The City of Tustin, as Lead Agency, has prepared an Initial Study for the above project in accordance with Sections 15063 of Title 14 of the California Code of Regulations Guidelines pertaining to the California Environmental Quality Act (CEQA), and on the basis of that study found that although there is substantial evidence that the proposed project may have a significant effect on the environment, there will not be a significant effect in this case because, pursuant to CEQA Guidelines Section 15070, mitigation measures have been added to the project approval to reduce potential impacts to less than significant. Therefore, the preparation of an Environmental Impact Report is not required, and a proposed Mitigated Negative Declaration has been prepared in accordance with CEQA Guidelines Article 6.