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Executive In conjunction with the preparation of the EIR, additional testing for hazardous materials was conducted. However, the LIFOC area of the Project site contains portions of Installation Restoration Program (IRP) Sites 8, 12, and 24 (the Volatile Organic Compound [VOC] Source Area/Vadose Zone) and is currently inaccessible to the County for environmental testing/investigation for hazardous materials assessment. Therefore, no additional testing in the LIFOC area was conducted. As a result, there are some data gaps regarding environmental conditions in IRP Sites and locations of concern located within the LIFOC area. The DON is required to sufficiently remediate those areas prior to release under a FOST so significant hazardous material impacts are not anticipated. However, Section 4.7, Hazards and Hazardous Materials, includes a mitigation measures requiring an independent radiological survey for soil, further evaluation of previously collected data, calculation of cumulative human health risks, and further soil vapor testing at various locations within the LIFOC area. If warranted by these additional investigations/evaluations, additional sampling, targeted excavation, confirmation sampling, and off-site disposal may be performed or remedial actions may be developed in consultation with appropriate regulatory agencies to confirm concentrations of hazardous materials are below appropriate regulatory screening levels prior to construction. Section 4.7, Hazards and Hazardous Materials identifies and discusses areas within the Project site where risks are below the threshold levels established for commercial/industrial uses but may exceed the risk thresholds established for residential uses. Specifically, these areas include: o Units 1 and 4 of IRP Site 8 (Planning Areas 12, 13, and 14), which are currently planned for non-residential land uses; o Units 1 and 2 of IRP Site 12 (Planning Areas 6, 7, 8, and 19), which include both residential and non-residential uses; and o Unit 1 of IRP Site 21 (Planning Area 9); which is currently planned for non- residential land uses. The Development Plan allows for future transfer of land use between the various planning areas. Therefore, even the planning real that are currently shown for mixed-use or commercial uses may have a residential component. Should the land use at these locations include residential uses, potential risks may need to be re-evaluated. Mitigation measures requiring additional testing and potential remediation have been incorporated into the EIR. As discussed in Section 4.14, Transportation/Traffic, the Project -related traffic impacts occur at locations that are outside the County jurisdiction. Therefore, County would be unable to implement the measures to mitigate or minimize the impacts. A number of the impacts would be mitigated through County participation in the North Irvine Transportation Mitigation (NITM) Program. Other mitigation measures require modification to improvements previously planned for locations in the NITM area that did not anticipate additional improvements required to reduce the Project's impacts to a level of less than significant. Inclusion of these improvements in the NITM Program and inclusion of the County as a NITM member (or alternative fair -share agreement with the City) would provide a mechanism for the County to mitigate potentially significant impacts through a fair -share contribution toward the improvements, but implementation of that measure is not entirely within the control of the County. Additional CEQA EL TORO, 100 -ACRE PARCEL DEVELOPMENT PLAN 1-11 PROGRAM ENVIRONMENTAL IMPACT REPORT