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Home My WebLink AboutCC RES 07-93RESOLUTION NO. 07-93 A RESOLUTION OF THE CITY COUNCIL ADOPTING THE FINAL MITIGATED NEGATIVE DECLARATION FOR GENERAL PLAN AMENDMENT 07-001 AND ZONE CHANGE 07-002, A PROPOSAL TO DEVELOP A ASSISTED LIVINGICONGREGATE - CARE FACILITY AGE RESTRICTED TO 62 YEARS OR OLDER AT 13841 RED HILL AVENUE The City Council of the City of Tustin does hereby resolve as follows: I. The City Council 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 and zone change 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 and Zone Change 07-002 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; D. That a Notice of Intent to Adopt a Mitigated Negative Declaration was published and the Negative Declaration and Initial Study were made available for a 20 -day public review 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; F. The City Council considered the Initial Study and the Mitigated Negative Declaration (Exhibit A) and finds it sufficient for the Resolution No. 07-93 Page 2 proposed General Plan Amendment 07-001 and Zone Change 07- 002. II. The City Council 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 and Zone Change 07-002 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 City Council held on the 4th day of December, 2007. LOU BONE MAYOR 1154 �4 24STOKER CITY CLERK STATE OF CALIFORNIA } COUNTY OF ORANGE } SS CITY OF TUSTIN ) I, Pamela Stoker, City Clerk and ex -officio Clerk of the City Council of the City of Tustin, California, do hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Resolution No. 07-93 was duly passed and adopted at a regular meeting of the Tustin City Council, held on the 4th day of December, 2007, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: ltto7lm W"" As aw'' PAMELA STOiCE-R-7-IM CITY CLERK Amante, Davert, Bone, Kawashima, Palmer None None None (5) (0) (0) (0) EXHIBIT A TO RESOLUTION NO. 07-93 COHMWNITY DEVELOPMENT DEPARTMENT 300 Centennial Way, Tustin, CA 92780 (714) 573-3100 IMTIAL STUDY *q BACKGROUND Project Title: General Plan Amendment 07-001 Zone Change 07-002 Conditiond Use Permit 07-011 Design Review 07-012 Monarch Village - Tustin . Lead Agency: Lead Agency Contact Person: Project Location. Project Sponsor's Name and Address: City of Tustin 300 Centiennial Way Tustin, California 92780 Jusdu Wilkona 13841 Redhill Avenue Phone: (714) 573-3115 American Senior Living Development, LLC 1740 E. Garry, Suite 104 Santa Ana, CA 92705 General Plan Designation: Existing: Public and Institutional (Pd. Proposed: Planned Commercwfflusiness Zoning Designation: Existing — Public and institutional (Pd -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 andlnalitutional to Planned Community Commercial/Business, change the inning desWation from Public and hotitutional (P) to Central Commercial (C-2), demolish an existing church building, and construct an age -restricted (62 years or older) assisted/independent Irving. Sounding 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) Went: Tustin High School (Pd1 Other public agencies whose approval is required: ® Orange County Fire Authority ❑ City of Irvine Orange County Health Cage Agency ❑ City of Santa Ana South Coast Air Quality Management ❑ Orange County District EMA ❑ Other' B. 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 0Air Qty ❑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. 6-F ❑ 1 find that the proposed project MAY have a significant effect on the environment, and ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a significant effects) on the envirormnent, but at least one effect 1) has been adequately =alyzed in an earlier document pur mmamt 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 IIWPACT 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 an 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 1) 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 of mitigation measures that are imposed upon the proposed project. Preparers. Justina Willkom Title Senior Planner Date - Elizabeth A. Binsack, Community Development Director f AESTHEnCS — 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? 11. AG : In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural LMA 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 1 of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring gram of the California Resources Agency, to non- cultural use? IW b) Conflict with existing tonin$ 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 uW? M, Ault nliALrff: 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 1 quality standard (including releasing emissions, which exceed t quantitative thresholds for ozone precursors)? 1 Expose sensitive receptors to substantial pollutant centrations? e) Create objectionable odors affecting a substantial number of people? ❑ Less Than ❑ ❑ ' ❑ Significant ❑ ❑ Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact ❑ ❑ ❑ ❑ ❑ ®. ❑ ❑ ® ❑ ❑ . ❑ ® ❑ ❑ ❑ ❑ ❑ ' ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 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, mash, 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? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? V. CULTU AI. RESO • - Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined 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, GEOLMy ANp 50JU: - 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 Significant Mitigation Significant Impact Inco oration Impact No impf ❑ ❑ ❑ 0 0 ❑ � 0 0 0 � 0 0 0 � ❑ ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ t 4 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 to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where era are not available for the disposal of waste water? i 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? C) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a ublic airport or public use airport, would the project result in fety hazard for people residing or working in the project .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 Signif cant Mitigation Sign; ftwant Impact Incorporation Impact No Impact ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ 0 ® ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 0. 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 QUALITY: — 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 stormwate:r drainage systema or provide substantial additional sources of polluted runoff? t) 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? ❑ ❑ ❑ - 0.- 0 .. ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ _0 ❑ ® ❑ Less Than Significant Potentially With Less Than Signcant Mitigation Significant impact Incorporation Impact No IM ❑ ❑ ❑ ❑ ❑ ❑ - 0.- 0 .. ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ _0 ❑ ® ❑ s 1) Potentially impact stormwater runoff from post- construction ostconstruction 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? EK. LAND USI AND PLAO-01ING — Would the project: a) Physically divide an established community? Conflict with any applicable land use plan, policy, or lation of an agency with jurisdiction over the project lading, 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? — 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? Would the project result in: a) Exposure of persons to or generation of noise levels in Pxcess of standards established in the local genera! plan or wise ordinance, or applicable standards of other agencies? b i ' Exposure of persons to or generation of excessive ndborne vibration or groundbome noise levels? ❑ Less Than ® ❑ Significant ❑ Potentially With less Than Significant Mitigation Significant Impoct Incorporation Impact No Impact ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ .❑ ❑ ❑ ® ❑ ❑ c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the Projew 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 Pian 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 arca to excessive noise levels? 0 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? XII POPULATION AND HOUSING — Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new hones 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? e) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? XM 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? Parka? Other public facilities? ❑ Less Than ❑10 ❑ ❑ Significant ❑ ❑ Potentially With Leu Than ❑ Significant Mitigation Significant it L;!pact Incorporation Ayact No Im ❑ ❑ ® ❑ ❑ ❑ ❑10 ❑ ❑ ❑ ❑ ❑ ❑ o o � o ❑ o Air ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ 'RECREATION i 4 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! NSPORTATION—fMAFFIC — 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? Substantially ubstantiall increase hazards due to a design feature (e.g. curves or dangerous intersections) or incompatible uses e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? M. UTILITIES A" 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? ;} Require or result in the construction of new storm water irainage facilities or expansion of existing facilities, the Octs? truction of which could cause significant environmental Less Than Significant Potentially With Less Than Significant Mitigation Signficant 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 to -save the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill wi'h 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? S K Ty/A1ar�� 0-9mgWFA1aA V�Wl. ZC p40M CUP 87-011. W fJ-01l1N�d Vier - iYir �� d A NOON Less Than Significant Potentially With Less Than Significant Mitigation Significant Im ct Inco oration Impact No Im 0 0 ❑ ❑. 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 gradelstreet level). A pool, spa, outdoor courtyard and community center is also proposed that s includes a fitness center, game room, dining room, business center, family conference room, f living room, lobby and management offices,. The assisted livingleongregate 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, CLIP 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 SigWficant Irapa 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 II. -AGRICULTURAL RESOURCES i Items a. b & e — 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 r or a Williamson Act contract. The proposed project will not result in the conversion of farmland to a non-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 Simi cant Impa_ct:. 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 District's 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 anual Project Application IV. BIOLOGICAL RESOURCES Items a, b c. d, e & f -- No I= "d 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 Significant with Mitigation Incorporation 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 during this process. With the mitigation measures listed below, potential impacts to archeological resources would 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 VI. GEOLOGY & SOILS Items a -ii. Aii. b & d — Less Than Significant Imp„ 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 ViUage Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page S appropriate construction techniques be implemented to ensure seismic stability. No 4 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 18 Items a -i a -iv, e. & e — No 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 MATERIAL Items a h_ c_ d. e� f. 1;, and h — No 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 b 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 A WATER OUALTTY Items a. b. £ � h, i. i, anon — No Imya 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 stormwater will be conveyed through a fossil filter prior to entering a City stormdrain. 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 mapped 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 Bustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 7 Federal Flood Insurance Rate Map 06059CO277H, February 18, 2004 m, n & o — Less Than Simficant Impact: 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 ]DL I,AND�USE PLANNING Items a & c — No Impacts 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 Significant with MitigationIncornoratio 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/congregatecare facility, the applicant has requested a General Plan Amendment and Zone Change to Planned Community Commercial/Business 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 Impact: 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 X1. NOISE Item a -- Less Ilan Significant with Mitigation Incorporation The project site is located to the west of Redhill Avenue between El Camino Reai 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 I N-2, the project site falls within Zone B through Zone C. Zone 13 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 roofing on 1/2" plywood. Batt insulation shall be installed in joist spaces. The ceilings shall be on layer 5/8" gypboard nailed direct. • All exterior walls shall be 2X4 studs 16" o.e. 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. . i • All southeast facing perimeter windows and glass doors shall be glazed with STC 32 glazing. STC 32 glazing may be provided with either Y4" laminated glass or a dual pane assembly with a %" airspace. In either case, the glazing supplier shall 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 at al Tustin General Plan Acoustical Analysis, Monarch Village, Tustin California, by Davy and Associates, Inc., February 2006) (Exhibit 1) Items b e & d— Less Than Sigficant Impact: 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 07-011, and DR 07-012 Page 10 Tustin City Code Section 4611 et al Tustin General Plan Item a &f No Imlm acct: 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 a -- No Impact: The proposed project would remove and replace the existing church building with the construction of a 201 -unit senior assisted living(congregate care facility which would not result in significant population growth in the areg. 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 -- Les Than Significant'Impaet: 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 tinie 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 L i� Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page i l significant rise in the number of students served by local schools. The project will be subject to the statutory school impact fees per Senate Bill 50. 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 Ttems 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. TRANSPORTATIONn RAF'FIC Items a ienificant I vact with Mitigation Incorvo tion: 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 to -right 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 lane will remain on Redhill Avenue to allow northbound Redhill Avenue traffic to turn into the facility. Since only a right tum 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. 4 -- • 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 g — No Impact: project will not exceed either individual) or cumulative) a level of service The prod Y Y� 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. & g — No Impact: 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 stone 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 Impact: I. 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 GFA 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 s,1C1W1RJ<74 Wxm O.,.gIOrAWrA g1.01, = p.MM 01.01. DR W"IW M (AW -&Ok*W Exhibit 1 Acoustical Analysis For Monarch Village Tustin, California By Davy and Associates, Inc. February 2006 Davy Associates, Inc. Consultants in Acoustics 2627 manhan" Beach BW., SWs 212 • Rsdw do Beach. CA 90278-1601 • Td: 310613-3161 • Fat: 310.613-5361 • F.moil:DavyASwC*aolx= 11: 1• ACOUSTICAL ANALYSIS Monarch Village Tustin, Califomia RECEIVED JUN 2 12006 commuNay. DEV opmEMT K FOR American Senior Development Inc. Tustin, California February, 2006 I 1 1 1 1 1 1 1 1 1 I 1 I 1` 1' At the direction of American Senior Development, Inc., Davy & Associates, Inc. has completed an acoustical analysis of the Monarch Village project in Tustin. California. The Calffornia Administrative Code (True 24) as enforced by the City of Tustin specifies 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. -=• - j_ •1u-1 Environmental noise levels were monitored at the site 4 Tustin. Te California niation of the site February 8.20Q6 between the hours of 3:00 were de at the southeast building line. 00w. and is shown in Figure 1. Noise measurements Noise levels at the site are dominated by traffic on Red Hill Avenue was not audible e sitto e. other Traffic on the Rt. 5 Freeway to the re noted during the site visit. significant sources of noise we ng 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 dim ly prior to use. The sound level meter measures and displays theequivalent (LEO), as well as the maximum and the minimum noise levels during the measurernent pew. A copy of the analysis of the acoustical data is attached to this report. 1 Figure 1. Site Location 2. 4 � I 1 1 1 1 1 r 1 1 1 1 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 (LEO) 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 Locate peak Hour LEO CNEL SE Building Line 64.6 dB - 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 See, for example. "Insulation of Buildings Against Highway Noise." Bnks Davy and Steven Skala, Federal Highway Administration FHWA-TS-77-202. 3 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 a minimum 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 dB. This means that with the use of standard construction and STC Ise le vels should not in all southeast facing perimeter windows and glass doors, interior 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 report documenting the STC 32 rating. The test report should beprepared In an independent, accredited testing laboratory in accordance with ASm- 90. 3.1 Roof ceiling construction will be roofing on 112" 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 o 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 -So. 3.4 All other windows and glass doors may be .standard glazing. 3.5 All entry doors should be 1-314" solid core doors with weather stripping seals on the sides and top. Glazing in entry doors should not be accepted. f 4 1 1 1 1 1 1 1 1 1 1 i 1 f 1' 1 1 1 1 1 f 1 i 1 r / 1 1 1! 1 1 1 1 The California Noise Insulation Standards (T>tle 24) states the following paragraph concerning ventilation: "If interior allowable noise levels are met by requiring that windows be unopanable or closed, the design for the structure must also sperm a ventilation or air-conditioning system to provide a habitable interior environ 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. L:c • Bruce A. Davy. P.E. I.N.C.E. Board Certified Davy & Associates. Inc. P SITE MONITORING NOISE ANALYSIS PROJECT: MONARCH VILLAGE LOCATION: SOUTHWEST BUILDING LINE TEST DATE: FEBRUARY 8, 2006 START TIME: 3:00 P.M. END TIME: 4:00 P.M. EC7UIPMENT USED: LI�8RAND� OM INCIDENCE MIC WINDSCREEN B&K 4230 CALIBRATOR TRIPOD WIND SPEED INDICATOR MICRONTA THERMOMETER/HYGROMETER TEMPERATURE: 72°f RELATIVE HUMIDITY: 55% WIND: 0-2 mph LEO: 64.6 L90: 52.8 LMAYZ 74.5 L50: 60A LMIN: 49.4 L25: 64.5 CNEL: 65.6 1-8: 67.4 LDN: 65.6 1-2: 70.5 L1: 71.8 DAVY & ASSOCIATES INC. consultants in Acoustics ; i it 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 L TABLE OF CONTENTS EXECUTIVESUMMARY......................................................................................1 Section1: INTRODUCTION................................................................................2 Section 2: PROJECT DESCRIPTION............................................. .....................4 Section 3: 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 APPENDIXA......................................................................................................19 APPENDIXB......................................................................................................20 APPENDIXC......................................................................................................23 APPENDIXD......................................................................................................28 LIST OF TABLES Table 1: Intersection Capacity Utilization (ICU)....................................................6 ' Table 2: Trip Generation.......................................................................................7 Table 3: Project Trip Assignment..........................................................................8 ' 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 8 2007 . COMMUNITY DEVELOPMENT BY ax 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 Gare facility cornprised 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. '10. Post condition 2020 projected traffic with project traffic was compared to post 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 El 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 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 (1-5). The 1-5 freeway can be accessed via IRed Hill, which is approximately 0.2 miles southwest of the proposed project. TRAFFIC IMPACT REPORT 2 MONARCH VILLAGE TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LMNG DEVELOPMENT lip I IF . A N -N lop 7 1 11" fliy�� '' �r �i-� r`� � f r- �—i t'r �Fi. � ► � \�.► � �i ,i�';F� � si.` i � � PRIOU I Film 'Al .Is im El 2 1 r 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 a multi -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 - or older. A special combination of housing, Assisted Living/Congregate Care 62 years pe 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: ' Three m a meals da served in a common dining area y Housekeeping services and personal laundry services ' Transportation Assistance with eating, bathing, dressing, toileting, and walking ti Access to health and medical services 24-hour security and staff availability Emergency call systems for -each resident's unit 9 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 for a 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 W in the figure) sign will be installed as per MUTCD (R3 -5R). TRAFFIC IMPACT REPORT 4 MONARCH v1U AGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT rl Red Hill Avenue -------------------------------------------------------- 3* Directional ONLY A Median Project Site 13' 1' 13' Not to Scale Figure 2 Parking Description 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 panting 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 I TRAFFIC IMPACT REPORT 5 MONARCH VILLAGE-TUSTIN' W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT 1 1 1 1 1 1 1 1 1 1 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 "Co 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. Table 1: Intersection Capacity Utilization (ICU) ICU. LOS ICU LOS Definition A In the range of 0 to 60% capacity B In the range of 60% and 70% capacity C In the range of 70% and 80% Capacity D In the range of 80% and 90% capacity E In the range of 90% and 100% capacity F In the ran a of 100% and 110% capacgTl Section 3: TRIP GENERATION AND DISTRIBUTION Trip Generation The Institute of Transportation Engineers (ITE) informational report, Trip Generation, 70 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 egress peak hour trips generated by the new development. By using the Trip Generation, 70' 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 d r of proposed ro ne tdhe PM units (201) which totaled 28 AM peak trips. The same method was 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 50,6 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 6 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 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 facility were not applied to the project trip generation and the total project trips were analyzed for the project. Table 2: Trip Generation CONGREGATE CARE FACILITY LAND USE: (253) AM Peak PM Peak Use Daily Total In Out !TE Code: 253 2.02 0.14 0.07 0.07 New Development - 201 Units 406 28 14 14 Total In 0.20 0.12 40 24 Out 0.08 16 Trip Credits - ITE Code: 660, Church Existing GFA' - 38,434 SQ. FT. (350) (49) (25) (24 (38) (23) (15 Net Total Pro ect Tri 66 0'* 1 011' 0'* 1 21 11 1 Note: 1. Rates represent average trip generation rates per dwelling units of congregate care facility land use in ITE's Trip Generation (7t' Edition). 'CFA — Gross Fioor Area "Rounded to reflect new trips generated Trip Distribution The distribution of traffic based upon the ADT and the Trip Generation, 7"' 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' tum on Red Hill Avenue and will take a conservative approach making a right turn or left tum 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 "U' tum 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 tum TRAFFIC IMPACT REPORT 7 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING. INC. AMERICAN SENIOR LIVING DEVELOPMENT 1 1 1. 1 1 restriction from the project site. It is estimated that a majority of vehicles will tum 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 Kea mm Avenue � �� va.......Q... Red Hift`.Averiue EC. Camino.Reat :. Souhbound esttiound, ' F ,.: Red:.Hi11 Avenue .: Northbound` EL Camino Real` . Eastbound ,.. ars Juan Streeita Red�Hill Aver1ue ..::.:..:.:............:........... Left+ U" Tum hru Right Left Thru Right Left hru Right Left Thru Right AM 6 3 6 0 0 1 0 4 0 5 0 0 PM 6 4 ?LL_o 0 3 0 6- 0 8 0 0 Red Hill Avenue & San Juan Street Nil1 Avenue ars Juan Streeita Red�Hill Aver1ue an Juan Street thbou4}; esound „+ r riM , Northlbour"' Eastbound Left Thru Right Left Thru Right Left Thru Right Left rhru 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 8 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING. INC. AMERICAN SENIOR LIVING DEVELOPMENT ne Tree:. - Park XX ()X) = % in (Out) Trip Distribution Figure 3: Trip Distribution ISection 4: PROJECT SETTING Presently the existing site contains 1 main building, 2 driveways and a parking lost as 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 1-5 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 a right -of - TRAFFIC IMPACT REPORT 9 MONARCH VILLAGE-TUSTIN 1 W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LNG DEVELOPMENTLIVING i 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. 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 (1-5). C.E. Utt Middle Schou which Is located east of Red HIII Avenue can be accessed by San Juan. EI Camino Real is an east -west secondary road south of the proposed development. Camino and Red Hill is a signalized intersection which is.located The intersection of EI Ca 9 approximately 325 feet south of the proposed development and is located approximately 270 feet north of the Santa Ana Freeway (1-5). Businesses mainly ' surround theintersection and are ' frequentlyused by students walking to/from school. Tustin High School can be accessed via EI Camino which is west of the intersection and 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 macies alon Newport Avenue, and community center at C Road along with a t dinner theater on EI Camino Real. ' 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 tum 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 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 10 MONARCH VILLAGE TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR WING 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 TRAFFIC IMPACT REPORT I 1 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING. INC. AMERICAN SENIOR LIVING DEVELOPMENT 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 -4A L08% ICU LOS T % ICU LOS % ICU LOST ICU E 93.9 D Existing (2005) 84.4 1 E 94.2 D 85.4 Existing with Project AM PM AM PM LOS % ICU LOS % ICU 1 LOS % ICU LOS % ICU 1 C 75.2 B 60.8 C 75.3 B 67.0 2020 Projection 2020 Projection with Project AW Pm AM" PM LOS °% ICU LOS % ICU LOS % ICU LOS •% ICU E 97.6 D 83.4 E 97.7 D 83.6 Notes: • Critical condition 1. Level of service is based on the V/C ratio. 2. Level of service reported from ICU worksheet. TRAFFIC IMPACT REPORT I 1 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING. INC. AMERICAN SENIOR LIVING DEVELOPMENT N In • ■■r Kam mmomm awn WOOMOM Rom sa& w. alwi .pomm b '■1 • 115 •r -M i.Www ar■a �� wwr■� ■M ■r�■r t �+� a. ww EXISfINOESRE _ REO Nllt ArtNut MC: WA. UAAN WgEM1O. II AMWXM 1Ow011 L111M10 OEVa OrMiMi ODOM r . r■r � wr y�r�� Y■■r■1■ �� rrr C ~ �M : y ■ iia T ■a�■war— r M" ow Y O Or 49Msr�■yiY� �iw�siiQ•�it'ifi�•i �w1 1� d'& '■ .■ ■■• •. • a .i�rra•ra . rr■i■ja ar r MC: WA. UAAN WgEM1O. II AMWXM 1Ow011 L111M10 OEVa OrMiMi um mm" �++asra�ers�z,arr- rmw C ~ �M : y LAW Aur ��Ir rA�r Mr■�•r•w ■�w ~ 7"4 Y O Or 49Msr�■yiY� �iw�siiQ•�it'ifi�•i �7 +'i■N'•. 1� d'& '■ .■ ■■• •. • A MC: WA. UAAN WgEM1O. II AMWXM 1Ow011 L111M10 OEVa OrMiMi 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 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), Parting Generation Manual, 3'6 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. According to Table 5, the percentage of occupied parking spaces ranges from 85% to 100% of the three independent living communities surveyed. "SENIOR HOUSING TRIP GENERATION. AND PARKING DEMAND CHARACTERISTICS' by Stephen 0 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 I lid I I I I I I 1 1 I I I I I Table 5: Parking Study "Independent Senior Living Communities" Project City Number Parking occupancy' Parking Ratio "Glenview Terrace IL Care T of Units Spaces** I S aceslUnit Springs of Escondido 103 62 85% 0.60 Escondido W s. Valet Parking✓ Valencia Rancho 114 72 100% 0.63 Commons Cucamonga Transportson The Ventura 115 7810090 0.68 Bonaventure ✓ '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 Sonaventure "Mayslake, Oakbroo IL "Glenview Terrace IL Care T I I I I I I Me 620 8 s W s. Valet Parking✓ Concie Transportson ✓ '� ✓ '� Dinnin ✓ ✓ Housekeeping✓ ✓ Social and Recreational Activities ✓ Caro Counselor ✓ ✓ Grocery and Pharmacy Delve ✓ ✓ . Chauffer Service ✓ Units 201 103 11.4 115 630 243 Parkinr. Ratio 1.00 0.60 0.63 0.68 0.408 0.214 .r - Independent Senior Living Community, 'Newport Traffic stomas " I T E journal artide presented in 6e anusl meeting, a- Minlmum Age, b- Average Age The Institute of Transportation Engineers (ITE) informational report, Parking Generation, 3'a 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 sociaPrecreational 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..'v TRAFFIC IMPACT REPORT 14 MONARCH VILI AGF- JUSTIN W.G. ZIMMERIAM ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT . Table 7: Parking Requirement "ITE Manual" i 4 Land Use Group:253 Land Use Number of Parking Ratio Space Required Units S aces/Unit Con re ateCareFacility 201 0.5 100 Total 100 Source: "Parking Generation, 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 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, requiring each tenant to apply for a parking space. The complex management will limit the amount of parking permits. TRAFFIC IMPACT REPORT 15 MONARCH VILLAGE•TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LINING DEVELOPMENT FIGURE 5 PARKING LEVEL 1 its— Level P1 Panting Plan ,jj Monarch Vilbse Tush ,• �.,•• .f �..�. 1 �1 1" ...09..,.'....• Tvd*, cA .ter r�.►,�sr irti �ii'niw TRAFFIC IMPACT REPORT 16 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LING DEVELOPMENT 3 Section T: SYSTEM DEFICIENCIES 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 tum exit is allowed from the facility, a directional median is recommended along with the guide sign (Right Tum 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. it TRAFFIC IMPACT REPORT 17 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT f 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. 1 1, 1 1 1 1 1 TRAFFIC IMPACT REPORT -- 18 MONARCH VILLAGE TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT APPENDIX A Traffic Summary Results �r TRAFFIC IMPACT REPORT 19 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING. INC. AMERICAN SENIOR LIVING DEVELOPMENT IV 1 1 1 1 1 1 AM PM 24 HOUR VOLUMES STREET : REDHILL TUSTIN LOCATION : SAN JUAN/EL CAMINO DATE : 11-17-05 12:00 1:00 2 :00 3s00 400 00 5:00 6:00 7:00 8:00 9:00 10:00 11:00 12:00 r 1:00 2:00 3:00 4:00 5:00 6300 7:00 8:00 9:00 10:00 11:00 12:00 NORTHBOUND SOUTiiBOUND TOTAL 131 81 212 84 55 139 55 33 88 49 31 80 44 58 102 64 186 250 190 463 653 582 1,329 11911 539 1,208 1,747 553 747 1,300 516 571 1,087 633 548 1,181 751 637 1,388 675 671 1,346 826 690 1,516 800 776 1,576 1,030 640 1,670 1,151 758 11909 859 651 1,510 870 520 1,390 503 350 853 417 348 765 315 199 514 206. 107 313 11,843 11,657 23,500 Prepared by NEWPORT TRAFFIC STUDIES STREET : REDHILL LOCATION SAN JUAN/EL 15 MINUTE COUNTS CAMINO TUSTIN DATE : 11717-05 AM PK 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 26 16 42 164 175 339 18 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 10 17 221 162 383 9 7 16 294 158 452 15 29 44 296 169 465 16 31 47 5:00 311 215 526 15 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 .157 331 488 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 10300 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 "180 132 312 47 23 '70 169. 141 310 35 21 56 Prepared by NEWPORT TRAFFIC STUDIES 1 1 1 1 1 1 1 1 INTERSECTION TURN COUNT PEAR HOUR NORTH -SOUTH STREET: REDHILL EAST -WEST STREET: EL CAMINO REAL JURISDICTION: TUSTIN PEAK HOUR: 07:15AN NORTH LEG TOTAL: 1,407 129 1271 7 34 251 1 64 327 3 17 384 2 14 309 1 Rt Thru Lt Total lot 2nd 3rd 4th 54 29 10 36 26 9 Lt 312 2.9 34 35 18 Thru 10187 45 47 50 45 Rt WEST LEG TOTALS 384 1st 2nd 3rd 4th Total Rt Thru Lt Total let 2nd 3rd 4th DATE: 11-17-05 EAST LEG TOTAL: 530 4 5 8 .51. 22 46 67 54 29 196 65 89 86 72 312 lot 2nd 3rd 4th Total Lt Thru Rt 67 104 40 100 125 45 72 139 41 40 133 13 279 501 139 11 PEAR HOUR FACTORS NORTH LEG = 0.67 SOUTH LEG = 0.85 EAST LEG = 0.82 WEST LEG = 0.82 ALL LEGS = 0.86 TOTAL: 919 SOUTH LEG HOUR TOTAL: 3,240 Prepared by NEWPORT TRAFFIC STUDIES INTERSECTION TURN COUNT PEAK HOUR NORTH -SOUTH STREETt REDHILL EAST -WEST STREETS EL CAMINO REAL JURISDICTIONS TUSTIN PEAK HOUR: 05:00PM TOTALS 774 NORTH LEG 61 684 29 20 194 9 12 140 4 11 171 7 18 179 9 Total lot 2nd 3rd 4th WEST LEG TOTAL: 4aZ HOUR TOTAL: 3,239 Total lot 2nd 3rd 4th DATE: 11-17-05 Rt Thru Lt EAST LEG TOTAL: 521 Rt 278 47 80 28 14 15 23 173 51 44 46 32 169 L==46 39 51 33 1046 WEST LEG TOTAL: 4aZ HOUR TOTAL: 3,239 Total lot 2nd 3rd 4th DATE: 11-17-05 Rt Thru Lt EAST LEG TOTAL: 521 Rt 278 47 58 276 Thru 93 252 50 68 L_ Lt 40 ji288 1046 188 Lt Thru Rt lot 2nd 3rd 4th Total 9 7 6 4. 26 78 71 74 70 293 59 47 52 K202 let tad 3rd 4th Total PEAR HOUR FACTORS Lt Thru Rt 69 278 47 58 276 51 93 252 50 68 L_ 240 40 ji288 1046 188 NORTH LEG • 0.87 SOUTH LEG m 0.96 EAST LEG • 0.89 WEST LEG s 0.84 ALL LEGS = 0.91 TOTAL: 1,522 SOUTH LEG Prepared by NEWPORT TRAFFIC STUDI 1 1 1 1 1 I min INTERSECTION TURN COUNT PEAK HOUR NORTH -SOUTH STREET: REDHILL EAST -WEST STREETs SAN JUAN JURISDICTION: TUSTIN PEAK HOUR: 04:45PN NORTH LEG TOTAL: 731 33 645 53 8 148 9 6 185 15 4 165 14 15 147 15 Rt Thru Lt Rt Thru I Total let 2nd 3rd 4th Lt I WEST LEG TOTAL: 132 HOUR TOTAL: 2,293 lot 2nd 3rd 4th Total Lt Thru Rt 0 DATE: 11-17-05 Total lot 2nd 3rd 4th EAST LEO TOTAL: 245 12 22 10 24 13 2 4 3 4 75 18 19 14 24 444 6 13 13 12 I WEST LEG TOTAL: 132 HOUR TOTAL: 2,293 lot 2nd 3rd 4th Total Lt Thru Rt 0 DATE: 11-17-05 Total lot 2nd 3rd 4th EAST LEO TOTAL: 245 12 22 10 24 68 19 19 18 24 8 30 21 20 2611 97 lot 2nd 3rd 4th Total Lt Thru Rt 13 265 18 30 273 25 228 48 L8154 214 49 980 140di PEAK HOUR FACTORS NORTH LEG • 0.89 SOUTH LEO s 0.90 EAST LEO . 0.83 WEST LEG s 0.83 ALL LEGS s 0.91 TOTAL: 1,185 ,1 SOUTH LEG Prepared by NEWPORT TRAFFIC STUDI 1 1 1 INTERSECTION TURNING COUNT NORTH -SOUTH STREET: REDHILL EAST -WEST STREET: EL CAMINO REAL TIMES 07:00AM-08:00AM DATE: 11-17-05 NORTH LEG Rt Thru Lt Total lot 2nd 3rd 4th 88 1163 9 11134 19 201 3 34 251 1 64 327 3 17 384 2 Rt Thru Lt Total lot 2nd 3rd 4th 88 16 10 36 26 129 31 29 34 35 190 48 45 47 50 let 2nd 3rd 4th Total Lt Thru Rt Total lot 2nd 3rd 4 th Lt Thru Rt 62 92 38 Rt 7 4 5 8 24 72 Thru 39 46 67 54 206 Lt IF59 65 89 86 299 lot 2nd 3rd 4th Total Lt Thru Rt 62 92 38 67 104 40 100 125 45 72 139 41 301 460 E643 Prepared by NEWPORT TRAFFIC STUDIES 11 it INTERSECTION TURNING COUNT NORTH -SOUTH STREET: REDHILL EAST -WEST STREET: EL CAMINO REAL TIME: 08:00AM-09:00AM DATE: 11-17-05 NORTH LEG 64 1102 6 14 309 1 13 301 2 17 251 1 20 241 2 Rt Thru Lt Total lot 2nd 3rd 4th 12 Lt ?2 43 9 6 16. 12 Lt 82 18 19 24 21 Thru 153 45 24 41 43 Rt let 2nd 3rd 4 th Total Total lot 2nd 3rd 4th Rt 5 4 4 2 15 Thru 29 36 26 34 12 Lt ?2 54 45 53 224 lot 2nd 3rd 4th Total Lt Thru Rt 40 133 13 51 113 9 46 110 21 44 93 19 181 449 62 Prepared by NEWPORT TRAFFIC 1 I 1 1 1 I�+ 1 INTERSECTION TURNING COUNT NORTH -SOUTH STREET: REDHILL EAST -WEST STREET: EL CAMINO REAL TINS: 04:00PN-05:OOPK DATE: 11-17-05 NORTH LEG 73 556 32 15 122 4 8 146 11 16 144 12 32 144 5 Rt Thru Lt Total let 2nd 3rd 4th 54 15 13 13 13 155 36 29 44 46 153 37 35 45 36 lot 2nd 3rd 4th Total Rt Thru Lt Lt Thru Rt Total lot 2nd 3rd 4th 9 7 11 7 34 48 60 71 56 235 46 58 50 42 196 lot 2nd 3rd 4th Total Lt Thru Rt 51 194 39 53 198 33 63 262 59 61 274 42 228 928 173 Prepared by NEWPORT TRAFFIC STUDIES -,i4 INTERSECTION TURNING COUNT NORTH -SOUTH STREET: REDHILL EAST -WEST STREET: EL CAMINO REAL TIME: 05:00PM-06:00PM DATE: 11-17-05 NORTH LEG 61 684 29 20 194 9 12 140 4 11 171 7 18 179 9 Rt Thru Lt Total lot 2nd 3rd 4th ao as is is zs 173 51 44 46 3Z 169 46 39 51 33 lot 2nd 3rd 4th Total Lt Thru Rt Total let 2nd 3rd 4th Rt 9 7 6 4 26 Thru 78 71 74 70 293 Lt 11 59 47 52 44 202 let 2nd 3rd 4th Total Lt Thru Rt 69 278 47 58 276 51 93 252 50 68 240 40 288 1046 188 Prepared by NEWPORT TRAFFIC STUDI 24 3 Z INTERSECTION TURNING COUNT 31 43 23 183 39 NORTH -SOUTH STREET: REDHILL 55 56 366 148 EAST -WEST STREET: SAN JUAN TIME: 07:OOAM-08:OOAM DATE: 11-17-05 NORTH LNG 47 918 33 Total 11 167 9 let 7 213 8 2nd 22 268 5 3rd 7270 11 4th Rt Thru Lt Rt Thru Total let 2nd 3rd 4th Lt let 2nd 3rd 4th Total Lt Thru Rt Lt Thru Rt lot 2nd 3rd 4th Total Prepared by NEWPORT TRAFFIC STUDIES 24 3 Z 5 14 125 28 31 43 23 183 39 33 55 56 6 Z 14 21 43 16 1? 19 34 86 26 36 69 72 203 14 75 31 16 66 33 11 115 35 14 110 49 55 366 148 INTERSECTION TURNING COUNT NORTH -SOUTH STREET: REDHILL RAST -WEST STREET: SAN JUAN TIME: 0800AM-09:00AM DATE: 11-17-05 NORTH LEG 37 952 33 11 267 7 8 255 17 13 223 4 5 207 5 Rt Thru Lt Total lot 2nd 3rd 4th 9 2 1 2 4 36 4 10 17 5 79 17 27 17 18 1st 2nd 3rd 4th Total Lt Thru Rt Total lot 2nd 3rd 4th Rt 10 3 12 41 29 Thru 19 7 13 6 45 Lt IF -36 34 35 27 132 lot 2nd 3rd 4th Total Lt Thru Rt 4 129 7 7 102 8 23 99 8 6 87 9 40 417 32 Prepared by NEWPORT TRAFFIC STUD I 1 1 1 1 1 i 1 1 INTERSECTION TURNING COUNT NORTH -SOUTH STREET: REDHILL EAST -WEST STREET: SAN J[JAN TIME: 04:OOPM-05:OOPX DATE: 11-17-05 NORTH LEO 17 562 27 3 MM 122 6 4 145 7 2 147 5 8 148 9 Total let 2nd 3rd 4th P34 6 3 3 2 7 3 6 18 9 5 5 6 Rt Thru Lt Lt Thru Rt let 2nd 3rd 4th Total Total let 2nd 3rd 4th Lt Thru Rt 12 195 16 Rt 11 .13 7 12 43 13 Thru 6 4 10 19 39 Lt 16 15 20 30 81 lot 2nd 3rd 4th Total Lt Thru Rt 12 195 16 10 188 18 10 259 10 13 265 18 45 907 62 Prepared by NEWPORT TRAFFIC STUDIES INTERSECTION TURNING COUNT NORTH -SOUTH STREET: REDHILL EAST -WEST STREST: SAN JUAN TIME: 05:OOPM-06:OOPM DATE: 11-17-05 NORTH LEG 29 653 60 6 185 15 4 165 14 15 147 15 4 1 156 EL16 Rt Thru Lt Total let 2nd 3rd 4th 7 Lt 21 20 15 4 3 4 4 Lt 4t% 74 19 14 24 17 11 Thru 56 13 13 12 18 Rt lot 2nd 3rd 4th Total Total lot 2nd 3rd 4th - Rt 22 10 24 17 73 Thru 19 18 24 15 7 Lt 21 20 26 21 88 1st 2nd 3rd 4t% Total Lt Thru Rt 30 273 25 14 228 48 8 214 49 25 213 29 E77 926 15111 Prepared by NEWPORT TRAFFIC STUDI APPENDIX B Site Photographs 1 1 TRAFFIC IMPACT REPORT 20 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT �' T • K �[ �ir �4 i •( 41 4t 1. 1 1 1 1 1 Red Hill Avenue and San Juan Street Red Hill Avenue and EI Camino Rea! TRAFFIC IMPACT REPORT - 22 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR WING DEVELOPMENT APPENDIX C Reference TRAFFIC IMPACT REPORT 23 MONARCH VILLAGE TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT rr 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). p • The only non-residential development is the 12,000 -square -foot community clubhouse. • estimated b the developer that perhaps half of the residences include It is y P 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 nvironmentmountain 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 24 MONARCH VILLAGE TUSTIN W.G. ZIMMERMAN ENGINEERING. INC. AMERICAN SENIOR WING DEVELOPMENT sales personnel, which is reflected in the trip generation data presented herein. Time Period Vehicle trips per dwelling units Percent Enter/Exit AM peak hour 0.18 20/80 PM peak 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 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 1n 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 25 MONARCH VILLAGE TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT 1/ 1� 1 1 1 1 1 1 1 SENIOR HOUSING TRIP CHARACTERISTICS 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 Irving 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. 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, 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 use. 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. U P lift Demand Surve Tab• le. Pea ar n Development Location Dwelling Units Nursing Beds Total Units/Beds Peak Parking Rate Peak Parking Demand Covenant Village Northbrook IL 220 151 3751 0A90 182 Beacon Hill Lombard IL 235 23 28 0.565 146 Friendship Villa Schaumbu - 620 100 720 0.390 281 PresbylerisLn Home Evanston IL 312 166 478 0.579 277 Glenview Terrace Glenview IL 243 243 0.214 52 Ma slake Oakb IL 630 630 0.408 257 EJM Enaineering Studies Lilac L WeNegm, IL 1 203 J 203 1 0.315 64 TRAFFIC IMPACT REPORT 26 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT Deerfield Ptace I Deerfield IL 98 98 0.230 1 23 ITE Parkin manuall, 2m Edition Retirement Community (Land Use 500 500 0.270 135 Code 250 3061 440 3501 1417 Welsahted Average 0.4N 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 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 between 0.214 and 0.579 vehicles per unit/bed with a weighted average rate of 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 fisted 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. TRAFFIC IMPACT REPORT 27 MONARCH VILLAGE TUSTIN W.G. ZIMMERMAN ENGINEERING. INC. AMERICAN SENIOR LIVING DEVELOPMENT I 1 1 1� I 1 1 �r 1 A APPENDIX D ICU Worksheet TRAFFIC WACT REPORT 28 MONARCH VILLAGE TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LMNG DEVELOPMENT intersection Capacity U'llIkallon Workshost Intersecdon Lbbatlkm: Red HM & El Cwnkw Ck.r. TuWn An&jpLA!d bar, Attwnedw. bale.and Tines . 4 Dari; prww Am.pe" Hout.Exlsft Movenred 13 61,0 41 218.01 Lo .0 1x0 - 3 -14Vvkxne.SOfsti 15 torwUMMlob-Fadbt 81.0 116.0 .1.0001 312.0 1.0001.000 218.0 1. 1 279.0 0.9711 '0 1400.0 16 Tuff Mlk FscW: AdW, , 1.0001 0.060X0:960. 0.985 JITAN il Saturated FbW -la 19 Podostftnk"rhftnc* ..7WT4 .vdesWn'Ffvq!�M**.,,' 20 P 28.3%. 18 1671.9 CA oio% -1 0.0 3MA A 36171 is IOWD Ifr 21 ProW&ftd0.Wcn AllaM .22 Riiftw* - lift13.9 TRUE J 1441 oml TR lem I" 32j9ltaA 23 AcOusW-Reftlowd MrW. 31,1 13.8 171.91 1"1 &IM 1. 2.. 1004 7 P&rmftWd-M-% 274 Nij�,Lkft- 11 0 11 a W - 1.1 139:5 I6.91 0., ilej! _j 14331 NA lo.. 261. 15. 100 lwa .e 16.6 36!7.6 143:32 14 . 7 Iml 192L 3.1 MA 467 1.00 1701A. ff104A g A 26 Voluriie 8 116 & 27 LAINNOME 15.0 1640 28 Uefi:twn 110. 29 PiihWUW:: IOWA �7w. 3121-- .21B 15.01 16.0 0.071 1.00 120.31 1871.2' $0 RwkW�hcb'-TkW-A- 7.3. 31-1.3 14,1) 91• Ad uelad Satualfonx900.0 1871:2' 32 Refirelft ie NA 33 R*%*Ik d T' "' -. . 8iA 20.7 34. Reis sMOW. 80., 28.7 som,Tl-nft: -M PAd T*W 'Cimn Tf 38 fitteienet 70 7.3 7.3. 13- 20.7. 24a 14.0��_ 29J 247 SA 16 32.9 Intersection Capacity Utilization Worksheet Intersection L--thmm Red Hit A -E1 Cw*p CN). Tumh . AnOyapd f Aken*V*.. Date aqd Time of Dohm Pf*M PM: "k Hoer. is MonrarrMnt Revision 2005.0 NMI* L 40Oft EBL EBT ' EBR WOW : W8T NBt NOT NHR 561. • 2 r"s 1 1 1 3 Sha LOW 4 a/ d0: 1.73 159 203 28 284 1016 1 Qm +di 5 P 10. 0 D. 6 Ped Birllo6 ' 1ss 7 Pedestiibo ' Re utid . 16 1 �. y4 d Fme M. � Yes va 9 Idesl.'Fiew 1 1000 1ti00 1900 1900 1900 low 1900 190Q 1800 1960 10 Coes A. 4 4 .4 i 4 . 4' �i 8 +1 11 Mum" w. 4 4 .+1 4 4 12 Ra ' 13. :d0. 173: IS A 312:0 it .0 1 '1..... 1 . U. v - riie mW 50.0 173.0 202x0 319.0 .288.011046-.0.' 29.01 1S rie'�tJlilizatinii'+Fat w -. 1.000 1.000 1:000 1:000 1. 1.000 0.97. SA 1.000 AI.000 0.906 1.000 16 - M16r. 0:960 1.000 0:650 0.950 0. 0 O. 1.000 O.d50 .050 -0.966 0.850 i7 vlDf*te Flew 1 0'. 1900:11 1616.0 a.. 0 1478.4 WIZ 16 1 i 111 0. 18 Satutsted:Fbw" i 1406.0 1900.0 x405.0 187.6.0 +'lS05� 3817:6 1 1'IZ,0 1D rtsnnc 0. 1:2. 0. 0 0 0 20 , 26.3% O.O�i 0.0% 21 Pro1r an. 1 . ZZ Refeneti0e 1.0. 12.6 1311 20A 1A 0 23 Ad iina r' erm 34 P 0.00t 0.00 f t 0:00 523* 0:00' 1 1 0.00 4d 0.00 25 VbUnCLA. so 17:4 2 '319 26 Pr6poft6b 1 .00: 1 0.00 27 A*j irdta.. 15.0 15.0: .0 15.0 15: 5.0 0.9 I15:D d t]e1t wtri 1.00 1.00 .07 IAO 1.071 1.00. 29 Rirmltbed.6it- . 120.9 1900.0 120:3 147.6:8 116 1WWd:8 '1925.31 1704.0 10.9 20.4 .1" .7 to 17 . 31 / d uliled Ss 1900.0. 1474:4 351 .6 .4112. 32 Riiitshoa : ' 33 199tii0i: '' lU►► NA 34 hA 117 b 201.1. .35 uAW . 36 .6 't0A X0:1: 31A 71!y6. 37 � 'Move 10:9 22' 20.+1 31:7 .3d 10:9 20.4 1erwrioi 78,4 18.4 24,1 4.1 mq, 38.. 21:4 1.5 Revision 2005.0 i..iaram,41,nn CmepMCRV UORZA10ft Workgh*Ot 4nteaeclioo Loc"on! Red HO & El Carrr4no Cky: Two Anod sad W. Ak�matlrst Dits and Time ig'Dsfa.' Pr*ct AM Peak. How EWsft yAh .Pwied Mown" 1 inlerae�'oilofi. a `si :11tl - - 74�t.% 52 I:iw 'Ot ReviNoh 2003.0 b basad an orango counWty iouldelirwo EBI.. T EBR VVBL WOO 3333. . Wlsl<!: NBA . Nd#' Nit SBL ift - 2 Lane* _ 1 4 1 ! 1 » 1 .3ha ne 4liat>f: Y 116 187 312 1N Z4! 1 'tZt4 ja 5 Ped10 6 Psd 9uftai:. � tir ,�. 1d 16 7 Pedrdr7in Re 7 .. 14 .� 1!E •-. :1W $Fres' hi.. 91= 19d0 1900 ,, '1900 1400 1900 1900 1900 1 .1900 '1900 1900 1000 . 4 4 Mr 7 - 11 !Ni re1. 4 4 4 � 1'2lRderrnce : .. e 15 Volume. 120 86:4 116.01 ' $rb -312.0 219: A. 79A 3.0 ; :. 1410-15. 14 3J► - Si " rsle86.01 312. 219:0. 279A 5.0 15.0 1409A 15 Lshk UiiltrsSon Faettx.Y 1.000 1.0.00 1; 1.000 1.000 1.000 0,971 0.952 1000' 1:000 olow 1.000 1a Tum ;FiGor` : '.: :950 1.0001 0.950 OM41 0.560 0.x50 lAWI 0:850 .0.960 0 .850 47 6iistea Flotir 1506:0 1.900 16x5.0 . `1805.0 1S7Ett1 O�Q :3605' 1a:d 1:416.0. _ .. t!• '• l5 salumwo 18o6A 1aoo.o 187.61 3301 :6. *aa0b,0 5101.2 . 19.idesldw-1 ' .. sriias &V 1.2 0• 0,0. 0% 0.IRUE 0.0 4. O P' .n 48.3% 0.0% p ,, . , 6 • RUE 7:5 20:1 TR 14:1 i � X10' 1 L71 tUI 1..TM 24.71 VIM m1 204 -14 XMI 24 P' .._ • , • :3:3,:•33. • 1 0.00 1 0.00 :25 W- "" = 116 31 219 1 253 1] 470 p 1 0:00 0.:00 1 0.40 1 0.00 27 LreR=filaier t a •0. 15.0 15.0 -.15. 15':0 0A 15A 28 Leftluiri• . 0. 1.00, :07 1.00 0: 1.00 1:07 1.00 29 Pe 120. 1906:0. 700.4 } rsrii :5' 1� l- 14.1 51 /Kd 1 ' °8iGir'iUoi� 1 00:0 1137..1 3617:6` 54.01.2 32 AW NA: 14.7' �► -1301 pboirsiroe - , Rsre :: U.' 28:7 28:x: AdAidOd hria 'M 14:1 CAI 33.1• aa. aoinirro:. 4 . 24. 20;d 1s.e 2 A M.1 3x1' :1. 3� aet. est r' obi' 40 3U 50.7 Al so.$ 1 42. Syr! 43 s38A MMom,. - 71.9 &0 14 8.01 h` $ WOT EVT 47. 206 57.1 VIL 13A 46 ,• S . 49 T T. a.0 13.6 50 56. 1 inlerae�'oilofi. a `si :11tl - - 74�t.% 52 I:iw 'Ot ReviNoh 2003.0 b basad an orango counWty iouldelirwo 1 1� 1 I 1 1 I I 1 I Intemetion Capocity Utilization Worksheet Intersection Locstlon: tied HM a M Camilo CW. Tusfn Analysed bl►: Alternallve: Date end inme or Datm Projeft k Hour IWnp._ - MoMarllerN 1Ilowmetlt�� «� T..: 'EBL EBT. -EBR WOL WBT . a 1+180 N>3T 2 L.rtia. 1 I -D 2 .2 1• 1 3 0 9. Stiff Lina. 4 Vokme A81 173 119 20J 29 2881 MR t88 ig�{ S P.edisUbm 10 0 0. GIP" Bunch w 7. ..edeskien INS Rea18 11f; 16 18 8, Free• . trrs w 9 Ides ` .. ' 19W 1900 1900 1900. 1900 1900 1 1900 1 1900 1900 10 Liosi- 4 4 4 4 4 4 11. Minirrsum .. 4 .4 41 41 41 4 4 Re - reeoi Vok**.-' 8O) 1 • .O 169. 2 0 OA 268.0. 1 ' laa.. .0Vokiirie: L12 e Y L�iiL_ 81.0 173:0 202:0 322.0 388.0 1756:0 L:*ire L"had fader:: 1.000 1900 1. 1.000 i.00A 1 p.974 0 '1.000 1 ANSI 1.D00 .0.WS0 0.986 0 0:950 1. 0:830 D960 0.987 0: 17 Solbislid Flow :. 1805.0 1800`Q 161!1.0 1805. 9874+3 0.0 3506. MI . - 1810 ! 4 .4f p.0 18 S61urirtsd.F.l6 w i+e1e 180SA 1900:0 1a08A 1874.3 .,3506; ! 361" 1806+0 DS:a 19 . e - n eitiriirlbe OAI 1.2. 20 RedeftUh 28.3% D.0% 21 TRUE '22»nce�• ..; &-O 10*1 1 8.+4 29.8 -OjI '34 t , .. 23 . .T 92 1� '113.8 :. 14A 1. ' Pop 0.00 1E D:00 i o:oa 1 .0.00. 25 Vvliirire' - `17 202 3 .. -1 252 26 "iUdA' 11th" 1 COO 1 0.00 0. S 0.00. 27. LOAMIS 15.0 160 1.0 15 16: 13.0 28 -hiff - 1.00 1.00 .07 1.90 T 1:00 .29 PsrrhWed'-1- 120 1900.0 120.3 1874:3 1189 .1808:8 1 5.8 107.9 YOReNr rioa 87.1 10.9 201 30:1 14 A 34.9 17 a 31 Ad '" • t ft" 1900.0 13 4.3. 17.8 106.1 f6 ft 32. r Nl► NA .aa ftkiimb MA 34 a7va 201A. 14xY9 17.8' A; 36 Rellkiii 09. 20:8` 3+19 17 37 Ril. 10A 38.10.9 ' 20:6 1 39 A . fersFios:. d '- 16 1811 T4 4.B 48.9 u AN -40.M 84:6 469 41- .e 205" • 951..# 42 SWO 43 EBRA. NOR PJbhtT 45` ' - ' nnloe . k - 1 18 D.0 46 _ NOT I 8 -EBT .47 Civss 3LI 21:8 24A ISA 48 EOL SIX NOL :49 • . .. 1x4 :o 13-0. 74H scri A7.Itfltrag Ct10f1•Cs wuiaavrr vr.s II2 Lsys ;Ot• ■ . Level of a ca s on Drange"CountyCMIR.Guklellnes 14eviaion 2003.0 Intersection Capacity Utilization Worksheet Intersection Location: fled HIM A EI ComMe City: Tam Anglyzed by: AIMmctivi: Date and Tama cf"Dela: MOO: AMP;-* Hour Futuoe J 5 inbrs onrarafte1w.ufforstien I Mimi 52 l evdl RevMign •26W.0 Leve e'vicyJg.bksod on Orange County CMP Guide Ines k2- EOL EBf EBR WBL. WBT - 'NKNBT Whit say sits . 1 3 3 3 SNs Lane . 4 Vo><iAi! Yaf 10Q 1,,ia. 2 4201 2KI 50 Nb BL�I 16T N . 1ft! 174 5 1?ed 10 0 t1 6 Ped Butlon Yir iiia 13 Yr 16 7 Padestrlan Re 1t3 'Ya 18 Yiie '1nr 8 Freli � .rir. Oldeallcl6iAi 1900 1900 1900 1900 1000 1900 1900 4900 1900 1 4800 1 1D' Losl'Tliiie ' 41 41 41 41 41 41 4. -4.1 41 144 11 Mlnlrrwm.Grei(1. 41 Al41 41 4j 41 41 414' 12 Referin=., 1 . 19 109 1b6A 52AI 420.0. 294.0 .O 14 VQluirw. !0 109:0 158:0 420.0 294.0 37SA 674.0 9 1885.0 151sne Utli4istlor�Eic�r ' 1.fl00 1.0.00 1AOD 1A00 . 1.000 1.000 O�i71 0 1:DQ0 1 0. 1. 16 Fii9or D.;95.011. 0. 0.050 :965 0860 fl:954 limD: 0 10iml 0' 17 Saturn 1806.0 1900fl 1915 18OS:Q 8&7.O:Y 950b.3 36176..?¢16A t806 3iO3 OA 18 Saturn Flow. a tali 1805.0 1900.0. 1$05: 187.0:9 X617.8 Q 5103 10. P 40.01Q,O 0 D;i? AA OA 20 a esMin: 28.3yL QO% •0%' 21 Powed': UELq 22 Rei(erena' 3 .OAsP W-7 27: 18A v-01 4 22AI. 1 DA 41 0. 23 f4d u:t nos: 11 13 2.21 1 VAJ LQ 1 20.114 ertrilts4! . 24 ie "iUotf" t 0.00: 1 0.00 '1 0:00 1 DA0 25 ok*M • 109 156 4Y0 '294: Is .957. 620" 1 0:00 1 D.Da 0.00 0.00; 27 Lill Lwts' 13.0 15:0 10.91 15.0 1WAN 45:0 •o: 1.00 oA7 a:.. .0.071 1.00 1.ot Im 120.3 4900.0 1E0:3 1870.9: 11 MCI 1701.3 30 -it 1900:0 1370; 361 103.9 32. Ai NA' 33 Retei*noi' :L+ifls .9�1 ,lilA tlA .3l4, Rsisrrrrci. 108 41.x.8 192. �I?t.a SS ted ennoa 1, 4 .8 'f06 4 8 it, 18.9. Q1 44A �7. Fiei.T11'rtit 7 Ai8 18:9. 13.D -22:4 44.3. J8 rsna : 9.0� 27.9 2Z:4 44.. �, rinoa • 1d�i 15A 1!� 31.9 WA- ;4 4WAJ 4Owl 566,10tvaloMti. 401?not .. 4j. +42 A7.8 74. 43 44. 112. - iswt S 2LT 8A 17A &0 48 (;riois: i0Mso001ti• SOT' W EBr 47 t.ibei 26A 48.3 2L9 15.6 . ,48 WB SBI. IOL 49 Le1l . a 1 11,2 j &0 1 50 67A 1 48A 1 4 A 5 inbrs onrarafte1w.ufforstien I Mimi 52 l evdl RevMign •26W.0 Leve e'vicyJg.bksod on Orange County CMP Guide Ines 1 1 1 1 1 intersection Capacity U411=ation Workshot PO intersection Loastlon: Red HO PJ Can** Cw,. Tulin A=Wxod by: AN*Owd Data mW Tints of DOW Prefect: PM Ptsk. Hour 5!,m: d . . MLevel ServIC945 LssOdon n • .o M u rtes Revbftn 2W3.Q P-1111=1114 I", VA loom KI V,7 MIF771 i K] 113 rm In form ice+"�� Ali 1.1 1• 111 It EMEE ®�'/•' 11 • 1 . 1 S.Z.Q.j;•y�. M= MA 1 1 Ism. 1 1KLIM � 1EItet :1 ,FI 1: I' i..iJ.i�J S.1.ii.j �iH.� IIF1---I �.r.II lie //1 111 111 ill � . -', �.�r� / ' . 1 1 L 1 1 1 1 '.. 1 �•y��/ t .. 1 {�•, 1 �f 1 1 •.T.d��s�g��/ ?.T1 r �•�i l� •.' ® J! i. _•� : 1 e : { 1 �. ' : 1. r 1 t ��'.T:�JI�LCj:'1� �y-1y.-�.. �I�� i O- I C f! ' iC' 1 . I�.�e 1 ' i 1 1 t . 1 ��.:t:,1�1..�1p"�� i.dr.4� IIw.+R:a 1 Mgt- /��17/ � 1 i MIKE ® � Sam - { � 1 �jT ®1:1""F,7T7F iii MiJif MIME WE M&MME.U. WIMMIT mom MOML��W- . -� -i' ii 11 f�i •-. 1� 1.��C�.�dlf�.�i �.�ii ��"SSd..Q�4�.rr��.W ��{�'l ��i. , ED �l Jam'. •.1'_•.[ f 1 9 ! 1 1 1 I I 1 1 1 y ED i•(, tl jl f Y tiLJ �T} �. �L7� �LSJ OEM =OEM MIEE3 E]= . 1 tl ,I ® I f 1 1{ 1 NEW -pr v 1 1 _SLI • L .l � :.: 1 . _ �L41 �i!]J ��[`�,'' �..-' S19m, M+� ` momEITP=1� I f t Ir/ 1 wTjm= NEU r� son MIM ENDNam L2� err - b ►. 1 •. {TM, El 011 off In W19 soul] OEM mom I.' V ..' .. •rr 1 �/�-�••'j■Lri•. 3��1 L•. .' � ��w �1��:1:1i •may 0'-I. r17, MEN • l tcv�s aLS::.fi� MLevel ServIC945 LssOdon n • .o M u rtes Revbftn 2W3.Q Intemgcdon Capacity Utilization Work.shest Intmect6pn Locutlon: Red HO & El Camino Clw.-Tumor Anelymed br. Aken".w! Data sad -nift'af Deli: Project: AM'Peek Ho Future WWrEmis—a RevMm 2033.0 1 + I MOVE"wd EBL [—I, EST EBR WBL WBT WL NIT IN - "L HT HR 2 LlifflLines - . - - - 2 21 1 1 .3 shmfWd..LT Larw (A) Vs 1111111 1 Ovd MOIK m 4 Vakno- 1161 156 2 254 31 3751 BW 187. 17-15 5 NdsWim. 10 D a Ped. .7. WdOW Mhft Rkaired is Iff 9 Wnl"Fbw- Ow Imal low 1900 19001 1 IWOV Ow 1900 I ism 41 41 41 41 41. 4 11. Mtriirrtiirn tem .4 41 .4-1 41♦ A'1 erencs.f 120 '13 Vbkmw Com~- 1IL-01 155.0.1 2 62-A L 420-01 29510)] I.Dw 37-4 .0j WOPI 1 1.000 17.01 17411897.9 1. 189.YAR OAMI 11 4 Vvktfn*.S*Prft'Ldk 11M. 15 -Ts- ajWf.Ut1WmflWVFAdWr , 1:000 1:000 .16 T-wdrig, --- ... O.m -1—B003 -l;OGwOl 0.850 0,950 AN 1=01 0,850 0,650 -17- SWUM 19M.01 lei .41731161 7 -S 381im It ft -k" f'Flowlow 19WO(MLO 13700 YOQ5:0 5101.1 le N - 0 20 P6d"tfth'. 2&W 0.0% 21.. rote TRUE TRI .26. 23' Pthnhftd .24 ProO 1] 0.00. 25 V&W 29&W. - 26 PiW~tbft Liff. 1 0:00 L-017hiftEgtiNilirilr 1bA 15A 15.01 10M Mul I*; 28 Left wm - ftew. OA7 1.00 .0.071 1,00. 0.071 I;DO 1.00 29 P*qrJ11edSv1ZRvw ISM& 120311870.1 I18-11 180.8.-8 ING.- -W fWftrirM-4Wi* A 9.9 41.0 18 40'1.3 22 111 4f.8 .31. AdWwWd A' ISMA RvWr*fmW31"W1- PW% .32 YS UU%*ndmMw-LM1sNA 1�U1 34 Ftgo6rimq" 115,7 -22.6 36 AdItumns"Wd; ,36 Tinitr %r7 :A9 18, 12 22S iiiiiiiiiiiff Ij 1 44&�,iili 3 27.9 2 '44'6 RevMm 2033.0 1 1 1 D 1 1 IntarsacUop Capacity Utilization Wot*s trod Interseatlon Locatice: ted HN A El Camim eft: TUMM Aealyr d bwl Altatn@UW Date and '17ert .oi DSW Pn faft .MPs k Hour F.uWm Wth. Intemection Capacity UtDi MUOn WOfth"t intersactlon Location: Red HO & Den Juan Clw. Tulon Anaiped by: Altenod Qate and TWO Of Data: Pr*c* AM Peak Hwr-Us ft i►+townwrits 1 1 1 1 intersection Capar.ity Utilisation Worksheet Inumcticn LocatlQn; Red AM 8 San Jwn Clw Tudh Anstysid by; AIf'trnatiwf: Date and TMue.ol Data: Rr*ce mfW* Hour Ea 1aft Man, - to 13. Vok". Mt. U Vbknft s Me.LA' 1 Mowmant [EBL EST ESR WSL WIFT WNR NOL NBT so 85L XBT Sm 2 C.0 1.000 1.000 1. 0 4 fi 1.. Z 1 4 2aner 0 D Shs ' T Lane r+r 0.939 .8.SJ0 0:960 1:000 0 B 1►a A 1 itursted Flow _ O.0 1796.1' OA 4 Vdion 13 7 44 971 80 88 65 16 Satuni 1806.0 Sol -'33 5 p rw 800.. A� • 36 :G 0.. 10 380 '0 3591•.Z' A 0. 19 . i�im . reho8 0.4 20 Pedealtiiri 0' 28. 6 Pad Butim + . Q 21 . rote on: FALSE' AL 7 Ped*"FV R' quad 16 '1B Po 22cVbKi6W:'k"-'kWw 18 18 0' J� 8 F16WRICht '4 ' 1A a 1 0 NA► 0:40 24 .eon 0:00 4 0.00 339 9 ww.Fkm lawl 1900 lowl lawl 1000 .1000 1' low] lowl lowl lowl 1000 70 Moet '4 4. 41 4 4 4.1 4 •4 4• -4 4 11 mini A' sm 41 41 41 41 41 41 41 41 41 41 Al4 •3617. 13. Vok". U Vbknft s Me.LA' 13AI 119.0 971.01 144.0 65: 980.0 5"1 678.0 15 Lane- Ua " 1:000 1: 1.000 1.000 1. 1' .000 0.952 L000 1.. 0.951 1A00 16 F- - 0.950 0.945 0:850 fl.950 0.939 .8.SJ0 0:960 1:000 0 B 0:'090 A 1 itursted Flow _ O.0 1796.1' OA Q.0 1784 0:0 ..1006.0 361 .B 1p1s: 1 0: 16 Satuni 1806.0 1794:6 1:2 1 ,0 1789.1 OA 800.. A� • 36 :G 0.. 0.0 380 '0 3591•.Z' A 0. 19 . i�im . reho8 0.4 20 Pedealtiiri 28. 0.0% 0:0% Q 21 . rote on: FALSE' AL RTRUE Po 22cVbKi6W:'k"-'kWw 0' J� '4 ' 1A a 1 0 NA► 0:40 24 .eon 0:00 4 0.00 339 .2i,os ' NIII 24 1 0.10 25 O 137 25 ftoofflm LablOt.1 0:10. Iasi O A 0.10 10:5 0.14 249.5 1 Q. `120.3 0.00: 15.0 I.M. 1808.6 1. 1 14 .3 0.00 15.0 1.00 4795.6 27 ' ' liirn i8+r 8 12 .28 Lift:1' n Fsoter OAT 2 Pamikled'. 0. 1739.9 30 Rsfsisiioe 0:0 9.5 0 117:8. '32.6: r.6 Z2.7 31 AdOW •3617. 3591 32 IerIt110i1: NA ? X111 WI 33. Rilinenoe. NA 14:4 1V�1 tA11 24 Relbrarm. 9.6: 74ai .8 7: 85 Adjumbd 15.4 28A SEA 36 . .. ... 9.2 16.5 o� $A $A 1.Q 32;5 22. 3e m-6606,71aw.2 18.5 32:5 39AdJudW Rsb.!Mnoe' 15A 15.2 2q 20:5 �8. 58.5 28.7 26.7 Suwon M410Easi West North: 44 40 Pro 2d' 88.8 Ma. .erM s s 35A r42 Revlabn 2M.0 infnrsecllon CsbscRy U.tillzsdon WorkshMt intarsadlon Locallon: Rid HE S San .loan MY: Tuan Analysed W Altern dW. Dais and TWO of Data: Ptoj�ct PM Peak Hoyt Exist j ng P'AS_4 MOv*" entf �r 1 1 1 in-tiamacdon Cacachy Utilization Worksheet Intersection Locatkm: Red Hill 8 Son.luan Clip: TUSH Analyzed byo Allernmilve: Data and Time Of DIM: Pr*d: AM PoNrHow EX1Wn9 wlib___, Probe_ Movenwttts �vat .ery oy Is based tm yang* uounty L -Mr aauros�. r 1 Movemrnt EBL .EBT EB�i IAIBI WBT. . wmt. NBL N6i NtBR t3BL tiB'f • 8>8R 2 Lst►as .0 1 0 D 1 01 1 2 11 1 2 D 3 Shanid'L�' Lade '' Ye; 24 80 a66 21 5d 10ilx �t8 4 Voltltitlt - 10 0: 0 6 Peclabu m . ` 6 Pod:Bulbrt 7 PsdasttliriTkni aired..' 16 a6 9 )deal (~Ib1bi:...., 1.900 l9wi low 1900 1 vim =1 t. 900 tom. lumf 1#04 1900 10 f ost?i�it7i '> '4 4 4 4 4 4 4 4 � 4 4 11 MI um'MiG 1h 4 4' .4 4 41 12 em'noe'. :Le 1 0 0 25LO OA 0.01 551.0 36.01 4$L91 99:0. 40.0 1110 OA 13 14.11iituriis' a te- • • 22:0 256.0 1:000. 212.0 1.000 127:0 '1.000 1A00 36A 1 .145-9.0 0.952 1.000 40.01 1.000 1'11• .0 0.952 1.000 45 Larw-Utllkmtio 1. 1.000 .1151T " F:rao(: O:t150 0.905 O:E50 0.950 0.948 0.650 0, 1: .850 :950 0: 11" Awl 17: Saturat: o:0 1720a 1 �.o aso5:o 3617 a1 : iso5 35tM.1 1d t(iratikd riNi 1 . :D 1711.6 1Z 1806 1792.3 -0A y80S.. 361 .6 OA 1 0 3594.1 Q.o 19 Peclishian lrtterfiisnM • b0 20 -i 28:3% 21 Ptot� Iloh A ` - ' NA AU 0A Mil A U T .7 3 A A.0 22 eiiunos�Ttiiii<: . .! 0.63 a9 ILOiX 1 41.1 0:00 23 Ail -.. ro till Permitta . 258 0.00 1 339 0.63 280. 0.00 40 1• 0.00 15.0 16.3 1EA" :11 15A Le tYixn: �Miiltiblsrils'. 2.4 0.9 -27. 28 M.ttxn'Udw • 0:12 1.01 0. 0.09 0A7 1 100. 1006A. i 1925 1.00 1797:1 29 Ptfmmoo,.SM f1dw OA 0 1741.8 1817 0.0 170 .. 2 A 35 15.2 7.1 -30 Refs 31 ' ^ tuistlon O.M. 0:0. 3611.6 3504:1 . Rani ' r>ba3)rrti: .. NA NA J3 ROM46d* 1�.� 231;.6-.� IMC ltt 36 Ral•Tirtrtt' -... 1.5 ia.7. 1.7.3 14:1 22.6 8.51 1 2.7 �. ;1 - 18: 2Z.6 15.2 3'1:1 •88 Re rWB� 89 - nq. ZZ7 22. 16:8 6.6 19 '19 41.1.1 41.1 to • • est . : Norgt. 40 , rotedOd.. . 41 Pe 24 41..1 42 4D:3 W.3 7 41A 44 _ E6R 8 $A 11.4 tiA 1.1 26;6 22.7 j WK 1:84 8L 14sf. 49 .0 so 50 r SA .6 45A 38.7 V ka ecUon a Ilte � 5 % Revision 30030 �vat .ery oy Is based tm yang* uounty L -Mr aauros�. r Intersection C&pjBajty Utilization Worksheet Intersectlopi Location: Red HM & San Juan ChriTimign A14VU4 by: - vwwea. Dole and ThM of JDaft: PioJab AMf*k How FUIUM OmStKg PAMMm 2W&O =moo m I 14 I movwvmd EBL EST ..EBR WST "a an ' T I ..R O ift GOT 813R, 2 Lanwa! O 1 A O 121 '1 i 3 Shand.U LUM (YM) IWOYee IAN .4 Vokxiw 30 106: .209204 101B. .85 40. 6 - 54 5 Ped4i"rif- 10' 0 A Pod 8 :w -yu 16 16 16 7 Pediolftli ROQUM 16 s FMC FtW--'NN- lowl 1900 1900 low I.. 1900 4000 Iwo] Iwo] I 1 1900 lo LoeTbft 4. 4 41 .41 ! H 41 41 _ 1j 4 11 M41 .4 41 41 41 41 1 12 Raft onco Cycle-Lonallt 1201 13: %tkmW.C=bMW-`: 0101. O.C. .0 4 401' -6-14401 -133.0 6-4-01 11 14 VANWO&WStO M 30M 317.0 *0 28.4. 17 1.0 1 614.0 54.01 A t 4192.0 .15 LjjA6'OM=*m:Fodor. tow tow LOWI OM2 1 I-= 0 1 0:8611 0.908 0.850 0 0.946. 8:350 0.950 pult 0:8503D i;ahiisted.. O.0 1720A OA OA tool 36: S 1.815.11 1 8060 .3 ss L 35-17.6 1 3594.00 cho 9AI 211 W -W pfc!%;*o —6i_� F FAL4E TRUER 22 Rdi KAI 031 12 -VA 49AI IOD .2-3 A;djU*WIUWM.fk@ TWW- HA U) -24 ftbb"W.' 25 Yolixner 0 347 01 455 64 A6 26-- 11 cio Lift-M-fif 0.9 MAI 15. 1 .10. 28 - LARVM1.01, OjVf 0,09 ''1797,0 pomw•� - 29 m 1.'2-.2 :0 170.7 19253 30 FtdcfWrwW_-_'Ttft-A 24., 3,19.0 20.4 3 4 .8 31 Ad LWIN 1 a>tillon 0.0 .0 361: a 3 X 32 Roloonco., 33 pAf" 34 Rob' 35 AMA*COI —Soil, 38 Rat Tbw 32L 20.4 -38 Rof6nWm'-Tmw.. 20A 49' M Adkkiftfi . 2II . PAMMm 2W&O Intersection Capacity Utilization Worksheet Intersection Location: Red WW i. Son Junin Chr. Tuslln Analyzed by: AitwasO s: Dote -and Tkm ot'DoW Ptated; PM`PeA HourFti Ln WNtrot11 pas -d 1 0. 1• .0O'Ol 331.014 14 Nduiw Str 'rsM 17.0 150.0 131 A 200.0 67.0 13.19.0 71:0 012.0 15 Lo Vouktiotf , 1.0001 1.000 1 A00 1:000 1.000 1 1.0001 0462 1.000 1.000 -0.9521 1 MW 14 Fidoc . O.ebD 0:545 .ew &A 0 tocol 0.460 17 MO 1784.4 A 1606A 17 -Al 16 1 A 1 1 1794.0 1806.0 17b8.9. 1- _36,17A 10 PedosvW lMe OM:0;0 20 28 0. 0^ .21 Prole on . oorad ALSE ETRUE 22 term*:.. ! 30SI OA i1a: a. PannNftd Z4 21 17.7 '711 456 2 0.10 1aw 27 L -i f I -tdai'E vtva ' a,e 1.5 15,0 10.5 1 DMV 1a .a 03 15A 28 Left -l" 0' 0.07 0. 044 OATI 1.00 1 1.00 20 P;;;; fl.0 17.41.5 90.5' 1d04.d 1 30 Rall QA 12.6 A 159A 4 31 Adu*W- 32WWWO, NA till 55 . nee t NA $A NA 34 12.6 159.1 46,8 .6Q 35 1 .5 84A a n. .30 12.2 22.3 1Q� 87.ov.vmvom 0.T 13.6 a i3.8 421 50.5 lntammr-flan CaoecltY Utilization Workshe/t lntemecdon Lccsncn: Red HIM a Son Juan Cfhr: 'tuaTn . Ansiped b►: Dab and Mnw of Data: o� ]e AM sk HOWTLdum kVUh ro)ed: 1 1 1 1� 1 1 1 1 1 Intersection Capacity UtIllutlon Worksheet Intersee Oln Loc=flan: Rnd HN 8 San Jum _ CKy: TUMM Analysed tom: AI4wtm w: Dale and Una of Dalt: Project PM Pook Noun Futuna Wkh 1 MID v well EBL EBT EBR W13L WBT . L NB's NBR SBi. IOT EBR 2 Lm*f 0 1 0 :Q • 1 2 1 12 3 Shnd � adie rs w1W uy" 4 Va mda_ 17 101 61 132. 108 92 D7. 1323. 1s8 71 A±! 5 10 D D .6Ped Ballon. tin 'drr 9 Pod"bbf Rau 16 16 16 16 8 Fdie' rr tin Mer 9. Ideal FMbiiii► .. 1900 1600 1600 lowl IMF 1900 i9WI 19MI. 1ow "MI 101 low 10' t.osl. 4 4 4 4 4 # 41 4 4 11' Mlid ilurA . 4 AlAl.# 41 41 4 12 13 0. 19: 0�0 8 1 23.0 184 f.: 1. 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A?30 7 dadio4' 12.4 63. .3. .39 STAI 17.4 26:9 47A 47.9 EXHIBIT B TO RESOLUTION NO. 07-93 Exhibit B of Resolution No. 07-93 Mitigation Monitoring Report A Mitigated Negative Declaration has been prepared and adopted for the Monarch Village Tustin at 13841 Red Hill Avenue. The following mitigation measures are included as conditions of approval for the project and will be in place through construction of the project or until all mitigation measures are implemented. Measure Timing and Implementation Compliance Enforcement Responsibility Responsibility Cultural Resources: • If buried resources are found during grading within the Prior to grading operation Project developer City of Tustin Community project area, a qualified archaeologist would need to Development Department 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. Land Use Planning: • Prior to issuance of any permit, approval of a General Prior to issuance of building Project developer City of Tustin Community Plan Amendment to Planned Community permit Development Department Commercial/Business and a Zone Change to Central Commercial (C-2) district shall be obtained. • Prior to the issuance of a building permit, the applicant Prior to the issuance of a Project developer City of Tustin Community shall record a covenant running with the land that is building permit Development Department 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: Mitigation Monitoring Report Monarch Village Tustin Pry— .l of Measure Timing and Implementation Compliance Responsibility Enforcement Responsibility ✓ 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: • 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 above services may be provided either by the owner of the facility ("owner") or by the use of outside providers; however, the owner shall be responsible to ensure these services are available upon request. ✓ 4f the 204 parking spaces, only 171 residents may have automobile. This restriction shall be incorporated in any lease or rental agreement. Mitigation Monitoring Report Monarch Village Tustin Page 2 of 4 Measure Timing and Implementation Compliance Enforcement Responsibility Responsibility ✓ 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. Noise: Prior to issuance of Project developer City of Tustin Community a building permit Development Department • 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. • 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 '/a" laminated glass or a dual pane assembly with a 1/2" airspace. In either case, the glazing supplier shall 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. Traffic: Prior to issuance of Project developer City of Tustin Community a building permit Development Department • Striping on Red Hill Avenue shall be modified to provide northbound left turns into the project driveway, but no Mitigation Monitoring Report Monarch Village Tustin Pnao 3 of 4 Measure Timing and Implementation Compliance Responsibility Enforcement Responsibility left turns out of the driveway. A "Right Turn Only" sign shall be installed on private property for traffic exiting the project driveway. • 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. • Prior to issuance of a building permit, count -down pedestrian heads shall be installed at the intersection of Redhill and San Juan Street by City forces at the expense of the applicant. • 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). Mitigation Monitoring Report Monarch Village Tustin Page 4 of 4