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HomeMy WebLinkAbout05 GPA 07-001, ZC 07-002, CUP 07-011, DR 07-012ITEM #5 r ~ ~. ~,~ ~ ,•;. Report to the P I ,~~r S T ~~ ann~ng Commission DATE: NOVEMBER 13, 2007 SUBJECT: GENERAL PLAN AMENDMENT 07-001, ZONE CHANGE 07-002, CONDITIONAL USE PERMIT 07-011, AND DESIGN REVIEW 07- 012 OWNER/ APPLICANT: AMERICAN SENIOR LIVING DEVELOPMENT , INC. 1740 E. GARY AVENUE, SUITE 105 SANTA ANA, CA 92705 LOCATION: 13841 RED HILL AVENUE ZONING: PUBLIC AND INSTITUTIONAL GENERAL PLAN: PUBLIC AND INSTITUTIONAL ENVIRONMENTAL STATUS: A MITIGATED NEGATIVE DECLARATION HAS BEEN PREPARED IN ACCORDANCE WITH THE PR OVISIONS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) ART ICLE 6 OF CALIFORNIA CODE OF REGULATIONS TITLE , 14, CHAPTER 3. REQUESTS: 1. GENERAL PLAN AMENDMENT 07-001 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FROM PUBLIC AND INSTITUTIONAL TO PLANNED COMMUNITY COMMERCIAL/BUSINESS. 2. ZONE CHANGE 07-002 TO CHANGE THE ZONING DESIGNATION FROM PUBLIC AND INSTITUTIONAL CENTRAL COMMERCIAL (C-2) ZONING DISTRICT. 3. CONDITIONAL USE PERMIT 07-011 AND DESIGN REVIEW 07-012 TO AUTHORIZE THE DEMOLITION OF AN EXISTING CHURCH BUILDING AND CONSTRUCT AN AGE-RESTRICTED (62 YEARS OR OLDER) ASSISTED LIVING/CONGREGATE CARE FACILITY ON A 2.882 ACRE SITE LOCATED AT 13841 RED HILL AVENUE. Planning Commission Report November 13, 2007 GPA 07-001, ZC 07-002 and CUP 07-011 Page 2 of 7 RECOMMENDATION That the Planning Commission: 1 • Adopt Resolution No. 4071 adopting the Mitigated Negative Declaration (MND) as adequate for General Plan Amendment 07-001, Zone Change 07-002, Conditional Use Permit 07-011, and Design Review 07-011 for development of the proposed 201-unit assisted living/congregate care facility. 2• Adopt Resolution No. 4072 recommending that the City Council approve General Plan Amendment 07-001. 3• Adopt Resolution No. 4073 recommending that the City Council approve Zone Change 07-002. 4. Adopt Resolution No. 4074 approving Conditional Use Permit 07-011 and Design Review 07-012. BACKGROUND The project site is a 2.882 acre site located at 13841 Red Hill Avenue (west of Red Hill Avenue between EI Camino Real and San Juan Street) currently occupied by the Main Place Church. The site is designated by the General Plan and zoned as Public and Institutional. The project is a request by American Senior Living Development, LLC to demolish an existing church building and construct an age-restricted (62 years or older) assisted living/congregate care facility. To allow for the proposed development, a general plan amendment and zone change to commercial designations would be required. In addition, pursuant to Section 9233.c. homes (the proposed assisted living/congregate care(faci~tythas been determined to be similar to a rest home as was established by the facilities at Silverado Senior Living on West Third Street and Tustin Manor at Bryan Avenue) are conditionally permitted within the Central Commercial (C-2) zoning districts. Pursuant to the Section 9272 of the Tustin City Code, approval of a Design Review is required for site design and improvement of new structures. Pursuant to the Tustin City Code, the Planning Commission is authorized to consider the proposed Conditional Use Permit and Design Review and is the recommending body to the City Council for the General Plan Amendment and Zone Change requests. DISCUSSION Site and Surroundings The project site is bounded to the north by an office building and apartments, a commercial shopping center across Red Hill Avenue, a carwash building and U-Haul parking area across a public alley to the south, and a Tustin High school play field to the Planning Commission Report November 13, 2007 GPA 07-001, ZC 07-002 and CUP 07-011 Page 3 of 7 west (Attachment A -Location Map). In general, with the exception of the apartments to the north of the project site, all structures are one-story in height. Project Description The proposed project involves construction of a subterranean parking garage and three story buildings interconnected with breezeways (Attachment B -Submitted Plans). A total of 201 units consisting of one- and two-bedroom along with 204 parking spaces will be provided for tenants, employees, and visitors. Of the 204 parking spaces, 171 spaces will be assigned to the residents and 33 spaces wilt be available to employees and guests (30 spaces in the subterranean parking garage and 3 spaces at grade/street level). A pool, spa, outdoor courtyard and community center, which includes fitness center, game room, dining room, business center, family conference room, living room, lobby and management offices, are also proposed. The assisted living/congregate care facility will be limited to persons that are 62 years or older and will provide a combination of housin health care designed to meet the needs of thoseewho need hepp withedaily'liv n aasd follows: g • Three meals a day served in a common dining area • Housekeeping services and personal laundry services • Transportation • Assistance with eating, bathing, dressing, toileting, and walking • Access to health and medical services • 24-hour security and staff availability • Emergency call systems for each resident's unit • Health promotion and exercise programs • Medication management • Social and recreational activities The differentiation between the requested use and that of a senior residential facility is the assisted living/congregate care services provided the age restriction, and the restriction upon these residents who may have automobiles. Therefore, conditions have been added to ensure that the proposed facility operates as such (See condition 1.7 of Resolution No. 4074). If these services and restrictions were not in place, the proposed facility would be operating as a residential facility along what is substantially a commercial corridor and would be significantly underparked. Genera/ P/an Amendment and Zone Change To accommodate the proposed project, a change in the land use and zoning designations from Public and Institutional to Planned Community Commercial/Business and Central Commercial (C-2), respectively, are required. The project site is bounded by areas designated by the General Plan as Community Commercial to the east across Red Hill Avenue (Red Hill Plaza) and south (carwash and U-Haul parking area), Public Punning Commission Report November 13, 2007 GPA 07-001, ZC 07-002 and CUP 07-011 Page 4 of 7 & Institutional to the west (Tustin High School), and High Density Residential Community Commercial to the north. The proposed General Plan Amendment td Planned Community Commercial is consistent with surrounding land uses within the immediate vicinity of the project site. The project site is bounded by areas zoned Retail Commercial (C-1) and Central Commercial (C-2) districts to the east across Red Hill Avenue, Central Commercial (C-2) district to the south, Public and Institutional (P&I) district to the west, and Multiple Family Residential (R-3, 2200) and Retail Commercial districts to the north. The zone change to Central Commercial (C-2) district and the associated use, as conditioned, would be compatible with the surrounding zoning districts. The proposed amendments implement various goals and policies found within the City's General Plan as follows: • Goal 1 of the Land Use Element provides for a well balanced land use pattern that accommodates existing and future needs for variety of land uses. • Policy 1.5 encourages compatible and complementary infill of previously by- passed parcels in areas already predominantly developed. • Policy 2.2 requires maintaining consistency among the Land Use Element, Zoning Ordinances, and other City ordinances, regulations, and standards. • Goal 3 of the Land Use Element ensures that new development is compatible with surrounding land uses in the community, the City's circulation network, availability of public facilities, existing development constraints, and the City's unique characteristics and resources. • Goal 6 of the Land Use Element which encourages improvement of 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. Traffic, Circulation, and Parking A traffic study was submitted and reviewed by the City's Engineering Division (Exhibit 2 of the Environmental Analysis). The study concluded that the proposed project is expected to generate approximately 406 new vehicle daily trips, which in comparison with the existing development, would be an increase of 56 daily trips. The project has been analyzed for on-site circulation. Due to close proximity of the project site to intersections of Red Hill Avenue and San Juan Street, access to the project site will be through one two-way driveway by either a right turn movement for the southbound traffic or a left turn movement for northbound traffic from Red Hill Avenue. F Planning Commission Report November 13, 2007 GPA 07-001, ZC 07-002 and CUP 07-011 Page 5 of 7 Exiting traffic will be restricted to right turns only. Thus, impact to traffic along Red Hill Avenue and San Juan Street is reduced to less than significant. These on-site circulation restrictions will be included as mitigation measures and conditions of approval of the project. The level of service analysis was also performed for Red Hill Avenue and EI Camino Real and Red Hill Avenue and San Juan Street. The study determined that no significant impact will result from the proposed project and that the level of service will remain the same. A parking study was also conducted at three comparable senior living communities to determine the parking ratio for the facility along with parking occupancy rate. The study found a maximum parking ratio of 0.68 spaces per dwelling unit, and the proposed project will provide 1.01 parking ratio. Although it should be noted that of the 204 parking spaces, only 171 spaces or .85 ratio per unit will be assigned to the units and the remaining 33 spaces will be available for guests and employees. A valet service at grade level wilt also be provided to assist seniors with groceries or shopping bags and delivering their vehicles to the subterranean parking garage. The assigned parking will be allotted by permit process, requiring each tenant to apply for a parking space. As proposed, the parking analysis determined that the project wilt have an adequate number of parking spaces to accommodate the proposed project. Conditional Use Permit tf the City Council approves General Plan Amendment 07-001 and Zone Change 07-002, Section 9233.c.(p) of the Tustin City Code requires a for the proposed assisted living/congregate care facpility.al ~n determfiningl whethernto approve the Conditional Use Permit, the Planning Commission must determine whether or not the proposed use will be detrimental to the health, safety, morals, comfort, and general welfare of the persons residing in or working in the neighborhood or whether it will be injurious or detrimental to property or improvements in the vicinity or to the welfare of the City. A decision to approve this request may be supported by the following findings: 1) The proposed use is authorized pursuant to Section 9233.c.(p) of the Tustin Ci Code with the approval of a General Plan Amendment 07-001 and Zone Change 07-002. 2) The location of the proposed assisted living/congregate facility is compatible with surrounding uses in that the use can be considered as quasi- commercial/residential facility consistent with the adjoining residential and commercial developments. 3) As conditioned, a covenant running with the land will be required to limit the use as an assisted living/congregate care facility for 62 years or older subject to Planning Commission Report November 13, 2007 GPA 07-001, ZC 07-002 and CUP 07-011 Page 6 of 7 providing certain senior services and limiting the number of residents who ma have automobiles. y 4) The proposed use is not anticipated to result in parking impacts since the parking analysis submitted for the proposed project concluded that there is adequate number of parking spaces and site amenities to accommodate the project. 5) The Traffic Engineering Division has reviewed the proposed project and has concluded that there will be no adverse traffic impacts, and there is sufficient street capacity to support the proposed project. Design Review The proposed facility is a three-story building interconnected through breezeways with a subterranean parking garage. A total of 201 units consist of 30 studio units, 145 one- bedroom units, and 26 two-bedroom units will be provided. The floor areas of each unit vary from 450 square feet for studios to 1,000 square feet for two bedrooms. Each unit is equipped with kitchenette and either a private patio or balcony. The facility entrance is designed with cone-story element and is oriented towards the northeastern side of the property at Red Hill Avenue. The building architecture is generally of a Mediterranean style with a stucco exterior wall surtace and the roofs. The exterior elevation is proposed with private balconies and patios with contrasting exterior colors which create interest to the overall exterior elevation of the project. The proposed roof line is also proposed with a combination of flat and gable roofs, thus providing an undulating building height across the project site. The building's height is 42 feet on the average with the highest tower at 47 feet. Upon completion, the proposed project will be the tallest building within the immediate vicinity. However, the proposed height is consistent and compatible with the maximum allowed height for the Central Commercial (C-2) district, which is 50 feet. The facility is equipped with a number of amenities to accommodate patrons' needs which include court yards, swimming pool and spa, congregate areas for dining, ame room fitness center, business center, and conference room. These facilities will provide on-site activities and services convenient to the patrons, thus reducing the project's potential number of daily trips. The proposed building is enveloped with a driveway along the northern and western property line. The driveway along the western property line is also a fire lane which will be improved with turf block to allow for dual usage of the area as green area and walkways. Environmental Analysis A Mitigated Negative Declaration has been prepared for this project (Exhibit A of Resolution No. 4071). The attached Initial Study discusses potential impact categories and appropriate mitigation measures. Any potential impacts can be mitigated to a level of Planning Commission Report November 13, 2007 GPA 07-001, ZC 07-002 and CUP 07-011 Page 7 of 7 insignificance, and mitigation measures have been included as conditions of approval. The draft mitigated declaration was made available for public review from February 16, 2007, to March 7, 2007. No comments were received during the public review period. ~E J sting Willkom Elizabeth A. Binsac Senior Planner Community Development Director Attachments: A. Location Map B. Development Plans C. Resolution No. 4071 (Mitigated Negative Declaration) Resolution No. 4072 and Exhibit A (General Plan Land Use Map Amendment) Resolution No. 4073 and Exhibit A (Zoning Map Amendment) Resolution No. 4074 (Conditional Use Permit and Design Review) S:~Cd?~PCREPORT~20071GPA 07-0071 ZC 07-002 CUP07-011 OR 07-012 (ASl).doc ATTACHMENT A Location Map r ~'~ i ',. ',~." n i..1 ~; ~ . ~ ~ ~ x~~ ~ - -. _ . _ _ ~ ~ ~ f ,~ ~ BB -~ ~..,,, ~ ? ,~. ~ , ° ~ l1 ~' ~-- ~~ ~ 4 ~ ~ ~-lj '~ ~ ~~ ~i ~- ~ " ~-s ~ ~'~, i _ ~ ~ ~ / ~~~ r \` 1 - ~ ~~~ ~% r^ ~, ' \ ~ /~~y ,~ ~ ~ ` ~ °~~ t t ~ ~. ~. ~ ~ ,^~' ~~ A ~ ~ ~ ~, t~ ~\\ ~~" ~ ,r` ~/ l r GPA 07-001, ZC 07-002 CUP 07-011, and DR 07-012 13841 Red Hill Avenue, Tustin, CA +~• ~ f ~ ~ ~ ' ~~C ~~ r } ~~ tit .~ .. Y ~~ ~ I A `~ i .r v ,~ ~~ ~~ Zr~ 1..: ~t~.n~. ~ a,3 ~.~ D ~;~, %~ - , ~ ~• " ~~= ~~ ~''~ y f / ; ~ iy rFy ATTACHMENT B Development Plans ~; ~~y., ~ _a~.- tt ~. f • ~ a• ~ ~~'~ ` ~ ~ ~ ~ ~~~~~ ;~ ~~ ~ ~ ~ + ~ ~ to ~; + q ,, } .f ~~ E~ i. 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N ~ U C r. ~ !~ ~: ~ it ~ G 4 ~ ~ '~ L T ~F.+ ~_, ~ ~ .~ ,~ _ -_,. ~ t oc _.. ; - ~ ,.. •- -. _._ __ _ ___ _ _ Q ,= E __ _ _ _ 0 U __ ~ $ C~ ~ ~ c~ a f- Q I~/ ,r' ~' --~ Z7 W ~{ i ~ +T ~, .Y¢ ---_ ~ .~. M 1"~ _ ~~ S= ~~'° E ~ ~ --- ~ -~-" ;~, ~; ~! ! i 0 ~, ~' --~ ~ ~~ o ~~ ~~ , D m ~ ~x ~ ~ ' ~ ~~ ~ __ ~! ~ ~ ~ W ~ ~ ~; ~~ _~ ~ ~ ~ ~ ~-- ~, - ~~ t~~~ ;, ~p . ~m `-- ~ ~' a ~_ ~ c ;~ o c~ ~. cv ~~ a ::~=' a~ to :~~ :,~ ~ c~ ~W ~ 1 I ~ C ~ ' (J r I { i ~ 1 4~ `w `y~~~//1yy~ - ._.-_ _ ~ ~ ~i - ~ L h C ~~ I MM~ W ~ a ~ = Q F I jj3 F ATTACHMENT C Resolution No. 4071 (Mitigated Negative Declaration) Resolution No. 4072 (General Plan Land Use Map Amendment Resolution No. 4073 (Zoning Map Amendmen ) Resolution No. 4074 (Conditional Use Permit a t) nd Design Review) RESOLUTION N0.4071 A RESOLUTION OF THE PLANNING COMMISSION ADOPTING THE FINAL MITIGATED NEGATIVE DECLARATION FOR GENERAL PLAN AMENDMENT 07-001, ZONE CHANGE 07-002, CONDITIONAL USE PERMIT 07-011 AND DESIGN REVIEW 07-02, A PROPOSAL TO DEVELOP A 201- UNIT ASSISTED LIVING/CONGREGATE CARE FACILITY AGE RESTRICTED TO 62 YEARS OR OLDER AT 13841 RED HILL AVENUE The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application has been submitted by American Senior Living Development, LLC to change the General Plan land use designation from Public and Institutional to Planned Community Commercial/Business, change the zoning designation from Public and Institutional (P&I) to Central Commercial (C-2), demolish an existing church building, and construct an age-restricted (62 years or older) assisted living/congregate care facility. The project site is a 2.882 acres lot located at 13841 Red Hill Avenue; B. That the requested general plan amendment, zone change, conditional use permit, and design review are considered a "project" by the California Environmental Quality Act ("CEQA") (Pub. Resources Code §21000 et. seq.); C. That City staff prepared an Initial Study to evaluate the potential environmental impacts associated with General Plan Amendment 07-001, Zone Change 07-002, Conditional Use Permit 07-011, and Design Review 07-02 that concluded, with mitigation measures, potential significant impacts can be reduced to a level of insignificance and a draft Mitigated Negative Declaration (MND) wasprepared; D. That a Notice of Intent to Adopt a Mitigated Negative Declaration was published and the Negative Declaration and Initial Study were made available fora 20-day public review and comment period from October 4, 2007, to October 23, 2007, in compliance with Sections 15072 and 15105 of the State CEQA Guidelines; E. That the City Council is the final authority for the project and will consider the MND prior to approval of the proposed general plan amendment and zone change applications; Resolution No. 4071 Page 2 F. The Planning Commission considered the Initial .Study and the Mitigated Negative Declaration (Exhibit A) and 1`inds it sufficient for the proposed Zone Change 07-002, Conditional Use Permit 07-011 Tentative Tract Map 17096, and Design Review 07-02. II. The Planning Commission hereby adopts Final Mitigated Negative Declaration attached hereto as Exhibit A and Mitigation Monitoring Report attached hereto as Exhibit B for General Plan Amendment 07-001, Zone Change 07-002, Conditional Use Permit 07-011, and Design Review 07- 02 for the construction of an age-restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission held on the 13t" day of November, 2007. JOHN NIELSEN Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 4071 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 13th day of November, 2007. ELIZABETH A. BINSACK Planning Commission Secretary COMMUNITY DEVELOPMENT DEPARTMENT 300 Centennial Way, Tustin, CA 92780 (714) 573-3100 INITIAL STUDY A. BACKGROUND Project Title: General Plan Amendment 07-001 Zone Change 07-002 Conditional Use Permit 07-011 Design Review 07-012 Monarch Village -Tustin Lead Agency: Lead Agency Contact Person: City of Tustin 300 Centennial Way Tustin, California 92780 Justina Wilkom Phone: (714) 573-3115 Project Location: 13841 Redhill Avenue Project Sponsor's American Senior Living Development, LLC Name and Address: 1740 E. Garry, Suite 104 Santa Ana, CA 92705 General Plan Designation: Existing: Public and Institutional (P&I) Proposed: Planned CommerciaUBusiness Zoning Designation: Existing -Public and Institutional (P&I) Proposed -Central Commercial (C-2) Project Description: A request by American Senior Living Development, LLC to change the General Plan land use designation from Public and Institutional to Planned Community CommercialBusiness, change the zoning designation from Public and Institutional (P&I) to Central Commercial (C-2), demolish an existing church building, and construct an age-restricted (62 years or older) assisted independent living. Surrounding Uses: North: Office Use (C-1) and Multifamily Residential (R-3 2200) East: Redhill Avenue and Commercial Shopping Center (100 C1 10000) South: Commercial Uses (C-2) West: Tustin High School (P&I) Other public agencies whose approval is required: ® Orange County Fire Authority ^ City of Irvine ^ Orange County Health Care Agency ^ City of Santa Ana ^ South Coast Air Quality Management ^ Orange County District ^ Other EMA g• ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist in Section D below. ^Land Use and Planning ^Population and Housing ^Geological Problems ^ Water ^Air Quality ^Transportation & Circulation ^Biological Resources ^Energy and Mineral Resources C. DETERMINATION: On the basis of this initial evaluation: ^Hazards ^Noise ^Public Services ^Utilities and Service Systems ^Aesthetics ^Cultural Resources ^Recreation ^Mandatory Findings of Significance ^ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ^ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. ^ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ^ I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "Potentially Significant Impact' or "Potentially Significant Unless Mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ^ I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. ^ I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects I) have been analyzed adequately in an earlier NEGATIVE DECLARATION pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. Preparers Justina Willkom Title Senior Planner Elizabeth A. Binsack, Community Development Director Date ~ • /(.~ • D~ I. AESTHETICS -Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings'? d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? IL AGRICiJLTURE RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Involve other changes in the existing environment; which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use`? III. AIR QUALITY: Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard (including releasing emissions, which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people`? Less Thun Sign scant Potentially With Less Than Significant Mitigation Signifzcant Impact Incorporation Impact No Impact ^ [] ^ [] ^ (] ^ [] ^ [] ^ [~ ^ [] O Q ® : z e IV. BIOLOGICAL RESOURCES: -Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? fl Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved ]ocal, regional, or state habitat conservation plan? V. CULTURAL RESOURCES: -Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defimed in ~ 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? VI. GEOLOGY AND SOILS: -Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: Less Than Significant Potentially With Less. Than Sign cant Mitigation Significant Impact Incorporation Impact No Impact 0 0 0 ^ [~ O ^ 0 ^ [] ^ [] ° ® ~ a i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault'? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking'? iii) Seismic-related ground failure, including liquefaction? iv) Landslides'? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (2001), creating substantial risks Co life or property`? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? VIL HAZARDS AND HAZARDOUS MATERIALS: Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact o ^ ® o ^ C7 ^ [] a o ® o ^ [] O ~ ® ~ ^ ~ ~ ~ a ^ ^ [] a ^ ~ ^ [] g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? VIII. HYDROLOGY AND WATER UALITY: -Would the project: a) Violate any water quality standards or waste discharge requirements'? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)'? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on- or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? fl Otherwise substantially degrade water quality? g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map'? h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding as a result of the failure of a levee or dam`? j) Inundation by seiche, tsunami, or mudflow? k) Potentially impact stormwater runoff from construction activities? Less Than Sign scant Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Im act P ^ [] ^ [] ^ [] ^ [] ^ [] ® ~ a o ® o ^ ~ ~ ^ [] ^ [) 4 i 1) Potentially impact stormwater runoff from post- construction activities'? m) Result in a potential for discharge of stormwater pollutants from areas of material storage, vehicle or equipment fueling, vehicle or equipment maintenance (including washing), waste handling, hazardous materials handling or storage, delivery areas, loading docks or other outdoor work areas'? n) Result in a potential for discharge of stormwater to affect the beneficial uses of the receiving waters? o) Create the potential for significant changes in the flow velocity or volume of stormwater runoff to cause environmental harm? p) Create significant increases in erosion of the project site or surrounding areas? IX. LAND USE AND PLANNING -Would the project: a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect'? c) Conflict with any applicable habitat conservation plan or natural community conservation plan'? X. MINERAL RESOURCES -Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? XI. NOISE - Would the project result in a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies'? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Imnact O 0 ® ~ ^ [] ^ [] a o ~ ^ ® o 0 ~ a ^ ^ [] ® ~ O c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project'? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? ~ For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excess noise levels? XILPOPULATION AND HOUSING -Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? Police protection? Schools? Parks'? Other public facilities? Less Than Significant Potentially 6i'ith Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact O ~ ® ^ ^ [] ^ [] ^ ~ ^ ~ ~ ^ [] O ^ ® ~ ^ [] ^ [] XIV. RECREATION a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? XV. TRANSPORTATION/TRAFFIC -Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e. result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? fl Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? XVI. UTILITIES AND SERVICE SYSTEMS - Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Less Than Significant Potentially With Less Than Sign cant Mitigation Significant Impact Incorporation Impact No Impact ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed`? e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity toserve the project's projected demand in addition to the provider's existing commitments? ~ Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Less Than Significant Potentially With Less Than Sign cant Mitigation Significant Impact Incorporation Im act P No Impact 0 0 0 a o ~ ° ~ ^ [] 0 0 ~ ° ~ o ~ ~ ~ 5:1GktUUSTMA4,wmi planningAGPAAGPA 07JK)I, ZC iYl-IM)2, CUP 07-011, DR 07-U 12UMmnr~ Village -initial stuffy dunk lia.~ EVALUATION OF ENVIRONMENTAL IMPACTS GENERAL PLAN AMENDMENT 07-001, ZONE CHANGE 07-002 DESIGN REVIEW 07-012, AND CONDITIONAL USE PERMIT 07-011 AMERICAN SENIOR LIVING DEVELOPMENT 13841 REDHILL AVENUE BACKGROUND The project is a request by American Senior Living Development, LLC to change the General Plan land use designation from Public and Institutional to Planned Community Commercial/Business, change the zoning designation from Public and Institutional (P&I) to Central Commercial (C-2), demolish an existing church building, and construct an age-restricted (62 years or older) assisted living/congregate care facility. The project site is a 2.882 acres lot located at 13841 Redhill Avenue (west of Redhill Avenue between El Camino Real and San Juan Street) and is currently occupied by the Main Place Church. The proposed project involves a construction of a subterranean parking garage and three story buildings interconnected with breezeways. A total of 201 units consisting of one- and two- bedroom units along with 204 parking spaces will be provided for tenants, employees, and visitors. Of the 204 parking spaces, 171 spaces will be assigned to the units and 33 spaces will be available to employees and guests (30 spaces in the subterranean parking garage and 3 spaces at grade/street level). A pool, spa, outdoor courtyard and community center is also proposed that includes a fitness center, game room, dining room, business center, family conference room, living room, lobby and management offices,. The assisted living/congregate care facility will provide a combination of housing, personalized supportive services, and health care designed to meet the needs of those who need help with daily living as follows: • Three meals a day served in a common dining area • Housekeeping services and personal laundry services • Transportation • Assistance with eating, bathing, dressing, toileting, and walking • Access to heal and medical services • 24-hour security and staff availability • Emergency call systems for each resident's unit • Health promotion and exercise programs • Medication management • Social and recreational activities To allow for the proposed development, a zone change and general plan amendment to commercial designations would be required. In addition, pursuant to Section 9233.c.(p) of the Tustin City Code, rest homes (the proposed assisted living/congregate care facility has been determined to be similar to a rest home) are conditionally permitted within the Central Commercial (C-2) zoning districts. Pursuant to the Section 9272 of the Tustin City Code, approval of a Design Review is required for site design and improvement of new structures. Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 2 I• AESTHETICS Items a & b - No Impact• The subject property is not located on a scenic vista. The property is a 2.882-acre parcel currently developed with a church building and is surrounded by developed parcels. The proposed project would not disturb any trees, rock outcroppings, or historical buildings, and the site is not located on a State scenic highway. Items c & d -Less than Si ificant Im act: The project site is currently improved with an existing two-story church building that was constructed in 1963. The replacement of the church building with a new three-story assisted living/congregate care facility would change the visual character of the site and its surrounding. The site is surrounded with developed one and two-story commercial, institutional, and multifamily residential uses (a U-Haul parking lot and a carwash facility to the south, Tustin High School sports field to the west, an office building and two-story apartments to the north, and a commercial shopping center across Redhill Avenue to the east). The project has been designed with both residential and commercial in mind and consistent with the development standards and the landscaping standards for the area. In addition, the project's approval will include a Design Review consideration by the Planning Commission which will ensure that the project does not have negative aesthetics impacts. Consequently, the project's impact would be less than significant. The proposed facility would also generate new light sources with the installation of new exterior lighting for the proposed walkway, landscape areas, patios and/or balconies. However, the new sources of light would not adversely affect day- or night-time views in the area since the number of lights would be compatible with a typical quasi residential/commercial project and would be required to comply with the City's security code standards. In addition, all lights would be required to be arranged so that no direct rays would shine onto adjacent properties. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: Submitted Plans Tustin City Code Section 8103(w)15 Construction Standards for Private Streets, Storm Drain, and On-Site Private Improvements (April 1989) Tustin Security Ordinance TI• AGRICULTURAL RESOURCES Items a, b & c - No Impact• The project site is currently improved with a church building and is surrounded by other developed residential, commercial and institutional buildings. The proposed project will Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 3 have no impact on any farmland, nor will it conflict with existing zoning for agricultural use or a Williamson Act contract. The proposed project will not result in the conversion of farmland to anon-agricultural use. Mitigation Measures/Monitoring Required: None Required Sources: Tustin General Plan Field Inspection Submitted Plans III. AIR QUALITY Items a b c d & e -Less Than Si ificant hri act: The project will temporarily increase the amount of short-term emissions to the area due to the proposed demolition, grading, and construction activities at the property. Since the site is relatively flat, only minor grading will be required. Redevelopment of the site would result in a 201-unit senior assisted living/congregate care facility that is below the thresholds of significance established by Tables 6-2 (operation thresholds) and 6-3 (construction thresholds) of the Air Quality Management Districts CEQA Air Quality Handbook. In addition, cumulative construction within the area does not exceed the established AQMD thresholds. Less than significant short-term emissions associated with demolition, grading, construction, and operation of the proposed project will comply with the regulations of the South Coast Air Quality Management District and the City of Tustin Grading Manual, which include requirements for dust control. As such, the proposed project will not create a significant impact related to air quality. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: South Coast Air Quality Management District Rules & Regulations Air Quality Management District's CEQA Air Quality Handbook City of Tustin Grading Manual Project Application IV. BIOLOGICAL RESOURCES Items a b c d e& f- No hn act: The project site is currently improved with a church building and surrounded by other developed residential and commercial buildings. The site is not inhabited by any sensitive species of animals and would have no impacts on animal populations, diversity of species, or migratory patterns. No wetlands exist within the project site. No impacts to any unique, rare, or endangered species of plant or animal life identified in local or regional plans, policies, or regulations by the California Department of Fish and Game or U.S. Fish and Wildlife Service would occur as a result of this project. Mitigation Measures/Monitoring Required: None Required Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 4 Sources: Field Inspection Submitted Plans Tustin General Plan V• CULTURAL RESOURCES Items a - No Impact• The project site is currently improved with a church building built in the 1963 and surrounded by other developed residential and commercial buildings. The property is not located in an area where any cultural or historic resources have been previously identified on the site. Mitigation Measures/Monitoring Required: None Items b c & d -Less Than Si ificant with Miti ation Inco oration The proposed project involves a redevelopment of an existing church site and is not located in an area with undisturbed land. However, as a standard grading condition of approval, if buried resources are found during grading within the project area, a qualified archaeologist would need to assess the resource and recommend appropriate mitigation. The Native American viewpoint would be considered dunn this mitigation measures listed below, potential impacts to archeological resources oluld be reduced to less than significant. Mitigation Measures/Monitoring Required: • If buried resources are found during grading within the project area, a qualified archaeologist would need to assess the site significance and perform the appropriate mitigation. The Native American viewpoint shall be considered during this process. This could include testing or data recovery. Native American consultation shall also be initiated during this process. Sources: Submitted Plans Tustin General Plan ~• GEOLOGY & SOILS Items a-ii a-iii b & d -Less Than Si ificant Im act: The proposed project will be located within an area of the City that is known to contain expansive soils which may subject people or structures to strong seismic ground shaking and seismic-related ground failure including liquefaction. However, a soils report is required to be submitted prior to issuance of building permits per the 2001 California Building Code to demonstrate compliance with Chapter 18 which requires proper excavation and fills for buildings, structures, foundations, and retaining structures. Depending upon the site's soils or geological concerns, the applicable Code also requires Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 5 appropriate construction techniques be implemented to ensure seismic stability. No significant impact is anticipated since the project must comply with the 2001 Uniform Building Code related to Chapter 18. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required Sources: Tustin General Plan Tustin Grading Manual 2001 California Building Code Chapter 16 and 1 S Items a-i a-iv c & e - No Im act: The project site is not located within an area identified as a fault zone on the Alquist- Priolo Earthquake Fault Zoning Map. However, a soils report is required to be submitted prior to issuance of building permits per the 2001 California Building Code to demonstrate compliance with Chapter 18, which requires proper excavation and fills for buildings, structures, foundations, and retaining structures, and appropriate construction techniques to ensure seismic stability in sites depending on their soils or geological concerns. The project will be required to be engineered to withstand unstable soils, possible landslide, lateral spreading, subsidence, or collapse as they relate to this specific site. Since all new buildings in the City are required to operate on the existing sewer system, the use of septic tanks or alternative wastewater disposal systems will not be necessary. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required Sources: Tustin General Plan Tustin City Code 2001 California Building Code Chapter 16 and 18 California Seismic Hazard Zone Map, Tustin Quadrangle, January 17, 2001 VII. HAZARDS & HAZARDOUS MATERIALS Items a b c d, e f~ and h- No Impact: The proposed project involves the construction of a 201 unit assisted living/congregate care facility. No storage or transport of hazardous materials is anticipated from the proposed development. The project would not result in exposure to hazardous substances other than the possibility of household hazardous waste which tenants/clients could properly dispose of at approved County drop-off locations. The proposed project is not anticipated to store or emit hazardous materials which could create a hazard to adjacent properties, schools, or the general public if released into the environment. However, the existing building built in 1963 may contain asbestos and/or lead based paint. Proper removal of these materials will be required during the demolition process. Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 6 The scope and location of the project has no potential to interfere with an adopted emergency response plan or emergency evacuation plan. The site is in an urbanized area and has no potential to expose people or structures to a significant risk due to wildland fires. All grading and construction is subject to compliance with all applicable Uniform Building and Fire Codes. As such, the project is not anticipated to result in any significant hazards. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required Sources: Submitted Plans Tustin General Plan Approved Fire Master Plan VIII. HYDROLOGY & WATER QUALITY Items a, b f~ h i i and n IVo Impact The project site is relatively flat, and the proposed project will continue to maintain a relatively flat site with improved site drainage and additional landscaping. A significant amount of stormwater received on-site will percolate into the soil where landscaping is provided and the remaining stonnwater will be conveyed through a fossil filter prior to entering a City stonndrain. City stormwater infrastructure is currently available to accommodate storm water from the project. The applicant must provide a drainage and hydrology report to the City and demonstrate that the private storm water drainage system will be able to handle the capacity of any storm water directed into the system. Best Management Practices are required to be implemented during construction to deter water from flowing off-site. Best Management Practices will also be implemented to ensure that, once the project is constructed, storm water leaving the site will be filtered prior to entering the storm drain. As such, the project will not violate any water quality standards or waste discharge requirements or degrade water quality in the area. The project by nature would not substantially deplete groundwater supplies or interfere with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level. The project is located within Zone X (areas of 0.2 percent annual chance flood as ma )~ pped on a Flood Insurance Rate Map. Accordingly, the project will be designed and graded with an appropriate drainage system to avoid any potential flood hazards. The project site will not expose people or structures to a significant risk of loss, injury, or death as a result of the failure of a levee or dam, or by inundation by seiche, tsunami, or mudflow. Nor would the project increase significant erosion at the project site or surrounding areas. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: Field Verification Submitted Plans Tustin City Code 4900 et al Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 7 Federal Flood Insurance Rate Map 06059C0277H, February 18, 2004 Items c d e k l m n& o -Less Than Si 'ficant Im act: The project site is relatively flat, and the proposed project will continue to maintain a relatively flat site with improved site drainage, including drive aisles, curbs and gutters, and additional landscaping. With new construction, there is the potential to impact stormwater runoff from construction and post-construction activities with stormwater pollutants from landscaped areas and trash enclosures. There is also the potential for the discharge of stormwater that could affect the beneficial uses of the receiving waters and changes in the flow velocity or volume of storm water runoff. However, the project proponent will be required to submit a Water Quality Management Plan (WQMP) and the project will be required to comply with the City's Water Quality Ordinance and most recently adopted NPDES permit (Santa Ana Regional Water Quality Control Board (RWQCB) Order R8-2002-0010), thus reducing any potential impacts to a level of insignificance. Together, these regulations minimize water pollution by regulating point sources that discharge pollutants into local waters. As such, the project will not violate any water quality standards or waste discharge requirements or degrade water quality in the area. Mitigation Measures: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required Sources: Field Verification Submitted Plans Tustin City Code Section 4900 et al IX. LAND USE PLANNING Items a & c - No Impact• The proposed project would not divide an established community since the project is proposed to have a similar zoning designation as the commercial uses to the south and across Redhill Avenue. In addition, the use as an assisted living/congregate care facility would be compatible to the existing residential uses to the north of the project site. The proposed project is not located in a habitat conservation plan or natural community conservation plan. The proposed project -would not conflict with any applicable conservation plan. Item b -Less Than Si ificant with Miti ation Inco oration: The property is designated by the General Plan Land Use Map as Public and Instutional and is currently located within the Public and Institutional (P&I) zoning district. To redevelop the site with a 201 unit assisted living/congregate care facility, the applicant has requested a General Plan Amendment and Zone Change to Planned Community CommerciaUBusiness land use designation and Central Commercial (C-2) District, respectively. If approved, the proposed project would provide a senior facility with urban design that would improve and complement existing structures and the overall vicinity Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 8 consistent with Goal 6 of the City's Land Use Element which encourage improvement of 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 project as designed is accessible through the City's current street system, and the project also could be accessed through existing transportation and public facilities. Mitigation Measures Required: • Prior to issuance of any permit, approval of a General Plan Amendment to Planned Community Commercial/Business and a Zone Change to Central Commercial (C-2) district shall be obtained. Sources: Submitted Plans Tustin General Plan Tustin Zoning Code Tustin Zoning Map X• MINERAL RESOURCES Items a & b - No Imnact~ The proposed project is not located on a mineral resource recovery site. The construction of a senior facility on a lot which is improved with existing church building will not result in the loss of availability of a known mineral resource. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin General Plan XI. N_ Item a -Less Than Si ificant with Miti ation Inco oration The project site is located to the west of Redhill Avenue between El Camino Real and San Juan Street. The project site is in close proximity of the Interstate 5 Freeway and is identified in Table N-1 of the Noise Element as an area within the 65 dB to 70 dB Community Equivalent Noise Level (CNEL) contours. Consequently, the project site is exposed to significant traffic related noise. The City's noise ordinance requires a maximum 45 dB value for interior noise and 65 dB for exterior noise. The City's General Plan recognizes that residents adjacent to major and secondary arterials are typically exposed to a CNEL over 65 dB. Table N-2 of the Tustin Noise Element identifies potential conflicts between the land uses and the noise environment. Per Table N-Z, the project site falls within Zone B through Zone C. Zone B requires minor soundproofing while Zone C requires a detailed noise reduction analysis be conducted and needed noise insulation features be included in the project's design. Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 9 An acoustical study was submitted by the project proponent which indicated that the project southeast building line will be exposed with an exterior noise level of 66.5 CNEL (Exhibit 1 -Acoustical Analysis, Monarch Village by Davy and Associates, Inc.). The report recommends certain improvements be made to the building design to reduce the noise level to acceptable level as required by the Building Code and the General Plan Noise Element. These recommendations are included as mitigation measures and will be made as conditions of approval of the project. With the identified mitigation measures, potential noise impact would be reduced to less than significant. Mitigation Measures/Monitoring Required: • Roof ceiling construction shall be roofin on 1/2" 1 be installed in joist spaces. The ceilingg shall be on layer 5 8a g~ypboard nailed direct. • All exterior walls shall be 2X4 studs 16" o.c. with Batt insulation in the stud spaces. Exterior walls shall be stucco or other approved exterior plaster. Interior walls shall be made with 5/8"gypboard. All other windows and glass doors shall be double glazing. • All southeast facing perimeter windows and glass doors shall be glazed with STC 32 glazing. STC 32 glazing may be provided with either '/" dual pane assembly with a %" airspace. In either case, the glazingasuppliersshall be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. ~ All entry doors shall be 1-3/4" solid core doors with weather stripping seals on the sides and top. Glazing in entry doors shall not be accepted. Sources: Submitted Plans Tustin City Code 4611 et al Tustin General Plan Acoustical Analysis, Monarch Village, Tustin California, by Davy and Associates, Inc., February 2006) (Exhibit 1) Items b c & d-Less Than Si ificant Im act: Although the grading and construction of the site may result in typical temporary construction noise impacts, the Tustin Noise Ordinance only allows construction activities to occur between the hours of 7:00 a.m. to 6:00 p.m. on Monday through Friday and 9:00 a.m. to 5:00 p.m. on Saturdays. The proposed project will not create excessive ground vibrations, nor will it create a permanent increase in the existing ambient noise levels beyond the City's established standards. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: Submitted Plans Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-O1 1, and DR 07-012 Page 10 Tustin City Code Section 4611 et al Tustin General Plan Item e & f - No Impact• The site is not located within an airport land use plan or within two (2) miles of a public or private airport/airstrip. The proposed project is three stories in height consistent with the City's maximum height limit and similar to other structures in the vicinity. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin General Plan XII. POPULATION & HOUSING Items a b, and c - No Impact: The proposed project would remove and replace the existing church building with the construction of a 201-unit senior assisted Iiving/congregate care facility which would not result in significant population growth in the area. The project will not displace substantial numbers of existing housing necessitating the construction or replacement housing elsewhere. In addition, no displacement of substantial numbers if people would occur necessitating the construction of replacement housing elsewhere. The project will result in the possible elocation of the church congregation to an alternate location. The project applicant has indicated that the church is currently on a month to month lease and the site is anticipated to be vacated at end of 2007. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin General Plan XIII. PUBLIC SERVICES Item a -Less Than Si ificantIm act: The proposed project is in an existing urbanized area where fire and police protection are currently provided. While police patrols to the area may be needed from time to time to ensure safety, no new additional police protection would be required as a result of the proposed project. The Police Department has recommended measures to reinforce safety and effective patrol the area, which will be included as conditions of approval. The project would utilize existing infrastructure and is not anticipated to increase the need for new streets, public services, or infrastructure. The proposed project is located within the Tustin Unified School District (TUSD). Since the project is intended for seniors over 62 years or older, the project will not cause a Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 11 significant rise in the number of students served by local schools. The project will be subject to the statutory school impact fees per Senate Bi1150. The project is designed with interior recreational facility such as pool, spa, and garden area for the seniors to congregate. In addition, each unit is equipped with private patio or balcony. No increased demand in new parks facilities is anticipated as a result of the project. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: Submitted Plans Tustin City Code XIV, RECREATION Items a & b - No Impact• The project would include a private community pool recreation area to benefit the client/tenant of the project. While the residents of the project may use existing City parks, the increased use of these parks would not be such that substantial deterioration of the facility would occur or be accelerated, nor does the project propose recreational facilities that would have an adverse physical effect on the environment. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin City Code XV. TRANSPORTATION/TRAFFIC - Lc~s ~ nan ~i~iticant Impact with Miti A traffic study was submitted and reviewed by the City's Engineering Division (Exhibit 2). The study concluded that the proposed project is expected to generate approximately 406 new vehicle daily trips, which in comparison with the existing development, would be an increase of 56 daily trips. The project has been analyzed for on-site circulation. Due to close proximity of the project site to intersections of Redhill Avenue and San Juan Street, access to the project site will be through one two-way driveway by either a right turn movement for the southbound traffic or a left turn movement for northbound traffic from Redhill Avenue. Exiting traffic will be restricted toright turns only. Thus, impact to traffic along Redhill Avenue and San Juan Street is reduced to less than significant. These on-site circulation restrictions will be included as mitigation measures and conditions of approval of the project. Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 12 The level of service analysis was also performed for Redhill Avenue and El Camino Real and Redhill Avenue and San Juan Street. The study determined that no significant impact will result from the proposed project and that the level of service will remain the same. A parking study was also conducted at three comparable senior living communities to determine the parking ratio for the facility along with parking occupancy rate. The study found a maximum parking ratio of 0.68 spaces per dwelling unit and the proposed project will provide 1.01 parking ratio. Although it should be noted that of the 204 parking spaces, only 171 spaces or .85 ratio per unit will be assigned to the units and remaining 33 spaces will be available for guests and employees. A valet service at grade level will also be provided to assist seniors with groceries or shopping bags and delivering their vehicles to the subterranean parking garage. The assigned parking will be allotted by permit process, requiring each tenant to apply for a parking space. As proposed, the parking analysis determined that the project will have an adequate number of parking spaces to accommodate the proposed project. Mitigation Measures/Monitoring Required: • The existing two way left turn Iane will remain on Redhill Avenue to allow northbound Redhill Avenue traffic to turn into the facility. Since only a right turn exit is allowed from the facility, a directional median is recommended along with a directional sign (Right Turn Only) at the two way driveway access to restrict the drivers from turning left. • Large semi-trailers and moving vans shall be prohibited from entering the site. Move-in conditions along with other terms and conditions for residency at the complex shall be included in the signed Tenant Agreement. • Count-down pedestrian heads are recommended at the intersection of Redhill and San Juan Street. • The project shall maintain a total of 204 parking spaces with a minimum of 0.85 parking ratio per unit at all times. Any reduction of on-site parking shall be subject to review and approval by the Community Development Department. • If in the future the City determines that parking or traffic problems exist on the site or in the vicinity, the Community Development Director may require that the property owner prepare an analysis and bear all associated costs. If the study indicates that there is a parking or traffic impact, the applicant/property owner shall provide interim and permanent mitigation measures to alleviate the problem. Sources: Submitted Plans Tustin City Code Traffic Impact Report and Parking Analysis for Monarch Village- Tustin, CA by W.G. Zimmerman Engineering, Inc., August 2007 (Exhibit 2) Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 13 Items b c d e and ~ - No Impact• The project will not exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways. The proposed project will not induce substantial population or growth, result in changes to air traffic patterns, or conflict with adopted policies, plans, or programs supporting alternative transportation such as bus turnouts or bicycle racks. The project has been reviewed by the Orange County Fire Authority and has been determined to have adequate emergency access. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin City Code Traffic Impact Report and Parking Analysis for Monarch Village- Tustin, CA by W.G. Zimmerman Engineering, Inc., August 2007 (Exhibit 2) XVI. UTILITIES & SERVICE SYSTEMS Items a b c d e f& - No Im act: The proposed project will not exceed the requirements of the applicable Regional Water Quality Control Board or require or result in the construction of new water or wastewater treatment facilities. If approved, the proposed project will utilize the existing sewer and storm drain systems and thus will not require construction of a new storm water drainage facility or solid waste facility. The project proponent would be required to submit a hydrology report to ensure proper grading drainage, and connection of planned sewer systems. The project will be served by the City's existing trash hauler contract, thus will not require a new trash hauler. While, adequate water supply from existing resources will be available to serve the proposed project, the existing 6-inch water main on Red Hill is insufficient to provide fire flows for the new facilities. Based on OCFA fire flow demands and requirements, it may be necessary to construct a new 8-inch water main on Redhill to provide current water flow requirements. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: Submitted Plans Tustin City Code Tustin General Plan XVII. MANDATORY FINDINGS OF SIGNIFICANCE Items a, b & c - No The proposed project design, construction, and operation will comply with applicable City codes and regulations. The project, by nature of its location and as designed, does not have the potential to: degrade the quality of the environment; reduce the habitat of Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 14 fish or wildlife species; cause a fish or wildlife population to drop below self=sustaining levels; threaten to eliminate a plant or animal community; reduce the number or restrict the range of a rare or endangered plant or animal; or, eliminate important examples of the major periods of California history or prehistory. The project does not have the potential to achieve short-term environmental goals to the disadvantage of the long-term. The proposed project does not have impacts that are individually limited but cumulatively considerable or that would cause substantial adverse impacts on human beings. Sources: Submitted Plans Tustin General Plan S9CddUUSTiNA4ivrint plmm~~gAGPAIGPA 07-IH)1, ZC 07-[MI?, CUP U7-01 I, DR UZUI2IAWD (ASL) mNysfx,rMc Exhibit 1 Acoustical Analysis For Monarch Village Tustin, California By Davy and Associates, Inc. February 2006 Exhibit 2 Traffic Impact Report and Parking Analysis For Monarch Village-Tustin By W.G. Zimmerman Engineering, Inc. August 2007 Exhibit 1 Acoustical Analysis For Monarch Village Tustin, California By Davy and Associates, Inc. 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AND i ~lA/KSY ~ eu aWicn'~A~crs wlYal aYmd. uio ~u+oAArts e+~ ~A4~~ +r~T ~': ~ n :t` m •~rt '"L ~-:.>•' w~tMO AN[MC~}JNfp9lY df +ir.s... ~r~wuTax „ ~.. ..~ eaEam~son a Yam WO PYnE1tY Ef W09YALt1Y0PK . ipOlOrtS.pLr ix~5 R 11DIY911g1 wa .n n , v~elµry p Qyyy~ ~. ~ A.L,TA./A.C.S.M. LAND TITLE SURVEY REVISIONS: j=.:~, rat a:.. r.vFane. 'asun, c~. yveu t vnp.E poem Bttnollrv ainAM - 4 kJY'7.m IYAJ$E6 OBB 01! AC IfQ1D 1T(IfJ06 -,.~._~ _.-.-._ 1 TRAFFIC IMPACT REPORT ', MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. LZ AMERICAN SENIOR LIVING DEVELOPMENT Davy ~' Associates, inc. Consultants in Acoustics 2627 Manharwn Beach Blvd., Suftt 212 Redondo Beach, CA 9027&1604 Tcl: 310-643-SI61 Fax: 31043-5364 Email:DavyAssoc~aol.com JN2006-09 ACOUSTICAL ANALYSIS Monarch Village Tustin, Califomia EC~I~/ED ~uN ~ 2 coos col~~ualn a~v~tapl~~K~ FOR American Senior Development, Inc. Tustin, Califomia February, 2006 ~, ~; 1.0 Introduction At the direction of American Senior Development, Inc., Davy ~ Associates, Inc. has completed an acoustical analysis of the Monarch Village project in Tustin, Califomia. The California Administrative Code (Title 24) as enforced by the City of Tustin species maximum allowable interior noise levels of CNEL 45 for all habitable spaces in residential buildings where exterior noise from transportation sources exceeds CNEL 60. Section 2.0 of this report contains the results of measurements and calculations of the future exterior noise environment at the site to determine compliance with these requirements. Section 3.0 of this report contains recommendations for complying with the City of Tustin interior noise level requirements. Section 4.0 of this report contains the requirements of the State Building Code concerning ventilation. 2.0 Exterior and Future Acoustical Environment Environmental noise levels were monitored at the site in Tustin, Califomia on February 8, 2006 between the hours of 3:00 p.m. and 4:00 p.m. The location of the site is shown in Figure 1. Noise measurements were made at the southeast building line. Noise levels at the site are dominated by traffic on Red Hill Avenue to the southeast. Traffic an the Rt. 5 Freeway to the southwest was not audible at the site. No other significant sources of noise were noted during the site visit. Environmental noise levels were measured with a precision integrating LD 820 sound level meter that had been calibrated with a B&K 4230 Acoustical Calibrator immediately prior to use. The sound level meter measures and displays the equivalent noise level (LEQ), as well as the maximum and the minimum noise levels during the measurement period. A copy of the analysis of the acoustical data is attached to this report. 1 Figure 1. Site Location 2 4......: .....: ,.. 3, The data thus collected were analyzed to determine the CNEL level at the measurement location. The CNEL value was determined by measuring the equivalent noise level (LEQ) directly, and then calculating the equivalent noise level for each of the other 23 hours in the day.' This CNEL approach has been utilized extensively. The ~. accuracy of this procedure has been established with automatic 24-hour measurements at the same location. The procedure has always been within acceptable accuracy limits. The results of the monitoring and calculations are summarized below in Table 1. Table 1 Measured Ambient Noise Levels in dB "~~"' Location Peak Hour LEQ CNEL SE Building Line 64.6 d6 65.6 dB Section 3501.(c) of the State Building Code states the following: Worst-case noise levels either existing or future, shall be used as the basis for determining compliance with this Section. Future noise levels shall be predicted for period of at least 10 years from the time of building permit application. CALTRANS, Division of Traffic Operations publishes an annual traffic volume book that ~ contains previous traffic trends. The 2000 traffic volumes on the California State Highway System Book (the latest edition available) lists an average annual increase of 2.2% per year in annual traffic volumes for the years 1994 through 1999. Assuming ~: that this annual growth of 2.2% would hold. for this site, it was projected that traffic volumes would increase by a factor 1.24 by the year 2016. This traffic volume increase over the next 10 years would result in a 0.9 dB traffic noise increase. Therefore, the projected future year noise level is summarized in Table 2. Table 2 Exterior 2016 CNEL Value at the Site in dB Location CNEL SE Building Line 66.5 dB Seems ,for example, "Insulation of Buildings Against Highway Noise," Bruce Davy and Steven Skale, Federal Highway Administration FHWA-TS-77-202. 3 z, _' With an exterior noise level of CNEL 66.5, the building must provide an A-weighted noise reduction value of at least 21.5 dB to achieve an interior CNEL 45 value. Standard construction consisting of 2x4 studs with R-11 insulation, exterior stucco, interior gypboard, and standard glazing provides aminimum A-weighted noise reduction of 20 dB. If all southeast facing perimeter windows and glass doors are glazed with STC 32 glazing, the noise reduction of the building will be a minimum of 30 d6. This means that with the use of standard construction and STC 32 glazing in all .ri southeast facing perimeter windows and glass doors, interior noise levels should not exceed CNEL 45. Therefore, the Building will comply with the California Noise Insulation Standards as enforced by the City of Tustin. STC 32 glazing can be provided with either 1/4" laminated glass or a dual pane assembly with a 1/2" airspace. In either case, the glazing supplier should submit a test ~'S° report documenting the STC 32 rating. The test report should be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. 3.0 Construction Recommendations 3.1 Roof ceiling construction will be roofing on 1/2" plywood. Batt insulation will be installed in joist spaces. The ceilings will be one layer of 5/8" gypboard nailed direct. 3.2 All exterior walls will be 2x4 studs 16" o.c. with Batt insulation in the stud spaces. Exteriors will be exterior plaster or stucco. The interiors will be 5/8" gypboard. 3.3 All southeast facing perimeter windows and glass doors will be glazed with STC 32 glazing. STC 32 glazing can be provided with either 1/4" laminated glass or a dual pane assembly with a 1/2" airspace. In either case, the glazing supplier should submit a test report documenting the STC 32 rating. The test report should be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. 3.4 All other windows and glass doors may be standard glazing. 3.5 All entry doors should be 1-3/4" solid core doors with weather stripping seals on the sides and top. Glazing in entry doors should not be accepted. 4 4.0 Ventilation Requirements The California Noise Insulation Standards (Title 24) states the following paragraph concerning ventilation: "If interior allowable noise levels are met by requiring that windows be unopenable or closed, the design for the structure must also specify a ven#ilation orair-conditioning system to provide a habitable interior environment. The ventilation system must not compromise the dwelling unit or guest room noise reduction." With windows open, typical noise reduction values will be in the 12 dB range. This means that a ventilation system must be provided for all habitable rooms. This can normally be supplied with an FAU (forced air unit) with a summer switch. Outside air intake must be in compliance with Section 12.03.3 of the 1997 edition of the Uniform Building Code. C. Bruce A. Davy, P.E. I.N.C.E. Board Certified Davy & Associates, Inc. 5 ~' ~, ~` ~,. €. SITE MONITORING NOISE ANALYSIS J N2006-09 PROJECT: LOCATION: TEST DATE: START TIME: END TIME: EQUIPMENT USED: TEMPERATURE: RELATIVE HUMIDITY: WIND: LEQ: LMAX: LMIN: CNEL: LDN: 64.6 74.5 49.4 65.6 65.6 MONARCH VILLAGE SOUTHWEST BUILDING LINE FEBRUARY 8, 2006 3:00 P.M. 4:00 P.M. LD 820 SLM 1/2" RANDOM INCIDENCE MIC WINDSCREEN B&K 4230 CALIBRATOR TRIPOD WIND SPEED INDICATOR MICRONTA THERMOMETER/HYGROMETER 72°f 55% 0-2 mph L90: 52.8 L50: 60.1 L25: 64.5 L8: 67.4 L2: 70.5 L1: 71.8 DAVY & ASSOCIATES, INC. Consultants in Acoustics Exhibit 2 Traffic Impact Report and Parking Analysis For Monarch Village-Tustin By W.G. Zimmerman Engineering, Inc. August 2007 TRAFFIC IMPACT REPORT AND PARKING ANAYLSIS FOR MONARCH VILLAGE-TUSTIN TUSTIN, CA Prepared for: American Senior Living Development Prepared by: W.G. Zimmerman Engineering, Inc. 801 Pacific Coast Highway, Suite 200 Seal Beach, CA 90740 Phone: (562) 594 - 8589 Fax: (562) 594 - 8549 August 2007 ~; TABLE OF CONTENTS EXECUTIVE SUMMARY ......................................................................................1 Section 1: Section 2: '; Section 3: INTRODUCTION ................................................................................2 PROJECT DESCRIPTION ..................................................................4 TRIP GENERATION AND DISTRIBUTION ........................................6 Section 4: PROJECT SETTING ...........................................................................9 Section 5: LEVEL OF SERVICE ANALYSIS ......................................................10 - - Section 6: PARKING ANALYSIS .......................................................................13 Section 7: SYSTEM DEFICIENCIES .................................................................17 Section 8: PROJECT MITIGATION MEASURES ..............................................17 APPENDIX APPENDIX A ......................................................................................................19 APPENDIX B ......................................................................................................20 APPENDIX C ......................................................................................................23 APPENDIX D ......................................................................................................28 LIST OF TABLES Table 1: Intersection Capacity Utilization (ICU) ....................................................6 Table 2: Trip Generation .......................................................................................7 .. Table 3: Project Trip Assignment ..........................................................................8 t Table 4: Level of Service ....................................................................................11 Table 5: Parking Study "Independent Senior Living Communities" .....................14 Table 6: Amenities Comparison Table ................................................................14 Table 7: Parking Requirement "ITE Manual" .......................................................15 RECEIVED AUG 0 82007 COMMUNITY OEVELOPMEMT ~_ RK EXECUTIVE SUMMARY The following provides a summation of this traffic impact report for the proposed Monarch Village Assisted Living/Congregate Care facility located within the City of Tustin. 1. The project site is located on the western side on Red Hill Avenue between San Juan Street and EI Camino Real. 2. The project proposes to construct an age-restricted assisted living/congregate care - facility comprised of 201 units over one subterranean parking level consisting of 201 parking spaces with a parking ratio of 1.00. 3. Two intersections were identified for study in this analysis: • Red Hill Avenue and San Juan Street • Red Hill Avenue and EI Camino Real 4. Trip generations were developed and analyzed without taking into consideration allowable trip credits for the church which currently occupies the project site. 5. Proposed vehicle turning movements will be restricted to right turn only from the complex onto Red Hill Avenue. Left turns from Red Hill Avenue will be maintained. ~ 6. The total of AM peak trip generated is 28 with 40 generated during the PM peak hour. 7. Existing conditions for EI Camino Real and Red Hill is at an acceptable intersection capacity utilization (ICU) level of service (LOS) "C" and "B" respectively during the AM and PM peak hours based upon existing turning movement counts ~" 8. Existing conditions for San Juan and Red Hill is at an acceptable intersection capacity utilization (ICU) level of service (LOS) "C" and "B" respectively during the AM and PM peak hours based upon existing turning movement counts. 9. Existing condition with project traffic for the study intersections will be at an acceptable ICU LOS °C" and "B" respectively during the AM and PM peak hours. I 10. Post condition 2020 projected traffic with project traffic was compared to post f condition without project for both intersections and showed no significant impacts of proposed development on study intersections. 11. Post condition 2020 projected ICU difference with project and without project for San Juan and EI Camino is .001 and .003 respectively during the critical AM peak hour which is less then CMP requirement 0.1 and City requirement 0.01. 12. Mitigation measures are proposed for this project. TRAFFIC IMPACT REPORT I MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT Section 1: INTRODUCTION This report presents the results from a traffic impact and parking analysis for the proposed Monarch Village assisted living/congregate care facility located in the City of Tustin. This project proposes to construct 201 units along Red Hill Avenue. The project is located on the west side of Red Hill Avenue between San Juan Street and EI Camino Real as shown on the map below. It is in close proximity to Tustin High School, Tustin Auto Center, and the Santa Ana Freeway (I-5). The I-5 freeway can be accessed via Red Hill, which is approximately 0.2 miles southwest of the proposed project. U` Eeq.mo~t : ~~ A;' ~ Awdtmy( ~ 4'- ,~; ~ ~ z~ "~~ ~m ~ ~4 ~'~ ~~ PROJECT LOCATION ,y TtreUn P ~v S~ ~~ ~KJ '~~ _ ~ k1- '~ >s~ ~~ 'yam ,p ~i _~ zuoo t~t~~ =on ~o~. u.dror tr -wpi~e ~. w ~ym~ re~eNE~ ~ 'V ~s~ ~~ ~S f V'~ ~~~ ~~. Not to Scale TRAFFIC IMPACT REPORT Z MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT Z a ~ ~ ~ N U' ~ ~W a I ~ rt ~r+vt~did ~ ~ ~ ~ ~~- ~ ~~ 4 ~ i ~ -~ ~.. ' 8 ~ ~ ~) I l ~~ ~ --- e _ i ~ i 6 t: << F €i ~ ,~ ~_ zz ;~ o f ~ ...r_ f 5 r• ~ r T' ~ Y ( ~ - L 1 ~ [ ~ ~ „ F, _ _ E ~ .1 ~~ .~ --- --- € i ~f ~'~,- 1 -faeE ~ _ _~.~ e ~~ ~.~f* -i~ ~ ~, ~- l ~. ~' -rz- 4.._r r i ~- f ~ ~ ~ ~ ~ y}- E f (e IEtIEtt ~~-ss- ~ A i ~. ~ - .--_ ' } I d i , f ~ ~ - i I ~~~' ~ )~ _~. ~ ` ~ L, } t { 1 y A I+ ~ ~ r-. ~~ ~~ P, ~ f ~ ~ i f ~ i" ~ ~. F`; i ~~~~ ~~~ t~"~i It` ~~ ~' f! i €_ ~ ~ I i ~; ~ ; 1} i ~~~ ~' f E ;~i P ~~ I ~ f e I j ~ ~ f ~ - -_-~: _~ ~ ~ ~ ,,m _ ~ ~ ~;:~ ____ B C ws. f~ ~~~x~ ~ ~=~~ ...: ~ x~ E F ~LL ~ f D ~_ ~::I ~f i i lS ~^ ~~ I ! ~ _.. ~ ._._ f l~~ d ~' ( i ~ ~ `, # ~ f I)4 I ~1 1 € I ~ )I~ i ` ~ i~~ ~ ~_ . ~~ `~ r a ~ ~~ ~~~ Z ~ Z ~ W ~ ~ ~ d ~o go =Z U J _O Z W z Q _U ~' W a M U Z V Z w Z a~ wz ~w ~ Q Q ~ a ~ ~w -~ U ~ LL. N LL F- 9 Section 2: PROJECT DESCRIPTION A two-story church consisting of classrooms, a gymnasium, and a sanctuary located north of the intersection of Red Hill Avenue and EI Camino Real currently occupies the project site. The project proposes amulti-story age restricted assisted living/congregate care facility over a subterranean parking structure consisting of 201 units on the site which is illustrated in Figure 1. The proposed development will also include the construction of a community center, pool, and recreational area on the 125,538 square foot lot. Facility Description Assisted Living/Congregate Care - 62 years or older: A special combination of housing, personalized supportive services and health care designed to meet the needs of those who need help with activities of daily living. The resident may contract additional medical services or personal assistance. Services provided in Assisted Living/Congregate Care residences shall include: x` ° Three meals a day served in a common dining area • Housekeeping services and personal laundry services • Transportation • Assistance with eating, bathing, dressing, toileting, and walking • Access to health and medical services • 24-hour security and staff availability • Emergency call systems for each resident's unit • Health promotion and exercise programs • Medication management • Social and recreational activities Zone Description The proposed General Plan designation would need to be PC Commercial/Business which would allow fora 1.5 Floor Area Ratio. Proposed zoning would be C-2. Please see Section 9233 of the Tustin City Code for C-2 development standards. Please note that a CUP will be required for an assisted living/congregate care facility in C-2 district. Driveway Description Red Hill Avenue will provide direct access to the proposed development and will act as the main entrance for the community. A 26-foot wide driveway from Red Hill Avenue will provide two-way traffic to the subterranean parking structure. The driveway will be designated as a "Fire Lane" and will prohibit parking on it. The existing two way turn lane on Red Hill Avenue will allow northbound Red Hill Avenue traffic to turn into the facility as shown in the Figure 2. The "Right Turn Only" (Designated as letter "A" in the figure) sign will be installed as per MUTCD (R3-5R). TRAFFIC IMPACT REPORT 4 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT a_, £'' Red Hill Avenue -------------------------------------------------------- 5' 3' Directional ~ A Median ONLY Project Site 13' 1' l3' Figure 2 Parking Description Not to Scale The parking facility will be accessed through a two lane access ramp located on the north side of the proposed development. It will provide two-way vehicular access to the subterranean parking/garage level as shown in Figure 5. A gate located inside the parking structure separates guest parking from resident parking. The location of the gate is set back sufficiently from the entrance to allow additional off-street vehicle stacking capability. The gate will be designed in conformance with Orange County Standard 1107 for a minimum of 24 ft. clear travel way when gate is opened. Data Collection Traffic and turning counts were performed to determine the number of cars using Red Hill at various times of the day in order to establish the peak traffic demand. Traffic data was obtained by placing a tube on Red Hill between San Juan and EI Camino and the numbers of cars that ran over the tube were recorded during a 24-hour period. Turning count data was obtained by individuals manually collecting vehicle movements at the intersection. Newport Traffic Studies, a vehicle counting service, performed the data collection on Thursday, November 17, 2005. It should be noted that no construction activities occurred adjacent to the project when traffic counts were conducted. Traffic and turning counts were compiled and summarized in Appendix A. Capacity Analysis TRAFFIC IMPACT REPORT S MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT s The intersection capacity utilization (ICU) level of service determines how well an intersection is functioning and how much extra capacity is available if there was an influx of traffic. The ICU LOS of an intersection is defined by letters °A" through °F" associated with a capacity percentage as shown in Table 1. The ICU worksheet was used to determine both the current and future intersection capacity utilization LOS of the two intersections. The existing ICU LOS at Red Hill and San Juan currently operate at a Level of Service of "C" and "B" respectively for the AM and PM peak periods. The ICU LOS for existing traffic with the added project traffic is "C" and "B" respectively for the AM and PM peak periods. At the intersection of EI Camino and Red Hill, the ICU LOS currently operates at a Level of Service of "C" and "B" respectively during the AM and PM peak periods, with the added project traffic, the ICU LOS remains the same as the existing condition. t ,. r ~. Table 1: Intersection Capacity Utilization (ICU) ICU. LOS ICU LOS Definition A In the ran a of 0 to 60% ca acit B In the ran a of 60% and 70% ca aci C In the ran e of 70% and 80% ca aci D In the ran a of 80% and 90% ca aci E In the ran a of 90% and 100% ca aci F In the ran a of 100% and 110% ca aci Section 3: TRIP GENERATION AND DISTRIBUTION Trip Generation The Institute of Transportation Engineers (ITE) informational report, Trip Generation, 7tr Edition, was used to develop the traffic generated by the project based on the land use. The ITE code 253, Congregate Care Facility, was used to determine the ingress and ~.,3 egress peak hour trips generated by the new development. By using the Trip Generation, 7rh Edition, the generated daily trip rate of the project is 2.02. When multiplied by the number of new units, the proposed 201 unit project would generate a total of 406 new vehicle trips. For the AM Peak hour the trip rate is 0.14. To determine the AM peak hour trips 0.14 was multiplied by the number of proposed units (201) which totaled 28 AM peak trips. The same method was used to determine the PM peak trips with a trip rate of 0.20. It was estimated that there are 28 morning and 40 evening peak hour trips generated as shown in Table 2. AM peak trips has a direction distribution of 50% entering and 50% exiting. By multiplying 50% by the trip rate 0.14, the total was 0.07. Then 0.07 was multiplied by 201 to obtain the number of AM peak trips entering the development which was 14. The exiting AM peak trips were calculated the same way using 50% and was calculated that there would be 14 exiting AM peak trips. PM peak trips were calculated the same way using a trip rate of 0.20, 60% entering, and 40% exiting. It was estimated that there would be 24 entering and 16 exiting during the PM peak hour. TRAFFIC IMPACT REPORT C) MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT ~: '; Trip credits for the existing facility were applied to the project trip generation and the net i total project trips were estimated for the project. The ITE code 560, Church, was used to determine the existing ingress and egress peak hour trips generated by the existing facility. The average daily traffic added to Red Hill Avenue was estimated to be 56 ~- vehicles per day (VPD). A total of 0 morning and 2 evening peak hour trips was determined from the difference between the traffic generated from the new development and the existing development as seen in Table 2. However, trip credits for the existing x facility were not applied to the project trip generation and the total project trips were analyzed for the project. Table 2: Trip Generation _~~' "GFA -Gross Floor Area CONGREGATE CARE FACILITY LAND USE: (253) AM Peak PM Peak Use Dail Total In Out Total In Out ITE Code: 253 2.02 0.14 0.07 0.07 0.20 0.12 0.08 New Develo ment - 201 Units 406 28 14 14 40 24 16 Trip Credits -ITE Code: 560, Church Existing GFA* - 38,434 SQ. FT. (350) (49) (25) (24) (38) (23) (15) Net Total Project Trips 56 0** 0** 0** 2 1 1 Note: 1. Rates represent average trip generation rates per congregate care facility land use in ITE's Trip Generation ( dwelling units 7th Edition). of Trip Distribution Rounded to reflect new trips generated The distribution of traffic based upon the ADT and the Trip Generation, 7th Edition, of the 28 new trips in AM peak hour is distributed with 50% (14 vehicles) entering and 50% (14 vehicles) exiting the project site. A percentage trip distribution on the map is presented in Figure 3. From the 50% of traffic entering, it was estimated that 4 vehicles would be entering from the north and 10 vehicles entering from the south. From the 50% of traffic exiting, it was estimated that all 14 vehicle would be heading south, because of a left turn restriction from the project site. Based on the facility type, drivers going northwest or northeast direction will avoid making a "U" turn on Red Hill Avenue and will take a conservative approach making a right turn or left turn to go towards the west or the east direction. Whereas driver intended to go north on Red Hill Avenue will make a "U" turn at the intersection of EI Camino and Red Hill Avenue. 20% of the total exiting vehicles from the project site during peak period are estimated to make a "Un turn on Red Hill Avenue at EI Camino real. During PM peak hour, 40 newly generated trips is distributed with 60% (24 vehicles) entering and 40% (16 vehicles) exiting the project site. From the 60% of traffic entering, it was estimated that 7 vehicles would be entering from the north and 17 vehicles entering from the south. From the 40% of traffic exiting, it was estimated that all 16 vehicle will be heading south, because of a left turn TRAFFIC IMPACT REPORT 7 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT g. ~. ! 7 4 L ; restriction from the project site. It is estimated that a majority of vehicles will turn right at EI Camino Real, since a community center as well as shopping centers are located along Newport Avenue. The proximity of the project to this intersection makes it a viable traffic movement. Table 3: Project Trip Assignment rcea n n~ H-venue ~ CL l:ami Red Hill Avenue n0 Keal EL Camino Real Red Hill Avenue EL Camino Re I a Southbound Westbound Northbound _ _ _ Eastbound Left+ "U" Turn Thru Right Left Thru Right Left Thru Right Left Thru Right AM 6 3 6 0 0 1 0 4 0 5 0 0 PM 6 4 7 0 0 3 0 6 0 8 0 0 Red Hill Avenue & San Juan Street Red Hill Avenue San_Juan Street Red Hill Avenue San Juan Stre_e_t Southbound Westbound Northbound Eastbound Left Thru Right Left hru Right Left hru Right Left Thru Right AM 0 2 0 1 0 0 0 3 0 0 0 1 PM 0 5 0 1 0 0 0 3 0 0 0 1 TRAFFIC IMPACT REPORT S MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT a ~~ sa~ - ~`, ~~t'' ~~ ~~ ao ~~~ ~°''~ vra I`~ae Tr-~ ~ ~ =.41s~ ~~ ~~ ~ Q~~~ ~, ~~~~ ~~~ O` °~ ~Q t ~ ~f hS J` O, .r'~ ~ Oi/~ s ,, h _ Si y ~ _Oa ./ d~S~3 ~~ ~yc < ~~ . \~~. o~ J~ ~. ~'~~. Project ~ ~ 20(20) ~~' ~ ~~~f~O' Location 5(0) ~, <; Sdo 35(40) _ J~30(20) /`a?s ~, 5( O~ c a~ EI c~, ~ rl - ~G ~ ,r 1~y 2~(2 Si) ,~J19~ L Pe~~' ~' ~~ ~s4o < 10(1_5) Ra ~~i~ f i _ ~ i ~' ~ ~~e I ~~; , ,. »~ ~~~ Q:: ~c ~-~ ~ o- . ~°~ O % ~ 4~~ ~~ c~ `~F; S' ~~ ~t~,dy Intersection~a,~ XX (XX) _ % In (Out) Trip Distribution Figure 3: Trip Distribution Section 4: PROJECT SETTING Presently the existing site contains 1 main building, 2 driveways and a parking lot as k shown in Figure 4. Adjacent to the project site along Red Hill Avenue, mainly consists of business and residential facilities along with accessibility to the I-5 freeway. Red Hill Avenue is a two-way major street with a total of 6 travel lanes; 3 lanes northbound, 3 lanes southbound, and a two way left-turn median. Red Hill Avenue is approximately 110 feet wide with a parkway and sidewalk on the west side of the street and a shopping center on the east side of the street. Red Hill Avenue has aright-of- TRAFFIC IMPACT REPORT 9 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT ~. way of 120 feet. The average daily traffic (ADT) along Red Hill Avenue between San Juan Street and EI Camino is 23,500 VPD with a peak hour of volume 1,151 vehicles northbound and 1,329 vehicles southbound. y , San Juan Street is an east-west collector street north of the proposed development. San Juan Street is mainly residential with businesses adjacent to the street south of the Red Hill Avenue intersection. The intersection of San Juan and Red Hill is a signalized intersection which is located approximately 160 feet north of the proposed development and is located approximately 0.2 miles north of the Santa Ana Freeway (I-5). C.E. Utt Middle School which is located east of Red Hill Avenue can be accessed by San Juan. EI Camino Real is an east-west secondary road south of the proposed development. ` " The intersection of EI Camino and Red Hill is a signalized intersection which is located approximately 325 feet south of the proposed development and is located approximately 270 feet north of the Santa Ana Freeway (I-5). Businesses mainly surround the intersection and are frequently used by students walking to/from school. Tustin High School can be accessed via EI Camino which is west of the intersection and ~i> to the east of the intersection is The Tustin Auto Center. Major destinations for this development includes; grocery stores along Newport Avenue and Holt Avenue, medical facilities along Newport Avenue and Tustin Avenue, pharmacies along Newport Avenue, and community center at C Road along with a dinner theater on EI Camino Reat. On-Site Circulation The "Project" has been analyzed for on-site circulation. Access to the project site will be through one two-way driveway by either a right turn movement for the southbound traffic or a left turn movement for northbound traffic from Red Hill Avenue. Exiting traffic will be restricted to right turns only. Garage access turn radii meet minimum design standards. Delivery truck turning radii for the loading docks also meet minimum turning radii. Large moving vans and semi- trailer truck will be prohibited from the project site. Move-in conditions along with other terms and conditions for residency at the complex with each tenant will be highlighted in the signed Tenant Agreement. Trash containers are located in the garage. Trash containers will be moved to above f ` ground areas for trash pick-up. This method has been successfully implemented in the City of Pasadena. Section 5: LEVEL OF SERVICE ANALYSIS The level of service analysis was performed for Red Hill Avenue & EI Camino Real and Red Hill Avenue & San Juan Street based upon turning movement counts taken in November of 2005. A Level of Service analysis was performed using ICU worksheet TRAFFIC IMPACT REPORT I ~ MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT ~, , based upon the project generated traffic without trip credits applied for the existing, baseline, and 2020 projection. LOS calculation is attached as Appendix D. Table 4 summarizes these results. Table 4: Level of Service Red Hi11 Avenue and EI Camino Reai Existing (2005) Existing with Project AM PM AM PM LOS % ICU LOS % ICU LOS % ICU LOS % ICU C 74.2 B 67.1 C 74.4 B 67.8 2020 Projection 2020 Projection with Project AM* PM AM* PM LOS % ICU LOS % ICU LOS % ICU LOS % ICU E 93.9 D 84.4 E 94.2 D 85.4 Red Hi11 Avenue and San Juan Street Existing (2005) Existing with Project AM PM AM PM LOS % ICU LOS % ICU LOS % ICU LOS % ICU C 75.2 B 60.8 C 75.3 B 67.0 2020 Projection 2020 Projection with Project AM* PM AM* PM LOS % ICU LOS % ICU LOS % ICU LOS % ICU E 97.6 D 83.4 E 97.7 D 83.6 * Critical condition Notes: 1. Level of service is based on the V/C ratio. 2. Level of service reported from ICU worksheet. TRAFFIC IMPACT REPORT I I MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. 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Nf9 7 9{ e9d'~aflK Q'a9TMA90K 9/ A UaASd lYY RrTrhM 96 OpN9YLS aPY91b9NV10$PAiY99e WBSYRLIeY aiM ~ A OkG9M.4'aY 990.3~M1 WY u qtk AAA %W MS w uP1~fY111 or MRmaut OreiM 99aAC919 9pY TAa9 a 19eYK xa 9[ 49ti1CA1W wk oa3 em tAM9MC A MlMR m 9tppNea. 6n+' .J FIi99. nnE A.LtA./A.C.Shc. LAl~ TITLE SINiYEY 13lIt5 RED Hµ! AVEISUE TUSTIN CA. 927!0 REVISIONS; YRT 1 a I }At14 IZ W.G. ZIMMERMAN ENGINEERING, INC. PATIO carer[ MMI1 ttAreawnW uw car+[a~ tNx ~ taaw COAL aY8 I 4'---wx= mw ~. CdG 9UrHk -. 1 k~.-«.~-oWi 4u7tR -~! ~ 1 _ ~ i PARKING ~ ~ - AREA t 1 I ~p _ a ~_ mAS -" ¢ MYY91tl ~+~I ~ , MONARCH VILLAGE-TUSTIN AMERICAN SENIOR LIVING DEVELOPMENT ~, ~' ~; +' Section 6: PARKING ANALYSIS A ramp located on the north side of the proposed development will provide two- way vehicular access to the subterranean parking/garage level as shown in Figure 5. The parking level ramp can be accessed by a two-way passage that runs along the north side of the building. As proposed, the vehicular access driveway is 26 feet wide and allows both inbound and outbound traffic. There are 3 stairways along with 3 elevators located at the north and south ends of the parking level which leads to the main complex. Monarch Village will provide a total of 204 parking spaces, which includes 33 guest and 7 handicap spaces. The total number of employees of Monarch Village ,1 is projected to be approximately 60 people and a maximum of 20 employees will be at the site at any one time. Many of the employees of Monarch Village will utilize public transportation and/or carpooling to get to and from the work on a daily basis. Parking spaces measure approximately 20 feet long by 9 feet wide. The width of the driving aisle in the underground parking facility is approximately 25 feet which allows for two-way traffic. The parking ratio for a development is determined by dividing the total number of parking spaces by the total numbers of units. Parking ratio 1.0 including the guest, ADA, and staff is recommended for this project based upon various parking studies' and The Institute of Transportation Engineer's (ITE), Parking Generation Manual, 3'~ Edition. Note that the Parking Generation Manual does not specifically separate out guest, ADA, and employees parking unless the facility generates turnover such as churches, theaters, and convention Centers. These parking studies are discussed below. A Parking Study was conducted by Newport Traffic Studies for three independent senior living communities to determine the parking ratio for the facility along with a parking occupancy rate. These three independent senior communities are similar to this project community as compared in Table 5. In Appendix C, summary of a related ITE Journal article is attached and trip generation rates and parking demand is compared with this facilities. As shown in Table 6, the three independent living communities have a mean parking ratio of 0.64 and a median ratio of 0.63. Monarch Village's proposed parking ratio of 1.0 exceeds this parking ratio and the average for the two independent living communities presented in ITE journal' in Illinois. i, According to Table 5, the percentage of occupied parking spaces ranges from 85% to 100% of the three independent living communities surveyed. 1 "SENIOR HOUSING TRIP GENERATION AND PARKING DEMAND CHARACTERISTICS" by Stephen B. Corcoran, P.E. presented at Institute of Transportation Engineers 66th Annual Meeting. TRAFFIC IMPACT REPORT 13 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT ~. Table 5: Parking Study "Independent Senior Living Communities" Project City Occupancy* r of Un is S aces S aces Unit Springs of Escondido Escondido 103 62 85% 0.60 Valencia Rancho Commons Cucamon a 114 72 100% 0.63 The Bonaventure Ventura 115 78 100% 0.68 "Occupancy at the time of counting. ** Parking Spaces include guest and ADA spaces. Source: Newport Traffic Studies. Table 6: Amenities Comparison Table Amenities Monarch ASL *Springs of Escondido *Valencia Commons *The Bonaventure **Mayslake, Oakbrook, IL **Glenview Terrace, IL Care T e z z z z z z A e 628 80 80 628 628 Valet Parkin / Concier e / / Trans ortation / / / / / / Dinnin / / / / / / Housekee in / / / / Social and Recreational Activities / / / / / Care Counselor / / / / Grocery and Pharmacy Delive / / / / , Chauffer Service / / Units 201 103 114 115. 630 243 Parkin Ratio 1.00 0.60 0.63 0.68 0.408 0.214 z -Independent Senior Living Community, * Newport Traffic Studies "*ITE journal article presented in 66'"' annual meeting, a- Minimum Age, b-Average Age The Institute of Transportation Engineers (ITE) informational report, Parking Generation, 3'~ Edition, ITE code 253, Congregate Care Facility, states that the existing parking ratio (Based on Oregon parking study, 2000) is 0.5 spaces per unit. Based on this parking ratio, the number of parking spaces required is calculated by multiplying number of units to parking ratio 0.5 as shown in Table 7. The definition of Congregate Care Facility most closely matches the Monarch Villa -Tustin facility. Land Use Code: 253 Congregate Care Facility is defined as: "Congregate care facilities are independent living developments that provide centralized amenities such as dining, housekeeping, transportation and organized social/recreational activities. Limited medical services (such as nursing and dental) may or may not be provided. The resident may contract additional medical services or personal assistance." TRAFFIC IMPACT REPORT I4 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT ,_ Table 7: Parking Requirement "ITE Manual" Land Use Group:253 Land Use Number of Units Parking Ratio S aces/Unit Space Required Con re ate Care Facili 201 0.5 100 Total 100 Source: "Parking Generation, 3'° Edition" ITE Manual Based upon this analysis of similar existing development, a parking ratio of 1.0 exceeds the ITE recommended parking ratio and should provide adequate _, parking facilities for visitors and residents. Conclusion Three Southern California senior housing complexes and two Illinois senior housing developments were analyzed for parking needs. The maximum parking ratio of 0.68 for dwelling units compared to parking spaces is provided by "The Bonaventure" in Ventura. However, it should be noted that the parking utilization ff for this complex is 100%. All other studies Independent senior communities range from a parking ratio of 0.214 to 0.68. The parking spaces included visitor, handicap, and resident. The percent utilization ranged from 65% to 100%. Since this development is an age restricted facility with the ages ranging from 62 <, to 85+, residents mobility will be dependant upon public and private transportation services reducing the need for vehicle ownership. It is reasonable to assume residents with vehicles will occupy parking spaces in the age group of 62 to 68 with less vehicle ownership in the age group of 70+. The new facility will provide the Valet Car Services located on the 3 stalls on the surface. Valet services will assist residents parking vehicles and driving cars up and down the garage ramp. This Valet Service will also provide assistance to the residents by taking their groceries or shopping bags out of their vehicles and delivering them to their residence. ~., The total number of resident parking spaces will be allotted by permit process, I requiring each tenant to apply for a parking space. The complex management will limit the amount of parking permits. TRAFFIC IMPACT REPORT I S MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT w ..AA Y/ , W W __ LL Y _ Q /~ Y. _.....~.._. / ~~ M ~~ ~ ?~ = ~ ~ ., ~4 ~~ E _ {q_j i ~~ R --~- ..; .. ,_ ._~~. .. t.._. Y~h ~\.? _ __ `y I 1 ~ ~ __~ ~ l ~,~ t r k~li Wj k{ ~ . _!___ ,y w. _""_'_ ~j~jEE~t~ I ~~6~i i wwsw t t ~~ ~ ~ _ R _1 a nC_ i.i. ~~ J V ~~ Z F- ~ Z W I=- 0~. ~j O gW J 0 >~ =z ~> Q J Z ~ O W Z Q _U I ~ W a U Z Z w E- w ~ Z Q. wz ~w ~- Q ¢~ ~~ g w -~ _U ~ u- N LL Q' ~> H > k i Im ~ j [ -~ Section 7: SYSTEM DEFICIENCIES fii ~. Operationally, the adjacent roadway system is operating at an above minimum level of service. Site ingress/egress has been revised to improve access without impacting Red Hill Avenue. Planned development adjacent to the project may require further monitoring of the alley, south of the project site. Section 8: PROJECT MITIGATION MEASURES • The existing two way left turn lane will remain on Red Hill Avenue to allow northbound Red Hill Avenue traffic to turn into the facility. Since only a right turn exit is allowed from the facility, a directional median is recommended along with the guide sign (Right Turn Only) at the two way driveway access to restrict the drivers from turning left as shown in Figure 2. • Large semi-trailer and moving van will be prohibited from entering the site. Move-in condition along with other terms and conditions for residency at the complex with each tenant will be highlighted in the signed Tenant Agreement. • Count-down pedestrian heads are recommended at the intersection of Red Hill Avenue and San Juan. u TRAFFIC IMPACT REPORT ~ 7 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT `. Reference: • "Senior Housing Trip Generation And Parking Demand Characteristics" by Stephen B. Corcoran, P.E. presented at Institute of Transportation Engineers 66th Annual Meeting. • "Trip Generation Characteristics of Age-Restricted Housing" by Thomas E. Flynn, P.E., PTOE and Andrew E. Boenau, E.I.T. presented in February 2007. n ,3 ', TRAFFIC IMPACT REPORT I S MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT ~, b APPENDIX A Traffic Summary Results ~,, ,~ a TRAFFIC IMPACT REPORT I9 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT i _, ,'- %''' Jff". u 24 HOUR VOLUMES STREET REDHILL TUSTIN LOCATION SAN JUAN/EL CAMINO DATE 11-17-05 NOR B 12:00 TH OUND SOUTHBOUND TOTAL 131 1:00 81 212 2:00 84 55 139 5 3:00 5 33 88 4:00 49 31 80 5:00 44 58 102 6:00 64 186 250 7:00 190 463 65.3 8:00 582 1,329 1,91:1 39 ' 9:00 5 1, 208 1, 74 7 10:00 553 747 1,300 ' 11:00 516 571 1, 08 7 AM 633 548 1, 18:L PM 12:00 1:00 751 637 1,388 2:00 675 671 1, 34ti 82 3:00 6 690 1, 51ti 4:00 800 776 1,57Ei 5:00 1,030 640 1,67U 6:00 1, 151 758 1, 90~- 7:00 859 651 1, 51(1 7 8:00 8 0 520 1,390 0 9:00 5 3 350 85°~ 10:00 417 348 765 3 11:00 15 199 519. 12:00 206 107 313 11 43 ,$ 11,657 23,500 Prepared by NEWPORT TRAFFIC STUDIES ~, F i 15 MINUTE COUNTS STREET REDHILL TUSTIN LOCATION SAN JUAN/EL CAMINO llATE 11-17-05 AM PM NORTH SOUTH TOTAL NORTH SOUTH TOTAL BOUND BOUND TOTAL BOUND BOUND TOTAL 37 27 64 12:00 172 148 320 34 22 56 203 161 364 36 18 54 184 179 363 24 14 38 192 149 341 25 15 40 1:00 154 186 340 2Ei 16 42 164 175 339 1~2 15 33 171 152 323 15 9 24 186 158 344 17 12 29 2:00 187 152 339 15 10 25 198 159 357 12 5 17 217 174 391 11 6 17 224 205 429 16 8 24 3:00 201 198 399 14 3 17 197 191 388 12 10 22 208 202 410 7 10 17 194 185 379 13 12 25 4:00 219 151 370 7 i0 17 221 162 383 9 7 16 294 158 452 15 29 44 296 169 465 16 31 4? 5:00 311 215 526 1!i 23 38 291 178 469 15 57 72 280 181 461 18 75 93 269 184 453 44 96 140 6:00 261 183 444 31 90 121 221 176 397 47 115 162 184 152 336 68 162 230 193 140 333 116 222 338 7:00 209 180 389 119 292 411 184 128 312 171 406 577 268 105 373 176 409 585 209 107 316 157 331 48$ 8:00 169 87 256 134 326 460 119 91 210 137 275 412 108 88 196 111 276 387 107 84 191 123 246 369 9:00 111 91 202 153 181 334 105 82 187 145 167 312 101 70 171 132 153 285 100 105 205 123 158 281 10:00 97 51 148 132 146 278 79 62 141 135 130 265 82 52 134 126 137 263 57 34 91 134 146 280 11:00 63 39 102 150 129 279 61 24 85 18q 132 312 47 23 70 169 141 310 35 21 56 Prepared by NEWPORT TRAFFIC STUDIES INTERSECTION TURN COUNT PEAK HOUR NORTH-SOUTH STREET: REDHILL EAST-WEST STREET: EL CAMINO REAL JURISDICTION: TUSTIN PEAK HOUR: 07:15AM NORTH LEG TOTAL: 1,407 129 1271 7 34 251 1 64 327 3 17 384 2 14 309 1 Rt Thru Lt Total 1st 2nd 3rd 4th 81 10 36 26 9 116 29 34 35 18 187 45 47 50 45 WEST LEG TOTAL: 384 Lt Thru Rt Rt Thru Lt PEAR HOUR FAC'PORS Total 1st 2nd 3rd 4th DATE: 11-17-05 EAST LEG TOTAL: 530 4 5 8 5 22 46 67 54 29 196 65 89 86 72 312 1st 2nd 3rd 4th 'total Lt Thru Rt HOUR TOTAL: 3,240 1st 2nd 3rd 4th Total NORTH LEG = 0.87 SOUTH LEG = 0.85 EAST LEG = 0.82 WEST LEG = 0.82 ALL LEGS = 0.86 TOTAL: 919 SOUTH LEG Prepared by NEWFORT TRAFFIC k3TUDIES 67 104 40 100 125 45 72 139 41 40 133 13 279 501 139 INTERSECTION TURN COUNT PEAK HOUR NORTH-SOUTH STREET: REDHILL EAST-WEST STREET: EL CAMINO REAL JURISDICTION: TUSTIN PEAK HOUR: 05:OOPM NORTH LEG TOTAL: 774 61 684 `29 20 194 9 12 140 4 11 171 7 18 179 9 Rt Thru Lt Total 1st 2nd 3rd 4th $0 28 14 15 23 173 51 44 46 32 169 46 39 51 33 WEST LEG TOTAL: 422 Lt Thru Rt Rt Thru Lt PEAK HOUR FACTORS Total 1st 2nd 3rd 4th DATE: 11-17-05 EAST LEG TOTAL: 521 9 7 6 4 26~ 78 71 74 70 293 59 47 52 44 202 1st 2nd 3rd 4th Total Lt Thru Rt HOUR TOTAL: 3,239 1st 2nd 3rd 4th Total NORTH LEG = 0.87 SOUTH LEG = 0.96 EAST LEG = 0.89 WEST LEG = 0.84 ALL LEGS = 0.91 TOTAL: 1,522 SOUTH LEG Prepared by NEWPORT TRAFFIC STUDIES 69 278 47 58 276 51 93 252 50 68 240 40 288 1046 188 INTERSECTION TURN COUNT PEAR HOUR NORTH-SOUTH STREET: REDHILL EAST-WEST STREET: SAN JUAN JURISDICTION: TUSTIN PEAK HOUR: 07:30AM NORTH LEG TOTAL: 1,148 48 1060 40 22 268 5 7 270 11 11 267 7 8 255 17 Rt Thru Lt Total 1st 2nd 3rd 4th 22 5 14 2 1 80 43 23 4 10 155 55 56 17 27 WEST LEG TOTAL: 257 Lt Thru Rt Rt Thru Lt PEAK HOUR FACTORS Total 1st 2nd 3rd 4th UATE: 11-17-05 EAST LEG TOTAL: 338 14 21 10 3 48 19 34 19 7 79 69 72 36 34 211 1st 2nd 3rd 4th Total Lt Thru Rt HOUR TOTAL: 2,334 1st 2nd 3rd 4th Total NORTH :LEG = 0.97 SOUTH :LEG = 0 . 8 5 EAST LEG = 0.67 WEST LEG = 0.62 ALL LEt;S = 0 . 8 6 TOTAL: 591 SOUTH LEG Prepared by NEWPORT TRAFFIC STUDIES 11 115 35 14 110 49 4 129 7 7 102 8 36 456 _ 99 INTERSECTION TURN COUNT PEAK HOUR NORTH-SOUTH STREET: REDHILL EAST-WEST STREET: SAN JUAN JURISDICTION: TUSTIN PEAK HOUR: 04:45PM NORTH LEG TOTAL: 731 33 645 53 8 148 9 6 185 15 4 165 14 15 147 15 Rt Thru Lt Total 1st 2nd 3rd 4th 13 2 4 3 4 ?5 18 19 14 24 44 6 13 13 12 WEST LEG TOTAL: 132 Lt Thru Rt Rt Thru Lt PEAK HOUR FACTORS PATE: 11-17-OS Total 1st 2nd 3rd 4th EAST LEG TOTAL: 245 12 22 10 24 68 19 19 18 24 80 30 21 20 26 97 1st 2nd 3rd 4th Total Lt Thru Rt HOUR TOTAL: 2,293 1st 2nd 3rd 4th Total NORTH LEG = 0.89 SOUTH LEG = 0.90 EAST LEG = 0.83 WEST LEG = 0.83 ALL LEv^S = 0.91 TOTAL: 1,185 SOUTH LEG Prepared by NEWPORT TRAFFIC STUDIES 13 265 18 30 273 25 14 228 48 8 214 49 65 980 140 INTERSECTION TURNING COUNT NORTH-SOUTH STREET: REDHILL EAST-WEST STREET: EL CAMINO REAL TIME: 07:OOAM-08:OOAM DATE: 11-17-05 NORTH LEG Total 1st 2nd 3rd 4th Rt Thru Lt Rt Thru Total 1st 2nd 3rd 4th Lt Lt 1st 2nd 3rd 4th Total Thru Rt Lt Thru Rt 1st 2nd 3rd 4th Total Prepared by NEWPORT TRAFFIC STUDIES 88 16 10 36 26 129 31 29 34 35 190 48 45 47 50 134 1163 - 9 ~ ~ 19 201 3 34 251 1 64 327 3 17 384 2 62 92 38 67 104 40 100 125 45 72 139 41 301 460 164 7 4 5 8 24 39 46 67 54 206 59 65 89 86 299 INTERSECTION TURNING COUNT NORTH-SOUTH STREET: REDHILL EAST-WEST STREET: EL CAMINO REAL TIME: 08:OOAM-09:OOAM DATE: 11-17-OS NORTH LBG Total lst 2nd 3rd 4th Rt Thru Lt Rt Thru 'Dotal lst 2nd 3rd 4th Lt Lt 1st 2nd 3rd 4th Total Thru Rt Lt Thru Rt 1st 2nd 3rd 4th Total Prepared by NEWPORT TRAFFIC STUDIES 43 9 6 16 12 82 18 19 24 21 153 45 24 41 43 64 1102 6 14 309 1 13 301 2 17 251 1 20 241 2 40 133 13 51 113 9 46 110 21 44 93 19 181 449 62 5 4 4 2 15 29 36 26 34 125 72 54 45 53 224 INTERSECTION TURNING COUNT NORTH-SOUTH STREET: REDHILL EAST-WEST STREET: EL CAMINO REAL TIME: 04:OOPM-05:OOPM DATE: 11-17-05 NORTH LEG Total 1st 2nd 3rd 4th Rt Thru Lt Rt Thru Total 1st 2nd 3rd 4th Lt Lt 1st 2nd 3rd 4th Total Thru Rt Lt Thru Rt 1st 2nd 3 rd 4th Total Prepared by NEWPORT TRAFFIC STUDIES 54 15 13 13 13 155 36 29 44 46 153 37 35 45 36 73 556 32 15 122 4 8 146 11 18 144 12 32 144 5 51 194 39 53 198 33 63 262 59 61 274 42 228 928 173 9 7 11 7 34 48 60 71 56 235 46 58 50 42 196 INTERSECTION TURNING COUNT NORTH-SOUTH STREET: REDHILL EAST-WEST STREET: EL CAMINO REAL TIME: 05:OOPM-06:OOPM DATE: 11-17-05 NORTH L EG Total 1st Znd 3rd 4th Rt Thru Lt Rt Thru Total 1st 2nd 3rd 4th Lt Lt 1st 2nd 3rd 4th Total Thru Rt Lt Thru Rt 1st 2nd 3rd 4th Total Prepared by NEWPORT TRAFFIC STUDIES 80 28 14 15 23 173 51 44 46 32 169 46 39 51 33 61 684 29 20 194 9 12 140 4 11 x71 7 18 179 9 69 278 47 58 276 51 93 252 50 68 240 40 288 1046 188 9 7 6 4 26 78 71 74 70 293 59 47 52 44 202 INTERSECTION TURNING COUNT NORTH-SOUTH STREET: RE DHILL EAST-WEST STREET: SAN JUAN TIME: 07:OOAM-08:OOAM DATE: 11-17-05 NORTH L EG Total 1st 2nd 3rd 4th Rt Thru Lt Rt Thru Total 1st 2nd 3rd 4th Lt Lt 1st 2nd 3rd 4th Total Thru Rt Lt Thru Rt lst 2nd 3rd 4th Total Prepared by NEWPORT TRAFFIC STUDIES 24 3 2 5 14 125 28 31 43 23 183 39 33 55 56 47 918 33 11 167 9 7 213 8 22 268 5 7 270 11 14 75 31 16 66 33 11 115 35 14 110 49 55 366 148 6 2 14 21 43 16 17 I9 34 86 26 36 69 72 203 . _ INTERSECTION TURNING COUNT NORTH-SOUTH STREET: REDHILL EAST-WEST STREET: SAN JUAN TIME: 08:OOAM-09:OOAM DATE: 11-17-05 NORTH LEG Total 1st 2nd 3rd 4th Rt Thru Lt Rt Thru Total 1st 2nd 3rd 4th Lt Lt lst 2nd 3rd 4th Total Thru Rt Lt Thru Rt 1st 2nd 3rd 4th Total Prepared by NEWPORT TRAFFIC STUDIES 9 2 1 2 4 36 4 10 17 5 79 17 27 17 18 37 952 33 11 267 7 8 255 17 I3 223 4 5 207 5 4 129 7 7 102 8 23 99 8 6 87 9 40 417 32 10 3 12 4 29 19 7 13 6 45 36 34 35 27 132 ~,. 'ii' INTERSECTION TURNING COUNT NORTH-SOUTH STREET: REDHILL EAST-WEST STREET: S AN JUAN TIME: 04:OOPM-05:OOPM DATE: 11-17-05 NORTH LEG Total 1st 2nd 3rd 4th Rt Thru Lt Rt Thru Total 1st 2nd 3rd 4th Lt Lt 1st 2nd 3rd 4th Total Thru Rt Lt Thru Rt lst 2nd 3rd 4th Total Prepared by NEWPORT TRAFFIC STUDIES 14 6 3 3 2 34 7 3 6 18 25 9 5 5 6 17 562 27 3 122 6 4 145 7 2 147 5 8 148 9 12 195 16 10 188 18 10 259 10 13 265 18 45 907 62 11 13 7 12 43 6 4 10 19 39 16 15 20 30 81 INTERSECTION TURNING COUNT NORTH-SOUTH STREET: REDHILL EAST-WEST STREET: SAN JUAN TIME: 05:OOPM-06:OOPM DATE: 11-17-05 NORTH LEG Total 1st 2nd 3rd 4th Rt Thru Lt Rt Thru Total 1st 2nd 3rd 4th Lt Lt 1st 2nd 3rd 4th Total Thru Rt Lt Thru Rt 1st 2nd 3rd 4th Total Prepared by NEWPORT TRAFFIC STUDIES 15 4 3 4 4 74 19 14 24 17 56 13 13 12 18 29 653 60 6 185 15 4 165 14 15 147 15 4 156 16 30 273 25 14 228 48 $ 214 49 25 213 29 77 928 151 22 10 24 17 73 19 18 24 15 76 21 20 26 21 88 :; APPENDIX B Site Photographs TRAFFIC IMPACT REPORT 2O MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT Existing Site Existing Site TRAFFIC IMPACT REPORT ZI MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT r.~„~.~ ..,;,, ~, !!. 1 ''. Red Hill Avenue and San Juan Street ~~ I ~ ~~ T _ ~. Mpbil ...... ~ ~- a' ~ aY14~'a'.3~.,r Red Hill Avenue and EI Camino Real TRAFFIC IMPACT REPORT 22 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT ~ _r . ~ ~` Vii..=~} ~ ~*~1~~ { _ i , .;~-~., .. ~~_~ rj, TRAFFIC IMPACT REPORT W.G. ZIMMERMAN ENGINEERING, INC. APPENDIX C Reference Z3 MONARCH VILLAGE-TUSTIN AMERICAN SENIOR LIVING DEVELOPMENT Trip Generation Characteristics of Age-Restricted Housing By Thomas E. Flynn, P.E., PTOE and Andrew E. Boenau, E.I.T. Summary: "age-restricted" housing, essentially for persons 55 and older, has ~'' become a popular component of many new residential developments. This feature presents study methodology and findings of a traffic data collection effort to quantify peak hour trip generation characteristics of age-restricted housing. These findings will strengthen the database for this increasingly important land use. The Four Seasons at Historic Virginia The development studied was the Four Seasons at Historic Virginia, an age restricted, 55-plus, active adult community located in Prince William County in suburban northern Virginia. The Four Seasons at Historic Virginia has the following characteristics: • It is situated along State Route 234, an arterial providing a direct connection ,~; to Interstate 95. No transit, bike, or pedestrian facilities connect the development with other area land uses. • In addition to requiring at least one resident to be age 55 or older, no person under 19 may reside for more than 90 days in any consecutive 12 months. • At full development, it will have approximately 800 detached residential units. It currently has approximately 460 age-restricted residential units that are fully built and occupied (full time or seasonally). • The only non-residential development is the 12,000-square-foot community clubhouse. • It is estimated by the developer that perhaps half of the residences include at least one adult who is still working, either part time or full time. The authors' opinion is that this is high compared to the typical age restricted community, which often is a more retirement oriented environment- mountain area or water oriented-where the job market is not as strong. Along the same lines, it is estimated that perhaps only several percent of the units are seasonal or second homes-again, a characteristic more common with resort related retirement communities. • Residences sell in the general range of $300,000-$650,000. Because the development is only several years old, a relatively high percentage of the additional site work is being undertaken by the owners. This includes patios and additional landscaping. The month prior to the study included 50 site work applications to the homeowners association. This activity contributes to a higher level of traffic generation as compared to normal conditions at full development. • A fairly small staff of employees works at the clubhouse, with a significant development sales staff of about 30. Once the lots are sold, this sales activity will be eliminated. Currently, additional traffic is generated by these TRAFFIC IMPACT REPORT Z4 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT ~= sales personnel, which is reflected in the trip generation data presented herein. Time Period Vehicle trips per dwelling units Percent Enter/Exit AM eak hour 0.18 20/80 PM eak hour 0.33 67/33 24 Hour 3.71 50/50 ~ Conclusion ( The trip rates generated by the Four Seasons are very much in line .with similar data sources. Furthermore, the mathematical differences even can be accounted for. Accordingly, it is the opinion of the authors that the Four Seasons trip rates summarized in Table are appropriate for use on other age-restricted residential projects, with perhaps the actual values being marginally on the high side. Until actual 24-hour data for age-restricted developments are obtained, the 3.71 trips x~ of Code 251 is recommended. Discussion: This "ITE Journal" article "Trip generation characteristics of age- restricted housing" by Thomas E. Flynn and Andrew E. Boenau related to the proposed facility is published in the February 2007. This article presents the trip ~- generation rates for age-restricted housing based in Virginia. The land use type presented in the article is similar to senior adult housing-detached (Code-251) because minimum age restriction is 55 and also developer estimated that half of the residents include at least one adult who is still working. While the project site presented in this report has minimum age restriction of 62 and assisted living/congregate care facility with dining facilities which is similar to congregate care facility (Code-253) in the 7th edition ITE trip generation manual. So the average trip generation rate 2.02 is used for this facilities based on ITE trip generation Code-253. TRAFFIC IMPACT REPORT 2S MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT ~., a SENIOR HOUSING TRIP CHARACTERISTICS j By Stephen B. Corcoran, P.E. Engineers 66th Annual Meeting GENERATION AND PARKING DEMAND (M) presented at the Institute of Transportation Summary As the baby boomer generation ages, special housing projects have been developed for them in lieu of the traditional single-family home or apartment. Congregate care facilities, independent living apartments, assisted-care units, and senior apartments are being marketed, developed, and built to handle the needs of older adults. -"'" The changing lifestyle of older adults affects their transportation needs and usage as well. Trip generation and parking demand within this age group vary significantly from traditional residential uses because residents no longer have to be at work, pick up their children, or do their shopping at specific times. Also many senior communities provide on-site services to meet their residents' needs. ,,f This paper will present the author's experiences with senior housing and its trip and parking characteristics along with data on projects in suburban Chicago, s Illinois and around the United States. ~ ' PARKING DEMAND SURVEYS Parking demand characteristics were obtained from a number of surveys conducted in the Chicago metropolitan area. The peak parking demand occurred during the mid-day between 11:00 AM to 3:00 PM corresponding, in part, with the largest employee shift on-site. Table summarizes those surveys. The peak day of the year is Mother's Day when many facilities run out of visitor parking, according to the on-site staff. The peak parking demand rates varied between 0.214 and 0.579 vehicles per unit/bed with a weighted average rate of 0.404 vehicles per unit/bed. Employee, resident, and visitor parking is included. This rate is one third to one half the parking rates of other residential uses. Readers should note that the survey sites with the higher parking rates generally have more nursing beds which requires more employees than the residential units. Table: Peak Parking Demand Survey Development Location Dwelling Units Nursing Beds Total Units/Beds Peak Parking Rate Peak Parking Demand Covenant Villa a Northbrook, IL 220 151 371 0.490 182 Beacon Hill Lombard,IL 235 23 258 0.565 146 Friendshi Villa a Schaumbur 620 100 720 0.390 281 Presb Brian Home Evanston, IL 312 166 478 0.579 277 Glenview Terrace Glenview, IL 243 243 0.214 52 Ma slake Oakbrook, IL 630 630 0.408 257 EJM En ineerin Studies Lilac Lode Wauke an, IL 203 203 0.315 64 TRAFFIC IMPACT REPORT 26 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT £, ~; ~;- Dee~eld Place Deerfield, IL 98 98 0.230 23 ITE Parkin AAanual, 2" Edition Retirement Community (Land Use Code 250 500 500 0.270 135 3061 440 3501 1417 Wei hted Avera a 0.404 Discussion: This article presented in 1996 ITE conference calculate the trip rates and parking demands for the various senior facilities in Illinois. Author categorized the senior housing facilities into five different category includes Senior single-family housing, Senior apartments, independent living units, Assisted-care units, and p ~,, Congregate care facilities. Author collected trip data from senior housing facilities from different states and found to be 4.52 to 5.64 trips end a day for senior housing development. But the collected data does not classify the senior housing category and hard to justify the trip rate data with this study. In this study, senior housing facility is similar to independent living units and can not compare the trip rates calculated by this paper to this study. While parking demand characteristics were obtained from a number of surveys conducted in the Chicago metropolitan area. The peak parking demand varied i between 0.214 and 0.579 vehicles per unit/bed with a weighted average rate of i, 0.404 vehicles per unit/bed as summarized in the table above. Employee, resident and visitor parking is included. From the table, Mayslake and Glenview Terrace development is similar to this project site. Other development listed in `` the table contains nursing beds which require more employees than the residential units. This study does not provide the nursing facilities. The parking demand ratio for the Mayslake and Glenview Terrace development is lonely 0.214 and 0.408 which is less then the 1.00 provided for this study. 0 TRAFFIC IMPACT REPORT Z7 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT ~, _i APPENDIX D ICU Worksheet r SX= TRAFFIC IMPACT REPORT 2g MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT intersection Capaaity Utilization Worksheet €'.` Intersection Location: Red Hill & EI Camino Analyzed by: ~ _ ~ `~ __~ __ -- -- Date and T#me of Data: ~ '- i~tl~overnent --- _._._ m__. 2 Lenes 3 Shared LT Lane (yin _ _ .~ ~ ivoiume _ 51Pedcsinan„ 6 Ped Builon (yhi) ~= 7 PedeSitrdn Timmy Required_ 81 Free Rrght {yln) ~ . 9~Idoal frlo~c 14'Lost True _ _ __ ___ 11 IMinirnurn Grr:en City: Tustin Alternative: --_ __ ___ _ _. _ Project: AM Peak Hour Existing Movement I J Et3L EBT I E6R ! WBL ; 1NBT ! WBR ~ NBL fJBT ~ NBR SBL I BST SSR 1 1 ''' 2 ~ 1 1 ~ ~ ~. ;F~_ ~_ _ ,~ _ ~~~,-_ _ , -,;c, _,- `, : ' . ~ _ J~._.:... .: . ~ . -- ~ _ (~ ' ` ,- . _.: ~ --: ~ __ 1 c f ...: _ i , -. Ye 19DD 19DD 19oD cr ~ ~, ~ ;.; _ ~ re t . ~ o ~ 7~~a ]~a~ Haan ~9D6 4 4 ~ 4 4 4 4 ~; 4' 4 4 q -^-- r - ----- 131Volume Gomhined --~ - _ __.___ 81.0' 11F,r I 31<D 2150 n4 27*J4~ 501 ( + ?0 ?0 1400.D nn 14 Volume Separate Left 81 0 116 C ~ 312 0 '~ ~ ~ d r r ~ """" - ~ ~ 1 £. 0 ~ 27,. C 501 __ 7.0 14D0.O 15~Lane Uiilrzation Factor ~ 1 OGO i OOC ; JJ., 1 D00 1.D00 ' v~~ Q_971 0 952 ~i uUCI i-DOD 0 968 -- - - --- - 16~ r umm ;=actnrgd u t 0 95D ~ 000 D 850 0.950 0:986 D.85D 0.950 , OOu 0 850 U 95D Q 98.6 D 85D - ~ ---~ - 17 ~S~turated Flow Combined 1805 0 1..00 C 'f' ~ C 180:5 0 7871 2 ~ 'SOS o ~G17 G r61~.0 1805_.0 .10A 1 ~ ~,~ 18~Saturated Flo_wSeparale 1805 0 15D0 O~ 1ESD5.0 1871 ~~ 3565 3 3617 6 ~ - 1Fi0n 0 ,,104. i 19~Pedestnan Interference Timc ~""' 0 D ~ 0 0 ~~ ~ „ 0 D OA -~ ~ ~ ;~ - - - ---- ~. ' .~_ O.C 20}Pedestrian Frequency .-8 3 ~ 0 0 0,0 /o ~~ 0 p j ' .' 21 Protected Option_Allowed _ '~ ~ RUE ~~ ~ ~` ~'" TRfJF """ E V 23 Adjusted Re prence Time _~'` _ 13 8` 1 r 9J. 24 7 18 D f3 0` i3 6 20 E 140.3 O.D 36.9, r ~~ - '~ Permitted O tlon - . . - __~:_~ 24,Proportion Lefts 61 n t,._+' r~ ;. ~ 0 00 D.00 r ~J - _ ___ 25 Volume Lefi t_ane I ]6 '~' n o - -- - ~. _~„- ?? 218 13. ,, X51 4G7 261Pro artion Lefts Lefi 1 P _ 0 00 1 G.QO 1 D.DD 1 D 00 -~ _ -- 27 Left turn Equivalents 15 0 15.0 15.0 1h,0 '.;, 15 0 15.0 0.5 15-0 '~'= 16 Left tum Factor 0 U7 1 OD ~. 0 07 ~ 1 DO ~ 0.07 t00 1.07 1 00 - -- _ - ?~ Permitted Saf Fiow 120 3 ~ 1900-0 ,~ 12D 3 ~ t S71 1 116 8~ 18ti8.fi ] 025.3 ] 7D 1 4 - -- - _ - (3i}IReference Time A 80~8~ 7.3 ~ 1" ' ~ 1~t D ~!5 ;, 16.6 _ 0.5 32.9 ~ ~~~ -- - _, . 31 _ 32~AdjustedSaturation8 - ~ - - _1.906.0 1871 2 Y s =. "617.6 _ "' 5104.1 ~`; - -- Reference Tirne 6 tJA I < <~ ~'~'~ a - - ~ NA NA 33 Reference Time Lefts NA ~ ~=° ' 34 Reference Time 80.8 J 3 3 32.9 - - - ---' -- 35,Adjusted Reference Trme 8q.g - -- z:.., 7.3 •~..- Split Timing _ _ _ ~ ~ = _._ ,36.9 3S Ref Time Combined 7.3 `` 14 0 f r_ - '16.6 32.9 ~ --- -- - - i~ Ref Trme~Movement _w._. S 4 7.3 2 14.0 ~ ~ _ 9r*g_ D.5 32.9 _ 381 Reference Time ~ 7.3 ~ 20 7 ~ ib 6' 329 39Ad'usted Reference Time 13.9f 13:9 2a.1 24 7 2u.ri~ 20.6 3s.9 36.8. Summary East We&t North~South 4D i Protected U a~trDtt 38:5 50.5 ~_.. - - __ 41 Permitted O lion 84.9 147 3 +42 Split Option 39.5 X7.5 ~~ r ®- -- $3, f,Rinimum 39.5. 54.5 44~Combined -_~~ - 89.4 R(ght Turns ERR u1raR nrao roc 46;'Crnss Through ()in 4T Cross Tfuough Adj -- - 49 Oncomrn~ Left Qire 49;Oncoml~ Left A_dj 50jGomLined _51 Inntersectlon G~pa, 521Levei Qf Serv#ee 17:8 j 9,0 1A. ~ 9,4 iveT t sBT ~eT ~ ~~r 217.9 € _ 39.9 ~ 18.0 43.9 VVBL EBL SQ L RNBL 24.7 ---: 9.4 _ _ S.0 i 3.5 i 7,8 S~}.3 44,3 35.3 Revision 2443.4 Intersection Capacity Utilization Worksheet Intersection Location: Red HiN & EI Camino _ City: Tustin Anal ed b : _ _ -- _ ._.._ _ Y; Y __ Alternative: _ _ Llate and Time of Data: ~ ~ PraJect: PM Peak Hour Existing Movement 9 ~Movernent -_ - ='~ ~ ~ ~ ~ ~ ~ ~ ~. EBL ~ EBT i EBR WBL I W8T N ~ tJ E3T f NSR ~ SSL SBT SBR 1 lanes 1 1 1 0 2 3 Shercd Ll Lanr f+~ln} - - ~~ I v... ~ - __. _ ~ ~ vcs ~ ,_ _ _ ~Volumc 5 ~Pedestnans t0 i C - - - - .: - _~ __ ~ - = _ i r=t~ t ~ r, _ Geed Button (}/n) _ _ . _ _ ._ ~ ~ ~ '~ ~ ~ i I. - ~ --- ~ ~ 1 i r. ~ D 71 Pedestrian Timin Rec , rr o _ --~- 6 ~ ,._ _ _.. c ~ ~ _. + ! C t --__ ` 1 c _ 81Free Riph((Y~n~ _ _,._.~_ E _ __ ~ - I t« E ,. --t _ 9 Ideal flow LnstTime _.. ~. 1Ci 19Q(? 1900 1906 __ } ~ : p _ °` [~ ~ ~~ f ' U, , 1900 1 ~~(~ ~, c.~ 900D , - -- 91MirnmumGreen ` _ _ ~,~ 4 ~~ '~ 4 .f ;, 4 4 ., 4 4 ~_ _~ 4 ~ 4 _ 4 4' A i 7 vowme Vomotneq __ _ 14 Volimae SeparalE Lett v 1 i~Lane Utilization Faetor 1GITurrimg FnctnrAdjusl 1 T'Saturated Flov Combined --- --- 18 Saturated_Fiow Separate 18Pedcstrian Interference lime 20~Pedestnan Frequency 21,Pratected Option Allowed >! 21 j Reference Time _ 23~Adjusted Reference Tirne (Permitted Qption - ..._ Z4 ProPnrfion Lefts 25 Volume Left Lane _ 26 Proportion Lef3s Left 2~ I eft turn Equivalents ~~~ 28' Left turn Factor ~ _ ~ _ - --- - _ 29~Permitted Sat Flow x - _ __ _ 90~Refercnce Tune A --- ~' - .. >f1~Adjusted Saturation B ___ __ . °2 Reference Time B - - ~ _. 33 Reference Time Lefts __ s9 Reference lime 35~Adjusted Reference Time _ ISplitTimin~ _ _ 3G' Ref Time_Combmed _ 37 Ref Tame _By Movement _ 38 Reference Trine Adjusted Reference Ttmr~ 46 Cross Through Direction 47 Cross Through Ad Rei Tii 4f3~Oncomrnq Left Direction 49 Oncoming, Left Adi Raf Tir 50~Combmed 51~tnterscctfort fi:apacft~tlfi 52{Level Of Service _e vet of Service is based an 80.0 1700 '~ _ D ~02D r 31,3pj_ 0.0 288.Ot #Ddfi4~ ~~PO' ?_90 745 D' fl !1 8G 0 173 0~ ~_ 202.0_ 310 0 ~ ._ ___-. 288 (1 ~ "lrJ4F ~ _... ~ 29.0 ,4.__ 745 0 ~-_ ~ 1.000 1 000 U, ,J 1 D00 1.000 ~ 000 0 97 1 Q.9°2 i.0uu L000 .. . (1.90 ;n 0 950 1 000 0 850 0 950 0.988 D 850 0,950 1 0DD 0 85D 0 950 0 98~ ~ 7 1805 U ~ 19D0 [' 1 L ~ ' ^US 0 1876 8 ( 350' 3617 6 ~ 1; 1805.0 51121 i 18050 1(+000~`_ T OSO 1P,768~ j,053 3fit76 1805.6. 5117.r~ 0 0 v _ U U n rr~ li i ...... TRIJF ",- ~.,.~- TRUE ~+..:....,~~....a..~.t.- ~ ,, ,r ..v..-~ ~ ~, f ~ i~u l0<7 ' 2G4 ut yU 34~ ~~,r1 - 7~ t ~~ r 1G G' 17.4 24 4 E3.0 13 9 ~ 38 r ilt (~ ~1,; ~~ 1 s a s~ ~ ~ ~ '~"" r . .x s" L,. 30 ~ ,..~_, t~G 173 '" 70l 01° ~_. 144 523 .~' 29 248 4' 1 n vd i 6 oc ~-- .. 1 0 00 ~ 1 ~ 0.00 ~`~'~ 150 15D f, . 1501 1?i0 15D - 150 ~ 0.9 . , '15.0 i~:~? GOB, 1 DD 00/ i OU ~~~ _ t)07 1.00 n7 : 1-l?0 '''' + 1900.0 u~ 1 203 18"r68 ,,: 1158 18088 ~` 1 3 1704.0 ~~~~ _ 10.9 ;: i~1 "~- 20 4 1 ~ 3.;J ~ J - 17.5 ~~ 100.0 1876 8 ~ - 6 ' ~ _ 6 7120 iJA ~ ~ _ ~ NA _ ~.:q NA h.. + , ~. t.7~ I~~~ NP. ~ 83 8 r ~ ~ _ . ~ . '0 1 S ._._._~_ 151.3 , 10.9 5 3 10.9 10.9 6.4, ....16.4.. sstwest %0 4 3 34.7 17,5 1 _--0 4 ~ ~ ~^. 7 1,9 '17.5 204 r F 347 17.5 - --~- 29.~i i 24 4 ._, u~5 ; , 38.T 21.5 , 21.;1 20.5.9 151.$ ~_ 90,8 60.2 33.8 96T 80.5 EBR _ WBR PtBft I S BR ~ ~ 16.6 _ 8.0_ 8t) 8.0 NBT ;SST j W6T EBT 38.7 WBL j 29.5 ! 24 4 ~ 16.4. _ E8L ~ 5 ~ 174 NBL 9.3 $.0 93.9 1.6.6 38.01 5D.4 I 382 on ~ &7.1 °!e Revision 2003.0 Intersection Capacity Utlllzatian Worksheet intersection Location: Red Ffil18 EI Camino City: Tustin _ _ ___ Analyzed by: _ . -_ _ _ Alternative. ~~ Date and Tlme of Data: Project: AM Peak. Hour ExisQng with Project Movement r- ~ 1tMovemerrt ¢ Ems' t W'~ (' ~ ' , ~ ~ -;I 21,Lanes _ 1; 1 _ 1 1 11 W8R0~ N8L2! NE?T2' NBR11 S8L SBT 5Bft 3 n -- __ -°- - .. __ _ 9 Shared l.T Lane (Yin). _ ~ ve_ _ _ ~ ~ ;` `~: '-- ----- ~ ve.. ~_ i --- .. ` 4~Volurne t~~~ 1'r~ ~t i ~ t~,;= ~; ~ ?;n ,-[~~, 1s'~ ~~?; ~_~5 S~Pedestnnns ~ ~~ ~ _ I~~ E I Ped Button /n' - 1 ~ ~' ~ - - - - G 7 Pedestnan Timing Retluire ~ ~ ~ ~~ ~~ ~~ ~~ ~ ~ ~ ~~~1t ~ - - E3~freeRight.(ytn) - - ~ - ~ y •~ _ -- _ _ -- ~ ' 9~Idenl f IoW r^~Cr ii : ',iU ~: i 1 iJ~ 1: 4 1~~~ 7900 i~?JL i9ul, ~J;;., ;,'OG :_ 10Lcst Tune _ 4 4 4 4 ~ 1 4; 4 t ` ~ 11~MinimumGreen ° __ - -- 4 ~, ~ _I. ~: 4. ~. 4. 4. ~. 4. 4i 13 Volume Gombined -- - _- 6C 0 110 0 p' ?120' 219 0 0 0L7~ 0 50~ G 0' 13 D 409 0 14Volumc Separate Left _ iii.0 1 IG 0~%? .~ 3920 219 D~_.,_, _,_~~ , 274 U 50~ 0~ ~~T~ 13 0 r . 1409.0 i5lLane Uhli~.aBon Factor 16 i Turning Factor Ad ust _ 6 1.OC0 0 950 1 404 1 U(]0 1 OOD 0 A50 1 000 0 9;,0 1 000 i 0 984 (? .U40 0.971 Ran n.g50 0-~52- 1.040 1.000 1.000 O.BSG 0.950 0.90& O.P86 ~ ~'. u bbu 17 aturaled Flow Gom6ined _ 1805 0 1900 i ~ 1i ) 1005 0 iE74 1 C 3501 ~ 36i7 6 1 015 D 1805 0 5101 2 0 0 16iSaturdted FlowSeparaie ' 1Pn~ n '946.r ~ g ~ 0 _ 18iG 1 ~ C~ ? 3EI~ G ~ ,1 ~i~ . E 101. ~ , ~ 19! I ed~stnan interference Time --- 20Pedestnan Prequenc}° ~_ 0) 28 3°r ~ ~ D 0 ~ ~ r~ r ~ _ D 0 ° 1, i 0. 0~ 21'Protected Option Nllowed 'v , TRUE ~~ 0 O i _ gym TRUC 4-0 i~ _ ~ 0.09 __ 22Refcrcnce Time ~_ 5 i - 7 3 13 a '0 7 s ~ - r, i ~ ~ TRUE 1 0 3 n TRUE 33 ` ' 23jAdjusted Reference Time q r ~ i R i~ n 2a ~~ ~ 1~ 0 8 °~ ~ ~ Permitted O~fion r= "" - ~ _.~_ -~ _ rn .._ ~ -~- ~- 24 iProportian Lefts - 1 u uu ';m • 1 0 QO ~ 1 O.DO ~ 1 0.00 25 Volume Left Lane _ - - -- 86 1 10 w ~ 312 219 .. '" 130 ,~ ~ X53 _ ~ 3 470 '~ ~; 26 Pr~nrtmn Lefts Lefl 27 L ft t E 1 0 GO ~ ~~ ~ O Op ,. 1 ' 0.00 ~ 1 O.OG _ ,. e urn quivalents - - 15.0 15.0 ~~ 15.0 15.0 ~ 1E, 0 15.0 =~ O J 95a? 28~Lefi turn factor ~ 0 07 1 00 ~ G 07 ~l 00 _ 0.07 - _ _ 1,U0 . - 1.07 1 0O .. 79 Permitted Sat Flow - - - 120 ° ~ 1200 0 ~G 3 1870 1 110 8 9808-8 1925 3 1700 4 ~ 30 Reference Time A -- - - Ely 8' 7.3 ~ ~ ~ ~ 1.1 ' 1~, 1 143 3 10.8 . G.0 . 33 1 ~ ` 31 dusted Saturation i3 ~, 1900.0 - ' ~ `~~ 1870.1 3017 .6 ~ b101 2 _ 37tReference Time B ,j -- 9 R f f i NA ~ ' ~ ~ 14 1 °' ~~~ _ _ _ NA A - _ i e erence T me Le ts _ NF , _:;. r ~ __~ - NA =" NA ~ ') 94 Reference Time - - - ----_ - -- 85.8 -•- c 143.3 33 1 '; 35 Adjusted Reference lime Bg.E ~~- -- ~2.7 _ __ 147 3 . 37 1 ~~. 36!Ret Time Combined 97~Ref Time By Movement __ _ 38 _ Reference Time __ _ 39 ~~Adjusled Reference Time iSummary 40iProtected Option_~~ 41 {Permitted Ootinn __._ 43~Minimum 44Camhlned i~ht Turns 45IAdjusted Referen 4G Cross Through Dir 47!Cross Through Ad) 46 Oncoming Left Qire 49 ~_Oncominq Left Adj 50 ~ Combined 7.3 14.1 5.7i 7.3 14.1 7.3 - - 20.7 ~, 13 8 13.8 24.T 24,7 East West North South -- 38.5 ___. --- 50.7 89.E 147.3 38.5 --°-- - 57.9 38.5 54.7 __.-- 89. `.:F_RR . ;WBR i NBR St3R e Timtt 17.9 i 8.0 14.3 ' ~ 8.0' ctton NBT ~ SBT 4v8T ' _ ~EBT Ref Tithe _ 20.6 37.1 18.1 13.8 coon W8t E8L SBI. tJE3L RetTime ---- 24 7 9.7 8,0 13.6 17.9 54.9 , 40. , c e %5.3 52 ;Level Of Service - - ^- T ~ C Level of Service rs based on flranae County GAAP (stYid€±Iin~e '1 1 G.8 33.1 q.6: 16.8 6.9 33.9 ~G-s ~a ~ 20 8 _ _ 24.8 97,1 37.1 Revision 20Q3.4 ~, _, i_ intersection Capacity Utilization Worksheet intersection Location: Red HIII & EI Camino City: Tustin Anal - ~-- ~--- yzed by: _ - ______ _ _ . Alternative: ~ _ Date and Time of Data: _ Rroject: PM Peak Naur F~dsting with Project Movement .- - 1 Movement ~~. ~ ~ ~ ~ f ~ ~ ~ ~ ;, ~ ' € %' ~~ f=BL EEiT Et3R WBL W87 - W8R ~ NBL ~ N67 NBR SRL SBT SBR 2 Lanes _`"w ...~.. _ 1 1 1 1 1 0 2 2 1, 1 ~ 3 Sfiared t T t-ene (yin) (~, rc~ ~ i i - - -- -- - - x 5 Pedestnaris ~ - ! ~ ~ - ~ ~->~~ ~~~ _. r~ ~ '~ f [ f k L 6 Red Button (yin) I ;'w _ ~ -' - ., .. ;, -- . _. , ., 7 Pedestrian Timing Requ~rec ~ _ - i, __ 8 f"ree Rryht {y/n) --- - -- =~ r~s ~ -- ~- LJ v~ rJ~ldeal Flow- _ ~ r-~~ ~r~~7 1900 - '~9D0 190D iS ~~'~~ ~ _L, ~~U 1.,;;0 _ ,_:L'J 1D~,LostTrme __ 4 4 4 4 4 4 ~~ q 4' 4. 4. 4 - - 11 ~~ Minimum Green 4 q 4 4 ~}, 4 4~ q~ q' ~" 4 12~Reference Cycie Length 120 13Volume Cambmed 88 0 173.0 109._0 202.0 322.Q' 0 0 288.0: 10b?_ 0 . _ f'.0 3fi 0 75E C ,fr rI P__ _ lv Lane girsz2lontF)ctotr_ 1 ODC 1 C100~ 1000 1 000, 1~07Q~ U~SD 1o000~O 0000 090F~ ~~~, 16 Tumrn Factor Ad'ust D 95D 1 000 0 850. O r ,0 0.956 n fiSrr a^ D ~8- v o U 17 Saturated Fiow combined 1805 D 1,.00 ( 05 D 1874 3 ~ 9 05 3 3617 6 1615.0 1805.0 5105.8 0.0 --- - - _ 18~Saturated Flow Se crate ?Rn~ c r ~ ~ ~ +~n~ r 1874 3~ __ i 3 3617 6 °~- ; 105.E P _ _ D: 1,D1C 191Pede tnan Interference Tirne 0 f 1 ~ p p i € ~~' ~ ~ D r ~C O.C i~ C~~ 20 Pedestrian Frequency ~ 2.8 3~~ ~ ~-:~ D.Or ~~ { ~~~ 0.0% 0-0% 21 Protected b Iron Allowed ~ TP,LE ~~_ ~ __ R~ ~ , 213Reference Time ~ ~ ~' ~~~ ~~~~ ~ TRUE ~~~ ~~ ~ TRUE ~ ~ z'~ '° 12G 13~' 206 t~ '_~ 34° 14_C ~ i-~ _~ 29 ~Adjusled Reference Time ~ ~~ 16 a 1 r r n q ~n h t r 38 9 i 8. ~ t' ~ ~ 1 2 U (Permitted Option ~ ~- -- 24 Proportion Lefts r u uv l U UO r 1 0.00 1 0.00 -- - ~`' = 25 Volurne Leit Lane ~~ n 1 __ 88 1 i ~; 1 ?02 3 2 H.; ~ 14q 526 35 252 ~ ' ~ ' _. P __ r 27~Left tum E uwtalent~ 15.1 ~ D 00 1 D 00 `'.< 1 O.OD °= 1 0-OD ~ __-- q____--,-= _ 0 15D ,~- 1S0 15D ;. __ 15.0 15.0 s 0.9 15.D z. r ---- -_ _ ~ 1 OD s ~ u 07 i 00 - 0.07 1.00 1 07 1.OD 2 3~F ermitted Sat Flow >>n ~~ 1900 0 •, I;.^ 3 1871 116 S 1808.8 1E?25.3 1701.9 ~~~ 901Referenr e T me A 0 0 10.9 .,, -- - " _ 20 E 5 ~4~ J 3~ - - .. ._~ _ `r 7.8 2.3 17.8 1 31~Adjusted Saturation B 79008 1874 1 ~ 6 5105.8 . 32 Reference Time B _ ~ NA ~, (VA I;q ' NA 33 Reference Time Lefis_ NA `'~''~`~' ~ ~ ~ IJ ~__ NA :~z~ - _. .~,4 (Reference Tirne 87.8 -'. - _ C ~ <' . `"""- "y"g a 17 ~8 '~-~` - -- 35~AdjustedReferencc;Time 91.8 .~~~ aC',-4 ;~ 151.9 ~ 21.8 !_Split Timing ~ ,>'~'° ~ ~~ 36 Ref Trme Combined. _ ~ 10.9 ~"<'' ~~ ~ ~.,`~ -;~„ 34.8 17.8 ,.~~ --- 37 Ref Tlme By Movement ~ 5.9 10.9 ~f 1 r) 6 " t 34.9 2.3 ~ 7.8 '# --- - - -- ` 333 Reference Time - _-_ 0.9 i..:_ ~r ,, ;J6 ' - 34 `3 17.8 1~ _ _ a- "-- 39!Adjusted Reference Tirne 16.4 16.4 ,. 24.6 246 `: 8.u, 38.9 2].8 21.b ,~;- 5umm~ EastlVest North South _ - --- --- 40 Protected Option 34:5 4G 9 49 ~ Rermitled Option. _ 205.4 ~ ~ 151.9 - - m- _ _ __-_®~ _ 42~Split Option _ _ q~,p gC17 43 Minimum 34,5_ 46.9 °` A4 Combined ~ gt 4 iRight Turns, ~ EBR r WBR NRR $HFt 454Adjusled RefenenceTlme iti.8 i 8.0 iS.O $.4 46~Gross Thresh Direction NBT ; S8T W8T Et3T -__ _ ~ 't7 Cross Throu h Ad' Ref Time 39 2t fi 24.6 16.4 48jOncomi~q Left birect3nn WBL ! EBL SB1 h"BL --- - - - -- - - 4Q ~Oncomin~ Left Adj Ref Time. 17 4 9.9 8,0 ! 13.9 5D~Gombined 1f,6 39.fi ~: SO,G ; 38.2 4 51{interseetion Capaclt~rUtit{zation w,. G7.8ora ` 52; Level Of Service B Revision 2003.0 ~, 1_, ~- €' t D Intersection Capacity Utilization Worksheet tntersactlon Location: Red Hlii 8~ EI Camino City: Tustin Anal ed b -- r= v' --- _ - -_ _ . alternative: _ Data and Time of Data: ~ ----- _ _ __ Protect: AM Peak Hour Future Without Project ~ 1 Novemeni ~ ~ ! ~ Lane E6L El3T EBR I WBL WBT ' WBR ~ Nt3t NE?T I NPR SBL ' :, E;i` 5BR __ - _ al5harcdLTLanc !n) _ ._._.__ S ~ 1 ~ _' ~ 1 €, 2 _ ~~ ~ ~ ~ ~-- -~ - _ 1 yes ~ ~ l , _ 9 ~ ~ __._~_. ~~ ,~ __ ~ ~ ii r _ FF 376 ~I, ~ ~. _ _ __ __ , - '~ + 6~Pc-.d Button /n ~ V t ~_ _! :_ -- -- _ ~ ~ 7 (PedesirianTimingRequired _ _ „ _~ ~ ,•~ ~: ~ ~ ~ ~ - ~- 8iF€ee Rioht {yin) ._. .~ ' I--. ~~ ~ . c ~, r 911deal Flow 10~LostT€me _ 1900 A 190D- ~ 190: ~~ ~` .. ~;~ 9900 "~;ln _~ - 1S J 1.00 "7? ~S1(i ~ X900 _ _n 11,Min(mum Gree ~ 4 ' q ~ ~ <; 4 ~: ,: a 4 4 4 ~' 4 _ 4 ~ q 4 ro voiumP comomeo 109.0 1 `G 0 0 <€20 0 t94 0 0 0 075 C 6'11 0 ~ ~ 9 0 1885 ^' n ~ 141Volume Se ~arale Left _ 109.0 I ~6 0~ ~ ~t2D 0 291 (~ `° 37„ U 674 0 ~ _ 1G~Tumi gtlFatorAd~ustr ~ 0 9D0 1.000. ,0 85G ,0 n60 fl) (7IID5~ G PhD 0.950 1D.000~ Q85D D 960 1D obi ~+ € -U~ 'i3 Saturated Fiow Combrned ? 805.D 1900 ~' ~ u ~ 9D5.0 ~ 870.9 ~, 350 i 3 361 I F r~ 1 S D 1805.0 51 D3 ~~ C~ 0 -- - - - - -- 18'Saturated Flow Separate 1805 0 19n0 € [" ~- - _ ~ 4 305 0', 1810 9 ~ 3505 2 3617 6 1805 D 51 D3 19 Pedestnan Interference Time ~ ~ -- - D 0 i 0 0 ~ ( - -- 01 ~) 2DiPedestnan Frequency 0 0°~ 0 0°,~ ,~ ..,~.. 21 (Protected Optton Allowed i:l it '~' ~'~°"'" "'"' TRl1E TRUE ~''~~ TRUE - ---~. ~. 22Re(erenceTimc ~, ~,. „ ~, 18-9 n ~ ~ ~ - z2a 1~9~ D6 44 23 Ad'usted Reference Time t ~ ~ ~2 7 31 gl ~~ o I ?_6 4 17 9 8 0 48. Permtfted O tion ~ '-'°"""'"""m""T-'-' _~'--- - - -P - -- - ~.,: _ - - -- - ,~--- s ~ ~ • ~y P ~ ~ , 24 PraDort€an !.efts i ~~ ~ ~, G.DO t :, ,; ~S I Valumc Left Lane _ 10g 1 sr - --- 42D C DO 16i S D 00 ;Y~ ° 628 26I Pro onion Lefts t.eft 1 ~ D On ~ ~ ~ -_ 1 O.DO 271LeR tum Eguivaienis 15:0- 15 U ,.~~~ 15.0 15 0 ~S.D 15.0 ~x_ ~, 9 15.0 28 Left tum Factor U U7 7 {i( ^: 0 D7 7 OD D7 1-DD )7 1.00 --- - _ _ 29 Permitted Sat Fiuw 12C 3 19DD (~ a. 120.3_ 1870 9 '` 116 8 ? ~ ~ ~ 'h -- -- -~ .~ ~,. ....i._ -. _ , d 1701-~ 30 Reference Time A 108 7 c ~~ ~: ~ _ i , 8D8,8 ~ ~ ~ q4,3 ~. i 31IAd~usted Saturation B _ ~- ~"= --- J_ ~~ . 1900 C k ~ , ~ , ~.ri 7 g C 103.9 32!Reference Time B _ _f ~ ~ ~ ~ ~ ~ ;~A `- ~ NA I ~ _' 33 Reference Time Lefts Nr " ~ l -'= ~4 (Reference Time ~ € '; 7 ~• ; l G ~ , <'.fi 44.3 --- - _---- - . _ s 35lAdjusted Reference Time i i 2.7 `-`- ~ "'"" . "'' - -- ISplitTiming _ •- ; 36'ReiTime Cambfhad 9.9 ~_ ~ 1 i ~ 22.q 44:3 371 Rei Time By Mavement~ 7 2 9 9 `° { c 22:4 0.6 44.3 38~Reference Time 9 9 °'~.~ ~ g ~ ;~ z2,q AA.3 ~', 39~Acijusted Refarertt~Tttne 15.£: 15.6 01 :i 3i.. .-, _ .l, 26.4 48:3 48:3 !Summary _- _ Eest West -North South 42~Splil Opttort 43; Minimum 44 Cnmbinad Right Turns 45 Ad usted Refe7enct _ -~ 48 Cross Through Dire 47 Crass Through Adj 48~Qncomin Left Dire ~__~ 49'Oncamin Lei t#Adj 50 Combined 51Jintersection Gaps 521 Level Ot Servtc~ 47.5 47,5 ;t L.6 I $,t? '. 17.9 $,Q NBT SBT ~^J3T EBT 26 4 X18 3 27 9 15.6 _Vs'4L EBL _ S8L ~ NBt. 31.9 11.2 € ~ 8.0 € iE.& 22,7 i 67.6 i 48.8 i Q0~1 Revision 2003.0 intersection Capacity Utilization Worksheet Intersection Location: Red Hill & EI Camino City: Tustin ._ _. _ _ Anal edb _.~ -__ _+ y~ Y~ _____ _ _ _ Alternative: C1ate and Time of data: Protect: PM Peak Hour Future Without Project ----- _ _ 7~Mavement a f i .~ ;i r,_ t ~ ~„~„ EDL ~~ EEiT ~ E8R W8L ~, WBT WBR ~ NBl_ r NBT i N8R 1 59L ~ SB7 SBR . 3 i Shared L"i" L a n_e { !n 1 r~ - 1 ~ .~ - ~ -- - ~ _ _ 4 Volume ~ - -"' ~ , 5 Pedeslnans 6~t ed 8utton~y(n) ' i ~ I ' r ! Pede than Trminq Requires -- - - ; G ~ . , i r i ~ - - ~ w (}~ln~ - 9 -" ~ I ~ ~ ~ i _ .. . p ~ ` ` ' ~ dea lo _ _ ~ 1900 ~ 1900_ 1900. a~(, _a ~,~. ~ 1900 '~U: _...._. 1SOQ _ ~~ _ 1900 II: Ir~1,~ ,~5 1900 ~ - 10 Lost Time 4 4 ~ 4 4 4 ., 11. Minimum-Green .. _4 4 4 4 4 _ 1 `?_ 4 .. 4 ,; ~, is volume t,ombmeq i0b 0 233 0 2~ 7.0 272 G ' 429 0 0 0 3t;8 0 i4Dt ~ {~ n n 3€t D~ 1pp3 14~Volume Separate Left 1013 0 2d9 0[~ ~; 272 0 4?q 0~ - ~ 388.0 140E . ~ "- . , 33.0 1003 ~ f ~-' 15 lane Utrltzation Factor - --- 1 OOG - 1 000 n_u' 1,D00 1 OOD 1.000 0.971 ~ 0.9.,< . X00 _ 1.000 0 90h 1 u0Q 16 Tuminy Factor Adiust 0 950 1 OQO 0 OSD 0 U~0 ~ 0.90;8 O fl50 0.950 i r?u0 D 850 . . 0 950 0 988 0 fl50 17.Safurated FlowCcmhined _ - ___ 1805 0 1P00 {' 1~ ' 1E30r Q ~ 18i6 7 u r j505 3 3617 6 1~~ " 806 0 5112 18~Saturated FlowScpnratc 1805 G~ `~'~ 1`?00 (~ - 1BD5.0 " 187E 7~ _ °505 3 3617 E ~ . 805.0 1 r2. I 1~ Pedestrian Interference i imc ___ . _ _. ~ _ n C I ~ ~ U 0 (~r~ :~ ~ ~ i r; ~,~ pa-'?;~ 20 Pedeslnan Frequency ,-< : G 3 .t rT .,.r ..~,~, ~ . U p, ~ 0 0 0 0'% . . ~ ; 2i~ProtectedOptionAllo+ed ~ i r ~ S ...~-... . ....,~.. TRUE , ,,. '-"' "` - TRUE } RUE 2? Ref erence Time -- 23 Ad•~ -__ u~led Reference Time _ - ~ ~ 13 a ~ ~ 46 7 i6 is 2.6 X3.5 u~ _ _~ _ ~ _ _. _ 3 4 8.0 7 3 50 7 22.8 8.0 17 5 IPer matted Option _ " __ ' 'w..' ~ __'_ ~ , ~' ,. . -;-----..~.~ s 24 Pra J portion Lefi _ ____ i _._ _ . _._ r _~ r ~ ~ s • _~ ~_ y =" _ _ 25~Volume Leff Lane 08 33 72 29 ' i DO . .. , r ., . '" 2&, Pro orticn Lefts Left 1 , 0 OD ' ~' 1 ~ . 9~ D 00 i 704 0.00 ~ 3_y ,.34 1 0 00 ~~ 27 Leff tum Equivalents 15.0 15 0 ~ ` 1~> 0~ 1' 0 ~ 1 `i.0 15.0 ~ . 0 9 15 D ~ , `. 281Left tum Factor _ D 07 ~ 1 OU ~ ~ 0 07 ~ i On ? 07 1 00 . . , 07 1 00 29P mr ted Sat }-Iow _. -- 3D Reference Time A~ ~ ~~ 1? 3' i n' i9D0 0 I1') ~9 - ~ , t&7C 7 ~. t 15 El _~ 1808 8 __ 1 . 925.3 1704.0 ~ _ ._ ~ ___ - - -- 31 Ad'usted Saturation B ~ 14 7 1900 0 , ; 7 4G 7 ~ u J3.5 -- 321Reference Trme B ~ _ _ ~ ` ~ . ~ I &7c, 7 ~ ..617 G i. S~ 1~ 1 _ _ _ 33Reference Time Lefts -- 941Reference Time 35 Adjusted Reference Time i __ _ I ~ ~~'~ ~ 107 c w .~, ' _~ ~ NP, ~~ - , _.. ,,,~~ ~~~ < ,. - ' NN "'°"`- _ t = tvF ~ 23.5 _ ~'' ~,._... _. 111.7 _ ~, o ~ ~ L3 2 27.5 - flme Combined ~ i 14.7 ^<7 4 -' 46 7 -- - - time ~ Movement ---- 2 14.7 -- _~ 1; 1 27.4 ~ ~ . - - ,, 9? , ~i6.7 2.6 23.5 -- 23 5 rence Time -- __ _ . _- sted Ref rence T 14.7 19 1 ~ 2:7 q x •: - 487 . 23.5 _ e ime ; 19.1 3 .. ~ 31A :. ~ ~ • ..: ou X0.7 27.5, 27.5 4D Protected Optiotr Q2.6 58:7 _ ~ - 41 Permitted Option 275.E ^q3.2 42 Split Oplioo ~ 5D 5 __._. 78.2 43 Minimum 42 6 5$ 7 rocs ihrou~!1Direotign N6T S6T VJBi E8T ross Through Ad} Ref Time _ 50?~ _ 27.5 -#- 31 4 f qg.i ncominy Left Direction iMBI_ EBL _ SBL N(3i. ncominy Lefi Adj Ref Time - ----- - 22.1 11,2 6 0 1; .3 ~mbined __- 2Q.9 A6.7 _ __ 62.2 44.4 Revision 2003.0 intersection Capacity UtfUzation Worksheet ~j. intersectton Location: Red Hlil 6 EI Camirw Analyzed by: _ _ _ Dete anB Time of Data: ~ ~~ ~~ City: Tusifn _ -..._~ Alternatives Project: AM peak Hour Future With Pro ect 1 Movement ~~ ' ~~ ~ ~ EBL EBT EBR Wf3L ~ V1BT ! WBR I MBL i NBT NBR ' SBL I S8? SP R 21Lanes - -- 1 1 1 1 i 2 . _ 1 ~-_ 31Shared L i Lanc (yin -1 ~t~, ~ _ f 'i ,, - r-... ~ _, p -- 4 Volumt ~ ' b 1 ~ ~~~ ' ~ ~ ~ i , " ~ _ .___ - 5 Pedestran- - 1 _ _ t 1. tt~ - - - - ti~PedButtan{yin) ., __ _ _ f- ' ~ _ _ ~,, ~ ~. i I 7 I'edcstn~n Timing Requires ~ _. ~ ~ ~ ~ . ~ , ~- - _ _ ~ 8 Free Right ~Yln) _ - , I v, _ 1 ~ .. .. ~- _ _? r ^ .. -_ 911deal t low - -- ast Time _ _ 10(! 1900 4 1300 1900 ~ . I i; ; ~,~ 1900 1: ~ :. 1005 1900 r~~~ ,~ir,~0 T900 . _ 71' -- _-_ _____ IMimmumGreen 4 ~ ~ q 4 ~ q 4 ' 4 ~ . ___ q 4 q ~ ` 13iValume Combined 14~Volumc Separate Left, y 1~ Lane Utllrzation Facio_r ~ ~ p ~ 17 Saturated FltowGnmbined ~ ___ ~ 181.,aturatPd Flow Se crate .- _ - P 19jPede trianlnterterenceTimr 2t);Pedestrian Frequency 118.0 11G.it 1 CDO c 1~ 80~L` 1805 Q _ -~ ~ 1 E [~ 252.0_ 420.0 ISG 0~" 420 0 1 000 ~.. ~ .~D 1 OOU 1gDGU0 0 85p 0 ~ 0.~ 0 ~ t7G { r 9~0 ~ -0~ 0 C ( 1 ~_~ 2F3 3`/ - ~ ~ ~~~ 2nS 0 D.0. ~ ~ 295 0 x' '1.000 1 v..(, Q__)64 0 850 _ 1670 1 ~, 1(170 1~ _ 00 _~ [,~ U` ~ 375_Cl - 37b 0 0.919 0 950 p5 ~ 95 ., 3565 3 -~ _ 0"80 0 187 0' 080 0 D-952 1.UOU 1.000 0 8. 50 3017 6 I~~ C 3617 6~ - (~ ~!,~~ 0.0 17.0 17 U 1-0(10 0 950 805.0 805.D _ 1897.1 ~ ~ n f -- 1897 0.90r 1 U00 O yF30 0 85G 5101. ~ _ 51D1. O.t _,~ 0 0'i 27 Protected Option Allowed _ i ~ i -• '' i- TRUC ~ ~ ~ ~~ ~ TRUE ~ ~~ ~ x~. TRUE ~..,.... 22 R ~ferenceTime _ ' ~ r _ g ~ 189! -- ~ u~ ~ it b _.. 226: 13..,E _ 1 1 44 t~ DQ 231Ad usted Reference Time i , ~~_ ~_ r G 1~ ' ~^ U 6,0 18 E 1G.6 17.9 S.D _ 40 6 2• 0~ __,;Permltted Optlon_ _ - ^- •°---^-- . . -~--~--~---~------- 4' ._ _ ~ _ ` _ / ` ~ ' f ~ ~'' "- -- 25(Volume Left Lane.-- _ 110 15r 4~G ~a~ ~ 187 5 _ 3 40 17 63~ 26;Proporlicn Lefts Left -- ---_ 27 Left tum E uivalent~ 1 i 5 T 0 00 .-_ .. ~ 1 0 00 _ ~ 1 0.00 ~ ° i O.OC ~~ ~ q 28iL ft l F Q 5 0 Y 15.0 1 U.U " 15 0 15.0 0 9 15.0 ' e um actor - - _ --~-. 28'Permdted Sat Flow 0 07: - 1''0 ~ 1 fi0 ~`~ 19U0 D Or 1 Op - , , U 07 1.00 -- 1,U7 i Ot , _. 30 Reference Time A ~' ~ _ 1 U µ 0 9 120 9 ~ t F;'0 1 ,_ 116 8 1808_.8 ~ ; 925-3 1 i 00.4 ~ _;- ~ 331~usted Saturation B ' ~ ~~ ;9nD 0 18 9 18 70 1. 1 ,~ ~, 22 6 ~ 3Gi7 6 ~ ~ - 15.G - ~n~ 1 _ 32 Reference Time B _ ` ~ . , _ ~~-- _ _ 33!Reference Time Lefts , - - u~ ~. ~- ~ - __- i h ~ ,lq ~~ lyn A 34 R f ~ . t~ : e erence Time _ ; - ~ 192 6 ~ ,,. 35(Adjusted Reference Time i ,3 ,~~~ n 996.8 48 8 ~ti=~? &pllt Tlming a. . F ~ ~. z .._ j ~ ~ - ...k.~.~ ,_ _ _ 36IRef Tlme Cambmea _. _._ g g ..ems..,.. 8 g 22 6 ~ :.. _ ~ ~TlRefTime B Movement _._ ~__ _ 7.T 9.9 ~ ~ ~ 8.9 ` 12 D . ~~-- 22 10 ~ ,_ 1 1 0 4 -- ^°--- ___-____~_. 38 Reference Time ~ 9.9 .~ ~ .,- ._ . ~ -_ -- 22 fi . 44,6 X14 6 39 Adjusted Reference 7itrse 15 6 - - 9S 6 - :; `. -- 3i 9 26 6 26.6 48.6: . - 48.6 .. , ~ 40!Protected O tips 47.5 05-5 - -~ A') ~Permitied Optipn 422.E 196.6 42 S lit O lion --~ ~~-- e--- . _ . . q7 , -~. _ 78.2 43'Minimum _ _ ~ 47.5 65.5 4A;Combined 113.0 __ R~ht Turns Ef3R } WBR : N BR ~ SBR 45 {Adjusted Reference Tfma 22.'t - -- S O - ~ _ 17 9 8 4 46'Cross Through Qirecfion NBT SF3T L'~'6T E-E1 - -- - ~ 47 Cross Through AdJ Ref Time _ _ 26 6 48 6 _ 22 9 15 h 48 Oncoming Left Direction ~ -- - 49 O i VJBL EBL - SE3i NBL ncom oq Left Adj Ref TimB 31.9 i 1.7 Es.4 16.8 SO;Comb(ned 22.7 68 ~ V __ -_ 48.$ 44,4 Revision 2003.0 ~; ~, , G' Intersection Capacity Utilization Worksheet Intersection Locatlon: Red till & EI Camino City; Tustin Analyzed bys _____.._ _ __ ---- __ A1Wmative; Dete and Time of Data: Project: PM Peak Hour Future With Project 1 Ntovement ~ 2~Lanes E L ~ EBT ~ EBR WBL WB'i ~ W8R tJBt~ ~ _ Uf3T f,BR SBL f SBT ~ SSR ___ _....._ 3~Shared LT Lane (y/n) - .. _ lJ ve _ j ~ ~ G 2 r-'~ . 1 - f~ - A I Volume -- _. 5 Pedesinans . - ~-- " - ; ~ ,~. ~ -~ I~,~ _ I - 1.116 ~ ~- -- - ~r i . b~Ped E3utton ~yln) __ - _ _ ~ _ 1 ~ ~ ~ ~ 7Pedcsirian Tirninq Re u~rec' 9 ~ ~ ~ ' ,.. - 1r - ~ z-, _ 8 Free Po hi !'In _ _ .. _ _ _ 911deal Flow _ 10~LostTimc ~ 1900 190p ~ ^0 1 t _. 1900 ' 1 ~ n 1 ~ ~i( 1000 1 ~ ~r ~ sir ; 1900 11!Mirnmum Gn;en _ t ,ti ~. 4 4 -1 , 4; 4' 4 1-- 4 4 q 4 ,, q 4 q 1. I Split Tfming ; ~ ~ ".'°"~""'". ,. 36 Ref Time Combined -"-14.7 _ ; 7 7 s'-~ -- _~_ __-_ 47.0 23.9 37 Ref Time By Movement _ 7.8 I4.7 7.7 13.3 47,0 3 1 23.9 __ _ ' 3$ Reference Time - -- -- '~ 14J 27.7 47.0 23.9 39 Adjusted Reference lime 19 i ~= 19.1 ~1 , 31.7. 5`t p; ~ 51.0 27 ~~ 27,9 Summa East West North South 4t7~Pratected Option _ 43.8 5g.0 41 Permrtted Qption 275.2 203 2 - .". ~ _ 42 S I~Option 50 8 _ 78 9 43 Minimum 43.6 59 D 44~Comhined 102.5 RI$ht Turns EBR I WBR ~ fJBR SBR 45 Ad~usted Reference Time. 20.9 F3.0 22.8 8.0 -- _ - -- _ 46 Cross Throu h Direction _ NBT St3T LNf3T EBT ~ - - - -- B___ _ 48 Onco~n n roLeft pirec -rme 51 0 27 9 31 7 19"1_ __, __ ion VJBL EBL SaL t~lBL 49 iOncomin~ Left Adj Ref Time 22 1 11.8 Ci o 17.3 -~ -- _ _ 54 Combined 2U.9 47.8 m62.5 ~44.A 51 Intersection Capacity UNlizatlon 85.4 _. _..~ 62~evel Of Servtce D Revision 2003A 13~Volume Combined ~ 14Volume 5c~iarate Lefi 118-0 118 0 2~3 0 ' 13 0~~ 227 0' ' 272-0 27? D 433.0 3 i 0 388.C ~ 141E U ;:~ ^1 _47.0: 1018.r~ ~ (~ -~ _ L Util ~ ~ 4s 0 - 388 0 __. _ 141E D~ ~ 47 0 1018.. ~ ane ization Factor - -- - 1 OOq 1 D00 ~~J 1 000 1 C00 7 . :, 0.971 _ 0.~~2 i G~L 1 000' _ D 90L ~~ ~_~ 16~Tumin~ FaclorAJust --- 0 950. 1 000 0 550 0.950 0 98G O.Sa0 6.950 , . 1.C00 0 850 . D 950 . , 0 98E ~ 17 Saturated Flow Combined 18 Saturated Flo w5e arate 18G5 i)' 1805 C 1900 q' " 1 F ^ 8t)S 0 18 ~ 1 9 __ 3005 3 36' 1.7 6 ~ ~ ~ i 805 t) . 5105. ~ _ p 900.0 ~ 105 0 18r 1 3~ X506 3 ~ 3017 B 1805 0 .5105 . 19~ Pedestnan Interferene_e Tirr 20~Pedestrian Frequency 21 Protected Option Allowed ti u 8 ..~n. ~ ~ ~ ~ ? ~ 0 0 t 0 0 ~ ~~'~~ U ~ - ~'" "'~""' ~~ ~ t ~ r~ ~ 0 { ""~'~" . ~ ~ _-'~ f fl ij~, - - _ ~ - _ ~ _ ~ TFUE t _ TRUE TRUI 2?.Reference Time _ i 2.t,Adju~ted Reference Tlme ~ 1 i - ' 1~ < ~ < 277 _ ~„ „, 470 18,d 3~1 23. ~~ ______. . _.~----- 1; 6 - , - 3 i 7 8 0' 17 3 51 0 22 U b.0 ~ 27 ' { _~ Perntit#ed QPtlon - ~ --_ ~.~ ---- ~ ._._._ _.,..,~ s ~. . ~ . . P -- - ,~ , ~-^'+ ~--- ; - ~ ~~ - ----- _ __ __ ___ _ _ ~ m _ 23 - - 777 33 _- ~ 19~ ~, ~ 00 7Ufl 7 r;~ ~ , 3~ 26 - IPrn rtron Left Left -~- - - _ D OC ~ ,~ 1 i 0 00 ~ ~ 1 00 1 0 Oii 2I ~ ~Lefi turn Equivalents -~ _ _ " 15.0 16.0 ~ ~ 15 D 15 D ' ~~~ 15.0 15 0 ~ 0 9 - 15 E ZB Left turn Factor - --- -- fl 07 1 00 ~ 0 07 1 00 ; C 07 . 7.90 ?' . 1 07 . OC ~~ ~. 1 78 3{} Permitted Sat Flow - __ ~Reference Time A 120.3 190D 0 120-3 1874.3 _ ~ ~13 t3 1BOfl.8 , 1 °25.3 . 1701 f 1 _. IAd~usted Saturalion B _ ~. ~ 14 ~ -~ 1900 0 ~ ~ ~ ~ 1 ~ ?77 ~ 1E74.3 . ~~ `f ~ 47 0 3G17 g ~ _` , ~~. 1 32 iReferenceTimeB ~ __ fJA " "~ "" NA , ~• '-- . 33 Reference Time Lefts I,r ~-- ~, ` 1 - ~ ~' ~ ,~_r 34 _ _ ~Reference Time ~ ~ 7 35~ _ _ Adjusled Reference Time '" ' 199.2 ~ q ~.; 2032 q ~ ~ . Intersection Capacity Utilization Worksheet ~~ ;. u tntersectlon Location: Red HHI ~ San Juan City: Tustin Analyzed by: ~ ~~ ~ Altematlve: Date and Time of Data: ` _ Protect: AM Peak Hour Existing Mavemenls 1!t9lovement ; ', ~ } ' I f '~ , F __ _~.___ Et3R T WBL WBT WBR NBL NB7 ~ NBR ~ 5BL SE_V' ~ S'?R ?ILane.~ _._ - - p C i t~ I ~ 1 1 u _- --- 315hared LT Lane (y/n} _ ~ ~ ~ r... _ l _ _. _ - f.-~ „~, f j :,,,. E_ _ _ _ _ _ ~ ~ , I i - .: .:V Of ~ SjPedestnans t ~ _ _ -- 1Ped Button~yln~ 71Pedestnan Tirnutn Required __ - ~ I _ __ -- - -~ ,. _,_. ,~, - i . ~ c~ - ~. - ~ 0 - BFrse Rinht (~In) __ _ _ ~~ ~ ~ -- ~ ~ _ . - _ - - 9jldeafFlovr ~ i0~LostTime 1900 19D0 190~:~ i ,, ~ 1900 -1~'ti~ ~ - i' 1~~,7(i 'e'J S'00 i90D __ ._ ~ d ~11MirnmumGrcen 4 ~~ 4. q .; 4 .j ~ <t „ 4 ,1 q' 4 4 4 4~ q q 4 ;t~ 4 ~ 4 ¢ Adjusted Reference 3'itFle -. _~ ~_ ~ 37.0 22.7, 22.7 26.5 19 1 99.1 41.f 4'1,p Summary East West North South Protected Option .__...__ P+~tmitted Cl t3on NA 49.0 241.6 ~ t.t) ~Iit Option_~ 49.2 6D.g M_inimum_ __ "~ qg.2 A1.Q Combined gp,2 Rl~ht Turns E8R _ WBR NBR St3R Adlusled Reference Ttme 8 Q ' 8 0 1't 4 €1 0 Cross Through Direction - _ NBT SBT 4't'8l EET Cross Through Adl Re#Tirne -- Oncoming Left Direci7ort Oncoming Left A_dj Ref Time Combined __ ---- 19 1 41.0 2E h 22.7 _ WBL ' EBt SBL NBt 2G 5 22 7 6 0 ; ~ G f3.0 71.7 45.8 38.7 Intersection Ca acct Udlizatl on 75.2°!0 Level Of Service - - G Revision 2003.t) ~ 13~Voiume Gonibined -- _ _ _. t) 0 ,, ,' 0 O.U G 0 338.0 D 0 36-0' 456.0 99.0 40.0 11 D8 0 p,0 14~Volume Separate Left 22 0 2i5 0~ T - _271.0 127 0~ ;'` _- 36 J 45C G~ 40 0 1108.0 15 Lane Utlli~tlon Factor -- - 1 Q00~ 1 OLO , U.0 1 O00 1 000 1,UD0; i000~ t7.95~ ;.UOD, 1.000 0 952 ~~ar 1G iTurning Factor A~ust_ 17~Saturated Fi C bi d 0.950 0.906' ' 0 8S0 0 950' ~ 0 948 ~ 0.85D- 0.950 1.000 0_P,50 0 950 . Q.9.y4 ~ ~~s0 ow om ne 18~5aturated FlowSe araie 0 0 1F0: 0 17 0 ? 171 [_ _ ~ U C` 6 1801 ; ~ 180 ~ 0 3E1 r P 1805 0 ,i.,9d_i l~ r~ p , 1t7 0 1792 3~ 1805 0 361 r 6~ 1E,05 0 3:94. 1 19~Pedestrian Intel eren~e Tm c 0 i, t [ _ ~ ~ ~~ C 2Q Pedestnan Fre uenc 21 Protected O tlon Allowed A 2E ~... FAL ~E ~ t1 0 ~ ~ f ~. f-ALSC ~ -- 0 ( ~ ~ _ ~ U~ -- - - _ _ ~ ~ _ _ 7RLi 2?Reference Time _ I % n! ~ ~~ r ~ NA (, u i _ Jo ~ 7 ~ ~.i 37.0 23Ad;usled Reference Tirne I'~^ N.- f_.°~ NA 8 D~ 8 D 19.1 i 1 4 8 C ^~ 41.0 .Permitted Option , 24 Proportion Lefts ~ ...,- i ~''~'" '~"' - ---- Volume Left Lane 0 '57 ,: ~. ~' 0 3 C - ~, 36 228 ~ 10 55 26 Pr_cporiion Lefts Le#t _ _ _ 1 0 09 ,_ 1 ~ D 62 ~ ~~~ 1 ~ n.00 - ~ 1 •_: 0 0„ 27Left turn Equiv lents_ ~._. 24 C 9 w 15.0 16.3 ~_ 15 0 15.0 z- 0 0 . 15 0 2t3' Leff tum Factor __ - _ - 0 41 101 ~_'~ 0 07 „_ 0 09 ~; 0 07 1.Q0 1 01 . ~~ 1 DU 28~Perm~tted Sat Flow --- - --- ~ 0 0 ~ 1742 0 , ~, 0 Q 170 7 ~_ °; ~ 120 3 1808.8 .. . '925.3 _ 1797 0 ~u 3' 3D~Reference Time A _ __ ~ ~ 18 r = - ~ r 28r 6 ,w ;t~ [' 15.1 . 37 0•` ?Ad'usted Saturation B 31 ~ ---_ - ^'_ T 0.0 - 0 p -; ~ 1fJt 4 _ . __ , ».;: t~1 1 : 32i Reference Time 8 _ _ _ _ _ - . _- _ 1 ~ } _ I:~ NA "~° NA ,_ .. „~.`. ~~~ 33~Reference Timc Lefts -~ - -- ,' ~_ ' ~ ^~ i,~a k "_ __~ i ~ ~ n - , Ill 34~Reference Time ,. ~ :,° ?: . ' ~ ~,. ~; '. ~;.9 ;.. e _` i) 351Adjusied Reference Time «.; ~.:r ' ~ q 5_b 39.9 ~~- ~ . O ~i5plit Tlming^ _ ,t_ "~° '~`°" ~* <~, 36IRef Lime Combined _ 18.7 ~ ~•'~ 2~,5 i5.1 d7 0 , 37~Ref Time By Movement _.__ ~,~6 - 1.L 17.2 ' 8.5 2 4 15.1 2 ' 37 0 . 36JReference Tirno - _ 18 7 _ _ _. 22 5 _ 15 1 . . t ", ,, , ~;; ~', u intersection Capacity UtiUzation Worksheet intersection Location: Red Hi118 San Juan City: Tustin Analyzed by: _. _ _ -_- Alternative: Date and Time of Data: Project: PM Psak Hour F~iisting Movements 1~Movc:ment ~ i -~- ~ ~ I i ~ ~° i 2Lanes EBLO EBT I' EBRI - -- . ._.... ~ ... N8L t]E'3'1` t NBR 5BL SST SBR - - _-- WaL I W6T WBR 3;Shared LT Lane In ~l ti,.~ (~ 1 1 1 2 U 4 Volume ~ ~, . - ----- - '~ F. 66 c~~_ y ~, r~1, SiPedestnans - `` _ ; __ 6Ped Button~yln) i - ~ i ( ~ ~ 7 Pedestnnn 71m nci Required t - ~ ~- ", F ~' ~ - --- tt [[[ . _:... (3~FreeRi ht In - ~-~ - -- -- -___ i _ _ - - _ 10~La~tTip`{Y ) _ ~..~ ~_„ ~~- ~ ire 9~IdealFlow 1900 a;0 1800 1~'^ `, 1900 1~~.i~ I~,~_, i;~ ~~~~~ ,:.~," 1900 me ~ q ;#. 4 4 1 4 ` - 4 __ _. . i1 Minimum Green _ 4~ 4 1 4 4 ,' q~ q ~ 921Reference Cycle Length 120 ~" "13; Volume Combined _ G.0 132 C) 0.0' 0 0 245 0 0 D 65.0_ 9Pfl 0 ~:_? ~ 53-0 fi7B.0 O h 141Volume Sepa*ate Left 13.0 110 0 67 0 140 0 ~ '~ 65 G 980 0~ 53.0 67fl.0~ -- 15 Lane Utrlizatlon Factor _ i 000 1 OUO ~ „[1 1 000 1.000 1.000 1.000 0.9;2 i.0uu 1-000 0.952 1.000 171Satura ed FlawCnmbined_ _ {) cD 0 1~ G "~ 0 ~59 0 0 0 1784 q O a50 1~ g'0 J6.100~ f? `~='C~ ib05 0 ~5 1~3 C~ 850 c 181Saturated FIow5~ar3ic 180°.(, 1794 f ~ 180.0 1 r69 1 ~ 18f15 0 .1617 6~ 1805-0 3591 -- - - . 19 Pede tn-:n Interference Trm ~~~ ~ 1 ~ `~ 0 0 ~ _ . ~ G p ~ -0 ~ ri --- ,.. ~. 20 Pedestnan Frequency _ p 0 - C~ 0 ~ - 0 0° 7i (Protected Option Allowed ~ ~,_ SE ~~` 1 ~~~ TP,UE ~~~ '~'~ ~ TRIJE ,~ 22~ReferenceTlmc ~ ~ I!- ~ ~~ i' -^ V _ ^_. -- - --- - 23iAdjusled Reference Time t ~ ~ ( f Nh F 0 8 3 96 5 1~ 4 i3.0 ~G~7 ~,~ ---- T _~.m........._~ __ - ~ ~ .. -: ,: 1 T---~------~-~-~--~-~--^~- ~~ Permitted Option ___ _ _ ~ __ - --- 24JProporiron Legs ~~ ~~ { r~ ~~_ ~ 0_.00 ~ " ` - _ U~ 251Volume Left Lane 0 1dL :- " 0 245 `, 65 x190 ~~~ x3g .~ `"~ Jr - 20,Proportron Lefts Left 1 0 1 r 1 0.40 1 0.00 `` 27~ Left cum Equfvalenis 3.8 1 1 S.0 ~ i G_5 I :i-0 15.0 0 9 15-0 Left cum Factor _ 0 27 0 9r .' 0 07 0 14 ,' r, - - -, 2a o7 1.00 1.07 1.00 ~ ;; -- , _.._ -- 29~Permrtted Sat Flow 0.0 1799 3 . ~ . - fi G 2A9 5 ~~ 17J.3 1808.8 i9~5.3 1795.6 ~~_~ 30 Reference Time A ' - 117 8 ~ _ _ . ,.. 32.5 22. -- - - 31 Adjusted Saturation B ~ D 0 ~ 7 6 - ~ '~ - 3 32 Reference Timc 8 ': I ~~ ~ ~4 5 ~ 61P;A X91 ~ . NA 33 ReferencE Time Lefts r~ r ~ < ~ - 1 ~ ,~ ~ ~ Nh NF ~ ¢ ~~ .o --- 34'Reference Time _ --_ -' ~ 4 5 648 22.7 9~~Adjusted Reference Time - -- apuc r ~mm~- _-- Ref Time Combined ReF Time By Movement Reference Time Adjusted ReferenceTitr, Summa Protected Option Permrtted Optitltt '~ 6plit OetianT Minimum 32.5 - 22.7 a.s, s2:~ 3 F. zz 32.5 22.-r _ - 6.S 36.5 26.7 26.7 ...,.. , ......., .:: e..M ...::::.....:..:.......:...:.::::.::.. ~ _ 92 0° 84 9 2 15.2' 15.2 65 ~. _r .. !0.0 1 b'.5 2u .5 20.5 Easi West North South - NA--- --- 44.5-- ---__._. _... 28.5 _ _ 68,8 35.6 63.2 - - 2A.5 _. -._- q4S 95 Adjusted Reference TimB E.Q 8 0 14 4 B-0 46 47 AS _- - Cross Through lirection Cross Through Adj Rei Ttme _ _ __ Oncomm~ Left Direction --- - - t~'8T S3T INBT EBT~ 36 5 2E r 20 5 75 2 41'BL EBi SBL NBL 49 50i Oncamm9 Left Adj Ret ems -- - - Combined 20 5 1 ° ~ 8 0 8 3 v S.Li ~ 4~ 8 ' 42.9 ! -31.5 5'1 ; ~_ Intersection Ga act t)tiitzat - __-- ion 6Q.8°/ 5Z t_evei Of Service B Level of Service is based on Glrange Countv CMP Gutdeiines Reviston 203.0 Intersection Capacity U8lizatton Worksheet ''~~' s a` r tntersectian Locatlon: Red HNI & San Juan City: Tustin Anal ed h ----- ~ y~ _ ._ ._ Aiternatlve: _ Date and Time of Data: ~~ Project: PM Peak Hour Exist~g with Project Movements 1 Movement ~. ~ " ~ ~ ~ ~ ~ ~ ~ i y ._._ ~. _ ._, ._ w ~,.._ __ _ _ 2 Lanes BBL ~ EBT ~ EBR W8L WEiT ~ WBR NBi_ NBT ~ NBR SBL I SBT ' 56R 3 Shared LT Lang {yln} ... .- -___ - 0 ~ rc~ ~ 1 _ ~_ _..__. 0 -- ~ 0 - 1 ~ 0 ^ " i ~YE, ~ 2 -- ~ ` 1 1 I Ii ~ n - _ _ _. . 3 i 5Qede5trians g . _ ... - - - 6 Ped Button (y/nj ~ ~ i ~ t ~ ' i i r ~ F,edestdan Timrna Require" ~ ~ , .._ - _ -- ~Free Right (yln) 8 ~~ ~' ` J1 ~ ~ `- 911dedlFlow -- 10 Lost Time l,! '.~U~- 4,;~ : ~~, ~ is Q 1E00 1' ~ ~ r)~ ~-.1900 •~i ~~ .. _ ~ -=- ~'i,,, / ~:)l~G , 11~;MinimumGreen 4 4 4 4 4 q 4 q ~ q q ~ ' q q q 4 4 121Reference Cycle Length 120 4 4 4 4 4 - 4 13~Volumo Cornbined - __. __W_ 0.0 1 13 0 ~ 0 0.0 24G 0 0 0 65.0 983 0 .;') 0 5g 0 6B3 0 ~) 0 14~Volume S~arate Lefi 13 0 1 0 0 -~ 98 0~ 146 0~- ~"~<," 65 0~ 98,E 0~ , 53 0 683 0~`a 95iLane Utilization Factor 1 000 ~ 000 ~ 1 000 1.(700 1 000 1.000 1.OOD ~ , 0.952 1 000 1,000 0 95< 1 r; 16 i Cumin Factor Ad ust B . __ ~ __ p 550 0 X45 0 f350 C 950 0 X39 n t3r;n 0.950 _ 1.00[1 D.850 0 950 0 99 1 ( i? 71 Saturated Flaw Combined __ _ __ 0 0 ~ ~ 7. 4 ' Q r) 0 0 ~ 17B4 0 ~ ' 1805 0 3817 C 1 615 0 1805 0 . 3591 ~ ~ C 18~SalurafedFlowSeparate - _ __ 1un•n t ~7a3 i[ ~ , arcn~ _ ~ 17691 ~" 18050 3617b ~~ ~ [ . 1591. ~ -- - 19~Pedestnan InterferFnce Trrr ~- - -- -- ~ c r 0 0 0 t~ D 0 } 20 Pedestnan Frequency .'b fit ~ s 0 Oro ~ ~ O O o ~~ 0 q 21 Pratecfed Option Allowed ' AL~E ' ~ FALSE ' . i ~ Tf~UF ~ 23 e Time Il I _ 0 0 Nq g 0 3 4 I e __ _ , _' Jf nia a ~ G b i 1 ~ 2G 8 Permitt d Option , ~ a- __- _ _ .. _ _ ~ 141 Proportion Lefts _ u ` -_. __.,0 40 1 0.00 *: ~ 0 00 25~Volume Left Lane ~ 0 13 ~_ ~ 0 24ti •' 65 492 - ~ 3 3. e 26~Pro~artron Lefts Lefi 1 0 10 ~ 1 U 40 »~_ 1 Q00 F~ 1 11 G0 ~;~- 27~Le(t tum E uivalents -_ . -- 9__. ___ _ 3 7 1 3 y'" 1`i 0 16.5 '.E,. 15.0 15.0 0 =? . 15 0 ~~- ~ 2$~Lefi tum Factor ~ 0 27 0 P7 :` ~ -; C 07 0-14 0 07 1.00 . ~ 1 07 . ~I 00 . . ~;»- 29i Permitted Sat Flaw n 0 1739.9 ,,; 0 0 248.2 12U ~ ~ 1808,8 1925 3 1795 7 34 Reference Time A - - --- 39 iAdjusfed Seturafion B [ J 9 fi ~ 0 p - ~ K-. - [~~ _ i 1B 9 64 8 _ 32.6 _ . . d.3 . 228 ` 321Reiercnce Time B " NA ,% ,c ~ ' 0.0 ~ 3b17 6 ~ 59 i 4 - _ 33 Reference Time Lefts " _ ~ -h; ~ 1,1A I ~~~ NA 1JA r - -- - 34 Reference Time ;;-_ ` '. ye ~ ;_'~ ~ i 16,9 NA Bq.B ~ t . w_,~ ~~a-> ~ 9 ~~ 35 Adjusted Reference Time - , ` 9 - - 68 8 ` ' C iSplit Timing ~j . . .~. 3B1Ref Time Combined -- - ;~ ° ~6.5 37~RefTime~ Movement _ _ 0 c 8,5 ,0,'0 3$ReferenceTime 33 Adjusted Reference Time ;. g3 .~~~--` '6.5 15.2 15.2 20,5 ~2d.5 ISummar~__ _ 40 Pratected O tron East West North South NA 4 _ p ___ _._ ~-P - ---- 41 Permitted O lion___ 4.6 122.9 G8.8 __ _.__ A21S Ip it Option-- -- _ - 35-7 G3.4 ---- 93~Minimum_-__ __ ___ _ __ 35-7_ 44.6 K~ICht-turns _ _ __ EBR t W8R ~ NBR~SBRS'BEt A5 Adjusted Reference Time 8 C~ _ 6-0 ~ 14.4 -, $.p 46jCross Through Direction _ _ ___ NBT SB.f lh'BT E[3T _ 471_Cro_s Through Adj Ref Time _ 36 6 2G P, 20 5 15 _ 48 Oncoming Left Direction l~t~f3L EBL SBu NBL 49 Oncoming Left Adf Ref Time 20 5 15.2 8.0 8.3 50,'Cambined 6,Q 50,0 ~ 42E? 31.5 51 jintersection Capacity Utilization @7.t7% 52(levei Qt Service ---- ~ ~ g Leval of Service Is based on Orange County CNfP Guidelines 32.6 22.8 4.3 32.6 3.5 22.8 __ _ 32.6 22. B ~- - B.G, 36.6. 26.8 26.fl Revision 2003.17 lntersectfon Capacity Utttization Worksheet u Intersection Location: Red Htil ~ S®n Juan City: Tustin Yi®d bY~ _ _ AlterAative: _ _ _ Date end Time of Data: ~ '~~ ~ Project: AM Peak Hour E~tistl with Pn~jecf Movements t 1~Moventarit } ~~ ! - ! ~-------- ~ ~ ~ t i 91Lanes -.. EBL ~ EeT ~ EBR W8L WBT ! W®R ~ NBL ~ ~' NBT i NBR SBL S67 i SBR _ 3 Shared LT Lanu (ytn~µ~' -- - - 0 °1 rc f_ - 1 0 G ~ I --- 1 _0 1 _- - yr ~ ~ 7 ~ ? t1 -- 4fVolume ~;~~ ~ ~ - ~ ~ - - _ __ 1 1 ir 51i'edestnans _ . 7,Pede~trian Timinc Required ,. '; ~ ~' ~' ''{ ~ I _ ( ~ 8 f-rcr. Right (y;n) __ _ "-- , -~ ~----..- _ ..__.~ I ` 1 _ 9'Ideal Flow ~ 10~LostTime .~::, 4 .~~ 1.,,-1 Ifs.+J ~ u, ~cril~ J _ - ~ 1L.,J _ - 9 ~.. i J., U ,JLu -)UO - -. __ _ _ 11 ~Mlnimum Green 4 4 4 ~l, 4 4, 4 4 4 4, _ . q' 4' - _4 4 4 4 9 4 4 q a q i2;Reterenee Cycle Length 120 f 13,Volume Combined U.O. 258.0 0 9 G.0 33410 !~ 0 36.Q` 455.0, ~+~.0 AD.O 111 D.G. ~ _ g 14 -Volume 5eparbte Lefi 22.0 ?3G C'~ ~~ 71Y 0 1 7 D~ _ 3e0 4590 -,--~~ 44 U 1110.G~;_.~ 16~TummntlFeciorrAdlusir -- G 900 0 OC5 n n50. 0 950 x7.948 L'. ;, 0.900 1.UD0 0.050, _ 0 050 D 994 u.n5u II 17 Saturated Flow Combined 0 0 (720 :', r 0 0 0. 1801 S D.0 , &Oo 0 3617 6 1615 0 1805 Q 3594.1 0 0 -- - 18 Saturated Flora Separate 1' 0 171 I r 3 1792 3~- 1805 0 9b17 6 ~~ ~ 1594. ~ - ~- 19 Pedestrian interference Tlrn~ - 0 . "' - U 0 0 0 s- 0 0 0 t~ _ C. , ~~~ 20IPedestrian f requen~y ,: 28 3 ~ 0 0 i~ O O.o { p 0~, 21 (Protected O tron Allowed FALS[ ~ ~ `~" ~~ ~ `''"` "''-"" ~° _ ~~..~.~.,,_.` FALSE ,.' -~Y TRUF '_ TP,U( } -F' --- - - - ~ _ 22JReference Time _~ NA NA C u ~ NA 0 0 15 ~ / t 37 ~+ 23,Adjusled Reference Time NA r ~~, ' li ~ N4 +~ ,~ ^ i t '~. ~ 1 1 ~~ -_ ~-.-_~_ _,.._ ... _._ ._T-_ Permitted Oi~tion - .,;~° -'~"'--^^",,..."^ - ---- -°-i-- - --- - -- - - - - - -- .a.,, - - ~ ~ _ -- -= 241Proportion Lefts ~ 1 u uw v~, 1 G 63 1 D.00 1 0 00 25 ~.; ' iVolume Lefl I one 0 1uF ,?, :,,_ 0 339 .=~.~,6 23D - ~'U 555 26:Proportion Letts Lett 1 0.09 ~'~ ? 0.63 1 Q00 - 1 0.00 __. _~ ;- „- 27 Left turn Equivalents 2.4 0.9 ~. 16.0 1(i.3 15.0 15.0 ~ O D 15-U ~~_ ~.- _ _ , , 24, Left tum Factor 0.42' 1.01 ~- [~ 0I 0.09 U.G7 1.00 :~i 1.G7 1.00 a _.w _ -- - _ 29~p_ emiltted Sat Flow 0 1 i41 8 ~~~ (1D 170.5 ~ 120 3 1&08.11 ~ 1925.5 1797 1 a - - , 30 Reference Time A _ ~- 238 fi ~ - J 18 7 QD 35.9 152 ~ i 37.1 -- -- 31 Adjusted Saturation B 0 L ~,~ D_D ~ r.0, ,o , 1 s 321ReferenceTime B =' N4 ~~ ~~~ N,4 'JA "~ ' d3 Reference Time Lefts - ` ~- t Id- -- - -- 34 Reference Tirne _ ~ " "" ~ 9 - 1 _ _-~'~ .~ '~ .38.6 _ 35 Adjusted Reference Time , .j 2.6 c, g 36 )Ref Time Combined ... 18.7 ~ 2T.t? ? 1.5.2 37 1 37 1Rei Time g~, Movement . 1.Es 17.3 1 8.5 2 a, 1.5.2 27 37 1 SS - IReference Time _ --- . 18.7 ', .~ . X2.6 ~'-" _ ~ 15.2 ... ~ 37 i 39 ~AdJusted Reference 71me _ . 22.7, 22,7 26 6 _ 26.6 19,21 i9.2 A1.1 41,1 ._ 15ummary~_ - . East W es t North Soufh 40 1Protected O lion _ _ _ _ _ NA ~ ~ 49,1 41 _ Pem,it#ed Option ~ 242 6 Al 1 '- ._ 42 Slit Option. ~ 49 3 60 3 48 Minimum ___ _ . _ ~ 4~•3 ___w__ 41.1 ?" 45 Adjusted Reference TIn1e S.p 8 f? 11 8.p 4&; Cross ThroughD(rection ___. NE1 ~ SBT IrJBT Fg~` 47 __- Crass Thro~h AdI Ref Time --- - 19 2 41 1 26 b 22.7 48 Oncom~-Left Drrectian - ---° VJSL E5l 55L N6L t ,; 49 Oncom~ Left Adf Ref Time ----- ----- -.. _ 26 6 22 7 8.0 8.0 5Q Combined 8.(1 71 8 45 9 3$.7 51 Intersection Capa~titl{izetion 75.3° °--- 52 Level Ot Service - L evei of Service Is based on Oranne County CMP Guidelines Revision 2003.0 ~.. ~Z~. (ntersectian Capacfty UtiNzation Woricsfieet intersection Lacetton• Red WIIf & San Juan Clty: Tustin Analyzed by. _ ~~-- __ - ~- Qlternatlve. _ ~"- nete end Time of Oats. Project AM Peak Hour Future Without Project . - ,~ 'Vi'i '' EBL CR7' 21La~esment ~ ~ i RRR WBL WBT 1PlBR ~ NBL I N9T N8R SBL '~ SBT SBR 0 ~ i _ ~ 1 1 2 --- - -~- - - d p 3,Shartd LT 1_ane vin ~'I vc ~~ " '~""'-"" - --- - _ (, ~_ ~ r r, ~ ~ ~ _ _ __ - C Y~- ~ _ i 4 Volume _ C ~ r ~ (.~ 1 l'" ~ -~ 4f 4 ~ ~. - ' S~Pedestnans '- ~ - ~ - ~_- - ~~l 6(Ped Button ~y/n) `I . _ _ n~ _ 71Pede than Tirninq Requireri i{ ~ -`~ r,~ '" Q Free Riaht (y/n) _ , ~ ... _ - - - - _ _ -- ,..~.~,...:~. -... - ~ - --- - i_ i Y~ E -- ~ ~ _ _ f ~ Ycs 9~Idee1 flow_ ~_ `~; ~~ ~,~f1 ~_,, q_~~ ~U 1900 i~.~i~, t~.~~, ~ ~ ~,~ "). 1900 10 Lo.,t Ttn~e _ t 4 4 4 A 4 4 i q q --- ii ~tvlinimum Green _..., ~.~. 4 ~ ( 4 ~I 4 4 4, G 4 i 4 i2 Reference Cycla Length 120 13,Votume Combined O.D 347.G _ U 0_ C 0 455.0 0 0 4A-D 6~4-0~ I_'~_0' S4.D 1A9?_.D "' - _ __ 14;Volume Separate Left 30.0 X17 t t 284 0~ 171 0 ~'~~ -""~ -- _ c___ _: ~_ , ~=~:, 45 0 614 0~ _~_ 54.0 IA92.0~ -_____ 15 Lane Ulilrzation Factor_ 1 000 1 OOC i v~+v 1 06D 1 OOft 7 OD0 1 DD0 0.952 1.ODU 1 000 0 952 1 Op0 16 Tlrming Factor Adjust 0 950 ~ 4 9G6 D 850 0 Q50 D 948 !)-856 0.950 1.000 0.856 0 950 D 993 0 R50~ 171Saturaled Flow Camhlned 6 0~ 1720 f -_ 0 0 180+ 3 ~i ~ 1805 0 3617 ~ i~ ~~~ U 18U°i p 3694.E 18~Saturated Flow Separate 1800 C 1'1 ^ ~~ ~ _ 18D,~ Q '179 ~ 7~ _ 1805 D 3617 ~ ~ tr+n~ n ~,~q j 19~Pedestnan Interference T_fmr 0 r 1 ~, p p r ~ ~ ` t~ - ~ t - i 20'Pedestnan Frequency 8 3% 0 0 ~~ ~-~~ ' 0,0 ~ ~-~-~~ 21 Protected O Gon Allowed - ~. _:. r, ,.. ~ °:r <- D,D°; ,~ ~ ~ ~ _ CHs, «~a...~_,. p -,LSE ~ FtiLSE ~~'~~ I RUL - = ~ TRUE - - _.._~ __~ 22~Reference. Time wA tJA u u NA NA 0 0 3 2 20.4 9 9 3 6 49-8 0.0 - __ 23Adjusted Reference Time NA tJA 8.0 NA P1A B.0 8.0 24.4 13.9. fi D 5.9 P' a n !Permitted Qption ", '~"""""' { ?41 Proportion Lefts 1 + + :.: ~_- L »~;M- __ _. _ _ ,.,~, _ _._~ ___. ___ t~.~~ r_ i u.6i~ 25~Volume Lett Lane-_ 6 j47 0 x.55 `r 48 307 ~~ - »~.---- 74E •. 2& F roporiion Left Lcft _ 1 6 D4 ~ ~ ~ ~ ' -~^-°• ~ 1 6 62 2'xt"a 1 0.04 `'. 1 O.Of 27,Left tom Equivalents 2 A 0 Q ~~' 15-0 16 3 15 D 15.0 0 9 15.0 ~- --- ; 18Left tom Factor 0 4? 1 01 ~ ~_ D 07 0 09 4' O D7 L00 ~ 1 67 tpC -- - - - - ,~. ,: 2&~Permitied Sat Ftow D 0 17 ? 2 _~ D 0 170.7 '~~ 1?_6.3 7E;D8.8 ~ inr; 3 1797.0 ~- 30`Adfusted Saturat on B _ _ ~' '' ' _± 3 1n 8 47 n 2D.4 ~n.t? r _J _ ... - ..•s. -- 0.0 3E-176 ~ ~i94.0 - - ~. 92 Reference Time 6 _ f t NA ~ Nq } , ~,r\ ; -- - - - __. 39~Reference Time Lefts f - ~ " ~ ~ ~ NA - ~ __ 34)Reference Time ~ ~ ~`~~~ 9 g 47 9 ;q 35~AdJusted Reference Time ~_< <c, „ a . ~ - 51.9 53.8 SpIltLming ~ ~ ~~.... -., 8 - ~,,.,.<. 36 Ref Time Combined r 24 9 ,"" 2Q.4 49 II Y ;^ _ ~ _ 0.3 - _ - - 37 Ref Ttme ~ Movement i. 23 0 ~ _' ,1.5 3 2 20.4 3.6 49_S 38 Reference Time „ 24 9 - _ _ ~ - ~ ------- 3D 3 20.4 ~ 49.8 ~ + 39,~Ad acted Reference Time 28.9' 28-9 3A_0 34.3 24 1 24.4 53.&, ~ 53,8 `f Summa---.---- East West North South . -. --- ___ A6 Protected O lion NA 61.8 41 Permitted Option _ X23.& -_ ,3 i3 421Split Option - _ ____ A63.3 78.2 43 Minimum 63.3 53,8 --- ib(ned --- - _. it Turns ~sted Refen~nceTLnte ss Thro~h Directitn ~s Through AdJ Ret Timr omit Left Direction oming Left Adj Ref Time ibined ~sectlon CaFac~ Ut11L ai Of Service of Service Is tsased on 117.1 EBR ~ WBR ~ NBR i SgR f30 --- 80 13.9 _ 80 NBT -_ SBT tNi3T EET 2A.4 _ 53.8 _ __ _ 3A-3 _ 28.9 INB_L EBf GBL NBL 34 n 28.9 8.D 8 0 ~.U ! 9G.& _ - _ . 5E2 _ _. 44,5 m 97.6% Revision 2003.0 intersection Capacity Utilization Worksheet Intersection Location: Red HiH & San Juan City: Tustin - -- - - _- Anal edb ._ -- -.__ __.__._ Yi Y' _ _ Alternative: Date and Time of Data: _ ~ ~ Project: PM Peak Hour Future Without Protect 't tUttwnment i t~ ~ ~ i '~ I ~ ~ 3 € ~ 1 ' } ~ ~ _...__.._~ 2~Lanes EBL i i E EBR Wf3L W WBR ~~ NBL tJBT tJBft ~ SBL SBT SBR _ 3Shared LT Lane (Yin) --- ___ i C ~ ' ~ - --- (i -- _ _ _ _ 1 [I ve ~ 1 1 2 - ~ - ' ~ ~ C, _._ , 4 Volume ~% ~ ~ 1 ~ n 87 _~ : '~ _ - 1 - --~ 5 PedeSinanS -_. _ ~ . ~~ i(1 ( ~ , ,;4 6 Ped FSUt3on (yin) - _ i -_ - ~ - - __ - ~ ~ ~~ __ - 7 ~Pedc stnan Timing f2equlren - -- -- ~ - - ~ ,. c ...:::- _. ~ ~ ~ - 8Free Rrnht(yln) '-- - _~ ., - ~ ~ _ ~ ~ i _ '_° l r ~ _ _ ~ rJIdealFlow -- - ~ 19D0 _ 190Q 19pC 1 '~ 1900 1904 .. __ ~,c _ _ - ' ~ r00 - er _ 19~~ ~~i - ~~ J 1 ~ i ~: ` _ I Yes 1900 1t) Lost Time __ _ _ q ____ . q n q ~ ~ ,1 4 , _ 4 4 9 4 19ih1in,mumGreen ~ ~ 4 n. q 4 ,t 4 q' q' q' _ 121Reference Cvcie Lenofh 1~n ,o, vwun,e ~~rnu,re^ U'.U 1-,~~1.[~ _ l 0 C.0 331 0 _----0 0'. 87 D 131 ~ ' ~~1- 0. ~ 1 0 ~Y S t i M ' ~ 1 ~ - ! 15 Lanr UItl l~tion Facto r ' 1 00(1 1 ODC ,,,1 ~ 1 000 1 OOU 1.000 1 Q00 D 9, 1,000 1 000 0 9~~ ~ UD ~ 1 1e Tumino FactorAd u~t _ J_ - - U 950 G ,34~~~~ ~ 0 85D ~ 0 950 0.9.9 0,8.,0 O y~,O 1 ODO O t35U D 950 U 9~3 0 8;;p 17 Saturated Flow Combined 0 0' ~ 179 ~ ~ 6 0 1784 8 1 ' 1805 0 =61 i r 1 . . 1 : = r 805 0 . . 3591 , iBiSaturated FlowSeparatc 19~Pede lnen Interfer Ti ~ 180 0 1794. ~ 180 0 ~ 1768 9 ~ _ ~ 1805 D 36 1 ~ ~ . ~ 8fl , n ~,g ence mr 2i3~Pede tnan Frequency .. ~~ 0 1 1b t,~ ~ _ 0 0 0 ~ , i~ r ~ ~ 0 D°i O 21 Protected Option Allowed ~ i FALS .,...... i i ' '"' . - 22 Reference Time NA ; ; ~ 23 A ~ djusted Rafuence lime !.'.~ t~~, v u 8 0 M ~ t~7~ VP N` NA U U 8 0 ~ 8 43 b ~ 8 1ti- 1 '0,5 0 4~ (Permitted O lion _ _P ~ ~ _ -_.~~ , . - : ' 47 8 ---------- 18.r~ ~ ---~-_- ----`- -- 4.5 8 0 --_ ~-~ 24 Proportion Lefls __.. _ _ ~ ~; -, _ _ _ ,,,~.-_ _ _ _..- - »~»~`. _ - -- - -'- 25 - _. _ Vafurne Left Lane -- - - - 0 17I ;; _. ._ -_ 0 ~. 1.. ;,~ 1 ,_ _... ~.lG 87 f,60 .; " 1 u vi 45t' 2fi~ PropoRlon Lefl Left - - 1 0 10 .:- „' 1 0 4D 1 O.DO '~ O DO 27 Left tum Eguivalent~ _ - --- 3 E i z ~ ~. ..:.,~~.: iS D 1 G 5 -< 15 0! 15.0 0 ° 9 . a 1 C zr 28 29 !Left turn Factor Pennrited S at Fl 0.16 C °7 (? _ D 07 0 14 ~( 0 07 1,00 . . ,~ 1 07 .,. 1.D C ~ ~ - 3D _ ow _ FReference Time A ~ 0 0 G 174 15 _ 0 0 249.6 110.3 1808 _8 ~ ~? ~ ~ _ 1 ~ 9F 7 ~1 Ad usted Saturation E3 t "w ( 1'~9 1 ~ ~ ~_ ~ 43 8 __ ~ ~ - ~0 ~ ~~~ - 32~ _ _ --- Rateren cTimeB ~~ "1 0.0 3617.6 -" ~) -, ,91.4 33 Reference Time Leits f 1 ; -' -- ~ ` '~ NA - - 34 Reference Time - 1 o w~f 1 ^ ~ 1 - . 35 ---- Adjusted Reference Tine ..... `s'' ' ~ ~ `~# ~' : `s , , 8fi.8 9 u. Spilt Timinq ^ sy ~ _: ~, .. _ 0 8 r-: i8 _ Ref Time Combrred "~ 11 2 s 22 3 ak ""- 37 - - - ---.- Ref Trme ey lvlo>-emont __ Reference Time ~ I - ` l i t 2 2 ~ _ _ 13 8 43_.8_ 5 43.8 __ i 3ua x "_ - --- - - --- - ._,.,; . -_ 22.3 ~3 8 5 30 Adjus#ed Reference Time ~ ~ .e 17.3 - - 2t ~ 28.3 q7.t' 47.8 3a~~s, . as F ~:" -- -_ _ _ 401 Protected Option _ NA 56 0 _ __ _ _ _ _. 41 PermittedOption~~ ___.. 163.1 gp,n 42 S IIt 0 lion _ -~~q3.6 82 43 Minimum 43.g 5G.5 44 Combined tnn n e erence Tima 8 0 B 0 18.0.._ I3 0 l7irou9h D1tteCtion _ NBT SCT 1~~BT F87 _ Thrpugh Ad Ref Time - _ 47.£. - _ 34 ~ X6.3 ___ 17.3 n>~ Left ptrection ~1r3t [BL St3L tJ6L -- ~in~ Left Ad~Ref Tsme 26.3 1 17.3. 8 7 _ 9 j; ned 8 0 59-8 52.9 ~ 35.1 ection CapaCitY titllizati on f33.4°l Revision 2003.0 Intersection Capacity UtiHzatian Worksheet Intersection Location: Red Hill & San Juan City; Tustin Anal ed b : _ ~ _ __ - - - ~--_- ~ Y ___, __ - Alternative: Date and Time of pate: ~ Project: AMPeeK Hour Future Wfth Pro act ~Nfavement ' '' ~ ~ ~ 1 _ Lanes - EBL CBT f'r3R WtiL ~ 11uBT WBR N8L ~ NBT j NBR SBL SBT SRR ~ _ 3 ~ Shared l T Lt~nra ~yJnf , _ L- i ~° O - - 0 ~ ~ 1 '~ _ 2 1 1 ~-- _ 2 fi _ __ 4 Volume r, I n~. "._--- 8 - _- .-.-- _ ~~ 5 Pedestrians - - _.- 'j ~~~ _ - .~~ _ 6 ~ Pad Bution~yA~ - ~ i , -,-- i ~ k - _ 7Pede Lnan Timmq Requires! ~ r, ~ ` _. ~ - - 6 f ree R[oht (y1n) _ - -~ ~ - -- - __ ~ - _ , ~~ ~ t I - - ~ 1` _ ---- i 9ildeal Flow - -.-- - ~ 'i . -- 1 i C; c ' _ 1 U;~ _. _ - ~ - ~,0 1000 " _ „_ ~ `- '~ _! ~ rer -~_.. 1 D' , 1900 1D Lost 7 one - -- --- _ a a 4 4 ~ 4 1 4 . 11,MinimumGreen 4 ~. ~ 4 ~. ~ a 4 _ k 12Reference Gycle Length 120 q 4 ¢ b D D 0 0 a P 14 Volume Se a ate Left 3C C 318 0~1 28 51.0~___~ 198 ~~ 1 194 G~ ±.~ 15~Lane Uhl,zation Factor 1 ODD 1000 U„J 1 000 O. 1 OOD t ODD 0 9 ~ 1 OOU 1 000 `-52 1 ~ ~ 1G Tumm Factor Ad usl _ ~ ~ -- J -- 0 .,50 ° o O .,06 (~ Fi50 ~ 0 95D D D48 p.B;,O ~ 0950 i-QD4 D a5D D eao .~_ D n9d ~ ' 17 Saturated Flow Lomhined ~. - -- 0-0 1726 i ~ i) 0 G 18D1 s I~ 180 (.~ '617 E . I~ t 1B05 0 , d5° [ 181SaWrated FiowSoparate _ - -- - 191Pedestnan Interf T 180 ~.U _ 1711 r ~ - 1805 0 - 17']1 7[ _ 18D5 D - '~ 3617 6~ aun>v n , 4b94 ~ - erence lrrl~ 20~Pedosirian Frequency 0 ~ 7t; 3'i~: , r~- 0 O 0 0~ ~ ; r ~ 0 ' 21Protected Option Allowed :_-~ __ i AL .w,- .~,...o...~~ FALSE - ~~ .~. i, "' U 0 " 22 Reference Titnc - - _ ~~ u u _ PJH _ - I~1A D D o 1 t ~; ~ i ° T 23 AdJusled Reference Time [JR- NP. 8 0 ~ NA t~lA 8 0 3 0 2 ~ 5~ ~ IPermltted ~tlon "'._..._'^-",---s~°•^ ,.. -~ --~^-- ---. •# ~------~------- 24iPra ortion 1-efts r - - -~ ~ - - -... _---- ,_ .,,...,,-~: _ 25 Volume Left Lanc - -- - 0 - + ~4E i. C 4 ,n ~~ 48 309 7~ ' 26Proponicn Left Le#i -- -_ I ~ ,.. 0 Or .~x '1 0 G3 ~ , 1 U DO 4 1 , 27~Left tum Equivalents - 2 4 ~ D r ' ~ ~ 15 0 16 3 ~` rte, 15.0 15.0 ._ 09 U.Ofi 15{ i 18 Left tum Factor _ -- -- _ _ _ 29IPermitted Sat Fl 0 42 ~ r 1 01 . " D 07 0 09 U.07 1.40 1,07 . 0( ow -- - - - _ 3~Reterence Time A 0 0 ~ ~ ~ 174 0 ~ 0 ~~ 170.6 ~ 120 3 ~ tFs08 8 iq~F '~~ ' I97.( _ 39 Adju=tad Saturation B --- - ( J20 0 ~ b _~? 6 ~ 49 ~ 0 ~' ~~ 59 321Reference Time B ~ l '~ ~r 'dA -.n -- " ~ . NA 33 ,ReferenceTime Lefts _ _ __._ jr ~: -_ r -~ ,_ . _ ~4Reference Tlme - - ---_ (~ , ;-Gr < 0 8 >; ; ; g t 49 35~Adjusted Reference TimE ` ;:~. r ~"'~ - ~:.:i ,. .9 - ~H ~ _ , : 4.6 ,t9 .. 53.9 L_.__ ~tlt Tim~cn _ _._ 36j Ref Time Combined ~- - - _ _. 37 Ref Time By M1lovement - - _ _- 3$ Reference Time _ 38 Adjusted Reference Time ISum_mary 40~Protected Option ~ '~ 41 Per_milted O lion `P_. __ ¢2 S lit O lion _P -_P ._____.,,~. ¢3'Mlnimum ¢4 Comlined--~ Right Turns _ 45 Ad usted Reference Time _ --~---- 46,Cross Throu h Direction ¢7 ~ Cross Through Adj_Ref Time 4$ Oncoming Left Direction 49 Oncoming Lefi Adj Ref Time 507Combined 'ft _ 25.0 -.. __ DA ?.3.0 ;b :. - . ., . .1.5 ~ '~.._.: ~ 25 O ;; ~ 30.4 25.0. 29.0 ,~~ q 34.4 NA G1 9 324.8 S3 9 _ 03.4. __ X8.4 _ 63.4 __ 53.° ..... __ _.- ... _ .jun ~_.w_ fl0 80 1;9 8.d tJBT S8T 1h-'Bl EB7 24.5 5 D 34 4 29.0 VVBL - E8f - BBL ~ tdE3L 34 29.0 -- - 8.0 8 0 B D 90.9 5E.3 __. 45.0 ~~ 7.~% E 2D.5 49.9 3.2 20.5 - qg,g 20.5 .19.9 24.5 24.a 53 9 53.9 Revision 2043.0 ~° ,;- Intersection Capacity UNifzation Worksheet D Intersection Location: Red Hill & San Juan City: Tustin _ Anal ed b _ __ _ _ Yi Y~ _ Alternative: Date and Time of Csata: - ~ ~~ RroJect: PM Peak Hour Future With Pro ect 1~Movement f ~ # ~ ~ ~- ~ ~ ~ ~ ~~~ - 2~Lanes PUL E ~ WBt ~ Wf,T WF3R ~ NF.L - ~ ' ~ NPi` NBR S[~L S[3T , SBR ___ _ - Shared LT Lane In _ ~Y_.~ _ -- ~ r (, ~ ~ - - 5 C~ 1 ~ [i ve _^ ~ _ 1 1 ~ 2 _ ~ "~"""" --~ ~A~Volume .__ r , ;. t -- 87 _ r ~ ~~ 1 _ - i-i ~ (Pedestrians _ _ _ -_ _- ~ ? ~ ' ~ ~` . ~:q -- _ 6 Ped L3utton_(yln) _ -- ~ _ 71Pedestnan Trming Regwred -- -~ ~' ~ ~ - B~Free R~ht ~yln) I i ~~ 7 ~ it ~ Ycs ~ v _ 9 Ideal Flaw I - 10 Lost 7ime~ - ~u] ~0 1900 '~ C _ -- ICU' ~ ~(~5 `! C~ .. -- - - -- i~ .. 1900 ::~ _ _ es ~~:;u 1900 - _. _ _. _ a 4 4 4 a 4 4 ~ 4 4 4 4 4 ~ 4 q 4 4 a q ~ ~_ a 4 ~ 12 ~Referen e Cvde Lenoth 1711 1 ~a ~ vowme ~omolnetl 0 0 179 0 _ U.0 0 0 332 0 0 0 ~ 81.0. t 32? t7 igR ^ ` _ -_ -- 1E~10 130 10D0 Q70 13~.U 71J 9t90~ - - ~U- 14 ~ Volume Separate Lefi c7 0 O OUO Q.850 0.950_ 0 C.~9 ~ 0.80' D 40~ (1 952 ~ i uUn 1 .DDO 919.0 u~ 95~Lane Utilization Faclor 1 OuO~ ~~ 952 1 ~~~~ 16 ~Tummn Factor Ad~usi 0 J, O ~~ r ~< ° . 50 1.000 G II5~ 0.9_,0 0 993 0 850 17 Saturated Flow Combined 0 0 11, 7 ; r '] 0 0 1784 8 ~ ~ ~~ ~ 18DS 0 3617 6 ~ ~~ ~' 1805 0 i55 - - - --- -- 1.~ i i 1II~Saturated Flow Separate 180u.U 17x2 ~ 'OS 0 17f8 4~ _~, i80' U 3667 6~ 1PO r, x551., 19 Pedestrian Inter`erenc_e Ttm_ ~ ~ D ~ ~ ~ ~ ~ p p n ~ ~, ~ , i ~ 0_L ~ _'+~ --- ~ . 24 Pedestrian Frequ~.ncy ~G D D° D.{. D O~, „ .: . 27'Protected Qption Allowed ~~ F 4LSE ~" "T FALSE ~`~' ' "`"""~" '" ' - - -n ~.~_ .~~G:. TRl f --mac TRUE 22~ReterenceTime - - - ~~ r~ __. _ _-. hh ~ ~~ IaA' NA ~, tt 5 8 43 9 14 I) :1.7 30.7 ~~~ 23'Adjusted Reference Tirne ~ t ~ tJA 5 Q NA~ NA' 8 0' 9 $~' 47 9 10 0 ~ P 7 ..Permitted O Uon <, .,. -- - - -- -P - _ - _ _ . _ _. : ~~ 24; Proportion. Lefts ___ ~ ..> _ 740 '~-, 1 _ 00 - _ _ _ y v Jv ~. 25 Volume Left Lane ~ 0 17~ ~~~ 0 3.32 87 GE2 - T 1 4fi0 - - ._:. _ _. 26'Propartion Lefts Left _ _ 1 D 09 s- 1 0.40 r~ 1 C? GQ •_. 1 - -- _ ~ 0.00 27iLeft_tumEquivalent_ 3.7 1' ~~; 1`.>-0 1G.5 ~ 15.0 15.0 Q9~ 15.0 '~ '._ _ ...._ 28 LefEtum Faotor 0 ~7 0 97 ~ ~ 0 07~ 0 i4 - 0.07 1.D0 1.R 1.00 ~ - 29 Permuted Sai Flaw u --- - __ ~: ) 12 B .z. ~ 0 0 248.6 120 3 1805.8 i925? , E15,S `~_" 30 Reference Time A _ G 17~ 1 ~ ~.,~ _ _. ___ ~ ~ ~ ! 166.3 a; 86.8 43.9 ~ ' 30 7 31 Adjusted Saturation B ~ ~ _ G p ~ 0.0 6 5D1 +/ - - 3617. 32~Reference Time B _ _ ~ - -- 1 - _ ; - T NA t~lA ~ NA 33 Reference Time Lefts ,_ ~ ~ ~~ tVA -~ ...,. _ _ ~ ~,, •E_._ 34,~Reference Time - ~ ~ ~, P ~ --- -y-z-- ~. ; ~ ~.o ., Sc_s ~ ~ ~ , -- - 35~Adjusted Reference Time ~~ ~ +- 1g4 3 90 & : - IS~IItTlmin~- - ~,~...~.~.~.~-, -,~..Fro.~ ,z.:< .~+,~~.,r. 36 ~ReF Time Combined __ 12 4 , ~_:, + "" < :'2~3 43.9 ~ - - y- 37'Ref Tirne BY Movement t 1 3 . ~ ; 3.fi 5 8~ _43.9 u 7 38 Reference_Time -- 1? 4 ' ~ 2? 3 r` 43,g 30J 39 Ad'usted Reference ~me~ 1, ; 17.4 ~ - ~- - ~ - ...>_ ~.~ ~ 26-3 4?.9 ~ifi.9 ., ra 34.7 41 JA 56.G ---- --_ 764.3 9D.8 73.7 82.f -43.7...... ---_ Sf.6 A5 Adjust©d Reference Time &.0 8.0 18.0 B.4 46f - _.__ - Cross Through Direction -- - NBT SEiT VdB T _._ EE?T 4?{ _ ___ Cross Thrpukgh Adj Ref Time ---- - 47 9 9~i 7 263 ~ 17~q 8 Oncoming Left Direction - .__ Vt~dL FE3L SBL 14G1 48 ~_ Oncomi~Left_A~ Ref Time - 2G 3 _ 17 4 & 7 9 8 50; Comb[ned P, U ~ 60.1 ~ f53.0 ; 35 "L 51 intersection Capacity Utll[zaU o_n 83:6°! 52 Level. Qf Service _ t3 Level of Service is based an Qranpe County CMP Guidelines- Revision 2003.0 RESOLUTION N0.4072 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING THAT THE CITY COUNCIL APPROVE GENERAL PLAN AMENDMENT 07- 001 AMENDING THE GENERAL PLAN LAND USE DESIGNATIONS FROM PUBLIC/INSTITUTIONAL TO PLANNED COMMUNITY COMMERCIAUBUSINESS TO ACCOMMODATE THE CONSTRUCTION OF A 201-UNIT ASSISTED LIVING/CONGREGATE CARE FACILITY AGE RESTRICTED TO 62 YEARS OR OLDER AT 13841 RED HILL AVENUE. The Planning Commission does hereby resolve as follows: The Planning Commission finds and determines as follows: A. That a proper application has been submitted by American Senior Living Development, LLC to change the General Plan land use designation from Public and Institutional to Planned Community Commercial/Business to accommodate the proposed project; B. That a public hearing was duly called, noticed, and held on said application on November 13, 2007, by the Planning Commission. C. That General Plan Amendment 07-001 is consistent with and implements the following Land Use Element goals and policies of the General Plan: 1. Goal 1 of the Land Use Element provides for a well balanced land use pattern that accommodates existing and future needs for a variety of land uses. 2. Policy 1.5 encourages compatible and complementary infill of previously by-passed parcels in areas already predominantly developed. 3. Policy 2.2 requires maintaining consistency among the Land Use Element, Zoning Ordinances, and other City ordinances, regulations, and standards. 4. Goal 3 of the Land Use Element ensures that new development is compatible with surrounding land uses in the community, the City's circulation network, availability of public facilities, existing development constraints, and the City's unique characteristics and resources. 5. Goal 6 of the Land Use Element which encourages improvement of 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. Resolution No. 4072 Page 2 D. That the proposed amendments to the land use designation are in the best interest of the public and ensure consistency between the General Plan and the Zoning Ordinance. E. That an Initial Study was prepared to evaluate the potential environmental impacts associated with General Plan Amendment 07-001, Zone Change 07-002, Conditional Use Permit 07-011, and Design Review 07-02 that concluded, with mitigation measures, potential significant impacts can be reduced to a level of insignificance and a draft Mitigated Negative Declaration (MND) was prepared; II. The Planning Commission hereby recommends that the City Council approve General Plan Amendment 07-001 amending the General Plan Land Use Designation of the project site from Public/Institutional to Planned Community Commercial/Business, as identified in Exhibit A attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 13~' day of November, 2007. JOHN NIELSEN Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4072 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 13t" day of November, 2007. ELIZABETH A. BINSACK Planning Commission Secretary Exhibit A Resolution No. 4072 General Plan Amendment 07-001 13841 Red Hill Avenue ,,,~ ~ a y ~~a ~ - ~~, ,7Ho 17001 ~?0~ , ~ fA(:p , ///~ f~ 17108-57p9 "~°~ 1716] JNVG ~7MPfR:Ltw N 4 v 5 I.S~Y '3eT2 y~ * ~ Y. ~ Idm --.J ~_ ~ Existing ~ ? s & ~ i Y ~ ~~' J ~ ~ a ~~, ,~ 17101 I~~ afG ur,~1 17006`17gq ~~~ 1716f ~VG L4WCA~'t.YA y~ 4 V G ~~01~ 'Je7s ~' S j+Oi~lC K 8 ~ Ism _l Proposed RESOLUTION N0.4073 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING THAT THE CITY COUNCIL APPROVE ZONE CHANGE 07-002, AMENDING THE ZONING DESIGNATIONS FROM PUBLIC AND INSTITUTIONAL (P8~I) TO CENTRAL COMMERCIAL (C-2) ZONING DISTRICT TO ACCOMMODATE THE CONSTRUCTION OF A 201-UNIT ASSISTED LIVING/CONGREGATE CARE FACILITY AGE RESTRICTED TO 62 YEARS OR OLDER AT 13841 RED HILL AVENUE The Planning Commission does hereby resolve as follows: The Planning Commission finds and determines as follows: A. That a proper application has been submitted by American Senior Living Development, LLC to change zoning designation from Public and Institutional (P&I) to Central Commercial (C-2) to accommodate the construction of an age-restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue; B. That a public hearing was duly called, noticed, and held on said application on November 13, 2007, by the Planning Commission. C. That the proposed amendment to the zoning district is in the best interest of the public in that it provides for the construction of a new library to replace the existing library that is obsolete and inadequate to serve the existing and future communities needs. D. That the proposed zone change is consistent with General Plan Amendment 07-002 and the policies of the General Plan, as evidenced by the following findings: (a) The proposed zone change to Central Commercial District is consistent with the General Plan Amendment 07-002. (b) The project site is bounded by areas zoned Retail Commercial (C-1) and Central Commercial (C-2) districts to the east across Red Hill Avenue, Central Commercial (C-2) district to the south, Public and Institutional (P&I) district to the west, and Multiple Family Residential (R-3, 2200) and Retail Commercial districts to the north. The zone change to Central Commercial (C-2) district would be compatible with the surrounding zoning districts. Resolution No. 4073 Page 2 (c) The location of the proposed project desired by the community to allow for improvements in the area. D. That an Initial Study was prepared to evaluate the potential environmental impacts associated with General Plan Amendment 07-001, Zone Change 07-002, Conditional Use Permit 07-011, and Design Review 07-02 that concluded, with mitigation measures, potential significant impacts can be reduced to a level of insignificance and a draft Mitigated Negative Declaration (MND) was prepared; II. The Planning Commission hereby recommends that the City Council approve Zone Change 07-002, amending the Zoning designations from Public and Institutional (P&I) to Central Commercial (C-2) zoning district, as identified in Exhibit A attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 13"' day of November, 2007. JOHN NIELSEN Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4073 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 13t" day of November, 2007. ELIZABETH A. BINSACK Planning Commission Secretary Exhibit A Resolution No. 4073 Zone Change 07-002 13841 Red Hill Avenue S S' Y j ~ ~ ~ '~~ E ~ ~ ~ ~ a - 13101 I~~ af1G r.~Cp 1]I0~-S~iY ~~~ 7?IE7 ~VG L~toCRlLYA N ~ 13~Y '3e7i y L~ ~ y F~ ~ - ~. 9 13~ .J Existing S y.' Y ~ ° ~ T' 7JT~ , ~ a~y ~ 1381 I~~ aFY uCp 731E@--SaiY ~~~ 1MR1 ~tnG L'~PG4:LH! N U 13~\ 'Je7x y Lp2k. - ~. 8 ~ 13~ --_J ~_ ~ Proposed RESOLUTION N0.4074 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT 07-011 AND DESIGN REVIEW 07-012 FOR AUTHORIZATION TO DEMOLISH AN EXISTING CHURCH FACILITY AND CONSTRUCT A 201-UNIT ASSISTED LIVING/CONGREGATE CARE FACILITY AGE RESTRICTED TO 62 YEARS OR OLDER AT 13841 RED HILL AVENUE The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application has been submitted by American Senior Living Development, LLC to demolish existing church facility and construct an age-restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue; B. That the General Plan Planned Community Commercial/Business land use designation provides for a variety of commercial and business uses. In addition, the project has been reviewed for consistency with the Air Quality Sub-element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub-element. C. That pursuant to Section 9233.c.(p) of the Tustin City Code, assisted living/congregate care facilities have been determined to be similar to rest homes which are conditionally permitted within the Central Commercial (C- 2)zoning districts. D. That the applicant has requested approval of General Plan Amendment 07- 011 and Zone Change 07-002 in conjunction with the application for Conditional Use Permit 07-011 and Design Review 07-012; E. That a public hearing was duly called, noticed, and held for Conditional Use Permit 07-011 and Design Review 07-012 on November 13, 2007, by the Planning Commission. F. That the establishment, maintenance, and operation of the proposed use will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin in that: Resolution No. 4074 Page 2 1) The proposed use is authorized pursuant to Section 9233.c.(p) of the Tustin City Code with the approval of a General Plan Amendment 07-001 and Zone Change 07-002. 2) The location of the proposed assisted living/congregate facility is compatible with surrounding uses in that the use can be considered as quasi-commercial/residential facility consistent with the adjoining residential and commercial developments. 3) As conditioned, a covenant running with the land will be required to limit the use as an assisted living/congregate care facility for 62 years or older subject to providing certain senior services and limiting the number of residents who may have automobiles. 4) The proposed use is not anticipated to result in parking impacts since the parking analysis submitted for the proposed project concluded that there is adequate number of parking spaces and site amenities to accommodate the project. 5) The Traffic Engineering Division has reviewed the proposed project and has concluded that there will be no adverse traffic impacts, and there is sufficient street capacity to support the proposed project. G. Pursuant to Section 9272 of the Tustin Municipal Code, the Planning Commission finds that the location, size, architectural features, and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Commission has considered at least the following items: 1. Height, bulk, and area of buildings. 2. Setbacks and site planning. 3. Exterior materials and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors, and other openings. 6. Towers, chimneys, roof structures,. 7. Location, height, and standards of exterior illumination. 8. Landscaping, parking area design, and traffic circulation. 9. Location and method of refuse storage. 10. Physical relationship of proposed structures to existing structures in the neighborhood. 11. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. 12. Development Guidelines and criteria as adopted by the City Council. J. That an Initial Study was prepared to evaluate the potential environmental impacts associated with General Plan Amendment 07-001, Zone Change 07- Resolution No. 4074 Page 3 002, Conditional Use Permit 07-011, and Design Review 07-012 that concluded, with mitigation measures, potential significant impacts can be reduced to a level of insignificance and a draft Mitigated Negative Declaration (MND) was prepared. The Planning Commission hereby approves Conditional Use Permit 07-011 and Design Review 07-012 authorizing the demolition of the existing church facility and construct an age-restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue, subject to the conditions contained within exhibit A, attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 13th day of November, 2007. JOHN NIELSEN Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4074 was duly passed and ado~ted at a regular meeting of the Tustin Planning Commission, held on the 13t day of November, 2007. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A RESOLUTION NO. 4074 CONDITIONAL USE PERMIT 07-011 AND DESIGN REVIEW 07-012 CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped, November 13, 2007, on file with the Community Development Department, as herein modified, or as modified based on recommendations of the project architect and the Redevelopment Agency as required to meet project budget, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified or prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 Resolution No. 4074 shall become null and void in the event that General Plan Amendment 07-001 and Zone Change 07-002 are not approved by the Tustin City Council. (1) 1.4 The subject project approval shall become null and void unless permits for the proposed project are issued and substantial constnaction is underway within 12 months. All time extensions may be considered if a written request is received within thirty (30) days prior to the expiration date. (1) 1.5 Approval of Conditional Use Permit 07-011 and Design Review 07-012 is contingent upon the applicant returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENTS (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE(S) (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTIONS Exhibit A Resolution No. 4074 Page 2 (1) 1.6 As a condition of approval of Conditional Use Permit 07-011 and Design Review 07-012, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. USE RESTRICTIONS () 1.7 Prior to the issuance of a building permit, the applicant shall record a covenant running with the land that is binding upon the property owner and successors in interest subject to review and approval by the Director of Community Development and the City Attorney consistent with the conditions of approval including but not limited to the following: • The use shall be limited to an assisted living/congregate care facility for persons of 62 years or older. • Combination of housing, personalized supportive services, and health care designed to meet the needs of those who need help with daily living shall be provided at all times and shall include, but not limited to the following: o Three meals a day served in a common dining area o Housekeeping services and personal laundry services o Transportation o Assistance with eating, bathing, dressing, toileting, and walking o Access to health and medical services 0 24-hour security and staff availability o Emergency call systems for each resident's unit o Health promotion and exercise programs o Medication management o Social and recreational activities • Of the 204 parking spaces, only 171 residents may have automobile. This restriction shall be incorporated in any lease or rental agreement. • The owner and/or operator of the facility shall ensure that on-site services and parking are provided such that off-site or surrounding properties parking are not impacted. Exhibit A Resolution No. 4074 Page 3 (2) 1.8 Roof ceiling construction shall be roofing on 1/2" plywood. Batt insulation shall be installed in joist spaces. The ceilings shall be on layer 5/8" gypboard nailed direct. (2) 1.9 All exterior walls shall be 2X4 studs 16" o.c. with Batt insulation in the stud spaces. Exterior walls shall be stucco or other approved exterior plaster. Interior walls shall be made with 5/8"gypboard. All other windows and glass doors shall be double glazing. (2) 1.10 All southeast facing perimeter windows and glass doors shall be glazed with STC 32 glazing. STC 32 glazing may be provided with either '/" laminated glass or a dual pane assembly with a '/2" airspace. In either case, the glazing supplier shall be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. (2) 1.11 All entry doors shall be 1-3/4" solid core doors with weather stripping seals on the sides and top. Glazing in entry doors shall not be accepted. (2) 1.12 The existing two way left turn lane will remain on Redhill Avenue to allow northbound Redhill Avenue traffic to turn into the facility. Only a right turn exit is allowed from the facility, a directional median along with a directional sign (Right Turn Only) at the two way driveway access to restrict the drivers from turning left shall be provided. (2) 1.13 Large semi-trailers and moving vans shall be prohibited from entering the site. Move-in conditions along with other terms and conditions for residency at the complex shall be included in the signed Tenant Agreement. (2) 1.14 Count-down pedestrian heads shall be installed at the intersection of Redhill and San Juan Street. (2) 1.15 The project shall maintain a total of 204 parking spaces with a minimum of 0.85 parking ratio per unit at all times (171 spaces assigned to the units and 33 spaces for employees and guests parking). (4) 1.16 Access to the underground garage area shall be provided to Police personnel via an Emergency Vehicle Access System. The system shall be installed along with fire access to allow police officers to use a remote clicker that is installed in all police vehicles. (2) 1.17 If in the future the City determines that parking or traffic problems exist on the site or in the vicinity, the Community Development Director may require that the property owner prepare an analysis and bear all associated costs. If the study indicates that there is a parking or traffic impact, the applicant/property owner shall provide interim and permanent mitigation measures to alleviate the problem. Exhibit A Resolution No. 4074 Page 4 (2) 1.18 No outdoor storage shall be permitted during grading or building stages, except as approved by the Tustin Community Development Director. (2) 1.19 During construction, permission from adjacent property owners shall be required for any work located on adjacent properties. (1) 1.20 Prior to signs installation, the applicant shall submit on-site sign plans for review and approval and permits obtained. PLAN SUBMITTAL (1) 2.1 At the time of building permit application prior to Dec. 31, 2007, the plans shall comply with the latest State and the City Tustin adopted Codes: 2001 Califomia Building Code (CBC), 2001 Califomia Mechanical Code (CMC), 2001 Califomia Plumbing Codes (CPC), 2004 Califomia Electrical Code (CEC), Califomia Title 24 Accessibility Regulations, 2005 Title 24 Energy Regulations, City Ordinances, and State and Federal laws and regulations 2005 Edition. It is expected that a new set of California Codes will take effect on Jan. 1, 2008. Please note that this set of comments is based on current codes. (1) 2.2 Building plan check submittal shall include the following: • Seven (7) sets of construction plans, including drawings for mechanical, plumbing, and electrical. • Two (2) copies of structural calculations. • Two (2) copies of Title 24 energy calculations. • Details of all proposed lighting fixtures and a photometric study showing the location and anticipated pattern of light distribution of all proposed fixtures. All new light fixtures shall be consistent with the architecture of the building. All exterior lighting shall be designed and arranged as not to direct light or glare onto adjacent properties, including the adjacent streets. Wall-mounted fixtures shall be directed at a 90-degree angle directly toward the ground. All lighting shall be developed to provide a minimum of one (1) foot-candle of light coverage, in accordance with the City's Security Ordinance. A note shall be provided on the plans that "All parking areas shall be illuminated with a minimum of one (1)foot-candle of light, and lighting shall not produce light, glare, or have a negative impact on adjacent properties." Exhibit A Resolution No. 4074 Page 5 (1) 2.3 Vehicle parking, primary entrance to the building, the primary paths of travel, cashier space, sanitary facilities, drinking fountain, and public telephones shall be accessible to persons with disabilities and shall be shown on the plans. (1) 2.4 Prior to issuance of a demolition, precise/rough grading, and/or building permit with valuation of $50,000 or greater, the applicant shall submit for approval by the City of Tustin, Construction & Demolition (C&D) debris collection, disposal, and diversion information on the City-prescribed forms. At least 50 percent of the construction debris shall be diverted from landfill to the recycling plants. A security deposit in the amount of $50 per ton (not to exceed $5,000 per project) for a C&D security deposit will be collected prior to issuance the permit. Prior to final inspection, the applicant shall submit to the City of Tustin documents (i.e. receipt from vendor) showing actual weight or volume of each material of C&D diverted to the recycling center. For any questions or concerns, please contact Joe Meyers at (714) 573-3173. (1) 2.5 Seven (7) sets of final grading plans consistent with the site and landscaping plans as prepared by a registered civil engineer shall be submitted and shall include the following: A. Technical details and plans for all utility installations including telephone, gas, water, and electricity. B. Three (3) copies of a precise soil report provided by a civil engineer and less than one (1) year old. Expanded information regarding the levels of hydrocarbons and ground water contamination found on-site shall be provided in the soil report. All pavement "R" values shall be in accordance with applicable City of Tustin standards. C. All site drainage shall be handled on-site and shall not be permitted to drain onto adjacent properties. D. Drainage, vegetation, circulation, street sections, curbs, gutters, sidewalks, and storm drains shall comply with the on-site Private Improvement Standards. E. Two (2) copies of Hydrology Report. F. A surety/cash bond will be required to assure work is completed in accordance with approved plans prior to permit issuance. The engineer's estimated cost of the grading, drainage, and erosion control shall be submitted to the Public Works Director for determination of the bond amount. Exhibit A Resolution No. 4074 Page 6 (1) 2.6 If buried resources are found during grading within the project area, a qualified archaeologist would need to assess the site significance and perform the appropriate mitigation. The Native American viewpoint shall be considered during this process. This could include testing or data recovery. Native American consultation shall also be initiated during this process. (1) 2.7 The engineer of record shall submit a final compaction report to the Building Division for review and approval prior to the issuance of a building permit. (1) 2.8 The engineer of record shall submit a pad certification to the Building Division for review and approval prior to the issuance of a building permit. (1) 2.9 Information to ensure compliance with requirements of the Orange County Fire Authority, including fire flow and installation of fire hydrants, subject to approval of the City of Tustin Public Works and/or Irvine Ranch Water District. (1) 2.10 Prior to issuance of any permits, the applicant shall submit for approval by the Community Development and Public Works Departments, a Water Quality Management Plan (WQMP) specifically identifying Best Management Practices (BMPs) that will be used on-site to control predictable pollutant run-off. This WQMP shall identify the: structural and non-structural measures specified detailing implementation of BMPs whenever they are applicable to the project; the assignment of long-term maintenance responsibilities (specifying the developer, parcel owner, maintenance association, lessee, etc.); and, reference to the location(s) of structural BMPs. (1) 2.11 Prior to submittal of a Water Quality Management Plan (WQMP), the applicant shall submit a deposit of $2,700.00 for the estimated cost of review of the WQMP to the Building Division. The actual costs shall be deducted from the deposit, and the applicant shall be responsible for any additional review cost that exceeded the deposit prior to issuance of grading permits. Any unused portion of the deposit shall be refunded to the applicant. (1) 2.12 Prior to issuance of any permits, the properly owner(s) shall record a declaration of restrictions with the County Clerk Recorder. This declaration binds current and future owner(s) of the property regarding implementation and maintenance of the structural and non structural BMPs as specified in the approved WQMP. This form can be obtained from the Community Development Department The Community Development and Public Works Departments shall determine whether any change in use requires an amendment to an approved Water Quality Management Plan. Exhibit A Resolution No. 4074 Page 7 (1) 2.13 Prior to issuance of grading permits, the applicant shall submit a copy of the Notice of Intent (NOI) indicating that coverage has been obtained under the National Pollutant Discharge Elimination System (NPDES) State General Perrr-it for Storm Water Discharges Associated with Construction Activity from the State Water Resources Control Board. Evidence that the NOI has been obtained shall be submitted to the Building Official. In addition, the applicant shall include notes on the grading plans indicating that the project will be implemented in compliance with the Statewide Permit for General Construction Activities. The following requirements shall be defined on permit plan cover sheets as either general or special notes and the project shall be implemented in accordance with the notes: • Construction sites shall be maintained in such a condition that an anticipated storm does not carry wastes or pollutants off the site. • Discharges of material other than storm water are allowed only when necessary for performance and completion of construction practices and where they do not: cause or contribute to a violation of any water quality standard; cause or threaten to cause pollution, contamination, or nuisance; or contain a hazardous substance in a quantity reportable under Federal Regulations 40 CFR Parts 117 and 302. • Potential pollutants include, but are not limited to: solid or liquid chemical spills; wastes from paints, stains, sealants, glues, limes, pesticides, herbicides, wood preservatives, and solvents; asbestos fibers, paint flake or stucco fragments; fuels, oils, lubricants, and hydraulic, radiator or battery fluids; fertilizers, vehicle/equipment wash water and concrete wash water, concrete, detergent or floatable wastes; wastes from any engine equipment steam cleaning or chemical degreasing; and chlorinated potable water line flushings. During construction, disposal of such materials should occur in a specified and controlled temporary area on site, physically separated from potential storm water run-off, with ultimate disposal in accordance with local, State, and Federal requirements. • Dewater-ing of contaminated groundwater or discharging contaminated soils via surface erosion is prohibited. Dewatering of non-contaminated groundwater requires a National Pollutant Discharge Elimination System Permit from the California State Regional Water Quality Control Board. Exhibit A Resolution No. 4074 Page 8 (1) 2.14 A note shall be provided on final plans that a six (6) foot high chain link fence shall be installed around the site prior to building construction stages. A nylon fabric or mesh shall be attached to the temporary construction fencing. Gated entrances shall be permitted along the perimeter of the site for construction vehicles. (1) 2.15 The applicant shall comply with all City policies regarding short-term construction emissions, including periodic watering of the site and prohibiting grading during second stage smog alerts and when wind velocities exceed 15 miles per hour. (1) 2.16 Pursuant to the City of Tustin's Security Ordinance and the Uniform Fire Code, street numbers shall be displayed in a prominent location on the street side of the residence. The numerals shall be no less than four (4) inches in height and shall be of contrasting color to the background to which they are attached and illuminated during hours of darkness; six (6) inches in height for commercial. (1) 2.17 An adequate size trash enclosure with solid metal, self-closing, self-latching gates is required to be located on the property and maintained to avoid health issues for neighboring commercial and residential areas. Said enclosure shall be screened by a solid decorative wall consistent with the adjacent building's material and finish and be of a minimum height of six (6) feet. The actual location of the enclosure and types of screening and details of the enclosure shall be submitted at building plan check and are subject to approval by the Community Development Department. The location of the bin, size, and quantity shall be reviewed and accepted in writing by CR&R (contract trash hauler). LANDSCAPING/HARDSCAPE (1) 2.19 Submit at plan check complete detailed landscaping and irrigation plans for all landscaping areas, including the model complex, consistent with adopted City of Tustin Landscaping requirements. The plans shall include the following: ^ Include a summary table identifying plan materials. The plant table shall list botanical and common names, sizes, spacing, location, and quantity of the plant materials proposed. ^ Show planting and berming details, soil preparation, staking, etc. The irrigation plan shall show location and control of backflow prevention devices, pipe size, sprinkler type, spacing, and coverage. Details for all equipment must be provided. Exhibit A Resolution No. 4074 Page 9 ^ Show all property lines on the landscaping and irrigation plans, public right-of--way areas, sidewalk widths, parkway areas, and wall locations. ^ Add a note that coverage of landscaping and irrigation materials is subject to inspection at project completion by the Community Development Department. ^ Turf is unacceptable for grades over 25 percent. A combination of planting materials shall be used. On large areas, ground cover alone is not acceptable. ^ Shrubs shall be a minimum of five (5) gallon size and shall be placed a maximum of five (5) feet on center. ^ Ground cover shall be planted eight (8) to twelve (12) inches on center. ^ Fences, wall, and equipment areas shall be screened with walls, vines, and/or trees. • All plant materials shall be installed in a healthy vigorous condition typical to the species and shall be maintained in a neat and healthy condition. Maintenance includes, but is not limited to, trimming, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. ^ Major points of entry to the project an along the project frontage shall receive specimen trees to create an identifying theme. ^ All trees shall be minimum 24-inch box in size. (4) 2.20 On-site walls and fences shall be noted on the plans with specific materials, colors, and decorative treatments subject to review and approval of the Community Development Department. PUBLIC WORKS (1) 3.1 Prior to issuance any permit, the applicant /engineer shall design and construct Red Hill Avenue to ultimate width and reconstruct full width of alley. A separate 24" x 36" street improvement plan, as prepared by a California Registered Civil Engineer shall be prepared.. Said plan shall include, but not be limited to the following: a) Curb and Gutter h) Domestic water facilities b) Sidewalk, including curb ramps i) Sanitary sewer facilities Exhibit A Resolution No. 4074 Page 10 for the physically disabled j) Landscape/irrigation c) Drive aprons k) Underground utility connections d) Signing/striping plan e) Street paving f) Street lighting g) Catch basin/storm drain laterals/ connection to existing storm drain system In addition, a 24" x 36' reproducible construction work area traffic control plan, as prepared by a California Registered Traffic Engineer or Civil Engineer experienced in this type of plan preparation shall be required. (1) 3.2 Prior to issuance of building permit, plans shall be prepared for construction for: A. Grading plan. B. All sanitary sewer facilities shall be submitted as required by the City Engineer and local sewering agency. C. A domestic water system shall be designed and installed to the standards of the City of Tustin Water Services Division or AWWA. Improvement plans shall also be reviewed and approved by the Orange County Fire Authority for fire protection purposes. The adequacy and reliability of water system design and the distribution of fire hydrants shall be evaluated. The water distribution system and appurtenances shall also conform to the applicable laws and adopted regulations enforced by the Orange County Health Department. Release/approval from East Orange County Water District shall be obtained prior to receiving water service. D. A complete hydrology study and hydraulic calculations shall be submitted for review and approval by the City at the time of grading plan submittal. (1) 3.3 Prior to issuance of any permit, the developer shall obtain verification from each utility company providing service to the project that adequate capacity is available to serve the project. Any capacity studies required by the utility companies will be the responsibility of the developer. (1) 3.4 Adequate horizontal and vertical intersection sight line for access onto Red Hill Avenue shall be provided. In general a 25' x 25' limited use area triangle provides adequate sight at typical driveways. Additional sight evaluation, however, could be required to satisfy City of Tustin Standard Drawings and Design Standards for Public Works Construction No. 510 for all affected streets. The sight lines would be shown on the grading plan and landscape plan. If detailed analyses are requested, all Exhibit A Resolution No. 4074 Page 11 landscaping within the limited use area would need to comply with City of Tustin Standard Drawings and Design Standards for Public Works Construction No. 510. (1) 3.5 Existing sewer, domestic water, reclaimed water and storm drain service laterals shall be utilized whenever possible. (1) 3.6 Any damage done to existing street improvements and utilities shall be repaired before issuance of a Certificate of Occupancy for the development. (1) 3.7 Prior to any work in the public right-of-way, an Encroachment Permit shall be .obtained from and applicable fees paid to the Public Works Department. (1) 3.8 Prior to issuance of any building permit, the developer shall satisfy dedication and/or reservation requirements as applicable, including but not limited to dedication of all required street and flood control right-of-way easements, vehicular access rights, sewer easements and water easements defined and approved as to specific locations by the City Engineer and other agencies. (1) 3.9 Current Federal Americans with Disabilities Act (ADA) requirements shall be met at the drive aprons and pedestrian walkway. (1) 3.10 Prior to issuance of building permit, the applicant shall provide written approval from the Orange County Sanitation District for sewer connection/use. (1) 3.11 In addition to the normal full size plan submittal process, all final development plans including, but not limited to: tract maps, parcel maps, right-of-way maps, records of survey, public works improvements, private infrastructure improvements, final grading plans, and site plans are also required shall be submitted to the Public Works Department/Engineering Division in computer aided design and drafting (CADD) format. The standard file format is AutoCAD Release 2004 having the extension DWG. Likewise, layering and linetype conventions are AutoCAD-based (latest version available upon request from the Engineering Division). In order to interchangeably utilize the data contained in the infrastructure mapping system, CADD drawings shall be in AutoCAD "DWG" format (i.e., produced using AutoCAD or AutoCAD compatible CADD software). The most current version of AutoCAD is Release 2004. Drawings created in AutoCAD Release 2000 are compatible and acceptable. The CADD files shall be submitted to the City at the time the plans are approved and updated CADD files reflecting "as built" conditions shall be Exhibit A Resolution No. 4074 Page 12 submitted once all construction has been completed. The subdivision bonds will not be released until the "as built" CADD files have been submitted. (1) 3.12 Developer's execution of a public improvement agreement and furnishing the improvement bonds as required by the City Engineer prior to the issuance of an encroachment permit shall be required. (1) 3.13 Prior to issuance of a building permit, the applicant shall provide fire protection access easements and dedicate them to the City. The easements shall be located within unobstructed areas and clear access shall be provided at all times. (1) 3.14 Prior to issuance of a building permit, the applicant shall obtain a new address from the Engineering Division. (1) 3.15 Project Recycling Requirement -The City of Tustin is required to comply with the recycling requirements contained in the California Integrated Waste Management Act of 1989. To facilitate City compliance with this law, the Property owner is required to comply with Section 4327 of the Tustin City Code which require participation in the City's recycling program. (1) 3.16 If the City of Tustin contracted trash hauling company is unable to provide scout. trash pickup, the applicant/property owner shall be responsible for providing the scout trash pickup or altemative trash service to the satisfaction of the Public Works Director. The altemative trash service plan shall be submitted to the Public Works Department for review and approval for developing and implementing a Waste Management Plan. (1) 3.17 Improvement plans shall be reviewed and approved by the Orange County Fire Authority for fire protection purposes. The adequacy and reliability of water system design and the distribution of fire hydrants will be evaluated. The water distribution system and appurtenances shall also conform to the applicable laws and adopted regulations enforced by the Orange County Health Department. (1) 3.18 The existing 6-inch water main on Red Hill is insufficient to provide fire flows for the new facilities. Based on OCFA fire flow demands and requirements, it may be necessary to construct a new 8-inch water main on Red Hill to provide current water flow requirements. (1) 3.19 This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State and Regional Water Quality Control Board rules and regulations. (1) 3.20 Water system improvements shall be designed in accordance with the requirements and standards of the City of Tustin Department of Public Works or AWWA. Exhibit A Resolution No. 4074 Page 13 (1) 3.21 Hydraulic analysis of the proposed water system and ability to meet OCFA fire flow demands and requirements be performed and certified by the developer. (1) 3.22 Location of fire hydrants to be approved by the City of Tustin and the Orange County Fire Authority. (1) 3.23 The Developer is responsible for all costs related to the abandonment, at the water main, of all existing potable water and fire service connections. (1) 3.24 The Developer shall be responsible for all costs related to the installation of new potable and firewater services. (1) 3.25 Approval from the Water Services Division is required for permitting or construction of any new service connections, abandonment or relocation of existing services, or improvements that will affect city's water facilities. ORANGE COUNTY FIRE AUTHORITY (OCFA) (5) 4.1 Prior to the issuance of any building permits, the applicant shall obtain approval of the Fire Chief for all fire protection access roads to within 150 feet of all portions of the exterior of the structure. The plans shall include plan and sectional views and indicate the grade and width of the access road measured flow-line to flow-line. The plans shall indicate the OCFA minimum turning radius of 38 feet outside and 17 feet inside. When a dead-end street exceeds 150 feet or when otherwise required, a clearly marked fire apparatus access turnaround must be provided and approved by the Fire Chief. The applicant may contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Emergency Access." (5) 4.2 Prior to the issuance of any building permits, the applicant shall provide evidence of adequate fire flow. The "Orange County Fire Authority Water Availability for Fire Protection" form shall be signed by the applicable water district and submitted to the Fire Chief for approval. (5) 4.3 Prior to the issuance of any building permits, the applicant shall submit a fire hydrant location plan to the Fire Chief for review and approval. (5) 4.4 Prior to the issuance of a building permit, the applicant shall submit evidence of the on-site fire hydrant system to the Fire Chief and indicate whether it is public or private. If the system is private, it shall be reviewed and approved by the Fire Chief prior to building permit issuance, and the applicant shall make provisions for the repair and maintenance of the system in a manner meeting the approval of the Fire Chief. Please contact the OCFA at (714) 573-6100 or visit the OCFA website for a copy of the "Guidelines for Private Fire Hydrant &/or Sprinkler Underground Piping." Exhibit A Resolution No. 4074 Page 14 (5) 4.5 Prior to the issuance of any certificate of occupancy, all fire hydrants shall have a blue reflective pavement marker indicating the hydrant location on the street as approved by the Fire Chief, and must be maintained in good condition by the property owner. Please contact the OCFA at (714) 573- 6100 or visit the OCFA website for a copy of the "Guideline for Installation of Blue Dot Hydrant Markers." (5) 4.6 Prior to the issuance of any building permits, the applicant shall submit plans and obtain approval from the Fire Chief for fire lanes on required fire access roads less than 36 feet in width. The plans shall indicate the locations of red curbs and signage and include a detail of the proposed signage including the height, stroke and colors of the lettering and its contrasting background. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Emergency Access Roadways and Fire Lane Requirements." (5) 4.7 Prior to the issuance of any certificate of occupancy, the fire lanes shall be installed in accordance with the approved fire master plan. The CC&R'S's or other approved documents shall contain a fire lane map, provisions prohibiting parking in the fire lanes and a method of enforcement. (5) 4.8 Prior to the issuance of any grading permits, the applicant shall obtain the approval from the Fire Chief for the construction of any gate across required fire department access roads. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Design and Installation of Emergency Access Gates and Barriers." (5) 4.9 Prior to the issuance of a building permit, the applicant shall submit plans for the required automatic fire sprinkler system in the structure to the Fire Chief for review and approval. Please contact the OCFA at (714) 573- 6100 to request a copy of the "Orange County Fire Authority Notes for New NFPA 13 Commercial Sprinkler Systems." (5) 4.10 Prior to the issuance of a certificate of occupancy, this system shall be operational in a manner meeting the approval of the Fire Chief. (5) 4.11 Prior to the issuance of a building permit, plans for the fire alarm system shall be submitted to the Fire Chief for review and approval. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guideline for New and Existing Fire Alarm Systems." This system shall be operational prior to the issuance of a certificate of occupancy. (5) 4.12 Prior to the issuance of a building permit, the applicant shall submit architectural plans for the review and approval of the Fire Chief if required Exhibit A Resolution No. 4074 Page 15 per the "Orange County Fire Authority Plan Submittal Criteria Form." Please contact the OCFA at (714) 573-6100 for a copy of the Site/Architectural Notes to be placed on the plans prior to submittal. FEES (1) 5.1 Prior to issuance of any permits, payment shall be made of all applicable fees, including but not limited to, the following: • Building plan check and permit fees • Grading plan check and permit fees • New development fees • Transportation System Improvement Program fees • School fees • Orange County Fire Authority fees • Major Thoroughfare and Bridge fees