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Executive documentation would be required for implementation of some of the required improvements. However, it should be noted, since the improvements are outside of the County jurisdiction and are not covered by the Pre -Annexation Agreement, agencies other than the County would reasonably be the lead agency on the roadway improvements. • IRWD is obligated to deliver an offsite capital improvement sewer system that would address sewer discharge from upstream development including, but not limited to, the proposed Project development area. However, if the capital improvement system downstream of the County's property has not been constructed to accommodate existing and approved sewer flows from upstream development, as initially planned and programmed by IRWD, then IRWD would be responsible for providing an alternative solution that would serve the proposed Project, as well as any other upstream sewer flows from tributary developments. Regarding conveyance of Project storm flows off-site on to other properties within the Marshburn Watershed, the County would be responsible for finding a solution, which could include, but not be limited to, the following: o Modifying site grading and drainage west of Bee Canyon Channel to drain a portion of the site towards Marine Way and install storm water detention ponds to discharge into the existing storm drain line in Marine Way o Modifying site grading and drainage west of Bee Canyon Channel to expand the area that currently drains into the Bee Canyon Watershed. The Bee Canyon Watershed and Agua Chinon Watershed have on-site storm drain lines that the Project area can be connected to. The potential of any off-site environmental impacts associated with these improvements would be evaluated when development concept plans are prepared and the engineering elements are ]mown. Section 3.4.1 of the Development Plan, Development Equivalency, provides for a transfer in the type of uses to allow flexibility in the future in response to changing community and regional needs, and the market conditions over the buildout of the Project. To accommodate this flexibility while maintaining balance of land uses, proposed land uses may be transferred to other permitted uses as part of the Level I Review process. Table 3-2 of the Development Plan identifies how additional intensity in one use may be increased with the corresponding decrease in another use. The formula is based on the number of trips generated per land use, which is derived from the 2014 Irvine Transportation Analysis Model (ITAM), version 12.4. This will be evaluated on a project - by -project basis and when a transfer of use is proposed. Potential impacts would be assessed as part of the CEQA review. • On September 8, 2016, Senate Bill (SB) 32, which amends Section 38566 to the Health and Safety Code pertaining to the reduction of GHG Emissions, was signed by Governor Brown. SB 32 implements a goal of Executive Order (EO) B-30-15 by requiring the California Air Resources Board (CARB) to ensure that statewide greenhouse gas emissions are reduced to 40 percent below the 1990 level by 2030. At this time, CARB has not developed the plan to ensure compliance with the GHG Emissions reductions contemplated by SB 32. Based on available information, this DEIR analyzes the Project's 1-12 EL TORO, 100 -ACRE PARCEL DEVELOPMENT PLAN PROGRAM ENVIRONMENTAL IMPACT REPORT