atep lrp errata matrixremoval action (tcra) system extracts groundwater pumped from seven extraction...

ERRATA TO THE SOUTH ORANGE COUNTY COMMUNITY COLLEGE DISTRICT ADVANCED TECHNOLOGY & EDUCATION PARK LONG RANGE ACADEMIC &

FACILITIES PLAN

The following table lists modifications to the South Orange County Community College District (SOCCCD) Advanced Technology & Education Park (ATEP) Draft Long Range Academic and Facilities Plan (LRP) dated June 2008. Attached is a redline version of LRP with the listed changes incorporated. The proposed corrections and additions are not significant in nature as further explained in the SOCCCD responses to comments. June 2008 Draft LRP Page

Number Reference Revisions

Long‐Range Academic and Facilities Plan Scope section, 1st paragraph. Revised to reflect coordination between LRP and Long Range Academic Plan (LRAP).

Together, the LRP and LRAP assure that the ATEP Campus will be an education‐oriented development.

Approval Authority and Consultation Process section, 1st paragraph. Revised to reflect latest status of LRP process.

SOCCCD is the approving authority for the LRP. SOCCCD will transmittransmitted a this Preliminary Draft LRP dated June 2008 to the City…

Location and Surrounding Land Uses section, 1st paragraph. Revised to per City LRP comment #3.

New footnote added: 3 City of Tustin comments in an August 8, 2008 letter regarding the June 2008 Draft LRP indicate the Tustin Legacy acreages provided above are incorrect. The acreages stated in the LRP are from page 1‐3, Section 1.2 – Location and Setting of the MCAS Tustin Specific Plan/Reuse Plan (Specific Plan) dated April 17, 2006 (City Council Ordinance No. 1311). These acreages have no effect on this LRP and are provided for background purpose only.

Table 1 Surrounding Land Uses. Land Use: Community Park (Neighborhood A, Planning Area (PA) 2). Revised per City Comment #4.

Existing Condition: Existing Military Buildings and Vacant Land

Table 1 Surrounding Land Uses. Land Use: Abused Children’s Shelter (Neighborhood A, PA 1‐C ‐ partial). Revised per City Comment #4.

Existing Condition: Under Development

5 Table 1 Surrounding Land Existing Condition: Developed5

Errata to the ATEP Long Range Academic & Facilities Plan October 2008 Page 2

June 2008 Draft LRP Page

Number Reference Revisions Uses. Land Use: Medium Density Residential (Neighborhood B, PAs 4 & 5). Revised per City Comment #4.

5Approximately 70% of proposed residential units on the site are completed.

Table 1 Surrounding Land Uses. Land Use: Sheriff’s Training Center (Neighborhood A, PA 1‐B). Revised per City Comment #4.

Existing Condition: Existing Military Buildings and Vacant Land

Table 1 Surrounding Land Uses. Land Use: Urban Regional Park (Neighborhood C, PA 6). Revised per City Comment #4.

Existing Military Buildings

Table 1 Surrounding Land Uses. Land Use: Educational Village (Neighborhood A, PA 1‐G). Revised per City Comment #4.

Existing Military Buildings and Vacant Land

Figure title: Figure 4. Revised per City Comment #6.

New footnote added: 7 This map was previously created for the City by PSOMAS Engineering. The City has determined that the Warner Avenue right‐of‐way area north of Neighborhood E (PAs 9 and 10) is not proposed for commercial/business development.

8 Figure 5 Revised per City Comment #16.

Figure 5 has been modified to illustrate the approximate locations of the groundwater monitoring wells as described in the corresponding paragraph in the LRP.

Tustin Legacy Specific Plan/Reuse Plan section, 2nd paragraph. Revised per City Comment #7

The City later approved a number of Specific Plan Amendments/Zone Changes as follows:

• March 7, 2005 Specific Plan Amendment/Zone Change 04‐03 (Ordinance 1297)

• March 1, 2005 Specific Plan Amendment/pre‐zoning of MCAS Tustin Specific Plan Disposition Parcel 36 (Ordinance 1294 and 1295)

• June 5, 2005 Specific Plan Amendment/Zone Change 05‐01 (Ordinance 1299).

• and then amended it on April 17, 2006 Specific Plan Amendment/Zone Change (City Council Ordinance No. 1311).

9 Tustin Legacy Specific Plan/Reuse Plan Section, 4th paragraph, revised per

In addition to prescribing allowed land uses by Neighborhood and PA, the Specific Plan regulates the amount of development allowed per PA via maximum Floor

Number Reference Revisions City Comment #8. Area Ratios (FAR) (non‐residential) and maximum numbers

of units (residential). These development limitations are shown in Tables 3‐1 and 3‐2 (Land Use Plan Statistical Analysis) of the Specific Plan. For non‐residential land uses, the calculation of development potential (i.e., maximum FAR) is based on gross acreage figures for each PA, which excludes land devoted to arterial roadways.1 The Specific Plan further regulates development potential per Neighborhood by assigning an average daily vehicle trip (ADT or trip) limits budget(caps) based on allowed land uses and ADT generation rates per land use unit. The trip budget establishes a baseline capacity of ADT for each neighborhood and is shown in Table 3‐3 of the Specific Plan. While the trip budget has been allocated in the Specific Plan by neighborhood and in this document by PA, this is for ease of administration only. The overall neighborhood trip budget controls the amount and intensity of non‐residential uses by neighborhood. Table 2 provides a breakdown of development potential and ADT allocations for Neighborhood A based on parcel acreage and FAR for administrative purposes.

Table 2 Neighborhood A Square Footage and Trip Budget has been revised per City Comment #8.

See Table for revisions

Tustin Legacy Specific Plan/Reuse Plan Section, revised per City Comment #8.

As indicated in Table 2, the 68‐acre ATEP Campus has a maximum FAR of 0.3, which translates into a maximum square footage allowance of 893,851 square feet (SF) (68.4 acres x 43,560 SF x 0.3 FAR = 893,851 SF). Of the allowed 893,851 SF, only 15,00014,676 SF of interimexisting facilities have been built on the ATEP Campus. The permanent ATEP Campus facilities totaling 893,851 SF will may replace the 14,676 15,000 SF of interimexisting facilities or incorporate the existing facilities into the Campus. In either scenario, the overall Campus square footage will not exceed 893,851 SF. The Tustin Legacy Specific Plan and Traffic Study have assumed a trip generation rate of 6.12 ADT per 1,000 SF for the entire ATEP Campus. This results in an ADT cap budget of 5,470 ADT (893,851 SF/1,000 SF x 6.12 trips = 5,470 ADT). The ATEP Campus has no arterial or local roadways onsite that would be deducted from the total site gross acreage. Section 2.3.5 (Public Benefit Conveyances) of the Specific Plan describes the anticipated land uses on the District’s portion of the Education Village as a campus that will provide a “unique educational opportunity involving

1 Tustin Legacy Specific Plan, April 17, 2006, Page 3‐5.

Number Reference Revisions advance[d] education (extension and advanced degree opportunities), vocational training, business incubators, etc.” “Advanced degree opportunities” may be provided by four‐year universities also located on the ATEP Campus.

ATEP Campus Background section, 1st paragraph. Revised per City LRP Comments 10.

The Navy is currently the owner of approximately 230 acres of the former MCAS Tustin, including a 30.7 acre portion of the ATEP site. An Economic Development Conveyance permits the transfer of property at less than fair market value or no cost in order to generate rapid reuse and production of jobs.

ATEP Campus Background section, 2nd paragraph. Revised per City LRP Comments 9 and 10.

In April 2004 the ATEP portion of the MCAS – Tustin site conveyed to the City was conveyed via an Conveyance Agreement and quitclaim deed Economic Development Conveyance byto the District Conveyance Agreement. An Economic Development Conveyance permits the transfer of property at less than fair market value or no cost in order to generate rapid reuse and production of jobs.

Environmental Conditions section, 3rd bullet point. Revised per City LRP Comment #11.

Comply with existing federal, state, and local statutes and regulations;

13 2nd paragraph. Revised per City LRP Comment #13.

It is anticipated that none of the existing MCAS Tustin improvements with the exception of the Chapel, will be reused for the ATEP Campus.

13 3rd paragraph. Revised to clarify description

The overall ATEP Campus is designated as all of Parcels 1 and a portion of parcel 19. A portion of Parcel 1 (37.7 acres of the Campus)

13‐14

3rd paragraph. Revised per Draft Amended Site Management Plan Fiscal Year 2009 Update.

This will occur after until a FOST is issued (anticipated on approximately December 3, 2009). anticipated in approximately 2012‐2013). Therefore, this portion of the ATEP Campus is currently subleased to the District by the City of Tustin.

Last paragraph. Revised per clarification from the District’s environmental consultant.

The Navy initiated activated its two initial treatment systems for the MTBE and 1,2,3‐TCP plumes the TCRA (time‐critical removal action) at OU‐1A in 2001. The primary objective of thesethis interim temporary measures was to mitigate the threat of uncontrolled horizontal and vertical migration of MTBE and 1,2,3‐TCP into the regional groundwater aquifer below OU‐1A . The Time‐Critical Removal Action (TCRA) system extracts groundwater pumped from seven extraction wells located along the primary axis of the 1,2,3‐TCP plume. The Petroleum Corrective Action Program (PCAP) to mitigate MTBE contamination consists of eight extraction wells: two in the source area and six down gradient. Extracted This groundwater is then processed through a groundwater

Number Reference Revisions treatment system and the treated groundwater is discharged into a storm drain.

3rd paragraph, last sentence. Revised per Draft Amended Site Management Plan Fiscal Year 2009 Update and City comment #17.

Draft Amended Site Management Plan Fiscal Year 2009 Update estimated that a FOST will be issued December 3, 2009. complete remediation of these plumes is anticipated by mid 2010. Issuance of the FOST will be contingent on the Navy’s determination that the site contamination is no longer a threat to the public health and safety.Prior to the release of the 30.7‐acre LIFOC portion of the ATEP Campus by the Navy and construction of permanent structures, the BCT will certify the LIFOC area has been cleaned and all prior contamination risks have been abated.

Short Range Academic & Facilities Plan section, paragraphs 2 through 5. Revised per City Comment #18.

The SRP describes various security and maintenance efforts and landscaping and screening that the District has been or will be undertaking at the ATEP Campus. The District has already completed many of these efforts and others shall be implemented even after the LRP is approved. Regarding the security efforts, the Security section of this LRP describes the District’s efforts to provide a safe and secure Campus. Approximately 19 MCAS buildings are scattered throughout the site currently while 2 other buildings have been demolished after the approval of the interim ATEP campus. The District developed a monthly maintenance contract for the entire 68‐acre ATEP site to 1) conduct visual inspections of the existing military buildings and report damage to the District; 2) secure the military buildings to restrict access into the buildings and report signs of trespassing or squatters occupying the buildings to the District; 3) remove debris and trash; and 4) trim vegetation, grass, shrubs and trees to the required length on a quarterly basis, including the undeveloped open areas. Such maintenance will continue until it is phased out by the demolition of the remaining military buildings, except the military chapel building on the 68‐acre site in order to develop the permanent ATEP Campus. The SRP also identified landscaping to be completed in the vicinity of the temporary ATEP campus. The landscaping would be installed on the east and west sides of Lansdowne Road, just north of Valencia Avenue. Additionally the City requested that the District replace existing landscaping along the ATEP campus parking lot frontage on north of Valencia Avenue, east of Landsdowne Road. Although the existing landscaping is drought tolerant, the City believes that more water intensive landscaping would be more consistent with the Tustin Legacy Specific Plan palette and design. The City also

Number Reference Revisions requested the District install new temporary curbside adjacent landscaping at a width of 30 feet along Valencia Avenue and at a width of 20 feet along a portion of Armstrong Avenue using the Tustin Legacy Design Guidelines and landscape palette. However, the spacing of trees will be increased and ground cover density will be reduced in consideration for the temporary nature of the streetscape improvements. The SRP previously identified the need for temporary screen fencing along the south side of Valencia Avenue to limit views into the site, trespassing and dust from blowing directly onto the site. The City later also requested that ATEP Campus “branding” signage be installed at highly visible areas (e.g. intersections) indicating that the ATEP Campus is coming soon. Along Valencia Avenue, the City asked that the temporary fencing be moved back several more feet from Valencia Avenue to the ATEP site setbacks pursuant to the Tustin Legacy Specific Plan. These requests were reflected in the SRP. Before any improvements are made, the District will consult with the City and obtain the appropriate approvals. The implementation of the SRP improvements will continue even after the approval of the LRP.

1st paragraph. Revised per clarifications made by the City during a meeting with City staff on September 24, 2008.

However, the District learned in conversations with the City of Tustin Police Department that they are concerned the fencing screening will limit visibility and hinder the Police Department’s efforts to combat trespassing, theft and vandalism. Therefore, the District is continued tocurrently working with the City of Tustin to identify an appropriate temporary fencing solution. Later, at the end of September 2008, the City staff clarified that the City Council’s desire is for temporary green fabric screening to be installed on the existing fencing. The District will honor this request.

19‐21

Table 3 Implementation Process Matrix. Process: Construction of Interim Campus Infrastructure, Buildings, and Parking Lot Facilities, and Landscaping. Revised per clarification by the District on the scope of work completed

Construction of Interim Campus Infrastructure, Buildings, and Parking Lot Facilities, and Landscaping

19‐21

Table 3 Implementation Process Matrix. Process: Visual Inspection and Maintenance of the

Status: Ongoing Notes: Phased out as demolition is approved and completed.

Number Reference Revisions Existing Military Buildings. Revised per update provided by the ATEP staff.

19‐21

Table 3 Implementation Process Matrix. Process: Development of new landscaping plans for existing ATEP Campus parking lot. Revised per update provided by the ATEP staff.

City comments received July 7, 2008. Resubmittal of revised landscape plans on August 6, 2008.

19‐21

Table 3 Implementation Process Matrix. Process: Transition of security services at the ATEP Campus from CPS to Irvine Valley College Police Department. Revised per update provided by the ATEP staff.

Status: Completed

19‐21

Table 3 Implementation Process Matrix. Process: Replacement of ATEP monument sign. Revised per update provided by the ATEP staff.

Status: To Be Completed

19‐21

Table 3 Implementation Process Matrix. Process: Develop and implement landscaping plans for area along Valencia Ave. and Armstrong Ave. Revised per update provided by the ATEP staff.

Status: To Be Completed

19‐21

Table 3 Implementation Process Matrix. Revised per clarification by the District on the scope of work completed.

Construction of Existing Campus Infrastructure, Buildings, Parking Lot Facilities, and Landscaping....

19‐21

Table 3 Implementation Process Matrix. Revised per update provided by the ATEP staff.

Process: Visual inspection and maintenance of the existing military buildings Status: Ongoing Notes: Phased out as demolition is approved and completed

19‐21

Status: Completed

19‐21

Process: Demolition of existing monument sign Status: Completed – May 1, 2008

19‐21

Process: Replacement of ATEP monument sign Status: To be completed Notes: District architect is preparing plans for new monument sign.

Regulatory Requirements & Processes section. Revised to clarify statement.

The development of further curriculum, agreements with partner(s), demotion of existing buildings, Concept Plan(s) and grading and building permits will follow subsequent to the preparation and/or approval of the LRP as illustrated in the ATEP Authorizing Environment Flow Chart below (Figure 9).

30 ATEP Campus Concept section, 1st paragraph. Revised to reflect LRAP.

The ATEP Campus is and will continue to be an education‐oriented development.

33 Figure 10 Revised per City Comment # 33.

The LIFOC boundary has been corrected.

Conceptual Campus Design and Improvements section, last paragraph. Revised per City LRP Comment #38.

Taking visual cues from this entry, the Valencia Avenue streetscapes will be designed pursuant to the Specific Plan streetscape standards. Similarly, anthe potential for an architecturally themed pedestrian bridge, the clustered dedicated education buildings and onsite landscaping along Valencia Avenue will contribute to the creation of a gateway statement and sense of arrival.

First paragraph in section, Support Commercial Operations on the Campus. Revised to reflect LRAP.

These uses include, but are not limited to, food venues, such as a commissary and culinary arts facility, cafés, retail uses such as equipment rental, photocopying and a bookstore, and mill shop.

41 4th paragraph, revised per City Comment #5.

Based on input from the District’s traffic engineer, Austin Foust Associates, Inc. (Austin‐Foust), vehicle turning movements allowed at the Valencia Avenue access west of the primary access are anticipated to include left and right turns in from Valencia Avenue and right turns out of the parking lot.

41 5h paragraph, revised per Austin‐Foust evaluated the potential need for access

Number Reference Revisions City Comment #36. easements on the District’s subleased property so that the

District could adequately accommodate these areas in the LRP. Austin‐Foust concluded that there would be a need for an access easement to serve the City’s future Child Care facility.

41 5th paragraph, revised to clarify location of existing access.

The District has already dedicated an access easement to the Rescue Mission approved by the City on non‐LIFOC, District owned portion of the District’s property.

5th paragraph, Comment revised per clarification made in response to City LRP Comment #36, 2nd bullet point.

The District’s traffic engineer evaluated the traffic accessibility needs for the child care center based on the City’s allocation of 192 vehicle trips. Based on this analysis, tThe City’s Child Care facility parcel will be provided a 2‐lane, 24‐foot wide, unimproved access that will accommodate two vehicular travel lanes without, on‐street parking prohibited access on the District’s property. Because the District does not intend to use this access for the ATEP Campus, the District has no plans to improve this access. Right turns in from Armstrong Avenue and right turns out will be permitted. The District’s traffic consultant has determined that this proposed size and configuration will be sufficient to serve the City’s Child Care facility parcel. The entries to the ATEP Campus on Valencia Avenue will be guard and gate controlled and limited to ATEP Campus students, faculty, staff and visitors; therefore, access to the Child Care facility will not be provided on Valencia Avenue.

41 2nd paragraph, revised to clarify statement.

Additionally, the LRP does not reserve space for an provide onsite access to the City’s Community Park parcel (PA 2) over the District’s property because the Austin‐Foust analysis shows that an access easement at this location would not be required to implement the Specific Plan and to facilitate redevelopment of the MCAS Tustin Base.

42 1st paragraph, revised to clarify statement.

However, the City’s Community Park parcel has frontage directly on Lansdowne Road, Valencia Avenue and Armstrong Avenue where adequate access points could be created.

42 6th bullet point. Revised per City LRP comment #38.

Potentially Iincorporating an exclusive pedestrian‐use above‐grade walkway that provides a direct connection from the northern ATEP Campus parcels with the main body of the Campus,

42 Last paragraph; revised per City LRP comment #38.

In addition to signalized on‐grade crosswalks at each primary and secondary entrance on Valencia, Armstrong and Warner Avenues, a pedestrian bridge may be potentially incorporated is planned at the northern parking lot that will join it with the dedicated education area west of the Valencia Avenue primary entry.

Streetscape Improvements Section; revised per City LRP comment #45.

The Tustin Legacy backbone streets surrounding the ATEP Campus, including Valencia, Warner and Armstrong Avenues have been completed, with the exception of Warner Avenue, which is in the design phase and construction has been funded by the Tustin Legacy Master Developer through the Tustin Legacy Backbone Infrastructure Program (TLBIP). The expansion of Red Hill Avenue is also in the design phase. Pursuant to the District Conveyance Agreement, the District is exempt from its fair share obligation for the TLBIP. Streetscapes (i.e., sidewalks and landscape parkways) along the ATEP Campus boundaries abutting the Tustin Legacy backbone streets are included in the TLBIP. The District is not proposing any new public roads through the Campus. The District may will improve the streetscape areas along the ATEP Campus’ boundary.

44 Figures 11a and 11b revised per City Comment #45.

Figure revised to make the dimensions more legible.

46 1st paragraph. Revised per City LRP comment #38.

Similarly, anthe potential for an architecturally themed pedestrian bridge, the clustered dedicated education buildings and onsite landscaping along Valencia Avenue will contribute to the creation of a gateway statement and sense of arrival.

Removal of Existing Vacant Military Facilities section. Revised per City LRP comment #53.

However, recognizing the importance of maintaining the heritage of the former MCAS – Tustin, the District will retain the military Chapel building and integrate it within the overall Campus in later development phases at a new location adjacent to the planned City community park.

51‐52

CEQA Compliance section, 1st paragraph. Revised per City LRP Comment #56.

The City Council later certified a Supplement to the FEIS/EIR on December 6, 2004. Also, Oon April 3, 2006, the Tustin City Council adopted Resolution No. 06‐43 approving an Addendum to the FEIS/EIR.

CEQA Compliance section, 2nd paragraph. Revised to reflect CEQA compliance status.

The District will completed two an Initial Studiesy and an Addendum to assess whether the Project and any potential impacts were already analyzedto determine if it can approve the activities as being within the scope of the project covered by the FEIS/EIR, Supplemental EIR and Addendum. If tThe District determineds that pursuant to CEQA Guidelines Sections 15162, 15164, and 15183 that no new effects would occur, nor would a substantial increase in the severity of previously identified significant effects occur, then and as such, no supplemental or subsequent environmental analysis is was required.

53 Revised per City Comment #56, first bullet

ATEP Campus will incorporate design features that help maintain the historical significance of the MCAS Tustin base

Number Reference Revisions point. as described in the Campus Architectural Design section.

Additionally, the Campus will retain the existing military chapel as a site feature where special events can be held. Providing this opportunity for continued enjoyment of the military chapel will contribute to the City’s historic character. Policy 6.5: Preserve historically significant structures and sites and encourage the conservation and rehabilitation of older buildings sites and neighborhoods that contribute to the City’s historic character.

56 Tustin General Plan table; row 1, column 2

All mMeasures are being taken by the Navy to remediate the remaining portion of the ATEP site in order for it to be suitable for development.

Throughout Not Applicable “Temporary” and “Interim” have been replaced with “existing” when describing the existing ATEP Campus and facilities.

South Orange County Community College District June October 2008 Advanced Technology & Education Park Long Range Academic & Facilities Plan Page iv

APPENDICES

Appendix A: SOCCCD Organization Chart

Appendix B: Letter of Support from the State Chancellor’s Office

Appendix C: Legacy Park Landscape Design Guidelines

Appendix D: Resumes of Report Preparers

South Orange County Community College District June October 2008 Advanced Technology & Education Park Long Range Academic & Facilities Plan Page 2

universities at ATEP, in order to prepare students for jobs and careers in a high‐technology, innovative based global economy.

In concert with K‐12 schools in the area, the ATEP educational experience will allow residents of Tustin Legacy and the surrounding community to complete up to 15 years of full‐time education (K‐12 plus first two years of college) within the City of Tustin. Through partnering with four year colleges and universities at ATEP, the ATEP educational experience for City and Legacy residents will also potentially include an additional two years for a baccalaureate undergraduate and post‐graduate education.

LONG‐RANGE ACADEMIC AND FACILITIES PLAN SCOPE

Required by the Agreement Between the City of Tustin and The South Orange County Community College District For Conveyance of a Portion of MCAS, Tustin and The Establishment of an Advanced Technology Educational Campus entered into on April 22, 2004 (District Conveyance Agreement), the LRP is intended to be an enduring but dynamic academic and facilities plan that establishes a framework for developing and operating the overall ATEP Campus. The LRP may be reviewed and updated as needed to keep it flexible and adaptable as future opportunities may arise. The ATEP Long Range Academic Plan (LRAP), which describes the plan for education, has been a reference tool in the development of the LRP, and is also a document which is adaptable to future program opportunities. The LRP describes the planned permanent Campus facilities, academic programs, Campus circulation system and other onsite improvements for the entire 68‐acre ATEP Campus. Together, the LRP and LRAP assure that the ATEP Campus will be an education‐oriented development. The LRP also demonstrates SOCCCDs financial and management support to implement the Tustin Legacy Reuse and Specific Plan. The LRP will replace the Short Range Plan (SRP) when the LRP is approved by the SOCCCD Board of Trustees. Approved by the SOCCCD Board of Trustees on March 24, 2008, the SRP described the existing interim ATEP Campus located on Lansdowne Road and Valencia Avenue, which is considered Phase 1 of the ATEP Campus. It also described aesthetic landscaping and signage improvements and some of the efforts underway to attract partners for the development of the permanent Campus facilities.

As the LRP is implemented by the District, it is anticipated that the existing temporary ATEP Campus facilities will maybe replaced by permanent facilities. This transition to the permanent Campus facilities may include an interim expansion of the existing temporary ATEP classroom facilities on the northern portion of the site to satisfy the increasing demand and to continue expanding the already successful courses that ATEP offers. This will assure a smooth transition to the permanent facilities by developing a sufficient student base to support the permanent ATEP Campus.

This LRP promotes orderly growth and development of the SOCCCD property and establishes a framework for Campus development. The facilities’ planning includes:

1. Academic quads and classroom buildings; 2. Student/faculty housing; 3. Ancillary services; 4. Support commercial operations on the Campus; 5. Recreation/open space; 6. Parking locations;

Comment [PG1]: Revised to reflect coordination between LRAP and LRP.

7. Roadways; and, 8. Security and maintenance/utility functional areas.

APPROVAL AUTHORITY AND CONSULTATION PROCESS

SOCCCD is the approving authority for the LRP. SOCCCD will transmittransmitted a this Preliminary Draft LRP dated June 2008 to the City for its review and comments on the LRP prior its release to the public. SOCCCD will fully consider all comments received from the City prior to Board of Trustees’ deliberation of the LRP at a public hearing. However, ultimate approval authority for the LRP resides with the District. Approval of the LRP is a project under California Environmental Quality Act (CEQA), and thus, will be considered in light of an environmental examination consistent with the SOCCCD’s Guidelines for the Implementation of CEQA.

ATEP SITE CONTEXT AND REGULATORY BACKGROUND

LOCATION AND SURROUNDING LAND USES

The ATEP Campus is located within the former Marine Corps Air Station ‐ Tustin (MCAS ‐ Tustin), which is now referred to as “Tustin Legacy.” Tustin Legacy is situated in southern California near the center of Orange County, and is approximately 40 miles southeast of downtown Los Angeles. Tustin Legacy is a 1,606‐acre mixed use project planned for housing, commercial businesses, research park, million‐square‐foot outdoor shopping mall, conference center, and hotels, with schools and community and regional parks. Approximately 1,511 acres of Tustin Legacy are located within the southern portion of the City of Tustin. Approximately 95 acres are located within the City of Irvine. The City of Santa Ana borders Tustin Legacy to the southwest.3

The ATEP Campus benefits from good transportation accessibility by being in proximity to four freeways: the Costa Mesa (SR‐55), Santa Ana (I‐5), Laguna (SR‐ 133), and San Diego (I‐405) freeways. Major roadways which border the site include Red Hill Avenue on the west, Edinger Avenue and Irvine Center Drive 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 (261 Toll Road). John Wayne Airport is located approximately three miles to the south, and the Tustin Metrolink Commuter Rail Station, which provides daily passenger service to employment centers in Orange, Los Angeles, Riverside, and San Diego counties, is located 1 ¾ miles to the southeast of the Campus. The proximity of the ATEP Campus to these major metropolitan areas and transportation nodes will be an advantage in attracting high quality faculty, students, and private and public partners to the Campus. This local setting is illustrated in Figure 1.

3 City of Tustin comments in an August 8, 2008 letter regarding the June 2008 Draft LRP indicate the Tustin Legacy acreages provided above are incorrect. The acreages stated in the LRP are from page 1‐3, Section 1.2 – Location and Setting of the MCAS Tustin Specific Plan/Reuse Plan (Specific Plan) dated April 17, 2006 (City Council Ordinance No. 1311). These acreages have no effect on this LRP and are provided for background purpose only.

Comment [JK2]: Revised to reflect latest status of LRP process.

Comment [JK3]: Revised per City LRP Comment #3.

Table 1 Surrounding Land Uses

DIRECTION LAND USE OWNER EXISTING

CONDITION

North Community Park (Neighborhood A, Planning Area (PA) 2)

City of Tustin Existing Military Buildings and Vacant Land

North Elementary School (Neighborhood A, PA 1‐A)

Tustin Unified School District

Vacant

Northwest Abused Children’s Shelter (Neighborhood A, PA 1‐C ‐ partial)

County of Orange

Vacant4Under Development

Northeast Medium Density Residential (Neighborhood B, PAs 4 & 5)

Private Developed5

West Orange County Rescue Mission (Neighborhood A, PA 3)

County of Orange

Developed

West of Red Hill Ave. Commercial and light manufacturing

Private Developed

East Sheriff’s Training Center (Neighborhood A, PA 1‐B)

County of Orange

Existing Military Buildings and Vacant Land

East Child Care Facility (Neighborhood A, PA 1‐D)

City of Tustin Existing Military

Buildings

East Urban Regional Park (Neighborhood C, PA 6)

County of Orange

VacantExisting Military Buildings

South Commercial/Office Private Vacant

Southeast Mixed Use (Neighborhood E, PAs 9‐12)

Private Vacant

Southwest Educational Village (Neighborhood A, PA 1‐G)

City of Tustin

Existing Military Buildings and

Vacant LandVacant

Southeast Sheriff’s Training Academy (Neighborhood A, PA 1‐F)

RSCCD Developed

4 Ground breaking held April 2008.

5 Approximately 70% of proposed residential units on the site are completed.

Figure 4 ATEP Site and Surrounding Programmed Uses7

7 This map was previously created for the City by PSOMAS Engineering. The City has determined that the Warner Avenue right‐of‐way area north of Neighborhood E (PAs 9 and 10) is not proposed for commercial/business development.

Comment [JK5]: Revised per City Comment #6.

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TUSTIN LEGACY SPECIFIC PLAN/REUSE PLAN

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 George H. W. 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.

The City of Tustin adopted a combined Specific Plan/Reuse Plan, which is called the Tustin Legacy Specific Plan/Reuse Plan (Tustin Legacy Specific Plan or Plan), to guide the conversion of the base from military to civilian use. The Plan includes detailed planning requirements, policies, and regulations, as well as implementation strategies and procedures. The Reuse Plan was first adopted on October 31, 1996, and then amended on September 8, 1998. On February 3, 2003 the City adopted the Specific Plan by ordinance (City Council Ordinance No. 1257). The City later approved a number of Specific Plan Amendments/Zone Changes as follows:

• March 7, 2005 Specific Plan Amendment/Zone Change 04‐03 (Ordinance 1297)

• March 1, 2005 Specific Plan Amendment/pre‐zoning of MCAS Tustin Specific Plan Disposition Parcel 36 (Ordinance 1294 and 1295)

• June 5, 2005 Specific Plan Amendment/Zone Change 05‐01 (Ordinance 1299).

• and then amended it on April 17, 2006 Specific Plan Amendment/Zone Change (City Council Ordinance No. 1311).

As illustrated in Figure 2, the Tustin Legacy Land Use Plan includes different land use designations that are assigned to each parcel within the Specific Plan. Additionally, each designation has been assigned a Planning Area (PA) number, which are shown on Figure 6. According to the Specific Plan, the PA is the smallest geographic unit for the application of development regulations.8 Based on the allowed land uses within the PAs, development standards are customized for each PA and grouped according to the neighborhood. The ATEP Campus is in Neighborhood A, which includes PAs 1‐A through 1‐G and PAs 2 and 3. The Specific Plan designates all PAs in Neighborhood A as education‐oriented development. Collectively, the PAs designated for education‐oriented development are identified in the current Specific Plan as the Education Village. The ATEP Campus is comprised of PAs 1‐A and 1‐E.

In addition to prescribing allowed land uses by Neighborhood and PA, the Specific Plan regulates the amount of development allowed per PA via maximum Floor Area Ratios (FAR) (non‐residential) and maximum numbers of units (residential). These development limitations are shown in Tables 3‐1 and 3‐2 (Land Use Plan Statistical Analysis) of the Specific Plan. For non‐residential land uses, the calculation of development potential (i.e., maximum FAR) is based on gross acreage figures for each PA, which excludes land devoted to arterial roadways.9 The Specific Plan further regulates development potential per Neighborhood by assigning an average daily vehicle

8 Tustin Legacy Specific Plan, April 17, 2006, Page 3‐5. 9 Tustin Legacy Specific Plan, April 17, 2006, Page 3‐5.

trip (ADT or trip) limits budget(caps) based on allowed land uses and ADT generation rates per land use unit. The trip budget establishes a baseline capacity of ADT for each neighborhood and is shown in Table 3‐3 of the Specific Plan. While the trip budget has been allocated in the Specific Plan by neighborhood and in this document by PA, this is for ease of administration only. The overall neighborhood trip budget controls the amount and intensity of non‐residential uses by neighborhood. Table 2 provides a breakdown of development potential and ADT allocations for Neighborhood A based on parcel acreage and FAR for administrative purposes.

Table 2 Neighborhood A Square Footage and Trip Budget10

As indicated in Table 2, the 68‐acre ATEP Campus has a maximum FAR of 0.3,11 which translates into a maximum square footage allowance of 893,851 square feet (SF) (68.4 acres x 43,560 SF x 0.3 FAR = 893,851 SF).12 Of the allowed 893,851 SF, only 15,00014,676 SF of interimexisting facilities have been built on the ATEP Campus.13 The permanent ATEP Campus facilities totaling 893,851 SF will may replace the 14,676 15,000 SF of interimexisting facilities or incorporate the existing facilities into the Campus. In either scenario, the overall Campus square footage will not exceed 893,851 SF. The Tustin Legacy Specific Plan and Traffic Study have assumed a trip generation rate of 6.12 ADT per 1,000 SF for the entire ATEP Campus.14 This results in an ADT cap budget of 5,470 ADT (893,851 SF/1,000 SF x 6.12 trips = 5,470 ADT).15 The ATEP Campus has no arterial or local roadways onsite

10 Data derived from Tustin Legacy Specific Plan, April 17, 2006, Tables 3‐1, 3‐2, and 3‐3. The SF Requested column in Table 2 represents the permanent ATEP Campus facilities at 893,851 SF, which will replace the 15,000 SF of interim Campus facilities. 11 Tustin Legacy Specific Plan, April 17, 2006, Page 3‐25. 12 Tustin Legacy Specific Plan, April 17, 2006, Table 3‐3, Page 3‐18. 13 Existing MCAS facilities have not been included in the existing SF, because none are habitable at this time. Only the military chapel will be preserved at the ATEP Campus. The military chapel SF is included in the 893,851 SF ATEP Campus total. 14 Tustin Legacy Specific Plan, April 17, 2006, Table 3‐3, Page 3‐18. 15 Tustin Legacy Specific Plan, April 17, 2006, Table 3‐3, Page 3‐18.

Planning Area Owner Land Use Max. FAR

Gross Site Acreage

Net Site Acreage

Total Max. SF based on Gross Site Acreage

Total SF Constructed to Date

SFRequested

Potential Trips

Allocated (ADT's)

Trips Allocated to Date

Remaining Trips

1‐A, 1‐E SOCCCD ‐ ATEP Education‐oriented Development

0.3 68.4 68.4 14,676 893,851 5,470 90 5,380

1‐A Elem/Middle School Education 0.3 10 10 ‐ ‐ 561

1‐B County SheriffSheriff's Tactical Training Center

0.35 10 10 ‐ ‐ 933 ‐ 933

1‐C County of Orange Abused Children's Shelter 0.35 4 4 ‐ ‐ 373 352 21

1‐D City ‐ Child Care Child Care Center 0.3 2.4 2.4 ‐ ‐ 192 ‐ 192

1‐F RSCCD Sheriff’s Training Academy 0.3 15 15 56,000 ‐ 1,200 343 856

1‐G City of Tustin Education 0.3 18.5 14.9 ‐ ‐ 1,480

2 City of Tustin Community Park 0.1 24.1 24.1 ‐ ‐ 1,297

3 County of Orange Rescue Mission 0.6 5.1 5.1 ‐ ‐ 941

158 154 1,586,476 70,676 893,851 12,447 785 7,382

NA1 Unknown1 Unknown1 6,220

237 229 1,586,476 126,676 893,851 18,667 1,480 9,384Total Acreage or ADT's

Notes: 1 The existing trip budget for Neighborhood A - 17,734 ADT (Specific Plan Table 3-3) is sufficient to accommodate development of all parcels in Neighborhood A at the existing FARs, which would be equal to 12,447 ADTs. The City amended the Specific Plan and assigned an additional 6,220 ADTs to Neighborhood A, which exceeds the trip budget for the Neighborhood and is not necessary for full development of the PAs in Neighborhood A at the existing FARs.

Subtotal Acreage or ADT's

1,586,476

that would be deducted from the total site gross acreage. Section 2.3.5 (Public Benefit Conveyances)16 of the Specific Plan describes the anticipated land uses on the District’s portion of the Education Village as a campus that will provide a “unique educational opportunity involving advance[d] education (extension and advanced degree opportunities), vocational training, business incubators, etc.”17 “Advanced degree opportunities” may be provided by four‐year universities also located on the ATEP Campus.

Figure 6 Legacy Specific Plan Neighborhoods and Planning Areas

ATEP CAMPUS BACKGROUND

In May 2002 the Department of the Navy (Navy), the previous owner of the base, agreed to convey a portion of the former MCAS – Tustin via an Economic Development Conveyance to the City subject to terms and conditions of the “Agreement Between The United States of America and the City of Tustin, California, For The Conveyance of a Portion of the Former Marine Corps Air Station Tustin (Navy Conveyance Agreement).” Another portion of the former MCAS – Tustin was leased to the City by the Navy pending its eventual conveyance to the City pursuant to

16 Although the discussion of the District property falls under Tustin Legacy Specific Plan Section 2.3.5 (Public Benefit Conveyances), the ATEP Campus was not conveyed pursuant to a Public Benefit Conveyance, rather it was via an Economic Benefit Conveyance. 17 Tustin Legacy Specific Plan, April 17, 2006, Page 2‐26.

the “Navy Conveyance Agreement and the Lease in Furtherance of Conveyance (LIFOC) Between the United States of America and The City of Tustin, California for Portions of the Former Marine Corps Air Station Tustin. The Navy is currently the owner of approximately 230 acres of the former MCAS Tustin, including a 30.7 acre portion of the ATEP site. An Economic Development Conveyance permits the transfer of property at less than fair market value or no cost in order to generate rapid reuse and production of jobs.

In April 2004 the ATEP portion of the MCAS – Tustin site conveyed to the City was conveyed via an Conveyance Agreement and quitclaim deed Economic Development Conveyance byto the District Conveyance Agreement. An Economic Development Conveyance permits the transfer of property at less than fair market value or no cost in order to generate rapid reuse and production of jobs. Of the 68‐acre ATEP Campus, 37.7 have been transferred to the District under a Quit Claim Deed, dated April 22, 2004. The remaining 30.7 acres will be subsequently conveyed to the District when property is released for such conveyance by the Navy. This portion of the Campus is covered by the LIFOC; therefore, until the property is conveyed, this portion of the property is subleased to the District by the City of Tustin, which leases the property from the Navy. The LIFOC will likely remain until a determination is made that the property is suitable for transfer/conveyance. There are four remaining LIFOC “carveout” areas on the former MCAS – Tustin. The LIFOC area pertaining to the ATEP Campus is Carveout (CO) 5 and is illustrated in Figure 7 and further described below.

ENVIRONMENTAL CONDITIONS

MCAS – Tustin was initially established during World War II as a Navy lighter‐than‐air (LTA) facility to support air patrols off the southern California coast. The MCAS – Tustin site consisted of over 1,600 acres and operated from 1942 until closure under the Base Realignment and Closure Program in July 1999. The facility was commissioned in the fall of 1942 and served as an LTA base until 1949, when it was decommissioned. The facility was then used as an outlying field for other military operations in the area, primarily those of MCAS ‐ El Toro. In 1951, MCAS – Tustin was reactivated to support the Korean Conflict and was used solely for helicopter operations. On July 2, 1999, operational closure of all military activities at MCAS – Tustin was completed.

While MCAS – Tustin was an active military operations facility, more than 200 structures and various facilities were used on an ongoing basis. The structures and facilities included two timber‐frame blimp hangars, a 3,000‐foot runway, aircraft parking aprons, and numerous aircraft maintenance shops. Operations at MCAS ‐ Tustin generated wastes from routine helicopter, ground‐support equipment, and vehicle‐engine maintenance activities, as well as from various engine fluids. Wastes included engine oil and hydraulic fluid, solvents from cleaning and degreasing aircraft and vehicle parts, jet fuel, and waste rags contaminated with oils and solvents. Other activities that generated minor amounts of waste included paint removal, paint thinner use, aerosol paint can disposal, engine coolant replacement, and metallic fuel filter and tank cleaning.

In 1980, Installation Restoration Programs (IRPs) were established to identify and remediate contaminated sites at military bases. IRP sites are sources of environmental contamination that are either within the boundaries of a base or have migrated off‐site. Operable units (OUs) are designated for the extent of a groundwater remediation area. Seven sites on MCAS – Tustin were identified as requiring a Remedial Investigation/Feasibility Study (RI/FS) under the IRP.

To facilitate the closure and environmental restoration processes, the Navy organized a BRAC Cleanup Team (BCT) in 1993. The BCT is composed of representatives of the United States Environmental Protection Agency (U.S. EPA), and the California Environmental Protection Agency (Cal‐EPA) Department of Toxic Substances Control (DTSC), with support from the Santa Ana Regional Water Quality Control Board (RWQCB). The BCT is the decision‐making body for the level and methodology of remediation. The BCT has been collectively managing and coordinating cleanup and closure activities at MCAS – Tustin. Quarterly groundwater monitoring at former MCAS ‐Tustin was initiated in 1995 to determine the extent of groundwater contamination.

The objectives of the environmental restoration program for former MCAS ‐ Tustin are as follows:

Expedite and improve environmental response actions to facilitate the disposal and reuse of the site; Protect human health and the environment; Comply with existing federal, state, and local statutes and regulations; Conduct IRP activities in a manner consistent with Section 120 of the Comprehensive Environmental

Responses, Compensation, and Liability Act (CERCLA) as amended by the Superfund Amendments and Reauthorization Act;

Meet the provisions of the Federal Facilities Agreement (FFA); Continue efforts to identify potentially contaminated areas; Establish priorities for environmental restoration and restoration‐related compliance activities so that

property disposal and reuse goals can be met; Design schedules and estimate costs for performing remedial activities for IRP sites and compliance

program issues; and Identify and map areas suitable for transfer by deed/lease and areas unsuitable for transfer by deed.

Under CERCLA, contaminated federal property cannot be transferred until all necessary remedial actions have been undertaken or a remediation system is operating properly and successfully. Cleanup responsibility remains with the Navy until the property is fully remediated. Per the Final MCAS – Tustin Environmental Impact Statement and Environmental Impact Report (FEIS/EIR), “the Navy has identified all known areas of contamination on the Air Station and will implement appropriate response actions to protect human health and the environment.” Because of this, the Final MCAS – Tustin FEIS/EIR determined that the “reuse of MCAS – Tustin would have no significant affect on certain issues areas, including…hazardous wastes, substances, and materials.” As such, the City’s Mitigation Monitoring Report (MMR) for the Final FEIS/EIR does not require remediation of environmental contamination by any party other than the Navy.

The northwest corner of the ATEP Campus is currently developed with five modular office/classroom and support buildings. These buildings were constructed in 2007 and compose the temporary existing facilities for the Campus. Nineteen buildings from the former MCAS – Tustin that were constructed between 1943 and 1988 are scattered across the remainder of the site south of Valencia Avenue. The MCAS – Tustin buildings consist of barracks, administrative office buildings, a mess hall, a fitness center, a church and a maintenance hangar. All of the former MCAS – Tustin buildings have been vacant since the Base was closed in July 1999. A small portion of the easternmost part of the Campus is covered by a concrete tarmac where helicopters were formerly stored. Former storage sheds and facilities are also situated throughout the Campus. Less than five percent of the ±68‐acre ATEP Campus is covered by the footprints of the MCAS – Tustin buildings. The remainder of the Campus has asphalt

paved streets and parking lots, concrete sidewalks and landscaping/groundcover. It is anticipated that none of the existing MCAS Tustin improvements with the exception of the Chapel, will be reused for the ATEP Campus.

The overall ATEP Campus is designated as all of Parcels 1 and a portion of parcel 19. A portion of Parcel 1 (37.7 acres of the Campus) received a Finding of Suitability to Transfer (FOST) in 2002 indicating the property was environmentally suitable to transfer by deed for unrestricted use of the parcels. The remaining portions of Parcel 1 and Parcel 19 of the ATEP Campus (30.7 acres) received a Finding of Suitability to Lease (FOSL) concurrently with the FOST. The FOSL establishes restrictions that are imposed on leases of property within contaminated areas to allow use of property without impeding the cleanup and to prevent human exposure to potential contaminants while remedial action is being completed. The remaining 30.7‐acre LIFOC site will not be conveyed to the District until this portion of the ATEP Campus is released by the Navy. This will occur after until a FOST is issued (anticipated on approximately December 3, 2009).18anticipated in approximately 2012‐2013). Therefore, this portion of the ATEP Campus is currently subleased to the District by the City of Tustin.

A Phase I Environmental Site Assessment (ESA) was performed for the ATEP Campus. The ESA included a site reconnaissance as well as research and interviews with representatives of the public, property ownership, site manager, and regulatory agencies. The following is a summary of the assessment findings, conclusions, and recommendations. The ESA included a database report from Environmental Data Resources (EDR) for the ATEP Campus and the surrounding area. MCAS – Tustin was identified on the DOD, LUCIS, Envirostor, Cortese, LUST, Response, Deed, Historic CalSites, School, and AST lists. Because the ATEP Campus is only a portion of the MCAS Tustin site, the database reports may not relate to the ATEP Campus property. Selected pertinent documents related to the ATEP Campus were reviewed at the report repository located at the former MCAS ‐ EI Toro, Building 307. Below is a summary of the reviewed documents.

As discussed previously, 37.7 acres of the overall 68‐acre ATEP Campus were conveyed to the District in 2004 following remediation on this portion of the ATEP Campus. Before conveyance, 19 Underground Storage Tanks (USTs) were removed from the ATEP Campus by the Navy. The USTs consisted of one gasoline, one diesel fuel, two waste oil tanks and 15 fuel oil tanks that ranged in size from 360‐gallons to 14,000 gallons. Limited soil contamination was found at several of the UST locations but was remediated in each case. Each UST received site closure from either the California Regional Water Quality Control Board (CRWQCB) or the Orange County Health Care Agency (OCHCA) between 1996 and 1999. Two Above Ground Storage Tanks (ASTs) were closed in 1998. Eleven "areas of concern" were noted and investigated in 1999. No significant soil contamination was found in these areas. However, the military kept little or no records of where the tanks were or if any were ever removed prior to the early to mid 1980's. Based on this information, there maybe unknown fuel oil USTs and subsurface contamination at the Base that may be encountered during implementation of the LRP. The removal of any previously unknown USTs and any subsequent remedial activities would be the responsibility of the Navy.

18 Draft Amended Site Management Plan Fiscal Year 2009 Update. Former Marine Corps Air Station, Tustin CA, June 2008.

Comment [JCK14]: Revised per City LRP comment #13.

Comment [JCK15]: Revised to clarify description.

Comment [JK16]: Revised per Draft Amended Site Management Plan Fiscal Year 2009 Update.

Comment [JK17]: Draft Amended Site Management Plan Fiscal Year 2009 Update.

There are two contamination areas (groundwater contaminant plumes) affecting the ATEP Campus. The two groundwater contaminant plumes are designated as OU‐1A (IRP‐13 South – TCP Groundwater Plume) and MTBE Plume (UST 222). OU‐1A is a former paint stripper, drum storage and wash area; and UST 222 is a former gasoline service station. The mingled contamination from the OU‐1A and MTBE Plumes are affecting the northeast portion of the ATEP Campus and vicinity. These plumes consist of MTBE (methyl tertiary butyl ether), TCE (trichloroethene) and TCP (1, 2, 3, trichloropropane). The TCE and TCP plumes are comingled and flow beneath portions of the northeastern side of the Campus. The source of these plumes originated north of the ATEP Campus.

The Navy initiated activated its two initial treatment systems for the MTBE and 1,2,3‐TCP plumes the TCRA (time‐critical removal action) at OU‐1A in 2001. The primary objective of thesethis interim temporary measures was to mitigate the threat of uncontrolled horizontal and vertical migration of MTBE and 1,2,3‐TCP into the regional groundwater aquifer below OU‐1A . The Time‐Critical Removal Action (TCRA) system extracts groundwater pumped from seven extraction wells located along the primary axis of the 1,2,3‐TCP plume. The Petroleum Corrective Action Program (PCAP) to mitigate MTBE contamination consists of eight extraction wells: two in the source area and six down gradient. Extracted This groundwater is then processed through a groundwater treatment system and the treated groundwater is discharged into a storm drain. Based on the Final 2006 Annual TCRA Performance Evaluation Report for Operable Unit 1A (dated September 2007), the TCRA system has operated successfully to contain the 1,2,3‐TCP plume.

The Remedial Design (RD) for cleanup of OU‐1A/MTBE Plume was completed in 2007 and the Navy has begun implementing the Remedial Action (RA). The remedial action objectives are: one, reduce concentrations of volatile organic compounds (VOCs) in groundwater to levels consistent with remediation goals, or until the plumes have stabilized, and prevent or limit VOC migration beyond the current plume boundaries; and two, protect human health by preventing extraction of VOC‐impacted shallow groundwater for domestic use until remediation goals are achieved. The remedial action remedy for OU‐1A includes hydraulic containment of groundwater with hot‐spot removal in the source area. The plumes are being contained hydraulically by locating extraction wells within the plume at the source area and at the toe of the plume. Groundwater in the hot‐spot areas with the highest concentrations of contamination is being extracted and treated by a water treatment system. Groundwater monitoring wells monitor the progress and effectiveness of the remedy to make sure the plume is being contained and that concentrations of VOCs are decreasing. Institutional controls prevent extraction and use of contaminated shallow groundwater.

As of early 2008, a total of nine extraction wells (four of which are new wells) are operating in OU‐1A. Eighteen new monitoring wells and 2,900 feet of conveyance piping have been installed as well as the water treatment system. Navy contractors conduct biweekly, monthly, and quarterly inspections of these systems to ensure they are operating effectively. Quarterly sampling is also conducted to ensure discharged water is in compliance with the Orange County Sanitation District (OCSD) permit. The approximate locations of the groundwater monitoring and extraction wells on the ATEP Campus are illustrated in Figure 5. The Draft Amended Site Management Plan Fiscal Year 2009 Update estimated that a FOST will be issued December 3, 2009. complete remediation of these plumes is anticipated by mid 2010. Issuance of the FOST will be contingent on the Navy’s determination that the site contamination is no longer a threat to the public health and safety.Prior to the release of the 30.7‐acre LIFOC portion of the ATEP Campus by the Navy and construction of permanent structures, the BCT will certify the LIFOC area has been cleaned and all prior contamination risks have been abated.

Comment [JK18]: Revised per clarification from the District’s environmental consultant.

Comment [JK19]: Revised per clarification from the District’s environmental consultant.

Comment [JK20]: Revised per Draft Amended Site Management Plan Fiscal Year 2009 Update and City comment #17.

SHORT RANGE ACADEMIC & FACILITIES PLAN

In March 2008, the District Board of Trustees approved the SRP. The SRP was intended to be in place until the Board’s adoption of the LRP. The SRP described the existing interim ATEP Campus located on Lansdowne Road and Valencia Avenue, which is considered Phase 1 of the ATEP Campus. This Campus began offering classes in August 2007. The SRP also described aesthetic landscaping and signage improvements that will occur in 2008 and some of the efforts underway to attract public and private partners for the development of the permanent Campus facilities. In addition, the SRP established a framework for developing and operating the interimexisting Campus and generally described the efforts underway to develop the permanent Campus facilities until the LRP is approved by the Board of Trustees. This LRP will replace the SRP.

The SRP describes various security and maintenance efforts and landscaping and screening that the District has been or will be undertaking at the ATEP Campus. The District has already completed many of these efforts and others shall be implemented even after the LRP is approved. Regarding the security efforts, the Security section of this LRP describes the District’s efforts to provide a safe and secure Campus.

Approximately 19 MCAS buildings are scattered throughout the site currently while 2 other buildings have been demolished after the approval of the existing ATEP campus. The District developed a monthly maintenance contract for the entire 68‐acre ATEP site to 1) conduct visual inspections of the existing military buildings and report damage to the District; 2) secure the military buildings to restrict access into the buildings and report signs of trespassing or squatters occupying the buildings to the District; 3) remove debris and trash; and 4) trim vegetation, grass, shrubs and trees to the required length on a quarterly basis, including the undeveloped open areas. Such maintenance will continue until it is phased out by the demolition of the remaining military buildings, except the military chapel building on the 68‐acre site in order to develop the permanent ATEP Campus.

The SRP also identified landscaping to be completed in the vicinity of the existing ATEP campus. The landscaping would be installed on the east and west sides of Lansdowne Road, just north of Valencia Avenue. Additionally the City requested that the District replace existing landscaping along the ATEP campus parking lot frontage on north of Valencia Avenue, east of Landsdowne Road. Although the existing landscaping is drought tolerant, the City believes that more water intensive landscaping would be more consistent with the Tustin Legacy Specific Plan palette and design. The City also requested the District install new temporary curbside adjacent landscaping at a width of 30 feet along Valencia Avenue and at a width of 20 feet along a portion of Armstrong Avenue using the Tustin Legacy Design Guidelines and landscape palette. However, the spacing of trees will be increased and ground cover density will be reduced in consideration for the temporary nature of the streetscape improvements.

The SRP previously identified the need for temporary screen fencing along the south side of Valencia Avenue to limit views into the site, trespassing and dust from blowing directly onto the site. The City later also requested that ATEP Campus “branding” signage be installed at highly visible areas (e.g. intersections) indicating that the ATEP Campus is coming soon. Along Valencia Avenue, the City asked that the temporary fencing be moved back several more feet from Valencia Avenue to the ATEP site setbacks pursuant to the Tustin Legacy Specific Plan.

Comment [JK21]: Revised per City comment # 18.

These requests were reflected in the SRP. Before any improvements are made, the District will consult with the City and obtain the appropriate approvals. The implementation of the SRP improvements will continue even after the approval of the LRP.

EXISTING INTERIM ATEP CAMPUS FACILITIES

ATEP opened its Phase 1 interim Campus facilities in Fall 2007 with an enrollment of approximately 400 students. ATEP grew quickly and is now serving over 540 students.

The one‐acre interimexisting Campus illustrated in Figure 8 currently houses five buildings with 15,000 square feet (SF) of classrooms, a high‐end computer lab for training on dual platform Mac and PC, a digital (Wi‐Fi) café, a virtual library center, a design modeling and prototyping lab, and an optics and photonics lab. Figure 8 shows the interimexisting Campus in relation to the overall ATEP site.

The interimexisting Campus facilities were completed under the authority of the Conveyance Agreement, City of Tustin Concept Plan approval and processing of ATEP’s existing buildings and site improvements through the California Division of the State Architect (DSA).

Figure 8 InterimExisting ATEP Campus Site Plan

In addition to the interimexisting Campus facilities, approximately 19 military buildings are scattered throughout the ATEP Campus south of Valencia Avenue. Roadways, utility infrastructure and landscaping can also be found throughout the site. The interimexisting Campus and existing buildings can be seen in Figure 3, Aerial of ATEP Campus, and Figure 5, Existing Facilities, and will be demolished with the exception of the chapel. The City requested the District install fencing with screening material around the ATEP Campus south of Valencia Avenue to preclude access to and views of the military facilities. However, the District learned in conversations with the City

of Tustin Police Department that they are concerned the fencing screening will limit visibility and hinder the Police Department’s efforts to combat trespassing, theft and vandalism. Therefore, the District is continued tocurrently working with the City of Tustin to identify an appropriate temporary fencing solution. Later, at the end of September 2008, the City staff clarified that the City Council’s desire is for temporary green fabric screening to be installed on the existing fencing. The District will honor this request.

ATEP PLANNING PROCESS

In 2005 and 2006 the District held ATEP Campus visioning sessions to: 1) identify the opportunities that might exist for the ATEP site; and, 2) formulate recommended programs to be implemented on the Campus. A long‐range vision for ATEP, incorporating both programmatic and site/use options, was generated as part of the outcome for the process. This included determining the space needs to support the planned courses to be offered at ATEP. The 2006 visioning effort identified the needs of the community, influenced the development of educational programs to be offered and created interest for private/public partnerships. The effort was helpful for providing a foundation for the development of the site, including the LRP.

The vision for ATEP was formulated around a framework of internal and external considerations, including the District’s and ATEP’s mission statements and goals, input received from the general public, government and civic interests, education (public and private) and local business and industry, and the results from a thorough analysis of the demographic characteristics of the ATEP Campus primary service area. In this latter regard, the demographic of the service area and identification of the trends and/or conditions that could impact ATEP’s course and development programs were foremost among the considerations.

Formal and informal discussions and meetings, including interview sessions with administrators/managers, faculty, classified staff, and students at Saddleback and Irvine Valley Colleges provided invaluable input into the ATEP visioning sessions. Other mediums for providing input included written questionnaire responses from Saddleback College and Irvine Valley College students, faculty and staff about the desired programs and atmosphere to be provided at ATEP, informal dialogues with civic, education, and business and industry representatives and most significantly, a Breakfast Roundtable Meeting (BRM) held on November 2, 2005 for constituency groups of the service area. The constituency groups included those from local government and civic affairs, education (postsecondary public and private institutions), and local business and industry. The BRM program was endorsed and supported by the Orange County Board of Supervisors in 2006, and the Orange County Business Council (OCBC) as part of its “Innovation in Business Week,” which is now a month‐long effort dedicated to innovation in Orange County. The purpose of the BRM was to promote the rollout of ATEP, to create a dialogue venue for/with potential user/constituents, and to ascertain the interest and potential for public and private partnerships. The above visioning effort provided a solid base from which conclusions could be drawn. The following themes were underscored in reviewing the conclusions of the cumulative input processes and were incorporated into this LRP:

1. Workforce development/workforce preparation should be an important component of ATEP’s program. 2. ATEP’s programmatic focus should be on emerging and advanced technologies. 3. Joint‐venture partnerships for developing the site are a real and viable possibility.

Comment [JK26]: Revised per clarifications made by the City during a meeting with City staff on September 24, 2008.

REGULATORY REQUIREMENTS & PROCESSES

Establishment of the permanent ATEP Campus may involve a number of processes that are described in the District Conveyance Agreement, Tustin Legacy Specific Plan and other local and State regulations. These processes are listed in Table 3 below, which also indicates the processes that the District has completed. The ATEP Authorizing Environment Flow Chart (Figure 9) illustrates the relationships between the key processes and indicates the authorizing agency for each process. As noted in Table 3, the District has made significant progress towards the development of the permanent ATEP Campus.

Table 3 Implementation Process Matrix

PROCESS STATUS NOTES

District, engaged Rosenow Spevacek Group, Inc. (RSG) to: (a) research and complete an initial program need assessment and potential uses; (b) identify potential funding sources and the appropriate commercial/industrial uses for the site; (c) define the scope of the master plan; and (d) develop a master plan.

Completed

RSGs findings included: (1) that there are educational needs in the areas of high technology, business incubator programs, English as a second language, culinary arts training, hospitality management training, multi‐media program and higher education programs; and (2) that the public and private sectors are sources of capital to underwrite the programs.

The Board of Trustees identified at its December 7, 1999, meeting the functions that ATEP would provide.

Completed

These included: (1) hi‐tech courses and program; (2) Digital TV, video, and film production; (3) virtual reality training; (4) culinary arts and hospitality; (5) international student housing; (6) English as a foreign language instruction; (7) business incubator; (8) applied research; and (9) contract education.

The District applied in 1999, and was awarded, an economic development grant for an “industry driven regional education and training collaborative” from the State Chancellor’s Office to establish the Center for Digital Innovation, a collaborative industry‐driven training center advancing workforce skills in digital media.

Completed

Comment [JK27]: Revised per update provided by the ATEP staff.

A Mission Statement and Vision for ATEP was developed and presented to the Board of Trustees on March 9, 2000.

Completed

The program opportunities that were identified to implement this vision were: (1) regional hospitality center; (2) international telemedicine/distance education hub; (3) center for international study; (4) Center for Applied Competitive Technologies (CACT); (5) Center for Digital Innovation (VTEC); (6) sound/film stage; (7) science and technology academy; (8) summer science and technology camp; and (9) Cal State Fullerton engineering, computer science, and business. The proposed facilities included buildings for incubators, stages, conference and media. The chapel building was proposed to be preserved. Funding recourses included grants, development by private partners, leasing of sound stages, food serve revenue, leasing space to other educational partners and to incubators, contract education, and operation fees associated with the hospitality center.

The Board of Trustees also approved at the March 27, 2000, meeting guidelines for future uses and operation at the Property.

Completed

A. The guidelines included the following:

B. Education programs may be provided in conjunction with other college districts, universities, colleges, educational or cultural institutions, businesses, foundations, agencies, federal or state entities or agencies, and industries.

C. The educational programs would be generally of a “non‐traditional” nature.

D. Partnerships may share the facilities and must benefit students in addition to the specific educational programs or business objections of the interested company, agency or institutions.

E. Organizations and businesses may rent facilities from the District if such occupants are deemed by the District to be compatible with and complimentary to an education center, and beneficial to the District.

F. Partnerships may be established to permit businesses and industries to establish a showcase in the community that will bring a significant benefit to students and community members.

G. The cost of the development of the facilities would be funded from District revenue, grants, foundation support, donations, donations, and partnerships.

H. Education programs may include: (1) hi‐tech courses and program; (2) TV, video, film production; (3) virtual reality programs; (4) science and technology, research and courses; (5) culinary arts, hospitality, conference training; (6) foreign language and English language institute; (7) career, education, language and vocational assessment center; and (8) natural history, paleontology laboratory, museum and curator program.

The Board of Trustees on March 6, 2001, considered further defining programming elements for the ATEP Campus. The programming elements were based on, and consistent with, the Board approved 2000 Mission Statement, Vision and Guidelines for Future Uses and Operations at ATEP.

Completed

The Board determined that ATEP is to be focused on workforce development engaging in entrepreneurial models that included: (1) maximize revenue sources that help support and sustain campus and the mission; (2) public/public alliances including multi‐institutional collaboration; and (3) public/private alliances encouraging technology showcases. This approach was consistent with the California Community Colleges Economic Development Program was to intended to, among other goals: (1) coordinate a community college response to meet statewide work force needs that attracts, retains, and expands businesses; (2) develop strategic public and private sector partnerships; and (3) assist communities experiencing military base downsizing and closure.

The Mission Statement and Vision for ATEP was refined and again presented to and approved by the District Board of Trustees on April 12, 2001.

Completed

The Mission for the ATEP Campus was to create a unique and innovative collaborative industry/educational model. The Model was to be implement through three programs: (1) development of the Digital Innovation Center for the Arts, Science and Technology (DICAST); (2) creation of an environment for emerging centers of excellence that would include CACT and upcoming design industries, hospitality/culinary, telemedicine, and entrepreneurship; and (3) establishment of the “Forum at the Park,” in which ATEP would serve as an industry/educational event venue. Essential to the vision for ATEP was the focus on the development of several strategic public‐public and public‐private collaborative education/industry partnerships that would create an innovative learning environment for technology driven industries benefiting students.

The Board of Trustees also considered, and approved, at the April 12, 2001, meeting the guidelines for future uses and operation at the Property.

Completed

The guidelines included the following:

A. Education programs may be provided in conjunction with other college districts, universities, colleges, educational or cultural institutions, businesses, foundations, agencies, federal or state entities or agencies, and industries.

B. The educational programs would be generally of a “non‐traditional” nature.

C. Partnerships may share the facilities and must benefit students in addition to the specific educational programs or business objections of the interested company, agency or institutions.

D. The cost of the development of the facilities would be funded from District revenue, grants, foundation support, donations, donations, and partnerships.

DICAST was to be implemented through a public‐private partnership. Bastien and Associates, Inc. designed floor plans, beginning in May 2000, to convert the helicopter hanger into a teleproduction and sound stage for the DICAST Project. The floor plans were submitted to the Board of Trustees at its April 12, 2001, meeting.

Completed

Bastien and Associates, Inc., along with GKK Works, are the architect and design firms that developed the site plan and architectural designs for the current LRP.

The District applied for and received a grant for the DICAST Program in 2000 from the State Chancellor’s Office, Economic Development Division.

Completed

The District did not request the grant from the State Chancellor’s Office be renewed for the second year because the District had been unable to occupy the Property.

The District was awarded in 2001, a grant from the Economic Development Administration to construct a 20,000 square foot digital media business incubator that would support DICAST.

Completed

A curriculum assessment and identification of development activities for the creation of the new courses/programs for ATEP was also developed and presented to the District Board of Trustees on April 12, 2001.

Completed

New curriculum and programs for ATEP included: (1) recording technologies; (2) digital media; (3) E‐Commerce; (4) WebMaster; (5) Web Designer; (6) traditional animation; and (7) model making and design. One of the alliances ATEP negotiated in 2000 was with Motorola University.

Conveyance Agreement Execution

Completed – April 22, 2004

All subsequent steps and stages have been geared toward implementation.

InterimExisting Campus Facilities Space Needs Analysis

Completed – 2004

Based on the needs assessment a Concept Plan was developed. The Concept Plan that was developed was for Phase 1 of the ATEP Campus to be situated on the northwest corner of Valencia Avenue and Lansdowne Road.

Bid Request and Selection for Modular Building Design and Construction

Completed ‐ 2004

Preparation of Building Plans for InterimExisting ATEP Campus Facilities

Completed – 2004

Concept Plan for InterimExisting ATEP Campus Facilities

Completed – December 8, 2004

Required by Tustin Legacy Specific Plan prior to construction of the interimexisting ATEP Campus.

Curriculum Development and Approval for InterimExisting ATEP Campus Facilities

Completed – 2005 ‐ 2006

Contractor Bid Request and Selection for Construction of InterimExisting ATEP Campus Facilities

Completed – 2005 ‐ 2006

ATEP Public Planning Process/ BRM/ Campus Visioning

Completed – 2005 ‐ 2006

Incorporated public feedback and surveys in the academic and site plans. The visioning sessions included formal and informal discussions and meetings including a breakfast roundtable meeting held on November 2, 2005 for constituency groups of the ATEP service area that was endorsed by the Orange County Board of Supervisors and the Orange County Business Council as part of its “Innovation in Business Week.” A long‐range vision for ATEP, incorporating both programmatic and site/use options, was generated as part of the outcome of the process.

Request for Proposal (RFP) for private partners and outreach to public partners

Completed – Fall 2006

ATEP Site/Use Development Plan 2006

Completed – March 8, 2006

Board of Trustees approved the Site/Use Development Plan for the ATEP interimexisting Campus.

Construction of Interim Existing Campus Infrastructure, Buildings, and Parking Lot Facilities, and Landscaping

Completed – 2006 ‐ 2007

The District developed facilities plans for the ATEP Campus and incorporated them into the District’s 2006 Facilities Master Plan.

Completed ‐ 2006

In the Facilities Master Plan, the intent to form partnerships with business, other educational institutions, non‐profit organizations and government groups was highlight. The focus of the ATEP plans was to create a distinctive, synergistic learning environment that will bridge the gap between education and work experience. The plans for the ATEP Campus included biotech and biomedical business incubators, virtual reality, simulation labs, digital film production and technology, robotics, photonics, rapid prototyping, 3‐D model‐making, automotive design, and culinary arts program. The District also stated its intention to encourage private investment and joint venture developments to assist with developing the ATEP Campus.

Hiring of CPS Security Solutions (CPS) to Assist with Securing InterimExisting ATEP Campus Facilities During and After Construction

Completed ‐ 2006

Comment [JK28]: Revised per clarification by the District on the scope of work completed

Interim Phase 1 Campus Faculty and Staff recruitment and hiring

Completed ‐ 2007

Programs of the class offerings were developed and sent out to the public

Completed

An independent website for the ATEP Campus was developed and is operating

Completed

The District developed facilities plans for the ATEP Campus and incorporated them into the District’s 2006 Facilities Master Plan.

Completed ‐ 2006

In the Facilities Master Plan, the intent to form partnerships with business, other educational institutions, non‐profit organizations and government groups was highlight. The focus of the ATEP plans was to create a distinctive, synergistic learning environment that will bridge the gap between education and work experience. The plans for the ATEP Campus included biotech and biomedical business incubators, virtual reality, simulation labs, digital film production and technology, robotics, photonics, rapid protyping, 3‐D model‐making, automotive design, and culinary arts program. The District also stated its intention to encourage private investment and joint venture developments to assist with developing the ATEP Campus.

Creation of maintenance contract and assignment of maintenance tasks to ATEP staff related to grounds keeping, landscaping, trash removal and building upkeep

Completed – Fall 2007

Visual inspection and maintenance of the existing military buildings

Ongoing Phased out as demolition is approved and completed

Classes Start at InterimExisting Campus

Completed & Ongoing

Fall 2007 Semester – Enrollment of 400; Spring 2008 Semester ‐ Enrollment of 550; Summer 2008 Semester – Enrollment of 500+; Fall 2008 Semester – Enrollment of 800+

Short Range Academic & Facilities Plan (SRP)

Completed – March 24, 2008

Required by District Conveyance Agreement to establish the framework for developing and continuing to operate the interimexisting ATEP Campus facilities.

In January 2008, the District issued a partnership invitation to over 100 universities and colleges with film and communication arts programs.

Completed

On‐going discussions with interested partners. Committees have been established with potential partners to discuss curriculum development and articulation agreements.

On February 20, 2008, the Board of Trustees adopted Resolution No. 08‐04 authorizing a request for waiver of Education Code section 81360 et seq. and Education Code section 81390 et seq. for the ATEP Campus from the State Chancellor’s Office. The District requested the waiver of the Education Code requirements to facilitate the District’s ability to enter into long‐term leases at ATEP.

Completed The State Chancellor’s Office approved the District’s request in May 2008.

Implementation of the SRP On‐going The SRP was revised twice to respond to City comments.

Increased Classes Offered and Enrollment at ATEP

Ongoing

More classes and curriculum are developed and the class selection is increased; student enrollment at ATEP doubles in 2008

Ongoing

The CACT program is designated a National Center for Photonics Education, a National Science Foundation Center of Excellence.

Completed CACT operates at ATEP under a grant from the Economic & Workforce Development Division of the California Community Colleges.

Development of new landscaping plans for existing ATEP Campus parking lot

Completed –

April 2008

Development of new landscaping plans for existing ATEP Campus parking lot

Completed – April 2008

Irvine Valley College Police Department Initiation of Recruitment efforts to hire additional police officers to assist with providing policing/ security services at the ATEP Campus.

Ongoing

Transition of security services at the ATEP Campus from CPS to Irvine Valley College Police Department

Pending – Anticipated in

July 2008Completed

Waiver of Education Code to facilities the District’s ability to enter into long‐term leases.

Completed – May 2008

Demolition of existing monument sign.

Completed – May 1, 2008

Replacement of ATEP monument sign

To Be Completed District architect is preparing plans for new monument sign.

Develop and implement landscaping plans for area along Valencia Ave. and Armstrong Ave.

To Be Completed

Expansion of interimexisting Campus facilities

To Be Completed

Phase I Site Assessment Completed in Anticipation of Transactional Due Diligence

Completed – November 8, 2007

Confirms facts and findings of Navy.

Long Range Academic & Facilities Plan (LRP)

Preliminary Draft Completed – Pending City

Review Completed &Pending SOCCCD

Approval

Required by District Conveyance Agreement to establish the framework for developing and operating the overall ATEP Campus.

Long Range Academic Plan (LRAP)

Preliminary Draft Completed – Pending City

Review Completed & Pending

SOCCCD Approval

Establishes the educational framework for the overall ATEP Campus.

Preparation of a CEQA Initial Study and traffic studies

Completed June – July 2008

Preparation of responses to City comments on the LRP and LRAP, an Addendum and revised Initial Study

Completed October 2008

Concept Plan(s) for Permanent Campus Facilities

To Be Completed Approval by the District Board of Trustees and City Zoning Administrator.

Department of Navy Permit Approval

To Be Completed As owner of the LIFOC area, Navy approval of permits for construction in LIFOC areas is necessary.

Hire Consultant to Complete Survey of Existing Buildings

Completed

Survey of Buildings in Preparation for Demolition and Prepare Report on Findings

Completed – June – July 2008

Develop Phasing Map for Demolition

Completed– August 2008

Prepare Bid Specifications for Demolition Based on Survey Report

Completed – August ‐

September 2008

Submittal of Bid Specifications for City Review

Completed – September 2008

City Review of Bid Specifications To be Completed

Demolition Contractor Bid Process and Selection

To Be Completed

Submit Request for City and Navy Approval of Demolition Work on LIFOC Property

To be Completed

Release Bid Specifications for Demolition Work to Obtain Bids

To be Completed

Select Contractor to Complete Demolition Work

To be Completed

Demolition Permit To Be Completed City and Air Quality Management District

District Submittal of Request for City approval of Contractor’s Insurance for Demolition Work on LIFOC Property

To be Completed

Demolition of Existing Military Buildings

To Be Completed

Curriculum Development In Progress

Committees of faculty and administrators are already meeting to build the academic programs for ATEP, and three additional committees formed with CSU Fullerton are meeting regularly

Enter into Agreements with one or more Partners

Ongoing

Contractor Bid Request and Selection for Construction of Permanent ATEP Campus

To Be Completed

Possible development of a Concept Plan for Phase 2 Campus facilities

To Be Completed Possible development of a Concept Plan for Phase 2 Campus facilities

Grading Permits To Be Completed

Implementation of Offsite Traffic Improvements

To Be Completed District to obtain appropriate approvals.

Building Permits for Permanent Campus Facilities

To Be Completed Building permits will be processed through the City of DSA or the Tustin Building Department

Permanent Campus Faculty and Staff Hiring

To Be Completed

The current objective is to advance the LRP. This document satisfies the requirement to prepare an LRP for approval by the District Board of Trustees, and as articulated through the previously described Conveyance Agreement. The development of further curriculum, agreements with partner(s), demotion of existing buildings, Concept Plan(s) and grading and building permits will follow subsequent to the preparation and/or approval of the LRP as illustrated in the ATEP Authorizing Environment Flow Chart below (Figure 9).

The Concept Plan will address more specific Campus site planning features, including:

1. Location and sizes of proposed buildings; 2. Identification of buildings to be renovated and buildings to be removed, and a schedule for

renovation and/or demolition; 3. Overall external and internal access plan identifying the onsite circulation improvements required; 4. General design program for the ATEP Campus; 5. Concept landscape and hardscape plan of the ATEP Campus, including concept streetscape design,

and parkway and edge treatments; and, 6. Conceptual utility connection plans and an overall drainage plan.

The District’s property is located adjacent to the only other community college district in the Tustin Legacy development ‐ Rancho Community College District (RSCCCD). The RSCCCD improvement program was not required to complete an SRP, LRP or CP as a prerequisite to developing its property.

Comment [JK34]: Revised to clarify statement

The District’s work with OCBC has revealed a demand within the business community for business incubators. Noted specifically is an on‐going search by San Diego County based biotechnology firms for Orange County opportunities. Additionally noted are the incubator needs of major engineering “design/build” firms to develop programs for industrial processes and piping networks. Because of losses in the aerospace industry, there is a need to assist in developing incubator efforts aimed at retaining small and medium size engineering companies who were serving that industry. Other areas identified by OCBC as sources of demand for business incubator space include robotic manufacturing and nuclear engineering training. The opportunities for incubator partnerships are abundant; the delay in meeting that demand has been the shortage of campus space throughout Orange County.

ATEP CAMPUS CONCEPT

The vision that guides development of ATEP is one of creating a unique campus, regional in character and international in scope. The existing interim ATEP Campus exemplifies this vision by currently offering courses to educate a workforce in emerging technologies as well as other educational programs that will create a workforce enriched through innovation and synergistic collaborations and strategic alliances, for the principal benefit of the local community. The ATEP Campus is and will continue to be an education‐oriented development.

ATEP’s vision, in concert with the mission, goals and strategies mentioned above have been guiding forces in the approach to forming the permanent ATEP Campus LRP, LRAP and eventually the Concept Plan(s). The above have been translated into the following academic, financial, management and site planning tenets:

Support ATEPs LRAP Provide synergistic integration of educational and professional environment Provide technology‐driven, leading edge facilities Maintain the District’s clear role as manager of ATEP Create the atmosphere for public/private partnerships Form alliances with other universities and colleges Provide a unique sense of arrival to the Campus Balance structures with landscape and functionality with aesthetics Incorporate flexible and adaptable facilities and spaces Provide key community and Campus linkages Balance public and private benefits

One of the apparent common educational threads is the desire of the District to incorporate the highest levels of multi‐disciplinary technologies, work experience and the latest in learning techniques within an entrepreneurial approach to the educational process that will create an intelligent, competitive workforce that understands the constantly evolving nature of business. Additionally, academic priorities are the driving forces behind the planning of the Campus. Therefore, the Campus design has put the District first, keeping in mind that the key users are the students and faculty, while creating the atmosphere to encourage the seamless integration of all users and uses on the site so there is no distinction between dedicated and joint‐use educational areas. The District anticipates there will be a greater presence of full‐time students, faculty and staff and other employees on the Campus; therefore, a high level of importance has been placed on the desire to create a campus life experience and enhance the “sense of place.”

Comment [PG34]: Revised to reflect LRAP.

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CONCEPTUAL CAMPUS DESIGN & IMPROVEMENTS

As is evident in the ATEP Campus aerial (Figure 3), the site has inherent design challenges given its elongated configuration (approximately ½ mile long), narrow choke points (southern area) and remote portions of the site (northeastern and central‐western and ‐eastern areas). These constraints greatly influenced the design concepts of the ATEP Campus Long Range Land Use Plan (Figure 10). However, despite these constraints, one of the early goals of the District was to integrate a common feature found in most campus designs – the creation of a campus “heart” that can be used as an interdisciplinary plaza that inspires students, faculty and visitors to convene and form a campus community. This will be achieved with a plaza near the nucleus of the 68‐acre site. From this plaza, north‐south and east‐west promenades will radiate to form grand promenades around which the Campus’ buildings will be clustered in the Dedicated Education Zone and the pedestrian and vehicular environments will be formed.

The north‐south formal promenade will join the northern area of the site that straddles Valencia Avenue to the southernmost end of the site, which abuts Warner Avenue. At the northern limit of the promenade will be a clustered building arrangement in the Dedicated Education Zone, which will include laboratories, classroom,

administration, and support commercial, office and retail service space, providing a visual terminus and aesthetically appealing “Polaris” reference to the educational mission of the Campus. Along the north‐south Campus spine will be joint‐use sound‐stage, industrial/commercial business incubator, commissary, administration, production support buildings, support commercial, office and retail service space and laboratories and office facilities used for basic and applied research, testing and consulting.

Easterly of the dedicated education area on Valencia Avenue will be one of the primary entries to the ATEP Campus. This primary ATEP Campus entrance is anticipated to be highlighted via regimented arrangement of specimen trees, ornamental landscaping planters, hardscape treatments and monumentation to create a Campus visual icon and gateway statement. Taking visual cues from this entry, the Valencia Avenue streetscapes will be designed pursuant to the Specific Plan streetscape standards. Similarly, anthe potential for an architecturally themed pedestrian bridge, the clustered dedicated education buildings and onsite landscaping along Valencia Avenue will contribute to the creation of a gateway statement and sense of arrival.

Comment [JK35]: Revised per City LRP comment #38.

SUPPORT COMMERCIAL OPERATIONS ON THE CAMPUS

Similar to many college campuses, there will be ancillary support uses throughout the ATEP Campus. These uses include, but are not limited to, food venues, such as a commissary and culinary arts facility, cafés, retail uses such as equipment rental, photocopying and a bookstore, and mill shop. The commissary and the culinary arts facility will provide an on‐site café, catering for productions, and special events. In addition, there will be other food “stations” strategically located throughout the Campus. Equipment rental and photocopying services will be provided to support the various programs offered at ATEP, as well the business incubator uses. The bookstore will sell course books and material and other merchandise related to the Campus.

CAMPUS ARCHITECTURAL DESIGN

The architecture of the ATEP Campus buildings is envisioned to be of a contemporary vernacular that will enhance and enforce the axial nature of the project, while incorporating architectural elements that capture the military heritage of MCAS – Tustin. Arcades, solar protection treatments (e.g. trellises and covered walkways in front of the buildings) and sensitive building massing through the use of landscaping (e.g. vine walls and trees along the walkways) and colonnades will all be utilized to create compositional arrangements of the structures that will aid in bringing the scale of the sound‐stages and other building masses down to a human scale. The parking structure(s) planned on the ATEP Campus will also be architecturally articulated to integrate with the Campus buildings and incorporate similar design elements that relate the buildings to human scale. The primary construction materials are anticipated to be glass, steel, concrete, brick and stone. The maximum building height on the Campus will be in conformance with the Specific Plan Neighborhood A maximum height. The Tustin Legacy Specific Plan and ATEP Consistency Matrix (Table 5) provides further detail on the planned ATEP Campus facilities’ consistency with the Tustin Legacy Specific Plan development standards.

Recognizing the potential view corridors from Valencia Avenue, Red Hill Road and Warner Avenue, there will be careful consideration in building orientation and the planned use of landscaping, berming and block walls to shield the utilitarian components of the Campus (parking, loading, trash areas, and utility boxes) from the most prominent view sheds.

Buildings will have fire sprinklers, emergency communication systems, smoke detectors and audible/visual strobes. Open areas will also have audible/visual strobes. The fully automated system and controls will be tied into the Campus main emergency system that will be accessible to emergency personnel.

Comment [PG36]: Revised to reflect LRAP.

Valencia Avenue primary entrance for vehicular access. Students, faculty and staff, employees, and visitors destined for the joint‐use area of the Campus are anticipated to use the Armstrong Avenue primary access or the secondary service entrance that is planned on Warner Avenue.

The Armstrong Avenue entrance will provide convenient access to the eastern parking areas. Students, faculty and staff, employees, and visitors of any portion of the Campus will not be precluded from using any of the primary or secondary entrances. Each of these primary and secondary entrances have been planned to accommodate guard houses and/or vehicle gates if determined necessary for Campus security purposes. The guard houses and/or vehicle gates will be located to provide sufficient vehicle stacking distance to avoid disruption to traffic flowing on the streets serving the entrances.

Separate vehicular entrances are also planned for the northern parking lot on Valencia Avenue and the surface parking lot on Armstrong Avenue. These entrances are intended as alternative access points to the parking areas to relieve traffic on the primary entries. As minor entries, there will be limited or no Campus signage, with the exception of way‐finding signage, and may have unmanned, card‐key access gates and/or biometric systems. These entries will not be signalized.

Based on input from the District’s traffic engineer, Austin Foust Associates, Inc. (Austin‐Foust), vehicle turning movements allowed at the Valencia Avenue access west of the primary access are anticipated to include left and right turns in from Valencia Avenue and right turns out of the parking lot. The Armstrong Avenue access south of the primary access will only allow right turns in from Armstrong Avenue and right turns out of the parking lot. The Valencia Avenue and Armstrong Avenue Campus entrances will require modifications to the existing medians and road striping plans to accommodate the necessary lane configurations.

Austin‐Foust evaluated the potential need for access easements on the District’s subleased property so that the District could adequately accommodate these areas in the LRP. Austin‐Foust concluded that there would be a need for an access easement to serve the City’s future Child Care facility.

Vehicular access will be provided to the Orange County Rescue Mission (PA 3) and the City’s Child Care facility parcel (PA 1‐D), each adjacent to the ATEP Campus. The District has already dedicated an access easement to the Rescue Mission approved by the City on non‐LIFOC, District owned portion of the District’s property. Hope Road, which provides access to the Rescue Mission has already been constructed and may be separated from the ATEP Campus by landscaping and fencing. No ATEP Campus access is currently anticipated to be provided via Hope Road; however, this may change during the Concept Plan stage if needed. The City has allocated a total of 192 vehicle trips for the Child Care facility.19 The District’s traffic engineer evaluated the traffic accessibility needs for the child care center based on the City’s allocation of 192 vehicle trips. Based on this analysis, tThe City’s Child Care facility parcel will be provided a 2‐lane, 24‐foot wide, unimproved access that will accommodate two vehicular travel lanes without, on‐street parking prohibited access on the District’s property. Because the District does not intend to use this access for the ATEP Campus, the District has no plans to improve this access. Right

19 Tustin Legacy Specific Plan, April 17, 2006, Table 3‐3, Page 3‐18.

Comment [JK38]: Revised per LRP Comment #36.

Comment [JK39]: Revised to clarify location of existing access.

Comment [JK40]: Revised per clarification made in response to City LRP Comment #36, 2nd bullet point.

turns in from Armstrong Avenue and right turns out will be permitted. The District’s traffic consultant has determined that this proposed size and configuration will be sufficient to serve the City’s Child Care facility parcel. The entries to the ATEP Campus on Valencia Avenue will be guard and gate controlled and limited to ATEP Campus students, faculty, staff and visitors; therefore, access to the Child Care facility will not be provided on Valencia Avenue.

The County Sheriff’s Training Center parcel (PA 1‐B) will have separate access directly on Armstrong Avenue. Additionally, the ATEP Campus will notLRP does not reserve space for an provide onsite access to the City’s Community Park parcel (PA 2) over the District’s property because the Austin‐Foust analysis shows that an access easement at this location would not be required to implement the Specific Plan and to facilitate redevelopment of the MCAS Tustin Base. Based on the traffic analysis completed by the District’s traffic engineer, the current southbound left turning lanes on Valencia Avenue at the Red Hill Avenue intersection are deficient to accommodate existing and planned vehicle trips. The District’s traffic engineer determined the left turning lanes will need to be extended at a minimum to Lansdowne Avenue, which would preclude northbound left turn lanes at the Valencia Avenue and Lansdowne Road intersection. However, the City’s Community Park parcel has frontage directly on Lansdowne Road, Valencia Avenue and Armstrong Avenue where adequate access points could be created.

The ATEP Campus’ preliminary onsite circulation plan has been designed around the planned north‐south and east‐west promenades, which are private access ways. Key to the design of onsite circulation is achieving a balance between providing convenient routes for vehicles from the Campus entries to the parking areas and creating a safe, pleasant and expedient pedestrian environment. This will be achieved in the ATEP Campus site plan by integrating the following design elements:

Placing key parking facilities within close proximity to the Campus entries, Locating parking facilities on the Campus edges to encourage students, faculty and visitors to park once

then walk, leaving the car behind for the duration of their stay at the Campus, Providing logical vehicle circulation routes throughout the Campus, Providing clear, accessible and enjoyable pedestrian access throughout the Campus and particularly from

the parking facilities to key areas on the Campus (e.g., dedicated education buildings and main Campus plaza),

Limiting the disruption of primary walkways with vehicular access ways, Potentially Iincorporating an exclusive pedestrian‐use above‐grade walkway that provides a direct

connection from the northern ATEP Campus parcels with the main body of the Campus, Incorporating scored decorative concrete, landscaped bulb‐outs and/or signage where walkways intersect

vehicular access ways; and, Providing landscape parkway and/or pocket separated sidewalks.

Comment [JK42]: Revised to clarify statement.

Comment [JK43]: Revised to clarify statement.

Articulating the above elements, the prominent pedestrian corridor provided along the north‐south Campus promenade will be lined with trees, landscaping pockets, and architecturally‐augmented building façades at the human‐scale to create visual interest and enhance the pedestrian ambiance. The north‐south promenade will provide a direct route to all Campus buildings, gathering spaces/plazas, parking areas and offsite sidewalks (e.g., sidewalks within public roads rights‐of‐way (ROW) at the primary and secondary access points located on Valencia, Armstrong and Warner Avenues). The offsite sidewalks provide direct connection to bus stops located on the ATEP Campus boundary east of the Red Hill Avenue and Valencia Avenue intersection and south of the Valencia Avenue and Armstrong Avenue intersection, which in turn provide countywide and regional transportation options, including access to the Tustin Metrolink Commuter Rail Station near the intersection of Edinger Avenue and Jamboree Road. In addition to signalized on‐grade crosswalks at each primary and secondary entrance on Valencia, Armstrong and Warner Avenues, a pedestrian bridge may be potentially incorporated is planned at the northern parking lot that will join it with the dedicated education area west of the Valencia Avenue primary entry.

Because of security needs on‐campus, the ATEP Campus will be secured with a combination of wrought iron fences, entry gates, block walls and landscaping. The planned security measures are critical to control access into the Campus and provide a safe environment for the students, faculty and staff and Campus employees. However, the District has carefully considered the interface and relationship of the security measures and the interior and exterior Campus environments to ensure the Campus is inviting and transparent with a strong sense of arrival at the primary entries. Pedestrian connections with adjacent properties will be made via the generous landscaped parkway separated sidewalks along Valencia, Armstrong and Warner Avenues. Connections to these sidewalks will occur at the main Campus entries. The Campus’ convenient proximity to nearby existing and planned amenities and congruent land uses, including shopping, public transportation, employment centers and residential will encourage synergies that are mutually beneficial to the students, faculty and staff, employees and the larger community.

Due to the length of the site, Neighborhood Electrical Vehicles (NEV) may be used throughout the Campus. Charging stations for the NEV’s will be located throughout the site; however, most NEV’s will be stored and parked inside sound‐stage buildings.

STREETSCAPE IMPROVEMENTS

The Tustin Legacy backbone streets surrounding the ATEP Campus, including Valencia, Warner and Armstrong Avenues have been completed, with the exception of Warner Avenue, which is in the design phase and construction has been funded by the Tustin Legacy Master Developer through the Tustin Legacy Backbone Infrastructure Program (TLBIP). The expansion of Red Hill Avenue is also in the design phase. Pursuant to the District Conveyance Agreement, the District is exempt from its fair share obligation for the TLBIP. Streetscapes (i.e., sidewalks and landscape parkways) along the ATEP Campus boundaries abutting the Tustin Legacy backbone streets are included in the TLBIP. The District is not proposing any new public roads through the Campus. The District may will improve the streetscape areas along the ATEP Campus’ boundary. Figure 11 provides a sampling of the conceptual streetscape improvements of Valencia, Red Hill, Armstrong and Warner Avenues and the concept plant palette. As illustrated in the conceptual cross sections, Valencia and Red Hill Avenues will have a 30 foot streetscape area, within which are various shrubs, trees and ground cover. Warner and Armstrong Avenues require only 20 feet streetscape area with similar vegetation.

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material below the channel bottom. Native and other appropriate plants may be used in the channel as an alternative to grass. Swales have been used successfully at the RSCCD Sheriff’s Training Academy to treat stormwater and reduce runoff volumes.

UTILITIES

All dry (electricity, cable, internet and gas) and wet (water, sewer and reclaimed water) utilities are located in the streets surrounding the ATEP Campus. The temporaryexisting ATEP Campus facilities are currently connected to these utilities. Most of the existing military facilities have been disconnected from the utilities. During construction of the permanent ATEP Campus, the existing utilities in the areas of the military facilities will be demolished, removed and replaced with the new utilities from the adjoining streets. Additionally, electrical lines will be placed underground. The permanent ATEP Campus will connect to these utilities.

REMOVAL OF EXISTING VACANT MILITARY FACILITIES

Approximately 19 military buildings are scattered throughout the ATEP Campus. Roadways, utility infrastructure and ornamental landscaping can also be found throughout the site. Two buildings were already demolished after Navy approval of the interimexisting ATEP Campus. SOCCCD completed an extensive occupancy suitability analysis of the existing military facilities and determined it would not be feasible to retrofit the buildings to meet the needs of the ATEP Campus. The current structures are unsuitable for postsecondary educational use and/or the cost of rehabilitation is too high to meet the standards of the State Chancellor’s Office for postsecondary education. However, recognizing the importance of maintaining the heritage of the former MCAS – Tustin, the District will retain the military Chapel building and integrate it within the overall Campus in later development phases at a new location adjacent to the planned City community park. With the exception of the military Chapel, other buildings will be demolished. Existing pavement/concrete, utilities/infrastructure, and landscaping will also be removed at the same time as the buildings.

TECHNOLOGICAL INFRASTRUCTURE

The ATEP Campus will have a state‐of‐the‐art, industry standard telecom and network infrastructure. Specifically, the ATEP Campus will have fiber optic cables run underground throughout the property to “fiber optic ready” buildings including all classroom, administrative, sound‐stage and other buildings. The fiber optic cable will be installed in each building as the need arises. Additionally, wireless and satellite systems will be provided to ensure a built in redundancy. The ATEP Campus will also have a variety of capabilities for meetings and conferences as well as satellite televised events.

STUDENT/FACULTY HOUSING

No student or faculty housing is located on or planned for the ATEP campus.

In either case, public financing mechanisms, including lease revenue bonds or other lease‐purchase financing, an on‐site Community Facilities District, and federal and state grants and tax credits (e.g., New Markets Tax Credits) will presumably be required to reduce financing costs for appropriate portions of the ATEP site. SOCCCD is currently evaluating such public financing mechanisms, as well as other variations in the current financing plan.

CEQA COMPLIANCE

The City of Tustin and Navy directed the preparation of a FEIS/EIR and Mitigation Monitoring and Reporting Program (MMRP) for the Tustin Legacy Specific Plan 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 Tustin Legacy Specific Plan. The FEIS/EIR and MMRP were adopted by the Tustin City Council on January 16, 2001. The Navy published its Record of Decision (ROD) on March 3, 2001. The City Council later certified a Supplement to the FEIS/EIR on December 6, 2004. Also, Oon April 3, 2006, the Tustin City Council adopted Resolution No. 06‐43 approving an Addendum to the FEIS/EIR.

The Tustin Legacy Specific Plan and the FEIS/EIR and Addendum analyzed the development of the planned Tustin Legacy community. Additional analysis must be done for projects proposed within the Tustin Legacy area to specify if their effects were fully analyzed in the FEIS/EIR and Addendum. The District will completed two an Initial Studiesy and an Addendum to assess whether the Project and any potential impacts were already analyzedto determine if it can approve the activities as being within the scope of the project covered by the FEIS/EIR, Supplemental EIR and Addendum. If tThe District determineds that pursuant to CEQA Guidelines Sections 15162, 15164, and 15183 that no new effects would occur, nor would a substantial increase in the severity of previously identified significant effects occur, then and as such, no supplemental or subsequent environmental analysis is was required.

CONSISTENCY WITH REGULATORY DOCUMENTS

The Tustin Legacy Specific Plan was prepared for the purpose of establishing regulations and guidelines for a master planned community. All specific plans are required by the Government Code to be consistent with the adopted General Plan of the jurisdiction within which the project is located. The Tustin Legacy Specific Plan implements the goals and policies of the Tustin General Plan. The ATEP Campus as proposed is consistent with the Tustin Specific Plan; therefore, is consistent with the Tustin General Plan. To illustrate this consistency, the following table lists the applicable General Plan goals and policies and describes how the ATEP Campus is consistent. Following Table 4 are consistency matrices (Tables 5 and 6) for the Tustin Legacy Specific Plan and Tustin Zoning Code.

Comment [JK47]: Revised to reflect updated CEQA compliance status.

Table 4 ATEP Campus and Tustin General Plan Consistency Matrix

TUSTIN GENERAL PLAN

Goals/Policies ATEP Project Consistency

Land Use Element Goals and Policies

GOAL 6: 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.

The ATEP Campus will have an identity of its own, establishing itself as a premier educational institution, with a focus on communication arts and technology while still maintaining compatibility with the surrounding uses. As described in the Campus Architectural Design section, this focus on communication arts and technology courses will be reflected in the contemporary vernacular architecture of the Campus buildings. However, similar to many of residential and non‐residential buildings in Tustin Legacy, the ATEP Campus will incorporate design features that conjure up the historical significance of the MCAS Tustin base. The ATEP Campus is part of Tustin Legacy, which is a master planned 1,606‐acre mixed use community with compatible and supporting land uses, such as housing, commercial businesses, research park, retail shopping, conference center, hotels, education and community and regional parks. As a planned component of Tustin Legacy, the ATEP Campus is consistent with the goals and regulations of the Tustin Legacy Specific Plan and will be architecturally and functionally compatible with and will improve the urban design in Tustin.

Policy 6.5: Preserve historically significant structures and sites and encourage the conservation and rehabilitation of older buildings sites and neighborhoods that contribute to the City’s historic character.

The ATEP Campus will incorporate design features that help maintain the historical significance of the MCAS Tustin base as described in the Campus Architectural Design section. Additionally, the Campus will retain the existing military chapel as a site feature where special events can be held. Providing this opportunity for continued enjoyment of the military chapel will contribute to the City’s historic character.

GOAL 7: Promote expansion of the City’s economic base and diversification of economic activity.

The ATEP Campus will bring about a substantial increase in both skilled and unskilled employment opportunities for the local labor force. In addition to the typical

Comment [JK48]: Revised per City Comment #56, first bullet point.

TUSTIN GENERAL PLAN

Policy 13.2: Encourage a development pattern that offers a connectedness between buildings and uses and has a strong sense of place through architectural style and creative landscape design.

The ATEP Campus design will include identifiable and themed entryways, architecture and landscaping, which will help establish a sense of arrival and place at the Campus. As described further in the Conceptual Campus Design & Improvements section, the ATEP Long Range Land Use Plan incorporates a main plaza or open space feature at the “heart” of the Campus. From this plaza, north‐south and east‐west promenades will radiate to form grand promenades around which the Campus’ buildings will be clustered and the pedestrian and vehicular environments will be formed and interlaced.

Policy 13.3: Encourage a mixture of uses that enable people living or working on the site to choose to meet a significant part of their daily needs within the site.

Similar to any other higher education facility, ATEP will incorporate a mixture of uses and services on the Campus to help meet the daily needs of students and employees attending and working at ATEP.

Policy 13.4: Encourage a balanced reuse plan that responds to community needs but which will not drain City resources. Wherever possible, tax revenues generated by uses on the site should offset the costs of public services.

The public‐public and public‐private partnerships that will be established at ATEP will be highly responsive to the needs of new and existing Tustin residents seeking employment and/or higher education opportunities, and Tustin businesses seeking qualified workers, job training/retraining for employees, and/or innovative business opportunities in high technology and/or entertainment‐related fields. The ATEP Campus is expected to generate significant direct and indirect revenues to the City of Tustin (as well as property tax increment to the Tustin Redevelopment Agency), which are expected to exceed the recurring costs of providing public services to the ATEP Campus.

TUSTIN GENERAL PLAN

Policy 13.5: Promote high quality architecture, landscaping, signage, open space design, circulation patterns, and landscape patterns distinct from surrounding areas.

ATEP will incorporate distinct architecture and landscaping features to establish its identity among various uses surrounding the site. Open spaces will be a key feature to the campus. The site will incorporate various gathering places, with the most significant being the plaza at the center of the site. Enhanced architecture and landscaping detailing will establish the plaza as the main focal point of social gathering.

Policy 13.6: Encourage the distinguished history of the Base to be preserved in one or more locations on site.

The existing military chapel will be relocated to an area more suitable for its convenient use and enjoyment. Design features in the Campus architecture will also incorporate historical aspects of the former military base.

Policy 13.7: Promote uses and institutions which will accommodate and attract 21st Century jobs and technologies.

ATEP will incorporate the highest levels of multi‐disciplinary technologies, work experience and the latest in learning techniques within an entrepreneurial approach to the educational process that will create an intelligent, competitive workforce that understands the constantly evolving nature of business. ATEP will be similar to other community college campuses in that it will provide the educational foundation for a career or the opportunity to transfer to a four‐year institution. One major distinction however, is that ATEP will provide hands‐on experience with the latest technologies, which will attract new businesses to Orange County and the City of Tustin to take advantage of the educated labor force.

Policy 13.8: Encourage uses that benefit broader community needs and which are balanced with development that is compatible with the Tustin community.

As described in the introduction, in concert with K‐12 schools in the area, the ATEP educational experience will allow residents of Tustin Legacy and the surrounding community to complete up to 15 years of full‐time education (K‐12 plus first two years of college) within the City of Tustin. Through partnering with four year colleges and universities at ATEP, the ATEP educational experience for City and Legacy residents will potentially include full undergraduate and post‐graduate education as well. The ATEP Campus will also provide a substantial number of employment opportunities for the Tustin community.

TUSTIN GENERAL PLAN

Policy 13.9: Ensure that land and water are clean and safe to use and that other environmental considerations are taken into account during design.

37.7 acres of the overall 68‐acre site have been conveyed to SOCCCD. The remaining 30.7‐acre LIFOC site will be conveyed to the District when the Navy determines the site is suitable for conveyance. All mMeasures are being taken by the Navy to remediate the remaining portion of the ATEP site in order for it to be suitable for development.

Policy 13.11: Strategically place development in a manner responsive to requirements for hazardous material cleanup, circulation and infrastructure capacity and market absorption.

ATEP will be developed in three phases with the third phase being comprised of two sub‐phases to proceed concurrently with the clean up process. Phase 1 consists of the existing ATEP campus, which has been completed. Phase 2 would expand the existing interim Campus facilities to continue to build market recognition and enrollment. The interim expansion of the temporary existing ATEP classroom facilities is to continue cultivating and expanding the already successful courses that ATEP offers. Phase 3a would fully develop the conveyed portion of the Campus and would also establish infrastructure on the LIFOC site. Phase 3b would fully develop the LIFOC area once it is conveyed to the District. It has been determined that these phases will allow for proper transitions in expanding the ATEP campus while allowing for a proper cleanup of contaminated areas.

Conservation/Open Space/ Recreation Element Goals and Policies

Goal 5: Protect water quality and conserve water supply.

Policy 5.3: Conserve imported water by requiring water conservation techniques, water conserving appliances, and drought‐resistant landscaping.

ATEP will incorporate various water conservation techniques, including providing native, drought‐tolerant landscaping throughout the site. On‐site water quality will also be improved with the use of bio‐swales and basins prior to expelling water to local drainage systems.

Goal 14: Encourage the development and maintenance of a balanced system of public and private parks, recreation facilities, and open spaces that serve the needs of existing and future residents in the City of Tustin.

The ATEP Campus is part of the Tustin Legacy Specific Plan, which is a master planned community with many compatible and supporting land uses, including public and private parks and recreation facilities. A 24 acre community park is located adjacent to the northern ATEP

APPENDIX D:

RESUMES OF REPORT PREPARERS

South Orange County Community College District October 2008 Advanced Technology & Education Park Long Range Academic & Facilities Plan Appendix D

The following professional firms and team members were involved in the preparation of the CEQA documentation for the ATEP Long‐Range Plan.

RGP Planning & Development Services (RGP)

• Susan Lamoureux, Principal o Over 35 years of experience as a planning and environmental consultant specializing in

CEQA/NEPA documentation and project management o B.A., History and Political Science, Chapman University o M.A., Social Ecology/Planning and Public Policy, University of California, Irvine o Professional Certificate in Public Participation, International Association for Public

Participation (IAP2) o Professional Certificate in Environmental Auditing, University of California, Irvine o Former Member of MCAS Tustin Restoration Advisory Board o Professional Affiliations:

American Planning Association (APA), Charter Member Association of Environmental Professionals (AEP), Charter Member

• Mike DeVore, Senior Associate

o 17 years of experience in project management, environmental planning, and GIS analysis o B.A., Geography, California State University, Fullerton o M.S. Environmental Studies, California State University Fullerton o Professional Certificate in Geographic Information Systems, University of California,

Riverside o Professional Affiliations:

Association of Environmental Professionals (AEP)

• Jeremy Krout, Principal o 8 years of experience in policy, land use, and environmental planning o B. A. in Geography and Environmental Studies, University of California, Santa Barbara o Master of City and Regional Planning from California Polytechnic State University at San Luis

Obispo o Former Planning Director o Former lecturer at California Polytechnic State University at San Luis Obispo for Computer

applications for Planners o Professional Affiliations:

American Planning Association (APA) Urban Land Institute

Austin‐Foust Associates (AFA)

• Terence W. Austin, Principal o More than 30 years in transportation planning o Oversight of transportation planning in the City of Tustin over the past two decades o Experienced in a variety of traffic studies for applications such as General Plans, Specific

Plans, Corridor studies, and project impact analyses

• Krys Saldivar, Associate

o Manager of all AFA Tustin projects with involvement in all the on‐site planning for Tustin Legacy

o Assisted with AFA’s modeling and analysis staff for traffic forecasting and network analyses tasks

o Provides traffic analysis services for Central Orange County cities on an on‐going basis and has carried out special studies in communities such as project EIRs for Buena Park, Costa Mesa, San Clemente, Lake Forest, a Specific Plan study for the County of Orange, and the MCAS Tustin Reuse Plan

ENVIRON

• George O. Linkletter, Ph.D., Principal o Over 30 years of experience in the fields of geochemistry and environmental, mathematical,

engineering, and seismic geology o AB in Geology, Dartmouth College o AM in Geology, Dartmouth College o Ph.D. in Geology, University of Washington, Seattle o Registered Geologist, California o Extensive experience and management of a wide range of projects dealing with industrial

chemicals and wastes in the geologic and hydrologic environments o Extensive management experience in the investigation and remediation of a number of

USEPA and State of California Superfund sites o Professional Affiliations:

American Association for the Advancement of Science American Quaternary Association Earthquake Engineering Research Institute The Explorers Club Geological Society of America International Glaciological Society International Association of Mathematical Geology Seismological Society of America

• Nicholas Steenhaut, PE, Senior Associate

o B.S., Environmental Engineering, Universiteit Gent, Belgium Summa Cum Laude o M.S., Environmental Engineering, Universiteit Gent, Belgium Summa Cum Laude o MEng., Engineering Management, Cornell University Summa Cum Laude o Over three years of experience in the field of site characterization and litigation support and

two years of experience in the field of environmental compliance and enforcement o Registrations & Certifications

Professional Engineer, State of California (Civil, 72813) Order of the Engineer 40‐hour Hazardous Waste Operation and Emergency Response (HAZWOPER)

Certified

Public Economics, Inc. (PEI)

• Dante Gumucio, Principal, Co‐founder o 30 years of experience in consulting and academic research o Specialization in quantitative, implementation‐oriented financial and economic analysis

which integrates public and private partnership issues within the project planning and development process

o Services provided to more than 275 school and college districts, as well as cities, counties, special districts, non‐profit organizations, and private builders and developers

o Completed hundreds of consulting assignments in redevelopment, development mitigation, and fee justification, and prepared numerous fiscal and economic impact studies and public financing plans and strategies.

o Extensive experience in pro forma/cash flow analysis, Development agreement negotiations, and disposition and utilization of public property.

o Former member of the full‐time economics faculty at California State University, Fullerton, where he taught in both the MBA and MPA programs, including courses in public finance, urban economics, benefit‐cost analysis, and mathematical economics

gkkworks

• David Hunt, AIA, Vice President of Architecture o One of the founding members of gkkworks o Over 24 years of experience on a wide range of institutional projects including renovation,

remodel, and new construction for higher education facilities o Register Architect (California) o Bachelor of Architecture, California Polytechnic State University, San Luis Obispo o Undergraduate Studies, Royal Academy of Art, Danish International Studies Program,

Copenhagen, Denmark

The Natelson Dale Group, Inc. (TNDG)

• TNDG is a real estate, economic and financial consulting firm established in southern California in 1974. The firm provides services to both public and private clients in the following basic areas:

o Fiscal impact analysis and modeling o Real estate market forecasts and development feasibility studies o Financial feasibility and income projection analyses o Economic development strategic plans o General plan economic development elements o Redevelopment and revitalization strategies o Deal structuring and negotiation of public/private development agreements o Park, recreation and open space master planning o Environmental economics and habitat conservation planning

• Over its 34‐year history TNDG has completed several hundred fiscal impact reports for individual development projects. The firm has also developed citywide fiscal impact analysis models for municipalities throughout California and Arizona.

• Roger A. Dale has been affiliated with The Natelson Dale Group, Inc. (TNDG) since 1988 and currently serves as the firm’s managing principal. His background encompasses the fields of economic development, real estate development, environmental and land use policy, marketing, and financial feasibility analysis. His project experience with TNDG includes real estate market forecasting, demographic research and modeling, fiscal impact analysis, cost/benefit assessment, redevelopment, business retention/attraction, and preparation of regional‐scale economic development strategic plans. Mr. Dale has completed numerous fiscal impact analyses and has developed customized software models to enable municipalities to assess the fiscal impacts of proposed general plan amendments, annexations, and individual development projects.

SOCCCD Staff Resumes of SOCCCD staff members who contributed to the LRP can be found in Appendix XX of the Long Range Academic Plan.

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