
uses, and .25 FAR for public institutional uses
4. Minimum building setbacks14
a) Edinger Avenue - 20 feet
b) Tustin Ranch Road - 30 feet
c) North Loop Road - 25 feet
d) West Connector - 20 feet
e) Minimum distance between buildings - 10 feet
5. Landscape setbacks 15
a) Edinger Avenue - 30 feet
b) Tustin Ranch Road - 30 feet
c) North Loop Road - 30 feet
d) West Connector - 20 feet
6. Landscaping
14 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non-
confonning landscape and building setbacks will be pennilled to remain to accommodate
existing walls or buildings not in future right-or-way.
IS Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Non-confonning landscape and building setbacks will be
pennitted to remain to accommodate existing walls or buildings not in future right-of-way.
MCAS Tustin Specific Plan/Reuse Plan
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a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
7. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
8. A comer triangular-shaped setback of 80 feet, measured from
the intersection of the curb lines at North Loop Road and
Tustin Ranch Road shall be provided for a primary community
intersection treatment (see Section 2.17 for landscape
guidelines).
9. A portal intersection treatment shall be provided at Edinger
Avenue and West Connector (see Section 2.17 for landscape
guidelines).
10. Other General Development Regulations (refer to Section 3.11
as applicable)
11. Signage (refer to Section 3.12 as applicable)
12. Off-street parking (refer to Section 3.13 as applicable}
13. Alcoholic Beverage sales (refer to Section 3.J4 as applicable)
F.
Special Development Requirements
1. Concept plan approval shall be required for Planning Area 7
prior to development (refer to Section 4.2.1 of this Specific
Plan.
2. The baseline mix of uses for Planning Area 7 is gO peroent
Commereial and 20 pereent Puhlie/lnstitutionaJ, whiCH '!;ill be
administered by the Non-Residential Land Userrrip Budget
procedure specified in Section 3.2.4. The purpose is to ensure
that adequate circulation capacity is available to serve the
proposed project. The baseline mix does not preclude
development of listed permitted or conditional uses.
Development Guidelines
1. The architectural facade treatment on buildings shall be
consistently applied on all sides.
2. The Planning Area should include development of a
pedestrian-oriented commercial center. The inclusion of
courtyards and/or plazas within the commercial center are
encouraged.
3. Any development should ensure a strong relationship between
the main commercial center and any freestanding buildings,
with consideration given to pedestrian access and relationships
between uses.
G.
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I'LANNING
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4. A viewscape into the site shall be provided at the intersection
of North Loop Road and West Connector to provide views to
the main buildings. Pedestrian access into the site in the
vicinity of this intersection shall also be provided.
5. In the event that the Tustin Ranch Road interchange is
developed prior to development of the subject site, additional
landscaping enhancements adjacent to the intersection ramps
shall be included in any development plan for Planning Area 7.
A summary of the key design guidelines for the Village Services
Planning Area is provided in Figure 3-4.
MCAS Tustin Specific Plan/Reuse Plan
city of Tustin
Page 3-73
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Chapter 3 . Land Use and Development/Reuse Regulations
3.5 NEIGHBORHOOD C
3.5.1 Introduction
Neighborhood C is comprised of a single Planning Area, PA 6, which is
designated as Urban Regional Park (Table 3-2). The Urban Regional Park
will be owned and operated by the County of Orange. Use of the park will
include auxiliary buildings (#'s 173, 253) for Orange County law
enforcement training. Building #161 will be used as a children, youth and
family resource center.
The intent of the following regulations and guidelines for the regional park
is to achieve continuity with the Specific Plan in terms of landscaping,
trail systems, and other aspects of park design. The regional park is a
significant cultural and recreational amenity within the Plan that must be
both physically and visually accessible to the public.
3.5.2 Planning Area 6 . Urban Regional Park
.
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use permit where the symbol "C" occurs.
. Animal shelter C
. Arboretums and horticultural gardens P
. Children, Youth and Family Resource Center (building P
#161)
. Commercial recreation facilities C
. Live performance facility/amphitheater C
. Museum, cultural center, interpretive center, and/or other P
educational and cultural facility
. Nature center with live animals C
. Picnic areas P
. Recreation facilities P
. Regional law enforcement training classrooms (restricted P
to building #'s 173, 253 only)
. Park P
. Regional Archaeological Curation Center P
. Retail or service commercial uses, other than C
concessionaire commercial uses
. Riding and hiking trails and staging areas P
. Sports lighting where exterior lighting is designed to P
confine direct rays and glare to premises
. Theatres C
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-75
Chapter 3 . land Use and Development/Reuse Regulations
B. Accessory Uses and Structures
PLANNING
6
AREA
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
.
Concession commercial, gift shops (sundries, souvenirs,
books, collectibles, apparel)
Guard houses, gates and other security facilities structures
Maintenance facilities and structures
Restaurant, cafeteria, food court
.
.
.
c. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
Plan. Decisions of the Director are appealable to the Planning
Commission.
D. Site Development Standards
1. Minimum lot size - 80 acres
2. Maximum building height - 40 feet; no building height limit
shall apply to Hangar # 1
3. Maximum floor area ratio - .16 FAR for Urban Regional Park
uses including retail and commercial uses, and .25 FAR for the
Regional Law Enforcement Training Classrooms
4. Minimum building setbacks16
a) North Loop Road - 25 feet
b) Armstrong Avenue - 20 feet
5. Landscape setbacks 16
a) North Loop Road - 30 feet
b) Armstrong Avenue - 20 feet
6. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan.
7. An internal pedestrian/multi-use trail through the park shall be
developed and coordinated with pedestrian and bicycle trail
16 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right~of-way. Non-
conforming landscape and building setbacks will be permitted to remain to accommodate
existing walls or buildings not in future right-of-way.
City of Tustin
Page 3-76
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
6
AREA
systems of adjacent Planning Areas, and with city-wide bicycle
trails where applicable.
8. A corner triangular-shaped setback of 60 feet, measured from
the intersection of the curb lines at North Loop Road and
Armstrong Avenue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines).
9. Development of an animal shelter shall be subject to the
following criteria:
a) Location shall be 500 feet from any residential use or
residentially zoned property
b) Visual screening of outdoor storage and service areas
shall be provided
c) Noise control of animal containment areas shall be
provided
d) Architectural design of buildings shall be provided
e) Odor control shall be provided pursuant to General
Development Regulations, Section 3.11
10. Other General Development Regulations (refer to Section 3.11
as applicable)
11. Signage (refer to Section 3.12 as applicable)
12. Off-street parking (refer to Section 3.13 as applicable)
E. Special Development or Reuse Requirements
1. Concept plan approval shall be required for P A 6 prior to reuse
or development (refer to Section 4.2.1 of this Specific Plan).
2. Prior to any interim or permanent reuse of buildings or
property on a parcel, or prior to any new development on a
parcel within this Planning Area, other than by the City of
Tustin, any agencies receiving property from the Department
of Defense or Local Redevelopment Authority (LRA) shall be
required to enter into an Agreement with the City of Tustin.
The purpose of the Agreement is to: 1) identify the planning
goals of an agency and the City; 2) identify the scope and
schedule for short-range improvements and of any long-range
development plans for the property; 3) establish a process that
provides for meaningful consultation on development and
operational issues of mutual concern; 4) identify roadway
dedication and capital infrastructure improvements that will be
required for use and/or development, and Environmental
Impact Report mitigation required by the agency receiving
property; and 5) identify necessary procedures to implement
the Agreement.
3. A Memorandum of Agreement has been entered into between
the State Historic Preservation Office, the Advisory Council on
Historic Preservation, Department of Navy, County of Orange
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-77
Chapter 3 · land Use and Development/Reuse Regulations
F.
and City of Tustin. The Memorandum of Agreement dictates
the process to be followed in determining any future reuse or
demolition plans for the historic blimp hangar. See the Final
EIS/EIR for the Disposal and Reuse of MCAS Tustin for a
copy of the Memorandum of Agreement and specifics
regarding the future reuse or demolition of the blimp hangar.
4. Any new structural additions to Planning Area 6 shall be
reviewed and approved by the City of Tustin.
5. An interpretive center shall be provided in the Urban Regional
Park as part of the proj ect's implementation. The interpretive
center may be located in either an existing building or as part
of a new development. Pursuant to the Memorandum of
Agreement discussed in Section E.3 above, the center shall
address the history of the blimp hangar and its associated
facilities, and MCAS Tustin as a whole.
6. Existing structures to be reused shall be brought into
conformance with applicable provisions of the Uniform
Building Code as amended by the City, State of California
Title 24 Access Compliance (handicapped provisions), and
requirements of the Americans with Disabilities Act (ADA).
The State Historical Building Code, as locally adopted, may be
applied where applicable within the Planning Area.
7. Utility metering modifications and/or provision of independent
utility services shall be committed to by agreement between the
City of Tustin and those agencies receiving property in the
Urban Regional Park, prior to use and occupancy of existing
buildings and/or new development. Said agreement shall
identify required capital/infrastructure improvements and
environmental impact report mitigations.
Development or Reuse Guidelines
1. If the blimp hangar is retained as part of the Urban Regional
Park site, any new development within the Planning Area
should not obstruct the visual dominance of the blimp hangar,
particularly from adjacent roadways.
PLANNING
6
AREA
City of Tustin
Page 3-78
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
PLANNINC3
6
At-\EA
The concept below is shown as only one possible alternative concept
for the regional park site.
-
~ Animal Shelter
~Cullural_ee-
~ Histone Slimp HIInger
~ BIimo 0peraD0ns
~F_R_Cenlet
~ Pwt HeaOQuanel'$ & Oftice
~ WFteIds..Recr.nan
~ H4In:I COU/U. Recreauol'l
~ PasSIVe Part!;. RecreatIOn
~ GRlUO Events
~ Histcm::al &hibit Center
....:.J Pomng
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-79
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
6
AREA
2. Demolition of structures shall be considered or undertaken
under the following conditions: 1) where information
determines the need for demolition to eliminate public health
and safety risks, 2) to improve the appearance of the Planning
Area, 3) to accommodate the completion of major roadway
improvements, 4) to properly implement the land use intent of
this Planning Area, and 5) where all requirements of subsection
E.3 above have been met.
A summary of the key design guidelines for the Urban Regional Park
is provided in Figure 3-5.
City of Tustin
Page 3-80
MCAS Tustin Specific Plan/Reuse Plan
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Chapter 3 · Land Use and Development/Reuse Regulations
3.6 NEIGHBORHOOD D
3.6.1 Introduction
Neighborhood D is comprised of a single three Planning Are~, P A 8,-.lJ.,
and 14. which areH; designated Community Core. The COHUlltlAity Core is
eX13ccced to be deyeloped in the final phases of the Specific Plan's buildmlt
due to enviro!1fFlefl{al cleaf! tljl timing, rom-kot absorption factors, and higfl
tlemefi.tten costs associated ,vith airfield ojlerations. This m-ea contains the
existing base mn'Nays and staging areas. the southern blimj3 hangar, aHd
etller facilities Sllj313ortin; airfield (1jlerations. The regulations and
guidelines provide flexibility for a range of uses including mixed-use
development projects, or a unique large-scale project(s) that would
complete the Specific Plan area.
3.6.2 Planning Area!, 8.13. and 14 - Community Core
A. Permitted and Conditionally Permitted Uses
PLANNING
8
AREA
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use where the symbol "C" occurs.
1.
Service commercial uses including incidental retail sales:
Banks and financial institutions without driyo thm P
windows
Barber, beauty shops P
Commercial Recreation C
Conference/convention facilities P
Coin-operated self-service laundromats P
Dry cleaners (commercial) C
Emergency care facility P
Extonded Stay Hotels II .c
Health club P
HotellS f
Indoor performance facilities .G
Li\'e pOFIBnnance faeilitiesfOutdoor amphitheater..Q[ C
performance facilities
Locksmith P
Movie theaters f
On-site alcoholic beverage sales establishment illcluding C
bars. taverns, cocktail lounges (when not an integm)j;)art
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
17 Pem}itted lfi Planning Area 8 on I\!. Not a Dcrmjcted LIse in Plannin!:! Areas 13 and 14,
I~ A minimum 0[500 hotel rooms. contained within lTIultiDle facilities. shall be located \vithin
Ncig}1borhoQd D.
City of Tustin
Page 3-82
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
ofa restaurant), in accordance with Section 3.14.
0 Print shop p
0 Restaurants, family, specialty, and fast-food without P
drive-thru
0 Rc':erse ,'ellding recycling machines (in aceordanee witll P
tile City Cflse)
0 Surgicare centers P-
o Telephone answering service p
0 Theater, including live perfonnance r.
0 Travel agency P
2. Retail commercial uses:
0 General retail stores f
. Grocery store f
. Outdoor newsstand P-
o Office supplies and equipment f
. Off-site alcoholic beverage sales establishments, in P-
accordance with Section 3.14
. Photography studio, laboratory f
. Prillt/reprog.raphics shop f
, Offices:
.'.
0 Corporate headquarters/offices P
0 Generaloffices for: advertising agency, economic P
consultant, insurance companies, escrow companies,
interior decorator, real estate, public utilities, personnel
agency, management consultant, collection agency
0 Medical clinics P
0 Medical offices/healthcare centers P
0 Professional offices for: architect, accountant, attorney, P
chiropractor, contractor, dentist, doctor, engineer,
optometrist, land planner, and other similar professions
3-A. Industrial uses:
0 Advertising and publishing businesses P
0 Automobile research, design. and development f
0 Blue printing, reproduction and copying services, P
photocopies, bookbinding, photoengraving and printing
0 Commercial library P
0 Communications businesses P
0 Communications equipment center p
0 Consumer electronics design p
0 Data storage, retrieval, send-receive operations P
PLANNING
8
Af,EA
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-83
Chapter 3 . land Use and Development/Reuse Regulations
.
Electronic equipment testing and repair service
Experimental/prototype assembly and testing facilities
Hardware design uses
Industrial/commercial incubator (flexible) buildings
Instructional/vocational school
Light industrial uses, general (including manufacturing,
and assembly, and distribution)
Mail order businesses
Motion picture and recording studios
Office furniture, equipment and sales
Pharmaceutical products manufacturing
Manu fucturing/di stribmiefl
Research and development facilities (including
laboratories, biotec1mology, product development, and
manufacturing)
Science laboratories
Simulation development uses
Small animal hospitals or clinics
Software design uses
Technology exchange/transfer services
Warehousing and storage
PLANNING
8
AREA
,
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
405. Residential uses:
.
Family care home, foster home or group home, for six or
fewer persons
Large family da~ffie childroo-B+l
siflgle family detached lots in aceordanee with the Tustin
City C0de
Small family day care on-single family detaehed lots
Condominiums and cooperatives
Multiple family dwellings (apartments) in accordance
with tenure provisions in Section 3.6.2.J
Patin homes
Single family attached dwelling units and duplexes
&iflgkHamtJy-OOtaehed d,,\'olling units
.
.
.
.
.
.
.
~6. PubliclInstitutional uses:
P
P
C
P
P
P
P
P
P
P
P-
P
P
P
C
P
P
~
P
P
P-
P
G1'
P
P
P-
. Art and cultural facilities l'
. Churches and other religious institutions P-~
. Community and recreational facilities E
. Congregate care, convalescent, and assisted living C
facilities
. Hospital,~haalth managoment organizat.ffin PC
. Nursery school or child care center C
City of Tustin
Page 3-84
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
8
AREA
. Open space. public and private .e
. Parks, plavgrounds and accessorv uses .e
. School, public P
. School, private C
. Utilitv building/facility .e
7. Mixed Uses
. Residential and commercial retail. service commercial. .e
publiclinstitutional. and/or office uses ( including
live/work)
, Commercial retail and service commercial. .e
public/institutional. and/or office uses
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
. Accessorv distJibution related to a primary use f
. Carports .e
. Caretaker's residence .e
. Enclosed, screened, outdoor storage .e
. Garages .e
. Home occupations subject to provisions of the City Code .e
. Maintenance facilities and structures .e
. Outdoor dining, subiect to City of Tustin guidelines .e
. Patio covers/trellises f
. Retail commercial businesses .e
. Reverse vending recycling machines (in accordance with f
the City Code)
. Small family day care for eight or fewer children .e
. Swimming pools, spas, jacuzzis f
. Tennis courts, basketball courts and other multi-purpose E
courts, recreation and community buildings
. Vendor carts or commercial kiosks (outside of street ~
right-of-wav)
C. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-85
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
8
AREA
Plan. Decisions of the Director are appealable to the Planning
Commission.
D. Prohibited Uses
. /\.dult EntsrtainlTlsllt Uses Sexually-oriented businesses
E. Site Development Standards - Non-residential Uses/Mixed Use
1. Minimum lef--site size - 1 acre 20.000 square feetfor non
resideHtial uses. Minimum building footprint size shall be
10.000 square feet and 1.000 square feet for freestanding retail
commercial.
2. Maximum building height --= ool1t!150 feet unless the building
meets the criteria for exceptions to the hei ght limits as set forth
below:
a) Exceptions to Height Limits. ExcePtions to height limits
may be permitted UP to 180 feet if approved bv the
!::ommunity Development Director. ApprovaL conditional
approval or denial of an exception request will be based on
an applicant's demonstration that the implementation of the
proposed exception will meet the following criteria and/or
lindings which shall be used to evaluate the exception
reCluest:
o The design of the proposed development is distinctively
architecturallv superior. Architecturally superior
features mav include. but are not limited to features
such as the building being detailed in such a way as to
reinforce pedestrian scale by articulating the separate
floor levels and by increasing the level of detail of the
first floor: layering in the building structure of
architectural elements and details designed to add
interest and reduce the apparent mass of the building:
roof elements of the structure are designed as an
integral component of the form of the building. its
mass. and facade with building f0I111 enhanced where
possible by offsetting roof plans. eave heights and
rooilines; the mass and scaly of buildings respect the
visual and phvsical relationship to adiacent buildings:
and. provides an oDPortunity for variation and
articulation in the scale and form of structures within a
Planning Area.
o The proDosed exceptions are design solutions that
implement the intent ofthe Specific Plan. the obiectives
orthe Communitv Core District and the adopted Design
Guidelines.
City of Tustin
Page 3-86
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
o Granting of an exception will have a beneficial impact
and does not adverselv affect development.
3. Maximum floor area ratio .5 for the PllHlflillg
AreaNeighborhood D as a whole!2, however, the maximum on
an individual parcel may exceed .5 FAR as long as the total
floor area allocated to ~Neighborhood D (as specified in
the Land Use Plan Statistical Analysis, Table 3-1) is not
exceeded.
4. Maximum dwelling units ,- 25 dwelling units per acre for
Neighborhood D as a whole2o, however the maximum on an
individual parcel may exceed 25 dwelling units per acre as long
as the total dwelling units allocated to Neighborhood D (as
specified in the Land Use Plan Statistical Analysis, Table 3-1)
is not exceeded, subiect to Concept Plan approval.
40-5. Maximum site coverage - 100 percent less required setbacks
and open space areas
~6. Minimum building setbacks21
a) Tustin Ranch Road - 30 feet
b) North Loop Road - 25 feet
c) Armstrong Avenue - 20 feet
d) South Loop Road - none
e) Barranca Parkway - 30 feet
~ Warner Avenue - 20 feet
g) Local public streets - none
h) Private streets or drives - none
i) Minimum distance between buildings - none
!WLAdjacent to open space or public/institutional use - .UJ
feefnone
fr. 7. Landscape setbacks 17
a) Tustin Ranch Road - 30 feet
b) North Loop Road - ;+G-~feet
c) Armstrong Avenue - 20 feet
d) South Loop Road - none
e) Local public streets - none
f) Private streets or drives - none
!BgL Warner Avenue - 20 feet
+'-8. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
PLANNING
8
AREA
1<1 IncllJdinujl@licri\!hts-ilf:\vavand easements. Darks. hillh school site..~_f..:.
20 Including pubhc rights.of-v,,'av and easements. Darks. hilZh school site. etc.
21 Landscape setbacks are measured from the back of the curb and are a combination of
parkway. sidewalk, and planting areas. Building setbacks are measured from future
rights-of-way. Non-conforming building and landscape setbacks will be permitted to
remain where buildings are not in future right-of-way.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-87
Chapter 3 . land Use and Development/Reuse Regulations
PLANNINC;
8
AREA
b) Compliance with the Landscape Design Guidelines III
Section 2.17 of this Specific Plan.
&9. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trail where applicable.
9,/\ somer tRllRglilar shaped setbaek ef a miaiallllR of 80 feet,
measlH"ed ITom the interseetioa of the eHrb ]iaes at North Leefl
Road ami THstin RaHOO Read shall be previded for a primary
eemmHBity e!1tr)' treatment (see Sestiea 2.17 for landseafle
gHillelines).
10. (Section Deleted))\ eomer triUl~gular shaped sotback of 60 foet,
measured from tile intersection (*-the curb lines at Wamer
,',yenue and },rmstrong /\yenue sllall be provided f-or a
secondary community intemec:ion treatment (see Section 2.17
for landscape guidelines).
11. Other General Development Regulations (refer to Section 3.11
as applicable)
12. Signage (refer to Section 3.12 as applicable)
13. Off-street parking (refer to Section 3.13 as applicablet
14. Alcoho,lic beyerage sales (refer to Section 3.14 as applicable)
F. (Section Deleted)Site Denlllflmcnt StaBElards Single Family
Detached
.J-.Mal.....jffiBfH dwelling units 7 dwelling units per acre
2.Minimum lot area 3,000 square fce:
3.Minimuffi lot width 35 foet
4,Ma)(im:lI~g hoight 35 feet
5.Maximllnl lot coverage 50 percent of lot area. Covered areas shall
induds all areas tII1der roof eKeeflt trellis arens, roof OyerllaHgs,
a~orchcs outside the e)(terior "vall.
6.MiniT!111111 building setbaeks6<
a)THstin Raneh Road 30 feet
~rth LOOfl Road 25-fet..4
c )/\nnstrong /\selllle 20 feet
d)Warnor ,','ienue 20 feet
ejLocal fl:Jhlic street 1-4-feet
f)Private street or dri'ie 5 feet
g)l1'1terior side yard 3 f-eet 1191HlmllIR witll ag.:;regGte
requirement of 10 feet f{)r both sffies
h)Rear yard 10 feet
7.Landseape setbaclw+&
a)Tustin Ranch Road 3G-reet
8)1'<0..tl1 Loop Read 30 feet
22 Building setbacks are measured from the future right-of-way. Landscape setbacks are
measured from the back of curb and are a combination of parkway, sidewalk and planting
area.
City of Tustin
Page 3-88
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
8
AREA
d)Warner ,'\\"eR~le ~O feet
8.Lafldseapiflg
a)Compliance witl'! the City of Tustin Landscape and Irrigation
GHidelines
b)CompliaFlce wi:h the Landscape Design Gliidelines iH
Section 2.17 ofthiG Specific Plaf1
9.Bieycle and pedestrian eirelilatioFl facilities sRall provide
eonneetions witRin tAe Planning ,'\reG, to adjacent PlaHning
"seas. llI1d to citywide bicycle trails ',vbere applicable. The
facilities sRall incorporate vistas into tile golf eourse wllere
possible 811(1 provide for eCl!1venioot bicycle aBd pedestrian
access from the Planning Area to tho THstin Commuter Rail
Station.
10./\ eomer triaflgHlar shaped se:kelc of 80 fee'., measarecl fronl tile
intersection of tho curb liAes at Ttlstin RallC-fl-Rood and Nortll
Loop Road shall be pro\ icled for a prinlaf)" commlJnity
intersectioH treatI1lellt (see Section 2. I 7 fer lan.dseape
gffidelines).
11./\ COfser triaflglilar sllaped setback of 80 f-eet, measured from the
intcrseetion of tile 0lirb lines at Warner ,^.ven'.le afld ,'\n'l-lstroAt;
AveHue shall be provided for a secondar/ community
intersection treatmell! (see Section 2.17 for landscape
guidelines).
12.0tller General Deve~opme!lt Ret;ulations (refer to Section 3.11 as
applicable)
13,Signage (refer to Section 3.12 as applieable)
11.0ff stroet parking (refer to Section 3.13 as applicable)
G.(Section Deleted)Site De'.elollment Standards
f.ttaeked
I .MaximwlI dwelling units 15 dwelling units per acre
2,MirHnHtl13 lot area per fa,lRily Ifllit 3,000 sq:mre feet
3.Mininmm lot v.idth no minimum
1.Ma)[inllllR tmilBing heigl'!t 35 feet
5.Ma)[iInam let coverage 100 percent less recpired setlJaclcs and
epeH space areas
6.Cel11l11on open sraGe- 100 square feet per dwelling unit loc~.ted
within COltllHOH, clesignatod recreational areas. Private attacheB
grollRd le'iel patios may Be credited if open on three sides.
Al'L>as-+~vailable f-or open space ereBil inclHde all structmes,
streets, dl;vewa)"s, lafldscape setbacks, aBd parking lots.
7.MiHimllifl gross .floor area per dwelling lIRit, e)ielHdiBg :he .:;arage:
a)Bachelor 150 sq\tare feet
13)1 Beclroom 550 sqHare feet
~I Bedroom witR den 700 sq\'!".re feet
Single Family
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-89
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
8
AREA
d)2 Bedroon,s 750 sqHare feet
e)2 Bedrooms or more witH den 900 sq:lare feet
&,M~mmum buildillg-&etbaeks:lJ
a)Tustin RancH Road 30 feet
b)Nortb Loel' Road 25foet
€fA~m&trong I, venue 20 feot
d)Wamor Avcmle 20 feet
e)Loeal l':lblie street 10 feet
f)Plivate stroet or dri'ie 5 feot
g)lnterior side yard 3 feet mllllfilUnl v.itH aggregate
requirement of 10 [-cet for both sides
h)Rear yard ] 0 foet
9.Landsca[Je setbacks.9
a)Tustin Ranch Road 30fo(},
~l'th-boop Rooo 30 fret
c ),^.rmstr-eflg }, VCfIHe 20 feet
d)Wamer ,A,'ien:le 20 feet
,l4.-Landscapin;:;
a)Cemplianee with the City of Tus,in Larldseape and Irrigation
Guidelines
b)CompliaHre----wtth tho Landscape ])esign Guidelines in
Section2.17 of this Specific Plan
1 "Bicycle and l'edestrian eir-culation facilities SHall provide
€onnoctions v,ithffi--the Planning I.rea, to aejacent Planmng
,'seas. ami to city'.yide bicycle trails where applicable. THe
facilities shall ineerporato 'tistas into tHe gelf eearse wllere
j3BSSiBJe and provide for cOHvenietl{ bicye-le and pedes,rian
access [yom tHe Plalming I.rea to tHe Tus,in CemmHter Ruil
Sta:ien.
.J-;hA-eemeHFiooglllar shaped-w:back of 80 feet. measurccl- from th€
intersectio!1 of ,he emb lines at Tustin Rarlel~ Road ami North
Loop Road shall be provided KJr 11 primary commuFlity
iRterseetion treatment (see SectioFl 2.17 for landscape
;:;uideliHes).
13./\ comer triangular shaped se,bGek of 60 feet, measured from tile
intersectieR-Bfthe cur~1Iines-~enue and /\nnstrong
A velme SHall be fll-o','ided for a secondary community
i!1ter:Jection treGtment (see Scetion 2.17 for IllAdsCl:po
guidelineB}.
14.0tHer GeHeral DevelopmelH Regult:tioBs (refer to Seetiol1 3.11 as
applieable)
15.Si;na;e (refer to SeetieH-3.12 as applicable)
I 6.0ff street parlling (refer to Section 3.13 as applicable)
23 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way.
City of Tustin
Page 3-90
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
JhG.Site Development Standards - Condominiums and Multiple
Family Dwellings
1. Maximum dwelling units - 25 dwelling units per acre for
Neighborhood D as a whole. however. the maximum on an
individual parcel may exceed 25 dwelling units per acre as long
as the total dwelling units allocated to Neighborhood D (as
specified in the Land Use Plan Statistical Analysis, Table 3-1)
is not exceeded.
2. Minimum lot area - none, refer to Section 3.6.2.1 below
3. Maximum building height - 60 feet, fElT lIorizontal mixed Iise
development, 1~et or 3 stories for multiple family
de, elopments that are net part of a horizontal mixes Iise
doveloflment.
1.Maximurn wl c(werage 65 flerGen" loss t.fle-.required bllilsing aAd
laASSGatJe setbacks
4. COtllilHlI1 oflen Open space - ~ 150 square feet per dwelling
unit~ ]oeated within Gommon, designated reereationa] areas.
Private attached ground level patios may be credited if open on
three sides. f,reas net availaBle fElT o]'len spaGe erGsit iHGluae
all stmEtHros, streets, driVEways, landscape sethacks, aHd
park:ng lets.
&5. Minimum gross floor area per dwelling unit, excluding the
garage
a) Bachelor - 450 square feet
b) 1 Bedroom - 550 square feet
c) 1 Bedroom with den -700 square feet
d) 2 Bedrooms - 750 square feet
e) 2 Bedrooms or more with den - 850 square feet
+.6. Minimum building setbacks24
a) Tustin Ranch Road - 30 feet
b) North Loop Road - 25 feet
c) Armstrong Avenue - 20 feet
d) Warner Avenue - 20 feet
e) Local public street - 10 feet
1) Private street or drive - 5 feet
~_ItJterier side yar.a 3 foet minimum-with aggregate
reEJuirement of 10 feet for botll sides
ltlgLRear yard - 10 feet
h) Distanccs between accessory structures - 5 feet
i) Distance between principal and accessory structures - 5
feet
PLANNINC;
8
AHEA
24 Landscape setbacks are measured from the back of the curb and are a combination of
parkway. sidewalk, and planting areas. Building setbacks are measured from future
rights-of-way. Non-conforming building and landscape setbacks will be permitted to
remain where buildings are not in future right-of-way.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-91
Chapter 3 · land Use and Development/Reuse Regulations
PLANNING
8
AREA
7. Landscape setbacks20
a) Tustin Ranch Road - 30 feet
b) North Loop Road - 30 feet
c) Armstrong Avenue - 20 feet
d) Warner Avenue - 20 feet
9,-8. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
M,9. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
-!-h10. A comer triangular-shaped setback of 80 feet, measured
from the intersection of the curb lines at North Loop Road and
Tustin Ranch Road shall be provided for a primary community
intersection treatment (see Section 2.17 for landscape
guidelines).
+;h II. A corner triangular-shaped setback of 60 feet, measured
from the intersection of the curb lines at Warner Avenue and
Armstrong Avenue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines).
H,12. Other General Development Regulations (refer to Section
3.11 as applicable)
-!4.13. Signage (refer to Section 3.12 as applicable)
g.,14. Off-street parking (refer to Section 3.13 as applicable)
hH. (Section Deleted) Site Dcye1epment StanHanls Patie Hames
hM<OOmttul-dwelling units 15 dwe+1i~t&j3eHl€re
2.MinimulTI lot area neBO, refer to Section 3.6.2.! lJelow
3.BHilding site requiremencs !'latio home subdh'isiens shall be
desigooted as a dtweJepmem-umt-en a tentati ve nHi!'l'
4.Maxirnu!11 building height 25 feet
5.Mmdmum lee em'Cfage 100 !'lereont. less mqaired building and
landscape setbac-ifs
6.CommoB o!'len sl1ace 100 square feet l1er dwelling llni'. located
within conunfln, designated reereaciflnd areas. ,^. miflimum flf
+W square feet may be for private use if located- on grouflEl
level and 011011 on three sides. ."Teas 110t a'o'aill1Ble for open
spt:ce credit ineJude all Dtruetures. stroets, driveways, landscape
s<:.400c-ks,-l!nd--pal'k+ng-let&
7.Minim1l11l ,,;TOSS Oom' area !'lor dVicllin[; Hllit, excludin;; the garage
900 sq m:rc feet
&M-d*fm.H~-Bf-fuuT-gedFBB!1Hlflits 30 pereem
City of Tustin
Page 3-92
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and DevelopmenUReuse Regulations
9-c I. Minimum- building setbaoksU
a)Tustin Ranoa Read 30 feet
b)North Loop Roaa 25 feet
c),^,rmstrong Avenue 20 feet
d)Wamer i\yen"e 20 feet
e)Locr.l palllie er private street The n~ll11ll1URl l3Ii,ilaing
setback shall be 10 feet from a public or pri';ate street.
An attaehed or detaehed garage may be setl3aek a
minimmn of 5 feet from a pHl3lie or priyate street. If
Itvffig areas are proyided aboye garages, gltrage setbacks
shall apply rrovidea that 110 mere than 75 pereen! oftfle
units aleng the street frontage ha'le liying space ever a
garage witR less than a 10 foot setbl~ck. .^.lIooits located
along botR sides of a street segment shall be ine1uded
"y~10n calculating the aBoye 75 rercent determination,
regardless ohyhether they fTon:, side, or rear load on tflat
sectioB of a street. ,A. garage shall not be sotl3aek l3etween
9 fee: afld 19 feet fr-em :he right of way line. Garages
sel.wek-9 feet or less sha]] be eEluipped with an automatic
garage opener.
f)Private dri'les 8f!cd eolffts The miBinmm huilsing setl3ack
shall be 7 feet in a private eourt or on a private drive not
located witRin a couli. ..\n attached or detached garage
may be setbaek a Fl1inilRlffil of 3 feet Ilrovided :Rat nO
mow than 50 rereent of tRe length of the buiMing
frontage over the total lenb1h of tRe dri':e or court is
sel-eack less than 7 feet. In ealeulating the totallensth of
the drive or court and the length of building frontage, the
length of building and street frontage Of! both "ides oft.J1e
drive or eOHrt shall be Hsed. If Ii':ing areas are provided
above gl~mses, sarage serbaek shall apply. The lflinimHffi
3 foot gara<,,;e setllack shall be inereased where neCeSSal)'
~o aeeolflmodl:te reqHired sidewalks. A garase shall net
be-setbaek-between 9 feet afld 19 feet from the riSht-ef.
way line. Garages setl3ael( 9 feet or less shall be eEluiplled
witfl afl automatic garage opener. .^. minimum distlltwe ef
10 f-cet shall be maint,:mes between grOtlHS floer living
aFsas on units across from eaeh other in a eourt. on a
drive, or on a shared sri'iewa)'.
g)l\1iniR1liffi distunee between h:lildinss The mininl:11fl
oorizontal distance between adjacent buildings shall he
10 feet. The minimlilfl dislaflce l3etween bliilsings FHa)'
be redaeed to {, tee: for no more thl:n a maximum length
PLANNINC
8
Ae<EA
2S Building setbacks are measured from future rights-of-way. Non-conforming building and
landscape setbacks will be permitted to remain where buildings are not in future right-or-way.
MCAS Tustin Specific Plan/Reuse Plan
city of Tustin
Page 3-93
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
8
AREA
of 25 foot of a bllilding eleyatiOl'l, provided thut there are
no windows on one eleyation for that portion of the
ooiklffig.~kwation with less than a 10 foot setback. If
liYing areas llre j'lrEl','ided allove garages, sarage setbaoks
sflall apply.
hfH'aet boundury The mininlllm-lmildinb setback from any
traet boundary shall be 10 feet. If the tract bOllHdary is
adjacent to a parle or o:her permanent opon spaee, the
miniRllllTI building setbaok B+la.\1-OO 5 feet.
I O.Landscape setbacks'"
a)Tustin Ranch Road 30 feet
bjNer{~
c),'.nllstrong .'. ','enlle 20 feet
d)Wafi10r ,'\ venue 20 feet
II.Landscaping
a)Complianee with tile City of THstin Landscape and lrrigatioll
Gliidelines
b)Compliance with the Landscape Design GllKk*ines in
Section 2.17 of this Specific Plan
12.Bieycle and pedestrian cirClllatiofl fooili:ies shall pro'.'ide
66RTlee-tiens within the Planning :\rea, to adjacent Planning
:\reas, and to oityviide bicycle trails where apJ3lieable.
13.,', eomer trial1Pllar shaped so:bGek of gO foet, HleuslJred froIH the
interseetfflfl- of the ourb lines at North beep Road and Tustin
Ranch Road shall be proyided for a primary eOFFllmmity
iflterseetion treutmoflt (see Seetion 2.17 for 1r.ndsct:po
plidelincs).
14..'. corner triangular sllaped setback of 60 feet, mefIDured fmm the
interseetion of the eurb lines t:t '.\1 arner ,'\ .,.enHe and f.lTnstrong
AvernJe-shfrl-1 be J3ro','ided for a secondary eOITIl1'Hlfltty
intersection treatment (see Sectioll 2.17 for landscape
guidelilles).
15.0theF-Geooffil-fleveJ.epment Rebulatiol1s tref{)r to Seetion 3.11 as
applicable)
16.8ibnabe (refer to Section 3.] 2 as applieallle)
++'2. Gff stroet parking (ref6f-1&Section 3.] 3 as applicable)
.hI. Special Development or Reuse Requirements
1. Concept plan approval shall be required for Planning Area 8,
13. and 14 prior to development (refer to Section 4.2.1 of this
Specific Plan).
215 Landscape setbacks are measured from the back of the curb and are a combination of
parkway, sidewalk, and planting areas. Non-conforrning building and landscape setbacks
will be permitted to remain where buildings are not in future right-of-way.
City of Tustin
Page 3-94
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
2. Horizontally mixed-use projects shall refer to Site
Development Standards applicable to the use(s). Vertically
mixed-use projects shall refer to the Site Development
Standards for Non-residential Uses. Yertieally mixed projeets
shall be slol13ject to a Conditional Use .Permit if a residential
uso(s) is par'. GfthG prejoet.
3. The baseline mix of uses for each Planning Area 8 is 45
pereem Offiee (of whieh 20%, is Corporate Offiee), 50 pereeRt
Indlolslrial, and 5 pemont CDfnmoreial, whieh will be
administered by the Non-Residential Land Use/Trip Budget
procedure specified in Section 3.2.4. The purpose is to ensure
that adequate circulation capacity is available to serve the
proposed project. Up to 891 residential/dwelling units are also
permitted within Neighborhood D. A minimum of 500 hotel
rooms shall be developed in PA 13 and 14. This requirement
shall be met through the development of at least one hotel
proiect with a minimum of 250 rooms with the required
balance of hotel rooms located in one or more hotel proiects
provided that each proiect shall have a minimum of 100 rooms.
4. Affordability - In the event dwelling units are proposed, the
following minimum affordable housing production objectives
are intended to reflect the intention of the City to create a
redevelopment project area (Community Redevelopment Law,
section 33000) and as needed to meet Regional Housing
Allocation needs as identified in the Housing Element of the
General Plan through the provisions of housing for households
at very low, low and moderate income levels. Specific housing
requirements for redevelopment and Housing Element
compliance on a residential housing project will be established
at the time of development project approval to ensure
conformity with the Housing Element of the General Plan and
other applicable provisions of California Law and to achieve
the following:
a) The number of affordable housing units in J2l.am1.irn<-Nea
&Neighborhood D shall be 196. of which 53 must be at
tlle verv low income level. 52 at the low income level
and 91 at the moderate income level. If future
amendments to the plan occur atM least 15% of
additional units for initial occupancy by very low income
to moderate income households for redevelopment, with
6% (or 40%) of units affordable to very low income
households. shall be ~J[(Jviaed.
b )f,t least 21 adaitiel1al units for oeeupaRey by low illeome
h01iseflolas.
~At least 41 adaitional lUlits for oeeupane)' by moaer-ate
iReome heusehGlds.
I-JLANNINb
8
AI-{EA
MCAS Tustin Specific Plan/Reuse Plan
city of Tustin
Page 3-95
Chapter 3 · land Use and Development/Reuse Regulations
PLANNING
8
AHEA
5.
ftkLRestricted affordable housing units shall be reasonably
dispersed and located and may be accomplished in
attached proiects only. The affordable units disl3ersed
cllroHghout the proj eet and shall be compatible with the
design and use of market rate units in appearance, use of
materials, and finished quality. Restricted units shall be
affordable for at least the minimum period of time
required by state law, or longer if required by a
construction or mortgage financing assistance program.
itlQLPrior to issuance of a certificate of use and occupancy, a
developer shall enter into a legally binding agreement
with the City of Tustin or its Redevelopment Agency,
and agree to deed restrictions on targeted affordable
housing units that are binding on property upon sale or
transfer. Said agreements shall address the following:
I) Number of units by type, location, bedroom count
2) Standards for qualifying income and maximum
rents or sales prices
3) Parties responsible for sales prices and incomes
~The City of Tustin reserves the right to negotiate transfer
of a developer's obligation pursuant to this section off-
site as a credit for affordable units which cannot be
reasonably feasible to provide on-site which shall be at
the City's sole and absolute discretion. To ensure
comparable equivalent value of an off-site option or
exchange for not providing on-site affordable units, a
financial affordability gap analysis will be conducted by
the City, at developer's cost, to compare the value of the
off-site option and the affordability gap cost of providing
on-site affordable housing.
Tenure - Development in PlaHfI,ing I.rea 8Neighborhood D of
apartments is limited to a total of 123. Each rental proiect to be
built shall consist of no greater than 60% of the units at the
very low income levcl and low income leyels I,-with a
maximum of 40% of the units at the verv low income level and
20% at the low income level). 20% at the moderate income
level and 20% at a market rate level. IcH)' de'ielopment iFl
PlaFlfling Area 8 of apar'.nlellts is a diseretionary aetion
requiriBg aI3Pw,.'al of a eonditional ,we permit. No IBore tllan
25 pereent of tile total f1HmSer of units penflitted witllin tile
Tustia portion of the Speeifie Plan area me.)' ee approved for
apart:alents.
Existing structures to be reused shall be brought into
conformance with applicable provisions of the Uniform
Building Code as amended, State of California Title 24 Access
Compliance (handicapped provisions), and requirements of the
6.
City of Tustin
Page 3-96
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
8
AI~EA
Americans with Disabilities Act (ADA). The State Historical
Building Code, as locally adopted, may be applied where
applicable in the Planning Area.
7. Utility metering modifications and provision of independent
utility services shall be committed to by agreement between the
City of Tustin and those agencies receiving property in the
Community Core, prior to use and occupancy of existing
buildings and new development, except for interim use.
8. A Memorandum of Agreement has been entered into between
the State Historic Preservation Office, the Advisory Council on
Historic Preservation, Department of Navy, County of Orange
and City of Tustin. The Memorandum of Agreement dictates
the process to be followed in determining any future reuse or
demolition plans for the historic blimp hangar. See the Final
EIS/EIR for the Disposal and Reuse of MCAS Tustin for a a
copy of the Memorandum of Agreement and specifics
regarding the future reuse of demolition of the blimp hangar.
9. Prior to any interim or permanent reuse of buildings or
property on a parcel, or prior to any new development on a
parcel within the Planning Area, any agencies receiving
property from the Department of Defense or Local
Redevelopment Authority (LRA) shall be required to enter into
an Agreement with the City of Tustin. The purpose of the
Agreement is to: 1) identify the planning goals of an agency
and the City and LRA; 2) identify the scope and schedule for
short-range or long-range development plans for the property;
3) establish a process for meaningful consultation on
development and operational issues of mutual concern; 4)
identify roadway dedication or capital/infrastructure
improvements that will be required for use and/or
development, and Environmental Impact Report mitigation
required by the agency receiving property; and 5) identify
necessary procedures to implement the Agreement.
10. (Section Deleted) lethe fiaal alignment f(lr Tlistin Ranch R(lad
differs fr-em tile aSSliffied aligHnleat as described in SectiElfl 3.2,
adjHstlBeats in aereage aHd develoPlBoot potential for Planning
,'.rea 8Nei>:hborlloed D and PlaHIDng Area 15 (Golf
ViHagoResideHtial Core) shall be ealelilated in accordance with
tile pf-O','isions of SectiElIl 3.2.5. \Vaile the reSj3ecti'/e Planning
Mea bOlifHlari es may shift sliglltly, Tastin RaHcfl Raaa will
remain the cammon saundary setween Planning }.rea
8Neicllllorhood D and Planning :\rell 15. If tile final aligAment
for Wllffier Avenue differs fr-em the assmned alignment, as
descFised in Section 3.2, adjustments in acreage lIl1d
aevelollment patelllial for Planniag }.rea 8 lIl1a Planning Areas
13 Ilfld 1 e shall be Clllclilated in accordance with the ]9rovisions
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-97
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
8
AREA
,
efSeetion3.2.5. While the reSfleetiye plaillling area eeltilaaries
may shift slightly, Waffler }\veIl\,le will romain the 6ommon
bOlinE!ary between PIlM'_-Hng ;\rea 8 anE! Planning }\reas 13
and 16.
K.J. Development or Reuse Guidelines
1. View windows into the Planning Area from Wamer Avenue
and Tustin Ranch Road should be incorporated into the site
planning for individual projects.
2. Creative site planning is encouraged for this site due to its
prominent location within the Specific Plan. Careful
consideration of building site location, attention to views,
relationships to surrounding uses and open spaces all need to
be incorporated into site plans.
3. Demolition of structures may be required by Tustin to be
undertaken under the following conditions: I) where
information determines the need for demolition to eliminate
public health and safety risks, 2) to improve the appearance of
the Planning Area, 3) to accommodate the completion of major
roadway improvements, and, 4) to properly implement the land
use intent of this Planning Area, and where all requirements of
subsection J.8 above have been met.
A summary of the key design guidelines for the Community Core is
provided in Figure 3-6.
City of Tustin
Page 3-98
MCAS Tustin Specific Plan/Reuse Plan
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Chapter 3 . land Use and Development/Reuse Regulations
3.7 NEIGHBORHOOD E
3.7.1 Introduction
Neighborhood E is comprised of Planning Areas 9,10, 11, and 12, 13, afld
+4, as shown on the Statistical Analysis (Table 3-2). Future uses within
this neighborhood will primarily involve the development of new
structures and facilities. The regulations and guidelines encourage a high
quality business park development, where building orientation/site design,
parking areas, pedestrian/bicycle paths, and access points are well
coordinated between Planning Areas and relate well to adjacent uses. The
regulations also address the need for a coordinated internal circulation
system within the neighborhood.
3.7.2 (Section Deleted) Planning i\roa 9 Commersial
Business
PLANNING
9
AREA
A.Permitt~d Conditi6tHtlly Pel'mitted-Yses
PLANNING
10
AREA
+lre-fe.llowing liGOS shr.ll--be-pemlitte4.\7y-.Tight whore the s)'111bol "P"
occurs or ~1Y conditional Hse where tile symbol "C" oceHrG.
PLANNING
11
AREA
PLANNING
12
AREA
-hGffic-e!r.
.
Corpora~e hoadqHl:rtorG
Gonoral-efficcs for: iltWet'ltsing agency, economitl
constlltaFlt, iFlstlraFlce companies, eser-ow eompanies,
interior deeerator, real estate, public tltilities, personnel
agency, management consultant, eolleefHm.-ag61*y
~ert
Medical dinics
Medieal offiees1healthcare centers
P'fefessienal offices for: architect, accolmtal1~,-atteFAeJ';
clliroflraeter, cORtraetor, dentist, doetor, eFlgineer,
OfltOfl1~riS~, land planner, aRd other similar professions
p
p
G
p
p
p
G
p
p
P
G
City of Tustin
Page 3-100
.
.
.
.
.
2.Retail commercial uses:
.
/\leoholic bcyerage sales-estal7lishments, in accofdat'lee
with the Ttls~in City Code
Balleries, retail only
Beelts,gi4w,alH:l-statioflary stores
Coffee hotlseo,'cafos
COIl'Ienieflee stores, in accordance '.'.'ith the Tus~in City
Ge4l
.
.
.
.
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
.
~..atessen/ eafeteria
J4eflst
General retail stores
J e',ye lry stores
Office sUflfllies ana eqHi)1lflern
Photography st:idio, laboratory
.
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i'LANNINC;
10
AREA
3.Service conffilereial Hses, incltiaing incidental retail sales:
.
AlXtSRlollilc sCl"/iee-statton, in accordance with the Tustin
City Code
Bad,s !:lAd financial institutions with drive tAm '".,indm'i
Banks and financial instituti,'l!1s without drive thru
window
Baffler, beallty SHOpS
Gar wasH
Coin operated self service laulldremats
Dry cleaners (comFllereial)
Emergency care fac-ffity
Hote],~,{otel
LeeksHlith
Print shop
RestatlfaRts, family, specialty, and fast food witheut
arive tl1l"U
Restal:lrants, with drive thm
Small alliH1al hospitals SF e1inics
Tailer shop
TelepheHe allswering service
Tra';el agency
rLANNING
11
[,REA
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4JlHblic/lnstitutienal Uses:
. CHurCHes aRd l1tl1erreligisHs instita:,il1ns
. Narsery school or child care center
5Jndl:lstrial!:wes:
.
,A.dvcrtising and )1Hhlishing Businesses
Blue jlrin:iag, rC3jlroductisH and cspying services,
jlOOtocopies, bookbillding, pOOteengraying-aOO-pFifliffig
Commercial liBrary
Communications bl1sinesses
InaHst1ial/el1mnlercial incubator (flexible) buildings
Instructionallvecatienal sel:ool
ResearCH lHld developmellt facilities (inclHding
laboratories. prodllCt de'"elsjlmeilt, and manufaetHring)
Science laboratories
.
.
.
.
.
.
.
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MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-101
Chapter 3 . land Use and Development/Reuse Regulations
II
PLANNING
10
AREA
PLANNING
11
AREA
.
. Simulation development uses
. Softv;n;-e design aSeS
. +eehnology exchange/transfer sorvioe
. Utility bailding/Jl:eility
B.Aeeessary Uses and-8tFuetures
F
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G
Aeeessery- uses and structures are pennit:ed when customarily
assaeiated with and subordilmte to a pennitted use on the same site
and would inelude:
Enelosed, screened outdoor storage
Mai-ffienaoc-e-Hl.etli+i es and structures
.
.
C.URlis\ell Uses
Those H~;es not spocifieally listed are sHlIjeet to a detennination by
the Community Development DireatoF-aS-either peffilHted, permitted
sHbjeet ',0 a 6onditioflal use pomlit or prohibited eOllsistent y;ith the
purpose onhe larld designation oLhis planning area afld ,he Speeific
Plan. Decisions of the Director are-appealable to \\1e Plamint;
Commission.
D.Prahibitell Uses
-BAffitlt entortaimnatlt-husines30s
E.Site DeYelaflment Stanllards
I.Minimum lot size 10,000 squaro foet
2.MaximHl'll building height 35 foet
3.Muximam floor aroa ra,io .35 I''^,R
1.Minimum buiJdint; sotbaoksP
a)Red Hill f. venue 10 feet
b)Warner /\venlle 20 foet
e)LocaJ pHblic street 10 feet
d)Pl;vate streets and dri'les 10 feet
o)Minimum dislal10e he,,,..een bHilclin;;s 10 fee,
~IGcape sotb<H:.Jfsbl
a)Rocl Hill f,\enue 30 feet
b)Wamor Avenuo 20 foet
6J.oandscaping
a)Complianee "..itA tAe City of Tustin LandscGpo and Irrigation
Guidelinos
27
bandSea130 setha4-5-aFe-flwa5Hred-f.roHl--tfle-+~f.4e 81:1(13 an4-aFe-a--efH'Heinatiefl--ef-rafk>.....ay,
siee".~HL. tlRa f1latitiag an.'as. BuildiA;; .'l?tbasl:s are 1Re[,j:::~lre8 from fl:ttl:lre ri;;J::1ts sf 'uay. P-JeR
eSRfurRliRg 13l:ljldiA;:;S aH~i laFJ8Seape retkleL:" "'i11 (ge j'lefl-T-littea 18 H1A1Bin ',"here 1?;:L;ting
l:ffiMffi.g&.~-ffi--.fl:.ttu-fe-I:tgh-t&-9t-way,.
City of Tustin
Page 3-102
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
PLANNINC;
9
AI<EA
b)Com~e with the Lanascafle Design Guidelines-ffi
Seetion 2.17 of this Specific Plnn.
7.Bicycle and pedestrian circalation faeilities shall proyide
conncctions within the Plurmillg ,"'rea, to adjacent Planning
,A.reus, and to citywide bicycle trail where applicable.
S.,A, portd intersection troa:ment shall be provided at Warner A'{elllle
and Rod Hill ,',venue (soe Section 2.17 for landscUjJe
;;llideIiBes).
9.0thor General De':elopl1gent Regulations (refer to Sectien 3.11 as
~
10.Signage (refer to Section 3.12 as applicable)
1 I .Off s:roet parkiBg (refer to Section 3.13 as applicallle)
F.Speeial Devel9pment RelJuirements
I.Coneej'lt plaR appro':al shall be required for PlallniBg ,"'rea 9 prier
to ne''''' de\'e!Bpmcnt (refer :0 Section 4.2.1 of this Specme
~
2.The b~:seline mix of Hses for Plt:nning ,"'rea 9 is 70 percent
Gemmercial ar.d 30 pefCent Industrial, which will be
administered by the NElFl Residential Land Use/Trip Blldget
procellure sflecitied in Section 3.2.4. The purpElse is to ensure
fRa.t~\e--{:-iFCulation capacity is ayailallk to Gen'e !Be
proposed flroject.
3.:\flY exis:ing str.lCtures to be relfsed shall be bn:mght inte
conf-orIl1ance with applicable pmvisioFlS Elf the Untfflfffi
Building Code as aH101l808, State of California Title 24 Access
CompliaBce (handicaflped provisi€lns). and re(jHirenwnts €lUhe
A' . '- n' 1 'j" , '^ n, l
Hmencans W1t,., ~lSaOJ Itles , .ct \' ,~, , .
PLANNINC-;
10
AREA
PLANNING
11
AREA
PLANNING
12
AREA
C.Devel9pmeRt OF Reuse Cuidelines
+.-Bffi.ldffigs shall be 10cated---te-relate to Red-HHl ,'.v€lnue--wtlh
parking either in fnmt Elr behind the building. Provisi€lns for
common vchiclilar acee5S PElints and s]larea parking shall be
encoun:ged and coordinat-ed-wi-t/1 an)' de','elopment-j'Tians
,vithin PlaRning ,'.rea ') and t-lle adjaeent Planning ,'.rea 10.
;h 1. DemolitiEln of strlicturcs IRay be required by THstin to be
!ffideFtak_ef__-\Hffief the following eeHdtttens: I) wflere
ffifurmatiol1 deteI111ines-4Re-fleed f-or demolitiOfl--t&-eliminate
public hellltll and safety rislc;, 2) to improve the appearance of
the PlanniBg ,'.rea, 3) to aceElmffiodate the complo:ion of major
Feadway-imJ*ffi'€l19ef1-ts,and 1) to pr€lperly-ffittHement the land
Hse intent of this Plarming ,'.rea.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-103
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
9
AF;:EA
PLANNING
10
AREA
PLANNING
11
AREA
PLANNING
12
AREA
3.7.3 (Section Deleted) Planning J'.rea HI CommerGial
Susiness
A.Pff~Dd~n4itiaHallr Perlllitted--Uses
The follm'l-ing-u;;es-shall be permitted by right where ehe symbol.-!!.p.!.'
occms or by conditional lJse WHere the sYIHBol "C" occurs.
1.0ffices:
.
Corporato headquarters
General offices for: ad'.'ertising agency, oconomie
consultant, ins'Jnmee eOrHpanies, escrow companies,
interior deeoraeor, real estate, pub lie lltilitios, j'lersollHol
agenoy, managoment consultant~'geney
Heliport
Medieal clinics
Medi€al officos/healt~
Professiollal ofticcs 1'-or: arcHitcct. accoHntant, attomey,
chiropraceor. eoneractor, dentist, doctor, engineer,
eJ*Bmotrist, lanfr.planner, a~er similar professions
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City of Tustin
Page 3-104
.
.
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2.Retail commercial Hses:
.
Coffee hOHses/eafe
Deli eatessel'l-'eafeteri a
Office supplies-aOO equipmeflt
Photo;;raphy studio, laboratory
.
.
.
;hSe~ial uJes, ineluding iHc-idontal rctai-l-sales;
.
Lj','e per<<mnance facility, nit,flt CIHb
PI;yate chills, lodge halls, anioo-Halts
Recreational eqaipment sales
Restalli'ant, family, speeialtj' and fase food witho:lt drive
tHm
Restallnmt, fnst food v,'ith drive thnl
Hemlcs ffild finaneial iFlstitations
fHy cleaners (commercial)
Elnergency care facility
Hotel/motel
On siee alcoholic beverage sales ostabliGhment including
~Jars, taverns, cocktail lounges (when Flet an incegral tJart
of a rcseaur~:nt)
PffAt or rcproducti 011 shGP
Telcphono answering ser,'iees
.
.
.
.
.
.
.
.
.
.
.
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
9
AREA
PLANNINC;
10
AREA
F'LANNINC;
11
AREA
PLANNING
12
AREA
fHravel ageoo+es
p
1.Cofl1!1JerciaJ recreation j,lses:
.
Bowling allcys P
Driving ranges P
Family Entertainment Center-s P
"For Fee" sports sucR 00 hatting cages, tennis club, morlel P
airplane flying, etc.
Health Clues P
lee SkntiBg Rinks/in line or roller hockey P
Miniatme golf course P
M-tWte thea:ers P
Private/noB profit el1ltural fooilitics such as art galleries, P
music halls, 111:lsell111S
8pefl5-fClated research facility P
Track facilities P
Trainin; centers P
Video arcade P
Virtllal Reality' facilities P
.
.
.
.
.
.
.
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.
.
.
5.Pllblic/lnsHtutional u~
. Nursery school or child care senter
. Ghurches and other relit;ious institutions
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6.1Bdustrial Hses:
.
'^,dyertisiflg and pHblishing businesses
Blue priflting, reprodBction allEl copying services,
photocoflies, bookbinding. photoengfllving and primffig
COffimcrciallibrary
Communications bllsinesses
1l1fffistria1/coTHmercial incubator (flexib~HgS
InstractiOl:ill/vocational school
Research and de':ellJpffleAt facilities (inclj,lding
laboratories,fll'€lffiwt-ilc':e1oJ3n1ent, and manufacturing)
Science laboratories
SitRHlation developffloot Baes
Softwa~
Technology o)whaflge/traAsfcr service
Utility buildiAg/facility
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City of Tustin
Page 3-105
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
B,,\eeessery Uses Bnd Strlletures
PLANNING
9
AREA
,A.ccessery uses and stmctmos are permitted WHeT! etlstomarily
asse€iated w.jth and &ll-gefdinate to a pcrfrli-lred use on tOO-5a1-1Ho--sfte
and "':auld inelude:
PLANNING
10
Ar~EA
.
Enelosed, screened ouedoor storage
Maintenance facilities and structures
.
C.Unlisted Uses
PLANNING
12
AREA
Those uses not speei+"ically listed are subjoct to a d{,4cIminatiB!1-by
the Conummity De','elopment Director as eieher penllitted, pel1'f1itted
subjeee to a conditional use permit or prohibieed c(lBsistent with ehe
J*IfI*)se of the land des-igoot,ion of this planflffig-area and the Specific
Plan. Deeisions of the Director are apl3ealal3le to the Planning
COl11missioHo
f::JLANNING
11
AREA
IhPfflhibited llses
o ,A.dull eBtertainment businesses
E.Site J)e.y~pm_t-StlHHI1mls
l.Millill1um lot size 10.000 square feet
~.Maxinml11 buildin;; heighe 50 f{let
;hMii*im~-cJ-S-F-A-R
1.MinimlllTI ~Jllilding setbaoks;l&
a)'Narner ,A,\oonue 20 feet
b )Annstron;; !\senue 29-feet
c)Loeal public streets 10 feet
d) Private streets und drives 10 feet
ejMinimum distance betweCfl-OO+ldings 10 feet
5.Landscape setbaclrs14
a)Wamer .A.vonuc 20 foet
b )/\111] strong ,A. \'en~feet
G.Landscaping
a)Compliance with the City of Tustill Landscape and Irrigation
Guidelines
b)Compliallce witA the Landscape Design Guidelincs in
Sootion 2.17 oftl,is Specific Plan.
+.Bicycle and--j3~-ia!1-(;-iTffilffittoo- facilities shall provide
connections witAill the Plfflming ~^.rea, to adjacent Planning
Aret:s, and to eit)"Nidc bicyele trail whero applicablo.
&A comer triaB~t1ffi~etBuck of 60 foot,-ffl00&l!re6--fwm4l'l6
intersection oftAe 6mb !illes ::t \\Tamer .^.venue aAd i\rmstrong
I"
LElRelseape set.eaeks are meesUfeEl a-em taB Baal: sftke SlifB aHa aFe a e8HlsiHatiSB sfparlm<a)',
siele "aIle, ami J31B:RtiBg areas. RailaiBg sethaaks are fR8a5UFeel Rem futl;lfe Fights sf way.
City of Tustin
Page 3-106
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
.
/\Yenue"ffiat1-~rovided for a seeondary -eemmunit)' cHlr)'
trCl1tmcnt (sec Seetion2.17 f-or latldseare guidelines).
9.0illOr General Do\'eIEl]3Illent Regulations (refer to SeotiEln 3.11 as
applicable)
I O.Signage (refer to Section 3.1) as arjllicable)
Il.Off street parking (rofor to Section 3.13 as applieable)
F.Speeial Deyelapment Rell1lirement~
l.Concept plan approval shall ee required fDr Planning Area 1 () prior
to new development (ref-er to Sec-tiBn 4.2.1 of tRis Specific
~
G.Devclapment-GlHdeIines
l.Provision for eommon vehicular aceess points ami sl1ared parking
sl1El<llB be eneCl<lraged aRB coordinated witR any development
pll1ns in Planning ,"'rea] 0 and with ad.i_Rt--Ptanning ,"'reas <)
l1nB II.
:!.Demolition Elf stmetures nla)' ee reqtlired by Tustin to ee
t1OOe1otaken ander the fu+1ewing conditions: I) where
information determines tile need for demolitioH to eliminate
public health and sufety risl:s, 2) to improve the afpeltrt:nce of
the Planning ,'.rea, 3) to aeeo!11modate4hc completion ~
roadway imj'lroycments, and 4) to properly implement the
rermanont land <lse intent of this Planning I.rea,
PLANNINC,
9
Al-\EA
~LANNINC
10
AREA
PLANNIN(~
11
Ar-\EA
I. slllt1mary of the key design guidelines fur Planning Area I () is
provided in FigHrB 3 7.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-107
Chapter 3 . Land Use and Development/Reuse Regulations
I 3.7.4
PLANNING
9
AREA
Planning Areas 9. 10. 11 and 12 . Commercial
Business
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use where the symbol "C" occurs.
PLANNING
10
AREA
PLANNING
11
AI~EA
PLANNING
12
AREA
1. Offices:
.
Corporate headquarters
General offices for: advertising agency, economic
consultant, insurance companies, escrow companies,
interior decorator, real estate, public utilities, personnel
agency, management consultant, collection agency
HeliportHeJipad
Medical clinics
Medical offices/healthcare centers
Emergency care facilitv
Professional offices for: architect, accountant, attorney,
chiropractor, contractor, dentist, doctor, engineer,
optometrist, land planner, and other similar professions
P
P
C
P
P
C
P
City of Tustin
Page 3-108
.
.
.
.
.
.
2. Retail commercial uses:
. Off-site Alcoholic beverage sales establishments. in 1'.
accordance with Section 3.14.
. Coffee houses/cafe P
. Delicatessen! cafeteria P
. General retail stores. including retail bakeries, books, P
gifts, stationerv. florists. iewelrv stores
. Office supplies and equipment P
. Photography studio, laboratory P
3. Service commercial uses, including incidental retail sales:
. Automobile service station. in accordance with the Tustin C
!=ity Code
. Banks and financial institutions with dlive-thru window C
. Banks and financial institutions without dlive-thru P
window
. Car Wash ~
. Dry cleaners (commerciaIStorefront) P
. Drv cleaners (plant on site) C
. Emergellsy ears faeility G
. General Service Commercial uses, illCluding barber, 1'.
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
.
.
beauty shops, tailor shops, locksmith, print shops,
telephone answering service, trayel agencies
0 Hotelf.metel GE
0 Extended Stay Hotels C
0 On-site alcoholic beverage sales establishment including C
bars, taverns, cocktail lounges (when not an integral part
of a restaurant), in accordance with Section 3.14,
0 Priyate clubs, lodge halls, union halls C
0 Print or reproduetiofl s130fl P-
o Restaurant with drive thru C
0 Restaurants, family, specialty and fast food without drive P
thru
0 Small animal hospitals or clinics ~
. Surgicare centers f
0 Teleflhone l:n8',vcring services P-
. 1'rilVel agcI'!€tes .p
4. Public/Institutional uses:
0 Churches and other religious institutions C
0 Nursery school or child care center C
5. Industrial uses:
0 Advertising and publishing businesses P
0 Blue printing, reproduction and copying services, P
photocopies, bookbinding, photoengraving and printing
0 Commercial library P
0 Communications businesses P
0 Industrial/commercial incubator (flexible) buildings P
0 Instructional/vocational school P
0 Light industrial manufacturing/assembly with accessory f
distribution
0 Research and development facilities (including P
laboratories, product development, and manufacturing)
0 Science laboratories P
0 Simulation development uses P
0 Software design uses P
0 Technology exchange/transfer service P
0 Utility building/facility C
6. Recreation
. Bowling alleys f
0 Family Enteliainment Centers p
0 Sports facilities such as batting cages, telmis club, etc. E
PLANNIN(;
9
AI-\EA
PLANNING
10
AREA
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-109
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
9
Af<EA
.
Health Clubs
lee Skating Rinks/in-line or roller hockey
Parks, pub! ic or mivate
Private/non-profit cultural facilities such as ati galleries,
music halls, museums
Sports related research facilitv
Track facilities
Training centers
Video arcade
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PLANNING
10
AREA
.
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PLANNING
12
AREA
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
.
Caretaker residence
Enclosed, screened outdoor storage
Maintenance facilities and structures
.
.
C. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
Plan. Decisions of the Director are appealable to the Planning
Commission.
D. Development or Reuse Regulations
1. Minimum let--Sit~size - 20,000 square feet Minimum building
footmint size shall be 10,000 square feet and 1.000 square feet
for freestanding retail commercial.
2. Maximum building height -.:: fleHe-70 feet with the exception of
freestanding retail commercial which shall be 45 feet.
3. Maximum floor area ratio - none, Development within
Neighborhood E, inclusive of Planning Areas ~11 and 12,
may not exceed the total floor areas specified in Table 3-1,
subiect to conformance with the proiect trip budget allocation
for the neighborhood,
4. Minimum building setbacks29
29 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non-
confonning landscape and building setbacks will be pennitted to remain to accommodate
existing walls or buildings not in future right-of-way.
City of Tustin
Page 3-110
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
10
AI-\EA
a) Red Hill Avenue - 40 feet
b) Barranca Parkway - 30 feet
c) Armstrong Avenue - 20 feet
d) W arner Avenue -- 20 feet
~Local public streets - 10 feet
~Private streets or drives - 10 feet
~Minimum distance between buildings - 10 feet
5. Landscape setbacks25
a) Armstrong Avenue - 20 feet
b) Red Hill Avenue - 30 feet
c) Barranca Parkway - 30 feet
QL Warner Avenue - 20 feet
6. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan.
7. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
, Areas, and to citywide bicycle trail where applicable.
8. A portal intersection treatment shall be provided at Warner
Avenue and Red Hill Avenue: and Red Hill Avenue and
Barranca Parkway (see Section 2.17 for landscape guidelines).
9. A corner triangular-shaped setback of 60 feet. measured from
the intersection of the curb lines at Warner Avenue and
Armstrong Avenue shall be provided for a secondary
communitv entry treatment (see Section 2.17 for landscape
guidelines).
~ 1 O. Other General Development Regulations (refer to Section 3.11
as applicable)
!{hI 1. Signage (refer to Section 3.12 as applicable)
.J-h 12. Off-street parking (refer to Section 3.13 as applicable)
13. Alcoholic beverage sales (refer to Section 3.14 as applicable)
PLANNING
9
AREA
.
.
E.
Special Development Requirements
1. Concept plan approval shall be required for Planning Areas 9.
~ 11, and 12 prior to new development (refer to Section 4.2.1
of this Specific Plan).
2. The bt:seline mix of lwes for PIW1ning f.ret: 11 is 5 pereen,
Gemmereial, 15 13efC-eHt Industrial. and 50 percent offiee.
The baseline mill of uses for Planning Area 12 is 10 pereent
CormBereial and 90 percent Offiee. The baseline mix of uses in
each Planning Area will be administered by the Non-
Residential Land Use/Trip Budget procedure specified in
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-111
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
9
AREA
PLANNING
10
AREA
.
PLANNING
12
AREA
F.
Section 3.2.4. The purpose is to ensure that adequate
circulation capacity is available to serve the proposed project.
A Class I bikeway shall be provided along the southom
bOUFldary of the property, within the lamlscape
sctbackBarranca Parkwav. See Section 2.6 for bikeways plan
and design standards.
Existing structures to be reused shall be brought into
conformance with applicable provisions of the Uniform
Building Code as amended, State of California Title 24 Access
Compliance (handicapped provisions), and requirements of the
Americans with Disabilities Act (ADA).
Utility metering modifications and provision of independent
utility services shall be committed to by agreement with the
City of Tustin in the Planning Areas 9, 10. 11 or 12, prior to
use and occupancy of existing buildings and new development,
except for interim use. Said agreement shall identify required /
capital/infrastructure improvements and environmental impact
report mitigations.
Refer to Section 3.11.24 for dedication requirements for Irvine
Ranch Water District well sites and the Barranca Channel.
Development or Reuse Guidelines
1. The placement and design of plazas or other open space areas
should take advantage of the view opportunities to Saddleback
Mountain and significant on-site features, particularly from the
intersection of Red Hill Avenue and Barranca Parkway.
2. Commercial uses pcnnittcd in PI1mr,ing .^orca II are intended to
provide support services to the office and industrial uses and
are not intended to encourage auto-oriented, strip commercial
development along Red Hill Avenue or Barranca Parkway.
3. Provisions for common vehicular access points and shared
parking should be encouraged and coordinated with any
development plans within Planning Area 11 and
~Neighborhood E. Coordination with adjacent development
plans in Planning .-\rcas 9 and 10 should also be encouraged.
4. The existing buildings and surrounding site area in Planning
Area 12 shall be aesthetically upgraded through architectural
and landscape improvements, if proposed for reuse. Such
improvements shall be completed prior to issuance of use and
occupancy permits, except permits for interim uses. Such
improvements may include, but are not limited to, the
following:
a) Upgraded window types and treatments (i.e., trim)
b) Upgraded entries, including doorways, covered
walkways, decorative paving
c) Upgraded roofing materials and roof overhangs
3.
4.
5.
6.
City of Tustin
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MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
.
.
d) Screening of roof mounted equipment
e) Extensive planting of trees and shrubs throughout the
site, including parking areas and common open space
areas
f) Improved landscape design along building perimeters
and entries
g) Addition of pedestrian amenities including paths,
benches, shade trees, trash receptacles, drinking
fountains, and lighting
h) Addition of bicycle facilities including bike racks
i) Creation of signage program for building identification
and directional signs
j) Enhanced lighting scheme for building entrances,
common areas, paths, and parking areas
k) Removal or remodeling of monumentation
5. Demolition of structures may be required by Tustin to be
undertaken under the following conditions: 1) where
information determines the need for demolition to eliminate
public health and safety risks, 2) to improve the appearance of
the Planning Area, 3) to accommodate the completion of major
roadway improvements, and 4) to properly implement the
permanent land use intent ofthis Planning Area.
A summary of the key design guidelines for Planning Areas 2....1Q....ll
and 12 is provided in Figure 3-7.
PLANNING
9
AREA
PLANNING
10
AREA
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-113
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
9
AREA
3.7.5
(Section Deleted) Planning Areas 13 anc::l14
Commer-Gial-8usiness
,A..Permitted ~any-Per-mitte6~
PLANNING
10
AREA
+he-feJ.lewin[; usoG-shall bo pormitted~~#-wflere-flle-sYfHbol "P"
occurs er 6Y cElHditional Hoe where the symbel "C" OC6\olrs.
1. lndtlstrial H,ses:
PLANNING
11
AHEA
.
,'\d\'ertisin; aRd p~lbJishing busiHessos
Blueprffitin[;, reprodtiction and copying scryicss
photocopies, bookbimliAg. pllotoen[;rayin[; and printin;;
Commercial library
<;';em_ieations businessos
Communications equipment eooter
Data storage, rotrie'.-al, send receive oporr.tions
Eleetroflie-et]uipmont teoting and repair scF\'i6e
EKperimoatal/pretotY1Je assenwly and testing facilities
Induscrial/eolHffioreial incubt:tor (fle)[ible) buildin,;s
~>fit.-.fOOustrial uses, general (i,ncltiding manufacturH1g,
assemBly, and distdbution)
Mt:il order businessos
Manufacturing, heavy
,MiAi warehOl;se1storage
Motion pioture and reeording studios
Pflamtaeeutical products manufactUling',distribatiofl
Research and develElpmoBt facilities (includin;;
laboratories, prod~lct de';eIElpmont and lRalmfaecuring)
Scioncelaborat~
Sinmlation developt1'l6At
Smr.ll QflimallJElspitals or cliBies
Sef-tware-Jesi gn uses
Technology exchange/transfer sen'ices
Utility bHilding/lilcility
W-ar-elierol5ing, r;torago and distri-bffiiefl
.
PLANNING
12
AREA
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
F
F
F
F
F
F
F
F
F
F
F
G
G
F
F
F
F
F
G
F
F
G
p
City of Tustin
Page 3-114
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
II
PLANNING
10
Af;::EA
PLANNING
11
AREA
PLANNING
12
Af"\EA
2.
Offices:
o
(;cneral offices fur: ad';ertising agency, oconomiG
consultant. insurance eompanies, osero\\" eom,lallies,
interior decorator, Teal estate, public utilities, pemonnel
agency, management consultaffi;- collection a;ency
Mediea\ elinies
Medical offieeG/healtheare cencers
Professional offices for: architoGt, accountant, attorney,
chiropractor, contraetor, dentist, doctor, el1gineer,
optometlist, land planner, and other similar professions
p
p
p
p
o
o
o
3. Retail commercial Hses:
o Aloolleltc beyerage sales establishmcn:s, in accordancc G
with tl1e THstin City Code
o ,\utomobile parts and supplies, ill aceordance with the G
Tustin City Code
. Buildin; sllpply P-
o Com'enience stores, in aeeordanee v;ith :he Tustin City G
GeOO
o Home impro';ement P-
o Offiee sHflplies and elpipm0l1t P-
o Photo;raphy-studio, labol'iitery P
. Plant l'hlrsery P-
o PrintJrepro~;mllhics shop P
4. Sen'iee eO!11Rlercial uses:
o
Altremobile service station, in acoordance ',','i:h the'T-liStffi G
City Cede
.Banks and finaneial institations J2
Delicatessen/cafet-eria P
Emergeney eare faeility P
LarGe eollectiol: reeycling faeility G
RestffiffiH,t, family, specialty, and fast feod ',vithout dlive P
tImI
Restaurants ,....ith dli'/e :hru G
VefHc-* repair G
o
o
o
o
o
o
o
5. Public/lnstitHtional Hses:
o GI1urches alffi-roligioas institutions
o CommHnity facilities
o N HTsery sel100l or ehild care cefl:er
. &moo I , plivate
G
G
G
G
City of Tustin
Page 3-115
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
9
AREA
B.Aeee5sery Uses and~
PLANNING
10
AREA
Ac-,c-esoory-tlBes-and structures--are--j3€ffi1itted when customarHY associated
with afld sl:bordinate to r. ,)enRitted use on ,he same site, aRd would
include:
.
Care,aker rosiaesce
Esclosod, scroefled~oor storage
MaintenaRce facilities and structures
.
PLANNING
11
AREA
I
.
C.Unlisted Uses
PLANNING
12
AREA
Those aGes not spoeifically lis,ed lire SlIbjoct to a detormination BY the
bemmunity De'.'olopm{lnt Director as oitlli,"-j'lel'lRittcd, ponmtteE! subjeet
to a conditional use penl1it or prohihited consistent with the purpose of the
land designation of this fllafllling area and tho Specific Plan. DeeisieJ!1s of
the Director are r.ppealalHe-to the Planning Commission.
D.Site DeyeloIJmeHt Standards
I.Minimum IlClilE!in6 site 20,000 sqUt:re feet
2.Muximum building height limit 50 feet
3dMaximun: floor area ratio .5 F.'.R for office, .35 F/.R fur
commercial uses, anE! .1 f:\R fDr industrial uses
4,Miflimul11 btt+l4ng setbaGk&:l(j
a)Tustin Ranch Road 30 feet
h)Wamer :\\'on:lo 20 foet
O)SoutlHoe~ 20 f{lot
d)},rmstrong .^. venue 20 feet
e)Barranca Park.y,:y 30 feet
~troets 10 foet
g)Ptivato streets or drives 10 foet
1~)MiHimum distance llotweea huildings 10 foet
5.Landscapo sotbaoks;u.
a)T:istin Ranch Roc.a 30 feet
b)'Narner .'.'/enue 20 feet
et8oo~
d):\rmstrollg Avenue 20 feet
e)BarraHea Parkway 30 feot
&.baHdseapillg
a)Complianoo with the City of l't.lGtia Landsoape amI Irrigation
Guideliaes
30
ba~~,,*,;I",are.mea'"fea_tl,e,btic" afl.' 6ur.\;a_~~-p_"
,;ise''':llL, tIllEl plal1tiA~ are~l.;. Jhlilding setbadcs are TFte~L'llflEl freRl f1:lt1:lre rioht sf"1 a~'. ;>!E'Jfl
s(-1Rf8rFFliR;; laRcbeape and bllildiAg. setsae1:s H;i!! {:Je \3erRliEt8s to refl1uin tfcJ aeeSAll1'lodate
',*fsti~~~-ffi-fltHffiJ-1'i~-way,
City of Tustin
Page 3-116
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
11
AREA
&jGomplianee witll the Landseajle Desigfr-Guidelines in
SeetioR 2.17 of this Spscific PlaR.
7.Bieyde all8 pedestriaR eirc;llatio!1 facilities shall provide
oonnections witllin the PlaRning ,"'rea, to adjacent Planning
f.rees, and to eit)^side 'Jieyde trail where applieable.
8,,'" eorner triangiollar s]ouxpoa setl1t:ck of 80 teet, measured frem the
ffitersection of curb lines at Tustin Ranch Road and South Loop
Road shall be provided for a plimary community entry
treatment (see Seetion 2.17 for landscape guideliaes).
M-eomer tRangltlar shapod selboolHlf 60 feet. measured from the
iRtersection of curb lines at 'Namer ,^,venue and f,rmstr{)Rg
,\vemle GIJall be proyiaed for a secoRdllTY cOlRH'lll!1ity entry
tf{.~e-&JCtiOR 2.17 for lanBwape-guffiel-iBest.
10,,^, portal intersection treatmcnt shall be provided a: TustiR RaBeh
Road and Barranca Parkway (see Seotion 2.17 for landsoape
guidelin'*'T-
I 1. Other G6fleral De'lelopment Regulations (refer to Section 3.11 as
ajlplieable)
12.Signage (refer to SectioR 3.12 as a!lll"lioable)
13.0ff street parking (refer to Seotion 3.13 as applieable)
E.Speeial-lkvelopment Req,uir-ements
1.Coneep: plflfl llf'proval shall be re,,!uired for PlanniRg ,^-rees 13 aRd
11 prior to new developmen: (refer to See:ion 1.2.1 of this
,Specific Plan).
".The baseline mi~[ of Hses fer PlatlRing ,"'rea 13 is 5 percent
Commereial, 29 percent Offiee, and 75 !lement Indus:ria1. The
baseline mix of uses for Planning ."rea 11 is 7 perceflt
Commercial, 10 pere6flt Offiee, aIl8 53 pereent IndHstria1. TI,e
c1useline mi)[ of uses in both PlatlJliFlg ,^,reas '".ill be
admffiistered by the Non Residential Land--Use/Trip Budget
!lrOCedlfre speeified ill Section 3.2.1. The pllfjlose is to eBSlIre
that adeEluate circHlation cajlilcity is availt:ble to serve the
prep0sed project.
3..^, Class I bikevo'ay sHall be provided along the southern bmmdary
ofPlatming ,^.rea 11, within tho landscape sethack See Section
2.8 for bikeways plan and design standat.ds.
+.EJ.:*ting struotur~hall he brought into eOnf0l111anCe
with applicable provisioRs of the Uniform Blfilding Code as
atl1ended, State of California Title 21 .^,ccess Complianee
(-ffitooicajlped provisions),--and requ+reffieflts of the AmelielillS
'n 9. I Tf ^ E^9^j
WI 1 Isa 11 1 leG, .ct " ".
5.Utility metering nlodifieations and/or prO'o.ision of independenc
utility s01~,'ioes shall be eommilted-te-by a:"'Teemcnt between tile
City ofTlIstin, prior to HSO and occapallcy of existing bHildings
m:d!or Flew de'.-elopFl16flt. Said agreement shall identify
PLANNING
9
AI<EA
PLANNINC;
10
AREA
.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-117
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
9
AI<EA
reqlJired capital/infractmcture impro\ ernents and
eB';ironnJentol impact report mitigations.
€r.Refer to Soctio~ 1.24 fDr dedication requirements for Iryine
Ranel, '.',later District wells and ,he Barranca Channel.
7 .If :he final aligm.,eBt for Wamer f, vcnuo di ffers from the assamcd
attgRfl1t:Jne as deBeT~-ttoo-3.2, udjustments-iH- acreage
und deyelopment potential for Planning ,'\rea 13 and Plalllling
,^.rea g (Community Corc) shall he ealelJlated in aceordance
wi+fl-t.fie--'j'lf<7visioos--ef----&t.->et1on 3.2.5. While the respeetive
Plannin; f,rea houndaries may shift slightl)', '-Varner ,^,yenue
will remain the common BOlJndt:ry betweeFl Plann;F1g ,^.rea 13
and Planning ,"roa 8.
F.DevelopRlent aT Rease Cuidelines
l.ProyisiBfls-ffiHlBffimon vehicular access points and sharod pm'kin;
should \)e cneouragcd and coordinated with aB)' development
plans within Planning ,'\rea:; l3 and 14. Coordination with
adjacent-Bcvelopmtlflt-r*afls-ffl- Planning .^.reas 10, I +-afld-+.6
should also he eneolJraged.
2.DemolitioH of stnwtHres may he req~lired by Tustin to bo
IIndortakcn;m4er the follo'sing conditions: 1) where
infoffilation determines the need for demolition to eliminate
pub lie healeh and safety risks, 2) to improve the appearance ef
the Pla:ming Area, 3) eO accommodate the completion of major
roadv.ay improvements, and 4) to properly implement the
permanont land use inteRt efthis Planning l,rea.
PLANNING
10
AREA
PLANNING
11
AREA
PLANNING
12
AREA
,\ sm'nmary of the l;ey desi6'R guidelines for Planning ,\reas 13 and
14 is pnJ'/ided in Fiplre 3 6.
City of Tustin
Page 3-118
MCAS Tustin Specific Plan/Reuse Plan
.
M
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Chapter 3 . land Use and Development/Reuse Regulations
3.8 NEIGHBORHOOD F
3.8.1 Introduction
Neighborhood F is comprised of Planning Areas 16, 17, 18, and 19, as
shown on the Statistical Analysis (Table 3-2). The neighborhood is
intended to be a regionally-oriented commercial district and industrial
district involving both new development and potential reuse of existing
buildings and hangars. This area contains airfield operation facilities,
aircraft maintenance uses, an Army Reserve Center, and a large vacant
parcel at the comer of Barranca Parkway and Jamboree Road. The
development regulations have been developed in response to issues at both
the Neighborhood and Planning Area levels.
PLANNING
16
AREA
3.8.2 Planning Areas 16 and 17 - Commercial Business
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use where the symbol "C" occurs.
PLANNING
17
AREA
1. Industrial and light manufacturing uses:
. Advertising and publishing businesses P
. Blue printing, reproduction and copying services, P
photocopies, bookbinding, photoengraving and printing
. Chemical laboratories P
. Commercial library P
. Communications businesses P
. Communications equipment center P
. Data storage, retrieval, send-receive operations P
. Electronic equipment testing and repair service P
. Experimental/prototype assembly and testing facilities P
. Industrial/commercial incubator (flexible) buildings P
. InstructionaVvocational school P
. Light industrial uses, general (including manufacturing, P
assembly, and distribution)
. Mail order businesses P
. Mini-warehouse C
. Motion picture and recording studios P
. Office furniture, equipment and sales P
. Pharmaceutical products manufacturing/distribution P
. Precision machine shop C
. Research and development facilities (including P
City of Tustin
Page 3-120
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
r:'LANNING
16
AREA
laboratories, product development, and manufacturing)
. Science laboratories P
. Simulation development uses P
. Software design uses P
. Technology exchange/transfer service P
. Utility buildings and facilities C
. Warehouse and sales outlet P
2. Offices:
. General offices for: advertising agency, economic P
consultant, insurance companies, escrow companies,
interior decorator, real estate, public utilities, personnel
agency, management consultant, collection agency
. Medical clinics P
. Medical officeslhealthcare centers P
. Professional offices for: architect, accountant, attorney, P
chiropractor, contractor, dentist, doctor, engineer,
optometrist, land planner, and other similar professions
3. Retail commercial uses:
. Building material yards, secured C
. Building supply P
. Delicatessen! cafeteria P
. Department store P
. Home improvement store P
. Nursery P
. Office supplies and equipment P
. Wholesale stores and storage within a building P
. Other retail commercial uses identified as permitted in P
Section 3.8.3
4. Service commercial uses, including incidental retail sales:
. Banks and fmancial institutions P
. Emergency care facility P
. Outdoor storage, secured C
. Photography studio, laboratory P
. Print/reprographics shop P
. Recreational vehicle and boat storage C
. Restaurant, family, specialty, and fast food without drive P
thru
. Telephone answering services P
. Other service commercial uses either conditionally C/P
permitted or permitted in Section 3.8.3
PLANNING
17
AI~EA
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-121
Chapter 3 . Land Use and Development/Reuse Regulations
B. Accessory Uses and Structures
PLANNING
16
AREA
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
PLANNINC;
17
AREA
.
Enclosed, screened outdoor storage
Maintenance facilities and structures
.
C. Unlisted Uses
Those uses not specifically listed are subj ect to a determination by
the Community Development director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
Plan. Decisions of the Director are appealable to the Planning
Commission.
D, Prohibited Uses
. .'.dull entertainment :1565 Sexuallv oriented businesses
E. Site Development Standards
1. Minimum building site - 20,000 square feet
2. Maximum building height - 50 feet
3. Maximum floor area ratio - .50 FAR for office, .4 FAR for
commercial uses, .4 FAR for industrial uses
4. Minimum building setbacks31
a) Tustin Ranch Road - 30 feet
b) Warner Avenue - 20 feet
c) South Loop Road - 20 feet from edge of right-of-way
d) Local public road - 10 feet
e) Private street or drive - 10 feet
1) Minimum distance between buildings - 10 feet
5. Landscape setbacks32
a) Warner Avenue - 20 feet
b) Tustin Ranch Road - 30 feet
c) South Loop Road - 20 feet
6. Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
3] Building setbacks are measured from future right~of~way. Non-conforming landscape and
building setbacks will be permitted to remain to accommodate existing walls or buildings not
in future right-of-way.
32 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Non-conforming landscape and building setbacks will be
permitted to remain to accommodate existing walls or buildings not in future right-of-way.
City of Tustin
Page 3-122
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
.
.
b) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan.
7. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trail where applicable.
8. A corner triangular-shaped setback of 80 feet, measured from
the intersection of curb lines at Tustin Ranch Road and South
Loop Road shall be provided for a primary community entry
treatment within Planning Areas 16 and 17 (see Section 2.17
for landscape guidelines).
9. A corner triangular-shaped setback of 60 feet, measured from
the intersection of curb lines at Warner Avenue and South
Loop shall be provided for a secondary community entry
treatment (see Section 2.17 for landscape guidelines).
10. Other General Development Regulations (refer to Section 3.11
as applicable)
11. Signage (refer to Section 3.12 as applicable)
12. Off-street parking (refer to Section 3.13 as applicable)
F. Special Development or Reuse Requirements
1. Concept plan approval shall be required in Planning Areas 16
and 17 prior to new development (refer to Section 4.2.1 of this
Specific Plan).
2. The baseline mix of uses in each Planning Area will be
administered by the Non-Residential Land Userrrip Budget
procedure specified in Section 3.2.4. The purpose is to ensure
that adequate circulation capacity is available to serve the
proposed project.
3. Existing structures to be reused shall be brought into
conformance with applicable provisions of the Uniform
Building Code as amended, State of California Title 24 Access
Compliance (handicapped provisions), and requirements of the
Americans with Disabilities Act (ADA).
4. Utility metering modifications and/or provision of independent
utility services shall be committed to by agreement between the
City of Tustin and those parties receiving property in the
Planning Areas 16 or 17, prior to use and occupancy of existing
buildings and/or new development. Said agreement shall
identify required capital/infrastructure improvements and
environmental impact report mitigations.
5. If the final alignment for Tustin Ranch Road and Wamer
Avenue differs from the assumed alignments as described in
Section 3.2, adjustments in acreage and development potential
for Planning Area 16 and Planning Area 8 (Community Core)
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-123
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
16
AREA
PLANNING
17
AI~EA
G.
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 16 and Planning
Area 8.
Development or Reuse Guidelines
1. Existing buildings and surrounding site areas in Planning Areas
16 and 17 shall be aesthetically upgraded through architectural
and landscape improvements, if proposed for reuse. Such
improvements shall be completed prior to issuance of use and
occupancy permits, except for interim use. Such improvements
may include, but are not limited to, the following:
a) Upgraded facade treatments, including the use of plaster,
brick, stone, and/or other approved materials
b) Upgraded window types and treatments (i.e., trim)
c) Upgraded entries, including doorways, covered
walkways, decorative paving
d) Upgraded roofing materials and roof overhangs
e) Screening of roof mounted equipment
1) Extensive planting of trees and shrubs throughout the
site, including parking areas and common open space
areas
g) Improved landscape design along building perimeters
and entries
h) Addition of pedestrian amenities including paths,
benches, shade trees, trash receptacles, drinking
fountains, and lighting
i) Addition of bicycle facilities including bike racks
j) Creation of signage program for building identification
and directional signs
k) Enhanced lighting scheme for building entrances,
common areas, paths, and parking areas
2. Demolition of structures may be required by Tustin to be
undertaken under the following conditions: 1) where
information determines the need for demolition to eliminate
public health and safety risks, 2) to improve the appearance of
the Planning Area, 3) to accommodate the completion of major
roadway improvements, and 4) to properly implement the
permanent land use intent of this Planning Area.
City of Tustin
Page 3-124
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
16
AREA
3. Provision for common vehicular access points and shared
parking should be encouraged and coordinated with any
development plans within Planning Area 16. Within Planning
Area 17, this coordination should also occur with adjacent
Planning Area 19.
.
A summary of the key design guidelines for Planning Areas 16 and
17 is provided in Figure 3-8.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-125
Chapter 3 . land Use and Development/Reuse Regulations
PLANNING
18
AI<EA
3.8.3 Planning Area 18 . Commercial
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use where the symbol "C" occurs.
1. Retail commercial uses:
. Antique shop P
. Apparel stores P
. Appliance and hardware stores P
. Books, gifts, and stationary stores P
. Drug store, pharmacy P
. Florist P
. General retail stores P
. Hobby shop P
. Home improvement stores P
. Household goods and services P
. Jewelry stores P
. Off-site alcoholic beverage sales :e
. Office supplies and equipment P
. Pet stores, supplies, and grooming P
. Photography studio, laboratory P
. Shoe stores P
. Sporting goods P
. Variety store P
2. Service commercial uses including incidental retail sales:
. On-site alcoholic beverage sales establishments including C
bars, taverns, cocktail lounges (when not an integral part
of a restaurant)
. Car wash C
. Coffee house/cafes P
. Delicatessen! cafeteria P
. Dry cleaners (commercial) C
. Health club C
. Locksmith P
. Printlreprographic shop P
. Restaurants, family, specialty, and fast-food without P
drive-thru
. Restaurants, with drive-thru C
. Reverse vending recycling machines, in accordance with P
the Tustin City Code
. Tailor shop P
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Chapter 3 . land Use and Development/Reuse Regulations
. Travel agency
P
PLANNING
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3. Public/Institutional uses:
. Government facilities - Army Reserve Center
P
4. Office uses:
. General offices for: advertising agency, economic C
consultant, insurance companies, escrow companies,
interior decorator, real estate, public utilities, personnel
agency, management consultant, collection agency
. Professional offices for: architect, accountant, attorney, C
chiropractor, contractor, dentist, doctor, engineer,
optometrist, land planner, and other similar professions
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
.
Enclosed, screened outdoor storage
Maintenance facilities and structures
.
C. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
Plan. Decisions of the Director are appealable to the Planning
Commission.
D. Prohibited Uses
. .^.Eblt entertainment USGS Sexually OIiented businesses
E. Site Development Standards
1. Minimum building site - 20,000 square feet
2. Maximum building height limit - 50 feet
3. Maximum floor area ratio - .35 FAR for commercial uses, .5
FAR for office uses, .35 for Army Reserve Center uses
4. Minimum building setbacks33
33 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non-
conforming landscape and building setbacks will be permitted to remain to accorrunodate
existing walls or buildings not in future right-of-way.
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a) Tustin Ranch Road - 30 feet
b) Barranca Parkway - 30 feet
c) Private street or drive - 10 feet
d) Local public street - 10 feet
e) Minimum distance between buildings - 10 feet
5. Landscape setbacks29
a) Tustin Ranch Road - 30 feet
b) Barranca Parkway - 30 feet
6. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan.
7. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trail where applicable.
8. A portal intersection treatment shall be provided at Tustin
Ranch Road and Barranca Parkway (Refer to Section 3.11 as
applicable).
9. Other General Development Regulations (refer to Section 3.11
as applicable)
10. Signage (refer to Section 3.12 as applicable)
11. Off-street parking (refer to Section 3.13 as applicable)
12. Alcoholic beverage sales (refer to Section l. 1 4 as applicable)
F. Special Development Requirements
1. Concept plan approval shall be required for Planning Area 18
prior to new development (refer to Section 4.2.1 of this
Specific Plan).
2. A Class I bikeway shall be provided along the southern
boundary of property within the landscape setback. See Section
2.6 for bikeways plan and design standards.
3. Utility metering modifications and provision of independent
utility services shall be committed to by agreement between the
City of Tustin and those agencies receiving or leasing property
in P A 18 prior to use and occupancy of existing buildings and
new development, except for interim uses.
4. Refer to Section 3.11.24 for dedication requirements for the
Barranca Channel.
G. Development or Reuse Guidelines
1. Existing buildings and surrounding site area in Planning Area
18 should be aesthetically integrated with the Specific Plan
area through architectural and landscape improvements, if
proposed for reuse. Such improvements shall be completed
prior to issuance of use and occupancy permits, except for
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PLANNING
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interim use. Such improvements may include, but are not
limited to, the following:
a) Upgraded window types and treatments (i.e., trim)
b) Upgraded entries, including doorways, covered
walkways, decorative paving
c) Upgraded roofing materials and roof overhangs
d) Screening of roof mounted equipment
e) Extensive planting of trees and shrubs throughout the
site, including parking areas and common open space
areas
1) Improved landscape design along building perimeters
and entries
g) Upgraded signage
h) Enhanced lighting scheme for building entrances,
common areas, paths, and parking areas
2. Demolition of structures may be required by Tustin to be
undertaken under the following conditions: 1) where
information determines the need for demolition to eliminate
public health and safety risks, 2) to improve the appearance of
the Planning Area, 3) to accommodate the completion of major
roadway improvements, and 4) to properly implement the
permanent land use intent of this Planning Area.
A summary of key design guidelines for Planning Area 18 is
provided in Figure 3-8.
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3.8.4 Planning Area 19 - Commercial
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use where the symbol "C" occurs.
1. Retail commercial uses:
. Antique shop P
. Apparel stores P
. Appliance and hardware stores P
. Art gallery P
. Bakeries, retail only P
. Books, gifts, and stationary stores P
. Building supply P
. Department stores P
. Drug store, pharmacy P
. Florist P
. General retail stores P
. Hobby shop P
. Home improvement stores P
. Household goods and services P
. Jewelry stores P
. Nursery P
. Office supplies and equipment P
. Off-site alcoholic beverage sales establishments. subiect .!:
to the criteria in Section 3.14
. Pet stores, supplies, and grooming P
. Photography studio, laboratory P
. Retail businesses P
. Shoe stores P
. Specialty stores P
. Sporting goods P
. Supermarket, grocery stores P
. Variety store P
. Warehouse and sales outlet P
. Wholesale stores and storage within a building P
2. Service commercial uses, including incidental retail sales:
. Automobile accessories and service P
. Automobile service station, in accordance with the Tustin C
City Code
. Banks and financial institutions without drive-thru P
windows
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. Barber, beauty shops P
. Car wash C
. Coin-operated self-service laundromats P
. Commercial recreation facilities C
. Coffee house/cafes P
. Delicatessen! cafeteria P
. Dry cleaners (commercial) C
. Emergency care facility P
. Health club C
. Locksmith P
. Movie theaters C
. On-site alcoholic beverage sales establishments including C
bars, taverns, cocktail lounges (when not an integral part
ofa restaurant). subiect to the criteria in Section 3.14
. Print/reprographic shop P
. Restaurants, family, specialty and fast-food without P
drive-thru
. Restaurants, with drive-thru C
. Reverse vending recycling machines, in accordance with P
the Tustin City Code
. Tailor shop P
. Theatres P
. Telephone answering service P
. Travel agency P
3. PubliclInstitutional uses:
. Professional, instructional, motivational, vocational C
and/or seminar schools
4. Office uses:
. General offices for: advertising agency, economic C
consultant, insurance companies, escrow companies,
interior decorator, real estate, public utilities, personnel
agency, management consultant, collection agency
. Professional offices for: architect, accountant, attorney, C
chiropractor, contractor, dentist, doctor, engineer,
optometrist, land planner, and other similar professions
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
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PLANNING
19
AREA
. Enclosed, screened outdoor storage
. Maintenance facilities and structures
C. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
Plan. Decisions of the Director are appealable to the Planning
Commission.
D. Prohibited Uses
. f.dul: entertainmsRt aGOS Sexually oriented businesses
E. Site Development Standards
1. Minimum building site - 20,000 square feet
2. Maximum building height limit - 50 feet
3. Maximum floor area ratio - .40 FAR for commercial uses, .5
FAR for office uses
4. Minimum building setbacks34
a) Jamboree - 30 feet
b) Barranca Parkway - 30 feet
c) South Loop Road - 10 feet
d) Local public road - 10 feet
e) Private street or drive - 10 feet
1) Minimum distance between buildings - 10 feet
5. Landscape setbacks30
a) Jamboree - 30 feet
b) Barranca Parkway - 30 feet
c) South Loop Road - 20 feet
6. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan.
7. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
8. A portal intersection treatment shall be provided at Jamboree
Road and Barranca Parkway (see Section 2.17 for landscape
guidelines).
34 Landscape setbacks are measured from the back ofthe curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non-
conforming landscape and building setbacks will be permitted to remain to accommodate
existing walls or buildings not in future right-of-way.
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PLANNING
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9. Other General Development Regulations (refer to Section 3.11
as applicable)
10. Signage (refer to Section 3.12 as applicable)
11. Off-street parking (refer to Section 3.13 as applicable)
12. Alcoholic beverage sales (refer to Section 3.14 as applicable)
F, Special Development Requirements
1. Concept plan approval shall be required prior to development
of Planning Area 19 (refer to Section 4.2.1 of this Specific
Plan).
2. The baseline mix of uses will be administered by the Non-
Residential Land Use/Trip Budget procedure specified in
Section 3.2.4. The purpose is to ensure that adequate
circulation capacity is available to serve the proposed project.
3. A Class I bikeway shall be provided along the southern
boundary of property within the landscape setback. See Section
2.6 for bikeways plan and design standards.
4. Refer to Section 3.11.24 for dedication requirements for Irvine
Ranch Water District wells.
G. Development or Reuse Guidelines
1. The placement and design of plazas or other open space areas
should consider view opportunities into the project area and to
other Specific Plan features, particularly from the intersection
of Barranca Parkway and Jamboree Road.
2. Provisions for common vehicular access points and shared
parking should be encouraged and coordinated with any
development plans within the Planning Area and with adjacent
Planning Area 17 where practicable.
3. Refer to Section 3.8.2 G.1 and 3.8.2 G.2 for additional
requirements related to any reuse or demolition of structures
which shall also be applicable to Planning Area 19.
A summary of the key design guidelines for Planning Area 19 is
provided in Figure 3-8.
MCAS Tustin Specific Plan/Reuse Plan
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PLANNING
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Figure 3-8
Neighborhood F Design Guideline Summary
llxl7 foldout page
Remove this page and replace with Figure
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Chapter 3 . land Use and Development/Reuse Regulations
3.9 NEIGHBORHOOD G
3.9.1 Introduction
.
Neighborhood G includes the 0J[isting nlilitarj' hO;lsiH; east of Jameoree
Road and north of Warnor }, ','OI1ue and a new planned residential
development which incorporates a golf COHrse, llOtel site, aRd school, park.
open SDac~, and related commercial uses. The neighborhood also includes
a ','acanl parcel adjacent to the fuffire-Jamboree/Eastern Transportation
Corridor interchange, designated Medium-High Density (pA 20). The
0Kisting area which PTeviously included militaIY-housing is defined as a
single Planning Area (P A 21), designated as Low Density residential. The
southern portion of Planning Area 21 t&-was originally located within the
City of Irvine but has been amlexed into the City of Tustin and includes
l50 d':relling units. The ~f Villa;eResidentiaJ Core designation (P A 15)
is comprised of low density residential, medium density residential,
medium high density residential, t: hotel eomplex, ..JLcommercial site, 1\
senior convalescent care site. and golf courseopen space. The medium
hidl densilv residential in P A 15 will be generally located in close
proximity to Edinger Avenue and the Tustin MetroJink Station. An
~Iementarv S€hee1-school site has been generally located in
tile Golf VillagePlanning Area 15, east of North Loop Road and adjacent
to the TustinJIrvine border, as shown on the Land Use Plan. In addition,
two neighborhood parks and a recTeation center are to be incorporated into
the development, as generally shown on the Land Use Plan. The Statistical
,\nalysis (Table 3 2) identifies sUBplaRning areas 15 }, ,hroBgll J5 Ii for
tile Golf Village, ':.'Ilieh allocates eevelopment pOlcHtial by land use type.
The subplanning areas are not site specific or shown on Figure 3-1 in
order to allow for flexibility in future master planning. Residential, getf
COUrae01Jen space. park. school, and commercial sites will be identified
with concept plan approval.
3.9.2 Planning Areas 15-A, 15-8, 15-C, 15-0, and 15-E
(Golf VillageResidential Core)
The Development or Reuse Regulations for Planning Area 15 are defined
for each land use category allowed, as shown on the Statistical Analysis
(Table 3-2). The Planning Area-wide development requirements are
identified below.
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use permit where the symbol "C" occurs.
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Chapter 3 . Land Use and Development/Reuse Regulations
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1. Residential uses:
. Condominiums and cooperatives P
. Multiple-family dwelling units (apartments) in bE
accordance with tenure provisions in Section 3.9.2.Jl.
below
. Patio HOIRe b
. Single-family attached dwelling units and duplexes P
. Single-family detached dwelling units P
2. Public/Institutional uses:
. Churches and other religious institutions C
. Community care facilities for six or fewer persons P
. Convalescent hospital C
. Family care home, foster home or group home, for six or P
fewer persons
. bar-ge-f~av care for seven to twelve children on :p
~ -
single family t:etaehed low in aeeordanee with the Tustin
City Code
. Private school C
. PHblie or private J3Ereschools C
. Public school E
. Public/private utility building facility C
. Residential care facility for elderly, for six or fewer P
persons
. Residential care facility for elderlv. for six or greater ~
persons. including skilled nursing, congregate care. and
assisting living facilities
. Small fami+y-day-earc for less-+h~ P
single family dctaehed lots
3. Retail commercial uses:
. i\J3parel stores :p
. Off-site Alcoholic beverage sales establishments. subiect 1:
to criteria in Section 3.14.
. Bakeries, retail P
. Booles. gifts. ood stationary stores :p
. florists :p
General retail, including apllarel stores. antiques. 1:
appliance and hardware. iewelrv. books. drug store. gifts,
stationery, florists. office SUPJlly
. Restaurants, family, specialty, and fast food without P
drive-thru
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. Restaurants, take out, withetrt drive-thru
. Suoennarkets. grocery stores
. Specialty stores
p~
E
P
4. Service commercial uses, including incidental retail sales:
. Automobile service stations. in accordance with City C
code
. Automobile sales. rental or leasing C
. Banks and financial institutions P
!.-. CaL\:yash Q
. General service commercial uses, including barbeL, P
Beautv salons, tailor, locksmith, print shops, shoe stores
travel agencies, drv cleaners (storefront), telephone
answering serviceBeoot)' salons
. Commercial recreation facilities C
. Health clubs C
. Hotel, 250 room minimHH1, inelHding typical aeeessor)' P
uses, such as bue nct lirnttea to: restaurants, COnfCl'€B€e
and cOlwention reams, apflarelltnd sllndr)' shops, and
reereation faeilities
. On-site alcoholic beverage sales establishments including p~
bars, taverns, cocktail lounges (when not an integral part
of a restaurant). subject to the critel;a in Section 3.14.
. Small animal hospitals or clinics
. .l!tilliy building/faciljjy
. "Have+-ageLWies
!::
e
P
5. G"mmcrcial recroati oH-Rccreat ion uses:
. Golf clllbhcHlse. iFlelllail~g reGtallrlffit, SHack bar, ana P
flllcillarj pro shop
. Golf eOHrse, including driving nlHge. golf school, P
caretakers qllarters
. Tennis facility P
, Public and private parks. open space, and community r.
facilities r.
!.... Recreational facilities, public and private
6. Offices:
. General offices for: advertisin~ a~encv, economic e
consultant, insurance companies, escrow companies,
interior decorator, real estate. public utilities, personnel
agency. management consultant, collection agency
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Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
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Medical offices
Professional offices for: architect, accountant, attomey,
chiropractor, contractor, dentist. doctor, engineer,
olJtometrist, land planner. and other similar professions
B. Accessory Uses and Structures
.
.e
r
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
. Caretaker's residence
. Enclosed, screened outdoor storage
. Garages
. Home occupations subject to provisions of the City Code
!- Large familv day care for nine to 14 children on single
family detached lots in accordance with the Tustin Citv
Code
. Maintenance facilities and structures
. Patio covers/trellises
. Reverse vending machines in accordance with Citv code
, Small family day care for eight or fewer children
. Swimming pools, spas, jacuzzis
. Tennis courts, basketball courts and other multi-purpose
courts, recreation and community buildings
C. Unlisted Uses
Those uses not specifically listed are subject to a determination by the
Community Development Director as either permitted, permitted subject
to a conditional use permit or prohibited consistent with the purpose of the
land designation of this planning area and the Specific Plan. Decisions of
the Director are appealable to the Planning Commission.
D. Prohibited Uses
,^,dult Olltcltainmcnt Sexual Iv oriented businesses tlses
.
E. Site Development Standards - Single Family Detached-Low
Density Residential (LDR)
1.
2.
3.
4.
5.
Maximum dwelling units - 7 dwelling units per acre
Minimum lot area - 3,000 square feet
Minimum lot width - 35 feet
Maximum building height - 35 feet
Maximum lot coverage - ~ 1Q..percent of lot area. Covered
areas shall include all areas under roof except trellis areas, roof
overhangs, and covered porches outside the exterior wall.
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6. Minimum building setbacks35
a) Jamboree Road - 30 feet
b) Edinger Avenue - 40 feet
c) Tustin Ranch Road - 30 feet
d) North Loop Road - 30 feet
e) Warner Avenue - 20 feet
f) East Connector - 10 feet
g) Moffett Avenue - 10 feet
h) Local public street - 10 feet
i) Private street or drive - 5 feet
j) Interior side yard - 3 feet mlmmum with aggregate
requirement of 10 feet for both sides
k) Rear yard - 10 feet
I) Distance between accessory structures - 5 feet
In) Distance between principal and accessorv structures - 5
feet
7. Landscape setbacks3l
a) Jamboree Road - none
b) Edinger Avenue - 30 feet, except portion of Planning
Area adjacent to channel - no landscape setback required
c) Tustin Ranch Road - 30 feet
d) North Loop Road - 20 feet
e) Warner Avenue - 20 feet
1) East Connector - 20 feet
g) Moffett Avenue - 20 feet
8. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
9. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable. The
facilities shall incorporate vistas iBto the golf eourseopen space
where possible and provide for convenient bicycle and
pedestrian access from the Planning Area to the Commuter
Rail Station.
10. A comer triangular-shaped setback of 80 feet, measured from
the intersection of the curb lines at Tustin Ranch Road and
North Loop Road shall be provided for a primary community
intersection treatment (see Section 2.17 for landscape
guidelines).
3S Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future rights-of-way.
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11. A comer triangular-shaped setback of 60 feet, measured from
the intersection of the curb lines at Warner Avenue and South
Loop Road shall be provided for a secondary community
intersection treatment (see Section 2.17 for landscape
guidelines).
12. A portal intersection treatment shall be provided at East
Connector and Edinger Avenue (refer to Section 3.11 as
applicable).
13. Other General Development Regulations (refer to Section 3.11
as applicable).
14. Signage (refer to Section 3.12 as applicable).
15. Off-street parking (refer to Section 3.13 as applicable).
F. Site Development Standards - Single Family Detached (Carria\1:e
Way Units)-Medillm Density Residential-(MDRlMtllched
1. Maximum dwelling units - 15 dwelling units per acre
2. Minimum lot area per family \fait size - 3,000 square feet
3. Minimum lot width - no minimum35 feet
4. Maximum building height - 35 feet
5. Maximum lot coverage - +4G-Npercent less required setbacks
and open space areas
6. Common open space 100 sqHffi'e feet per dwelling llilit
located withiR eommal1, desip1t:ted recreGtional areas. Pri'/a:e
atta€he4-g~\'e1 patios ml:y be ercdited if opcn-en three
sides. ,"reas not a\.ailable for open space erecti: inch;de all
struc:ures, streets, dri':eways, lamlscape sctbacks, and parkiR;
let,;,
7.Minimum gross floor area per d'.velling unit, excluding the garll;;e:
a )Bachclor 45 () sqHffi'e feet
b)1 Bedroom~() square fel't
e)1 Bedroom with den 7()0 square feet
d)2 Bedrooms 750 square feet
el2 Bedrooms Of-tR<:}re-wfth den 9()0 square-f-eel
&'7. Minimum building setbacks36
a) Jamboree Road - 30 feet
b) Edinger Avenue - 40 feet
c) Tustin Ranch Road - 30 feet
d) North Loop Road - 30 feet
e) Warner Avenue - 20 feet
1) East Connector - 10 feet
g) Moffett Avenue - 10 feet
h) Local public street - 10 feet
i) Private street or drive - 5 feet
36 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-or-way.
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j) Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both sides vards
k) Rear yard - +G-1Jeet for garage and 7 feet for living areas
including living areas above garage
I) Building to building setback - 30 feet minimum.
!IMcable to units fronting a pase%pen space
m) Distance between accessory structurcs - 5 feet
n) Distance between principal and accessory structures - 5
feet
9,8. Landscape setbacks32
a) Jamboree Road - none
b) Edinger Avenue - 30 feet, except portion of Planning
Area adj acent to channel - no landscape setback required
c) Tustin Ranch Road - 30 feet
d) North Loop Road - 20 feet
e) Warner Avenue - 20 feet
1) East Connector - 20 feet
g) Moffett Avenue - 20 feet
M,9. Landscaping
al Areas not devoted to buildings. parking areas. hardscape.
and roads. shall be landscaped.
itlQLCompliance with the City of Tustin Landscape and
Irrigation Guidelines
~Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
-l-h 10. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable. The
facilities shall incorporate ...ist&; into the gel f coarse wl1ere
possible and provide for convenient bicycle and pedestrian
access from the Planning Area to the Tustin Commuter Rail
Station.
-1+.11. A comer triangular-shaped setback of 80 feet, measured
from the intersection of the curb lines at Tustin Ranch Road
and North Loop Road shall be provided for a primary
community intersection treatment (see Section 2.17 for
landscape guidelines).
+;'12. A comer triangular-shaped setback of 60 feet, measured
from the intersection of the curb lines at Warner Avenue and
South Loop Road shall be provided for a secondary community
intersection treatment (see Section 2.17 for landscape
guidelines).
-l4.A portal intersection treatment shall be provided at East
Connector and Edinger Avenue (refer to Section 3.11 as
applicable).
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13. Homes that side-on to a local road shall incorporate
architectural enhancements on the side and front view of the
unit, as seen from the local road.
14. End units- a minimum backup space of three (3) feet in
addition to tbe width of the drive_approach.
15. Other General Development Regulations (refer to Section 3.11
as applicable)
16. Signage (refer to Section 3.12 as applicable)
17. Off-street parking (refer to Section 3.13 as applicable)
G. Site Development Standards - Condominiums and Multiple
Family Dwellings
1. Maximum dwelling units -.::
Medium Densitv Residential (MDRt 15 dwellin~ units per
acre~
Medium High Densitv Residential (MHDR): 25 dwelling units
pcr acre
2. Minimum lot area - none, refer to Section 3.9.2.JI. below
3. Maximum building height - Medium Dcnsitv Residential
(MDR): 40 feet. Medium High Densitv Residential (MHDR):
45 feet
4. Maximum lot coverage - 65 percent, less the required building
and landscape setbacks
5. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
structures, streets, driveways, landscape setbacks, and parking
lots.
6. Minimum gross floor area per dwelling unit, excluding the
garage
a) Bachelor - 450 square feet
b) I Bedroom - 550 square feet
c) 1 Bedroom with den - 700 square feet
d) 2 Bedrooms - 750 square feet
e) 2 Bedrooms or more with den - 850 square feet
7. Minimum building setback37
a) Jamboree Road - 30 feet
b) Edinger Avenue - 40 feet
c) Tustin Ranch Road - 30 feet
d) North Loop Road - 30 feet
e) Warner Avenue - 20 feet
1) East Connector - 10 feet
37 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way.
City of Tustin
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MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
.
g) Moffett Avenue - 10 feet
h) Local public street - 10 feet
i) Private street or drive - 5 feet
j) Interior side yard - 3 feet ITIlrumum with aggregate
requirement of 10 feet for both sides
k) Rear yard - 10 feet
1) Distance between accessory structures - 5 feet
ill) Distance between principal and accessory structures - 5
feet
8. Landscape setbacks38
a) Jamboree Road - none
b) Edinger Avenue - 30 feet, except portion of Planning
Area adjacent to channel - no landscape setback required
c) Tustin Ranch Road - 30 feet
d) North Loop Road - 20 feet
e) Warner Avenue - 20 feet
f) East Connector - 20 feet
g) Moffett Avenue - 20 feet
9. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
10. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable. The
facilities shall incoFj'lsmte yistas in,s tho ;olf CSI1f3e where
possible and provide for convenient bicycle and pedestrian
access from the Planning Area to the Tustin Commuter Rail
Station.
II. A comer triangular-shaped setback of 80 feet, measured from
the intersection of the curb lines at Tustin Ranch Road and
North Loop Road shall be provided for a primary community
intersection treatment (see Section 2.17 for landscape
guidelines).
12. A comer triangular-shaped setback of 60 feet, measured from
the intersection of the curb lines at Warner Avenue and South
Loop Road shall be provided for a secondary community
intersection treatment (see Section 2.17 for landscape
guidelines).
38 Landscape setbacks are measured from the back of the curb and are a combination of
parkway, sidewalk, and planting areas.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
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Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
15
AREA
,
13. A portal intersection treatment shall be provided at East
Connector and Edinger Avenue (refer to Section 3.11 as
applicable).
14. Other General Development Regulations (refer to Section 3.11
as applicable)
15. Signage (refer to Section 3.12 as applicable)
16. Off-street parking (refer to Section 3.13 as applicable)
".Site De,'elefllBent Standards Patie Hemes
I.Maxirnunl owslIing llIlits 15 dwelling liBits per acre
2.Mininmm lot area none, ref-er ta Sectien 3.9.2.1. below
2.Bliiloing site rSfjliirements patio hame sllllaivisionG shall be
oesignateo as a ae'lelOflHlent lffiit en a teHtatiye map.
4.MaximlllH bHilding Height 35 feet
5.MlHliIRlHIl lot ceverage 100 perceat, less refjHireo bHilding lHlO
IllIloscape setbaclm
6.Cen1Hl0n open space 400 sfjl1are feet per owelling lInit lecated
within common, oesignated reereatiaaal areas. ... miniml1m of
150 sfjllare feet may be for private llse if loeated 011 grelll-l0
le'/el aIlO open on three sides. ".reas Ilot a'/ailable fer opell
space credit inchule all struetw-es, streets, ori'ieviays, IllIloseape
setbaeks, aHd parking lots.
7.Milliamm grass floor area per owelling ,mit, ene!aoiflg tHe garage
900 SfjHare feet
g.MaJ[imlll'n nlID1ber of fear beoreom lIflits 30 pereeflt
9.MinimHffi 13HilEling sefuaeks'"
a)Jamberee Road 30 feet
b)Edinger }\yeflHe 40 feet
e)THstin Raneh Road 30 feet
d)Nerth Leep Read 30 feet
e) Warner ,^.veffile 20 foet
f)Eas'. Cellileetor ~ 0 feet
g)Moffett }. yelme 10 feet
h)Loeal puhlie or private streot The mmIDllHll building
setback SHall be 10 feet from a Pllblic or private street.
}ill attaehed ar detaehed garage l1'1ay be sotback a
millimlllll of 5 foet frem a pablie or pri,.ate street. If
liyillg areaG are pre'/ioed above garagos, barage setbaeks
shall apply pre'/ided that no more than 75 pereeflt of the
&nits aleng the streetH-el1tage haye liying space ever a
gar-age with leGS thall a 10 foot setback. ".llllRits loeated
along both sioes of a street segment shall be incllideo
when eaklilating the above 75 pereent oeterrninatiol1,
regardless of whether tHey frollt, side, or rear load 011 that
39 Building setbacks are measured for future right-of-way.
City of Tustin
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Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
15
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sectisn af a street. A garage sflall aat be set-l3aek betweell
9 feet and 19 f-eet rr-eRl the right af way line. Gaffiges
setbaek 9 feet or less sflall be elOlllipped with !Hl al1tematie
garage op ener.
i)Pri'iate drives and COHrts The nliFlimum. building setback
sl,all be "7 feet in a private eSl1rt er on a private dri'ie not
loeated within a eelirt. L^ Jl attached or detached garage
may be setbaek a mimmliffi ef 3 feet previded that Ile
more thaH 50 percent of the leH.g',h ef the bHilding
fr-eIltage aver the tetal length ef tlle arive or ee\lrt is
setbaek less tban 7 feet. In ealeHlating the tetal loogth ef
the orive or 8ellrt aIlO the length efbllildiIlg frontage, the
leagth sf bliilaing aIld skeet frontage on bstH sides of the
drive or CO:lrt shall be used. If living areas are provided
abe'ie garages, garage setback sflall apply. The minimlllB
3 foot gSfllge setl3ack shall Be inereased where aeeessary
to aceeHHaedate refjaired sia8walks. .'\ garage sha-ll net
be setbaek betweoo 9 feet ano 19 feet [rsm the right ef
way line. Garages setback 9 feet or less sllall be oljaippea
with aH alIton,ati8 garage opeaer. f. minimllffl aistallee of
40 feet shall be maintained between grellBd floer livillg
areas sn !oll1its acrsss [ram eaeh ether in a 80mt, eH a
drive, or en a shared driveway.
j)Millimllffl dista!1ee betweeB blliloings The minimllffl
horizental dist!Hlee batweeH adjaeeat bHildings shall be
1 Q feet. The minil111HR distanee between bllildiFlgs IRa)'
be redHeed to e feet fer no more taw, a RHlXimllm length
sf 25 foet ef a bliilding eleyatian, provioed that there !H'e
no '.viade'.vs on one ele'latiel: for that flortion sf the
BHildillg elevatioll with less than a 10 foot setl3aek. If
living areas are pro'iideo absye garages, gSfllge setbaeks
shall apflly.
k)Traet bO\lildary The nlinimum buildillg set-back frem aHY
traet bsuRdary shall be 10 feet. If the tract bOHndary is
adjaeent te a park or other pel'fl1anent sj3eH spaee, the
R-linimllm bailding setback sflall be 5 feet.
10.LaHdseape setbac1[solQ
a)Jamboree Rsad aone
b)Eoinger :\V6Il1le 30 feet, elleept portion of Pl!Hlning .h.rea
adjacent to ehlH1Bel no landseape setback reljl1ired
e)Tlistin Ranch Rsao 30 feet
o)NortH Leep Road 20 feet
e)Warner f.yenue 20 feet
40 Landscape setbacks are measured from the back of the curb and are a combination of
parkway, sidewalk, and planting areas. Building setbacks are measured from future right-
of-way.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-145
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
15
AREA
DEast C0111leeter 20 feet
g)Moffott f,','enae 2G feet
II.LaHdseapiag
a)Conlplianee with the City of T:1Stin LaRdseape aHd Irrigation
GuiaeliHes
b )Cen'lj3liaaee with the LiHldse8jle Desipl Grnaelines in
Sectien 2.17 efthis Epeeific PlaH
12.Bicyele aHO pedesu-iaH eircllla:ioll facilities shall pro'lide
cOlffieetioRs '.Yithin the PIElIlfling .'\rea, to aojaeent Planning
.''.Teas, aHd to cit)".Yioe bicyele trails where 8jlplieable. The
facilities shall incorporate vistl:s inco tho golf course wllere
tJeSSible and pr-ovide f-or eOll'iement Bieyele and peoestrian
aeeess from the PlllIlning .''.rea to the Tustin Cemmuter Rail
Station.
13 ..\ eomer triangular shaped setBaek of &0 feet, measw-ed frem the
interseetien sf the carb lines at TlIstm Ranch Road aIld North
Loop Road shall be proyidea for a prilllary community
intersection treatmoot (see SeetioR 2.17 for laHdseape
gI1idelines).
17..\ eorner triaHg~lar shaped setbaek of eO feet, measllreo from the
intersection sf the ew-B lines at Warner fsenlle and Soath
Loop Read shaH be flrovided for a seeondary eoa:R1unity
interseetion treat11lellt (see SeetioR 2.17 for lalloseaj3e
gI1ideliaes ).
15.... pertai illterseetion tl'eatm.oFlt shall Be proyided at East
Connector aRd Edinger .\Yel11ie (refer to Seetion 3.11 as
applicable).
16.0ther General DeveloplRoat Reglilatiol1G (refer to Sectioll 3.1 I as
applicable)
17.EigBage (refer to Seetisn 3.12 as applieable)
IS.Off street parking (refer to Seetion 3.13 as apJllieable)
J.,H. Site Development Standards ~ Non Residential Uses
1. Minimum lot size - 10,000 square feet. Minimum building
footprint size shall be ] 0,000 j;quare feet aD-cLL.OOO square feet
for rreestanding retail commercial.
2. Minimum golf C011[[;e facility size 120 acres
3. Maximum building height - .J.OO4~feet
4. Maximum floor area ratio - .50 FAR for fletetoffice uses, .6
FAR for commercial
5. Minimum building setbacks41
a) Jamboree Road - 30 feet
b) Edinger Avenue - 40 feet
41
Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way.
City of Tustin
Page 3-146
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
15
AI-<.EA
c) Tustin Ranch Road - 30 feet
d) North Loop Road - 30 feet
e) Warner Avenue - 20 feet
f) East Connector - 10 feet
g) Moffett Avenue - 10 feet
h) Local public street - 10 feet
i) Private street or drive - 5 feet
j) Minimum distance between buildings - 10 feet
6. Landscape setbacks42
a) Jamboree Road - none
b) Edinger Avenue - 30 feet, except portion of Planning
Area adjacent to channel - no landscape setback required
c) Tustin Ranch Road - 30 feet
d) North Loop Road - 20 feet
e) Warner Avenue - 20 feet
f) East Connector - 20 feet
g) Moffett Avenue - 20 feet
7. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
8. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable. The
facilities shall illcorporate vistas into the golf cOl1rseopen space
whore possible and provide for convenient bicycle and
pedestrian access from the Planning Area to the Tustin
Commuter Rail Station.
9. A comer-triangular shaped setback of 80 feet, measured from
the intersection of the curb lines at Tustin Ranch Road and
North Loop Road shall be provided for a primary community
intersection treatment (see Section 2.17 for landscape
guidelines).
10. A comer-triangular shaped setback of 60 feet, measured from
the intersection of the curb lines at Warner Avenue and South
Loop Road shall be provided for a secondary community
intersection treatment (see Section 2.17 for landscape
guidelines).
II. A portal intersection treatment shall be provided at East
Connector and Edinger Avenue (refer to Section 3.11 as
applicable).
42 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk. and planting areas. Building setbacks are measured from future right-of-way.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-147
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
15
AREA
12. Other General Development Regulations (refer to Section 3.11
as applicable)
13. Signage (refer to Section 3.12 as applicable)
14. Off-street parking (refer to Section 3.13 as applicable)
15. Alcoholic Bever~ge sales (refer to Section 3.14 as applicable)
J.I. Special Development Requirements
1. Concept plan approval shall be required for development in
Planning Area 15 (refer to Section 4.2.1 of this Specific Plan).
2. Prior to any interim or permanent reuse of facilities or property
on a parcel, or prior to any development on a parcel, any party
receiving property from the Department of Defense or Local
Redevelopment Authority (LRA) shall be required to enter into
an agreen1ent with the LRA. The purpose of the Agreement is
to: I) identify the planning goals of the Agency receiving
property and the City or LRA for the site; 2) identify the scope
and schedule for short range improvements and long range
development plans for the property; 3) establish a process for
meaningful consultation on development and operational issues
of mutual concern; 4) identify capital infrastructure
improven1ents, roadway dedications, and environmental impact
report mitigation that will be required of the Agency receiving
or leasing property; and 5) identify necessary procedures to
implement the agreement.
3. Development in Planning Area 15 shall be protected from a
100-year storm in a manner consistent with the Flood Plan
Management Ordinance and as approved by the City of Tustin
Building Official.
4. Affordability - The following minimum affordable housing
production objectives are intended to reflect the intention of the
City to create a redevelopment project area (Community
Redevelopment Law, section 33000) and as needed to meet
Regional Housing Allocation needs as identified in the
Housing Element of the General Plan through the provisions of
housing for households at very low, low and moderate income
levels. Specific housing requirements for redevelopment and
Housing Element compliance may be established at the time of
development approval to ensure conformity with the Housing
Element of the General Plan and other applicable provisions of
California Law and to achieve the following:
a) The number of affordable housing units in Planning Area
15 shall be 257, of which 73 must be very low income.
42 low income, and 142 moderate income level. If future
amendments to the plan occur At-&.Jeast 15% of
additionaLunits for initial occupancy by very low income
City of Tustin
Page 3-148
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
5.
to moderate income households for redevelopment, with
6% (or 40%) of units affordable to very low income
households shall be provided~
b) (Section Deleted)f.t least 75 additional l1Ilits------fuF
occupaney by moderate income hOHsellOlos.
c) Restricted affordable housing units shall be reasonably
dispersed and located and may be accomplished in
attached proiects only. The affordable units dispersed
thro:igflout the project Gno shall be compatible with the
design and use of market rate units in appearance, use of
materials, and finished quality. Restricted units shall be
affordable for at least the minimum period of time
required by state law, or longer if required by a
construction or mortgage financing assistance program.
d) Prior to issuance of a certificate of use and occupancy, a
developer shall enter into a legally binding agreement
with the City of Tustin or its Redevelopment Agency,
and agree to deed restrictions on targeted affordable
housing units that are binding on property upon sale or
transfer. Said agreel11ents shall address the following:
I) Number of units by type, location, bedroom count
2) Standards for qualifying income and maximum
rents or sales prices
3) Parties responsible for sales prices and incomes
e) The City of Tustin reserves the right to negotiate transfer
of a developer's obligation pursuant to this section off-
site as a credit for affordable units which cannot be
reasonably feasible to provide on-site which shall be at
the City's sole and absolute discretion. To ensure
comparable equivalent value of an off-site option or
exchange for not providing on-site affordable units, a
financial affordability gap analysis will be conducted by
the City, at developer's cost, to compare the value of the
off-site option and the affordability gap cost of providing
on-site affordable housing.
Tenure - Development in Planning Area 15 of apartments ~
limited to a total of 192. Each rental proiect to be built shall
consist of no greater than 60% of the units at the verv low
income level and low illcome level (with a maximum of 40%
of the units at the verv low income level), 20% at the moderate
income level and 20% at the market rate level. ts-a
discretionarj' action rCE]uirins appro\ al ef a conditiallal use
pemlic. No more than 25 percent of the cocall1l1mber of lmits
~tOO-witlHn--trn..~T~stin portion ef-the Specific Plan-_
may be approved f-or apartments.
.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-149
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
15
AREA
6. (Section Deleted) Prier to appro':al of any sClboi':ision map or
site fllan ill FlaMing ".rea 15, a precise sOHnoar)' plan for ,ho
golf COl1rsc shall be-SHNnmed by tAe dC'leloper to the City of
Tustin for review and approval. Tbis plan shal1 precisely oefine
the edges of the course and sho':: ti'oncages and yisibility from
:edffi-ger-Aveooe-, Tustin Ran€l1-Roud, and North Loop-Roo&.-l-R
additioll. the plan shall identify a program for pHblie I1se of the
golf course, and eenceptClal1y idefltify/locato proposed
OtJilffiRgs--ilfl{}4ae-i-lities such"a&-elt~Hg--TaIlgc, golf
school, snaekhar. and maintel1llRce yards.
7. (Sec!ipn Deleted) Prior to issuance of!nilding permits for golf
ooHffie-facilities, the HI'.imate-BWtler---frF-eJ*lfilklf-of the golf
cO;lrse shall enter into a recoroa!Jle agreement with the City of
Tustin ,hut will speeify that tbe course:
a) W;JHernaffi.-Bpen to the pl1b-liv,
b) 'Nill mate available a certain perocntage of high demllllii
tee times for public walk 6n elSe; and
c) W1.J.1--<.>stabJish a f0ll11l11u to-gttaFaHtee the aff{)ffiability of
11 rmlHd of golf to Tl1stin residents.
8. Condominiums, and multiple family developments, and patie
heffies may contain numerous lots, but shall be designated as a
Development Unit on a tentative map. The minimum size for a
development unit shall be 5_acres. Development Units which
contain multiple products shall be comprehensively site
planned.
9. lliection Qeletecl)H[)tel and cOlTllTlorcial uses, not in0luding the
geJf eemse, sAalJ--be.-J.eeatod only in the-vicinity [)f EdiH-gef
.'\venue alld Jamboree Roao.
10. Refer to Section 3.11.24 for dedication requirements for the
Santa Ana - Santa Fe Channel.
11. 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 Plt\l1ning .'\rea 8Neighborh[)od D
(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
A venue will remain the common boundary between Planning
Area 15 and Planning Area 8.
K-J. Development Guidelines
I. Shared parking opportunities shall be explored between the
hotel and office and commercial uses.
2. Golf eourse desi;n shall pro\'ide 'lie'", windm,s from Edin;er
AveHue, Tustin RaflCh-RB-~d-Nel4h Loop Road,
City of Tustin
Page 3-150
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
r:'LANNING
15
AREA
3. Golf cou-fSeOpen Spaee design shall accommodate site
drainage and wetland mitigation, as necessary.
4. Demolition of structures may be required by Tustin to be
undertaken under the following conditions: I) where
information determines the need for demolition to eliminate
public health and safety risks, 2) to improve the appearance of
the Planning Area, 3) to accommodate the completion of major
roadway improvements, and 4) to properly implen1ent the
permanent land use intent of this Planning Area.
A summary of the key design guidelines for Planning Area 15 is
provided in Figure 3-9.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-151
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
20
AREA
3.9.3 Planning Area 20 - Medium-High Density
Residential
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by Right where the symbol "P"
occurs or by conditional use where the symbol "C" occurs.
1. Residential uses:
.
Condominiums and cooperatives
Patio homes
Single family detached and attached dwelling units
P
C
P
.
.
2. Public/Institutional uses:
. Churches and other religious institutions
. Nursery school or child care center
. School, public
. School, private
C
C
P
C
C
3. Commercial Retail and Service uses
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site.
C. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
Plan. Decisions of the Director are appealable to the Planning
Commission.
D. Prohibited Uses
.
-,,"oult Entertainment Uses Sexuallv oriented businesses
E.
Site Development Standards - Single Family Detached
I. Maximum dwelling units - 7 dwelling units per acre
2. Minimum lot area - 3,000 square feet
3. Minimum lot width - 35 feet
4. Maximum building height - 35 feet
City of Tustin
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PLANNING
20
AI~EA
5. Maximum lot coverage - 50 percent of lot area. Covered areas
shall include all areas under roof except trellis areas, roof
overhangs, and covered porches outside the exterior wall.
6. Minimum building setbacks43
a) Edinger Avenue - 40 feet
b) Hmvard Avenue - 40 feet
c) Local public street - 10 feet
d) Private street or drive - 5 feet
e) Interior side yard - 3 feet mIrumum with aggregate
requiren1ent of 10 feet for both sides
f) Rear yard - 10 feet
g) Distance between accessory structures - 5 feet
h) Distance between principal and accessorv structures - 5
feet
7. Landscape setbacks39
a) Edinger Avenue - 30 feet
b) Hmvard Avenue - 30 feet
8. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
9. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
10. Other General Development Regulations (refer to Section 3.11
as applicable)
11. Signage (refer to Section 3.12 as applicable)
12. Off-street parking (refer to Section 3.13 as applicable)
F. Site Development Standards - Single Family Attached
1. Maximum dwelling units - 15 dwelling units per acre
2. Minimum lot area per family unit - 3,000 square feet
3. Minimum lot width - no minimum
4. Maximum building height - 35 feet
5. Maximum lot coverage - 100 percent less required setbacks
and open space areas
6. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
structures, streets, driveways, landscape setbacks, and parking
lots.
43 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-153
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
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AREA
7. Minimum gross floor area per dwelling unit, excluding the
garage:
a) Bachelor - 450 square feet
b) I Bedroom - 550 square feet
c) I Bedroom with den - 700 square feet
d) 2 Bedrooms - 750 square feet
e) 2 Bedrooms or more with den - 900 square feet
8. Minimum building setbacks44
a) Edinger Avenue - 40 feet
b) Harvard Avenue - 40 feet
c) Local public street - 10 feet
d) Private street or drive - 5 feet
e) Interior side yard - 3 feet mlmmum with aggregate
requirel11ent of 10 feet for both sides
f) Rear yard - 10 feet
g) Distance between accessorv structures - 5 feet
)1) Distance between principal and accessory structures - 5
feet
9. Landscape setbacks40
a) Harvard Avenue - 30 feet
b) Edinger Avenue - 30 feet
10. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
II. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
12. Other General Development Regulations (refer to Section 3.11
as applicable)
13. Signage (refer to Section 3.12 as applicable)
14. Off-street parking (refer to Section 3.13 as applicable)
G. Site Development Standards - Condominiums and Multiple
Family Dwellings
I. Maxiroum dwelling units - 25 dwelling units per acre.
2. Minimum development site - 10 acres
3. Maximum building height - 45 feet or three stories, except
building height within 300 feet of Harvard shall not exceed 35
feet or two stories
4. Maximum lot coverage - 65 percent
44 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas, Building setbacks are measured from future right-of-way.
City of Tustin
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Chapter 3 . Land Use and Development/Reuse Regulations
.
5. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
structures, streets, driveways, landscape setbacks, and parking
lots.
6. Minimum gross floor area per dwelling unit, excluding the
garage
a) Bachelor - 450 square feet
b) I Bedroom - 550 square feet
c) I Bedroom with den - 700 square feet
d) 2 Bedrooms - 750 square feet
e) 2 Bedrooms or more with den - 850 square feet
7. Minimum building setbacks45
a) Edinger Avenue - 40 feet
b) Harvard Avenue - 40 feet
c) Local public street - 10 feet
d) Private street or private drive - 5 feet
e) Interior side yard - 3 feet minimum with aggregate
requiren1ent of 10 feet for both sides
f) Rear yard - 10 feet
g) Building to building - 10 feet for 1 story; 15 feet for 2 or
more
h) Distance between accessorv stru<:tures - 5 feet
i) Distance between principal and acccssory structures - 5
feet
8. Landscape setback41
a) Harvard Avenue - 30 feet
b) Edinger Avenue - 30 feet
9. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
10. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
11. Other General Development Regulations (refer to Section 3.11
as applicable)
12. Signage (refer to Section 3.12 as applicable)
13. Off-street parking (refer to Section 3.13 as applicable)
H. Site Development Standards - Patio Homes
I. Maximum dwelling units - 15 dwelling units per acre
45 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-155
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
20
AREA
2. Minimum lot area - none, refer to Section 3.9.3.1. below
3. Building site requirements - patio home subdivisions shall be
designated as a development unit on a tentative map.
4. Maximum building height - 35 feet
5. Maximum lot coverage - 100 percent, less required building
and landscape setbacks
6. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. A
minimum of 150 square feet may be for private use if located
on ground level and open on three sides. Areas not available
for open space credit include all structures, streets, driveways,
landscape setbacks, and parking lots.
7. Minimum gross floor area per dwelling unit, excluding the
garage - 900 square feet
8. Maximum number of four bedroom units - 30 percent
9. Minimum building setbacks46
a) Edinger Avenue - 40 feet
b) Harvard Avenue - 40 feet
c) Local public or private street - The minimum building
setback shall be 10 feet from a public or private street.
An attached or detached garage may be setback a
minimum of 5 feet from a public or private street. If
living areas are provided above garages, garage setbacks
shall apply provided that no more than 75 percent of the
units along the street frontage have living space over a
garage with less than a 10 foot setback. All units located
along both sides of a street segment shall be included
when calculating the above 75 percent determination,
regardless of whether they front, side, or rear load on that
section of a street. A garage shall not be setback between
9 feet and 19 feet from the right-of-way line. Garages
setback 9 feet or less shall be equipped with an automatic
garage opener.
d) Private drives and courts - The minimum building
setback shall be 7 feet in a private court or on a private
drive not located within a court. An attached or detached
garage may be setback a minimum of 3 feet provided that
no more than 50 percent of the length of the building
frontage over the total length of the drive or court is
setback less than 7 feet. In calculating the total length of
the drive or court and the length of building frontage, the
length of building and street frontage on both sides of the
drive or court shall be used. If living areas are provided
above garages, garage setback shall apply. The minimum
46 Building setbacks are measured for future right...of~way.
City of Tustin
Page 3-156
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
.
3 foot garage setback shall be increased where necessary
to accommodate required sidewalks. A garage shall not
be setback between 9 feet and 19 feet from the right-of-
way line. Garages setback 9 feet or less shall be equipped
with an automatic garage opener. A minimum distance of
40 feet shall be maintained between ground floor living
areas on units across from each other in a court, on a
drive, or on a shared driveway.
e) Minimum distance between buildings - The minimum
horizontal distance between adjacent buildings shall be
10 feet. The minimum distance between buildings may
be reduced to 6 feet for no more than a maximum length
of 25 feet of a building elevation, provided that there are
no windows on one elevation for that portion of the
building elevation with less than a 10 foot setback. If
living areas are provided above garages, garage setbacks
shall apply.
f) Tract boundary - The minimum building setback from
any tract boundary shall be 10 feet. If the tract boundary
is adjacent to a park or other permanent open space, the
minimum building setback shall be 5 feet.
g) Distance between accessory structures - 5 feet
h) Distance between principal and accessory structures - 5
feet
10. Lands-;;ape setbacks47
a) Edinger Avenue - 30 feet
b) Harvard Avenue - 30 feet
11. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
12. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
13. Other General Development Regulations (refer to Section 3.11
as applicable)
14. Signage (refer to Section 3.12 as applicable)
15. Off-street parking (refer to Section 3.13 as applicable)
I. Site Development Standards - Retail and Service Uses
1. Maximum lot size - established by conditional use approval
47 Landscape setbacks are measured from the back of the curb and are a combination of
parkway, sidewalk, and planting areas. Building setbacks are measured from future right-
of-way.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-157
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
20
AREA
2. Maximum building height - established by conditional use
approval
3. Maximum floor area ratio - .established by conditional use
approval
4. Minimum building setbacks48
a) Edinger Avenue - 40 feet
b) Harvard Avenue - 40 feet
c) Local public street - 10 feet
d) Private street or private drive - 5 feet
e) Minimum distance between buildings - 10 feet
5. Landscape setbacks 44
a) Harvard Avenue - 30 feet
b) Edinger Avenue - 30 feet
6. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
7. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
8. Other General Development Regulations (refer to Section 3.11
as applicable)
9. Signage (refer to Section 3.12 as applicable)
10. Off-street parking (refer to Section 3.13 as applicable)
J. Special Development Requirements
I. Concept plan approval shall be required for development in
Planning Area 20, pursuant to Section 4.2.1 of this Specific
Plan.
2. The baseline mix of uses for Planning Area 20 is 99 percent
Residential and I percent Commercial, which will be
administered by the Non-Residential Land Use/Trip Budget
procedure specified in Section 3.2.4. The purpose is to ensure
that adequate circulation capacity is available to serve the
proposed project.
3. Development in Planning Area 20 shall be protected from a
100-year storm in a manner consistent with the Flood Plain
Management Ordinance and as approved by the City of Tustin
Building Official.
4. Affordability - The following minimum affordable housing
production obj ectives are intended to reflect the intention of the
48 Landscape setbacks are measured from the back of the curb and are a combination of
parkway, sidewalk, and planting areas. Building setbacks are measured from future
right-of-way.
City of Tustin
Page 3-158
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
20
AREA
City to create a redevelopment project area (Community
Redevelopment Law, section 33000) and as needed to meet
Regional Housing Allocation needs as identified in the
Housing Elen1ent of the General Plan through the provisions of
housing for households at very low, low and moderate income
levels. Specific housing requirements may be established at the
time of development approval to ensure conformity with the
Housing Element of the General Plan and other applicable
provisions of California Law and to achieve the following:
a) At least 15% of units for initial occupancy by very low
income to moderate income households for
redevelopment, with 6% (or 40%) of units affordable to
very low income households.
b) At least 22 additional units for occupancy by moderate
income households.
c) Restricted affordable housing units shall be reasonably
dispersed throughout the project and shall be compatible
with the design and use of market rate units in
appearance, use of materials, and fmished quality.
Restricted units shall be affordable for at least the
minimum period of time required by state law, or longer
if required by a construction or mortgage fmancing
assistance program.
d) Prior to issuance of a certificate of use and occupancy, a
developer shall enter into a legally binding agreement
with the City of Tustin or its Redevelopment Agency,
and agree to deed restrictions on targeted affordable
housing units that are binding on property upon sale or
transfer. Said agreements shall address the following:
I) Number of units by type, location, bedroom count
2) Standards for qualifying income and maximum
rents or sales prices
3) Parties responsible for sales prices and incomes
5. Tenure - Development in Planning Area 20 shall be intended
for ownership sale and tenure.
K. Development Guidelines
1. Site planning should "stair step" building massing and density,
with lower densities along Harvard stepping up in building
massing and density as development occurs further into the
site.
2. Due to the site's close proximity to the railroad tracks, Edinger
Avenue, and the Eastern Transportation Corridor, appropriate
noise attenuation measures will need to be implemented.
3. Any commercial uses should be oriented in the vicinity of
Edinger, at the intersection of Edinger and Harvard. Careful
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-159
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
20
AREA
planning and integration of any commercial use with adjacent
uses will also be necessary in order to mitigate against any
undesirable impacts to the residents.
A Surl1l11ary of key the design guidelines for Planning Area 20 is
provided in Figure 3-9.
City of Tustin
Page 3-160
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
21
AREA
3.9.4 Planning Area 21 . Low Density Residential
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use where the symbol "C" occurs.
1. Residential uses:
. Condominiums and cooperatives P
. Multiple-family dwelling units (apartments) in C
accordance with tenure provisions in Section 3.9.4.1
. Patio homes C
. Single-family attached dwelling units and duplexes P
. Single-family detached dwelling units P
. Single family detached carriage way units P
. Transitional housing (maximum of 12 units) P
2. PubliclInstitutional uses:
. Community care facilities for six or fewer persons P
. Family care facility for elderly for six or fewer persons P
. Large family day care for seven to twelve children on P
single family detached lots in accordance with the Tustin
City Code
. Residential care facility for elderly, for six or fewer P
persons
. Small family day care for less than seven children on P
single family detached lots
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
.
Carports
Garages
Home occupations subject to provisions of the Tustin
City Code
Patio covers/trellises
Swimming pools, spas, jacuzzis
Tennis courts, basketball courts and other multi-purpose
courts, recreation and community buildings
.
.
.
.
.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-161
Chapter 3 · Land Use and Development/Reuse Regulations
C. Unlisted Uses
PLANNING
21
AREA
Those uses not specifically listed are subject to a determination by
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
Plan. Decisions of the Director are appealable to the Planning
Commission.
D. Site Development Standards - (Reuse Plan Disposition Parcel 36
Only)
1. Maximum dwelling units - 7.0 dwelling units per gross acre
average (150 units maximum)
2. Minimum lot area - 2,400 square feet
3. Minimum lot width - no minimum
4. Maximum building height - 40 feet
5. Minimum site landscaping - 30 percent. Minimum site
landscaping shall apply to attached residential and may include
sidewalks and paseo/bikeway paths within the project area.
6. Minimum building setbacks from1,49
a) Harvard Avenue - 42 feet
b) Warner Avenue-42 feet
c) Local Street (private or Public) - 10 feet minimum, 15
feet average
d) Private Drives - 10 feee
e) Interior side yard adjacent to residential use3 - 10 feet
f) Interior side yard adjacent to non-residential use - 10 feet
g) Interior rear yard adj acent to residential use3 - 10 feet
h) Interior rear yard adjacent to non-residential use - 10 feet
i) Southern California Edison Easement - 100 feet
j) Building to building - 10 feet
k) Distance between accessory structures - 5 feet
il Distance between principal and accessorv structures - 5
feet
7. Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
49 Non-conforming building and landscape setbacks will be permitted to remain where existing
buildings and structures are not in future right-of-way.
City of Tustin
Page 3-162
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
r--'LANNING
21
Af..:;EA
8. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
9. Other General Development Regulations (refer to Section 3.11
as applicable)
10. Signage (refer to Section 3.12 as applicable)
11. Off-street parking (refer to Section 3.13 as applicable)
Notes for Section 3.9.4.D:
1. Building setbacks are measured from the curb face corresponding to the
ultimate right-of-way.
2. The following garage and carport setbacks requirements shall apply: 3 foot
minimum setback from the travelway. If a living area is provided above a
garage, the living area shall be setback a minimum of 7 feet from the
travelway. The travelway is the portion of the roadway for the movement of
vehicles, exclusive of shoulders, curb sections and auxiliary lanes.
3. Ten (10) feet plus 2 feet for every 5 feet in height over 30 feet.
E. Site Development Standards - (Reuse Plan Disposition Parcels 34
and 35) Single Family Detached
I. Maximum dwelling units - 7 dwelling units per acre
2. Minimum lot area- 3,000 square feet
3. Minimum lot width - 35 feet
4. Maximum building height - 35 feet
5. Maximum lot coverage - 50 percent of lot area. Covered areas
shall include all areas under roof except trellis areas, roof
overhangs, and covered porches outside the exterior wall.
6. Minimum building setbacks50
a) Harvard Avenue - 42 feet
b) Edinger Avenue - 40 feet
c) Moffett Avenue - 10 feet
d) Local public street - 10 feet
e) Private street or private drive - 5 feet
f) Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
g) Rear yard - 10 feet
h) Distance between accessory stnJctures - 5 feet
D Distance between principal and accessoIT- structures - 5
feet
7. Landscape setbacks 45
a) Edinger Avenue - 30 feet
b) Harvard Avenue - 30 feet
c) Moffett Avenue - 20 feet
8. Landscaping
" Landscape setbacks are measured from the back of the curb and are a combination of
parkway, sidewalk, and planting areas. Building setbacks are measured from future right-
of-way. Non-confonning building and landscape setbacks will be permitted to remain
where existing buildings and structures are not in future right-of-way.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-163
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
21
AREA
a) Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines in
Section 2.17 ofthis Specific Plan
9. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
10. Other General Development Regulations (refer to Section 3.11
as applicable)
11. Signage (refer to Section 3.12 as applicable)
12. Off-street parking (refer to Section 3.13 as applicable)
F. Site Development Standards - (Reuse Plan Disposition Parcels 34
and 35) Single Family Detached - Carriage Way Units
Definition: A type of single family detached product that is located
on a minimum thirty-six (36) foot wide paved private street with a
ten (10) foot parkway on both sides of the paved portions of the
street with a garage that is located to the rear of the residence and
takes access from a rear two-way alley that is a minimum of twenty-
four (24) feet wide.
I. Maximum dwelling units - 7 dwelling units per acre
2. Minimum lot area - 3,000 square feet
3. Minimum lot width - 35 feet
4. Maximum building height - 35 feet
5. Maximum lot coverage - 50 percent of lot area. Covered areas
shall include all areas under roof except trellis areas, roof
overhangs, and covered porches outside the exterior wall.
6. Minimum building setbacks50
a) Harvard Avenue - 42 feet
b) Edinger Avenue - 40 feet
c) Moffett Avenue - 10 feet
d) Local public street - 10 feet
e) Private street or private drive - 5 feet (front yard)
f) Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
g) Rear yard - 3 feet for garage and 7 feet for living areas
including livinf areas above garage
7. Landscape setbacks 4
a) Edinger Avenue - 30 feet
b) Harvard Avenue - 30 feet
c) Moffett Avenue - 20 feet
City of Tustin
Page 3-164
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
.
8. Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
9. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
10. Guest parking - one hundred (100) percent of guest parking
may be provided parallel to the travel way on a public or
private street with a minimum paved width of thirty-six (36)
feet. If there is no opportunity to provide guest parking in front
of a home, then guest parking shall be provided within
approximately 150 feet from the front door of the unit.
II. Other General Development Regulations (refer to Section 3.11
as applicable)
12. Signage (refer to Section 3.12 as applicable)
13. Off-street parking (refer to Section 3.13 as applicable to Single
Family Detached)
G. Site Development Standards - (Reuse Plan Disposition Parcels 34
and 35) Single Family Attached
1. Maximum dwelling units - 7 dwelling units per acre
2. Minimum lot area per family unit - 3,000 square feet
3. Minimum lot area per development project - 10 acres
4. Minimum lot width - no minimum
5. Maximum building height - 40 feet
6. Maximum lot coverage - 100 percent less required setbacks
and open space areas
7. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
structures, streets, driveways, landscape setbacks, and parking
lots.
8. Private outdoor open space - minimum private outdoor open
space shall be increased to 400 square feet for existing units.
9. Minimum gross floor area per dwelling unit, excluding the
garage
a) Bachelor - 450 square feet
b) I Bedroom - 550 square feet
c) I Bedroom with den - 700 square feet
d) 2 Bedrooms - 750 square feet
e) 2 Bedrooms or more with den - 900 square feet
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-165
Chapter 3 · Land Use and Development/Reuse Regulations
H.
10. Minimum building setbacks51
a) Harvard Avenue - 42 feet
b) Edinger Avenue - 40 feet
c) Moffett Avenue - 10 feet
d) Local public street - 10 feet
e) Private street or private drive - 5 feet
f) Interior side yard - 3 feet
g) Rear yard - 10 feet
h) Distances between principal structures - 10 feet
i) Distances between accessory structures - 5 feet
il Distance between llrincipal and accessory structures - 5
feet
11. Landscape setbacks 46
a) Edinger Avenue - 30 feet
b) Harvard Avenue - 30 feet
c) Moffett Avenue - 20 feet
12. Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
13. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
14. Other General Development Regulations (refer to Section 3.11
as applicable)
15. Signage (refer to Section 3.12 as applicable)
16. Off-street parking (refer to Section 3.13 as applicable)
Site Development Standards - (Reuse Plan Disposition Parcels 34
and 35) Condominiums and Multiple Family Dwellings
I. Maximum dwelling units - 7 dwelling units per acre
2. Minimum development unit per product type - 8 acres
3. Maximum building height - 40 feet
4. Maximum lot coverage - 65 percent, less the required building
and landscape setbacks
5. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
PLANNING
21
AREA
"
Landscape setbacks are measured from the hack of the curb and are a combination of parkway,
sidewalk, and planting areas. Landscape setbacks may be reduced to accommodate existing
walls or buildings. Building setbacks are measured from future right-of-way.
City of Tustin
Page 3-166
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
.
structures, streets, driveways, landscape setbacks, and parking
lots.
6. Minimum gross floor area per dwelling unit, excluding the
garage
a) Bachelor - 450 square feet
b) I Bedroom - 550 square feet
c) I Bedroom with den -700 square feet
d) 2 Bedrooms - 750 square feet
e) 2 Bedrooms or more with den - 850 square feet
7. Minimum building setbacks52
a) Harvard Avenue - 42 feet
b) Edinger Avenue - 40 feet
c) Moffett Avenue - 10 feet
d) Local public street - 10 feet
e) Private street or private drive - 5 feet
f) Interior side yard - 3 feet
g) Rear yard - 10 feet
h) Distances between principal structures - 10 feet
i) Distances between accessory structures - 5 feet
i) Distance between principal and accessorv structures - 5
feet
8. Landscape setbacks53
a) Edinger Avenue - 40 feet
b) Harvard Avenue - 30 feet
c) Moffett Avenue - 20 feet
9. Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
10. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
11. Other General Development Regulations (refer to Section 3.11
as applicable)
12. Signage (refer to Section 3.12 as applicable)
13. Off-street parking (refer to Section 3.13 as applicable)
" Building setbacks are measured from future right-of-way. Nonconforming building and
landscape setbacks will be permitted to remain where existing buildings and structures
are not in future right~of-way.
53 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Landscape setbacks may be reduced to accormnodate existing
walls or buildings. Building setbacks are measured from future right-of-way.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-167
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
21
AREA
I.
Site Development Standards - (Reuse Plan Disposition Parcels 34
and 35) Patio Homes
I. Maximum dwelling units - 7 dwelling units per acre
2. Minimum lot area - none, refer to Section 3.9.4.1 below
3. Building site requirements - patio home subdivisions shall be
designated as a development unit on a tentative map.
4. Maximum building height - 35 feet
5. Maximum lot coverage - 100 percent, less required building
and landscape setbacks
6. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. A
minimum of 150 square feet may be for private use if located
on ground level and open on three sides. Areas not available
for open space credit include all structures, streets, driveways,
landscape setbacks, and parking lots.
7. Minimum gross floor area per dwelling unit, excluding the
garage - 900 square feet
8. Maximum number of four bedroom units - 30 percent
9. Minimum building setbacks48
a) Harvard Avenue - 42 feet
b) Edinger Avenue - 40 feet
c) Moffett Avenue - 10 feet
d) Local public or private street - The minimum building
setback shall be 10 feet from a public or private street.
An attached or detached garage may be setback a
minimum of 5 feet from a public or private street. If
living areas are provided above garages, garage setbacks
shall apply provided that no more than 75 percent of the
units along the street frontage have living space over a
garage with less than a 10 foot setback. All units located
along both sides of a street segment shall be included
when calculating the above 75 percent determination,
regardless of whether they front, side, or rear load on that
section of a street. A garage shall not be setback between
9 feet and 19 feet from the right-of-way line. Garages
setback 9 feet or less shall be equipped with an automatic
garage opener.
e) Private drives and courts - The minimum building
setback shall be 7 feet in a private court or on a private
drive not located within a court. An attached or detached
garage may be setback a minimum of 3 feet provided that
no more than 50 percent of the length of the building
frontage over the total length of the drive or court is
setback less than 7 feet. In calculating the total length of
the drive or court and the length of building frontage, the
City of Tustin
Page 3-168
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
21
AREA
length of building and street frontage on both sides of the
drive or court shall be used. If living areas are provided
above garages, garage setback shall apply. The minimum
3 foot garage setback shall be increased where necessary
to accommodate required sidewalks. A garage shall not
be setback between 9 feet and 19 feet from the right-of-
way line. Garages setback 9 feet or less shall be equipped
with an automatic garage opener. A minimum distance of
40 feet shall be maintained between ground floor living
areas on units across from each other in a court, on a
drive, or on a shared driveway.
f) Minimum distance between buildings - The minimum
horizontal distance between adjacent buildings shall be
10 feet. The minimum distance between buildings may
be reduced to 6 feet for no more than a maximum length
of 25 feet of a building elevation, provided that there are
no windows on one elevation for that portion of the
building elevation with less than a 10 foot setback. If
living areas are provided above garages, garage setbacks
shall apply.
g) Tract boundary - The minimum building setback from
any tract boundary shall be 10 feet. If the tract boundary
is adjacent to a park or other permanent open space, the
minimum building setback shall be 5 feet.
h) Distance between accessorv structures - 5 feet
i) Distance between principal and accessory structures - 5
feet
10. Landscape setbaeksS4
a) Harvard Avenue - 30 feet
b) Edinger Avenue - 30 feet
c) Moffett Avenue - 20 feet
11. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
12. Bieye1e and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bieyele trails where applicable. The
facilities shall incorporate vistas into the golf course where
possible and provide for convenient bieycle and pedestrian
access from the Planning Area to the Tustin Commuter Rail
Station.
54 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Landscape setbacks may be reduced to accommodate existing
walls or buildings.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-169
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
21
AREA
J.
13. Other General Development Regulations (refer to Section 3.11
as applicable)
14. Signage (refer to Section 3.12 as applicable)
15. Off-street parking (refer to Section 3.13 as applicable)
Special Development or Reuse Requirements
I. Concept plan approval shall be required for development in
Planning Area 21 (refer to Section 4.2.1 ofthis Specific Plan).
2. Prior to any interim or permanent reuse of facilities or property
on a parcel, or prior to any development on a parcel, any party
receiving property from the Department of Defense or Local
Redevelopment Authority (LRA) shall be required to enter into
an agreement with the LRA. The purpose of the Agreement is
to: I) identify the planning goals of the Agency receiving
property and the City or LRA for the site; 2) identify the scope
and schedule for short range improvements and long range
development plans for the property; 3) establish a process for
meaningful consultation on development and operational issues
of mutual concern; 4) identify capital infrastructure
improvements, roadway dedications, and environmental impact
report mitigation that will be required of the Agency receiving
or leasing property; and 5) identify necessary procedures to
implement the agreement.
3. Affordability - the following minimum affordable housing
production objectives are intended to reflect the intention of the
City of Tustin to create a redevelopment project area
(Community Redevelopment Law, section 33000) and as
needed to meet Regional Housing Allocation needs as
identified in the Housing Element of the Tustin General Plan
through the provision of housing for households at very low,
low, and moderate incomes levels. Specific housing
requirements will be established for specific sites at the time of
development project approval to ensure uniformity with the
Housing Element of the General Plan and other applicable
provisions of California Law and to achieve the following:
a) Disposition Parcel 36 only:
Prior to issuance of a certificate of use and occupancy,
the developer shall enter into a legally binding agreement
with the City of Irvine to provide in Planning Area 22 the
affordable housing units that would have been required
on Disposition Parcel 36 pursuant to the City of Irvine
Affordable Housing Implementation Procedure (Chapter
2-3 of the Irvine Zoning Code), and agree to deed
restrictions on targeted affordable housing units that are
binding on property upon sale or transfer. Said
agreements shall address the following:
City of Tustin
Page 3-170
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
21
A!<:EA
1) Number of units by type, location, bedroom count
2) Standards for qualifying income and maximum
rents or sales prices
3) Parties responsible for sales prices and incomes
If the required affordable housing units are not provided
in Planning Area 22, then the developer shall comply
with general affordability requirements applicable to
Disposition Parcels 34 and 35, and the following number
of affordable units shall be provided:
I) At least 9 units for initial occupancy by very low
income level households
2) At least 7 units for initial occupancy by low income
level households
3) At least 7 units for occupancy by moderate income
level households
b) Reuse Plan Disposition Parcels 34 and 35:
1) At least 15% of units for initial occupancy by very
low income to moderate income households for
redevelopment with 6% (or 40%) of these units
affordable to very low income households.
Developer compliance with the Homeless
Accommodation Plan described in Section 2.3.6 and
2.4 shall be required.
2) At least 10 additional units for initial occupancy by
low income level households.
3) At least 20 additional units for initial occupancy by
moderate income level households.
4) Restricted affordable housing units shall be
reasonably dispersed throughout a project and shall
be compatible with the design and use of market
rate units in appearance, use of materials, and
finished quality. Restricted units shall be affordable
for at least the minimum period required by state
law, or longer if required by a construction or
mortgage financing assistance program.
5) Prior to issuance of a certificate of use and
occupancy, a developer shall enter into a legally
binding agreement with the City of Tustin, its
Redevelopment Agency, and agree to deed
restrictions on targeted affordable housing units that
are binding on property upon sale or transfer. Said
agreements shall address the following:
a) Number of units by type, location, bedroom
count
b) Standards for qualifying income and maximum
rents or sales prices
MCAS Tustin Specific Plan/Reuse Plan City of Tustin
Page 3-171
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
21
AREA
K.
c) Parties responsible for sales prices and incomes
6) The City of Tustin reserves the right to negotiate
transfer of a developer's obligation pursuant to this
section off-site as a credit for affordable units which
cannot be reasonably feasible to provide on-site
which shall be at the City's sole and absolute
discretion. To ensure comparable equivalent value
of an off-site option or exchange for not providing
on-site affordable units, a financial affordability gap
analysis will be conducted by the City, at
developer's cost, to compare the value of the off-
site option and the affordability gap cost of
providing on-site affordable housing.
4. Tenure - Reuse/development of Planning Area 21 shall be
encouraged to be ownership tenure. Development of
apartments is a discretionary action requiring approval of a
conditional use permit. Consideration of a conditional use
permit should include the City's preference for ownership
tenure, and in any event, no more than 25 percent of the total
number of units permitted may be approved for apartments.
5. Existing structures to be reused shall be brought into
conformance with applicable provisions of the Uniform
Building Code, as amended by the City's of Tustin or Irvine (as
applicable), State of California Title 24 Access Compliance
(handicapped provisions), and requirements of the Americans
with Disabilities Act (ADA).
6. Utility metering modifications and provision of independent
utility services shall be committed to by agreement between the
City of Tustin and those agencies receiving property in
Planning Area 21 prior to use and occupancy of existing
buildings and new development.
Development or Reuse Guidelines
1. Wall and streetscape upgrades along Harvard Avenue should
be designed to create greater compatibility with Village 38
theme walls and streetscape on the east side of Harvard
A venue. A combination of walls, landscaping, and berms may
be utilized to achieve required noise standards in both Tustin
and Irvine.
2. Existing housing units shall be aesthetically upgraded through
architectural and landscape improvements to appear consistent
in quality with private market housing in the surrounding
neighborhoods of Tustin and Irvine, in the event of reuse. Such
improvements shall be completed prior to issuance of use and
occupancy permits. The improvements may include, but are not
limited to, the following:
City of Tustin
Page 3-172
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
21
AREA
a) Upgraded facade treatments, including use of plaster,
wood siding, brick, stone, and other approved materials
b) Upgraded window types and treatments (i.e., trim)
c) Upgraded roofing materials and extension of roof
overhangs
d) Updated color scheme for buildings and walls
e) Enlargel11ent and enhancement of private patios and
balconies
f) Upgraded appearance of unit entrances, including
doorways, walkways, decorative paving
g) Improved landscape design of front yards and common
areas
h) Consistent landscape treatment along local roads
i) Extensive planting of trees and shrubs throughout the site
j) Decorative treatment of all exposed site walls
k) Upgraded driveways
I) Decorative paving and other hardscape amenities for
pedestrian paths in common areas
m) Improvements to common recreational areas including
provision of shelters, lighting, and refurbishing of
facilities
n) Creation of project entryways through signage and
landscape design
0) Upgraded and consistent signage, including project
identification, addressing, and directional signs
p) Enhance lighting scheme for units, common areas, paths,
and parking areas
q) Application of defensible space techniques 111
landscaping and lighting
3. Demolition of structures may be required by Tustin to be
undertaken under the following conditions: I) where
information determines the need for demolition to eliminate
public health and safety risks, 2) to improve the appearance of
the Planning Area, 3) to accommodate the completion of major
roadway improvements, and 4) to properly implement the
permanent land use intent of this Planning Area.
A summary of the key design guidelines for Planning Area 21 IS
provided in Figure 3-9.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-173
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Chapter 3 . Land Use and Development/Reuse Regulations
3.10
NEIGHBORHOOD H
3.10.1
Introduction
Neighborhood H is located entirely within the City of Irvine and is
comprised of a single Planning Area, P A 22, as shown on the Statistical
Analysis (Table 3-2). The Planning Area contains a total of 402 dwelling
units on approximately 48.3 acres known as Marble Mountain Park. The
area was developed in five phases from 1984 to 1990, and contains four-
plex, six-plex, and eight-plex buildings. The condition of the units ranges
from good to excellent as indicated in the MCAS Tustin Family and
Bachelor Housing Report prepared by the City of Tustin in March 1994.
The report identifies minor corrections necessary to meet building and
safety code requirements. However, the units lack the architectural details
and landscaping details generally found in private market housing.
The remaining 28 acres are currently vacant and will contain a minimum
20 acre elementary school (ES-8) and an approximate eight (8) acre
neighborhood park. The regulations for new development, should the
existing housing be replaced by new residential units, is consistent with
the City of Irvine's Medium Density Residential Zoning Category (Section
V.E-329.2.5). Furthermore, the Planning Area will also be required to
comply with applicable requirements of Irvine's Planning Area 38,
Westpark n.
.
3.10.2
Planning Area 22
A. Permitted and Conditionally Permitted Uses
Permitted and conditionally permitted uses for Irvine Planning Area
38 Zoning shall be applicable (Section V.E. 838.2).
B. Accessory Uses and Structures
Accessory uses for Irvine Planning Area 38 Zoning shall be
applicable (Section V.E. 838.2).
C. Unlisted Uses
Refer to applicable City of Irvine Zoning Code provisions.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-175
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
22
AREA
D. Site Development Standards
Applicable site development standards from Irvine Planning Area 38
Zoning shall apply (Section V.E. 838.2). However, the total number
of dwelling units within the Planning Area shall not exceed 402
units.
E.
Special Development or Reuse Requirements
1. Concept plan approval shall be required for development in
Planning Area 22 (refer to Section 4.2.1 of this Specific Plan).
2. Prior to any interim or permanent reuse of facilities or property
on a parcel, or prior to any development on a parcel, any party
receiving property from the Department of Defense or Local
Redevelopment Authority (LRA) shall be required to enter into
an agreement with the LRA. The purpose of the Agreement is
to: 1) identify the planning goals of the Agency receiving
property and the City or LRA for the site; 2) identify the scope
and schedule for short range improvements and long range
development plans for the property; 3) establish a process for
meaningful consultation on development and operational issues
of mutual concern; 4) identify capital infrastructure
improvements, roadway dedications, and environmental impact
report mitigation that will be required of the Agency receiving
or leasing property; and 5) identify necessary procedures to
implement the agreement.
3. Affordability - the following minimum affordable housing
production objectives are intended to implement the Housing
Element of the Irvine General Plan through the provision of
housing for households at very low, low, and moderate
incomes levels. Specific housing requirements will be
established for specific sites at the time of development project
approval to ensure that any reuse/development of Planning
Area 22 achieves the following:
a) At least 24 units for initial occupancy by very low
income level households - within the very low category,
at least 14 units shall be for transitionary housing
b) At least 18 units for initial occupancy by low income
level households
c) At least 18 units for occupancy by moderate income level
households
d) Restricted affordable housing units shall be reasonably
dispersed throughout the project and shall be compatible
with the design and use of market rate units in
appearance, use of materials, and finished quality.
Restricted units shall be affordable for at least the
City of Tustin
Page 3-176
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
PLANNING
22
Af\EA
minimum period required by state law or longer is
required by a construction or mortgage financing
assistance program.
e) Prior to issuance of a certificate of use and occupancy, a
developer shall enter into a legally binding agreement
with the City of Tustin Redevelopment Agency and/or
the City of Irvine, as applicable, and agree to deed
restrictions on targeted affordable housing units that are
binding on property upon sale or transfer. Said
agreements shall address the following:
1) Number of units by type, location, bedroom count
f) Standards for qualifying income and maximum rents or
sales prices
g) Parties responsible for sales prices and incomes
4. Tenure - Reuse/development of Planning Area 22 shall be
encouraged to be ownership tenure. Development of
apartments is a discretionary action requiring approval of a
conditional use permit. Consideration of a conditional use
permit should include the City's preference for ownership
tenure, and in any event, no more than 25 percent of the total
number of units permitted within the Irvine portion of the
Specific Plan area may be approved for apartments.
5. Existing structures to be reused shall be brought into
conformance with the Uniform Building Code, as locally
amended, State of California Title 24 Access Compliance
(handicapped provisions), and requirements of the Americans
with Disabilities Act (ADA).
6. Utility metering modifications and provision of independent
utility services shall be coIn111itted to by agreen1ent between the
City of Tustin and Irvine as applicable, and those agencies
receiving property in Planning Area 22, prior to use and
occupancy of existing buildings and new development.
F. Development or Reuse Guidelines
1. Wall and streetscape upgrades along Harvard Avenue should
be designed to create greater compatibility with Village 38
theme walls and streetscape on the east side of Harvard
Avenue. A combination of walls, landscaping, and berms may
be utilized to achieve required noise standards in Irvine.
2. Existing housing units shall be aesthetically upgraded through
architectural and landscape improvements to appear consistent
in quality with private market housing in the surrounding
neighborhoods of Tustin and Irvine. Such improvements shall
be completed prior to issuance of use and occupancy permits.
The improvements may include, but are not limited to, the
following:
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-177
Chapter 3 · Land Use and Development/Reuse Regulations
PLANNING
22
AREA
a) Upgraded facade treatments, including use of plaster,
wood siding, brick, stone, and other approved materials
b) Upgraded window types and treatments (i.e., trim)
c) Upgraded roofing materials and extension of roof
overhangs
d) Updated color schel11e for buildings and walls
e) Enlargement and enhancel11ent of private patios and
balconies
f) Upgraded appearance of unit entrances, including
doorways, walkways, decorative paving
g) Improved landscape design of front yards and common
areas
h) Consistent landscape treatment along local roads
i) Extensive planting of trees and shrubs throughout the site
j) Decorative treatment of all exposed site walls
k) Upgraded driveways
1) Decorative paving and other hardscape amenities for
pedestrian paths in common areas
m) Improvements to common recreational areas including
provision of shelters, lighting, and refurbishing of
facilities
n) Creation of project entryways through signage and
landscape design
0) Upgraded and consistent signage, including project
identification, addressing, and directional signs
p) Enhance lighting scheme for units, common areas, paths,
and parking areas
q) Application of defensible space techniques 111
landscaping and lighting
3. Demolition of structures shall be considered or undertaken
under the following conditions: I) where information
determines the need for demolition to eliminate public health
and safety risks, 2) to improve the appearance of the Planning
Area, 3) to accommodate the completion of major roadway
improvements, and 4) to properly implement the permanent
land use intent of this Planning Area.
A summary of the key design guidelines for Planning Area 22 is
provided in Figure 3-10.
City of Tustin
Page 3-178
MCAS Tustin Specific Plan/Reuse Plan
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Chapter 3 . Land Use and Development/Reuse Regulations
3.11
GENERAL DEVELOPMENT REGULATIONS
The following general regulations shall apply to new development and the
reuse of existing structures and facilities, unless specific exceptions are
described elsewhere in the Specific Plan.
3.11.1
Access
Every structure or use shall have frontage upon a public street or
permanent means of access to a public street by way of a public or private
street or easement, or recorded reciprocal access agreement. See below for
further circulation standards.
3.11.2
Antennae and Satellite Dish Standards
All provisions of the Tustin City Code and Irvine City Code, as applicable,
shall apply.
3.11.3
Encroachments Into Required Setbacks
.
The following are allowed to encroach no more than 4 feet into
required setbacks subject to compliance with the Uniform Building
Code:
. Architectural features
. Eaves
. Fireplaces
. Mechanical equipment
. Steps and staircases (open)
.
Covered patio trellis, or canopies, unenclosed on at least two sides,
may encroach into the required side or rear yard setback provided
they do not cover more than 50 percent of the private yard or open
space area on a residential property and comply with the Uniform
Building Code related to distance requirements between adjacent
structures.
.
Location of swimming pools and/or a spa shall conform with
applicable City regulations.
City of Tustin
Page 3-180
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
3.11.4
Enforcement of EIS/EIR Mitigation Measures
Recent amendments to Section 21081.6 of the Public Resources Code, as
applicable, shall apply. The amendments provide that measures to mitigate
or avoid significant effects on the environment shall be fully enforceable
through permit conditions, agreen1ents, or other measures. The EIS/ElR
mitigation measures are contained in the EIS/ElR for the project.
3.11.5
Fences and Walls
All provisions of the Tustin and Irvine City Code, where applicable, shall
apply to the construction of walls, fences, and hedges in the Specific Plan,
with the exception that maximum established heights within the City of
Tustin may be exceeded when higher walls are required as noise
mitigation (acoustical barriers) based on City Noise Ordinance, subject to
Community Development Department approval. Any planter, fence, or
wall within the streetside setback may not exceed 3.5 feet in height.
Fences and walls shall also be designed to not restrict vehicular sight
distance and visibility at roadway intersections per City of Tustin and
Irvine standards, as applicable.
The use of barbed wire, electrified fence, or razor wire fence in
conjunction with any fence, wall, roof, or hedge within any land use
designation is prohibited, unless required by any law or regulation of the
City of Tustin or Irvine, federal government, or agency thereof, as
applicable.
3.11.6
Financing Program
Prior to recordation of the first fmal map in a planning area, the subdivider
shall enter into an agreement with the City to participate in a financing
program for required infrastructure. The agreement shall provide for
granting of credit to the subdivider for a certificate of occupancy,
improvements required, or a condition of approval on this project to the
extent that the cost of such improvements may be included in any such
financing program.
3.11.7
Fumes, Odors, Vapors, Gases and Other Forms of
Air Pollution
If any use which produces orders, toxic gases, or noxious matter in such
quantities as may be readily detectable at any point outside the property
lines of the premises, and/or may become a public nuisance or hazard, the
use shall be modified to prevent such emissions. Emissions shall be in
compliance with the South Coast Air Quality Management District
standards.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-181
Chapter 3 . Land Use and Development/Reuse Regulations
3.11.8
Grading
All earthwork shall be conducted in accordance with the City of Tustin
Grading Ordinance and manual, and grading requirements within the City
of Irvine. Grading permits shall consider consistency with the urban
design concept. Compliance with National Pollutant Discharge
Elimination System (NPDES) regulations related to storm drain runoff
from construction sites as implemented in the City of Tustin and Irvine
shall be required.
3.11.9
Hazardous Materials
To ensure that the use, handling, storage, and transportation of hazardous
materials comply with the California Government Code and Health and
Safety Code, all provisions of the Tustin and Irvine Hazardous Materials
Codes and Fire Codes shall apply.
3.11.10
Height Determinations
Building height shall be determined from the finished grade within five (5)
feet of the structure to the highest point of the structure, excluding
chiIn11eys and vents.
3.11.11
Interim Use Provisions
Interim uses shall be permitted in all Planning Areas subj ect to the
requirements and evaluation criteria specified in Chapter 4, Section 4.2.6.
In addition to the provisions in Section 4.2.6, the following list of potential
Interim Uses shall be used as a guide for determining whether or not a
proposed interim use shall be allowed.
. Agricultural uses of the same or similar characteristics as practiced at
the time of base closure determination, exclusively within Planning
Areas 5, 7, 8, 11, 14 and 15.
. Commercial uses
. Driver's training, excluding speed events
. Educational uses
. Emergency staging and supply areas and related services
. Equipment and vehicle storage, with proper screening
. Facilities for special recreation and craft activities
City of Tustin MCAS Tustin Specific Plan/Reuse Plan
Page 3-182
Chapter 3 . Land Use and Development/Reuse Regulations
. Indoor/outdoor sales facilities providing for periodic events such as
swap meets and auctions
. Industrial uses other than permitted uses, conducted in an existing
building
. Long term site toxic clean-up facilities, equipment and operations
. Nursery stocking, storage and wholesaling
. Office uses
. Other uses determined by the Community Development Director to
be similar in character and impact to the categories specified in this
Section and to the permitted and conditional uses identified for each
Planning Area. Any use determination decisions in the City of Irvine
shall comply with applicable provisions of the Irvine Zoning Code.
. Special fund raising event facilities which support periodic or
temporary events (e.g., education fairs, community fairs, custom!
antique auto shows, etc.)
3.11.12
Landscaping/Screening
. In all land use designations, all landscaping shall conform to the
landscape guidelines contained in this Plan or, in the case of
questions not covered in the Specific Plan, the City of Tustin
Landscape and Irrigation Guidelines or Irvine guidelines, as
applicable.
. All commonly owned property and landscape setback areas exclusive
of structural improvements shall be landscaped and maintained in a
weed free condition with a combination of trees, shrubs and ground
cover. Landscaping shall be provided with automatic irrigation
systems, in accordance with the City of Tustin Landscape and
Irrigation Guidelines or Irvine guidelines, as applicable.
. An opaque screen consisting of one or a combination of berms,
masonry walls and landscaping integrated into an aesthetic pattern
shall be installed along site boundaries where residential uses abut
arterial or secondary highways, with the aggregate height of berms
and walls not to exceed six (6) feet, eight (8) inches, or higher as may
be required and approved to mitigate noise impacts. Screening shall
also be installed along commercial or commerciallbusiness site
boundaries which immediately abut areas designated for residential
uses. The type of appropriate screening will be determined during
site plan review.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-183
Chapter 3 . Land Use and Development/Reuse Regulations
. Screening shall be installed along all parking areas abutting streets.
The screening shall be a minimum height of thirty-six (36) inches.
. Screening shall consist of one or any combination of the following
components:
. Walls, including retalmng walls - a wall shall consist of
concrete, stone, brick, tile or similar type of masonry material.
. Berms - a berm shall be constructed of earthen materials and
shall be landscaped according to an approved plan.
. Evergreen or deciduous trees or shrubs consistent with the
landscape guidelines contained in the Specific Plan.
. All property landscaping shall be properly maintained in a healthy,
weed free condition.
. Landscaping/screening at intersections shall be designed in such a
manner as to not restrict vehicular sight distance in accordance with
current City of Tustin and Irvine standards/guidelines, as applicable.
3.11.13
Lighting
All lighting shall be designed and located to confine direct rays and glare
to the boundaries of a parcel. No lighting shall blink, flash, or be of
unusually high intensity or brightness. Security lighting shall be provided
as required by the Uniform Security Code.
3.11.14
Maintenance and Completion of Open Space,
Amenities, Landscaping, and Manufactured
Slopes
No lot or dwelling unit in a development shall be sold or a Certificate of
Occupancy issued, unless a corporation, homeowner's association,
assessment district or other approved entity has been legally formed with
the right to assess all those properties which are jointly owned or benefited
to operate and maintain all of the mutually available features of the
development including, but not limited to, open space, amenities,
landscaping or slope maintenance landscaping, private streets, and
utilities. Conditions, Covenants, and Restrictions (CC&R's) shall be
developed and recorded for said development subject to the review and
approval of the applicable City Attorney. The recorded CC&R's shall
permit the enforcement by the applicable City, if required. No lot or
dwelling unit shall be sold unless all approved and required open space,
amenities, landscaping, or other improvements, or approved phases
City of Tustin
Page 3-184
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
thereof, have been completed or completion is assured by a development
agreement or financing guarantee method approved by the City of Tustin
of City of Irvine, as applicable.
3.11.15
Mechanical Equipment
Compressors, air conditioning units, vents, exhausts, or similar mechanical
equipment located outside a building shall comply with the following:
. All such equipment shall be screened from view from any abutting
street, highway or adjacent use. Screening shall be an integral part of
the overall architectural design of the project. The top of any
screening shall be a minimum of six inches above the top of any
mechanical equipment.
. All mechanical equipment shall be maintained in a clean and proper
condition to prevent breakdown that might release noxious or toxic
materials or create excessive noise, and to avoid accumulation of
litter, filth and materials which would be noxious or unsafe.
3.11.16
Noise Control
Plans for noise attenuation of residential units located near arterial
highways and railroad rights-of-way, which ensure that interior and
exterior noise levels do not exceed state requirements and local City of
Tustin and Irvine noise ordinances, as applicable, shall be submitted for
review and approval prior to building permits being issued to
accommodate reuse and/or subdivision approval for residential
development, whichever occurs first.
All uses shall be subject to provisions of the City of Tustin or City of
Irvine noise ordinance, as applicable.
3.11.17
Outside Storage
All uses shall be conducted within a completely enclosed building, except
for off-street parking, loading, approved temporary uses, any outdoor
dining space specifically permitted in conjunction with eating
establishments, and approved nursery accessory uses. Minor ancillary
outdoor storage (service vehicle parking, materials storage, or limited
equipment assembly associated with a permitted use) may be located
outside a building in certain Planning Areas as an accessory use
conditional use, provided that there is solid screening and there are no
negative noise or aesthetic impacts on adjacent properties.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-185
Chapter 3 . Land Use and Development/Reuse Regulations
3.11.18
Park Provisions
Requirements and standards contained in the City of Tustin subdivision
ordinance will be utilized in reviewing public or private park proposals per
park in-lieu fee obligations.
The area of the Specific Plan within the City of Irvine will be subject to
the requirements and standards of the City of Irvine's Local Park Code.
3.11.19
Refuse Collection Areas
All outdoor refuse collection facilities shall be screened visually from
streets and highways. Collection areas shall be shielded from view in all
directions, either within a building or within a solid masonry wall of
sufficient height to conceal materials temporarily accumulated for
collection. The enclosure shall be designed to complement the main
building materials. Adequate facilities and containers shall be provided to
accomplish refuse recycling and handling of toxic materials, including
source-separated materials as may be required by city ordinance.
Innovative designs of storage, handling and transfer equipment are
encouraged to achieve maximum recycling levels.
3.11.20
Roof Mounted Solar Collector Panels
Roof mounted solar collector panels shall be flush surface mounted where
possible and painted to match roof surface color. Where panels cannot
effectively perform if flush mounted, justification in the form of efficiency
calculations may be submitted to the City of Tustin or Irvine for
consideration of alternative mounting configurations.
3.11.21
Streets and Highways
. All streets and highways shall conform to street and highway
standards detailed in this Specific Plan. However, existing local
streets and roadways on the base that do not meet the standards
detailed in this Specific Plan, may be permitted to remain as private
streets, subject to the review and approval of the City Engineer.
. Portions of any lot within any future right-of-way shown in this
Specific Plan shall not be occupied by new structures, other than
those encroachments normally permitted in rights-of-way. Such
encroachments are defined in the General Regulations section. All
other required setbacks, yards, and open spaces shall be calculated on
the basis of established or future rights-of-way. Future right-of-way
lines shall be considered to be lot lines for purposes of determining
such setbacks, yards and open spaces.
City of Tustin MCAS Tustin Specific Plan/Reuse Plan
Page 3-186
Chapter 3 . Land Use and Development/Reuse Regulations
. Dedication of right-of-way shown in the Specific Plan shall be
required as determined necessary by the City Engineer or as a
condition of approval of any development.
. Access points to individual development sites shall be subject to
acceptance by the City Engineer.
. Access onto major arterials, due to their regional significance
coupled with high traffic volumes and speeds will of necessity
warrant a higher degree of access restrictions than would be applied
to lower level arterial roadways.
. Installation of curbs, gutters, bikeways, sidewalks, street paving,
street lighting, and street trees shall be subject to the provisions of
the Tustin City Code. Installation shall be provided by a developer
and/or costs shall be assigned to each development lot or parcel in
accordance with a cost-benefit formula determined by the City
Engineer, or otherwise determined as a result of a negotiated
Development Agreel11ent.
. All street and highway design will be in accordance with the City of
Tustin and City of Irvine design standards, where applicable;
however, deviations consistent with the Specific Plan design
character and intent may be proposed and approved during
subsequent design or development review by the respective
jurisdiction.
. On-street parking shall be prohibited along all arterial and local
collector streets within the Specific Plan area
. Advanced Transportation Technology shall be accommodated to the
extent practicable, and any applications shall be documented.
3.11.22
Temporary Uses
Temporary uses shall be regulated pursuant to the Tustin City Code and
Irvine City Code, as applicable.
3.11.23
Trellis
Refer to applicable provisions of Subsection 3.11.3.
3.11.24
Utilities
. All utility lines serving a new development, with the exception of
interim uses, shall be placed underground by the developer in
accordance with the city's policies for locating utilities underground.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-187
Chapter 3 · Land Use and Development/Reuse Regulations
. Existing utility lines shall also be placed underground with
development, where feasible and as required by the City of Tustin or
Irvine, as applicable.
. No structures shall be permitted to be developed over active
pipelines, abandoned lines, or utility easements, except where
approved by the City Engineer.
. All utility line and connection costs to the backbone
infrastructure/utility systel11 (water supply, sanitary sewer facilities,
reclaimed water supply, storm drainage and other utilities) needed to
serve individual projects shall be the responsibility of the new
user/owner, or as otherwise determined as a result of a negotiated
development agreement or lease.
. All water supply, sanitary sewer facilities, reclaimed water supply,
storm drainage and other facilities shall be provided in accordance
with adopted master plans of the respective service providers. Costs
shall be assigned to each development lot or parcel in accordance
with a cost-benefit formula established by the LRA, based on
estimated engineering construction costs, or as otherwise determined
as a result of a negotiated development agreement.
. Dedication and delineation of five lRWD water well sites as
described in Section 2.9 will be required along Barranca Parkway
including any necessary maintenance, pipeline and access easements
subject to approval of the LRA as to their location and design and
lRWD abandonment and release of property and easement rights
along Red Hill Avenue. It is anticipated that these well sites would
impact Planning Areas 11, 12, 14 and 19 and shall be defmed in
conjunction with any new development within each of these Planning
Areas.
. An offer to dedicate 20 feet of additional right-of-way for the
Barranca channel to OCFCD shall be made with said terms subject to
approval of the LRA prior to any new development on parcels
adjacent to the Barranca Channel in Planning Areas 11, 12, 14,
and 18.
. An offer to dedicate 25 feet of additional right-of-way for the Santa
Ana channel to OCFCD shall be made with said terms subject to
approval of the LRA prior to any new development on parcels
adjacent to the channel in Planning Area 15.
City of Tustin MCAS Tustin Specific Plan/Reuse Plan
Page 3-188
Chapter 3 . Land Use and Development/Reuse Regulations
3.11.25
Vibration
No vibration associated with any use shall be permitted which is
discemable beyond the boundary line of the property, unless the vibration
does not negatively impact an adjacent property.
3.12
SIGNAGE
This section establishes regulations and guidelines for project
identification signage throughout the Specific Plan area. The intent is to
achieve a visually coordinated and appealing signage systel11 that provides
identity to the site and promotes effective identification for the range of
uses within the Specific Plan. Specific Plan area signage/monumentation
will occur at key designated thematic intersections as shown in the
Community Structure Plan (Figure 2-15). Signs identifying arrival to the
City of Tustin may occur within the public right-of-way in locations
shown on Figure 2-5.
3.12.1
General Provisions
A. All signs in the City of Tustin shall conform to the provisions
contained in the Tustin Sign Code, unless otherwise contained in this
section. Whenever the regulations contained herein conflict with the
regulations of the Tustin Sign Code, the Specific Plan regulations
shall take precedence. Signs in the City of Irvine shall conform with
the Irvine Sign Code.
B. A sign permit shall be applied for and received from the Department
of Community Development prior to constructing, erecting, altering,
replacing, moving, or painting any sign, except for signs exempt
from a permit according to the Sign Code. Permit applications shall
be accompanied by information as required for a standard sign plan
or master sign plan, pursuant to the Sign Code.
C. A master sign plan is required for new development or reuse projects
within the Specific Plan area involving multi-use sites and multi-
tenant centers or buildings. A master sign plan is also required for the
Gelf VillageResidential Core (PA 15). The purpose of a master sign
plan is to encourage coordinated and quality sign design on sites
where a large number of signs will occur. In addition, the master sign
plan should include on-premises directional/information signs to
facilitate smooth internal circulation.
D. After approval of a master sign plan, no sign shall be constructed,
erected, altered, replaced, moved, or painted unless the sign
conforms to the master sign plan. The master sign plan shall
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-189
Chapter 3 . Land Use and Development/Reuse Regulations
designate a person or firm as the primary liaison with the City for the
purpose of requesting approval of the master sign plan and for
submitting sign permit requests in conformance with the approved
master plan.
E. A master sign plan may establish more restrictive sign standards than
those contained in the Tustin Sign Code. Conversely, a master sign
plan may deviate from the standards upon submittal and approval of
a Conditional Use Permit.
3.12.2
Review Criteria (City of Tustin)
A. Signs shall be consistent throughout a project site by incorporation of
common design elements including use of materials, letter style,
colors (not more than three, excluding black and white per individual
sign), illumination, sign type, and sign shape. Sign design and
coloring are subject to the City's design review procedures.
B. Signs shall be compatible with and complen1ent the architectural
design and colors of the buildings intended to be identified, through
the use of materials, colors, sign layout, and sign placement.
C. Signs shall be designed to direct/inform both pedestrians and
motorists.
D. Signs shall not be placed in a manner that will obstruct or inhibit
sight distance or visibility for the motorist.
E. Signs shall contain only that information which is necessary to
identify the businesses or uses of the property on which the sign is
located. Identification of product, trade and service information is
permitted and considered supplemental provided it is subordinate to
business identification. Supplemental signs shall be considered
subordinate if no more than twenty-five (25) percent of the total
allowable sign area is used for this purpose.
F. Signs shall not dominate the view of a site or building, nor obscure or
eliminate the view of existing signs.
G. New signs in existing developments shall be designed in accordance
with the established master sign plan for the building or center where
the sign is to be located. If no such plan exists, then new signs shall
be designed to be harmonious with other existing signs on the
property and/or the architectural theme and design features of the
building(s).
City of Tustin
Page 3-190
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
H. Freestanding signs may be located in required setback areas provided
that the following criteria are met:
1. The location is not within a required visual clearance area for
traffic or other purposes as identified by the City Engineer; and
2. The location will not cause negative light and glare impacts on
adjacent uses, if the sign is lighted.
I. Master sign plans shall be reviewed for conformance with the
following criteria, in addition to the criteria listed above:
I. Sign plan shall reflect a common thel11e through the use of
materials, letter styles, colors, illumination, sign type, and sign
shape.
2. Sign plan shall be compatible with and reflect the special
qualities of the architecture of the buildings on the site in both
daytime and nighttime conditions.
3.13
OFF-STREET PARKING
Off-street parking in the City of Tustin shall conform to the provisions of
the Specific Plan or the Tustin City Code when not addressed in this
section. Whenever the regulations contained herein conflict with the
Tustin City Code, Specific Plan regulations shall take precedence. Off-
street parking in the City of Irvine shall be governed by the Irvine Parking
Ordinance.
3.13.1
General Regulations
A. New Uses: Off-street parking shall be provided for any new building
constructed and for any new use established; for any additional or
enlargement of an existing building or use; and for any change in the
occupancy of any building or the manner in which any use is
conducted that would result in additional parking spaces being
required.
RExisting Buildings Hnd Uses: The ellisting 11IiRWer of assigned spaces
(noll gueat parkiFlg) fler linit for the eJ[istiag bOllsiFlg ia PlanI1iFlg
."'reas 4 aHd 21 shall remaill. ,"'dditiollal gueat parkiFlg shall be
relJ:uired ill aeeoroaRce with the stamlllfds in Table 3 4 prier to
issuaIlee of use aHd oeeupaHcy peffilits.
Fer aH)' additioFls or enlargell'lents of ellisting 13aiIEHH.gs in Plar.ning
f,reas 4 aHd 21 that wOllld iflel'ease the IHlmber of flarlcing sflaces
refjl1ired, the aoditieH.al parking wOlild be req-llireo onl)' for tile
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-191
Chapter 3 . Land Use and Development/Reuse Regulations
proposed ellange and not for the pHlYioas existing lIse er buildiBg
unless re~Hirea as a eonditiGn ef aflpmvaJ.
G.B. Joint Use of Parking Areas: Parking required by this section for
any building or use shall not be considered as providing parking for
any other building or use, except where a joint parking facility has
been authorized by the Planning Commission.
Parking facilities may be used jointly for uses with significantly
different peak hours of operation. Requests for shared parking must
meet the following requirements:
I. A parking study shall be submitted by the applicant
demonstrating that no substantial conflict will exist in the peak
hours of parking demand for the uses for which joint use is
proposed. The methodology to be utilized in preparing the
study shall be either the Urban Land Institute's shared parking
study or methodologies promulgated by the Institute of
Transportation Engineers (ITE).
2. The number of parking stalls which may be credited against the
requirements for the structures or uses involved shall not
exceed the number of stalls reasonably anticipated to be
available during differing hours of operation.
3. Parking spaces designated for joint use shall be located so that
they will adequately serve the use for which they are intended.
4. A written and recorded agreement shall be drawn to the
satisfaction of the City Attorney and the Director of
Community Development and executed by all parties
concerned assuring the continued availability of the number of
stalls designated for joint use and availability of reciprocal
access easements
D.C. Transportation Demand Management Plans (TDM):
Transportation management plans shall be prepared when and if
required by the City's TDM Ordinance or by the Air Quality
Management District. Where required for all new or expanded
projects, the trip reductionlTDM program and annual monitoring
data shall be submitted to the City Traffic Engineer for review and
compliance evaluation. Compliance and enforcement provisions of
the City's TDM Ordinance shall apply.
EoD. Fraction of Parking Spaces: Where the application of the off-street
parking requirements results in a fractional number of spaces
City of Tustin
Page 3-192
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
required, then the fraction shall be rounded to the next higher whole
number.
FoE. Location of Parking Spaces: All required off-street parking spaces
shall be located on the same lot as the use to be served unless
otherwise approved by the Director of Community Development
Department. If required parking is approved off-site, the following
requirements shall be met:
1. The off-site parking shall be located so that it will adequately
serve the use for which it is intended. In making this
determination, the following factors shall be considered:
a) Proximity of the off-site parking facilities;
b) Ease of pedestrian access to the off-site parking facilities;
and
c) The type of use the off-site parking facilities are intended
to serve, i.e., off-site parking may not be appropriate for
high turnover uses such as retail.
2. A written and recorded agreement shall be drawn to the
satisfaction of the City Attorney and the Community
Development Director and executed by all parties concemed
assuring the continued reservation and availability of the off-
site parking facilities for the use they are intended to serve.
G.F. Restricting the Use of Parking Spaces: All required parking spaces
shall be made available permanently for vehicle parking for
employees working at the premises for which parking is required,
and customers and guests having lawful reason to be at the premises
for which such parking is required. In the absence of prior approval
from the Community Development Department, it is unlawful for
any owner, lessee, tenant or any person having control of the
operation of any premises for which parking is required to prevent,
prohibit or restrict authorized persons from using parking.
MCAS Tustin Specific Plan/Reuse PlanÐ
City of Tustin
Page 3-193
Chapter 3 . Land Use and Development/Reuse Regulations
HoG.Gates: Gates which limit or control access to parking areas require
special consideration, as their design can significantly impact the
parking demand and usage and the vehicular circulation on a site.
Gates shall be designed in accordance with City standards and
guidelines, and shall require approval through the Design Review
process. The applicant shall submit to the City a plan addressing the
following issues:
1. Type and operation of the gate including location of visitor call
box.
2. Adequacy of vehicle stacking area at gate including vehicle
turn-around area.
3. Effect of gate on parking usage and distribution on-site.
4. Effect of gate on parking for surrounding or adjacent areas.
5. Effect of gate on street operations at the entrances to the gated
street.
bU. Disabled Access Parking: The number of parking spaces for the
disabled shall be as required by the Uniform Building Code and state
handicapped parking requirements. All parking spaces for the
disabled shall be located as close as is practical to the entrance(s) to
the use they are intended to serve, and oriented so that a user of the
disabled parking space does not have to go past the rear of
automotive parking spaces in order to reach the building's main
entrance.
J..I. Maintenance: All required off-street parking spaces shall be
available permanently and marked and maintained permanently for
such use. Off-street parking areas shall not be used for the sale,
display or repair or motor vehicles or the storage of materials or other
goods and services. Any repair or restriping of parking areas shall not
change the configuration, size or location of parking spaces and
landscaping unless approved by the Community Development
Department.
KoJ. Parking Stall Dimensions and Parking Lot Design: Parking space
dimensions, compact car accommodations, and parking lot design
shall be provided in accordance with the parking standards and
guidelines on file in the City of Tustin or Irvine Community
Development Department, as applicable. In Surnn1ary, within the City
of Tustin, each parking space shall be a rectangular area 9 feet by
20 feet. A 2Yz foot overhang area over low level landscaping shall be
permitted. Parking accommodations for compact cars may be
City of Tustin
Page 3-194
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
provided with such designated spaces being not less than 8 feet by
17 feet. Up to 20% of the required parking spaces of the site may be
designated for compact cars, upon the approval of the Community
Development Director.
hK. Parking Requirements: The requiren1ent for any uses not listed in
Sections 3.13.2, 3.13.3, and 3.13.4 shall be determined by the
Community Development Director on the basis of the requirements
for similar uses.
3.13.2
Residential Off-Street Parking Requirements
Table 3-4 defines the off-street parking requirements for residential uses in
the City of Tustin portion of the Specific Plan area. Refer to the Irvine
Parking Ordinance for applicable standards within the City of Irvine.
TABLE 3-4
RESIDENTIAL OFF-STREET PARKING REQUIREMENTS
ALL REUSE PLAN DISPOSITION PARCELS EXCEPT PARCEL 36
Number of Number of
Spaces Unassigned
Re uired Guest S aces 1
2.0 .5 er unit
Housin T e
Detached Sin le-Famil
Attached Single-Family
Studio
I Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
Condominium and Multiple-
Family Units
Studio
I Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
Patio Homes
1 50 ercent of the
1.0
1.5
2.0
2.0
2.5
I Garage
I Garage
2 Garage
2 Garage
2 Gara e
.25 per unit
.25 per unit
.25 per unit
.25 per unit
.25 er unit
I Garage or carport .25 per unit
I Garage or carport .25 per unit
2 Garage or carport .25 per unit
2 Garage or carport .25 per unit
2 Gara e or c ort .25 er unit
2 Gara e 0.5 er unit
he fulfilled with on-street arkin .
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-195
Chapter 3 . Land Use and Development/Reuse Regulations
TABLE 3-4 (CONTINUED)
RESIDENTIAL OFF-STREET PARKING REQUIREMENTS
(REUSE PLAN DISPOSITION PARCEL 36 ONLY
Number of Number of
Spaces Covered! Assigned Unassigned
Housing Tvpe Required Spaces per Unit Guest Spaces
Detached Single-Family'
I Bedroom 2.0 2 Garage PubliclPrivate
2 Bedroom 2.0 2 Garage Street frontage'
3 Bedroom 2.0 2 Garage
4 or more Bedroom 3.0 2 Garage
Attached Development,
Ownership'
Studio 1.0 I Covered .7 spaces/unit if
I Bedroom 1.5 I Covered garages
2 or more Bedroom 2.0 I Covered .4 spaces/unit if
carports
1 Resident spaces may be tandem.
2 If on-street parking is not permitted or is restricted on the unit's street frontage, then 1 visitor
parking space shall be required for each affected unit. This visitor space shall be located not
more than 100 feet from the unit's street frontage. This space cannot be tandem.
3 On-street parking may count toward fulfilling visitor parking requirements if on a private street.
Tandem parking may not count toward fulfilling visitor parking requirements.
Commercial Shopping Center Off-Street Parking
Requirements
Table 3-5 defines the off-street parking requirements for the commercial
centers in the Specific Plan.
3.13.3
TABLE 3-5
COMMERCIAL SHOPPING CENTER
OFF-STREET PARKING REQUIREMENTS
Parking Spaces per Square Foot
PlanninI! Area/Use TVl1e of Gross Floor Area
P A 7 Village Services 1 space/225 square feet
P A 9 Commercial I space/225 square feet
P A 18 Commercial I space/200 square feet
P A 19 Commercial 1 space/225 square feet
City of Tustin
Page 3-196
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
Reduction in ParkinQ Requirements for Mixed Use
Proiects in a Portion of the Community Core
A. Obiectives. Shared parking is a des.ired Citv obiective in the mixed
use portion of the Communitv Core, south of Warner Avenue within
Planning Areas 13 and 14. As such, it will have a varietv of benefits
including but not limited to:
3.13.4
. Creating communitv and a sense of place in the Communitv Core:
. Reducing costs of developing and maintaining surface and
structured parking areas:
. Attracting businesses to the area:
. Reducing the amount of sUlface parking would mean less
impermeable surface_ which would result in more space for
vegetation and other natural landseape features that would reduee
stoml water runoff to storm drains:
. Inereasing communication and coordination between individual
businesses. among business districts and within lar~er districts. Bv
necessity, the shared parking approach will bring people together
to consider how they can meet mutual needs.
B. Authorized Parkin!:! Reduction. During the design review process,
the COlmnunitv Development Department shall conditionally
approve a 20% reduction in parking for celiain non-residential
development within the mixed use portion of the Community Core
within Plamling Areas 13 and 14, subiect to compliance with all
assumlltions contained in Subsection 3.13.4.C and the requirements
contained in Subsection 3.13.4.D. The parking reduction shall be
based on the parking demand analysis comnleted for anticinated
development in this area as described in the Tustin Lel!tlev
Communitv Core }'.1ixed Use Development - Phases I & II Shared.
Parkin)! Sluel)! dated November 2005 ("Col11l11unitv Core Shared
Parking Stud v").
The parking reductions authorized under this Subsection 3.13.4 shall
not limit nor preclude use of the shared parking provisions allowed
under Subsection 3.13.1. Coo Joint Use of Parking Areas.
C. Assumptions
I. Parking provided for residential units and residential guests will
not be available for shared uses and shall be reserved for
residents and guests only. Residential parking spaces shall not be
included in anv authorized parking reduction pursuant to this
Subsection 3.] 3.4.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-197
Chapter 3 . Land Use and Development/Reuse Regulations
2. No reduction of narkin\!. shall be taken for patrons using multinle
facilities li.e" captive ratio).
3. The del11.and ratios for the weekday and weekend parking. are
based Oil recommendations and data collected by Urban Land
Institute lULl) and Shared Parking Guidelines prepared bv ITE
(lnstitute of Transportation Engineers).
D. Requirements. The Community Development Department shall
only conditionallv approye a 20% reduction in parking provided that
the following findings and/or conditions are met:
1. A determination of consistency with the general mix of land uses
shall be made. based upon the anticipated development
programming used in the Communitv Core Shared Parking
Study. on file at the Community Development Depatiment.
2. The minimum number of parking spaces against which the 20%
parking reduction may be applied shall be determined based on
the number of parking spaces that would otherwise be required
for each land use separatelv as identified in Section 3.13.5.
3. Shared parkin g spaces shall be so located so they will adequate! y
serve the uses for which they are .intended.
4. !f privately owned parking is to serve two or more separate
propeliies. a written and recorded agreement between propeliy
owners apnroved bv the City Attorney and Community
Development Department shall be executed between property
ov,,'11erS or propcrties guaranteeing access to. use of. and
manag.ement of designated spaces.
5. With a design review submittal. a shared parkillg ulan shall be
submitted including the following:
a. A site platl of parking: spaces included for shared narking
and their proximity to land uses that they will serve:
b. A signage plan that directs drivers to the most convenient
uarking areas for each particular use or group of uses
e. A pedestrian circulation plan that shows connections and
walkways between parking areas and land uses.
d. A safety and securitv plan that addresses lighting and
maintenance of the narking.
6. For any future changes in land uses that would increase the
parking demand as identi.tled in the Community Core Shared
Pm'kin\!. Study where a 20~arking reduction has been taken, an
applicant shall be required to provide an update of the parking
documentation when requested.
City of Tustin
Page 3-198
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Chapter 3 . Land Use and Development/Reuse Regulations
7. As requested bv the City, an apulicant or parties to a parking
reduction shall provide follow-up documentation such as parking
occupancy counts within a defined time period (e.g. 2 years or
sooner if a parking shortage issue is Ilerceivedl after proiect
completion to validate shared parking results.
3.13,43.13.5 Off-Street Parking Requirements for Non-
Residential Uses (Located Independently)
The off-street parking requirements for non-residential uses that are not
located in the commercial shopping centers identified in Table 3-6 or in '!
mixed use setting as identified in Section 3.13.4, shall be subject to the
following requirements:
TABLE 3-6
NON-RESIDENTIAL OFF-STREET PARKING REOUIREMENTS
Parking Spaces per Square Foot
Use TVDe of Gross Floor Area
Auditoriums, theaters, sports arenas, I space/3 seats or I for every 35 square feet of gross floor area
stadiums where there are no fixed seats
Auto Repair I space/400 sauare feet of grOSS floor area
Auto Sales 1 space/400 sauare feet of grOSS floor area
Auto Service Station 2 spaces plus 4 for each service bav
Auto washing and cleaning 2.5 spaces/washing stall
establishments, except self-service
Banks, commercial 1 space/250 sauare feet of gross floor area
Barbershops or beauty parlors 1 space/200 souare feet
Bowling lanes and billiard halls 5 spaces/alley plus 2 for each billiard table plus required parking
for other use on the site
Churches, temples and other places of 1 space/3 fixed seats within the main auditorium or for every 35
assembly not specified elsewhere square feet of seating area within the main auditorium where there
are no fixed seats; 18 lineal inches of bench shall be considered a
fixed seat
Clubs, lod!!:e halls, union headauarters 1 space/75 square feet of l!:fOSS floor area
Convalescent and nursing homes, 1 space/4 beds
homes for the aged, rest homes,
children's homes, sanitariums,
emergency shelter, group transitional
housin!!:
Dance halls 1 space/7 square feet of dance floor area, plus 1 space/35 square
feet of additionall!:foss floor area
Day nurseries, including pre-schools 1 space/employee and teacher plus I for each 5 children (12 for
and nursery schools each 10 children if adeauate drop-off facilities are nrovided)
Dry cleaners I space/250 sauare feet of gross floor area
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-199
Chapter 3 . Land Use and Development/Reuse Regulations
TABLE 3-6
NON-RESIDENTIAL OFF-STREET PARKING REOUlREMENTS
Parking Spaces per Square Foot
Use Tvne if Gross Floor Area
Gelf eaW'se
a. DriviAg rallges I sJlaee/tee, plliS the sJlaees reql1irea far adElitieflallises eA the site
-" , , " '" 3 Sj'laees/hale, pJI1S reql1iremeAts fer aeeessory I1GBS
rp '0'
ee1:1fses
- , . {j spaees/hale, pIllS the sllaee reqHireEl fer additieaallises ell the
site
Handball/racquetbaIVtennis facility 1.5 spaces/court plus the spaces required for additional uses on the
site
Health clubs and spas I space /ISO square feet of gross floor area. (For the purposes of
this subsection, swimminlZ 0001 area shall be counted as floor area)
Hotel/motel/extended dtav hotel I space/guest unit, plus 2 spaces for resident manager or owner,
plus requirements for related commercial uses, plus 1 space for
each 50 square feet of gross floor area for assembly or conference
rooms.
Laundromats I space/3 machines or 1 space/2S0 square feet of gross floor area,
whichever is lITeater
Libraries I snace/300 sauare feet of lITOSS floor area
Lumber yards, retail nurseries I space/250 square feet of gross floor area for retail sales, plus 1
for each 1,000 square feet of open area devoted to display and
storalZe
Manufacturing, assembly I space/500 square feet of gross floor area, but not less than 2
spaces/3 employees. If there is more than I shift, the number of
enmlovees on the larl>est shift shall be used.
Model home sales comnlex 3 snaces/model home nlan, nlus I for each salesnerson
Offices
a. General and administrative 1 space/2S0 square feet of gross floor area
b. Medical clinics or offices; dental 6 spaces/! ,000 square feet of gross floor area
clinics or offices
c. Professional, other than medical 1 space/250 square feet of gross floor area
or dental
d. Veterinarv hosoitals and clinics I snace/!80 sauare feet of lITOSS floor area
Other lilZht industrial uses I snace/500 sauare feet of lrrOSS floor area
Public utility facilities including, but 1 space/every 2 employees in the largest shift, plus I for each such
not limited to, electric, gas, water, use regardless of building space or number of employees
telephone and telegraph facilities not
having business offices on the
Inron~
City of Tustin
Page 3-200
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
TABLE 3-6
NON-RESIDENTIAL OFF-STREET PARKING REOUIREMENTS
Parking Spaces per Square Foot
Use TilDe if Gross Floor Area
Research and development I space/250 square feet of gross floor area for all office use and I
space/SOO square feet of gross floor area for manufacture or
assembly (but not less than 2 spaces/ 3 employees on maximum
shift)
Restaurants, including fast food I space/100 square feet, plus minimum 7 car stacking space for
drive-thru
Retail stores, general, except as 1 space/200 square feet of gross floor area
otherwise specified herein
Retail stores, furniture and appliances I space/500 sauare feet of lrrOSS floor area
Savings and loan offices, other 1 space/2S0 square feet of gross floor area
financial institutions
Schools
a. Elementary and middle schools 2 spaces/classroom
b. Colleges, universities and 1 space/every 3 students, plus I space/every 2 members of the
institutions of higher learning, faculty and employees
parochial and private
c. Senior high schools, public, I space/every member of the faculty and each employee, plus I for
parochial and private every 6 students regularly enrolled
d. Trade schools, business colleges I space/every 3 student capacity of each classroom plus 1 for each
and commercial schools faculty member or emnlovee
Service businesses, general, unless I space/2S0 square feet of gross floor area
otherwise specified herein
Skating rinks, ice or roller I space/IOO square feet of gross floor area, plus the spaces for
additional uses
Storage yards in connection with 6 spaces which shall be separated from the enclosed storage area
contractor's business
Supermarkets, grocery stores, I space/200 square feet of gross floor area
convenience stores
Swimming pools, commercial 1 space/500 square feet of gross enclosed area, plus the spaces
reauired for additional uses on the site
Warehouses, storage buildings or I space/1 ,000 square feet of gross floor area for the first 20,000
structures used exclusively for storage square feet. I space for each 2,000 square feet for the second
purposes 20,000 square feet. 1 space for each 4,000 square feet in excess of
40,000 square feet, plus space for other uses. If there is more than
one shift, the number of employees on the largest shift shall be
used in determinin" narkin" requirements.
Wholesale establishments and I space/I,OOO square feet of gross floor area, less that area devoted
warehouses not used exclusively for to office or sales, plus 1 for each 250 square feet of sales area
storage
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-201
Chapter 3 · Land Use and Development/Reuse Regulations
3.13.53.13.6 Off-Street Loading Requirements
All buildings containing commercial, office, research and development, or
industrial type uses, shall contain a minimum number of loading spaces55
as shown in Table 3-7. Loading spaces shall have safe and adequate means
of ingress and egress for trucks to and from a public street or alley. The
size, location, and design treatment of loading spaces shall be subject to
design review approval.
TABLE 3-7
OFF-STREET LOADING REi UIREMENTS
Number of Loading Spaces
Total Souare Footal!e/Gross Floor Area Reauired
Research and DevelopmentlIndustrial Uses
5,000 to 19,999 square feet
20,000 to 39,999 square feet I
40,000 to 79,999 square feet 2
80,000 square feet and over 3
4 plus I space for each
additional 50,000 souare feet
Office Buildings
Less than 50,000 square feet I
50,000 to 100,000 square feet 2
100,000 souare feet and over 3
Other Permitted Uses:
5,000 to 15,000 square feet 1
15,000 to 45,000 square feet 2
45,000 souare feet and over 3
3.14
ALCOHOL BEVERAGE SALES
3.14.1
Introduction
This section establishes regulations for alcoholic beverage sales
establishments for the Specific Plan area. The intent is to establish
standards for on-site and off-site alcohol beverage sales establishments to
promote and protect the public health. safetv and general welfare, and
preserve and enhance the qualitv of the Citv relating to establishments
selling alcoholic beverages for on- and off-site consumption. Alcohol
beverage sales mav require a conditional use pemlit, if so identified in the
Permitted and Conditionally Permitted Uses standards of the
Neighborhood/Planning Area in which the establishment is located.
SS An off-street space or berth used for the loading or unloading of commercial vehicles.
City of Tustin
Page 3-202
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
3.14.2
Standards
A. All Alcoholic Beveral!e Sales Establishments (On-Site and Off-
Site).
I. Applicants shall obtain the apDrooriate license from the State
Department of Alcoholic Beverage Control for the type of
alcoholic sales authorized for the site. A copv of the license shall
be provided to th.e City.
2. Approved uses shall operate in accordance with all applicable
State. Countv and Tustin City Codes. Where a Conditional Use
Permit is required. anv violations of the regulations of the
Department of Alcoholic Beverage Control as they pertain to the
subiect location mav result in the revocation of that Conditional
Use Permit. as provided for in the Tustin Citv Code.
3. No loitering signs shall be placed near the entrance(s) on the
outside of the premises or in other specified locations where
alcoholic beverages are sold.
4. All litter shall be removed from the exterior areas around the
premises including adiacent public sidewalk areas. and parking
areas, no less freQuentlv than once each dav that the business is
open.
5. Business operations shall be conducted in a manner that does not
create a public or private nuisance. Any such nuisance must be
abated immediatelv upon notice by the Citv of Tustin.
B. On-Site Alcohol Beveral!e Sales Establishments.
1. With the exception of restaurants, on-site alcoholic beverage
sales establishments within Planning Area 15 are subiect to the
following minimum distance requirements as measured from the
closest exterior wall of the on-site establislmlent to the propertv
line of anv of the following sensitive uses. On-site alcoholic
beverage sales establishments in all other planning areas in
which thev are pennitted or conditionallv oemlitted are not
subiect to distance requirements.
a) 300 feet from anv residentiallv zoned or used property.
b) 500 feet from any other existing on-site sales
establishment, except for a restaurant.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-203
Chapter 3 . Land Use and Development/Reuse Regulations
c) 300 feet from anv church. place of worship, public or
private schooL plavground. clinic, hospitaL or health care
facilitv-.
2. All alcohol shall be consumed on-site with the exception of the
provisions stated in the Business and Professions Code Section
23396.5 and 23401 or when associated with an authroized off-
site alcoholic beverage sales establishment.
3. Anv cocktail lounge or bar area within a restaurant shall function
as a food and beverage service bar.
4. Operating hours of all outright permitted on-site alcoholic
beverage sales establishments shall be no later than 1:30 a.m..
unless an extension is approved bv the Director of Communitv
Development. Operating hours of all conditionallv pennitted on-
site alcoholic beverage sales establishments shall be detennined
by the Planning Commission. Zoning Administrator, or Director
of Communitv Development. as applicable.
5. The sale of alcoholic beverages within a restaurant establishment
shall be limited to the hours when food is available. Service of
food menu items shall be available during all business hours.
Co Off-Site Alcohol Beveral!e Sales Establishments.
1. Off-site alcoholic beverage sales establishments within Plalilling
Area 15 are subiect to the following minimum distance
requirements as measured from the closest exteri.or wall of the
off-site establishment to the property line of any of the following
sensitive uses. Off-site alcoholic beverage sales establishments in
all other planning areas in which thev are permitted are not
subiect to distance requirements:
a) 100 feet from anv residentially zoned or used property.
b) 300 feet from any church, place of worship. public or
private schooL playground, clinic. hospitaL or health care
facilitv.
2. No alcoholic beverages shall be consumed on the premises of the
licensed off-site alcoholic beverage sales establishment. with the
exception of authorized microbreweries/wine tasting
establishments.
3. No display, sale or distribution of alcoholic beverages shall be
made from an ice tub, barrel or similar container.
City of Tustin
Page 3-204
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . Land Use and Development/Reuse Regulations
4. For establishments selling alcoholic beverages and gasoline, no
signs advertising alcoholic beverages mav be visible from the
exterior of the building or on gasoline pumps or islands.
5. Displav of alcoholic beverages for sale shall be located at least
25 feet from the location of anv video arcade game, virtual
reality or coin/token operated games.
6. Operating hours shall be no later than 12:00 a.m.. unless an
extension is approved by the Director of COITIlnunity
Development.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-205
Chapter 3 . Land Use and Development/Reuse Regulations
This lJGfi!e intentionalll' letl blank.
City of Tustin
Page 3-206
MCAS Tustin Specific Plan/Reuse Plan
Chapter 4
4.
Specific Plan
Administration
4.1
RESPONSIBILITY
The Community Development Director shall be responsible for the
administration and enforcement of provisions of this Specific Plan,
including: processing assistance, interpretations of provisions,
management of the Specific Plan's phasing program and Non-Residential
Land UselTrip Budget, approval of temporary and interim uses,
specification of conditions of approval, site plan and design review to
detemline compliance with the Specific Plan: consideration of Minor
Adjustments. -and authorization of certificates of use and occupancy for
both new development and reuse.
The ZeRing f.omillistrater shall be respsasible fer review aIlO approval ef
eSlleefll pllHls where slIsh pleas are spesified; desigB review to deterl11ifle
esmflliaaee 'J.'ith the Sflecifie PlaH; ami esnsiderotien sf Miner
f.djllatmellts (teshnical reRllementa) wl1iell. do aot alter the J3elicy
oirectioll esntailled in the Spesifie Plan.
The Planning Commission and Zoning Administrator, as defined by the
applicable City Code, shall be responsible for approving Variances and
Conditional Use Permits; recommending parcel maps and subdivision
maps to the City Council; recommending Specific Plan amendments to the
City Council; and acting on appeals from decisions by the Community
Development Director or Zoning Administrator.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 4-1
Chapter 4 . Specific Plan Administration
The applicable City Council shall be responsible for adopting amendments
to the Specific Plan; approving subdivision maps; certifying EIRs, when
required; and acting on appeals from decisions by the Planning
Commission~
4.1.1 Appeal
Any Decision of the Community Development Director or Zoning
Administrator may be appealed to the Planning Commission or, if
involving a design review application within a redevelopment project area,
the Redevelopment Agency.
Any decision by the Planning CoIn1nission may be appealed to the City
Council.
An appeal may be initiated by any interested party in accordance with
appeal procedures in the respective City of Tustin or City of Irvine
Municipal Code, as applicable.
4.1.2 Interpretations
If ambiguity arises concerning the meaning or appropriate application of
provisions of this Specific Plan, the Community Development Director
shall make the appropriate determination. In so doing, the Director shall
consider the following factors and document applicable fmdings
accordingly:
A. The case is similar to previous interpretation of similar provisions;
B. The interpretation responds satisfactorily to the vision, intent and
purpose of the Specific Plan;
C. The resulting project is consistent with the General Plan;
D. The decision constitutes a sound precedent for other sirnilar
situations; and
E. The interpretation does not alter the policy intent of the Specific
Plan.
Determinations of Interpretation shall be maintained in an administrative
file accessible to the public and accumulated to document the
administrative record of Specific Plan implementation. Upon subsequent
amendment to the Specific Plan, the administrative record shall reflect the
impact of the amendment.
City of Tustin
Page 4-2
MCAS Tustin Specific Plan/Reuse Plan
Chapter 4 . Specific Plan Administration
4.2 DEVELOPMENT PROCESSING
The following processing procedures shall be followed for development
and reuse within the Specific Plan.
4.2.1 Subdivisions
All divisions ofland shall be processed in accordance with the Tustin Citv
Code or the Irvine City Code, as applicable regarding subdivision and
parcelization of land, and the state Subdivision Map Act. Three types of
subdivisions mav occur within the Specific Plan area:
I. Convevance Map: ("Sector A- map") A This mal' sulJlJj',ides the
pre"ertv inte eif:'.~t Vii/reels. femr fer the eitv li/o'ld fsur pareels fer
t.~e NflW. "is "aFt ef this "ffleeSfJ. CC&.Rs. in eludill~ the Desif'R
Guide!ines fer the Sceeeifie Plan Ilreli/. will lH: adet'lted. map that
subdivides the proDertv for conveyance or financing purposes
only and will not of itself be a grant of vesting or development
rights.
2. Master-'Haet Map: ("Sector B-map") 'Thfs maa will sllMi'/ioe
the Bareels into aEiditienal Bareels that alla'N deyeloBRleRt.
slllliect ts slibsequent EieyeleBment reyiew. e'/elsBmeBt Broieets
illelllde, bat are net limited te, attached single family Homes,
multifamily hames, institatienal. retail aIlO offiee deyelooment.
A subdivision maD that divides a larger Darcel into additional
parcels (development units) and that will facilitate convevance
of property bv a master developer or other subdivider to vertical
merchant builders or other thiffi-partieso
3. Builder~ Map: ("Sector C-map") Following; aBeraval ef tlie
master !Fact mlll'l, sullseaHent traets mlll'lS individlial de'/eleement
flroieets may be er-oeessed. DevelaBment eroieets inelaoe, 13m
are ast Iilnited to, detac-hed sr attac-hed siagle family flsmes,
mllltifamily homes. iEstitlltional, retail and offiee develoement.
3. A subdivision map that divides a parcel (development unit) into
additional parcels.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 4-3
Chapter 4. Specific Plan Administration
4.2.~4-
Concept Plans
A. Purpose and Application
City of Tustin
A concept plan shall be prepared and submitted or updated for Zoning
Administrator approval concurrent with the submission of a new
development proposal, reuse project, or_ initial slIboi'lision sf
pFOpertySector B level map. A concept plan is required for each individual
Planning Area, except Planning Area 2 (Community Park), and for the
following subplanning areas: PA I-A, PA I-B, PA l-C, PA I-D, and PA
I-E>-.. Csaceflt Plan 8f)f)roval may ast occW' Hatil the eon'levaaee Blllll
addressed ia Section 4.2.1 Has beeR llIlllr8ved.regardless of whether
subdivision approvals are being requested or required. -Concept Plans mav
be proccssed concurrentlv with a fue maGtcr traetSector B map -or with a
site plan and design review where a Sector B map is not necessary, as
addressed in Section 4.2. I.
The purpose of the concept plan is to document and insure that:
I. The necessary linkages are provided between the development
project and the Planning Area/Neighborhood in which it is
located;
2. The integrity of the Specific Plan and purpose and intent of each
Neighborhood is maintained; and
3. Applicable considerations of City requirements other than those
spelled out in this Specific Plan are identified and satisfied.
City af Irvine
THe City of Inine CeRsept PlaH refjHiremonts saall SO'..ern tHe City of
Irvine psrtioa ofthe Speeifie Plall.
B. Scope
Information to be submitted within a concept plan shall include the
following:
1.
The location and,.acreages.Qy, proposed land uses, including the
amount of non-residential by gr-oss leasable SfjHare square
footages and, aIld/sr estimated number of dwelling units within
the Planning Area aHO OR fJrepssed bllilding sites or sl1bpareels~
,identification of proposed sub-parcels (development units or
City of Tustin
Page 4-4
MCAS Tustin Specific Plan/Reuse Plan
Chapter 4 . Specific Plan Administration
sitesL For Planning ,'.rea 15, the eSRcept plan Rlt1St iaentify tbe
loeation, acreages, residential ooosities, aHO ne1H'esiElential
Sfjl:Ulfe feetages for sllbplamHFlg areas 15 A threllgB IS B.
Inelade accommodation for schools, parks and other private and
public open spaces where applicable: and identification of the
distribution of affordable housing units by subparcel
(development unit or site) as required for each planning area.
2. Identification of buildings to be renovated and buildings to be
rel11oved, including a schedule for renovation and/or demolition.
L-An overall external and intel11al access plan including an analysis
of Tustin Legacy Backbone Infrastructure and Local
Infrastructure, and circulation improvements required. This
analysis shall address phasing of necessary improvements and
any assignment of non-residential Land Use-Trips to individual
parcels (development sites).
~A-dDesign program for the Planning Area that demonsh"ates
consistencv with the applicablethe communitv structure plan or
urban design guidelines established the fef..-planning area-as
ioentified ia the S13seifie Plal1.. Individual building design is not
required at the concept plan leveLinellioillg the eOReeptual
design foatures sf8HildiHgs lHl6 str\ietw-es, plaHS for renovatisas,
and Imilding loeatioas aIld lleigfit raHgos
5. A concept landscape and hardscape plan, streetscape design,
parkwav and edge treatments, and buffering/screening of
remaining interim uses, if applicable.
6. Conceptual utility connection plans and overall drainage plan
required for development and phasing of major Tustin Legacy
Backbone Infrastructure, Local Infrastructure, other major
improvements; and
7. Other information as deemed necessary by the Community
Development Director.
C. Review Criteria
The following criteria shall be considered prior to fmal action on a concept
plan:
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 4-5
Chapter 4. Specific Plan Administration
I. Continuity and adequacy of all circulation systems, such as
roads, access points, trails, pedestrian ways, and other
infrastructure systems needed to serve the project;
2. Continuity and design quality of architecture and renovations
proposed, as well as landscape and hardscape theme and
treatments;
3. Satisfactory response to the urban design features specified in
Chapter 2 and under each Planning Area in Chapter 3;
4. Conformity with the Non-Residential Land Use/Trip Budget,
including authorized adjustments; and
5. Compliance with other Specific Plan provisions.
4.2.3 Subdivisions
Unless otherwise addressed in this Chapter 4, all divisions ofland shall be
processed in accordance with the Tustin Citv Code or the Irvine City
Codes. as applicable regarding subdivision and parcelization of land and
the state Subdivision Map Act.
4.2.43
Site Plan and DesiQn ReviewDevelopmeRt Project
Following or concurrently with submittal and approval of a concept plan,
individual development and reuse projects shall require site plan and
design review as required by the Tustin City Code and Department of
Community Development.
Development alld rellse Site Plan and Design Review projects shall be
submitted to the Community Development Department on application
forms provided by that Department. A sopy sf the pre,..iously approved
concept pl6B for tae Plarnlmg ."'rea (01" subplanniHg area) shall be
mibmitted witb any apj'llieatioll. f.j3fllieation precedl1res aHO adopted fee
schedllles whieh may, frem time to time, be Rlsoifiod, shall be I1sed te
iflitiate the review flroeess.
4.2.3 Subdivisions
."'11 oivisions of laHd shall be proeesseo in accoroance with the Llstin City
Code er the Irvine City Cede, as aj'lplieable regaroiflg sliboivisien aHd
pareelizatioa oflaHd, aHO the state SlIbdivisisn Map Aet.
City of Tustin
Page 4-6
MCAS Tustin Specific Plan/Reuse Plan
Chapter 4 . Specific Plan Administration
4.2.4j!
Variances and Conditional Use Permits
All applications shall be processed in accordance with the Tustin City
Code or the Irvine City Code, as applicable.
4.2.~S
Minor Modifications
Minor modifications consist of: I) limited deviations from specified site
development standards; 2) refmements in Specific Plan language which
increase clarity and do not change the Specific Plan policy intent; and 3)
correction of conflicting or confusing language or inadvertent errors in the
originally approved plan and which do not change the Specific Plan policy
intent. Requests for minor modifications shall be processed in accordance
with the Tustin City Code. unless otherwise addressed in Subsection 4.2.5
Responsibility or the Irvine City Code, as applicable.
Within the City of Tustin, minor modifications may be requested for the
following:
A. Building site area decrease - up to 5 percent;
B. Building/landscape setback-. decrease - up to 10 percent;
C. Height of fence or wall -increase - up to 20 percent;
D. Projections into required setbacks -increase - up to 10 percent;
E. Building height - increase - up to 10 percent;
F. Reduction in off street parking spaces for non-residential uses - up
to 10 percent;
G. Decrease in distance between buildings - up to 10 percent; and~
tll 10~{"
H. Modifications of previously required conditions.
4.2.Ii Interim Use Permits
A. Definition ofInterim 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 Plan5l ~.
51 Note that a temoorarv use is for a oeriod of less than six months.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 4-7
Chapter 4 . Specific Plan Administration
B. Purpose
An interim use contributes to the continued productivity of the land_even
though it is not intended to be permanently part of the development
pattern. Some interim uses are a continuation of uses similar to existing
uses at the time of plan adoption and will eventually phase out. Others
may be established in the future to respond to certain site conditions (e.g.,
toxic clean up), offset operations and maintenance costs, capture
worthwhile market opportunities, or allow for an incremental transition to
a permanent use.
C. Requirements:
I.
Authority - The City and Federal authority under which the
interim use operates must be documented as part of the approval
records (if different from or in addition to the general authority
contained in the Specific Plan).
2.
Time Limit - Establishment of an interim use shall be
accompanied by a time limit (which may be extended) or a
description of the circumstances under which it is intended to be
replaced by a permanent use.
3.
Clean Up - Adequate provisions shall be included in the approval
of any interim use so that the property will either be returned to
its original condition or that it will otherwise be discontinued in
such a way that there is no impediment to subsequent use of the
property in accordance with this Specific Plan.
>l-
~)ete that a telTl.fl8Faf)' l:Ise is t:er a flerierl efless ~:Rat siJ: FRentfls.
4.
Bonding - Sufficient bonding or security shall be in place to
assure that all obligations of maintenance and discontinuance of
the interim use can be met.
5.
Existing Uses - Existing uses which are not identified as
permanent uses under this Specific Plan may continue until they
are replaced by a permanent use or superseded by approval of
another interim use. Existing interim uses shall be subject to
requirements of this Specific Plan and provisions of the Tustin
City Code or Irvine City Code, as applicable, regarding
protection of the public health, safety and welfare where not
sllper-eedeasuoerseded by the Federal Government. This may
require improvements not now in place on the part of interim
uses as surrounding uses develop.
City of Tustin
Page 4-8
MCAS Tustin Specific Plan/Reuse Plan
Chapter 4 . Specific Plan Administration
6. Compatibility - Interim uses shall be designed to transition with
adjacent permanent uses and related improvements. Where this
cannot be achieved sufficiently by design, appropriate screens or
buffers shall be employed.
7. Compliance - Any interim use shall be monitored pursuant to
conditions of approval to insure that conditions are being
satisfied and maintenance of grounds and structures continue to
satisfy prescribed standards.
8. Administration - Other provisions of the Specific Plan
Administration regulations (Chapter 4.0) may be applied as
necessary through interim use agreements or conditions of
approval in order to achieve the purpose, intent, and integrity of
the Specific Plan.
D. Evaluation Criteria
The following criteria will be used by the City in determining whether an
interim use proposed for establishment or continuation is consistent with
the intent and provisions of this Specific Plan. The Community
Development Director shall approve, conditionally approve, or deny an
interim use based on the following criteria:
1. Final Use(s) - Does not jeopardize establishment of permanent
use(s), toxic cleanup, or development of supporting
infrastructure (roads, utilities, etc.) planned on the parcel on
which the interim use is proposed.
2. Traffic Capacity - Has no effect on the Non-Residential Land
Use Trip Budget (as defined in Section 3.2.4) since said interim
use has no greater traffic impact than uses on the base prior to
the closure date, and would not preclude permanent uses during
the term of the interim use.
3. Benefit - Provides for some direct benefit to the eventual reuse
development (e.g., allows time for toxic clean up; generates
revenue flow; allows time for improvements to be completed,
etc.).
4. Design - Does not impede installation of community design
features (e.g., community landscape and streetscape elements).
5. Financial Commitments - Avoids long term financial
commitments related to the interim use which cannot serve the
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 4-9
Chapter 4 · Specific Plan Administration
ultimate use equally well (e.g., road improvements, water lines,
etc.).
6. Improvements - Does not entail expensive or extensive physical
improvements which would hinder the transition from interim to
permanent use.
7. Maintenance - Provides for interim caretaking and maintenance
of the property so that limited military and/or community
resources are required.
8. Services - Pays all costs of public services and utilities provided.
9. Speed of Transition - Allows for conversion to ultimate use with
minimal delay.
4.2.+~
Specific Plan Amendment
A Specific Plan Amendment may be initiated by the City Council, the
Planning Commission, Community Development Department or, upon
proper application, by a property owner or owner's designated agent, or
potential property purchaser within the City of Tustin or Irvine, as
applicable. An amendment is required if any of the following applies:
A. A proposed change in property within a Planning Area from one land
use designation to another;
B. New regulations imposed on property not currently imposed;
C. Removal or modification of regulations on property currently
imposed;
D. Modification of the Trip Budget Tracking System to increase the
maximum ADT allowed in the Specific Plan.
An amendment to this Specific Plan shall be initiated and processed in the
same manner as set forth in the City of Tustin or City of Irvine Municipal
Code, as applicable, for amending the City Zoning Ordinance.
4.2.l!3
General Notes
A.
Where required, approval from the South Coast Air Quality
Management District or successory agency(ies) shall be obtained for
any devices or processes responding to mandated actions. The City
City of Tustin
Page 4-10
MCAS Tustin Specific Plan/Reuse Plan
Chapter 4 . Specific Plan Administration
of Tustin or Irvine, as applicable, will assist in this process to the
extent possible.
B. Whenever the regulations contained in this Specific Plan conflict
with the regulations of the Tustin City Code or Irvine's Codes, as
applicable, the provisions of this Specific Plan shall take
precedence. The Tustin City Code or Irvine Codes, as applicable,
shall apply regarding any standard or regulation not covered by this
plan.
4.2.910
Severability
If any section, subsection, subdivision, sentence, clause, phrase, exhibit,
table or portion of this Specific Plan is found to be invalid or
unconstitutional by a court having jurisdiction, such a decision shall not
invalidate the remaining portions in whole or in part of the Specific Plan.
4.3 ENFORCEMENT
The regulatory portions of this Specific Plan have been adopted by
Ordinance and therefore are subject to penalty provisions of the Tustin or
Irvine City Codes, as applicable. Specifically, violations of land use
development standards shall be subject to penalty and citation procedures
of each city's Code, in addition to either City's authority to seek civil
litigation in a court oflaw.
Concept plan, site plan, design review, subdivision map, variance,
conditional use permit, minor adjustments, or building permit conditions
imposed pursuant to this Specific Plan shall also be subject to penalty
provisions and citation procedures of the Tustin and Irvine City Codes.
4.4 PHASING PLAN
4.4.1 Introduction
The Phasing Plan provides an organizational framework to facilitate
development of the Plan area while assuring provision of infrastructure
necessary to support the planned development. This framework reflects
the fact that each component of the infrastructure has its own threshold for
accommodating additional development toward buildout of the Plan. The
Phasing Plan establishes the level of development that may be
accommodated in association with provision of certain infrastructure
facilities.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 4-11
Chapter 4 · Specific Plan Administration
While the joint EIS/EIR identifies all necessary infrastructure and
environmental mitigation necessary to support the project, this Phasing
Plan includes relevant triggering mechanisms which will identify timing
for certain key infrastructure needs only. Where applicable, reference will
be made to trigger points and mitigation measures identified in the joint
EIS/EIR for the project which may be updated or refined by subsequent
environmental review.
4.4.2 Anticipated Development Scheduling
Table 4-1, Anticipated Development Schedule, indicates the approximate
anticipated development timing within the project area. The two primary
factors influencing the anticipated schedule of development are: I) future
market den1and forecasted for uses on the site; and 2) the complexity and
timing of environmental clean up efforts. Based on these factors,
development buildout of the Specific Plan can be expected over a 2G2,+
year time frame.
TABLE ( 1
.1.'VT!(;!R1TElJ lJEVEL()P.1(ENT 8C!lElJlIb!NG
I YE.1R I
T ..m no~o I BY 2003 2006 20-10 2011 21J-l3 21J-l6 2920 ~I TOTAL
~ ~
~ +.lW>
~. = =
"'- ~ M9 ~
.. ~
,
89+ 89+
3rlM - 89+ 4.IiO+
~ ~
I.G,1.19g ~ 1,591,E'e ~ 1,z95 25~
~ ~ ~
.\OO;llOO W;6S& ~ lli,=
~ +W,OO(l m,ooG 2.69,,726 3 639 726
2++;800 ~ ~
WB WB
1,610,181 1,713,026 1,110,817 9,210,.07
1,112.6,1 1.112,6,1
.w,m .w,m
~ ~
2,028,171
3rlM SO') 89+ Mlll
1,306,712 1,610,181 1,713,026 1,11 0,817 1,60.,726 11,10697.
City of Tustin
Page 4-12
MCAS Tustin Specific Plan/Reuse Plan
Chapter 4 . Specific Plan Administration
TABLE 4-1
ANTICIPATED DEVELOPMENT SCHEDULING BY FISCAL YEAR
YEAR
Tltrouf!h
LAND USES 2005 2006-2010 2011-2015 2016-2020 2020+ TOTAL
RESIDENTIAL {in DU or SF'
Low Denslt\1 212 1418 0 0 0 1.630
Medium Densit', 21 1.375 116 0 0 1.512
Medium-Blah Densi~ 376 192 0 0 0 568
Communit" Core 891 0 0 0 891
Transitional Housino- 0 133.294 0 0 0 133.294
Subtotal du 609 3876 116 0 0 4.601
sf 0 133 294 0 0 0 133.294
COMMERCIALfBUSINESS in S}"\
CommercialfBusiness 0 1 200 949 S36 516 0 0 2037465
Commercial 0 672.566 0 0 40,846 713.412
Villa"'c Services 0 248292 0 0 0 248,292
Commun~ Core 0 1.112.107 2 496 678 U48.494 0 4.757279
Residential Core 0 309276 157.361 466 637
Subtotal sf 0 3 543 190 3 490 555 I 148494 40 846 8 223 085
INSTlTUTIONAL/RECREATIONAL tin SF>
Education Villane 13.949 U57.030 241 672 Q 0 1.412.651
Cornrnu~ Park 0 40531 0 0 0 40531
Urban Re,yional Park Q 574.992 0 0 0 574.992
Subtntal sf 13,949 1 772 553 241 672 0 0 2028 174
GRAND TOTAL du 609 3.876 116 0 0 4601
sf 13949 5 449 037 3 732 227 t 148494 40 846 10.184 553
Source: City of Tustin.
Where adequate infrastructure is in place and supports anticipated
development, this Phasing Plan would enable earlier response to positive
market conditions and result in more rapid buildout of the Specific Plan.
Where a proposed development project is not supported by existing
infrastructure, conditions of approval shall be established to ensure that
appropriate infrastructure is constructed in accordance with this Phasing
Plan, or thejoint EISlElR, as applicable.
Certain phasing triggering mechanisms that relate to the anticipated
development schedule in Table 4-1 apply to all development anticipated
within the Specific Plan area except for interim uses or leases and certain
reuse development as defined in the Specific Plan or in the joint EISlElR.
4.4.3
Phasing Requirements
Facilities included in the Phasing Plan are primarily transportation related
and include: bikeways/trails and community and neighborhood parks.
Domestic (potable) water, reclaimed (non-potable) water, sanitary sewers,
storm drains, and utilities, which include electricity, natural gas,
telephones and cable television are not discussed in great detail in this
Phasing Plan. While the phasing of these services and facilities are
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 4-13
Chapter 4. Specific Plan Administration
assumed to be commensurate with development, the local jurisdictions
within the project area generally do not have jurisdiction over the
implementation of such facilities. Facilities discussed and not discussed in
this Phasing Plan have associated with them certain requirements for
which more detailed information is available in the joint EIS/ElR.
Table 4-2, Phasing Plan Requirements, presents these facilities, describes
their scope, identifies the triggering mechanism which causes
implementation requirements to be imposed. It is important to note that
many of the linear systems are closely related to the backbone arterial
highway system phasing to reduce construction costs. If a portion of a
linear system is accelerated for any reason, impacts on cost should be
carefully evaluated.
TABLE 4-2
PHASING PLAN REQUIREMENTS
Facility General Scone General Tri!!!!erin!! Mechanism
Circulation 1) On-site arterial highways, intersections and When cumulative development and associated
Tustin Ranch Road/Edinger Avenue average daily trips reach ADT development
interchange; thresholds based on the land use/triD budQct
2) Off-site arterial highway, intersection oresented in the PElS/EIR or as modified bv
improvements; the FEIS/EIR Addendum or any subseQuent
3) Selected Advanced Transportation amendment per the joint EIS/EIR bases ElF! the
Mana.ement System (ATM,) facilities. . .',. ~L .LO
Bikeways/Trails 1) Class I Bikeway along Peters Canyon 1) When Peters Canyon Channel is improved
I Channel; B)'C.",:ty;
2) On-site Class II Bikeway System. 2) When backbone arterial highways are
constructed.
Domestic 1) Existing housing water distribution lines; 1) Upon determination by IRWD regarding
(potable) Water 2) New backbone water mains; acceptability of the lines.
3) Abandoned/relocated wells 2) When backbone arterial highways are
constructed;
3) Upon determination by the City and
consultation with IRWD.
Reclaimed 1) New backbone water lines; 1) When backbone arterials highways are
(Non-Potable) 2) Existing and new well sites. constructed;
Water I 2) Upon completion of negotiations by City~
IRWD or developer(s) regarding exchange
of well sites.
Sanitary Sewer 1) Existing housing sewer conveyance lines; 1) Upon determination by the IRWD-ffilfl
2) New backbone sewer mains. .QGSI;) regarding acceptability of the lines;
2) When backbone arterial highways are
constructed.
Stonn Drain 1) Backbone storm drain systems; 1) Generally in conjunction with arterial
2) Regional flood control channel highway construction. Armstrong!
improvements; Barranca channel improvements upon
3) Retention basins; determination of acceptability as part of
4) Flood plain mitigation. development plans.
2) Any project generated Barranca Channel
improvements in conjunction with :I2ftase
II development as needed or determined
bv the aoolicable iurisdiction and in
consultation with OCFCD; any necessary
oroiecl .enetaled Peters Canyon Channel
City of Tustin
Page 4-14
MCAS Tustin Specific Plan/Reuse Plan
Chapter 4 . Specific Plan Administration
TABLE 4-2
PHASING PLAN REOUIREMENTS
Facilitv Gelleral SeoTJe Gelleral Tri""erill" M echallism
and Santa Ana/Santa Fe channel
improvements in conjooction with Phase
:m-development as needed or determined
bv the 300licable iurisdiction and in
consultation with OCFCD.
3) As necessary as interim or permanent
design in review of development plans.
4) Filing of flood zone map with FEMA
orior to any ~ construction.
Electricity Backbone electric distribution lines. When backbone arterial highways are
constructed.
Natural Gas Backbone gas distribution lines. When backbone arterial highways are
constructed.
Telephone Backbone telephone lines. When backbone arterial highways are
constructed.
Cable Television Backbone cable television distribution lines; fiber When backbone arterial highways are
antic cables. constructed.
Parks 1) Regional park; 1) Site can be used upon transfer to County;
2) Community park (24 acre ): improvements will occur per agreement
3) J-Comrnunitv Park (46 acre). neighborhood with City of Tustin;
parks and private Darks ie TustiR; 2) Site can be used upon transfer to City;
4) Neighborhood park in Irvine. upgrading will occur upon receipt of
adequate funding including park
development fees;
3) When adequate park development fees are
received.. subiect to develooment
conditions. develooment am-eements and
funding availability as aoolicable;
4) When adequate funding has been secured
from assessment district funding; tax-
increment or develoner-ne2otiation.
In addition to aoolicable sections of this Phasinli!: Plan, the provisions of the ioint Final EIS/EIR will ann~
4.4.4
Circulation Improvements
Circulation improvements associated with the project are specifically
identified in the joint EIS/ElR. On-site circulation improvements within
the Project area are generally summarized in Table 4-3. With one
e)[ception, these improveme!1ts will be funded e!1tirelj' by the project.
L1B!E f 1
ON S!TE C!RCL'!.4T!ON BfPRO/'EMENTS
bimits
Reed Hem 'Fe ClaGSlfWIlti611
THSFiR Ranee ReaEil . .
BaFf8:Bsa
n~aFBer .~.:' ellae &e<l-HiII
Rea Hill k:eAa. .Ban8ss8 \'fIe "'aleaeia
IJ'OReaHiII \,/;'0 JaHlseree
Hawaffi
'VarReT .\ vea1:le Jaai13eree
IIas:ara ,". HeFJue BarrlHlea Ildffigef Primar) .".Fterial
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 4-15
Chapter 4 . Specific Plan Administration
'fABLE f J
ON SITE CIRCL'L1TWN IM~PROVEMENTS
limits
Ruad :p""". J:o CIR>5iJ"HI/iOR
BarraRea See0Aaar'; :\rterial
I<eJ-HjJj .^.FR'lStr8Hg SeSElAaar' Arterial
gQffigef
#awaRi Leeal Celleetef StTeet
Lssal Street
Lesal Street
#awaRi Lesal Co lleGtef Street
TABLE 4-3
ON-SITE ARTERIAL CIRCULATION IMPROVEMENTS
Limits
Road From To Classification
Barra a Parkway Peters Canvon Channel Harvard Avenue Maior Arterial
Edin" r A venue East of Red Hill Avenue West of Jamboree Road Maior Arterial
Red H 11 A venuc Barranca Parkwav North of Valencia Avenue Maior Arterial
Tustin Ranch Road Edinger A venue BmTanca Parkway Maior Arterial
I {inclu in'; interchanoe'
Warne A venue Red Hill Avenue North Loon Road Maior ..4Ji:erial
Harva A venue Barranca Park'V,'a" Edinrrer A venue Primar" Arterial
Warne A venue North LoO;;- Road Jamboree Road Prim~rv Arterial
A Stre tr South Loo'''' Road Tustin Ranch Road Secondaru Arterial
Armst ann- Avenue North Loon Road Barranca Parkway Secondary Arterial
Came ie Avenue Red Hill Avenue Armstrona A venue Secondar" Arterial
Easte nnector Edin:-;;cr Avenue North Loon Road Secondary Arterial
Harva Avenue South of OCT A/SCRRA Edinl!cr A venue Secondary Arterial
Railroad
Lc"ac Road' Warner Avenue North Loon Road Secondarv Arterial
North oo~ Road Valencia A venue Warner Avenue Seconda.....' Arterial
Park venuel South LoO;;- Road Tustin Ranch Road Secondarv Arterial
South ~ Road Tustin Ranch Road Warner Avenue Secondanr Arterial
South 00'" Road Park A venue AnnstTOnp" Avenue Secondarv Arterial
West oonector Edinacr Avenue North Loon Road Secondar" Arterial
Aston treet] Cameme A venue Barranca Parkway Local Collector Street
Moffe Drive North Loon Road Harvard A venue Local Collector Street
Sweet hade f1,arvard A venue -- Local Collector Street
Lands owne Road North Loo;;Road -- Local Street
Seve'"' lsRoad North Loon Road -- Local Street
1 New mnrovement
Requirements for off-site circulation improvements are discussed in the
joint EIS/ElR. They generally consist of partial improvements to existing
roadways and intersections. Improvement costs for most of them are
proportionately shared with other projects. The fair share approach
attempts to define a nexus between the improvement and ultimate facility
user.
City of Tustin
Page 4-16
MCAS Tustin Specific Plan/Reuse Plan
Chapter 4. Specific Plan Administration
Off-site improvements will be funded by the project and may be
potentially supported by other funding mechanisms including, but are not
limited to: in lieu gas taxes; Measure M funds; funds from the cities of
Tustin, Irvine, and Santa Ana and the County of Orange; developer
contributions; assessment district funding; or other similar financing
mechanisms. Additional outside sources such as state or federal funds may
also be used.
A:s shown in Table 4-4, ADT Development Thresholds, average daily
traffic (ADT) volume thresholds have been defined for each phase of
development. These volumes establish the level of development for which
certificates of occupancy or building permits can be released or issued.
Once the cumulative total ADT is reached, circulation improvements must
be initiated to allow subsequent development unless noted otherwise in
this section.
'TABLE ( (
ON SITE .W'T DEVE/,()..D,I(ENT THRESHOUJS
Pha&e Roath. Jdded
I ;!+,GOO ~ :-"1 \l~st SeMester Reaa
C 'North Loop Rea. Rea Hill t8 "!;est CeRReetar
(Bail. 3 IUHes eAI)')"
'1lansBBv'ae Read
'--;gEiisger L,\','efIl:ie (atsl'Ig Prejeet frBatage eeF.':eeR Reel Hill
A\'8Rl:ie aflB Jamaeree Reaa)*
H ~ (I 99,E(9) "Ne,," Leep Reu. R.eelllill ta \l'est CeRReeter
(fiflal8:lilasl:lt)
. NeFlR Leep Reo. gas! CeRReetef fa Heffett Dei- e (8Hils 3
laHes eHI)')"
~_~' gast CB'FIReeter Read
"Meffett DFi':e
:. 'Se\eF)"s Reaa
',Mor-lll. HeaRlam Road
;':RealIi11 A> eRl:le'Carnegie A.:eflHe JRterseetieFl (east leg)
n .1 TO'" . ,
ill Utf)OO (136,790) [:Nerth Leap Rea<! \)7~st CSRReeter fa East CSAB8eter
:1 :\FfflStreRg M'eRHe tleFlA baop Read 10 Bafl'uAoa Parl,woy
c.'}leFlA Leop Reed Bast CSSRseter fa Met.fet-t Drir:e (FiRal
BeiJ.eat)
::.:~Ie,," Leop Road Maffett Dei, e 16 Wamer :\ BRl;Ie
:n~g81JtR lee" Raae \l,'amer '\>'efH:le ta THstiA RSReh Read
_;'}\amer ^."eFll:Ie Rea Hill A\'eB1:le tEl Jam~Bree Read (l3l:lilef 1
lanes 8F1ly)
:'Tl:ISFlR Ral'lsh Reaa V'amer AvelUle tEl Ba'Ffanea PaFl:Tay
(baila 11....s eAly)"
'.TastiA R""A Rea<! EdiRger LA.'. 6111:16 tEl tJertk Leer; Reael (!3
IaAesl
A' ~ (l76,209) 1-~ThSFiR R-anel:i ReaEi i"1l'l1th Leap Reali tEl SSl:1th Leap Rea6
(ba'le 1 I...e, eHl)')" ~
n , '
"I- ~ (216,100) , 'Wi..A TUGliH R""A Raa<!le 6 I....' (final Baileeut)
'~ . "'~".
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 4-17
Chapter 4 · Specific Plan Administration
TABLE 4-4
ON-SITE ADT DEVELOPMENT THRESHOLDS
A T Added I (Cumulative! Roads Addedl
Armstron/.T Avenue North Loon Road to Warner Avenue'"
Barranca Parkwau. Peters Canvon Channel to Harvard Avenue
Edinecr Avenue alan!! oroiect froma2:e between Red Hill Avenue and
Jamboree Road Icon11'\letedl
Harvard Avenue - Barranca Parkway to iust south ofOCTA/SCRRA
m2QQ 127.000) railroad
Landsdowne Road
Marble Mountain Road (comnleted as "Sweet Shade"):l
North Loo'" Road Red Hill Avenue to West Connector
Red Hill Avenue - Barranca Parkwav to iust north ofYalencia Avenue
Severvns Road-
West Connector
East Connector
Moffett Drive
North Loon Road West Connector to Moffett Drive
~ 1109.800) Red Hill Avenue/Camceie Avenue Intersection (East LeI:! to Linear
Park)
South Loa'" Road - Warner Avenue to 1\lstin Ranch Road
Tustin Ranch Road Edinp'cr Avenue to Bananca ParkwaY:
Warner Avenue Red Hill Avenue to Jamboree Road"
A Street South Loon Road to Tustin Ranch Road'
Armstron.... Avenue Warner Avenue to Barranca Parkway
Cameme Avenue Linear Park to ArmstroTIl! Avenue becominQ South
Loon Road'
26.900 ( 136.700) Le'ac" Road North Loon Road to Tustin Ranch Road"
North Loon Road Moffett Drive to Warner Avenue
Park Avenue - SOllth Loo" Road to Thstin Ranch Road"
So lith LoOD Road ArmstronQ Avenue to Tustin Ranch Road via Park
Avenue2
39 500 (j 762001 Leoacv Road - Warner Avenue to Tustin Rimch Road'
40 200 (216.4001 Aston Street Camc....ie Avenue to Barranca Parkway.<
~ Ro dwav shall be constructed Drior to the issuance of certificates of occunancv for this nhase.
'Ch noes to oriuinal FEIS/EIR.
There are certain planning areas that can be released without the need to
initiate significant on-site or off-site Specific Plan infrastructure
improvements as noted above and in the Joint EIS/EIR. However, these
areas shall still bear a proportionate share of roadway infrastructure costs
within the Plan and off-site. There areas are as follows:
-
The proposod Medium-High Density Residential (MHDR) Land Use
area located at the northeast comer of Edinger Avenue and Jamboree
Road.
I-
The cltisting residential area located between Peters Canyon Channel
and Harvard Avenue north of Moffett Avenue.
City of Tustin
Page 4-18
MCAS Tustin Specific Plan/Reuse Plan
Chapter 4 . Specific Plan Administration
. TheflFeposed Elementary School (ES) and the Neighborhood Park
(NP) sites located at the northwest corner of Barranca Parkway and
Harvard Avenue.
. The exiotiag residential areas located between Peters Canyon
Channel and Harvard Avenue south of Moffett Avenue.
These areas 6sasist sf either fonner Inilitary hSlIsing or preflesed military
bElasing sites that ellfl Be SlljlflElrted by e-xisting inffostrueture. In addition
to exemptions to the cumulative ADT thresholds shown in the previous
table, interim uses and leases which do not result in greater ADT levels
than were generated at MCAS Tustin prior to closure may be authorized
pursuant to the provisions of Section 3.11.11 of the Plan. If phasing and
the resulting cumulative ADTs are not consistent with the development
thresholds identified in Table 4.4, a supplemental traffic study would be
completed.
Service providers for off-site arterial highway circulation improvements
are determined by jurisdictional boundaries: the cities of Tustin, Irvine,
and Santa Ana for their jurisdictions, respectively; and the County of
Orange for improvements in unincorporated territory. The Transportation
Corridor Agencies are responsible for the Eastern Transportation Corridor.
CalTrans is responsible for freeway ramp improvements. All providers
work closely with the Orange County Transportation Authority to
implement the Countywide Master Plan of Arterial Highways.
4.4.5 Recreational Bikeways
Additional bikeways beyond the existing system consists of one regional
bikeway (Class I) and several Class II on-road bikeways. The Class I
Bikeway along Peters Canyon Channel will be completed in connection
with completion of channel improvements. Red Hill Avenue Bikeway
improvements will be completed in conjunction with its future widening,
The on-road bikeways within the boundaries of the project area are
planned in conjunction with the internal arterial highway network.
Consequently, phasing will generally conform to the phasing for highway
segn)ents with which they are associated and relate to development within
geographic sectors of the project.
The service provider for each recreational bikeway is the local jurisdiction
within which it is located, except for the Peters Canyon Class I Bikeway,
for which the County of Orange is responsible. Funding for planned trail
improvements along Peters Canyon Channel will be on a fair share basis
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 4-19
Chapter 4. Specific Plan Administration
between the City of Tustin, Irvine and the County of Orange. Both the
Cities of Tustin and Irvine, however, will not be providing funding for any
riding and hiking trail improvel11ents, concentrating instead on biking and
pedestrian trails. Barranca Trail improvel11ents will be funded by the
project through a likely combination of developer contributions,
assessments and federal funds or other financing mechanisms.
Improvements to Red Hill Avenue would be completed on a fair share
basis in conjunction with completion of future widening to Red Hill
Avenue.
4.4.6 Domestic (Potable) Water
To the maximum extent possible, the backbone water line system is
anticipated to be phased along with the internal arterial highway
construction program, since both are designed to serve geographic areas is
they develop. If any highways in which domestic water lines are to be
located are actually built before their scheduled phase it will be
recommended that water lines be installed at that time. In such cases, the
line may be capped until connection is needed. In order to avoid costly
roadway excavation, it is recommended that installation and capping of
the Valencia North Loop Road line between Am1strong Avenue and the
West Connector will take place in Phase I, with actual connection
occurring during Phase II. The service provider for domestic water is the
Irvine Ranch Water District.
4.4.7 Reclaimed (Non-Potable) Water
To the maximum extent possible, the backbone water line system for
reclaimed water will be coordinated with arterial highway construction. If
any highways in which reclaimed water lines are to be located are
actually built before their scheduled phase, it is recommended that water
lines be installed at that time. In such cases, the line may be capped until
connection is needed.
Four potential well sites generally located in the southerly portion of the
project will be the subject of subsequent negotiation, the results of which
shall guide any conditions associated with welllocations/relocations. The
service provider for reclaimed water is the Irvine Ranch Water District.
4.4.8 Sanitary Sewer
To the maximum extent possible, the backbone sanitary sewer system will
be coordinated with the arterial highway construction. If any highways in
which sanitary sewer lines are to be located are actually built before their
scheduled phase, it will be recommended that the sewer line must be
City of Tustin
Page 4-20
MCAS Tustin Specific Plan/Reuse Plan
Chapter 4 . Specific Plan Administration
installed at that time. In such cases, the line may be capped until
connection is needed.
In order to avoid costly roadway excavation, it is recommended that
installation and capping of the Valencia North Loop Road line between
Am1strong Avenue and the West Connector will take place in Phase I,
'o',itll aetllal eOl1l1eetioR oecarring dliriRg Phase 11. The anticipated service
provider for sanitary sewers is the Irvine Ranch Water District.
4.4.9 Storm Drain
The storm drain systen1 will be constructed in phases generally in
conjunction with arterial highway construction which provide maximum
flood protection for existing and planned development and keep
improvement costs to a minimum. While retention and/or detention basins
may be useful in augmenting channel construction, that option will not be
defined until subsequent studies are completed, se they are flet iclentified
in the plmsrng plall.
SiRce a portieR of the preperty is oesigBated by the Federal Emergency
Managemellt f.gency (FE~L^.) as lleing viithiR the 100 year flesd plain,
verifieation ef the affeeted area, detefl,liaatioR of mitigations lHld BEag of
a fleod zeae map wit-h FEMA w.jJl need to be eeordiaated between the
Cities ef Tustin and lr:iae aHd the OraHge Csuat)' Fleod CorltTel Distriet.
On-site drainage improvements will be funded by the project through a
likely combination of developer contributions, assessments or other
financing mechanisms. Peter's Canyon Channel improven1ents and
improvements to the Santa Ana - Santa Fe Channel and Barranca Channel
improvements will be satisfied as identified on Table 4-2 and in the Joint
EISlElR.
The service provider for regional flood control channels is the Orange
County Flood Control District. The cities of Tustin and Irvine would be
responsible for on-site drainage facilities within their respective
jurisdictions with consultation with OCFCD.
4.4.10
Electricity
To the extent possible, backbone electrical distribution lines will be
installed underground at the same time as the on-site arterial highways are
constructed to serve phased development.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 4-21
Chapter 4. Specific Plan Administration
4.4.11
Natural Gas
To the maximum extent possible, the backbone natural gas distribution
lines will be installed underground at the same time as the on-site arterial
highways are constructed to serve phased development.
4.4.12
Telephone
To the maximum extent possible, backbone telephone lines will be
installed underground at the same time as the on-site arterial highways are
constructed to serve phased development. Fiber optic facilities are highly
encouraged in conjunction with standard telephone lines.
4.4.13
Cable Television
To the maximum extent possible, backbone cable television lines will be
installed underground at the same time as the on-site arterial highways are
constructed to serve phased development.
4.4.14
Parks
Community and neighborhood park development by the City of Tustin
will be a function of when adequate park development fees or other
financing mechanisms are secured. Since Irvine does not have a park
development fee, they will develop the proposed neighborhood park when
funding mechanisms are secured. The County of Orange will be
responsible for regional park development and will develop the park
based on agreements they enter into with the City of Tustin.
City of Tustin
Page 4-22
MCAS Tustin Specific Plan/Reuse Plan
Chapter 5
5. Plan Implementation
Strategy
5.1 PURPOSE
This implementation strategy chapter is intended to provide guidance for
the successful transition ofMCAS, Tustin from military to civilian uses.
5.2 MANAGEMENl/ORGANIZA llONAL FRAMEWORK
In order to ensure implementation of the MCAS Tustin Specific
PlanlReuse Plan, specific entities or staff positions associated with the
local governmental entities of the City of Tustin and Irvine will need to be
identified with district management, marketing, financing and operational
responsibilities.
During planning phases of reuse efforts for MCAS, Tustin, the City of
Tustin has been the Local Redevelopment Authority. However, as we
proceed to implementation, an effective organizational framework to
guide the redevelopment, marketing and management of property
disposition will be necessary. The framework must recognize that
approximately 95 acres of the approximately 1,585 surplus acres at
MCAS, Tustin are located within the incorporated jurisdictional
boundaries of the City of Irvine, who will retain land use entitlement and
police powers over that portion of the base in their city. However, there
also needs to be a recognition that portions of the base within Irvine will
require utility connections and service as well as access through portions
of the base within the City of Tustin. This will necessitate close
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 5-1
Chapter 5 . Plan Implementation Strategy
coordination in subsequent detailed planning, engineering, marketing and
disposal of property.
Any organizational framework must be designed to consider internal
governmental relationships and external private sector relationships. The
designated Local Redevelopment Authority (LRA) for purposes of
implementation must be capable of carrying out a full array of
development responsibilities, including infrastructure financing,
marketing, leasing, property disposition and asset management.
While the ultimate responsibilities of an implementing LRA have not been
fully defined, it appears that the organizational framework best suited for
implementation activities in Tustin would be the Tustin Community
Redevelopment Agency and/or Tustin Public Financing Authority. Should
the City of Tustin decide to create a Redevelopment Area for that portion
of the former MCAS Tustin within its jurisdiction, it is recommended that
a Redevelopment Project Area be established The Project Area would be
created consistent with legal requirements of California Community
Redevelopment Law. The Tustin Community Redevelopment Agency is
already in place and has an existing Agency Board of Directors.
Through the Redevelopment Agency mechanism, existing Community
Redevelopment Law provides the latitude for the Agency to undertake the
kinds of activities necessary to make redevelopment work for the base
including a broad range of powers, including but not limited to: financing,
property acquisition, structural demolition and site preparation, property
disposition, public improvements and facilities installation, property
disposition, property rehabilitation and development, and activities related
to necessary improving or preserving the supply of affordable housing. In
addition, the existing Agency would also be eligible as a recipient of any
economic development conveyance application approved by the
Department of the Navy or Department of Defense.
The LRA entity would be intended to supplement, not override, the
activities and responsibilities of those agencies that will be an active part
of the reuse of MCAS, Tustin including the complete range of municipal
services including operational and maintenance costs which will be borne
by each jurisdiction upon final transfer of property.
The implementation of a long range development plan will require an
ongoing management effort by the LRA. It can range from a relatively
passive involvement-whereby the LRA project staff consist of one or two
staff that draw on existing expertise of City departments and who utilize a
master developer to oversee all development activities-to a very active role
in which the LRA creates the internal staffing necessary to coordinate the
orderly disposition of individual parcels to private users and or developers.
City of Tustin
Page 5-2
MCAS Tustin Specific Plan/Reuse Plan
Chapter 5 . Plan Implementation Strategy
As parts of the base are obtained through an economic development
conveyance, the scale, rather than necessarily the scope of activities
required by the management entity are likely to increase.
While the ultimate responsibilities of a management entity have yet to be
detennined, it would. be anticipated that the LRA would consider the
feasibility of certain options such as:
. Utilization of a primary developer to oversee and take responsibility
for the development of the site(s), either as an active developer or
through the hiring of subdevelopers or subcontractors to complete the
specialized phases of the project;
. Creation of an internal development solicitation and implementation
process, including issues of staffing and skill requirements;
. Utilization of a development advisor who would be responsible for
contracting out the development and construction management of the
entire base or portions of the base to one or more developers; and
. Other alternatives that may be deemed appropriate.
Based on the above, the appropriate role for the LRA or a private
developer or advisor in the MCAS, Tustin reuse process can be established
including, any role in tenant recruitment, development oversight and
financing of private improvements and public infrastructure for both
interim leases and long tenn development, and property management.
The LRA will need to seek assistance in creating disposition schedules,
drafting requests for development proposals for land being sold or put up
for long tenn leases, establishing evaluation criteria for responses,
perfonning due diligence on prospective developers, and other tasks when
dealing with anticipated real estate assets from the base. An approach will
need to be developed which maximizes the benefits of the reuse process.
The LRA's responsibilities will cover a broad range of issues similar to
that of developing a small community. The magnitude of these efforts will
require close involvement of the LRA. Table 5-1 is a summary of specific
implementation tasks which should be undertaken during the next 5 years.
Where appropriate, a more thorough discussion of certain tasks follows.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 5-3
Chapter 5 · Plan Implementation Strategy
TABLE 5-1
IMPLEMENTATION TASKS
I Tinwfranw
Tasks ResDonsibilitv 11997 1998 1999 I 2000 2001 I 2002 I iiiVond
MANAGEMENT/ORGANIZATIONAL ACTIONS ~-
. Task Force Recommends Reuse LRA
Plan to HOD and Navv
. Final EIS/EIR Completed LRA/Marine X
Coms/Navv
. Reuse Plan Adopted Tustin/Irvine
. Adoot Soecific Plan TustinlIrvine X
. Amend General Plan (as needed) TustinfIrvine X
. ROD Published Navy X
. Evaluate Alternatives and LRA -------- -----.-. ..------- -------- ------X ----X
Determine Management
Approach and Necesslll)' Support
for Implementation
Budget
Interim Use Program
Long Term Development Plan
Interim and long tem marketing
Interim and management of
project tasks
Pinancinl1
. Create Redevelopment Project LRA ----X --------- -X--- --X--- ------- -X----- ----X
Area
PROPERTY MAIN1ENANCE .; . - . .
. Explore Feasibility of LRA/Marine ----X ----X-- ---X- --X m-X__ ----X
Cooperative Agreement or Corps/Navy
Caretaker Agreements
. Determine Initial and On-Going Marine --------- -mX_ ---X--- --X ------. ----X
Maintenance Levels, Timeframes Corps/Navy/LRA
and Funding
. Determine Government Marine Corps/Navy -------- ----X-- --X--- -X---- -------- ----X
Furnished Property Available for
Maintenance
. If agreed, prepare and solicit LRA _____n__ ----X-- -------- --X--- -------- ----X
RFP for Cooperative Agreement
Services
. If Agreed and Feasible, LRA/Marine -------- ----X-- ---X-- --X---- ---X
Negotiate Cooperative Corps/Navy
Agreement
. Transfer of Installation Marine X--- ---X ----X-- ---X-- ---X
Maintenance Responsibilities Coms/Navv/Navv
PROPERTY CONVEYANCES ..
. Public Conveyances
ROD Marine CornslNavv --X
Fost(s) X-- _____n -------- --------- -------- -----X-n --X
Clean Parcel Marine CornslNavv -----. -----X - - no - ------ -------. -----X
Terms/Conditions of Transfers Marine Coros/Navv X--- --- -- ------X --------- ______n ----X
Transfers Marine ComslNavv X-- ____n ------X --------- _____n_ ----X
. Economic Development Marine Corps/Navy
Convevance
Business Development Plan LRA --X-m ----X-- --X
Prenaration -
Reuse Plan Adonted LRA
City of Tustin
Page 5-4
MCAS Tustin Specific Plan/Reuse Plan
Chapter 5. Plan Implementation Strategy
TABLE 5-1
IMPLEMENTATION TASKS
Timeframe
Tasks ResDOnsibi/itv 1997 1998 1999 2000 2001 2002 Beyond
Application Preparation LRA X- - ----x- X
-
Annlication Submittal to DON LRA X --X
Negotiate Payment LRAlNavy/Marine X-X X-- --X--- -X -X---- ----X
Terms/Conditions Corns
ROD Marine CoroslNavv X--- X
Clean-un NavvlMarine Corns - ----- -----X- -------- ------ --------X
Fost(s) NavvlMarine Corns X- - - ---- - ------ --...-- --X----- -X
Transfers NavvIMarine Corns X-- -- --- --- -- -------- ----X--- X
. Public Bid Sale NavvlMarine Corns
Aooraisals NavvlMarine Corns X-- --- -- ------- ----oX -------- ----X
Markel Prooertv NavvlMarine Corns X---- ---- ---- - -- ----X
Solicit Offers NavvlMarine Corns X---- -- - ------ -- - X
Conclude Aereements Navv/Marine Corns X----- ----- - -- ____a_a. ----X
Clean Parcel NavvlMarine Corps ---- ------ ----oX ----- - -------- ----X
Fo,tis) X- -------- - ----- --_.---- 00 ---- ----X
Sellffransfer Na~lMarine Coros X- - --- --- ------- ----- -- --- -X
. Personal Prooertv NavvlMarine Corns
Inventory of Property Marine Corps! -------.- ---X
NavvlLRA
Determination of Need for Reuse LRA/Navy/ -.------- ----X- -X
Marine Corps
Consultation LRA/Navy/ ------- -----... ----X- --X
Marine CorDS
Public Conveyance! X----- -------- ---X-- -------- --X-- ----X
Economic Conveyance -
Determined
ROD X----- --.------ ------- .------- X--- --X
Transfer to LRAlPublic Agencies NavvlMarine Corps ----X ------- ---X
MARKETING' , , > ,
. Develon Master Marketin. Plan LRA X-- --X--- - X
. Adopt Prospect Handling and LRA ---.-- --X--- ---X--- --X
Screening Process
. Coordinate with RegionaVState LRA -------- ------- -------- -------- ------- ----------
Marketino Pro,",ams -
. Develop Brochure and Marketing LRA ----X- -----..-- --X--- --X--- ----X---- ---X
Materials
. Develop and Identify Incentive LRA X ----X-- - - --- --X-- -X--- -----X--- ---X
Program
. Establish Brokerage LRA ----X- --.----- -------- .--------
Relationshins -
MCAS Tustin Specific PlanlReuse Plan
City of Tustin
Page 5-5
Chapter 5 . Plan Implementation Strategy
TABLE 5-1
IMPLEMENTATION TASKS
Timeframe
Tasks Resnonsibilitv 1997 I 1998 I 1999 2000 I 2001 2002 Bevond
DEVELOPMENT ACTIONS .. .... : < . :...
. Prepare Interim Use Plan LRA ----X ----X- ----X ---.---- -------- ---X
Evaluate Site for Appropriate
Interim Uses and
Imnrovement Costs
Determine Lease Rates X- --------- --X- - -------- -------- - X
Fost --------- .------. ----X- -----X- --------- -X
Prepare Property for Market LRA/Navy/Marine ____ann -------- --------- -------- ____a_a. ____a_pan --X
. Infrastructure Needed Corps
. Building/Grounds
Preparation
. Provisions for Tenant
Access/Securitv
Define Structure for Efficient LRA/NavylMarine X-- ----.- --X--- ---X-- --X-- ----X
Lease Negotiations and Corps
AnnToval Process
Create Standard Contracts, Type LRA/Navy/ X --------- ----X-- ---X-- -X-- ----X
Authorized Tenant Marine Corps
Imnrovements etc.
Establish Pro.......t\l ManaQ:ement LRA X----- X--- ----X-- - X-- ----X
. LonD Term Develonment Plan
Monitor Environmental Clean-up LRAlRABlNavy/ --------- --------- ------- --------- ._nan__ ---------- --X
Marine Corns -
Determine Envirorunental and LRA/Navy/ --------- --------- -----.. _..-..... .-.--- ---------- --X
Demolition Issues Affecting Marine Corps -
Site Deliverv
Establish Critical Path for LRA X----- -----X ---X-- --X--- ---X-- ----X
Prone"" Develonment -
Determine/Manage Studies LRA x----- .-.----- -------- -------- -----. ......... --X
~eeded to Impl:~ent Plan
examnles follow
. Utility Provision .-.....- --.--- ----X- -X--- ---X--- ----X
AUTPementslEasements
. Surveys --------- -------- --------- ------- .------- ----X--- ----X
. Parcelization Plan or X---- --------- ----X- --X-- ---X-- ----X
Master Subdivision
Plan
. Programmatic Marine CorpslNavy ---X ------._- ----X- ---X
Agreements on Property Transferees
Historical Resources
Develop Strategy for LRA --X-- ----X-- ----X- -X---- -------- ----X
Construction and Completion
of Phased Infrastructure
Develop Packages for LRA X----- --------- ---X-- -------- --~~-_.- ----X
Sales/Ground Leases
City of Tustin
Page 5-6
MCAS Tustin Specific PlanlReuse Plan
Chapter 5 . Plan Implementation Strategy
TABLE 5-1
IMPLEMENTATION TASKS
Tlmeframe
Tasks ResnonsibUity 1997 I 1998 I 1999 I 2000 I 2001 I 2002 Beyond
FINANCING c' , .,., .' '. .
. Submit Grant Aoolications to: LRA
California Trade and Commerce X X X X --~~--_. X----
OEA X X
EDA X -- -- X-- -------- ----
HUD X X X--- X-- --- -- X
. Apply for California Military LRA X
Base Enterorise Zone
. Undertake a Comprehensive LRA X---- ---X-- ----- . ----- -----_.- ----X
Financing Feasibility Analysis
for Imnlementation of:
Develoner Fee ProQTams X --X-- ------- --X
Tax Exemnt Financing X --X-- -------- -X
Other Public Improvement and X-- --X-- -------- -X
Facility Financin. Pro~ams
. Explore Other Venture Capital X-- ----X-- ------.- ---X --...-.- --X - --X
Oooortunities
In addition to the responsibilities noted above, it will be critical to develop
an annual and long-term operating budget for the LRA. The budget will
allow staff to identify in more detail the capital investments needed, assess
funding requirements, and prioritize marketing efforts. A strategy will also
be needed to identify start-up funds needed for the LRA.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 5-7
Chapter 5 . Plan Implementation Strategy
5.3 PROPERTY MAINTENANCE/COOPERATIVE
AGREEMENT/CARETAKER SERVICES
When a military base is closed and its active duty mission concluded, the
Department of Defense and more specifically the Marine Corps will still
have an obligation to provide a certain minimum level of maintenance for
the remaining buildings and infrastructure on the base until all buildings
and property have been transferred to the LRA or other private or public
sector owners. At this point of closure, the base is said to revert to
Caretaker Status. A Caretaker Site Office (CSO) is then established on
base. The CSO is under the control of the base's Officer in Charge (OlC).
The OlC's charge is to administer both the ongoing environmental
remediation efforts, and the Caretaker contract. The contract of caretaker
services provides funding for certain specified levels of maintenance on
buildings, utility systems, as well as the roads and sewer networks. These
caretaker services are funded out of BRAC funds and act as a budget for
basic property maintenance services until the land and buildings are
transferred. The intent is to ensure that buildings with a potential reuse are
properly maintained, and important utility services are protected in order
to maximize their reuse potential.
The standard avenue that most military departments have taken to provide
for caretaker services is to assemble contract documents, put the project
out for bids and then award the contract to the lowest responsive bid. In
the past few years, however, the Department of Defense has identified an
alternative approach whereby a "Cooperative Agreement" is reached
between the military service and the LRA. Instead of setting up a
contractual (and often adversarial) relationship between a third party
company, it would seem more preferable to use available funding to help
train the LRA to maintain the base's buildings and infrastructure. This
approach not only keeps military dollars in the local community instead of
being passed to a distant contractor, but it also invests the LRA in the
decision making process about where and how the limited Caretaker
dollars can best be spent. It is hoped that the end result is a mutually
beneficial approach whereby cost effective caretaker services are provided
to the military, and those same military dollars can work double duty by
paying people in the local community to gain valuable experience and
knowledge in the maintenance of the closed military base.
Specifically relating to MCAS, Tustin, it is recommended that the LRA
explore the feasibility of either a Cooperative Agreement between the
Marine Corps and Navy and the LRA or an actual caretaker contract for
certain services with the LRA. The intention is that by continuing the high
level of mutual respect for one another's interests and the cooperative
City of Tustin
Page 5-8
MCAS Tustin Specific Plan/Reuse Plan
Chapter 5 . Plan Implementation Strategy
spirit that has exemplified the relationship between the LRA, Marine
Corps and the Navy, real savings will result. While the LRA would like to
move forward with the Marine Corps and Navy to discuss either
negotiation on a Cooperative Agreement or caretaker contract, the
changing time schedule for realignment of military operations has
fluctuated dramatically based on funding issues. Prior to such deliberation,
initial and on-going maintenance levels must first be established in
consultation with the LRA as well as development of a time line for initial
and transitionary maintenance levels and funding.
5.4 PROPERTY CONVEYANCES
After completion of the EIS/ElR and supporting documentation, the Navy
is responsible for making final disposal decision and will issue a disposal
Record of Decision (ROD). Once these decisions are made, the reuse
process enters the implementation phase. This includes conveyance of
installation property. Available methods for conveyance will include:
. Public conveyances
. Homeless assistance conveyances
. Economic development conveyances to the LRA for job creation.
Depending on the circumstances, this conveyance may be at
discounted price.
. Negotiated sales
. Advertised public sales
F or properties with on-going clean-up efforts, leases may need to be used
to achieve prompt reuse. Prior to leases, however, remedial actions
necessary for removal of contamination must be put in place and operating
successfully.
Since the public benefit conveyance process can require a significant
amount of time to complete, it is recommended that this process begin as
soon as possible. Although public benefit transfers may not take place
prior to issuance of a ROD, the Navy may grant an interim lease for that
period until the transfer process is completed. This would provide a
number of public agencies with the ability to begin establishing their
presence at the base prior to the official closure date and also offset
caretaking and maintenance costs to the military.
MCAS Tustin Specific PlanlReuse Plan
City of Tustin
Page 5-9
Chapter 5 . Plan Implementation Strategy
5.5 ECONOMIC DEVELOPMENT CONVEYANCE
The LRA is extremely interested in pursuing an Economic Development
Conveyance (EDC) over portions of the base to facilitate job creation and
rapid property transfers. If property is conveyed to the LRA through an
economic development conveyance, the LRA will have maximum control
over its reuse. There are several advantages to the economic development
conveyance option. The LRA will have complete control over the
rehabilitation, redevelopment and disposition of the property. Problems
associated with land assembly, inconsistent development and
inappropriate tenants can be avoided.
However, the economic development conveyance would impose interim
maintenance costs on the LRA. While additional control may benefit the
long-term marketing of the base, the LRA cannot afford the added control
if it implies significant short-term cost impacts. Two principals must
prevail in any EDC relationship with the Navy:
. Resources must be greater than any costs.
. An agreement must work for all parties if redevelopment is to work.
The LRA has submitted to the Navy an EDC application that includes a
detailed Business and Development Plan that requests conveyance of
property at MCAS, Tustin.
5.6 PERSONAL PROPERTY
The Marine Corps has been unable to provide the community an inventory
of personal property at the former base. The LRA has identified personal
property it believes necessary to support the objectives of the reuse plan.
While it is expected that on going discussions and consultation will occur,
the LRA will strive to ensure that every reasonable effort is made to obtain
available personal property needed to implement the redevelopment plan
and to ensure that buildings can be fully functional. It is anticipated that
personal property necessary for the effective implementation of the Reuse
Plan and approved for transfer by the military will be conveyed to the
LRA as part of an Economic Development Conveyance. Although
consultations and negotiations are not yet completed, the LRA has
identified that certain buildings should be left with certain personal
property to enhance their building values and speed reuse (as annotated in
Table 5-2).
City of Tustin
Page 5-10
MCAS Tustin Specific Plan/Reuse Plan
Chapter 5 . Plan Implementation Strategy
TABLE 5-2
REOUESTED PERSONAL PROPERTY
Land Use General Description of Type of Personal
Desif!nation Intended Recioient/Use BuildintllFacilitv No. Prooerty Reauested
Learning Village LRA for South Orange 2, 3, 4, 5, 26, 77, 86, 76, Office equipment (desks, conference tables,
County Community 88, 132, 134, 159, 160, chairs, computers, business machines, etc.),
College 165,166,167,168,172, housing items (bed, dressers, portable closets,
District/Educational 177,184, 189, 191, 192, linens, refrigerators, stoves, food warmers, pots,
Facilities 193,194,209,213,218, pans, utensils, tables, chairs, etc.), recreational
225,227,236,238,239, equipment (weights, treadmills, rowing
245,246,249,254,258, machines, etc.), service items (barbers chairs!
278,279, 300, 303, 306, equipment, cash registers, stock and display
505, 506, 524, 526, 538, shelving, freezers! refrigerators, etc),
539, 549, 550, 561, 563, maintenance equipment (housekeeping,
573,574,594,602,603 groundskeeping equipment), and other items to
suooort rewe activities.
LRA for County of 1,42 Office equipment, medical equipment, housing
Orange/Children's Shelter and furniture items, kitchen equipment,
(Emergency Housing) landscape! maintenance equipment, and other
items to sunnnrt reuse activities.
City of Tustin 547,199 Office equipment, industrial equipment, kitchen
(LRA)/Child Care equipment, furniture items,
Facilities landscape/maintenance equipmen~ and other
items to supoort reuse activities.
Urban Regional Park LRA for County of 19, 20A, 20B, 21, 27, Office equipment (shelving units, filing cabinets,
OrangelRegional Park 28, 28A, 29, 30, 35, :furniture, computers, printers, audio visual
35A, 4OA, 71A-J, 90, equipment, fans, etc.), kitchen equipment, weight
92, 103, 106.161, 169, training equipment, landscaping/maintenance
170,171,178,179,183, equipment (lawn mowers, etc.), hand/power tools
201,203,207.210,226, (drill press, table saw, lathe, compressor, battery
234.242. 247, 248, 257, charger, etc.), fire fighting equipment (fire
259,260,261,262,263, engine, extinguisher, etc.), communication items
264,502,503,504,511, (satellite dish, intercom, etc.), warehouse pallets
512,513,523,533,564, and freestanding shelving, and other items to
576577.578.579,580 sunnnrt reuse activities.
LRA for County of 11,12,13,49,185,173, Office equipment, kitchen equipment,
Orange/Sheriffs Training 230,240,253.509 maintenance equipment, weight training
Facility equipment, and other items to support reuse
activities.
Community Park City of Tustin 93, 106, 128, 142, 143, Office equipment, kitchen equipment,
(LRA)/Community Park 144, 145, 146, 148, 162, landscaping/maintenance equipment, and other
163,164,202,208,216, items to support reuse activities, housing items
221,222,256, C3, C4 (bed, dressers, portable closets, linens,
refrigerators, stoves, food wanners, pots, pans,
utensils, tables chairs et~. \,
Neighborhood Park City of Tustin 23E Furniture items, kitchen equipment,
(LRA)/Neighborhood communication devices, and other items to
Parks SUDoort reuse activities.
Elementary School LRA for Tustin Unified Command Office Office equipment, furniture items, landscaping/
School DistrictlK-6 Housing maintenance equipment, kitchen equipment, and
Instruction other items to sunnnrt reuse activities.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 5-11
Chapter 5. Plan Implementation Strategy
TABLE 5-2
REQUESTED PERSONAL PROPERTY
Land Use General Description of Type of Personal
Desivnation Intended Recivient/Use BuildinJ!/Facilitv No. ProDem Reouested
Commercial LRAIEconomic ISO. 181. 182, 195, 196, Office equipment, furniture items, landscaping!
Business Development 197,197,198,205,212, maintenance equipment, kitchen equipment, and
PurposeslBusiness 219,220,229,231,241, other items to support reuse activities.
Attraction 244,250.251,252,255,
269,273,508,517,520,
525,528,529, 530, 535,
536,537.543,544,545,
546,551,552,555,558,
559,560.565,566,568,
570,581,582,583,591,
593,597,598,599,600,
610.611,
Commercial LRA/Economic 531,532,571,572,601 Office equipment, furniture items, landscaping!
Development maintenance equipment, kitchen equipment, and
Purposes/Business other items to support reuse activities.
Attraction
Village Services LRA/Economic None None
Development
Purposes/Business
Attraction
Community Core LRAlEconomic 29. 29A, 40B, 149, 174, Industrial equipment, office equipment, furniture
Development 175,187,204,233,265, items, landscaping/maintenance equipment,
PurposesfBusiness 266,507.514.515,534. kitchen equipment, and other items to support
Attraction 562.569,584,587,589, reuse activities.
592,604.607,608,609,
3000T
Low Density LRA/Residential Uses 3002T,6798 Office equipment, furniture items,
Residential communication devices, and other items to
sunTV\rt reuse activities.
Mediwn Density LRAlResidential Uses 47, 53, 66, 89, 98, 26S, Industrial equipment, office equipment, furniture
Residential 575. 6857, items, kitchen equipment,
landscaping/maintenance equipment, and other
items to sunnort reuse activities.
LRA for Irvine Temporary 3003T Office equipment, furniture items,
Housing (14 communication devices.
units)/Homeless
Accommodations
Transitional- LRA for Orange Cnunty 553,554,557 Housing items (furniture, beds, dressers, portable
Emergency Housing Rescue Mission/Homeless closets, linens, etc.), office equipment, landscape!
Accommodations maintenance equipment, and other equipment to
suocort reuse activities.
Golf Village LRA/Economic 23A, 23B, 23C, 23D, Office equipment, kitchen equipment, landscape!
Development 23F, 39, 186,540,567, maintenance equipment, and other equipment to
Purposes/Business 590,596,605,606, support reuse activities.
Attraction 6168
City of Tustin
Page 5-12
MCAS Tustin Specific Plan/Reuse Plan
Chapter 5 . Plan Implementation Strategy
5.7 MARKETING
5.7.1 Marketing Strategy
The key objectives in any marketing strategy for the LRA should be
primarily to create those development activities that meet community
needs, have a market ready demand, and have job creation potential. To
maximize MCAS, Tustin's competitive position in the marketplace, the
appeal of the site as a mixed-use, master planned development which will
include a wide range of uses, supporting services, recreational activities
and amenities should be emphasized. The site's central Orange County
location, with direct and easy access to land and air transportation
facilities, should also be stressed.
The marketing effort must be a strategic one, specifying target markets
and identifying concrete objectives. It requires a strong implementation
component to reach the target market and the defined goals. Marketing
techniques will need to focus on achieving the goals of the reuse plan,
creating jobs, and attracting viable businesses.
Any marketing plan must be long-range in its scope, recognizing the
different development options for the various components of the base, but
include short-term objectives such as taking advantage of appropriate
interim uses. Portions of the base will be available immediately upon
closure and the marketing plan must be prepared to find users and
developers for these areas while meeting the long range goals of the reuse
plan. Other areas, due to the toxic clean-up schedule or the need for more
extensive infrastructure, may not be marketed for permanent uses until
later.
Certain areas of the site may require a "master developer" approach to
ensure individual developments will have the quality that can only come
from overall coordination and control. Other facilities will require
upgrading and maintenance work in order to make them more attractive to
civilian reuse. In particular, existing family housing areas offer an almost
immediate opportunity for rehabilitation and can be marketed as
affordable housing.
A detailed marketing strategy should be developed to create a plan and
recruitment goal for the marketing effort. A number of key elements
should be included in an effective strategy:
. An organizational structure with marketing and response capability
to search out and follow-up on leads and to ensure that commitments
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 5-13
Chapter 5 . Plan Implementation Strategy
to developers and users are met. This will require development and
identification of budgeting, personnel and relationships.
. Identification of specific strengths of the site including physical
location, business climate, transportation facilities, school system,
recreational amenities, etc.
. Determination of target markets which will be most advantageous in
providing job-creating businesses, industries and other types of
businesses and development projects for the site. This involves the
review of market conditions-present and future--the determination
of competitive products, and setting land values and leasing rates.
. Cooperative leveraging of resources and contracts with other
associations and trade groups.
5.7.2
Marketing Campaign
In conjunction with the marketing strategy, a specific marketing and
advertising campaign needs to be developed. Responsibilities of the LRA
in regards to the marketing effort include: overall management,
management of participating entities, database creation and maintenance,
and creation of advertising and marketing materials. A typical program
might include:
A. Development of marketing materials for disseminating
information including:
I.
A professionally designed sales brochure;
2.
A technical package that will provide supplementary inventory
information and description of facilities;
3.
Basic print media advertising photos, a logo, art work, etc. for
use in print media advertising the MCAS, Tustin facilities in
various economic development targeted trade group
publications. Versions of ads with and without photos should
be developed.
4.
A video that highlights the base as an economic development
resource, conveying the ultimate design and function of the site
to prospective tenants.
5.
A newsletter detailing LRA activity either by contributing a
column to the community Redevelopment newsletter, local
newspapers or by developing its own periodic newsletter to be
City of Tustin
Page 5-14
MCAS Tustin Specific Plan/Reuse Plan
Chapter 5 . Plan Implementation Strategy
mailed out to current prospects, corporate location offices and
other interested parties.
6. The possible development of an on-base marketing center.
7. The creation of a "web" page to provide up-to-date information
on development and leasing opportunities and highlights of
new development or reuse activities.
B. Contacts and Mailings to Trade and Professional Groups/
Associations
Trade groups undertake efforts to aid their members. These efforts
include providing membership lists, notifying members of site
availability, and forwarding pertinent, useful information to
members.
To effectively use trade and professional groups/associations
networks, the LRA would:
I. Screen and prioritize relevant target industries.
2. Compile a database of associations, including names,
addresses, contact persons, and telephone numbers.
3. Telephone the appropriate contact with the group to explain the
purpose, facilities, and opportunities and to request assistance.
4. Follow-up as appropriate; minimum should be a letter
regardless of receptivity, and may possibly also include
brochures, maps and a marketing package.
5. As appropriate, conduct direct marketing contacts to
association members.
6. Participate as a member of relevant economic development
associations, specifically the National Association of
Installation Developers (NAID).
7. Participate as an exhibitor at trade shows of target industry
groups to expose MCAS, Tustin economic advantages and
available facilities.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 5-15
Chapter 5. Plan Implementation Strategy
C. Print Media Campaign
Print media can be a somewhat helpful means of cultivating leads
and inquiries from non-local firms. This campaign might include
traditional industrial facility/economic development and consumer
oriented publications where it is found to be effective. To use print
media, the LRA should:
I. Develop a list of the best publications for advertising and
conduct initial screening based on their value in meeting the
marketing goals. Take advantage of the experience of others,
with respect to coverage, cost, and response, or perhaps engage
marketing consultant.
2. Contact advertising offices of the selected publications about
cost, publication schedule, types of reader response
mechanisms, and plans for "special issues" that would be
appropriate to advertise "successes" in base reuse and tenant
attraction at MCAS, Tustin.
3. Take advantage of non-cost advertising. Identify when
publications schedule features on particular states, regions or
issues and will accept short articles for inclusion in the
publication. Write and submit favorable articles for
publication.
D. Direct Response Contacts and Mailings
This element consists of traditional marketing, both as a response to
inquiries generated directly by the LRA, as well as cultivating
prospects from other sources.
E. Cooperative Marketing Efforts
I.
The LRA should move aggressively to integrate its marketing
strategy, efforts, materials and information with the California
Trade and Commerce Agency.
2.
Contacts should be established with other regional, statewide
and national economic development entities, such as the Small
Business Administration, the U.S. Department of Commerce,
the Los Angeles Area Chamber of Commerce and the Orange
County Economic Development Consortium. Each of these
organizations should be provided with maps, descriptions, an
inventory of facilities, and the LRA's economic development
incentives.
City of Tustin
Page 5-16
MCAS Tustin Specific Plan/Reuse Plan
Chapter 5 . Plan Implementation Strategy
3. Explore the use of electronic data dissemination. The LRA
should definitely participate in EDA's "PARCELS" and also
explore other internet opportunities.
4. Explore the availability of funds or cooperative advertising
programs available to leverage the LRA's resources.
F. Economic Development Incentive Programs
The LRA, working in conjunction with the cities of Tustin and
Irvine, should develop and identify incentive programs which can be
used to attract new prospective tenants to the base. The City of
Tustin has received approval for MCAS Tustin designation as a
Local Agency Military Base Recovery Area (LAMBRA) by the State
of California. Similar to State Enterprise Zone designation,
LAMBRA designation provides significant tax credits and other
incentives to businesses which locate to and redevelop the closing
base property. Any air emission credits maintained at the site should
also be used in attracting industries. Since the base is in a non-
attainment area, certain businesses are required to obtain air emission
reduction credits that have a corresponding dollar value.
G. Use of the Commercial Brokerage Community
The LRA should explore the procedures to be used in listing property
at the base with the brokerage community and in enlisting the
brokerage community to support its efforts.
5.8 FINANCING
In order to make the site attractive to developer and tenants, significant
infrastructure improvements will be required to accommodate new
development. Total backbone costs for MCAS Tustin which does not
include local parcel-serving infrastructure is estimated to be approximately
140 million dollars.
The pace of development will respond to market conditions and the
effectiveness of the marketing program. As described in the previous
Chapter, the installation of infrastructure will be phased to correspond to
the anticipated pace of development. However, the infrastructure phasing
strategy will be continually updated to reflect the availability of funding
for infrastructure improvements and general market conditions.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 5-17
Chapter 5 . Plan Implementation Strategy
Any financing strategy will be controlled by:
. Ability of early phases of development to use existing infrastructure
prior to the funding of new or reconstructed infrastructure;
. Ability of infrastructure to be phased so public and private land uses
can financially support planned improvements;
. Ability to apply lease, sale and conventional development fees and
special tax revenues (such as Public Improvement Act of 1913 or
1915, and Community Facility Act financing) to the infrastructure
program;
. Ability to obtain cash advances from developers that will develop
later in the program;
. Timing of funding from redevelopment tax increment revenues to
fund a portion of project costs;
. Ability of MCAS Tustin to receive state and federal funding (such as
an EDA grant to be used for infrastructure improvements and
economic development purposes) in a timely manner; and
. Timing of toxic remediation of affected parcels by the federal
government.
. As a result of these factors, the financing objectives of the
implementation strategy should be to:
. Encourage Interim leasing and initiate development and early use of
the property to begin generating lease, fee, special tax, and tax
increment revenue without significant infrastructure costs;
. Phase infrastructure in manageable and fundable increments;
. Leverage revenue from state, federal, and other non-development
sources; and
. Establish contractual and funding commitments from public agencies
receiving property.
As the LRA continues to refine its Business and Development Plan, a
more detailed financing strategy for development and infrastructure
and program administration will be developed.
City of Tustin
Page 5-18
MCAS Tustin Specific Plan/Reuse Plan
Appendices
6.
Appendices
A.
GENERAL PLAN CONSISTENCY
The Marine Corps Air Station (MCAS) Tustin Specific PlanlReuse Plan is
consistent with and supportive of the goals and policies of the City of
Tustin and Irvine General Plans, as amended to reflect conversion from a
military to a civilian use. A discussion of the relationship of this Specific
Plan to each of the General Plan elements follows.
Land Use Element
The Tustin Land Use Element consists of thirteen goals which provide the
framework for land use planning and decision-making within the City of
Tustin. The major goals that directly relate to the Specific Plan are
presented below:
. 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, which
maintain a healthy, diversified economy adequate to provide future
City services.
. Ensure that new development is compatible with surrounding land
uses in the community, the City's circulation network, availability of
public facilities, existing development constraints and the City's
unique characteristics and resources.
. Improve urban design in Tustin to ensure development that is both
architecturally and functionally compatible, and to create uniquely
identifiable neighborhoods, commercial and business park districts.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-1
Appendices
. Promote expansion of the City's economic base and diversification of
economic activity.
The Specific Plan accommodates a range of land uses that will provide a
healthy balance of market driven, private sector uses along with a wide
range of public serving uses. A variety of housing opportunities,
employment, educational and community support uses will complement
surrounding uses and strengthen the economic base of the area. The
location and mix of uses within the Plan area are intended to minimize
noise, traffic, air quality, and other potential environmental impacts.
The Plan includes the community facilities and infrastructure necessary to
support the planned uses. Furthermore, the Plan provides critical links in
certain facilities including the local and regional transportation system and
trails.
Design guidelines and development standards within the Plan address the
aesthetic integration of uses within the site and with surrounding uses. The
focus is to integrate anticipated land uses with existing facilities, and
provide for architectural, landscape, streetscape, and site design
enhancements to improve the character of the site. Furthermore, the Plan
is divided into Neighborhoods, which will have their own characteristics
and set of functions to perform within the Plan.
Uses with the best revenue generation potential will be developed in the
early phases of development. The Plan anticipates the future by promoting
uses and institutions that will accommodate and attract 21st century jobs
and technologies.
The Land Use Element of the City of Irvine General Plan consists of six
land use planning goals. These goals are similar to those of the Tustin
Land Use Element in that they seek to balance land uses, provide
compatible land uses, and promote economic prosperity. Irvine's Urban
Design Element seeks to provide a visually attractive, efficiently
organized and identifiable city. The Public Facilities Element also looks to
provide a full range of necessary public facilities and services. The
Specific Plan is consistent with these Irvine General Plan Elements based
on the above discussion of the Plan's provisions and intent.
Circulation Element
The Tustin Circulation Element is designed to provide a safe, efficient and
adequate circulation system that will provide adequate capacity for future
land uses in the City of Tustin. The following goals relate to the Specific
Plan:
City of Tustin
Page 6-2
MCAS Tustin Specific Plan/Reuse Plan
A~endices
. Provide a system of streets that meets the needs of current and future
inhabitants, and facilitates the safe and efficient movement of people
and goods throughout the City consistent with the City's ability to
finance and maintain such a system.
. Increase the use of non-motorized modes of transportation.
. Provide for well-designed and convenient parking facilities.
The Specific Plan supports two levels of roadway in terms of circulation
system function. Roadways of regional significance will cross the Plan
area to serve thru-traffic as well as project generated traffic. The local
internal roadway system will connect and serve the land uses in the Plan
area itself.
The Plan incorporates a non-residential land use/trip budget tracking
system to manage the forecasted vehicular trips generated by the proposed
land use mix. The purpose of the tracking system is to ensure that
development can be accommodated within the planned roadway capacity
of on-site and off-site roadway systems.
Pedestrian and bicycle uses are believed to serve as a significant mode of
transportation. Bikeways and pedestrian paths will connect with existing
local and regional facilities surrounding the area, as well as provide a
comprehensive internal system.
The project shall provide sufficient off-street parking for any new
buildings constructed and for any new use established; for any addition or
enlargement of an existing building or use; and for any change in the
occupancy of any building or a manner in which any use is conducted that
would require additional parking spaces. Joint use of parking facilities
may be authorized by the Planning Commission for uses with significantly
different peak hours of operation.
The City of Irvine's Circulation Element establishes similar goals such as
providing a balanced transportation system that will accommodate
projected local and regional needs and providing pedestrian and bicycle
systems that will encourage non-motorized modes of transportation. The
Specific Plan is consistent with the Irvine Circulation Element based on
the above discussion of the Plan's provisions and intent.
Conservation, Open Space, and Recreation Element
The Tustin Conservation, Open Space, and Recreation Element addresses
issues and opportunities to conserve the City of Tustin's sensitive lands
and to enhance the open space within the city. The following goals relate
to the Specific Plan:
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-3
Appendices
. Reduce air pollution through proper land use, transportation and
energy use planning.
. Protect water quality and conserve water supply.
. Encourage the development and rnaintenance of a balanced system of
public and private parks, recreation facilities, and open space that
serves the needs of existing and future residents in the City of Tustin.
. Maintain and enhance the City's unique culturally and historically
significant building sites or features.
The Specific Plan contains a mixture of uses that will enable people to live
and work on the site. This mixture of uses will allow occupants to meet a
significant part of their daily needs within the site. The Plan will also
concentrate on the proper placement of buildings, roads and services in
order to provide convenient connections between uses, convenient access
for motorists and pedestrians, and necessary buffering or screening of
certain activities or uses.
The Recreational Bikeway/Trail Concept Plan will provide an opportunity
to complete vital links necessary for a comprehensive regional system as
well as improve the local system. The pedestrian and bike facilities are
intended to serve as a significant means of transportation throughout the
area.
Four existing Irvine Regional Water District (IRWD) abandoned wells are
located along the western edge of the base. IRWD has an interest in
abandoning and relocating these wells. The base's internal reclaimed water
system ties into the Barranca Parkway pipeline at Jamboree Road and
extends north towards Edinger Avenue. The line is military property.
IRWD recommends the abandonment of the existing reclaimed water
mains and providing service connections to developments from a new
backbone system. IRWD has expressed interest in giving up ownership of
existing well properties on the northwest side of the site at Red Hill
Avenue in exchange for new well sites near the site's northern border.
Numerous public parks, private recreation facilities, and trails are called
for in the Plan to serve the residents. Three neighborhood parks, a
community park, and a regional park are included in the Plan. The
neighborhood parks are intended to serve existing and planned residential
areas while the community and regional parks are intended to serve the
larger community. .'\dditiOl~ally, all 18 hole golf cotlfoe will jlrDvide
jlrivate recreatioH facilities in the Golf Village. These parks and recreation
facilities will be made pedestrian-friendly due to their close proximity to
residential uses.
City of Tustin
Page 6-4
MCAS Tustin Specific Plan/Reuse Plan
A~endices
The northern blimp hangar, which is on the National Register of Historic
Places, may be preserved as part of the Urban Regional Park if financially
feasible. The hangar will set the theme for the park and will be a landmark
of the Specific Plan area.
The City of Irvine's Conservation, Open Space and Recreation Element
addresses the development and maintenance of a network of recreational
areas as well as the maintenance of historical resources as part of the
City's land use pattern. The Energy Element of the Irvine General Plan sets
the goal of conserving energy by maximizing energy efficiency through
land use and transportation planning. The Cultural Resources Element
strives to ensure the proper disposition of historical and cultural. The
Parks and Recreation Element calls for the provision of parks and
recreational opportunities. The Specific Plan is consistent with these Irvine
General Plan Elements based on the previous discussion of the Plan's
purpose and intent.
Public Safety
The Tustin Public Safety Element is intended to identify natural and man-
made hazards and establish policy to minimize the exposure of Tustin
residents to these hazards. The following goal of the Tustin Public Safety
Element relates to the Specific Plan:
. Reduce the risk to the community's inhabitants from exposure to
hazardous materials and wastes.
MCAS Tustin has been a user of hazardous materials and there have been
numerous documented spills and leaks on the site. The military has created
a team to organize and implement the Base Closure and Realignment Act
Clean Up Plan. All provisions of the Tustin and Irvine Hazardous
Materials Codes and Fire Codes shall apply to any use, handling, storage,
and transportation of hazardous materials.
The City of Irvine General Plan includes a Safety Element as that which
identifies natural and man-made hazards. The Safety Element also seeks to
identify actions that the City, in concert with other jurisdictions, must take
to reduce the probability of a hazard occurrence. Also, Irvine's Waste
Management Element calls for the efficient disposal of refuse and solid
waste material without deteriorating the environment. These are similar to
the above stated City of Tustin General Plan goals and are consistent with
the Specific Plan.
Noise
The purpose of the Tustin Noise Element is to develop strategies to reduce
excessive noise resulting from mobile sources such as traffic, aircraft, rail,
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-5
Appendices
and stationary sources such as construction activity, music and air
conditioners. The following goal of the Tustin Noise Element relates to the
Specific Plan:
. Use noise control measures to reduce the impact from transportation
nOIse sources.
Plans for noise attenuation of residential units located near arterial
highways and railroad rights-of-way, which will ensure that interior and
exterior noise levels do not exceed state requirements and local city noise
ordinances, shall be submitted for review and approval prior to building
permits being issued to accommodate reuse and/or subdivision approval
for residential development, whichever occurs first.
The Noise Element of the City of Irvine General Plan also seeks to ensure
that City residents are not exposed to high levels of mobile noise and
hopes to achieve maximum efficiency in noise abatement efforts. The
above discussion provides a basis for consistency with the Specific Plan.
Growth Management
The Tustin Growth Management Element intends to ensure that there is an
adequate traffic circulation system to support the growth and development
of the city. The goals of the Growth Management Element that apply to
the Specific Plan are:
. Ensure adequate transportation facilities are provided for existing and
future inhabitants ofthe City.
. Strive to develop and maintain a balance between jobs and housing in
Tustin.
The Specific Plan provides for two levels of roadways in terms of
circulation system function. The first in the hierarchy are roadways of
regional significance which cut across the Plan area. These roads will
serve thru-traffic as well as project generated traffic. The second type of
roadway will be an internal roadway system that will connect and serve
the land uses in the Plan area. Together these roadways are designed to
serve the internal circulation and external accessibility needs of future land
uses.
The Plan is expected to generate approximately 23,400 permanent jobs at
buildout, which will improve the jobs/housing balance within the City.
Furthermore, the mix of uses will enable people to live, work, shop,
recreate, and attend community college classes within the Plan area.
City of Tustin
Page 6-6
MCAS Tustin Specific Plan/Reuse Plan
A~endices
The City of Irvine's Growth Management Element also strives to ensure
that the City is able to provide an adequate circulation system. The
Specific Plan is consistent with the Irvine Growth Management Element
based on the above discussion of this goal.
Housing
The purpose of the Tustin Housing Element is to identify the housing
programs aimed at meeting the identified housing needs of the City's
population. The City of Tustin has identified the following goals in the
Housing Element, all of which have a relationship to the Specific Plan:
. Provide an adequate supply of housing to meet the City's need for a
variety of housing types to meet the diverse socio-economic needs of
all community residents.
. Ensure equal housing opportunities for all existing and future City
residents regardless of race, religion, ethnicity, sex, age, martial
status of household composition.
. Increase the percentage of ownership housing to ensure a reasonable
balance of rental and owner-occupied housing within the City.
. Preserve the existing supply of affordable housing in the City.
. Conserve, maintain, rehabilitate and/or replace existing housing in
neighborhoods which are safe, healthful and attractive, in accordance
with adopted Land Use Policy. Improve the residential character of
the City with an emphasis on revitalizing neighborhoods showing
signs of deterioration. Promote conservation of the City's sound
housing stock, rehabilitation of deteriorated units where they may
exist City-wide, and elimination of dilapidated units which endanger
the health, safety and well-being of occupants.
. Ensure that new housing is sensitive to the existing natural and built
environment.
A variety of low density, medium density, and medium-high density
residential uses are included in the Specific PlanlReuse Plan to
accommodate the diverse socio-economic needs within the community.
The low and medium density developments are oriented toward ownership
tenure while the medium-high density development is more closely
oriented toward rental tenure. Apartment development is limited in most
of the Planning Areas to a maximum of twenty-five percent (25%) to
ensure a reasonable balance of rental and owner-occupied housing within
the City. Housing accommodation for low- and very-low income families
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-7
Appendices
will be dispersed and integrated in all of the neighborhoods throughout the
Specific PlanlReuse Plan to ensure equitable housing opportunity.
In an effort to rehabilitate existing housing and neighborhoods within
Tustin and Irvine, the Specific Plan area contains existing military housing
developments that may be retained and converted for civilian use. Specific
architectural enhancements, site improvements, and utility modifications
are identified in the Plan which will are necessary to upgrade the units to
market-rate standards.
The Specific PlanlReuse Plan also recommends a "Homeless
Accommodation Plan" which identifies the needs of the homeless within
the communities of Tustin and Irvine, how those needs will be addressed,
and makes recommendations on how the Navy should convey property
and who might be authorized Homeless Service Providers. The Plan, as
outlined, focuses on the concept of establishing a "continuum of care" as
promulgated by the Secretary of Housing and Urban Development (HUD).
In developing the Plan, special consideration was given to
recommendations regarding accommodating housing for the homeless,
both emergency shelter and transitional housing, in existing barracks and
housing areas. Such units located in existing single-family or attached
housing areas should be required to be reasonable dispersed throughout a
project and to be compatible in design with adjacent market rate units. The
intent is to minimize the distinction between "homeless accommodation
proj ects" and traditional ownership/ rental housing, thereby allowing for
fuller integration into the neighborhoods.
In addition to the use of specific Homeless Service Providers to respond to
specific homeless population needs, the Plan also focuses on developing
private sector opportunities to contribute to the overall continuum of care
by requiring the dedication of affordable housing units. Affordability
categories are specifically outlined and will be more clearly established at
the time of project approvals to ensure conformity with the City's most
current Housing Element objectives.
The Housing Element of the City of Irvine General Plan establishes goals
similar to those of the Tustin General Plan. These include: encouraging a
variety of housing types for all economic segments and for special housing
populations; ensuring open housing practices and accessibility to housing;
and preserving and increasing affordable opportunities in the existing
housing stock. The Specific Plan is consistent with these goals based on
the above discussion of the Plan's provisions and intent.
City of Tustin
Page 6-8
MCAS Tustin Specific Plan/Reuse Plan
A~endices
B. PUBLIC BENEFIT CONVEYANCE REQUESTS
In considering all public conveyance requests, the Housing and State and
Local Screening Sub-Committee considered and made recommendations
to the Base Closure Task Force for a number of applications based upon
their application's ability to meet one or more of the evaluation criteria
approved by the Task Force and described within the application packet
itself. In making its final determinations, the Base Closure Task Force
either approved, approved as modified or denied these applications.
Applications which were approved or approved as modified are described
within the MCAS Tustin Reuse Plan, along with any required conditions
of approval. Final Task Force reasons for denial or modification of a
request for property conveyance are described below.
H. Homeless Provider Applications Denied
1. California Paralyzed Veterans - The California Paralyzed
Veterans (CPV) requested 100 family units of permanent
housing for homeless disabled veterans and non-veterans.
Although no specific site for this request was identified, it was
assumed by the LRA that the proposal was to locate the 100
units within the installation's existing family housing areas.
The Task Force denied the application for reasons which
included:
. Not all required application information was submitted.
More specifically, no organizational chart or detailed
assessment of need was provided; no locations or
properties for the program were identified; details of the
proposed management plan were missing; state and
federal grant funding levels were not clearly defined.
. CPV did not demonstrate an adequate enough financial
status, adequate enough sources of funding nor an
adequate ability to finance the proposal in that the
proposed project relies upon receipt of future rents and
does not clearly indicate a reliable alternate source of
funding.
. The proposal did not fulfill a critical need gap identified
in Tustin or Irvine's Consolidated Plans, nor would it
serve specific local community needs in that no estimate
of the homeless population to be served is indicated, no
description of Tustin/Irvine needs and the application did
not indicate whether similar programs already exist in the
community.
MCAS Tustin Specific Plan/Reuse Plan City of Tustin
Page 6-9
Appendices
. The proposal did not balance the economic and
community development needs of the community in that
if approved, the project would constitute an estimated
$150,000 annual impact upon the community through
property tax and potential redevelopment tax increment
losses. In addition, the proposal identified ongoing costs
which were unrealistically expected to be borne by the
City of Tustin. With the Fiscal Impacts in the early years
of the Reuse Plan expected to be significant to the local
community, transfers of significant portions of the base
off the tax roll would create even more severe impacts
and impede reuse efforts.
. CPV had no demonstrated experience in owning or
operating similar programs or facilities, no clear link to
other service providers and the proposal was inconsistent
with Task Force policy direction to provide a continuum
of care at the site (provision of housing only with no clear
links to training, services, education, etc. at or near the
base).
. It was felt that the proposed program could be
accomplished by other means other than property transfer
in that other more qualified and experienced applicants
had requested property for homeless purposes at MCAS
Tustin. These and other existing homeless housing
opportunities within the communities could accommodate
the clientele served by CPY.
2. Jamboree Housing Corporation Jamboree Housing
Corporation submitted a proposal to provide transitional
housing, affordable rental housing, market rate rental and for-
sale housing for 600 family units within the installation's
existing family housing areas (274 Dwelling Units Northwest
Area, 326 Dwelling Units Southeast Area).
The Task Force denied the request for reasons which included:
.
Not all required application information was provided.
More specifically, no tax returns were submitted; a
description of what expansion of services would be
needed to accomplish the proposal; no breakdown of
funding available to implement the request was provided;
no authorization to acquire property was submitted.
City of Tustin
Page 6-10
MCAS Tustin Specific Plan/Reuse Plan
A~endices
. There is an adequate supply of "for rent" properties
particularly in Tustin at rents which meet low income
requirements. Therefore, the request for housing in Tustin
was felt to not fulfill a critical need gap in Tustin's
Consolidated Plan as the proposal did not deal with Tustin
needs. Also, both Irvine and Tustin General Plans have
policies discouraging any concentration of homeless
housing. With this in mind, the unit count proposed was
viewed as an over concentration of affordable units.
. The program concept and approach was inconsistent with
Task Force policy direction which favored ownership of
existing housing and desire to want to see a major portion
. of housing to return to the tax roll to offset the significant
infrastructure needs of the Reuse Plan.
. There was no clear link to other service providers which
was inconsistent with Task Force policy direction to
provide a continuum of care (provision of housing only
with no clear links to training, services, education, etc. at
or near the base). The applicant only indicated a desire to
identify and utilize County-wide programs to support the
proposed program. As such, no clear link to on-base or
community based Continuum of Care programs was
offered by the applicant.
. The applicant provided no clear description within their
proposal that demonstrated experience in transitional
housing or experience with much smaller programs. Also,
the proposal suggested the use of a subcontractor (Solari
Enterprises) but presented no information on their
abilities or experience.
. They did not balance the proposal against economic and
other community development needs of the community in
that the project would constitute an estimated $450,000
annual impact to the community due to lost property tax
and potential redevelopment tax increment revenues. With
the Fiscal Impacts in the early years of the Reuse Plan
expected to be significant to the local community,
transfers of significant portions of the base off the tax roll
would create even more severe impacts and impede reuse
efforts.
MCAS Tustin Specific Plan/Reuse Plan City of Tustin
Page 6-11
Appendices
. The program can be accomplished by other means rather
than property transfer. It was felt that the provision of
affordable units could be accommodated in the Reuse
Plan without the need to take these units off the tax roll
including public/private partnerships, negotiated sale with
deed restrictions guaranteeing a certain number of units
being retained as affordable, the use of an economic
development conveyance by the LRA, etc.
3. Orange Countv Housing Corporation - The Orange County
Housing Corporation submitted a proposal requesting 30 family
units to be located somewhere within the installation's existing
family housing areas for use as "Bridge" housing for families.
The Task Force denied the request for reasons which included:
.
Not all required application information was submitted.
More specifically, a detailed narrative description of the
proposed use was not provided; there were no specific
sites identified; there were no specifics regarding
experience with ownership provided; there was no clear
explanation of the proposed program benefit, target
clientele to be served, how the program was to
accomplish the goal of eliminating hopelessness, etc.;
and, there was no explanation of how a contracted
administrator would accommodate conveyance of
additional facilities.
.
The applicant did not demonstrate an adequate enough
financial stability, adequate enough sources of funding
and presented a limited ability to finance the proposal in
that no surplus funds exist according to submitted audits
for the two previous years, and no new revenue sources
were identified in the information provided.
.
The request for rental housing units was found to not
fulfill a critical need gap in Tustin's Consolidated Plan.
There is adequate supply of "for rent" properties
particularly in Tustin at rents which meet low-income
requirements.
.
The proposal did not serve specific community needs as
participation in the proposed housing opportunity was
described to be from throughout Orange County.
City of Tustin
Page 6-12
MCAS Tustin Specific Plan/Reuse Plan
A~endices
. There was no clear link to other service providers which
is inconsistent with Task Force policy direction to provide
a continuum of care (proposed provision of housing only
with no clear links to training, services, education, etc. at
or near the base).
. The program concept and approach for acquiring these
units for rental housing would not meet community and
Task Force expectations that future affordable owner-
occupied housing return to the tax roll.
. The program can be accomplished by other means rather
than property transfer and taking units off the tax roll,
including private/public partnerships, negotiated sale with
deed restrictions guaranteeing a certain number of units
being retained as affordable, the use of an Economic
Development Conveyance by the LRA, etc.
4. SBC Communitv Homeless Coalition - SBC submitted an
application which proposed that 22 family units within the
installation's existing Northeast housing area be used for
transitional housing for families.
The Task Force denied the proposal for reasons which include:
. Not all required application information was submitted.
More specifically, no listing of principal officers in the
organization was provided; there was no organizational
chart or administrative procedures provided; there was no
assessment of local homeless need to be met by the
program provided; there was no discussion of how the
proposal is consistent with reuse plan, and there was no
explanation or justification of the need for facilities
identified for conveyance, etc.
. The applicant did not demonstrate an adequate enough
financial status, adequate enough sources of funding nor
ability to finance the proposal in that the proposal relied
upon grants, rental income and donations, none of which
could be guaranteed with any certainty.
. The applicant did not demonstrate adequate experience in
providing and/or operating similar programs in their
proposal in that they had only incorporated recently
(August 11, 1995).
MCAS Tustin Specific Plan/Reuse Plan City of Tustin
Page 6-13
Appendices
. The proposal had no clear link to other service providers
which resulted in its being considered inconsistent with
Task Force policy direction to provide a continuum of
care (proposed provision of housing only with no clear
links to training, services, education, etc. at or near the
base).
. No upgrade of existing units was proposed which would
create a negative impact on the surrounding cornmunity.
5. Veterans Charities of Orange County - The Veterans Charities of
Orange County submitted an application which proposed that
192 barracks units be used to accommodate transitional housing
for single men and women.
The Task Force denied the proposal for reasons which include:
.
Not all required application information was submitted.
More specifically, the applicant did not submit all of the
required financial information; no tax returns were
provided; no marketing strategy was provided; and, no
schedule for completion and financing of all improvements
was provided.
.
The applicant did not demonstrate an adequate enough
financial status, adequate enough sources of funding nor
ability to finance the proposal in that the submitted project
proforma shows that a positive cash flow for the project
would not happen until the 12th year of the project.
According to their submitted financial statement, the
charity has ended 1994 and 1995 with a positive cash flow
of only $15,953 and $34,937 respectively. No funding
source was identified to fund the $370,680 rehabilitation
costs associated with the proposal, although it was assumed
that the charity would attempt to secure a loan for this
purpose.
.
The strength of any link to other service providers was
vague in the proposal. More specifically, the program
promotes the provision of homeless vocational training and
educational services internally and does not provide links to
other planned or existing continuum of care opportunities
within the community or at MCAS Tustin.
.
It represented a competing request with another agency
better able to provide the service proposed.
City of Tustin
Page 6-14
MCAS Tustin Specific Plan/Reuse Plan
A~endices
6. Society of St. Vincent de Paul - The Society of St. Vincent de
Paul submitted an application which proposed that a Food
Distribution Center be located within an existing 66,000 sq. ft.
warehouse building at the installation.
The Task Force denied the proposal for reasons which include:
. The proposal (food distribution) did not fill a critical need
gap identified in Tustin or Irvine's Consolidated Plan, nor
would the proposal serve existing or planned homeless
food distribution needs that weren't currently being filled
by the existing food distribution center located in the City
of Orange. In addition, the proposed program was
intended to replace this existing service.
. The program is a duplication of available support services
at another location (similar facilities are leased by the
applicant within the City of Orange).
. It did not balance the economic and other needs of the
community as it appeared that there would have been a
negative impact on the property's ability to generate
needed tax revenue resulting in the annual loss to the
community of approximately $52,400 in redevelopment
tax increment and $16,500 annually in interim lease
payments for use of an existing building at the site. With
the Fiscal Impacts in the early years of the Reuse Plan
expected to be significant to the local community, transfers
of significant portions of the base off the tax roll would
create even more severe impacts and impede reuse efforts.
7. Orange Countv Development Council - The Orange County
Development Council submitted an application which proposed
that a Food Bank be located within an existing helicopter
hangar on the installation near Warner Avenue and Red Hill
Avenue.
The Task Force denied the proposal for reasons which include:
. The proposal (food distribution) did not fill a critical need
gap identified in Tustin or Irvine's Consolidated Plan, nor
would the proposal serve existing or planned homeless
food distribution needs that weren't currently being filled
by the existing food distribution center located in the City
of Garden Grove. In addition, the proposed program was
intended to replace this existing service.
MCAS Tustin Specific Plan/Reuse Plan City of Tustin
Page 6-15
Appendices
. The program is a duplication of available support services at
another location (similar facilities are leased by the applicant
within the City of Garden Grove).
. It did not balance the economic and other needs of the
community as it appeared that there would have been a
negative impact on the property's ability to generate needed tax
revenue resulting in the annual loss to the community of
approximately $52,400 in redevelopment tax increment and
$16,500 annually in interim lease payments for use of an
existing building at the site. With the Fiscal Impacts in the
early years of the Reuse Plan expected to be significant to the
local community, transfers of significant portions of the base
off the tax roll would create even more severe impacts and
impede reuse efforts.
I. Homeless Provider Applications Modified
1.
Human Options (DOVE Housing) - Dove Housing originally
proposed to provide 20 emergency transitional housing
opportunities for homeless families distributed within various
portions of the installation's existing family housing (10
dwelling units in the base's Northeast (NIE) Housing Area, 10
dwelling units in the base's Southeast (SIE) Housing Area).
However, due to the type of multi-family unit (apartment-style)
configuration currently existing within the neighborhood, the
Task Force approved Dove's use of six units to be
accommodated in one 6-plex. Dove Housing is experienced in
owning and operating similar facilities, especially emergency
shelter programs elsewhere in the County. The proposal to serve
homeless families would fill a homeless need "gap" in the
continuum of care approach identified by the community. The
proposed program would promote coordination with support
service providers, school districts, etc., and encourages linkages
with job training, employment and education opportunities
provided within the proposed reuse plan and community at
large. The Task Force approved the request as modified with
conditions identified within the MCAS Tustin Reuse Plan.
2.
Families Forward (formerlv Irvine Temporary Housing)
Families Forward originally requested 13 transitional housing
opportunities for homeless families in the installation's
Southeast family housing area. However, due to the type of
multi-family unit (apartment-style) configuration currently
existing within the neighborhood the Task Force approved their
use of 14 units to be located in one 6-plex, and two 4-plexes due
City of Tustin
Page 6-16
MCAS Tustin Specific Plan/Reuse Plan
A~endices
to existing unit configuration within that area. Units are to be
dispersed in the Southeast Housing Area at MCAS Tustin (City
of Irvine). Irvine housing currently owns and operates several
similar facilities in the City of Irvine. The organization is
fiscally and organizationally sound and has shown that they are
capable of operating these additional facilities at this time.
Although not currently anticipated to be linked to service
opportunities proposed for MCAS Tustin, Families Forward's
program does provide educational, housing and vocational
training opportunities to clients to ensure that the cycle of
hopelessness can be permanently ended and participants
provided the tools to once again become contributing members
of the community. Also, the proposal would fill a need "gap"
identified by the City of Irvine's Consolidated Plan, assisting
that community in their continuum of care approach. The Task
Force approved the request as modified with conditions
identified within the MCAS Tustin Reuse Plan.
3. Orange Coast Interfaith Shelter - Orange Coast Interfaith
Shelter (OCIS) originally proposed to provide six family units
of transitional housing located within the installation's
Southeast Housing Area which could be located in one 6-plex.
However, the Task Force approved the use of all six units within
the Northeast Housing Area due to the Task Force's desire to
avoid the possibility of over-concentration of homeless
accommodation within the S/E housing area. All units would be
two bedroom units. OCIS owns and operates similar facilities in
the region and was found to be organizationally and fiscally
proven to be sound, competent and capable of operating the
proposal. The provision of transitional housing to homeless
families would fill an identified need gap in the community's
continuum of care approach as identified within its HUD
approved Consolidated Plan. Also, the program envisions
linkages with education, job training, employment and other
services intended to break the cycle of hopelessness and
poverty. The Task Force approved the request as modified with
conditions identified within the MCAS Tustin Reuse Plan.
4. Salvation Armv - The Salvation Army proposed to operate an
emergency/transitional housing shelter consisting of 24 or 26
existing family housing units in the Northeast and Southeast
Housing Areas currently existing at MCAS Tustin. In addition,
the Salvation Army requested transfer of one 96 unit barracks
structure.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-17
Appendices
The Task Force denied the request for transfer of the 96 unit barracks
structure because the request included only one of the two buildings
located on the site chosen by the Task Force for this purpose; the
proposal would have posed possible problems as two operators
would be forced to share facilities, parking, and property; two
programs at the site might be incompatible; and, another qualified
applicant had submitted a proposal which would utilize both
structures in a concerted fashion to provide identical homeless
services thus avoiding the possibility of conflict with another
organization.
The Task Force approved the use of 24 family housing units within
the Northeast Housing area only to avoid the possibility of over-
concentration of homeless accommodation within the Southeast area.
It is estimated that their proposal alone would accommodate
approximately 50% of the unsheltered homeless identified in the
Tustin and Irvine Communities. The Salvation Army operates other
similar programs in the County. The proposal would provide
emergency/transitional housing to homeless families filling an
identified need "gap" in the continuum of care approach. The
Salvation Army is proven to be organizationally and financially
capable of providing the service proposed. The Task Force approved
this portion of the request as modified above with conditions
identified within the MCAS Tustin Reuse Plan.
J. State and Local Agency Applications Denied
I. California Department of Education The California
Department of Education submitted an application which
proposed that a Food Distribution Center be located within an
existing 66,000 sq. ft. warehouse building at the installation:
The Task Force denied the proposal for reasons which include:
.
The proposal (food distribution) did not fill a critical need
gap identified in Tustin or Irvine's Consolidated Plan, nor
would the proposal serve existing or planned homeless
food distribution needs that weren't currently being filled
by the existing food distribution center located in Los
Angeles County. In addition, the proposed program was
intended to replace this existing service.
City of Tustin
Page 6-18
MCAS Tustin Specific Plan/Reuse Plan
A~endices
. The program is a duplication of available support services
currently provided from another location (similar facilities
are leased by the applicant within the County of Los
Angeles).
. It did not balance the economic and other needs of the
community as it appeared that there would have been a
negative impact on the property's ability to generate
needed tax revenue resulting in the annual loss to the
community of approximately $52,400 in tax increment
and $16,500 annually in interim lease payments for use of
an existing building at the site. With the Fiscal Impacts in
the early years of the Reuse Plan expected to be
significant to the local community, transfers of significant
portions of the base off the tax roll would create even
more severe impacts and impede reuse efforts.
2. California Baptist College - The California Baptist College
submitted an application which proposed that a small evening
college facility be provided for use in educating service
personnel and families who may be displaced by the closure of
MCAS Tustin or MCAS El Toro. While a specific location was
not identified by the applicant, the LRA believed that the most
appropriate location for such a service was the Leamiflg
Education Village1 identified within the community's approved
Land Use Plan.
The Task Force denied the proposal for reasons which include:
. There are existing federal programs to provide the
proposed service to displaced military personnel and their
families.
. Approval of the request would have introduced numerous
property owner interests in the LearniFlg Education
Village which might create problems administering the
property, access, parking, property maintenance, etc.,
which could eventually negatively impact the community.
. Due to the size of the proposal (only a 1,300 square foot
space was requested), the request could be fulfilled
through means other than a property transfer. Therefore, it
was suggested that the applicant work with South Orange
County Community College District in the LearniFlg
Education Village if the proposed program were found to
] Previously referred to as the Leamine Villa2:e.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-19
Appendices
be beneficial to the needs of the proposed Learning
Education Village.
3. Chapman University - Chapman University also submitted an
application which proposed that a small building be provided
for use in offering night courses to members of the community.
While the specific location was not identified by the applicant,
the LRA believed that the most appropriate location for such a
service was the Learning Education Village"" identified within
the community's approved Land Use Plan.
The Task Force denied the proposal for reasons which include:
. Due to the size of the proposal (only a 10,000-15,000
square foot space was requested), the request could be
fulfilled through means other than a property transfer.
Therefore, it was suggested that the applicant work with
South Orange County Community College District in the
Learnillg Education Village if the proposed program were
found to be beneficial to the needs of the proposed
Learning Education Village.
. Approval of the request would have introduced numerous
property owner interests in the Learning Education Village
which might create problems administering the property,
access, parking, property maintenance, etc., which could
eventually negatively impact the community.
4. Rancho Santiago Community College District - Rancho
Santiago Community College District (Rancho) was the
originator of the "Learning Education Village" concept and was
instrumental in its being included in the approved Land Use
Plan. Their application requested transfer of 116 Acres for this
purpose. However, the Leaming Education Villagel is located
within the South Orange County Community College District.
As such, Rancho has no legal authority to own property located
within another community college district. Consequently, the
Task Force directed Rancho to work with South Orange County
Community College District through a JPA or MOU for joint
use of the Lem'Hing Education Village.
2. Previously referred to as the Learning Villaf!c.
~ Previouslv referred to as the Leamim! ViIlal!e.
City of Tustin
Page 6-20
MCAS Tustin Specific Plan/Reuse Plan
A~endices
5. Santa Ana Unified School District - Santa Ana Unified School
District (Santa Ana Unified) submitted an application requesting
the transfer of 75 acres of base property for use as a high
school. Santa Ana Unified's district boundaries include only the
small southwesterly corner of the base. The approved Land Use
Plan identified a variety of commercial, light industrial and
recreational uses within that district. No residential uses would
be allowed within Santa Ana Unified's district boundaries.
Consequently, no student generation irnpacts to the district
would directly result from the future development of the base as
limited by the Reuse/Specific Plan for MCAS Tustin.
The Task Force denied the request for reasons which include:
. The proposal was inconsistent with Task Force policy
direction on the preferred Reuse Plan and it was
inconsistent with the proposed Reuse Plan in that the site
location requested had previously been identified for
reuse in support of commercial, commercial recreational,
business and light industrial uses (which is reflective of
uses currently existing in locations surrounding the
proposed site).
. The site requested by the SAUSD is one of the most
valuable land areas at MCAS, Tustin with important reuse
and job creation potential which would be affected by the
proposed transfer of 75 acres. The base is already
overburdened by numerous public benefit requests. The
City of Tustin currently has integrated into its Reuse Plan
a significant number of other anticipated public benefit
conveyances. Given the incredibly high infrastructure
costs required for the base to be reused, any additional
public property transfers may seriously harm the
community's ability to fund these improvements.
. The proposal does not balance the economic and other
needs of the community as it appeared that there would
have been a negative impact on the property's ability to
generate needed tax revenue resulting in the annual loss to
the community of approximately $1,223,000 in tax
increment and $11,500 annually in interim lease payments
for use of an existing building at the site. With the Fiscal
Impacts in the early years of the Reuse Plan expected to
be significant to the local community, transfers of
significant portions of the base off the tax roll would
create even more severe impacts and impede reuse efforts.
MCAS Tustin Specific Plan/Reuse Plan City of Tustin
Page 6-21
Appendices
. There are no residential uses proposed by the City's Reuse
Plan within the SAUSD District boundary at MCAS,
Tustin. Therefore, no students would be directly generated
which would create an impact on SAUSD facilities. In
fact, the closest residential area to the proposed site at
MCAS, Tustin is approximately one and one-half to two
miles away. The Tustin Unified School District (TUSD)
and Irvine Unified School District (IUSD) requests for
conveyance were supported by the Tustin Base Closure
Task Force because proposed residential uses are within
both District boundaries at MCAS, Tustin. Since the
residential uses will impact TUSD and IUSD facilities,
those conveyances are appropriate.
. SAUSD will have under California law the ability to
adopt a School Facilities' Fee program within their district
boundaries at the base of approximately $.28 a square foot
for all new construction. With over a million square feet
of commercial and industrial space possible for
development within the SAUSD boundaries based on the
proposed Reuse Plan, SAUSD would see school facility
revenue in excess of $280,000 from proposed
development on the base in addition to actual property tax
revenue. Additionally, California law also provides that
SAUSD could acquire property within the City of Santa
Ana to meet their needs, serving the immediate residential
neighborhoods of Santa Ana.
. The requested 75-acre site is not the most suitable site for
a school given its adjacency to two major arterial
highways, its location within City of Tustin General Plan
roadway Noise Impact Areas that will exceed 65 dba's,
and the immediate interface with proposed industrial uses.
In addition, the subject site will be impacted physically by
the proposed widening of Red Hill Avenue which will
require at least 20 feet of additional right-of-way
dedication along Red Hill Avenue (the westerly portion of
the requested SAUSD site) and extension of Warner
Avenue which will require at least 100-120 feet of right-
of-way dedication (the northerly portion of the requested
7 5-acre site).
6.
Native American Indian Cultural Center - The Native American
Indian Cultural Center submitted an application requesting
transfer of approximately 130 acres of base property for use in
City of Tustin
Page 6-22
MCAS Tustin Specific Plan/Reuse Plan
A~endices
creating a four-year university program for Native-American
students.
The LRA responded to the application informing the Native
American Indian Cultural Center that the application did not
meet the requirements set forth within the application packet for
submittal of a Notice of Interest in MCAS Tustin property. A
representative of the Cultural Center later informed LRA staff
that they would not pursue acquisition of base property but
would attempt to work with South Orange Community College
District within the approved LearniBg Education Vil1ag~
concept (discussed above). However, the Task Force did
consider their early request and denied it for reasons which
include:
.
The application was incomplete. The applicant was
informed of this in writing and later informed staff of
their intent to not pursue property at the installation. No
resubmittal or additional materials were ever received
from the organization demonstrating a desire to pursue
this ini lial interest.
.
The request did not demonstrate adequate financial status
and ability to finance the proposal in that the programs
proposed were to be funded with federal grant funds
which had not yet been secured, nor were they committed
by the federal government to the purpose proposed; there
was no demonstrated experience in providing/operating
similar programs/facilities identified within the
application.
Also, the proposed program was duplicating services
proposed by South Orange Community College District.
7. City of Irvine - The City of Irvine submitted an application
requesting approximately 5.8 acres immediately to the west and
adjacent to the existing Jamboree Blvd. right-of-way. The
request was to support the future development of a rapid transit
corridor which was purported to be a critical regional link for
Orange County Transit Authority (OCTA) rapid transit and
commuter alternatives being explored for the region.
.
The Task Force denied the request for reasons which include:
.4 Previously refelTed to as the LeaminQ VillalZe.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-23
Appendices
8.
.
Anticipated costs for the proposed rail system is $31
million dollars a mile with no identified funding source
for this cost. There is a $125 million dollar match required
of the City of Irvine for which there is currently no
funding source.
.
A large portion of the right-of-way requested is within the
City of Tustin and is inconsistent with the preferred Reuse
Plan and incompatible with surrounding planned uses
including: Residential Golf VillageCore (including
support commercial), commercial/industrial and
retail/commercial. There is no City of Irvine owned right-
of-way at either end of the request to enable its future use
for the proposed purpose.
.
Mr. Dave Elbaum at aCTA has indicated to Tustin that
the aCTA has no regional right-of-way needs at or near
MCAS Tustin. No OCTA services are proposed to be
provided at the proposed location now or in the future.
.
The proposal is inconsistent with the City of Irvine's
current General Plan, Circulation Element, and Master
Plan of Arterial Highways diagram which shows the
proposed transit line along Harvard Avenue in the City of
Irvine. Irvine has reserved Harvard for this purpose.
.
It did not balance the economic and other needs of the
community as it appeared that there would have been a
negative impact on the property's ability to generate
needed tax revenue resulting in the annual loss to the
community of approximately $187,825 in tax increment
and eliminates approximately 63,336 of buildable
commercial square feet and up to 49 residential dwelling
units in the proposed Golf VillageResidential Core. With
the Fiscal Impacts in the early years of the Reuse Plan
expected to be significant to the local community,
transfers of significant portions of the base off the tax roll
would create even more severe impacts and impede reuse
efforts.
Irvine Ranch Water District - The Irvine Ranch Water District
(IRWD) submitted an application requesting the conveyance of
4 replacement well sites and I existing well site comprising
approximately 3 acres of land at the installation. Currently, the
IRWD owns 4 existing well sites along Red Hill Avenue.
Through discussions between the LRA and the IRWD' a
City of Tustin
Page 6-24
MCAS Tustin Specific Plan/Reuse Plan
Aependices
commitment was made to accommodate IRWD needs in a
manner which would be compatible with future development of
the Reuse/Specific Plan at the sites requested. Formal transfer to
the IRWD prior to the receipt of development plans was
perceived as problematic by the LRA since future development
should incorporate the proposed well sites into their site design
to ensure screening, access, etc.
The Task Force denied the proposal for reasons which include:
. The proposal was potentially inconsistent with the
preferred Reuse Plan and incompatible with surrounding
planned uses,
. It would be better for design, screening, site location, etc.
to be integrated at the time of site development through a
right-of-way dedication process.
. It did not balance the economic and other needs of the
community as it appeared that there would have been a
negative impact on the property's ability to generate
needed tax revenue. With the Fiscal Impacts in the early
years of the Reuse Plan expected to be significant to the
local community, transfers of significant portions of the
base off the tax roll would create even more severe
impacts and impede reuse efforts.
K. State and Local Agency Applications Modified
I. Tustin Unified School District - Tustin Unified School District
(ruSD) originally requested two 10 acre elementary schools, a
20 acre middle school site and a 50 acre high school. After LRA
discussions with TUSD, TUSD reduced and modified their
request to include only the two 10 acre elementary school sites
and a 40 acre high school site to serve the larger Tustin
community needs. Some residential development is proposed
within the proposed Reuse Plan which would directly impact
the TUSD.
The Task Force approved TUSD's request. However, the LRA
had identified concerns regarding timing and financing of the
proposed school uses and did not believe the burden for school
construction to serve larger community needs should be borne
by the MCAS, Tustin project. Consequently, it was the direction
of the Task Force that an EDC transfer of the property occur to
the LRA with subsequent LRA transfer to TUSD once adequate
funds have been progranuned for design and construction of
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-25
Appendices
each facility by TUSD. As an alternate to an EDC transfer, the
LRA could also pursue an educational conveyance. The Task
Force approved the request as modified with conditions
identified within the MCAS Tustin Reuse Plan.
2. Citv of Irvine - The City of Irvine proposed to acquire
approximately eight acres of vacant land located within the
installation's Southeast Housing Area for use as a community
park as well as necessary roadway access to the park on Marble
Mountain. The requested park would help serve identified
community recreation needs of nearby housing areas within and
adjacent to MCAS Tustin. Included in the application for public
conveyance, Irvine also requested transfer of a 72- foot wide
Marble Mountain right-of-way needed to secure public use of
the existing right-of-way accessing the existing housing area,
the proposed community park and K-8 elementary school
proposed by the Irvine Unified School District (noted above).
The LRA recommended that the land transfer for public access
to the park (Marble Mountain Road) be limited to the existing
6O-foot wide right-of-way and the eight acre park. It was felt
that any additional right-of-way could be obtained upon
development of site design, with possible dedications taken at
that tirne to accommodate the necessary right-of-way
requirements. The Task Force approved the request as modified
with conditions identified within the MCAS Tustin Reuse Plan.
3. Countv of Orange Animal Control and Shelter - The County of
Orange Animal Shelter (County) submitted a request for 4 acres
of base property for use in assisting the relocation of the
County's existing Animal Shelter currently located at the
Orangewood site in the City of Orange. The proposal was to
locate the site within an area of the base which had been
planned for commercial and industrial uses. The LRA originally
recommended that the proposal be denied as inconsistent with
the Reuse Plan and cited that there were other more compatible
sites in the area.
At the request of the County, the Task Force permitted the
application to be modified so that the proposed Animal Control
Shelter could be integrated within the County's proposed Urban
Regional Park site (discussed below). This suggestion was
viewed by the Task Force as a more compatible site location.
Consequently, the proposal was approved as modified with
specific conditions identified within the MCAS Tustin Reuse
Plan.
City of Tustin
Page 6-26
MCAS Tustin Specific Plan/Reuse Plan
A~endices
4. Countv of Orange Environmental Management Agencv - The
County of Orange Environmental Management Agency
(County) submitted an application for an 88 acre Urban
Regional Park. The boundaries of the proposed regional park
would include preservation of the northerly historic blimp
hangar for reuse in support of a range of recreational activities
and events, if feasible. The County proposed to operate support
ancillary commercial concession activities in the hangar to
offset maintenance costs. In addition, the park is in close
proximity to the City of Tustin's proposed 25 acre community
park and is situated to support the recreational needs of an
adjacent TUSD high school, the Community College proposal
within the Learniag Education Village~, and existing and
planned residential development on and off MCAS, Tustin. The
City of Tustin City Council has formally adopted a resolution
(Res. No. 94-20) supporting the County's submission of an
Urban Park proposal to the federal Department of Interior. The
proposal would provide a valuable recreation and open space
opportunity, potentially preserve a National Register recognized
historic blimp hangar, and would be consistent with the
proposed Reuse Plan.
The Task Force approved a transfer of a modified request of
84.5 acres of property for this purpose due to the need to
accommodate the TUSD's proposal for an adjacent high school.
The Task Force approved the request as modified with
conditions identified within the MCAS Tustin Reuse Plan.
5. County of Orange Flood Control District - The County of
Orange Flood Control District requested approximately 7.15
acres of base land for use in supporting or expanding existing
flood control and trail facilities. First, the Orange County Flood
Control District (OCFCD) submitted a proposal to acquire three
existing flood control easements located on MCAS Tustin
Property as follows:
. an approximate 50 foot wide existing flood control
easement for Barranca Channel
. an approximate 50 foot wide eXlstrng flood control
easement for the Santa Ana/Santa Fe Channel
. an approximate 170-180 existing flood control easement
for Peters Canyon Channel
~ Previously refelTed to as the Learnin2: Villal!e.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-27
Appendices
The County also requested an approximate 20 foot wide strip
for future improvements to Barranca Channel, a 25 foot wide
strip for the Santa Ana-Santa Fe Channel and an approximate 40
foot wide strip for the Peters Canyon ChanneL
The Task Force supported transfer of all existing easements for
all channels and the additional 40 foot right-of-way for the
Peters Canyon Channel for widening and to support multi-use
of the channel for a major regional recreational traiL The
additional right-of-way 20 and 25 feet right for the Barranca
and Santa Ana/Santa Fe channel were not approved because
they were not based on quantifiable design information. Rather
than approving this portion of the conveyance request, the LRA
is intending to include in the Plan the requirement that an offer
to dedicate be required for the Barranca and Santa Ana/Santa Fe
Channel for flood control purposes in the event said right-of-
way is needed. This will ensure that negative economic impacts
on the Plan are minimized.
The Task Force approved the request as modified with
conditions identified within the MCAS Tustin Reuse Plan.
Additional right-of-way for Santa Ana Channel and Barranca
will be required as dedication in Reuse Plan
City of Tustin
Page 6-28
MCAS Tustin Specific Plan/Reuse Plan
A~endices
c. PRELIMINARY BUILDING CONDITION SURVEY
PRELIMINARY BUILDING CONDITION SURVEY
TotIJl Possible
Bldg. Year Area Proposed Interim
No. Existino Use Built (SF) Condition DisDosition Use CRtimate Use
I MEDlCAUDENTAL CLINIC 1943 11 210 FAIR DEMO YES CHILDREN'S SHELTER
U,.'.RN1~IG EDUCATION
2 STATION SUPPORT 1943 12,660 FAIR REUSE YES VILLAGE
LBARN1~JC EDUCATION
3 AUDITORIUM 1943 5,700 FAIR REUSE YES VILLAGE
LBARNI~IC EDUCATION
4 STATION HEADOUARTERS 1943 13,253 FAIR TBD YES VILLAGE
LB.\R~I1~IC EDUCATION
5 ADMINISTRATION 1943 22,466 FAIR TBD YES VILLAGE
SEWAGE PUMP STATION LAW ENFORCEMENT
11 I/ABAND) . - POOR DEMO NO TRAINING FACILITY
LAW ENFORCEMENT
12 SUBSTATION #1 1942 1,500 FAIR DEMO NO TRAINING FACILITY
13 COMBINED FIRElRESCUE 1942 3,325 FAIR DEMO NO RESIDENTIAL
16 ADMINISTRATION 1942 7,900 FAIR DEMO NO RESIDENTIAL
17 MAINTENANCE SHOP 1942 6077 FAIR DEMO NO RESIDENTIAL
NIGHT VISION GOGGLES
19 LAB 1942 2,208 FAIR DEMO NO REGIONAL PARK
20A WAREHOUSE 1943 13,536 FAIR TBD YES REGIONAL PARK
20B WAREHOUSE 1943 13,121 FAIR TBD YES REGIONAL PARK
21 WAREHOUSE 1942 543 POOR DEMO NO REGIONAL PARK
00bI'
'.'1 LL'. C BRESlDENTI AL
23A BUNKER 1942 1370 POOR DEMO NO CORE
00bI'
V1LLAGIlRESIDENTIAL
23B BUNKER 1942 1,370 POOR DEMO NO CORE
00bI'
"ILL' GIlRESlDENTIAL
23C BUNKER 1942 1,370 POOR DEMO NO CORE
00bI'
'lILLAGERESlDENTlAL
23D BUNKER 1942 1,270 POOR DEMO NO CORE
23E BUNKER 1942 206 POOR DEMO NO NEIGHBORHOOD PARK
00bI'
'lILLACBRESIDENTIAL
23F BUNKER 1942 2,520 POOR DEMO NO CORE
LBAR~'I}!G EDUCATION
26 CHAPEL 1945 3,803 FAIR TBD YES VILLAGE
27 STAND.BY GENERATOR 1942 3,242 POOR DEMO NO REGIONAL PARK
28 HANGAR 1942 308,228 FAIR TBD YES REGIONAL PARK
28A STORAGE 1942 941 POOR TBD YES REGIONAL PARK
29 HANGAR 1943 298,188 FAIR TBD YES COMMUNITY CORE
29A STORAGE 1942 941 POOR TBD YES COMMUNITY CORE
30 GEMDrrsSA 1942 4666 POOR DEMO NO REGIONAL PARK
35 STAFF NCO CLUB 1943 6,802 FAIR TBD YES REGIONAL PARK
35A STORAGE 1943 1,311 FAIR DEMO YES REGIONAL PARK
00bI'
WIND DIRECTION , 'ILU.GERESlDENTlAL
39 INDICATOR - . POOR DEMO NO CORE
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-29
Appendices
PRELIMINARY BUILDING CONDITION SURVEY
Total Possible
Bldg. Year Area Proposed Interim
No. Existine Use Built (SF) Condition DisDosition Use Ultimate Use
40A STORAGE 1942 233 POOR DEMO NO REGIONAL PARK
. COMMERCIAL
40B STORAGE 1942 233 POOR DEMO NO BUSINESS
41 STORAGE 1942 2712 POOR DEMO NO RESIDENTIAL
42 ADMINISTRATION 1944 II ,23 8 FAIR DEMO NO CHILDREN'S SHELTER
47 ADMINISTRATION 1942 5,381 FAIR DEMO NO RESIDENTIAL
47T SHOP WAREHOUSE/SHED 1990 POOR DEMO NO RESIDENTIAL
LAW ENFORCEMENT
49 FIREHOUSE ANNEX 1942 1,800 POOR DEMO NO TRAINING FACILITY
MOTOR TRANSPORT
53 FACILITY 1942 1,970 POOR DEMO NO RESIDENTIAL
66 PUBLIC WORKS SHOP 1944 3,663 POOR DEMO NO RESIDENTIAL
71A WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK
71B WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK
71C WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK
710 WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK
71E WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK
71F WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK
71G WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK
7lH WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK
711 WAREHOUSE 1945 1,650 POOR DEMO NO REGIONAL PARK
71J WAREHOUSE 1945 1650 POOR DEMO NO REGIONAL PARK
I LBARNING EDUCATION
77 FLAGPOLE - - FAIR REUSE YES VILLAGE
BACHELOR E~LISTED LE."'RNI~IC EDUCATION
86 I OUARTERS 1953 14,531 FAIR REUSE YES VILLAGE
PHYSICAL FITNESS LBARNI~IC EDUCATION
87 CENTER 1953 14,388 FAIR REUSE YES VILLAGE
RELIGIOUS EciUCATION LBARNWG EDUCATION
88 1953 14,388 FAIR REUSE YES VILLAGE
89 WAREHOUSE 1953 7,575 FAIR DEMO NO RESIDENTIAL
90 WAREHOUSE 1953 10,600 FAIR TBD YES REGIONAL PARK
92 ADMINISTRATION 1942 420 FAIR DEMO NO REGIONAL PARK
BACHELOR OFFICERS
93 OUARTERS 1953 15,172 FAIR DEMO YES COMMUNITY PARK
PAINT BOOTH
98 DECOMMISSIONED) 1954 552 POOR DEMO NO RESIDENTIAL
103 TRAINING/CLASSROOM 1958 2,856 POOR DEMO NO REGIONAL PARK
SELF SERVICE CAR WASH
106 DECOM) 1954 924 POOR DEMO NO REGIONAL PARK
128 SOFTBALL DIAMOND #1 - - FAIR REUSE YES COMMUNITY PARK
131 FOOTBALL FIELD - - FAIR REUSE YES COMMUNITY PARK
BACHELOR Elf LISTED LBAR~IINC EDUCATION
132 OUARTERS 1961 30,636 FAIR REUSE YES VILLAGE
ADMINISTRAJON LBARNI~IG EDUCATION
134 1961 30,636 FAIR REUSE YES VILLAGE
142 PICNIC SHELTER 1960 3,072 POOR DEMO NO COMMUNITY PARK
143 BARBECUE PIT - - POOR DEMO NO COMMUNITY PARK
144 VOLLEYBALL COURT - - FAIR REUSE YES COMMUNITY PARK
145 BASKETBALL COURT - - GOOD REUSE YES COMMUNITY PARK
146 BARBECUE HUT - - POOR DEMO NO COMMUNITY PARK
148 SOCCER FIELD - - FAIR REUSE YES COMMUNITY PARK
149 VEHICLE GREASE RACK 1963 517 POOR DEMO NO COMMUNITY CORE
150 RACOUETBALLCOURT 1963 - POOR DEMO NO COMMUNITY PARK
City of Tustin
Page 6-30
MCAS Tustin Specific Plan/Reuse Plan
Aependices
PREliMINARY BUILDING CONDITION SURVEY
Total Possible
Bldg. Year Area Proposed Interim
No. Existino Use Built (SF) Condition Disnosition Use Ultimare Use
U:.\RNING EDUCATION
159 BOWLING CENTER 1963 5,640 FAIR REUSE YES VILLAGE
BASKETEALlIVOLLEYBA lliAR. 'II}IG EDUCATION
160 LL COURT - - GOOD REUSE YES VILLAGE
161 APPLIED INSTRUCTION 1964 13,980 FAIR REUSE YES REGIONAL PARK
162 PUBLIC TOILET 1965 245 FAIR DEMO NO COMMUNITY PARK
163 PUBLIC TOILET 1965 245 FAIR DEMO NO COMMUNITY PARK
164 SWIMMING POOL - - FAIR DEMO NO COMMUNITY PARK
CONVENIENCE FOOD LEARNI~IG EDUCATION
165 STORE 1965 7,520 FAIR REUSE YES VILLAGE
L1HRNI~IG EDUCATION
166 RETAIL STORE 1966 9,600 FAIR REUSE YES VILLAGE
LEf.RNI~IG EDUCATION
167 CAFETERIA 1966 1,800 FAIR REUSE YES VILLAGE
LIJARNI~IG EDUCATION
168 SERVICE OUTLETS 1966 3200 FAIR REUSE YES VILLAGE
AIRCRAFT READY FUEL
169 STORAGE 1966 203,644 POOR DEMO NO REGIONAL PARK
AIRCRAFT READY FUEL
170 STORAGE 1966 203,756 POOR DEMO NO REGIONAL PARK
AIRCRAFT OPERATIONS
171 FACILITY 1965 8,048 POOR DEMO NO REGIONAL PARK
LlJf.RN!NG EDUCATION
172 BULK FUEL 1966 2520 POOR DEMO NO VILLAGE
173 APPLIED INSTRUCTION 1966 26,000 FAIR REUSE YES REGIONAL PARK
174 WELDING SHOP 1967 1,240 FAIR DEMO NO COMMUNITY CORE
175 PARTS STORAGE 1967 384 POOR DEMO NO COMMUNITY CORE
EAF/EOD
176 ADMINISTRATION 1967 9,760 FAIR DEMO YES COMMERCIAL
~~CHELOR ENLISTED LEARNING EDUCATION
177 UARTERS 1968 23,052 FAIR REUSE YES VILLAGE
LINE MAINTENANCE
178 SHACK 1967 1,400 POOR DEMO NO REGIONAL PARK
LINE MAINTENANCE
179 SHACK 1967 1,050 POOR DEMO NO REGIONAL PARK
LINE MAINTENANCE COMMERCIAL
180 SHACK 1967 1050 POOR DEMO NO BUSINESS
LINE MAINTENANCE COMMERCIAL
181 SHACK 1967 1,400 POOR DEMO NO BUSINESS
LINE MAINTENANCE COMMERCIAL
182 SHACK 1967 1050 POOR DEMO NO BUSINESS
COMBINED FIREIRESCUE
183 STATION 1968 6,827 FAIR TED YES REGIONAL PARK
LIJ.\RNI}IG EDUCATION
184 ENLISTED MESS HALL 1969 22,007 GOOD REUSE YES VILLAGE
AUTOMOTIVE HOBBY LE.'.RNING EDUCATION
185 SHOP 1969 5,808 FAIR TED YES VILLAGE
00bI'
VEHICLE MAINTENANCE "ILLACERESIDENTIAL
186 SHOP 1970 10,765 FAIR DEMO NO CORE
PAINT & BLASTING SHOP
187 'DECOM) 1970 1,200 FAIR DEMO NO COMMUNITY CORE
LK\RNI}IC EDUCATION
189 FLOWER SHOP 1969 1,080 FAIR TED YES VILLAGE
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-31
Appendices
PRELIMINARY BUILDING CONDITION SURVEY
Total Possible
Bldg. Year Area Proposed Interim
No. Existine Use Built (SF! Condition DisDosition Use Ultimate Use
COMMERCIAL
190 HANGAR 1970 42818 GOOD TBD YES BUSINESS
ACFT DIRECT fUELING LEARNI~IG EDUCATION
191 STATION - - POOR DEMO NO VILLAGE
ACFT DIRECT fUELING U,.'.R~Il~IG EDUCATION
192 STATION - - POOR DEMO NO VILLAGE
ACFT DIRECT fUELING LEARNI~IC EDUCATION
193 STATION - - POOR DEMO NO VILLAGE
DAY TANK ACfT FUEL LE.'.RNlNC EDUCATION
194 STORAGE - - POOR DEMO NO VILLAGE
ACFT DIRECT FUELING COMMERCIAL
195 STATION - - POOR DEMO NO BUSINESS
ACFT DIRECT FUELING COMMERCIAL
196 STATION - - POOR DEMO NO BUSINESS
ACFT DIRECT FUELING COMMERCIAL
197 STATION - - POOR DEMO NO BUSINESS
DAY TANK ACFT FUEL COMMERCIAL
198 STORAGE - - POOR DEMO NO BUSINESS
199 CHILD CARE CENTER 1970 5,853 FAIR REUSE YES CHILD CARE CENTERS
201 STORAGE 1971 960 POOR DEMO NO REGIONAL PARK
202 TENNIS COURTS 1971 - GOOD REUSE YES COMMUNITY PARK
203 SEWAGE PUMP STATION - - POOR DEMO NO REGIONAL PARK
204 SEWAGE PUMP STATION - - FAIR DEMO YES COMMUNITY CORE
COMMERCIAL
205 SEWAGE PUMP STATION - - FAIR DEMO YES BUSINESS
LINE MAINTENANCE
207 SHACK 1971 1,920 POOR DEMO NO REGIONAL PARK
208 SOFTBALL FIELD #2 - - FAIR REUSE YES COMMUNITY PARK
OUTDOOR HEpCOPTER LK\RtIlNG EDUCATION
209 MONUMENT - - POOR DEMO NO VILLAGE
210 FUEL PUMP STATION - - POOR DEMO NO REGIONAL PARK
ELEClCOMM COMMERCIAL
212 MAINTENANCE SHOP 1972 3,700 FAIR TBD YES BUSINESS
BACHELOR Elf LISTED I LE.^.RNIMG EDUCATION
213 OUARTERS 1973 35,424 GOOD REUSE YES VILLAGE
INDOOR HANDBALL
216 COURTS 1974 1,722 POOR DEMO NO COMMUNITY PARK
ENLISTED CL0B LE.^.RNI~IG EDUCATION
218 1976 10384 FAIR REUSE YES VILLAGE
COMMERCIAL
219 EOUIPMENT STORAGE 1976 384 POOR DEMO NO BUSINESS
ENGINE TEST CELL COMMERCIAL
220 ADMINISTRATION 1981 675 GOOD TBD YES BUSINESS
PHYSICAL FITNESS
221 CENTER 1977 4200 FAIR TBD YES COMMUNITY PARK
222 AUTO SERVICE CENTER 1974 4,680 POOR DEMO NO COMMUNITY PARK
MAIN GATE HbuSE Lll.^.RNING EDUCATION
225 1980 24 POOR DEMO NO VILLAGE
226 FLIGHT SIMULATOR 1980 9,620 GOOD REUSE YES REGIONAL PARK
BACHELOR EJfLISTED LEAR~mIG EDUCATION
227 QUARTERS 1981 48,960 GOOD REUSE YES VILLAGE
228 ISSUE WAREHOUSE 1980 3,150 FAIR DEMO NO RESIDENTIAL
229 ACFTWASHRACK 1960 755 POOR DEMO NO COMMERCIAL
City of Tustin
Page 6-32
MCAS Tustin Specific Plan/Reuse Plan
A~endices
PRELIMINARY BUILDING CONDITION SURVEY
Total Possible
Bldg. Year Area Proposed Interim
No. Existin. Use BuUt (SF) Condition Disnosition Use Ultimote Use
BUSINESS
U,ARNFi'IG EDUCATION
230 ACFTWASHRACK 1968 1,642 POOR DEMO NO VILLAGE
COMMERCIAL
231 ENGINE TEST CELL PAD 1968 4,022 GOOD REUSE YES BUSINESS
233 VEHICLE WASHRACK 1968 960 POOR DEMO NO COMMUNITY CORE
234 VEHICLE WASHRACK 1968 800 POOR DEMO NO REGIONAL PARK
LeARW~IC EDUCATION
236 TRANSFORMER PAD - - FAIR TBD YES VILLAGE
237 TRANSFORMER PAD - - FAIR TBD YES COMMERCIAL
LeARNI~IG EDUCA TION
238 TRANSFORMER PAD - - FAIR TBD YES VILLAGE
L...'.R~mIG EDUCATION
239 TRANSFORMER PAD - - FAIR REUSE YES VILLAGE
LAW ENFORCEMENT
240 TRANSFORMER PAD - - FAIR TBD YES TRAINING FACILITY
COMMERCIAL
241 TRANSFORMER PAD - - FAIR REUSE YES BUSINESS
242 TRANSFORMER PAD - - FAIR TBD YES REGIONAL PARK
COMMERCIAL
244 FLIGHT LINE SHACK 1981 1,000 POOR DEMO NO BUSINESS
~~CHELOR ENLISTED Lef.RNI~IG EDUCATION
245 UARTERS 1984 47,370 GOOD REUSE YES VILLAGE
I ~~CHELOR ENLISTED LeARNIHG EDUCATION
246 UARTERS 1984 47,370 GOOD REUSE YES VILLAGE
POL TESTING LAB
247 ADMINISTRATION 1982 600 GOOD REUSE YES REGIONAL PARK
HAZ WASTE TRANSFER
248 FACILITY 1982 1,118 POOR DEMO NO REGIONAL PARK
L.. \R}I\~IG EDUCATION
249 HEATING PLANT BLDG 1984 768 GOOD REUSE YES VILLAGE
COMMERCIAL
250 WAREHOUSE 1984 66,976 GOOD REUSE YES BUSINESS
GROUND SUPPORT EQUIP COMMERCIAL
251 SHOP 1984 13,770 GOOD REUSE YES BUSINESS
GROUND SUPPORT EQUIP COMMERCIAL
252 SHED 1984 10755 GOOD REUSE YES BUSINESS
253 APPLIED INSTRUCTION 1984 3972 GOOD REUSE YES REGIONAL PARK
REFUELER L..AR~mrG EDUCATION
254 ADMINISTRATION 1984 700 POOR DEMO NO VILLAGE
REFUELER COMMERCIAL
255 ADMINISTRATION 1984 700 POOR DEMO NO BUSINESS
256 FLAGPOLE 1983 0 FAIR REUSE YES COMMUNITY PARK
RECREATION PICNIC
257 SHELTER 1983 748 GOOD REUSE YES REGIONAL PARK
NAVY RELIEF PAPER LeARc~II~IG EDUCATION
258 COLLECTION 1982 117 POOR DEMO NO VILLAGE
259 STORAGE 1984 1,025 POOR DEMO NO REGIONAL PARK
LINE MAINTENANCE
260 SHELTER 1984 1,000 POOR DEMO NO REGIONAL PARK
LINE MAINTENANCE
261 SHELTER 1984 1,000 POOR DEMO NO REGIONAL PARK
HAZARDOUSIFLAM
262 LOCKER 1984 300 POOR DEMO NO REGIONAL PARK
263 HAZARDOUSIFLAM 1984 300 POOR DEMO NO REGIONAL PARK
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-33
Appendices
PRELIMINARY BUILDING CONDITION SURVEY
Total Possible
Bldg. Year Area Proposed Interim
No. Existinp Us. Built (SF) Condition Disposition Us. Ultimate Use
LOCKER
HAZARDOUS/FLAM
264 LOCKER 1984 300 POOR DEMO NO REGIONAL PARK
HAZARDOUS/FLAM
265 LOCKER 1984 300 POOR DEMO NO COMMUNITY CORE
HAZARDOUS/FLAM
266 LOCKER 1984 300 POOR DEMO NO COMMUNITY CORE
HAZARDOUS/FLAM
267 LOCKER 1984 150 POOR DEMO NO COMMERCIAL
268 FILLING STATION - - POOR DEMO NO RESIDENTIAL
COMMERCIAL
269 GSE LOADING RAMP - - FAIR DEMO NO BUSINESS
COMMERCIAL
273 ENGINE TEST CELL 1987 2,974 GOOD REUSE YES BUSINESS
I LE.'.RNINC EDUCATION
278 BASKETBALL COURT #1 - - GOOD REUSE YES VILLAGE
VOLLEYBALL1COURT#1 LK'.R~'ING EDUCATION
279 - - GOOD REUSE YES VlLLAGE
L~,\RNING EDUCATION
300 MAG-I 6 HEADQUARTERS 1943 21170 FAIR REUSE YES VILLAGE
HAR~Il~IC EDUCATION
303 GENERAL STORAGE SHED 1,610 POOR DEMO NO VILLAGE
HAZARDOUSlfLAM LeARNINg EDUCATION
306 STORAGE 1949 100 POOR DEMO NO VILLAGE
502 BASEBALL FIELD - - FAIR REUSE YES REGIONAL PARK
503 SOCCER/PARADE FIELD - - FAIR REUSE YES REGIONAL PARK
504 BASEBALL FIELD - - FAIR REUSE YES REGIONAL PARK
TELEPHONE SfNiTCHING UARNlNG EDUCATION
505 CENTER 240 POOR REUSE YES VILLAGE
GENERATOR/lfRANSFORM LK\RNING EDUCATION
506 ER BLDG 1985 360 GOOD REUSE YES VILLAGE
VEHICLE WASHRACK
507 BLDG 1985 228 POOR DEMO NO COMMUNITY CORE
AIRCRAFT WASHRACK COMMERCIAL
508 BLDG 1985 684 POOR DEMO NO BUSINESS
AIRCRAFT WAt;;HRACK LK'.R~II~IC EDUCATION
509 BLDG 1985 684 POOR DEMO NO VILLAGE
511 STORAGE SHED 1986 1,800 POOR DEMO NO REGIONAL PARK
512 STORAGE SHED 1986 1,800 POOR DEMO NO REGIONAL PARK
513 STORAGE SHED 1986 1,800 POOR DEMO NO REGIONAL PARK
514 STORAGE SHED 1986 1,800 POOR DEMO NO COMMUNITY CORE
CONTRACTO~ TRAILER RELOCA TEl LK^.R~IlNG EDUCATION
514T DEMO NO VILLAGE
515 STORAGE SHED 1986 1,800 POOR DEMO NO COMMUNITY CORE
TRANSITIONAUEMERG
516 POLICE STATION 1986 1,551 GOOD DEMO NO HSG
COMMERCIAL
517 AIRCRAFTWASHRACK 1985 - POOR DEMO NO BUSINESS
COMMERCIAL
520 HANGAR 1989 63,289 GOOD REUSE YES BUSINESS
523 APPLIED INSTRUCTION 1987 23,330 GOOD REUSE YES REGIONAL PARK
I LeAR~IlNG EDUCATION
524 HANGAR 1987 45,959 GOOD REUSE YES VILLAGE
City of Tustin
Page 6-34
MCAS Tustin Specific Plan/Reuse Plan
A~endices
PREliMINARY BUILDING CONDITION SURVEY
Total Possible
Bldg. Y..., A,... Proposed Interim
No. Existino Use Built (SF) Condition DisDosition Use Ultimote Use
COMMERCIAL
525 HANGAR 1987 45 959 GOOD DEMO YES RECREATION
LEARNING EDUCATION
526 UTILITY BUILDING SHED 1987 1,672 FAIR REUSE YES VILLAGE
527 FLIGHT LINE SHELTER 1987 2,000 POOR DEMO NO COMMERCIAL
ADMINISlRATION COMMERCIAL
528 BUILDING 1988 4,935 GOOD REUSE YES BUSINESS
COMMERCIAL
529 SUPPLY BUILDING 1988 15,000 GOOD REUSE YES BUSINESS
COMMUNICATIONS! COMMERCIAL
530 MAINTBLDG 1988 5029 GOOD REUSE YES BUSINESS
531 WEATHER ANNEX 1988 800 FAIR DEMO NO COMMERCIAL
532 GENERATOR BUILDING 1988 192 FAIR DEMO NO COMMERCIAL
533 ARMORY 1988 5,363 GOOD REUSE YES REGIONAL PARK
534 CRASH CREW BURN PIT 1988 - GOOD DEMO NO COMMUNITY CORE
COMMERCIAL
535 AIRCRAFT WASHRACK 1988 - POOR DEMO NO RECREATION
WASHRACK UTILITY COMMERCIAL
536 BUILDING 1988 672 FAIR DEMO NO RECREATION
ENGINE MAINTENANCE COMMERCIAL
537 SHOP 1988 35,717 GOOD DEMO YES BUSINESS
BACHELOR ENLISTED L1,"\R~IING EDUCATION
538 I OUARTERS 1989 53,240 GOOD REUSE YES VILLAGE
BACHELOR ENLISTED LliAR~IING EDUCATION
539 I OUARTERS 1989 53 240 GOOD REUSE YES VILLAGE
WbI'
HAZARDOUS WASTE \'ILLACliRESIDENTIAL
540 STORAGE TANK - - FAIR DEMO NO CORE
COMMERCIAL
541 PUMP STATION #1 - - FAIR DEMO NO BUSINESS
COMMERCIAL
542 PUMP STATION #2 - - FAIR DEMO NO BUSINESS
COMMERCIAL
543 ACFT RINSE FACILITY 1988 - POOR DEMO NO BUSINESS
COMMERCIAL
544 RESTROOM FACILITY 1989 2,005 GOOD DEMO NO BUSINESS
COMMERCIAL
545 SENTRY BOOTH 1989 91 POOR DEMO NO BUSINESS
ELECTIUCAUSTORAGE COMMERCIAL
546 ROOM 1989 1,755 GOOD REUSE YES BUSINESS
547 CHILD CARE CENTER 1990 13,120 GOOD REUSE YES CHILD CARE CENTERS
LB.'.RNI~'G EDUCATION
549 MECHANICAL ROOM 1989 933 GOOD REUSE YES VILLAGE
LIi.'.RNING EDUCATION
550 lRANSFORMER PAD - - FAIR REUSE YES VILLAGE
COMMERCIAL
551 WASHRACK BUILDING 1989 1,000 POOR DEMO NO BUSINESS
COMMERCIAL
552 lRANSFORMER PAD - - FAIR REUSE YES BUSINESS
BACHELOR ENLISTED TRANSITIONAUEMER
553 QUARTERS 1991 40,332 GOOD REUSE YES HSG
BACHELOR ENLISTED TRANSITIONALlEMER
554 OUARTERS 1991 40,332 GOOD REUSE YES HSG
555 MECHANICAL BUILDING 1990 - GOOD REUSE YES COMMERCIAL
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-35
Appendices
PRELIMINARY BUILDING CONDITION SURVEY
Tol4/ Possible
Bldg. Year Area Proposed Interim
No. Existinll Use Built (SF) Condition DisDosition Use Ultimate Use
BUSINESS
HAZARDOUSIFLAM
556 STORAGE 1990 3,840 GOOD DEMO NO COMMERCIAL
TRANSITIONALlEMER
557 MECHANICAL BUILDING 1991 1,400 GOOD REUSE YES HSG
COMMERCIAL
558 FUEL ISLAND . - POOR DEMO NO BUSINESS
COMMERCIAL
559 LOADING RAMP - - FAIR DEMO YES BUSINESS
COMMERCIAL
560 VEHICLE WASHRACK 1990 1089 POOR DEMO NO BUSINESS
I UARNI}IG EDUCATION
561 MECHANICAL BUILDING 1989 933 FAIR REUSE YES VILLAGE
562 WAREHOUSE 2,363 POOR DEMO NO COMMUNITY CORE
I LK"RNING EDUCATION
563 SEWER METER VAULT - - FAIR REUSE NO VILLAGE
HAZARDOUSIFLAM
564 STORAGE - - POOR DEMO NO REGIONAL PARK
TACTICAL VAN PAD COMMERCIAL
565 COMPLEX - - GOOD DEMO NO BUSINESS
COMMERCIAL
566 LUBE RACK 1988 1,760 POOR DEMO NO BUSINESS
GGbl'
HAZARDOUS VASTE VILL.',geRESIDENTIAL
567 STORAGE pAr 1990 2,400 POOR DEMO NO CORE
COMMERCIAL
568 IMA COMPLEX 1991 19,680 GOOD DEMO YES BUSINESS
569 FPN-63 PAR SITE 1991 700 POOR DEMO NO COMMUNITY CORE
HAZARDOUS WASTE COMMERCIAL
570 STORAGE - - POOR DEMO NO BUSINESS
HAZARDOUS WASTE
571 STORAGE - - POOR DEMO NO COMMERCIAL
HAZARDOUS WASTE
572 STORAGE - - POOR DEMO NO COMMERCIAL
HAZARDOUS WASTE LeAR~!ING EDUCATION
573 STORAGE - - POOR DEMO NO VILLAGE
HAZARDOUS WASTE LeARNING EDUCATION
574 STORAGE - - POOR DEMO NO VILLAGE
HAZARDOUS WASTE
575 STORAGE - - POOR DEMO NO RESIDENTIAL
HAZARDOUS WASTE
576 STORAGE - - POOR DEMO NO REGIONAL PARK
HAZARDOUS WASTE
577 STORAGE - - POOR DEMO NO REGIONAL PARK
HAZARDOUS WASTE
578 STORAGE - - POOR DEMO NO REGIONAL PARK
HAZARDOUS WASTE
579 STORAGE - - POOR DEMO NO REGIONAL PARK
HAZARDOUS WASTE
580 STORAGE - - POOR DEMO NO REGIONAL PARK
HAZARDOUS WASTE COMMERCIAL
581 STORAGE - - POOR DEMO NO BUSINESS
HAZARDOUS WASTE COMMERCIAL
582 STORAGE - - POOR DEMO NO BUSINESS
City of Tustin
Page 6-36
MCAS Tustin Specific Plan/Reuse Plan
A~endices
PRELIMINARY BUILDING CONDITION SURVEY
Total Possible
Bldg. Yea, Area Proposed Interim
No. Ex/stinE Use Built (SF) Condition Disnosition Use Ultimate Use
HAZARDOUS WASTE COMMERCIAL
583 STORAGE - - POOR DEMO NO BUSINESS
HAZARDOUS WASTE
584 STORAGE - - POOR DEMO NO COMMUNITY CORE
HAZARDOUS WASTE COMMERCIAL
585 STORAGE - - POOR DEMO NO BUSINESS
HAZARDOUS WASTE COMMERCIAL
586 STORAGE - - POOR DEMO NO BUSINESS
HAZARDOUS WASTE
587 STORAGE - - POOR DEMO NO COMMUNITY CORE
HAZARDOUS WASTE COMMERCIAL
588 STORAGE - - POOR DEMO NO BUSINESS
HAZARDOUS WASTE
589 STORAGE - - POOR DEMO NO COMMUNITY CORE
00bl'
HAZARDOUS WASTE '.1LLAGeRESIDENTIAL
590 STORAGE - - POOR DEMO NO CORE
HAZARDOUS WASTE COMMERCIAL
591 STORAGE - - POOR DEMO NO BUSINESS
592 GENERATOR PAD 1991 180 POOR DEMO NO COMMUNITY CORE
COMMERCIAL
593 SEWER LIFT STATION - - FAIR DEMO YES BUSINESS
LERNING EDUCATION
594 PICNIC SHELTER 1991 312 FAIR REUSE YES VILLAGE
COMMERCIAL
595 SEWER LIFT STATION - - FAIR DEMO YES BUSINESS
00bl'
HAZARDOUSIFLAM MAT'L VILL\GERESIDENTIAL
596 LOCKER 1992 200 POOR DEMO NO CORE
HAZARDOUSIFLAM MAT'L COMMERCIAL
597 LOCKER 1992 100 POOR DEMO NO BUSINESS
HAZARDOUSIFLAM MAT'L COMMERCIAL
598 LOCKER 1992 200 POOR DEMO NO BUSINESS
HAZARDOUSIFLAM MAT'L COMMERCIAL
599 LOCKER 1992 100 POOR DEMO NO BUSINESS
HAZARDOUSIFLAM MAT'L COMMERCIAL
600 LOCKER 1992 400 POOR DEMO NO BUSINESS
HAZARDOUSIFLAM MAT'L
601 LOCKER 1992 100 POOR DEMO NO COMMERCIAL
HAZARDOUSIFLAM MAT'L LE'.R}IING EDUCATION
602 LOCKER 1992 100 POOR DEMO NO VILLAGE
LE\R~IINC EDUCATION
603 TRANSFORMER PAD - - FAIR REUSE YES VILLAGE
AN/GMQ-J3
604 TRANSMITTER - - POOR DEMO YES COMMUNITY CORE
00bl'
V1LLACERESIDENTIAL
605 AN/GMO-J3 RECEIVER - - POOR DEMO YES CORE
00bl'
ANIFPN-63 MTI- VILLAGeRESIDENTIAL
606 REFLECTOR - - POOR DEMO YES CORE
607 ANIUMO-29 - - POOR DEMO YES COMMUNITY CORE
AN/GMQ-lO
608 TRANSMITTER - - POOR DEMO YES COMMUNITY CORE
609 AN/GMO-lO RECEIVER - - POOR DEMO YES COMMUNITY CORE
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-37
Appendices
PRELIMINARY BUILDING CONDITION SURVEY
Total Possible
Bldg. Year Area Proposed Interim
No. Existing Use Built (SF) Condition Disposition Use mtimate Use
COMMERCIAL
610 GENERATOR WASHRACK - - POOR DEMO NO BUSINESS
HAZARDOUS MATERIAL COMMERCIAL
611 STORAGE - - POOR DEMO NO BUSINESS
FREST
3000T ADMIN/CLASSROOM ? 10,800 POOR DEMO NO COMMUNITY CORE
3002T GUARD SHACK - - POOR DEMO NO RESIDENTIAL
3003T GUARD SHACK 1992 25 POOR DEMO NO RESIDENTIAL
3005T EQUIPMENT SHED 1990 225 POOR DEMO NO RESIDENTIAL
00bi'
'iILLAGeRESIDENTIAL
6168 SEWAGE PUM STATION - - FAIR DEMO YES CORE
6169 SEWAGE PUMP STATION - - FAIR DEMO YES COMMERCIAL
6480 SEWAGE PUMP STATION - - FAIR DEMO YES RESIDENTIAL
6798 SEWAGE PUMP STATION - - FAIR DEMO YES RESIDENTIAL
6857 SEWAGE PUMP STATION - - FAIR DEMO YES RESIDENTIAL
A OFFICERS QUARTERS 1946 2,800 POOR DEMO NO ELEMENTARY SCHOOL
B OFFICERS QUARTERS 1946 2,200 POOR DEMO NO ELEMENTARY SCHOOL
C VIP OUARTERS 1946 972 FAIR DEMO NO ELEMENTARY SCHOOL
C3 YOUTH CENTER 1943 6552 POOR DEMO NO COMMUNITY PARK
C4 OFFICERS CLUB 1943 7,548 FAIR REUSE YES COMMUNITY PARK
LIST OF ACRONYMS
ABAND ABANDONED HAZ HAZARDOUS
ACFT AIRCRAFT IMA INTERMEDIATE MAINTENANCE ACTrvITY
ADMIN ADMINISTRATION LAB LABORATORY
BLDG BUILDING MAG MARINE AIR GROUP
COMM COMMUNICATIONS MATL MATERIAL
COT CITY OF TUSTIN MWR MORALE WELFARE, & RECREATION
DECOM DECOMMISSIONED NCO NON-COMMISSIONED OFFICER
DOE DEPARTMENT OF EDUCATION OC ORANGE COUNTY
ELEC ELECTRONICS lBD TO BE DETERMINED
EQUIP EQUIPMENT FAC FACILITY
FLAM FLAMMABLE GSE GROUND SUPPORT EQUIPMENT
City of Tustin
Page 6-38
MCAS Tustin Specific Plan/Reuse Plan
A~endices
D. DEFINITIONS
Words, phrases and terms 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 of the 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.
Alcohol Beverage Sales Establishments. Alcohol beverage sales
establishments are comprised of on-site and off-site establishments.
Alcohol is either sold for consunlption on the premises (on-site) or sold for
consumPtion off the premises (off-site). The following definitions are
grouped under on-site or off-site sales establishments.
Alcohol Beverage Sales Establishment - On-Site. An on-site sales
establishment provides for the sale of alcoholic beverages for consumption
on the premises. On-Site Sales Establishments mav include the following:
I. Amusement Resort: includes arcades, theaters. auditoriums. social
halls and indoor/outdoor recreation facilities, including billiard/pool
halls and bowling allevs where the service of alcoholic beverages to
patrons for on-site consumPtion. is not an ancillary use to a full-service
restaurant.
2. Club: An establishment with table and/or bar seating that serves
alcoholic beverages to patrons for on-site consumption, which is not
an ancillarv use to a full-service restaurant. If food service is offered.
the gross receipts of alcohol sales exceed the grosS receipts of food
sales. Club establishments mav include bars. nightclubs. and
membership organizations.
3. Restaurant: A retail establishnlent that sells food and beverages
prepared on the site for on-site consumption. Seating shall be
designed and used for and must possess the necessary utensils. table
service, and condiment dispensers with which to serve meals to the
public. The gross annual sales of food shall exceed the sales of
alcohol. A restaurant mav have ancillarv uses such as a lounge,
microbrewerv/wine tasting. billiard/pool tables. video games, public
dancing, and live entertainment pursuant to Citv requirements, which
are ancillary to the restaurant use.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-39
Appendices
Alcohol Beverage Sales Establishment - Off-Site. An off-site sales
establishment provides for the sale of alcoholic beverages for consumption
off the premises. Off-Site Sales Establishments may include the
following:
1. Food Market Store, less than 10,000 square feet in size. where
alcoholic beverages are sold primarilv for off-site consumption.. A
Food Market Store is a retail establishment where food. beverages,
household and personal items, or anv combination thereof. are sold. .
2. Microbrewerv/Wine Tasting Establishment. An establishment that
includes beverage production of beer and/or wine and mav include a
tasting facilitv and sales of beer and/or wine in original. unopened
containers for consumption off the premises where sold. The
establishment shall not include the sale of alcoholic beverages for on-
site consumption with the exception of sampling the product within a
tasting facility or on-site consumption in coni unction with a restaurant.
3. Specialty Store: A market or retail establishment that offers a
combination of unique foods and alcoholic beverages not commonlv
found in food market stores or other retail stores. The establishment
mav include a tasting facilitv as a plimarv use or as an ancillarY use to
the purchase of alcohol for off-site consumption.
Baseline Mix of Uses. An assumed mix of non-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-conforming building setbacks will be permitted to
remain to accommodate existing buildings not in future rights-of-way.
Children's Intermediate 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 ArealNeighborhood 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 the project. A development unit may contain multiple products, at
an average density not to exceed maximum densities for each applicable
City of Tustin
Page 6-40
MCAS Tustin Specific Plan/Reuse Plan
A~endices
land use designation (i.e. low density, medium density, and medium high
density).
Dwelling Units. Existing. The eXlstmg military family housing units
within the MCAS Tustin boundary.
Dwelling Units per Acre. The maximum density per gross acre at which
dwelling units may be calculated. This overall density may not be
exceeded even by a fraction.
Dwelling Units. Potential. The maximum number of new dwelling units,
based on the density per gross acre for the Planning Area.
Dwelling Units. Total. The maximum number of existing and potential
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.
Extended Stav Hotels. A facility that offers transient lodging
accommodations to the general public. targeted to the business or leisure
traveler who is planning to stav for a prolonged period of time. tvoicallv a
week or more. but less than 30 davs. An extended stav facilitv mav
contain lobbies. conference rooms. meeting rooms. child plav areas.
recreational facilities. or dining areas for the intended use of the guests.
The lodging accommodations mav be guest rooms or suites. provided with
or without meals or kitchen facilities (i.e.. range cooktop. microwave or
conventional oven. refrigerator. and sink). The rooms or suites mav be
located in one structure or a grOUP of attached or detached structures.
Ingress and egress to and from rooms and suites shall be made t1rrough an
inside corridor. public lobby or receotion area which is supervised by hotel
staff.
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.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-41
Appendices
Household Income Level. Verv 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 Facilitv. 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.
Mixed Use. Horizontal. Two or more primary uses in a single development
project in which uses are arranged in separate structures throughout the
development site.
Mixed Use, Vertical. Two or more primary uses contained within a single
structure in which uses occupy different floors ofthe structure.
Planning Area (PA). The smallest regulatory unit for the application of
development regulations.
Reuse. The conversion of buildings and/or facilities from a military use to
a civilian use upon closure of the base. All reuses shall be in conformance
with the Tustin City Code.
Single Room Occupancy Hotel. A single room residential unit, typically
250 to 500 square feet, with a sink and closet, which may require the
occupant to share a communal bathroom, shower, and/or kitchen.
Surgicare Center. A medical office or clinic facility serving patients which
may provide inpatient surgical procedures and mav accommodate five or
fewer ovemight patients.
Tenure. The ownership status ofresidential property (i.e., rental or owner-
occupied).
TransitionallEmergencv Housing Land Use Designation. Reuse of two
existing barracks and accompanying parking areas for immediate and
City of Tustin
Page 6-42
MCAS Tustin Specific Plan/Reuse Plan
AlPendices
short-term housing and supplemental services that will assist the homeless
in the transition to self-sufficiency.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-43
ATTACHMENT C
City of Irvine letter dated March 27, 2006
J/27/2006
04:40
NO.013 Gl002
. OF
-4
,1..,. . "
..
(J
CQillmUr;!'i:Y' :)e"ie'OPi;~.ent. Dec2;tr,ier'::
'o,,!\,,.,'IJ./. c;, i;V~~S. :::a. 1Ji;;
City of II"vine One Civ;c Certs~ Plaza, P.O. 8e:( :9575, Irvine. California 92623.9675 (31l.9) 724.6000
March 27, 2006
Mr. Dana Ogdon, Assistant Director
Community Development Department
City of Tustin
300 Centennial Way
Tustin, CA 92680
SUBJECT: Addendum to the Final Environmental Impact Statement!
Environment Impact Report for the Disposal and Reuse of
MCAS Tustin
Dear Mr. Ogdon:
The City of Irvine has reviewed the documents pertaining to the above referenced
project and has the following comments:
1. Pages 2-4, 5-30, 5-34: Improvements to the Peters Canyon Channel within
and adjacent to the Specific Plan area are referenced within this document.
Please provide an exhibit of the existing drainage channels including the
Barranca Channel, the Peters Canyon Channel. and the Santa Ana/Santa Fe
Channel with the City of INine limit lines identified on the exhibit.
2. Section 5.15, Table 5-30, Exhibit 12: New access points are proposed at the
intersections of Red Hill/Camegie, Barranca/Aston, Barranca/Armstrong and
Edinger/East Connector. Clarify whether these intersections will be
signalized. Include these intersections in the traffic analysis and identify any
necessary mitigation measures required at these locations as necessary. If
Barranca/Aston is as a full-access signalized intersection, a progression
analysis must be prepared to ensure proper circulation along Barranca due to
the close proximity to Barranca/Red Hill.
3. Provide a response explaining why all proposed circulation improvements are
not analyzed in the interim 2010 condition.
4. Revised Table 4-3:
. The classification of Wamer Avenue between North Loop Road and
Jamboree Road is identified as a primary arterial (4 lanes). This is
P~!NTED ON REcYCU~Q PI~PEP
J/<<' I /2006
04:40
NO.013 Gl003
Mr. Dana Ogdon
March 27, 2006
Page 2
inconsistent with previous information provided by the City of Tustin,
which identtfied this section of roadway as a major arterial (61anes).
. The roadway segment identified as South Loop Road between Tustin
Ranch Road and Warner Avenue is classified as a secondary arterial in
the traffic analysis, However, this is inconsistent with information
previously provided by the City of Tustin. This segment is separated into
two segments: Park Avenue from Tustin Ranch to Millikan (District
Access), classified as a primary arterial, and Park Avenue from Millikan
(District Access) to Warner (correctly classified as a secondary arterial.
Please clarify these inconsistencies and provide a response for the City of Irvine
to update the ITAM model accordingly,
Thank you for the opportunity to review the project. We would appreciate the
opportunity to review any further information regarding this project as the planning
process proceeds. If you have any questions, please contact me at (949) 724-
6375 or dinquven@ci,irvine,ca.us,
Sincerely,
D~~
DIANE NGW
Associate Planner
c: Barry Curtis, Principal Planner
Sun-Sun Murillo, Transportation Analysis
ATTACHMENT D
City of Tustin letter to the City of Irvine
dated March 29, 2006
Public Works / Engineering
March 29, 2006
City of Tustin
300 Centennial Way
Tustin, CA 92780-3715
(714) 573-3150
FAX (714) 734-8991
Ms. Diane Nguyen, Associate Planner
City of Irvine
One Civic Center Plaza
P.O. Box 19575
Irvine, CA 92623
Subject:
Response to Comments Re: Addendum to Final Environmental
Impact Statement/Environmental impact Report for the Disposal and
Reuse of MCAS Tustin
Dear Ms. Nguyen:
The City of Tustin has received and reviewed your letter, dated March 27, 2006,
regarding the noted subject and has prepared the following responses to your
comments:
Comment No. 1
The existing drainage channels surrounding the MCAS Reuse area are shown in Figure
3.3-1 in the FEIS/EIR document and in Figure 2-10 of the Specific Plan along with a
narrative description of the existing channels. These exhibits did not change as a result
of the Addendum to the FEIS/EIR or the proposed Specific Plan Amendments and
therefore, were not included in the Addendum material. However, a copy of Figure 3.3-
1 of the original FEIS/EIR and Figure 2-10 of the Specific Plan are attached for your
information.
Comment NO.2
New access locations are proposed at Red Hill Avenue/Carnegie Avenue and at
Barranca Parkway/Aston Street. The access locations at Barranca Parkway/Armstrong
Avenue and at Edinger Avenue/East Connector were identified as access points in the
original FEIS/EIR. All four of these locations will be signalized to serve the MCAS
Reuse property. All of these locations were included in the traffic analysis prepared for
the Addendum. ICU worksheets utilized in the Addendum Traffic Analysis were on file
with the City and are attached for the two new access locations identified in the
Ms. Diane Nguyen
Response to Comments Re: Addendum to Final Environmental Impact
StatemenUEnvironmental impact Report for the Disposal and Reuse of MCAS Tustin
March 29, 2006
Page 2
Addendum and in the proposed Specific Plan Amendments for your information. ICU
worksheets are not provided for Barranca Parkway/Armstrong Avenue or Edinger
Avenue/East Connector since the impacts associated with the land use modifications
did not meet the minimum criteria for further analysis, and it was concluded that levels
of service remained unchanged.
A progression analysis was prepared for Barranca Parkway between Red Hill Avenue
and Jamboree Road as part of The District Project located at the northwest corner of
Jamboree Road/Barranca Parkway. The progression analysis has been approved by
the City of Irvine. The intersection of Barranca Parkway/Aston Street will be added to
the progression analysis when development of the area adjacent to this intersection
proceeds, most likely in FY 2009/2010.
Comment No.3
In lieu of an interim analysis, the City prepared a threshold analysis of circulation
improvements (Table 4-3 of the Addendum) which is tied to development progress
based upon originally established performance criteria in the original FEIS/ElR and in
the Addendum. While circulation improvements, from an environmental perspective,
must be implemented based upon ADT thresholds thereby ensuring sufficient circulation
infrastructure to accommodate development as it proceeds, provisions of the
Disposition and Development Agreement also require completion of many of the
improvements earlier from a business perspective rather than an environmental
threshold. This will actually create a superior performance than anticipated or as may
have been triggered by ADT thresholds.
Comment NO.4
The portion of Warner Avenue between North Loop Road and Jamboree Road is
classified as a primary arterial (4-lanes) in the FEIS/ElR documents, in the original
Specific Plan adopted by the City of Tustin in 2003, and per the City of Irvine's General
.Plan Circulation Element. The portion of Warner Avenue which is designated a major
arterial (6-lanes) in Tustin is located west of the North Loop Road.
South Loop Road is classified as a secondary arterial between Tustin Ranch Road and
Warner Avenue. The name of this section of South Loop Road has been changed to
Park Avenue. Park Avenue in this area will be constructed as a secondary arterial (4-
lane) roadway between Tustin Ranch Road and Millikan. Between Millikan and Warner
Avenue, Park Avenue will be constructed as a 2-lane roadway with a secondary arterial
classification based upon a site specific traffic analysis prepared for The District Project,
which has been reviewed by the City of Irvine. The District Traffic Analysis
recommended construction of a 2-lane facility with enhanced intersection geometry at
Park Avenue/Millikan and at Park AvenuelWarner Avenue to accommodate turning
Ms. Diane Nguyen
Response to Comments Re: Addendum to Final Environmental Impact
Statement/Environmental impact Report for the Disposal and Reuse of MCAS Tustin
March 29, 2006
Page 3
movements. If future traffic analysis determines that widening of this portion of Park
Avenue is necessary, right-of-way has been dedicated to the City to accommodate a
future 4-lane facility. Park Avenue has been classified as a secondary arterial in the
traffic model prepared for the Addendum.
Please contact me at (714) 573-3172 if you have any questions.
Sincerely,
~~
Doug Anderson
Transportation and Development Services Manager
Attachments:
Figure 3.3-1 and Figure 2-10 Existing Drainage Channels
ICU Worksheets for Red Hill Avenue/Carnegie and Barranca Parkway/Aston Street
C: Christine A. Shingleton
Tim D. Serlet
Eiizabeth A. Binsack
Dana Ogdon
Dana R. Kasdan
Scott Reeks!in
S:\Doug & Traffic\Tustin MCAS\City of Irvine Addendum Responses.doc
3. ] 0 Water Resources
I
II
SANTA ~NAlSANTA FE CHANNEL~
EDINGER AVE II ;:....----"----'
I,~\
ii
]
I
VALENCIA AVE i
I
I
j
I
WARNE~ AVE 1
\
,
,
BARRANCA CHANNEL~
DYERR I
~~~r--l~[
~ I ~\ ~ \
fa ~ ~
" ~
"
"
wi
~
z
~I
z
o
>
;nl
~ ~
~ "
~ ~
iiJ
~
~
u
'"
f2
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iJ I
"'-J
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,
I
REUSE PLAN BOUNDARY
I
1--
D
DRAINAGE CHANNEL
I
I
100-YEAR FLOOD ZONE (AH) ,
I
1~'vINE
CEf\J'reA
DR
! .L",f>-~
~----
~
~II
~\I
~
Source: MCAS Tustin Community Facilities and Infrastructure Plan. Figure 3.8~B. July 1995:
FEMA Map #0605960039E. September 15,1987
Base map: HNTB 1999
Figure 3.3-1
Existing Drainage Channels and
Flood Zone
1000
2000ft
05~0
MCAS Tustin EIS/EIR
Page 3-41
Chapter 2 · Plan Description
Storm Drainage Facilities Plan
SeRRA/OCT A
RAILROAD
SJlNT A ANA/SANTA FE CHANNEL (FlO)(REMAlNl
z
;:: 0
~ <
~ 0
~ ~
~ "
~ ~
~ ~
"-
,
\
---------------
---------------
--------~
EDINGER
AVE
L.
IRVINE:
CENTEf?
DR/VE:
VALENCIA
AVE
VALENCIA
CHANNEL
(FQ6 502)
no REMAIN)
AVE
63"
PETERS I"
CANYON 1/1
CHANNEL ~II"
(F06) ..."",- 1/
no REMAIN) Iii IP.
II)
II!
III
~~~
ARRANCA
PKWY
~l25'R'C'lz
j CHANNEL ~ w
I. z .... >
8 ..,; ~ tii ~ 0<{
~ ~ ~
BARRANCA 1
w CHANNEL ~
> (FOg) ~ w
<( <TO REMAIN) ~ ~
EXISTING 72" RCP
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~
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o 0
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I
LEGEND
B ~ EXISTING REGIONAl FLOOD CONTROL CH.A1-lNEL
CJ - 100 - YEAR FLOOD ZONE
E1 - PROPOSED ROADWAY
E1 - PROPOSED STORM DRAIN
I I ~ DIRECTION OF FLOW
B - MCAS TUSTIN BOUNDARY
B - IRVINE/TUSTIN/SANTA ANA BOUNDARY
G - SPECIFIC PLI>N BOUNDARY
THIS IS A GRAPHIC REPRESENTATION OF A PLANNINGJENGINEERING CONCEPT. FiNAl
DESIGN SOLUTiONS (LOCATION AND SIZING) 'MLl BE PROPOSED AND REVIEWED AS PART
OF SUBSEQUENT .APPROVALS NEEDED BY THE RESPECTI\IE AGENCY WITH JJRISDlcnON.
~THE
.._, PLANNING
...., CENTER
I:.:JDEI
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
FirrU1'e 2 -10
14. Red Hill I Carnegie
Proposed Project
AM PK HOUR PM PK HOUR
LANES CAPACITY VOL VIC VOL VIC
NBL 2 3400 758 ,22' 504 .15'
NBT 4 6BOO B01 ,12 1714 .25
NBR d 1700 203 .12 72 .04
SBL 2 3400 B99 .26 190 .06
SBT 4 6800 1345 .20' 12B1 .19*
SBR d noo 703 ,41 444 .26
EBL 1.5 269 792 {.241'
EBT 0.5 3400 20 .09* 14 ,24
EBR 1 1700 255 .15 696 .41
WEL 2 3400 30 .01' 215 .06
WET 0.5 3400 5 .00 26 (,lBI'
WER 1.5 64 701
Right Turn Adjustment SBR .13*
Clearance Interval .05;; .05*
TOTAL CAPACITY UTILIZATION ,10 ,B1
15. Aston I Barranca
Proposed project
AM PK HOUR PM PK HOVR
LANES CAPACITY VOL VIC VOL VIC
NBL 1 1700 4J .03 136 .OB
NBT 1 1700 10 .04* 4 .09'
NBR 0 0 54 145
SBL 1 1700 19 .01' 25B .15*
SBT 1 1700 0 .00 4 ,00
SBR 1 1100 9 .01 106 ,06
EBL 1 1700 115 ,07 70 .04*
EBT 4 6BOO 1683 .25* 154B .23
EBR d 1700 163 .10 B2 .05
WBL 1 1100 15B .09* B5 .05
WBT 4 6BOO 1599 .24 1923 .28*
WBR d 1700 255 .15 10 .01
Clearance Interval .05* .05*
TOTAL CAPACITY UTILIZATION
.44
,61