HomeMy WebLinkAboutPC RES 3811l0
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RESOLUTION NO. 3811
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, CALIFORNIA ADOPTING THE MITIGATED
FINAL NEGATIVE DECLARATION AS ADEQUATE FOR
DESIGN REVIEW 01-018 AND CONDITIONAL USE PERMIT 01-
014 AS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT.
The Planning Commission of the City of Tustin does hereby resolve as follows'
The Planning Commission finds and determines as follows:
A.
That Design Review 01-018 and Conditional Use Permit 01-014
are considered "projects" pursuant to the terms of the California
Environmental Quality Act;
Bi
A draft Initial Study and Negative Declaration has been prepared
for this project and distributed for public review. The draft Initial.
Study/Negative Declaration evaluated the implications of the
project; and,
Cm.
The Planning Commission of the City of Tustin has considered
evidence presented by the Community Development Director and
other interested parties with respect to the subject draft Initial
Study/Negative Declaration.
II.
A Final Mitigated Negative Declaration, attached hereto as Exhibit A, has
been completed in compliance with CEQA and State guidelines. The
Planning Commission has received and considered the information
contained in the Negative Declaration prior to recommending approval of
the proposed project and found that it adequately discusses the
environmental effects of the proposed project. On the basis of the initial
study and comments received during the public hearing process, the
Planning .Commission finds that there will not be a significant effect as a
result of the project. In addition, the Planning Commission finds that the
project involves no potential for any adverse effect, either individually or
cumulatively, on wildlife resources as defined in Section 711.2 of the Fish
and Games Code. The Planning Commission hereby adopts the Final
Mitigated Negative Declaration for Design Review 01-018 and
Conditional Use Permit 01-014.
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Resolution No. 3811
Page 2
PASSED AND ADOPTED at a regular meeting of the Tustin
Commission, held on the 10th day of December, 2001.
Planning
S
Chairperson
ELIZABETH A. BINSACK
Planning Commission Secretary
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
!, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the
Planning Commission Secretary of the.City of Tustin, California; that Resolution
No. 3811 was duly passed and adopted at a regular meeting of the Tustin
Planning Commission, held on the 10th day of December,'2001.
~LlZABETH A. BIN~ACK
Planning Commission Secretary
EXHIBIT A OF RESOLUTION NO. 3811
INITIAL STUDY/NEGATIVE DECLARATION
FINAL MITIGATED NEGATIVE DECLARATION
· INITIAL STUDY CHECKLIST
· ATTACHMENTA' EVALUATION OF
ENVIRONMENTAL IMPACTS
· ATTACHMENT B' TRAFFIC STUDY
INITIAL STUDY
COMMUNITY DEVELOPMENT DEPARTMENT
300 Centennial Way, Tustin, CA 92 780
(714) 5 73-31 O0
, , ,, ,, ,, , ,, ,
A®
BACKGROUND
Project Title: Conditional 'Use Permit 01-014, Design Review 01-018 and TPM2001-147
(Albertsons/Savon)
Lead Agency:
City Of Tustin
300 Centennial Way
Tustin, California 92780
Lead Agency Contact Person: Minoo Ashabi
Phone: (714) 573-3124
Project Location:
13270 Newport Avenue
Project Sponsor's Name and Address:
Albertsons Inc.
250 Parkcenter Blvd.
Boise, ID, 83726
General Plan Designation:
Community Commercial
Zoning Designation: Retail Commercial (C- 1)
Project Description'
The construction of a 51,174 square foot retail building including a 733 square foot
drive-through pharmacy and related site amenities. The existing 32,000 square foot
retail building would be demolished. The project includes combining two legal
parcels into one through a parcel map.
Surrounding Uses'
North' Residential
South: Commercial
East: Residential
West: Commercial
Other public agencies whose approval is required:
Orange County Fire Authority
Orange County Health Care Agency
South Coast Air Quality Management
District
Other
[-] City of Irvine
[--] City of Santa Ana
[-] Orange County
EMA
Be
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.
~] Aesthetics
[-,] Air.Quality
[-] Cultural Resources
[-'] Hazards & Hazardous Materials
[-"1 Land Use/Planning
[~ Noise
[-] Public Services
[--] Transportation/Traffic
~-] Mandatory Findings of Significance
[~] Agriculture Resources
[--] Biological ResOurces
[-] Geology/Soils
[--] Hydrology/Water Quality
~ Mineral Resources
[~ Population/Housing
[-'] Recreation
~ Utilities/Service Systems
C. DETERMINATION:
On the basis of this initial evaluation:
[-'[ 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 NEGATIVE DECLARATION will be prepared.
['] I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
["'] I find that the proposed project MAY have a significant effect(s) on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and
2) has been addressed by mitigation measures based on the earlier analysis as described on attached
sheets, if the effect is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated."
An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that
remain to be addressed.
[---] ' I find that although the proposed project could have a significant effect on the environment, there WILL
NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed
adequately in an earlier EIR pursuant to applicable standards, and 2) have been avoided or mitigated
pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the
proposed project.
[-] I find that although the proposed project could have a significm~t 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 or
mitigation measures that are imposed upon the proposed project.
Preparer' Lori A. Ludi
Elizabeth A. Binsack, Community De eloprfient Director
Title
Associate Planner
Date 11-15-01
1)
2)
3)
4)
5)
6)
7)
8)
9)
D~
EVALUATION OF ENVIRONMENTAL.IMPACTS .
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Directions
A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the
information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is
adequately supported if the referenced information sources show that the impact simply does not apply to projects
like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact"answer should be
explained where it is based on project-specific factors and general standards (e.g., the project will not expose
sensitive receptors to pollutants, based on a project-specific screening analysis).
All answers must take into account the whole action involved, including off-site, on-site, cumulative project level,
indirect, direct, construction, and operational impacts.
Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must
indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant.
"Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If
there are one or more "Potentially Significant Impact" entries when the determination is made, and EIR is
required.
"Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of
mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant
Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect
to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-
referenced).
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has
been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3)(D). In this case, a brief
discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b)
Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of
and adequately analyzed in an earlier document pursuant to applicable legal standards, and' state whether
such effects were addressed by mitigation measures based on the earlier analysis.
c)
Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated,"
describe the mitigation measures which were incorporated or refined from the earlier document and the
extent to which they address site-specific conditions for the project.
Lead agencies are encouraged to incorporate into the checklist references to information sources for potential
impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should,
where appropriate, include a reference to the page or pages where the statement is substantiated.
Supporting Information Sources: A source list should be attached, and other sources used or individuals
contacted should be cited in the discussion.
This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies
normally address the questions from this checklist that are relevant to a project's environmental effects in
whatever format is selected.
The explanation of each issue should identify'
a) the significance criteria or threshold, if any, used to evaluate each question; and,
b) the mitigation measure identified, if any, to reduce the impact to less than significance.
EVALUATION OF ENVIRONMENTAL IMPACTS
I. AESTHETICS- Would the project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway?
c) Substantially degrade the existing visual character or
quality of the site and its surroundings?
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area?
II. AGRICULTURE RESOURCE.S' In determining
whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site Assessment
Model (1997) prepared by the California Dept. of
Conservation as an optional model to use in assessing impacts
on agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland
of Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract?
c) Involve other changes in the existing environment which,
due to their location or nature, could result in conversion of
Farmland, to non-agricultural use? .
III. AIR QUALITY: Where available, the significance
criteria established by the applicable air quality management
or air pollution control district may be relied upon to make the
following determinations. Would the project:
a) Conflict with or obstruct implementation of the applicable
air quality plan?
b) Violate any air quality standard or contribute substantially
to an existing or projected air quality violation?
c) Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient air
quality standard (including releasing emissions which exceed
quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant
concentrations?
e) Create objectionable odors affecting a substantial number
of people?
Potentially
Significant
bnpact
Less Than
Significant
With
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
IV. BIOLOGICAL RESOURCES: - Would the project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or
regional plans, policies, or regulations, or by the California
Department ofFish and Game or U.S. Fish and Wildlife
Service?
b) Have a substamial adverse effect on any riparian habitat
or other sensitive natural community identified in local or
regional plans, policies, regulations or by the California
Department ofFish and Game or U.S. Fish and Wildlife
Service?
c) Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological interruption, or
other means?
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors, or
impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
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. CULTURAL RESOURCES: - 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. GEOLOGY AND SOIL. S: - WOuld the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or death
involving:
.Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
[5]
i) Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project, and
potentially result in on-or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B
of the Uniform Building Code (1994), 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
sewers are not available for the disposal of waste water?
VII. HAZARDS AND HAZARDOUS MATERIALS:
Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or disposal of
hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter
mile of an existing or proposed school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to Government
Code Section 65962.5 and, as a result, would it create a
significant hazard to the public or the environment?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles of a
public airport or public use airport, would the project result in
a safety hazard for people residing or working in the project
area?
f) For a prOject within the vicinity of a private airstrip,
would the project result in a safety hazard for people residing
or workine, in the project area?
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact
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 stormwater drainage systems
or provide substantial additional sources of polluted runoff?.
f) 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?
IX. LAND USE AND PLANNING- Would the project:
a) Physically divide an established community?
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less Than
Significant
,. Impact,~,..
No Impact
[5]
E]
E]
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific plan,
local coastal program, or zoning ordinance) adopted for the
purpose of avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan or
natural community conservation plan?
X. MINERAL RESOURCES- Would the project:
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the residents
of the state?
b) Result in the loss of availability of a locally-important
mineral resource recovery site delineated on a local general
plan, specific plan or other land use plan?
Xl. NOISE-
Would the project result in:
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan or
noise ordinance, or applicable standards of other agencies?
b) Exposure of persons to or generation of excessive
groundborne vibration or groundbome .noise levels?
c) A substantial permanent increase in ambient noise levels
in the project vicinity above levels existing without the
project?
d) A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without the project?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles of a
public, airport or public use airport, would the project expose
people residing or working in the project area to excessive
noise levels?
f) 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 homes and
business, es) or indirectly (for example, through extension of
roads or other infrastructure)?
b) Displace substantiai numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less Than
Significant
Impact No Imt~act
0 0 0
· c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which
could cause significant environmental impacts, in order to'
maintain acceptable service ratios, response times or other
performance objectives for any of the public services:
Fire protection?
Police protection?
Schools?
Parks?
Other public facilities?
XIV. RECREATION-
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational facilities or require
the construction or expansion of recreational facilities which
might have an adverse physical effect on the environment?
..Xy. TRANSPORTATION/TRAFFIC- Would the project:
a) Cause an increase in traffic which is substantial in relation
to,~the existing traffic load and capacity of the street system
(i.e. result in a substantial increase in either the number of
'vehicle trips, the volume to capacity ratio on roads, or
congestion at intersections)?
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
c) Result in a change in air traffic patterns, including either
an increase in traffic levels or a change in location that results
in substantial safety risks?
d) Substantially increase hazards due to a design feature (e.g.
sharp curves or dangerous intersections) or incompatible uses
(e.g., farm equipment)?
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
'Less Than
Significant
Potentially With
Significant Mitigation
Impact Incorporation
Less Than
Significant
Impact
No Impact
0 0 EO
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus turnouts,
bicycle racks)?
XVI. UTILITIES AND SERVICE SYSTEMS-
,
Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects?
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental
effects?
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 serve the project's projected demand in
addition to the provider's existing commitments?
f) Be served by a landfill with sufficient permitted capacity
to accommodate the project's solid waste disposal needs?
g) Comply with federal, state, and local statutes and
regulations related to solid waste?
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate a plant or
animal community, reduce the number or restrict the range of
a rare or endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory?
b) Does the project have impacts that are individually
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a project
are considerable when viewed in connection with the effects
of past projects, the effects of other current projects, and the
effects of probable future projects)?
c) Does the project have environmental effects which will
cause substantial adverse effects on human beings, either
directly or indirectly?
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less Than
Significant
Impact
No Impact.
ATTACHMENT A
EVALUATION OF ENVIRONMENTAL IMPACTS
CONDITIONAL USE PERMIT 01-014~
DESIGN REVIEW 01-018 & TPM 2001-147
BACKGROUND
The project site is two (2) parcels totaling 4.703 acres (204,868 square feet), located at
13270 Newport Avenue on the northeast comer of Newport Avenue and First Street. The
current use of the project site is a vacant 3,619 square foot commercial building on the
northerly parcel, a 32,693 square foot grocery/retail store on the southerly parcel, and a
parking lot on both parcels that service the existing buildings. The area in which the
project site is located is surrounded by developed residential and commercial uses. The
project is located in the Retail Commercial (C-l) Zoning District 'and the Town Center
Redevelopment Project Area.
The proposed project involves the demolition of the existing parking lot and the two (2)
buildings and the construction of a 50,275 square foot retail building including a 733
square foot drive-through pham~acy, parking lot, and related site amenities. Other uses
proposed within the grocery/retail building include an ice cream espresso shop, bakery,
deli, dry cleaning service, photo processing center, video rentals, and florist. The project
includes combining two (2) legal parcels into one through a parcel map.
1. AESTHETICS
Items a & b- No Impact:
does it affect a scenic vista.
The project site is not located on a scenic highway nor
Items c & d- Less Than Significant with Mitigation,Inco ,rporation' The proposed
project will establish a new commercial building. The building has been designed to
complement the surrounding architectural styles of the area. The proposed
architectural style is SPanish Mediterranean with clay roof tile, smooth plaster finish
walls, pre-cast cornice molding, arched entries, and wood trellis structures providing
a architectural accent. A minimum of five (5) percent of the parking lot area will be
landscaped. Lighting on the 'site is required to be directed on-site and the exterior
lighting is limited to avoid glare on adjacent arterials and properties. With the
implementation of the mitigation measures and the conditions of approval, impacts
related to aesthetics will be reduced to a level of insignificance.
Mitigation Measures/Monitoring Required:
In accordance with the City's Security Ordinance, all lighting shall be developed
to provide a minimum of one (1) foot-candle of light coverage. The lighting
adjacent to Newport Avenue shall be increased to a minimum of one (1) foot-
candle of light. Provide details and location of the proposed lighting fixtures. All
light fixtures shall be consistent with the architecture of the building. All
exterior lighting shall be designed and arranged as not to direct light or glare
onto adjacent properties including the adjacent streets. Wall-mounted fixtures
shall be directed at a 90-degree angle directly toward the ground.
All exterior colors to be used shall be subject to review and approval by the
Community Development Department. Sufficient articulation and quality
materials should be used to articulate the intent of the design depicted on the
elevations. All exterior treatments must be coordinated with regard to color,
materials, and detailing and noted on all construction plans and elevations
submitted for Building Permit Plan Check.
All ground- and wall-mounted mechanical and electrical fixtures and
equipment shall be adequately and decoratively screened. The screen shall be
considered as an element of the overall design of the project and shall blend
with the architectural design of the building. All telephone and electrical
boxes shall be indicated on the building plans and shall be completely
screened. Electrical transformers shall be located toward the interior of the
project, maintaining sufficient distance to minimize visual impacts from the
'public right-of-way.
All exposed metal flashing or trim shall be. painted to match the building.
No exterior down spouts or roof scuppers shall be permitted. All roof drains
shall utilize interior piping, but may have exterior outlets at base of buildings.
Any rooftop equipment, including vents and exhausts, shall comply with the
City of Tustin Noise Ordinance and shall be installed six (6) inches below the
parapet to insure the equipment is not visible from public right-of-way view.
The site shall be landscaped consistent with the City's Landscaping and
Irrigation Guidelines. A minimum of five (5) percent of the parking area shall
be landscaped with a minimum of six (6) 36-inch box trees planted adjacent to
Newport Avenue. Landscaping shall consist of a combination of berming and
sufficient numbers of shrubs and trees to provide adequate screening, subject
to the satisfaction of the Community Development Director.
Sources:
Project Application
Tustin Security Code
City of Tustin Landscape and Irrigation Guidelines
] 3270 Newport Avenue (Albertsons/Savon) - Initial Study
Attachment A
Page 2 of 13
2. AGRICULTURAL RESOURCES
Items a, b & c-No Impact: The proposed project will be located on two (2)
existing parcels within an area that is currently developed. The northerly parcel is
developed with a 3,619 square foot commercial building that is currently vacant and a
parking lot that services the existing grocery/retail store, and the southerly parcel is
developed with the existing 32,693 square foot retail building and parking lot.. No
impacts will occur to any agricultural uses or farmland.
Mitigation Measures/Monitoring Required'
None Required
Sources' Tustin General Plan
3. AIR QUALITY
Item b & e- Less Than Significant with Mitigation Incorporation; Short- and long-
term emissions associated with demolition of the existing buildings, grading, and the
construction of the proposed building and site amenities are subject to regulation by
the South Coast Air Quality Management District and the' City of Tustin Grading
Manual, which includes requirements for dust control. Regulations .established by the
Air Quality Management District related to cooking and exhaust equipment shall be
implemented to reduce any objectionable odors associated with preparing food. The
project is below the threshold of significance for a shopping center of 64,000 square
feet for air quality .impacts pursuant to Table 6-2 of the South Coast Air Quality
Management District Handbook.
Mitigation Measures/Monitoring Required'
The applicant shall comply with all City policies regarding short-term
construction emissions, including periodic watering of the site and prohibiting
grading during second stage smog alerts and when wind velocities exceed 15
miles per hour.
All cooking and exhaust equipment shall utilize Best Available Control
Techniques in accordance with' Air Quality Management District standards to
minimize smoke, odor, and participate emissions.
Items a, c, & d- No Impact: The magnitude of the project does not.have the capacity
to create a net increase of any criteria pollutant or expose sensitive receptors to-
substantial pollutant or concentrates.
13270 Newport Avenue (Albertsons/Savon) - Initial Study
Attachment A
Page 3 of 13
With implementation of the above mitigation measures and conditions of approval
that require the applicant to conduct grading activities in compliance with the City of
Tustin Grading Manual, install cooking and exhaust equipment and obtain all
necessary approvals and permits from the SCAQMD and the City of Tustin, any
potential impacts related to air quality will be reduced to a level of insignificance.
Mitigation Measures/Monitoring Required'
None Required
Sources:
South Coast Air Quality Management District Rules & Regulations
City of Tustin Grading Manual '
Project Application
Field Inspection
4. BIOLOGICAL RESOURCES
Items a, b, c, d, e & f_, No Impact: The proposed project will establish a new
commercial building and parking lot on two (2) parcels that were previously
developed. No impacts will occur to endangered, threatened or rare species or
habitats, locally designated species or natural communities, or wildlife dispersal or
migration corridors. The project site which is located adjacent to residential and
commercial development has no significant plant or animal species present on-site.
Mitigation Measures/Monitoring Required:
None Required
Sources:
Field Inspection
Tustin General Plan
5. CULTURAL RESOURCES
Items a,..b, c & d- No Impact: The proposed project involves demolition of two.(2)
commercial structures that are not listed on the City's Historical Resources Survey
and construction of a 50,275 square foot commercial building on two (2) parcels. The
northerly parcel is developed with a 3,619 square foot commercial building and a
parking lot that services the existing grocery/retail store, and the southerly, parcel is
developed with a 32,693 square foot grocery/retail building and parking lot. This
project is not within an area with any known paleontological or archaeological sites.
No impacts to paleontological, archaeological, historical, religious resources, or
disturbing of any human remains will occur.
Mitigation Measures/Monitoring Required'
None Required
Sources: Tustin General Plan
3270 Newport Avenue (Albertsons/Savon) - Initial Study
Attachment A
Page 4 of 13
Ge
GEOLOGY & SOILS
Item b - Less Than Significant with Mitigation Incorporation' The topography of
the site is relatively flat and would require minor precise grading activity to prepare
the site for new construction. A review of the State of California Seismic Hazard
·
Zone Map indicates' that the project site is not located in an area of potential
liquefaction hazard. With the submittal of a precise grading plan, soils report and
compliance with the City Grading requirements and the Uniform Building Code will
ensure that the design and construction of the proposed project reduces any potential
impacts related to fault raptures, ground shaking, ground failure, liquefaction, or
unstable soils to a level of insignificance.
Mitigation Measures/Monitoring Required'
All grading, drainage, vegetation and circulation shall comply with the City of
Tustin Grading Manual. All construction activity shall comply with the
Tustin Grading Manual which requires frequent watering of the project site to
control dust. All street sections, curbs, gutters, sidewalks, lighting, and storm
drain shall comply with on-site improvement standards. Any deviations shall
be brought to the attention of the Building Official and request for approval
shall be submitted in writing prior to any approval.
Items a-i, a-ii, a-iii, a-iv, c, d & e- No Impact: The project site is not located within
an area that is subject to seiche, tsunami, volcanic hazards~ landslides, or mudflows,
erosion, subsidence, or expansive soils. No unique geological or physical features are
present within the area.
With implementation of a condition of approval that requires the applicant to obtain
all necessary approvals from the Community Development Department, the project
design and construction will reduce potential impacts to a level of insignificance.
Sources'
Tustin General Plan
City of Tustin Grading Manual
Uniform Building Code
Project Application
Field Evaluation
7. HAzARDs & HAZARDOUS MATERIALS
Items a, b, c, d, e, f, .g & h- No Impact' The proposed project will not create a
significant hazard through the handling of hazardous materials and will not
foreseeably involve the accidental release of hazardous materials into the
environment. The proposed project is more than a quarter of a mile from an existing
or any proposed school sites. The project site is not located within a airport land use
plan or within two (2) miles of a public or private airport. The proposed project does
13270 Newport Avenue (Albertsons/Savon) - Initial Study
Attachment A
Page 5 of 13
not interfere with any evacuation plans or emergency response plans. The project site
is not within a wildland area and would not expose individuals or structures to the
hazards of wildland fires.
Mitigation Measures/Monitoring Required'
None Required.
Sources:
Tustin General Plan
Orange County Fire Authority
Orange County Health Care Agency
8. HYDROLOGY & WATER OUALITY
Items a_, ..c., & e - Less Than Significant With Mitigation Incorporation;_ Development
of the site can potentially cause soil sedimentation and water pollution during grading
and construction phases. Operations of the facility, including maintenance and
irrigation, can also lead to sedimentation'and water pollution. Measures must be taken
to eliminate any potential cause of sedimentation and water contamination. An
erosion/sediment control plan and a Water Quality Management Plan are required to
address on-site drainage during construction and operation. With the implementation
of the following mitigation measures and the conditions of apprOval, impacts related
to hydrology and water quality will be reduced to a level of insignificance.
Mitigation Measures'
Prior to issuance of grading permits, the applicant shall obtain approval of the
Community Development and Public Works Departments for a Water Quality
Management Plan (WQMP) specifically identifying Best Management
Practices (BMPs) that will be used on-site to control predictable pollutant
run-off. This WQMP shall identify the structural and non-structural measures
which will be implemented on this project and shall detail the implementation
of BMPs whenever they are applicable to the project; the assignment of
long-term maintenance responsibilities (specifying the developer, parcel owner,
maintenance association, lessee, etc.); and, reference to the location(s) of
structural BMPs. The property owner and applicant shall be responsible for
implementing the provisions of the WQMP on an ongoing, permanent basis.
Prior to submittal of a Water Quality Management Plan (WQMP), the applicant
shall submit a deposit of $2,500.00 for the estimated costs of review of the
WQMP to the Building Division. The actual costs shall be deducted from the
deposit, and the applicant shall be responsible for and pay for any additional
review costs that exceed the deposit prior to issuance of grading permits. Any
unused portion of the deposit shall be refunded to the applicant.
13270 Newport Avenue (Albertsons/Savon) - Initial Study
Attachment A
Page 6 of 13
Prior to issuance of any permits, 'the property owner shall record a "Notice of
Water Quality Management Plan (WQMP)" with the County-Clerk Recorder
on a form provided by the Community Development Department to inform
future property owners of the requirement to implement the approved WQMP.
Prior to the issuance of any permits, the property owner and applicant shall
provide written consent and authorization to enter the property for the purpose
of conducting compliance assessments. An authorized inspector may inspect
the property for the purpose of verifying compliance with Chapter 4 of the
TUstin City Code (Water Quality Ordinance) and verifying compliance with
the approved Water Quality Management Plan.
The Community Development and Public Works Departments shall determine
whether any proposed change in use requires an amendment to an approved
Water Quality Management Plan.
The following requirements shall be defined on permit plan cover sheets as
either general or special notes and the project shall be implemented in
accordance with the notes'
a)
Construction sites shall be maintained in such a condition that an
anticipated storm does not carry wastes or pollutants off the site.
b)
Discharges of material other than stormwater are allowed only when
necessary for performance and completion of construction practices
and where they do not: cause or contribute to a violation of any water
quality standard; cause or threaten to cause pollution, contaminati°n,
or nuisance; or, contain a hazardous substance in a quantity
reportable under Federal Regulations 40 CFR Parts 117 and 302.
c)
Potential pollutants include, but are not limited to: solid or liquid
chemical spills; wastes from paints, stains, sealants, glues, limes,
pesticides, herbicides, wood preservatives and solvents; asbestos
fibers, paint flakes or stucco fragments; fuels, oils, lubricants, and
hydraulic, radiator or battery fluids; fertilizers, vehicle/equipment
wash water and concrete wash water; concrete, detergent, or floatable
wastes; wastes from any engine equipment steam cleaning or
chemical degreasing; and superchlorinated potable water line
flushings. During construction, disposal of such materials should
occur in a specified and controlled temporary area on site, physically
separated from potential storm water mn-off, with ultimate disposal
in accordance with local, State, and Federal requirements.
13270 Newport Avenue (Albertsons/$avon) - Initial Study
Attachment A
Page 7 of 13
d)
Dewatering of contaminated groundwater, or discharging
contaminated soils via surface erosion, is prohibited.. Dewatering of
non-contaminated groundwater requires a National Pollutant
Discharge Elimination System Permit from the California State
Regional Water Quality Control Board.
An erosion and sedimentation control plan shall be submitted for review and
approval to the Building Official prior to issuance of grading permits. A variety
of best management practices including BMP Nos. 1, 10, and 12 through 24, as
identified in the City's Best Management Practices Handbook and devices such
as desilting basins, check dams, cribbing, rip rap, watering, and other methods
shall be included on the plan, implemented, and maintained on an ongoing basis
to control water and wind-related erosion and prevent sedimentation from
entering the storm drain system, adjacent properties, or rights-of-way.
A variety of best management practices including BMP Nos. 1, 3 through 9, 11
through 15, 18, and 24, as identified in the City's Best Management Practices
Handbook, shall be implemented on an ongoing basis during construction to
protect surface waters and prevent wastes or pollutants from moving off site
during a storm. Potential pollutants include, but are not limited to, paints, stains,
sealants, glues, fuels, oils, lubricants, fertilizers, etc. Disposal of such materials
shall occur in a specified and controlled temporary area on site, physically
separated from potential storm water mn-off, with ultimate disposal in
accordance with local, State, and Federal regulations.
Prior to issuance of grading permits, the applicant shall post with the
Community Development Department a minimum $2,500 cash deposit or letter
of credit to guarantee the sweeping of streets and clean-up of streets affected by
construction activities. In the event this deposit is depleted prior to completion
of development, an additional incremental deposit will be required.
Earth, sand, gravel, rock, stone, or other excavated material or debris may not be
deposited or moved so as to cause the same to be deposited upon or roll, blow,
flow, or wash upon or over any public place or fight-of-way or the premises of
another without the express written consent of the owner.
When loading or transporting any earth, sand, ground, rock, stone, or other
excavated material or debris, such material shall be prevented from blowing or
spilling onto the public right-of-way'or adjacent private property. The applicant
shall be responsible for maintaining public rights-of-way in a condition
reasonably free of dust, earth, or debris attributed to the grading operation. If
any debris is deposited within the right-of-way or adjacent property, the
applicant shall be responsible for removing the material immediately.
13270 Newport Avenue (Albertsons/Savon) - Initial Study
Attachment A
Page 8 of ! 3
Items b, d, £, g, h, i&j-No Impact: The project would not expose people or
property to water-related hazards such as flooding, change the course or direction of
waters movements, or affect the quality of groundwaters. The property is adjacent to
the E1 Modena flood channel and is located within Flood Zone "X" which is outside
the 500 year flood plain.
Sources'
Tustin General Plan
City of Tustin Grading Manual
Public Works Department
Orange County Health Care Agency
Project Application
9. LAND USE PLANNING
Items a & c- No Impact: The proposed project consists of demolishing an existing
parking lot and two (2) commercial buildings and constructing a one story
commercial building for a retail commercial business. The site is designated
Community Commercial by the General Plan Land Use Map and is zoned Retail
Commercial (C- 1).
The proposed project is similar to and compatible with other commercial uses in the
vicinity. The project will not divide or disrupt the area. The proposed project is not
anticipated to impact land use or planning. With the implementation of the following
mitigation measure and the conditions of approval, impacts related to land use will be
reduced to a level of insignificance.
Items b- Less Than Significant With Mitigation Incorporation: The project
site is located on two (2) parcels which will be combined into one parcel through the
recordation of a parcel map.
Mitigation Measures:
Prior to the issuance of a building permit, a Final Parcel Map shall be
approved by the City Council and recorded with the County Clerk-Recorder to
combine the two (2) existing lots into one legal lot, unless waived by the
Community Development Director.
Sources'
Tustin General Plan
Tustin Zoning Code
Subdivision Map Act
Project Application
Field Evaluation
13270 Newport Avenue (Albertsons/Savon) - Initial Study
Attachment A
Page 9 of 13
10. MINERAL RESOURCES
Items a & b - No Impact: The construction and operation of the facility will not use
nonrenewable resources in a wasteful or inefficient manner. There are no known
mineral resources located on the project site.
Mitigation Measures/Monitoring Required'
None Required
Sources: Tustin General Plan
11. NOISE
Items c & d- Less Than Significant with Mitigation Incorporation: With respect
to short-term noise impacts associated with construction, all construction will be
required to conform to the Noise Ordinance and work may only be performed during
permitted hours of construction. As such, short-term noise impacts will be mitigated
to a level o'f insignificance. No significant increase in long-term noise impacts
associated with generation of vehicular traffic is anticipated. There will not be any
intercom speaker boxes for the drive-through pharmacy window. Operations of the
facility will be required to conform to the Noise Ordinance. Long-term operational
noise will be reduced to a level of insignificance through compliance with the
conditions of approval and the Noise Ordinance.
With implementation of the following mitigation measures and conditions of
approval, potential noise impacts are reduced to a level of insignificance.
Mitigation Measures/Monitoring Required:
All Construction operations, including engine warm-up and deliveries of
materials and equipment, shall be subject to the provisions of the Tustin Noise
Ordinance and shall take place only between the hours of 7:00 a.m. and 6:00
p.m., Monday through Friday, and between 9:00 a.m. and 5'00 p.m. on
Saturday, unless otherwise determined, by the Building Official.
Construction hours shall be clearly posted on the project site to the satisfaction
of the Building Official.
Any rooftop equipment, including vents and exhausts shall, comply with the
City of Tustin Noise Ordinance and shall be installed six (6) inches below the
parapet to insure the equipment is not visible from the public fight-of-way
view.
Intercom speaker boxes for drive-through lanes shall be prohibited.
3270 Newport Avenue (Albertsons/Savon) - Initial Study
Attachment A
Page 10 of l 3
.
All business activities, sales, displays, or other activities shall be conducted
entirely within the subject building.
Items a, b, e & f-No Impact: The project site is not located within anfiirport land
use plan or within two (2) miles of a public or private airport.
Mitigation Measures/Monitoring Required'
None ReqUired.
Sources'
Tustin General Plan
Noise Ordinance
Project Application
12. POPULATION & HOUSING
Items a, b & c- No Impact' The proposed project is located on a 'site that
currently is developed with two (2) commercial buildings and a parking lot and is
surrounded by existing residential and commercial uses. The proposed 50,275 square
fo6t grocery/retail building, parking lot, and site amenities woul'd not result in any
direct increase in population nor induce substantial growth in the area. No impacts
related to population or housing are anticipated.
Mitigation Measures/Monitoring Required:
None Required
Sources'
Tustin General Plan
Project Application
Field Evaluation
13. PUBLIC SERVICES
Item a- No Impact' The project site and surrounding commercial properties are
currently subject to fire and police protection. No additional resources are required to
maintain these existing service levels. The proposed project will not create additional
services related to maintenance of public facilities, including roads.
Mitigation Measures/Monitoring Required'
None Required
Sources'
Tustin Police Department
Orange County Fire Authority
Tustin Public Works Department
13270 Newport Avenue (Albertsons/Savon) - Initial Study
Attachment A
Page 11 of 13
14. RECREATION
Items a & b- No Impact: The proposed demolition of two existing buildings and the
construction of a 50,275 square foot retail building, parking lot, and related site
amenities would not affect existing recreational facilities nor create a demand for new
recreational facilities.
Mitigation Measures/Monitoring Required:
None Required
Sources:
Tustin General Plan
Project Application
15. TRANSPORTATION/TRAFFIC
Items a, b, c, .d, e, f & g- No Impact: The City's Traffic Engineer has reviewed
the proposed project and the prepared traffic study (dated November 5, 2001) and
found that the project, as compared to existing development, will not result in an
increase in traffic. The existing Level of Service (LOS) of surrounding intersections
during the A.M. and P.M. peak hours ranges from level A to level D. Level of service
D is frequently identified as the minimum allowable "Standard" service level during
peak hours at intersections. The Traffic Study indicates that the proposed project will
generate 1,134 total daily trips, including 35 A.M. Peak. Hour trips and 117 P.M. Peak
Hour trips on weekdays. The future LOS of intersections in the area of the proposed
prOject would not increase with the proposed development and would maintain a LOS
ranging from a level of service A to D during the A.M. and P.M. peak hours. The
traffic study concluded that no impacts will occur at area intersections, and no
mitigation measures will be required. The level of service will not be impacted by the
project.
Two hundred and six (206) on-site parking spaces would be provided in accordance
with the City's requirement as follows'
Use
Area
Parking Ratio
1:200
Retail 34,888
Production 5,063' 1:500
6 seats 2
Kiosk (indoor seating)
Storage/warehouse
Office
1 per 3 seats
Parking.Required
174
10
8,628 1:2000 4
1,696 1:250 7
Total 50,275 197
The off-street parking for the grocery store and retail use shall comply with the off-
street parking requirements of the Tustin City Code. The project does not involve air
traffic patterns or the creation of new roads.
Mitigation Measures/Monitoring Required:
None Required
13270 Newport .Avenue (Albertsons/Savon) - Initial Study
Attachment A
Page 12 of 13
Tustin General Plan
Project Application
Tusti.n Public Works/Traffic Engineer
1. 6. UTILITIES & SERVICE SYSTEMS
Items a, b, c, d, e, f &.g- No Impact' The project will connect into existing
utilities including water services. No substantial alterations to any utilities will be
required.
Sources:
Tustin Public Works Department
Field Inspection
Mitigation Measures/Monitoring Required:
None Required
17. MANDATORY FINDINGS OF SIGNIFICANCE
Items a, b & c- No Impact: The proposed project is the construction of' a 50,275
square foot, one story retail building. The previous development on the site was two
(2) commercial buildings and a parking lot. The project design, construction and
operation will comply with the regulations of the' Community Development
Department, Air Quality Management District,, and Orange County Fire Authority
which reduces any potential impacts related to aesthetics, geological problems, water
quality, air quality, land use, noise, and traffic to a level of insignificance. AS such,
the project does not have the potential to degrade the quality of the environment nor
achieve short-term environmental goals to the disadvantage of the long-term. It does
not have impacts that are individually limited but cumulatively considerable or that
would cause substantial adverse impacts on human beings.
Sources:
Project Application
City and Agency Requirements
13270 Newport Avenue (Albertsons/Savon) - Initial Study
Attachment A
Page 13 of 13
ATTACHMENT B
TRAFFIC STUDY
17852 E. Seventeenth St.
;uice 102
stin, CA
~2780-2142
'14.573.0317
714.573-9534
katzoki~u.com
;u.com
Katz, Okitsu & ASs°ciates
Traj~'ic Engineers and Transportation Planners
November 2, 2001
Mr. Steve Sell "'
Albertson's, Inc
250 Park Center Blvd.
Boise, Idaho 83726
Subject:
Traffic Study for an Albertson's Project in the citY of Tustin
Dear Mr. Sell:
Katz, Okitsu & Associates. is pleased to .present the subject traffic study for a proposed
improvement to an Albertson's Store in the City of Tustin. The project consists of demolition
of the existing store and ancillary shops, and construction of a new Albertson's store including
the addition of a drive-through pharmacy. The traffic study has been prepared to meet the
traffic study requirements of the City of Tustin.
Angeles
,.
323.260.4705
St~rJngs
r60.416.2577
ax: 760.323.4515
Diego
19,683.2933
619,683.7982
The report is being submitted to you for review and processing with the City. Please contact
me if you have any questions about the report, or if you' need additional information to
complete your submittal. If.there are any comments that require my response, or revisions
required, please notify me as soon as possible for prompt revision.
It has been a pleasure to prepare this study for Albertson's, . Inc. and the City of Tustin.
Sincerely,
Rock E. Miller, P.E.
Principal
t:: \ CITIES\ TUSTIN~JA 182 t \ TUALBER TSONS. DOC
cc. Jeff Dierck, Albertson's Inc., 1421 S. Manhattan Ave, MSL-320, Fullerton CA 92831
Traffic Study for an
Albertson's Store
In the
City of Tustin
Prepared for:
Albertson's lnc
250 Park Center Blvd.
Boise, Idaho 83726.
tel: (208) 395-5139
local: (714) 300-6752
Prepared by:
Katz, Okitsu & Associates
17852 E. Seventeenth Street, Suite i02
Tustin, CA 92780-2142
(7 ~ 4) S7~.-0~ ~ 7
.~ax: (714) 573-9534
November, 2001
A/ov o S ~oot
O£V~.OPA~VT
RECEI ?.ED
COM~i~Ni'P¢ !:~['VE~.RPMENT
BY' ..............
,.
Katz, OkitsU.'~'Assoc~ates
Tra~c Engineers and Transportation Planners
November 2, 2001
17852 E. Seventeenth St.
Suite 102
Tustin, CA
92780-2142
714.573.0317
fax: 714.573-9534
Mr. Steve Sell
Albertson's, Inc
2/50 Park Center Blvd.
Boise, Idaho 83726
koaoc@katzokitsu.com
www. katzokitsu.com
Subject:
Traffic Study for an Albertson's Project in the City of Tustin
Dear Mr. Sell:
Los Angeles
323.260.4703
fax: 323.260.4705
Palm Springs
760,416.2577
fax: 760.323.4515
San Diego
619,683,2933
fax: 619,683,7982
Katz, Okitsu & Associates is pleased to present the subject traffic study for a proposed
improvement to an Albertson's Store in the City of Tustin. The project consists of demolition
of the existing store and ancillary shops, and construction of a new Albertson's store including
the addition of a drive-through pharmacy. The traffic study has been prepared to meet the
traffic study requirements of the City of Tustin.
The report is being submitted to you for review and processing with the City. Please contact
me if you have any questions about the report, or if you' need additional information to
complete your submittal. If there are any comments that require m...y response, or revisions
required, please notify me as soon as possible for prompt revision.
It has been a pleasure to prepare this study for Albertson's, Inc. and the City of Tustin.
Sincerely,
Rock E. Miller, P.E.
Principal
F: \ CITIES \ TUS TIN~A 182 t \ TUALB£R TS ONS. Doc
cc: Jeff Dierck, Albertson's Inc., 1421 $. Manhattan Ave, MSL-320, Fullerton CA 92831
DB .F/M~
Traffic Study for'an
Albertson's Store
In the
City of Tustin
Prepared for:
AlbertsoWs Inc.
250 Park Center Blvd..
Boise, Idaho 837
(20~) ~9S-~9
Prepared by:
Katz~ Okitsu & Associates
17852 E. Seventeenth Street, Suite 102
Tustin, CA 92780-2142
(714) 573-0317
November 2001
Table of Contents
INTRODUCTION ..................................................................- 1
EXECUTIVE SUMMARY ............................................................................ i
EXISTING CONDITIONS ....................................................................... ,.. 5
5
FUTURE CONDITIONS WITHOUT THE ~ROPOSED PROJECT ................... 12
'G~iN~~ P~ (2.020) FUTURE CONDITIONS WITHOUT THE PROPOSED
PROJECT ................................................................................................ 15
6
PROJECT-RELATED TRAFFIC .................................................................. 18
7
FUTURE TRAFFIC CONDITIONS WITH THE PROPOSED PROJECT ............. 23
TRAFFIC IMPACTS ........................ ' ....................................................... 26
MITIGATION M~.^SUR~S .................. ' .................................................... 27
10
PARKING ANALYSIS ' . .................................................. 27
11
PROJECT ACCESS INTERNAL CIRCULATION ........................................... 28
12
CONCLUSIONS ...................................................................................... 30
13
APPENDICES ........................................................................................... 31
Prepared for Albertson's Inc.
Traffic Study for Store #6581 in the City of Tustin
November 2, 200t
Katz, Okitsu & Associates
LIST OF FIGURES
1
2a
2b
3
4
5
6
7.
8
9
10
11
12
Vicinity Map ........................................................................................................................... 2
Existing Site Plan .................................................................................................................... 3
Proposed Site Plan ................................................................................................................... 4
Existing Geometrics ............................................................................................................... 6
Existing Traffic Volumes ....................................................................................................... 9
Future Geometries ................................................................................................................ 13
Future Traffic Volumes - Without the Proposed Project .................................................. 14
'Year 2020 Geometries .......................................................................................................... 16
Year 2020 Traffic Volumes - Without the Proposed Project · 17
Project-Related Trip Distribution ......... ' 21
Project-Related Traffic Volumes ......................................................................................... 22
Future Traffic Volumes -With the Proposed Project ........................................................ .24
:
Year 2020 Traffic Volumes - With the Proposed Project .. ............................................... 25
LIST OF TABLES
1
2
3
4
5
6
7
8
9
10
11
12
13
14
'15
16
Level of Service Descriptions ............................................................................................... 10
Levels of Service- for Signalized Intersections .................................................................. 11
Existing Traffic Conditions ................................................................................................. 11
Future Traffic Conditions- Without the Proposed Project .............................................. 12
General Plan Traffic Conditions- Without the Proposed Project ................................... 15
Trip Generation Rates .......................................................................................................... 18
Removed Project Traffic Volumes ...................................................................................... 19
Proposed Project Traffic Volumes ....................................................................................... 19
Total Project-Related Traffic Volumes ............................................................................... 19
Project-Related Traffic Volumes ......................................................................................... 20
Future Traffic Conditions- With the Proposed Project .................................................. 23
General Plan Traffic Conditions- With the Proposed Project .......................................... 23
Project Impacts for the Future Year ..................................................................................... 26
Project Impacts for the General Plan Year (2020) .............................................................. 27
Parking Requirements ............................................................................................................ 28
Drive-Through Queue Length Probability .......................................................................... 30
Prepared for Albertson's Inc.
Traffic Study for Store #658t in the City of Tustin
November 2, ,100t
Katz~ Oldtsu & Associates
Introduction
Albertson's, Inc.:is proposing to demolish an existing shopping center and build a new center in the
City0f Tustin. The site for the proposed project is located.at 13270 Newport Avenue, just north of
First Street. The site is currently occupied by a 32,016 square foot Albertson's supermarket, plus
12,610 square ~eet of currently vacant ancillary shops. There is also a Un/on Bank o~ California on
an adiacent parcel which will not be affected by the proiect.
,
The Proposed project was originally planned to provide a new 51,174 square foot site, including an
approximately 733 square ~oot drive-through pharmacy. The. site plan has recently been modified
to a total of a 50,275 square foot site, a reduction of 1% in overall building size. This will have a
negligible impact on the traffic ~rom the'site, so the traffic report analyzes a 51,174 square foot site
to be slightly conservative.
The City of Tustin has determined that a traffic study should be prepared for the subject
development proposal. This traffic study report has been prepared to meet the requirements of the
City. The traffic study is intended primarily to address existing traffic conditions, project-related
traffic, and potential traffic impacts on the surrounding street.
Figure 1 is a vicinity map shoWing the location of the project and the surrounding major street
system. Figure 2a depicts the site plan for the existing site and Figure 2b depicts the.proposed
project site plan.
Executive Summary
Katz, Okitsu & Associates was retained by Albertson's, Inc. to evaluate the traffic impacts of the
proposed project on the adjacent streets in the City of Tustin. The traffic study was prepared to
meet the traffic impact analysis requirements of the City of Tustin and to determine whether the
project would have any potentially significant traffic impacts.
The proposed project is expected to increase traffic generation for the site by 1134 daily trips,
including 35 trips during the AM peak hour and 117 trips during the PM peak hour to the nearby
roadway system. This accounts for new trips being made ~or the existing Albertson's store, but
allows no existing trips for the vacant ancillary buildings. '
Prepared for Albertson's Inc.
Traffic Study for &ore #658t in the City of Tustin
November 2, 2001
Katz, Okitsu & Associates 1
Seventeenth Street
0
Q.
Irvine Boulevard
First Street
Main Street
Not To Scale
Last Revised: August 1Z 2001
IKatz, Okitsu & Associates
Traffic Engineers and Transportation Planners
J ,
Figure 1'
Vicinity Map
Traffic Study for an Albertson's
Supermarket in the City of Tustin
/
14.0"
f
Not To Scale
Last Revised.. August 1Z 200t
Katz, Okitsu & Associates
Traffic Engineers and Trans?ortation Planners
Figure 2a
Existing
Site Plan
Traffic Study for an Albertson's
Supermarket in the City of Tustin
N
Not To
Last Revised: October t2, 2001
IKatz, Okitsu & Associates
Tr4ffic £ngine~rs and Transportation Planners
...........
5o,a75 $o. 1rT.
Figure 2b
Proposed
Site Plan
Traffic Study for an Albertson's
Supermarket in the City of Tustin
If the vacant buildings on the site were currently occupied, the site would only add 486 daily trips,
including 16 trips during the AM peak hour and 56 trips during the PM peak hour to the nearby
roadway system.
Potential traffic impacts for the proposed project were analyzed at five nearby intersections:
* Holt Avenue at Newport Avenue
o Holt Avenue at Irvine Boulevard
o Newport Avenue at Irvine Boulevard
'o Newport Avenue at First Street
· Newport Avenue at Bryan Avenue
These intersections were identified in consultation with City staff due to their proximity to the
project. The project is too small and too remote from other locations to have a significant impact.
The analysis of existing peak hour intersection conditions found that all study intersections are
currently operating at acceptable levels of service. 'Future traffic conditions were also forecast ~or
the approximate year o~ the proiect opening and in the year 2020. Conditions were found to be
acceptable at all conditions. The intersection of Newport Avenue at Bryan Avenue will operate at
a Level of Service F under. 2020 conditions according to General ['lan level traffic analyses prepared
previously by the City o~ Tustin; however, this intersection is not impacted by the proiect.
Project access and internal circulation were all reviewed and found to be satisfactory. It is
anticipated that the site circulation and parking configuration will comply with ali standard
requirements ~or commercial developments.
Existing Conditions
The site for the proposed project is located at 13270 Newport Avenue, east of the intersection with
Holt Avenue and north of First Street in the City of Tustin. The project site is currently occupied
by an existing 32,0.16 square foot Albertson's supermarket, and 12,610 square feet of ancillary
shops that are'currently vacant.
Nearby land uses include mostly commercial uses along Newport Avenue. Other existing land uses
in the project vicinity include some residential uses, along First Street east of the site. Streets in
t'he site vicinity which could be affected by the proposed pro.ject include Holt Avenue, Newport
Avenue, Irvine Boulevard, First Street, and Bryan Avenue. Figure 3 presents the roadway
geometrics for the intersections of these roadways.
Prepared for Albertson's Inc. ..
Traffic Study for Store #6581 in the City of Tustin
November 2, 200t
Katz, Okitsu & Associates 5
Seventeenth Street
Irvine
First St
Main Street
Not To Scale
Last Revised: August 17, 2001
IKatz, Okitsu & Associates
Traffic ~n.g. ineers and Transportation Planners
,
Figure 3
Existing Geometries
. .. .
LEGEND
Signalized Intersection
Stop Controlled Intersection
Traffic Study [or an Albertson's
Supermarket in the City of Tustin
Newport Avenue
Newport Avenue is a four-lane arterial roadway running on a diagonal northeast/southwest
alignment. For the purposes of this study, it is assumed to be a north-south street. It is located
adjacent to and west of the project site. It provides two lanes per direction with a landscaped
median..The speed limit is posted at 35 mph. Land uses along this roadway are mostly commercial
uses and office buildings. Parking is prohibited on most sections of the roadway. Traffic.on
Newport Avenue is controlled by traffic signals at most locations in the project vicinity, including
Irvine Boulevard, Holt Avenue, First Street, and Bryan Avenue.
Irvine Boulevard
Irvine Boulevard is a four-lane arterial running east/west approximately one-quarter mile north of
the project site. It provides two lanes of travel per direction, divided by a raised median, and has
left turn pockets and right turn lanes at most intersections. The speed limit varies for different
sections, of the. roadway. Traffic on Irvin¢ Boulevard is controlled by traffic signals at most
.ocations in the project vicinity, including Newport Aver~ue, Holt Avenue, Prospect Avenue and
Red Hill Avenue.
Holt Avenue
Holt Avenue is a four-lane collector street running north/south west of the project site.'The
roadway begins at Newport Avenue in front of the project site where it travels northwest, then it
curves to the north and continues to Seventeenth Street. It provides two through lanes in each
direction divided by double yellow lines with left turn lanes at intersections in the project vicinity.
The speed limit is posted at 30 mph. North of Irvin¢ Boulevard, the speed limit increases to 40
mph. Traffic on Holt Avenue is controlled by traffic signals at many locations in the project
vicinity. These include Newport Avenue ~nd Irvine Boulevard.
FirSt Street
First Street is a four-lane secondary arterial street running east/west adjacent to and south of the
project site. It provides two lanes of travel per direction, separated by a double yellow median. The
speed limit is posted at 30 mph west of Newport Avenue and 25 mph east of Newport Avenue.
Land uses 'along this roadway are mostly residential east of Newport Avenue, with commercial
uses and mostly commercial west of Newport Avenue. Traffic on First Street is controlled by
traffic signals at most locations in the project vicinity, including Newport Avenue.
Prepared for Albertson's Inc.
Traffic Study for Store #658t in the City of Tustin
November 2, 2001
, ,
Katz~ Okitsu'& Associates 7
Bryan Avenue
Bryan Avenue is a four-lane arterial running east/west south of the project site. It provides two
through lanes in each direction, divided by a raised median, with left turn lanes at most
intersections. The speed limit is posted at 40 mph. Traffic on Bryan Avenue is controlled by traffic
signals at many locations in the project vicinity, including the intersection on Newport Avenue.
Costa'Mesa Freeway (SR-55)
State Route 55 is the nearest freeway to the project site, located approximately one mile to the
west. It provides regional north/south circulation within Orange County areas. Irvine Boulevard
provides a ~ulI interchange with this ~reeway.
Santa Ana Freeway (1-5)
.Interstate 5 is the also very near the project site, located slightly over one mile to the south of the
project site. It provides regional north/south circulation to and from the Los Angeles arid Orange'
County areas. Newport Avenue provides an interchange with this freeway, .for northbound
vehicles only.
EXISTING TRAFFIC VOLUMES
Traffic conditions along urban and suburban roadways and highways are most significant during
peak hours at signalized intersections. Traffic conditions are thus normally analyzed at these
intersections during these times.
Morning and evening peak hour traffic Volumes were obtained for the study area intersections.
These traffic volumes were obtained from traffic counts taken by a traffic counting specialist firm,
Traffic Data Services, located in Santa Ana, California. Figure 4 presents the existing volumes.
Traffic conditions on most roadway facilities are analyzed using the principles or the specific
analysis methods contained in the Highway Ca?acity Manual, 1994 Edition (HCM), a publication of
the Transportation Research Board, a branch o~ the Federal Government. Chapter 9 o~ the HCM is
devoted to analysis o~ signalized intersections. The methodology'in this chapter is based upon
measurements or ~orecasts o~ stopped delay ~or traffic utilizing all approaches to the intersection.
The exact methodology is relatively complex and other simpler methods for analyzing signalized.
' intersection have been developed from the HCM.
Prepared for Albertson's Inc.
Traffic Study for Store #6581 in the City of Tustin
November 2, 200t
Katz, Okitsu & Associates 8
~ ,-- ,-- 48/191
>,. 03 m --,.-1398/1190
~,1 { I~ ~-40/76
45 / 132~~ ~ ~
385 / ~ ~ ~
Seventeenth Street
O
Q.
og_
Irvine Boulevard
First Street
Main Street
Not To Scale
Last Revised: October 12, 2001
IKatz, Okitsu & Associates
Traffic Engineers and Transportation Planners
,
Figure 4
Existing Conditions
iLEGEND ....
-..- oo ! oo Peak Hour Volumes'
AM/PM
,
..~
Traffic Study for an Albertson's
Supermarket in the City of Tustin
Traffic conditions in Southern California are normally evaluated during peak hours at intersections
using methodology known as the Intersection Capacity Utilization (ICU) technique. This analysis
is widely accepted and essentially measures the amount of traffic signal "green" time required for
the intersection. It is a significant variation from the HCM method; however it also produces
results that are generally similar.
Ali of the methodologies in the Highway Capacity Manual and the ICU method are based upon the
concept of traffic "Level of Service'. This concept is also fundamental to many other forms of
traffic analysis. Level of Service is a report card scale ranging from A to F which describes the
varying conditions on a roadway during a specific time interval of study. Brief definitions of Level
of Service' are found in Table 1.
The ICU method is based upon the concept of traffic "Level of Service". This concept is also
fundamental to many other forms of'traffic analysis. Level of Service is a report card scale ranging
from A to F which describes the varying conditions on a roadway during a specific time interval of
study. Brief definitions of Level of Service are found below in Table 1.
Table 1 - Level of Service Descriptions
........... ~.evel Of Service ' Traffic Description
A
B
C
D
E
F
I I I I Il I ~ . . I
Excellent, Light Traffic
Good, Light to Moderate Traffic
Moderate Traffic, with Insignificant Delay
Heaw Traffic, with Significant Delay
Severe Congestion and Delay
Failed, Indicated Levels Cannot Be Handled
I I i =Il ,,f.~ .... II I
Level of service "D" is frequently identified as the minimum allowable "Standard" service level
during peak hours at intersections. Level of service D is also the City of Tustin accepted standard.
Most arriving traffic will clear the intersection on the first allowable green cycle under this level of
service. Mitigation measures should be considered when traffic conditions are forecasted to decline
to poorer levels of service. Table 2 shows the relationship between level of service and the
performance measures for signalized intersections.
Prepared for Albertson's Inc.
Traffic Study for Store #658t in the City of Tustin
November 2, 200t
Katz, Okitsu & Associates 10
Table 2 - Levels of Service for Signalized intersections
^ ' o.oo - o, 0
B 0.60 - 0.70
C 0.70-0.80
D 0.80-0.90
E 0.90- 1.00
F 1.00 and up
! i i i
Existing traffic conditions for all study area intersections were analyzed using the Intersection
Capacity Utilization analysis. Table 3 indicates the results of the level of service analysis for.the
study area intersections. The table indicates that existing levels of service are acceptable at all
study area locations.
The study area was observed during both the morning and the evening peak hours. The indicated
Levels of Service shown in Table 3 are representative of observed traffic conditions in the study
Table 3 - Existing Traffic Conditions
.... AM Pjok Hour ...... PM peok Hour "
interseotion ICU Level of Servioe ICU Level of Servioe
Holt Ave/NewpsrtAve." ' ' 0:5'24 ......... A .... ~.558 .... A "
Newport Ave/Irvine BI. 0,753 C 0,874 D
Newport Ave/First St. 0.552 A 0.584 B
Newport Ave/Bryan Ave 0.520 A 0,7~ C
Holt Ave/lrvine BI. 0.635 B 0.677 B
Note: ICU -- Interseotion Cal~acifi/Utilization ....
Prepared for Albertson's Inc.
Traffic Study for Store #6581 in the City of Tustin
November 2, 2001
Katz, Okitsu & Associates
Future Conditions Without the Proposed Project
It is normally necessary to evaluate future near-term traffic conditions for the scenario where the
project is not. constructed, but other local and regional traffic growth continues in the area. This
proiect is expected to be completed in approximately two years. Therefore, 2003 is the appropriate
year ~or analysis o~ future traffic' conditions.
Short term future traffic increases are frequently forecasted by applying annual growth factors to
existing traffic volumes. An annual growth factor of 1% is representative of the study area, an area
substantially developed with normal urban traffic volumes, but where a modest amount o~ in-fill
or redevelopment is occurring. '
There will be a major street improvement for Newport Avenue that should be completed by 2003.
This will change the configuration of 2 study intersections, Newport Avenue at Holt Avenue and
Newport Avenue at Irvine Boulevard. The intersection of Irvine' Boulevard at Holt Avenue will
also be improved by 2003. Figure 5 .shows the future geometrics.
Figure 6 illustrates the future traffic conditions without the proposed project.
Table 4 - Future Traffic Conditions - Without the Proposed Project
AM Peak Hour
Intersection Level of ,Service
,
Holt Ave/Newpo-rf"A~;e. ' ............. A
Newport Ave/Irvine BI. A
Newport Ave/First St. A
Newpod Ave/Bryan Ave A
Holt Ave/Irvine BI. A
Noie: lCu = 'i~'tei~ecfion capacity Utilization .............
PM Peok Hour
ICU ICU Level of Service
_
,,,
0.406 ·- 0.521 A
0,540 0,633 B
0.572 0.697 B
0.529 0.815 D
0.498 0.603 B
All of the intersections will operate at acceptable levels of service in the year 2003 without the
proposed project.
Prepared for Albertson's Inc.
Traffic Study for Store #658t in the City of Tustin
November 2, 2001
Katz, Okitsu & Associates 12
Seventeenth Street
"' Irvine Boulevarcl',
First
Main Street
Not To Scale
Last Revised: October tl, 2001
IKatz, Okitsu & Associates
Traffic Engineers and Transportation Planners
, ,
LEGEND
,
Signalized Intersection
Stop Controlled Intersection
Note: * Changed Since Existing
Figure 5
Future (2003) Geometries
Traffic Study for an Albertson's
Supermarket in the City of Tustin
o m m ~,-49
,-- ,-- ,-- / 195
o m ~o ~--1426/1214
~1 ~ F-41 / 78
46 / 135-~.
393 / 1050 ,-- ,- ,--
Seventeenth Street
Irvine Boulevard
First Street
Main Street
LEGEND
Not To Scale
Last Revised: October 12, 2001
Figure 6
-- oo / oo Peak Hour Volumes:
AM/PM
~Katz, Okitsu & Associates Future Conditions
Traffic Enginetrs attd Transportation Planners Without the Proposed Project
Traffic Study for an Albertson's
Supermarket in the City of Tustin
General Plan (2020)
Proposed Project
Future Conditions Without 'the
The City of Tustin requested that a general plan traffic analysis be completed for this project. It is
assumed that this will be approximately the year 2020.
Austin-Foust Associates furnished projected traffic turning movements at the relevant
intersections in the City for the year 2020.
Table 5 shows the results of the year 2020 traffic analysis for the study intersections and roadways.
Figure 7 shows the geometries assumed for the Year 2020 and Figure 8 illustrates the future traffic
.conditions without the proposed project
Table 5- General Plan Traffic Conditions - Without the Proposed Project
.. , .
AM Peak Hour PI~I Peak'Hour
Interseotion ICU Level of Servioe ICU Level of Service
Holt Ave/NewPor~ Ave. 0.554 A ' 0.759 C
Newport Ave/lrvine BI. 0.831 D 0,953 E
Newpod Ave/First St. 0.794 C 0.781 C
Newport Ave/Bryan Ave 0.613 B 0.906 E
Holt Ave/Irvine BI. 0.861 D 0.813 D
Note: I~U -- inteisectidh' ' lbacity Utilization
Prepared for Albertson's Inc.
Traffic Study for Store #658t in the City of Tustin
November 2, 2001
Katz, Okitsu & Associates
15
Seventeenth Street
P ·
Q- Irvine Boulevarc~
First St
Main Street
Not To Scale
Last Revised: October 12, 2001
Okitsu & Associates
Traffic Engineers and Transportation Planners
,
,
Figure 7-'
General Plan
Geometries
.LEGEND
Signalized .Intersection
Stop Controlled Intersection
Note: * Changed Since Future (2003)
Traffic Study for an Albertson's
Supermarket in the City'of Tustin
~oc~ ~..
,- c~ o~ 230 /
O O O
-~.-2230/1530
f-80 / 40
50/70 o o o
700/1 ,-- -. ,--
C) ~.- O
Seventeenth Street
Irvine BoUlevard
First Street
Main Street
Not To Scale
,, ,,
EGEND
,
00 / 00 Peak Hour Volumes:
AM/PM
Last Revised: October 12, 2001
Figure 8
IKatz,Okitsu & Associates General Plan Conditions
Traffic ~gi. eer~ and
Transportation Planners Without the Proposed Project
Traffic Study [or an Albertson's
Supermarket in the City of Tustin
Project-Related Traffic
Project,related traffic consists of trips on any portion of the street system that will begin or end on
the project site as a result of the development of the proposed project. Project-related traffic is a
function of the extent and type o~ development proposed ~or the site. This information is used to
establish traffic generation for the site.
The site for the proposed project is currently occupied by a 35,016 square foot Albertson's store and
12,610 square ~eet of ancillary uses, although these are currently vacant. Therefore, traffic for a
35,016 supermarket is already being generated from the site. This traffic must be removed from the
roadway, and the new traffic can then be added. The proposed store will consist o~ 511174 square
feet, which will include an approximately 733 square foot drive-through pharmacy and
approximately 50,441 additional square ~eet o[ supermarket space.
TRIP GENERATION
Trip generation is a measure or forecast of the number of trips that will be made to or from the
project. It is generally equal to the traffic volume expected at the project entrances.
Trip generation characteristics for projects are normally estimated baked on rates published in Trip
Gener~tion~ Sixth Edition, published by the Institute of Transportation Engineers (ITE). This
manual is widely used in Southern California and indicates the probable traffic generation rates for
various land uses based upon studies o~ existing developments in comparable settings. The report
includes trip generation information on supermarket and pharmacy uses, along with rates for the
other ancillary uses, as shown in table 6.
Table 6 -Trip Generation Rates
.. III I~1
Trip O;~eration Rates [triPs per' 'i.000 SF]
AM Peak Hour
PM Peak Hour
Daily Total In Out Total In Out
Supermarket 111.51 3.25 1.98 1.27 11.51 5.87 5.64
Pharmacy w/Drive-Thru 88.16 2.66 1.52 1,14 10.40 5.10 5.30
Specialty Retail 40,67 0.73* 0.45* 0.28* 2.59 1.1 1 1.48
Bank 72.79 3.06 1.71 1.35 9.37 4.59 4.78
:NOte: SF = Square feetl'''*'~o/~,M rate indic~c~t~d 'f6r spe¢i&l r&{aii indicateai '~:&'i;,e~ frOm AM vs. pM' iati~'
for supermarket
Prepared for Albertson's Inc.
Traffic Study for Store #6581 in the City of Tustin
November 2, 200t
Katz, Okitsu & Associates 18
Site studies have indicated that a significant portion of traffic generated by supermarkets and
Pharmacies is already occurring on adjacent roadways. It is merely diverted into and out of the
site. This type of traffic is known as "passoby-traffic.~. The Trip Generation handbook provides
information about pass-by trips. The report suggests a pass-by reduction of 36% for supermarkets
and 49% for pharmacies.
Table 7 summarizes the traffic generation expected from the project, based on the generation rates
shown in Table 6.
Table 7- Removed Project Traffic Volumes
Jl I I Ill I I III E I III I I ~ II I III II I IIIII
AM Peak Hour PM Peak Hour
35,016 sf supermarket
- Pass-by Trips (36%)
Total Removed Project trips
i i ill iiii i iii i
Dally Total In Out Total In Out
' 3905 113 69 44 403 206 197
-1406 -40 -20 -20 -144 -72 -72
·
2499 73 49 24 259 134 125
ii ii i ii ii i ii iii_ ii ii i! i i i i i i
Table 8- Proposed Project Traffic Volumes
.... iiii i i i ii
AM Peak Hour
i i il .... ! ,1i J i iii ii ii
PM Peak Hour
50,441 sf supermarket
- Pass-by Trips (36%]
Net Supermarket Trips
Daily Total In Out Total In Out
5625 164 1 O0 64 580 296 284
-2025 -60 -30 -30 -208 - 104 - 104
3600 104 70 34 372 192 180
733 sf Pharmacy 65 2 1 1 8 4 4
- Pass-by Trips (49%) -32 0 0 0 -4 -2 -2
Net Supermarket Trips 33 2 1 1 4 2 2
Total New Project trips
3633 106 71 35 376 194 182
Prepared for Albertson's Inc.
Traffic Study for Store #658t in the City of Tustin
November 2, 2001
Katz, Okitsu & Associates 19
· Table 9- Total Project-Related Traffic Volumes
·
i i i ii i iii i i i i ii Ill I , II ~_
AM 'Peak Hour PM Peak Hour
Daily Total in Out Total In Out
Proposed Project 5690 166 101 65 588 300 288
- Removed Project -3905 -113 -69 -44 -403 -206 -197
Net Project trips 1785 53 32 21 185 94 91
- Pass-by Trips -651 -20 - 10 - 10 -68 -34 -34
.,
Total Project-Related Volumes 1184 3,:3 22 11 117 60 57
i1! ii i ,11 i ....... ! ii i '. iii i i i ii :: -
Although no traffic is currently generated from the 12,610 square feet of ancillary uses, they still
have the potential to create traffic. The total increase in traffic that will be generated from the
site, with consideration of traffic from the ancillary vacant uses is shown in Table 10.
Table 10- Total Project-Related Traffic Volumes
iii ~ i . ii i
AM Peak Hour PM Peak Hour
Total Project Volumes
- Removed 4210 sf bank
- Removed 8400sf Retail
Total Net Trips '
Dally Total In Out Total In Out
1134 33 22 11 117 60 57
-306 - 13 :' -7 -6 -39 - 19 -20
-342 -6 -4 -2 -22 -6 -12
486 14 11 3 56 35 25
, ,Ill, , I ,Ill, I II I/ '
The project will only cause an increase of 486 trips daily, including 16 trips in the AM peak hour
and 56 trips in the PM peak hour compared with full occupancy of the existing center as shown in
Table 10. However, due to the fact that the ancillary buildings are currently vacant, and' are
currently generating no trips on the roadway system, the trip generation shown in Table 9 is used
to prepare future traffic forecasts.
Prepared for Albertson's Inc.
Traffic Study for Store #658t in the City of Tustin
November 2, 2001
Katz, Okitsu & Associates 20
.TRIP DISTRIBUTION
Trip distribution is the process of identifying the probable destinations, directions or traffic routes
which will be utilized by project traffic. The potential interaction between the proposed land use
and surrounding regional access routes are considered to identify the route where the project traffic
will distribute.
The anticipated trip distribution for the proposed development is presented on Figure 9. This
figure indicates the proportion of project traffic that will use the street segments and turning
movements indicated.
Figure 10 indicates the volume of Project related traffic increases, based upon the projected
volumes. Figure 11 shows the additional trips at the driveways for pass-by trips taken off of the
roadway. Figure 12 shows the total project-related volumes. Existing or future traffic levels in the
project vicinity are expected to be changed by the amounts shown on this figure. The volumes in
Figure 12 are directly, additive to existing or future traffic conditions
Prepared for Albertson's Inc.
Traffic Study for Store #6581 in the City of Tustin
November 2, 200t
Katz, Okitsu & Associates 21
Seventeenth Street
m lrvine Boulevard
Street
Main Street
Not To Scale
Last Revised: October 12, 200t
IKatz, Okitsu & Associates
Traffic Engineers and Transportation Planners
LEGEND
Figure 9
Project
Trip Distribution
Project Trip Distribution
,,
Traffic Study for an Albertson's
Supermarket in the City of Tustin
~.-0 / 0
o to o !-,,.-0/0
,,~ ~ t,, f.o/o
o/o.J
o/
Seventeenth Street
0
Q.
0
Irvine Boulevard
\
O/o
First Street
Main Street
O/0
O/o
o.j \
o~
f
Not To Scale
Last Revised: October 12, 200t
IKatz, Okitsu & Associates
Traffic Engineers and Transportation Planners
Figure 10
Added Project-Related
Traffic Volumes
,,,
LEGEND
~ oo / oo Peak Hour ¥olumes:
AM/PM
_
Traffic Study for an Albertson's
Supermarket in the City of Tustin
Seventeenth Street
Irvine Boulevard
First Street
Main Street
O/o
t
Not To Scale
Last Revised: October 12, 200t
IKatz, Okitsu & Associates
Traffic Engineers and TransFortation Planners
Figure 11
Pass-by'.
Volumes
Traffic Study for an Albertson's
Supermarket in the City of Tustin
~-010
o ~ o -.-.010
~ ~ ~folo
Ol ~o
Seventeenth Street
0
(1)
O.
Irvino Boulovord
o/o
First Street
Main Street
O~o
o/o o/o
\
f
Not To Scale
Last Rgvised: October 12, 2001
IKatz, Okitsu & Assodates
Traffic Engineers and Transportation Planners
Figure 12
Total Project
Volumes
Traffic Study for an Albertson's
Supermarket in the City of Tustin
Future Traffic Conditions With the Proposed Project
Figure 13 shows the future AM and PM traffic volumes expected upon completion of the proposed
project. The volumes are anticipated to occur approximately 2 years into the future. Table 11
evaluates forecasted traffic conditions for the proposed project..
Table 11 - Future Traffic Conditions - With the Proposed Project
Near-Term Future Conditions
...... AM P"~ak Hour ' PM peak Hour '"
Intersection ICU Level of Service ICU Level of Service
Holt Ave/'Uewpod Ave.' 01~40~ ........ A · 0.555 .... ~,
Newport Ave/Irvine BI, 0,541 A 0,639 B
Newport Ave/First St. 0,573 A 0.702 C
Newport Ave/Bryan Ave 0.531 A 0.825 D
Holt Ave/Irvine BI. 0.499 A 0,605 B
Note: 'iCU = Intersec~tion Capaciiy:'~flili~_ation ..............
Figure 14 shows future traffic volumes expected in the general plan year. These volumes are
expected in the year 2020. Table 12 evaluates forecasted traffic conditions for the general plan
yestI'.
Table 12 - Future Traffic Conditions - With the Proposed Project
General Plan Year (2020)
.......... AM peak H~)Ur ......
Intersection ICU Level of Service
IZi~l~'Ave/Uewpo~ Ave. 0.557 A .....
Newport Ave/Irvine BI. 0.833 D
Newport Ave/Firsf St. 0.795 C
Newport Ave/Bryan Ave 0.615 B
Holf Ave/irvine BI. 0.863 D
Note: ICU ' Inters~ctio'n ba~acity Utilization
PM Peak Hour
ICU Level of Service
0.791 C~"
0.957 E
0.786 C
0.913 E
0.813 D
, ,
Prepared for Albertson's Inc.
Traffic Study for Store #658t in the City of Tustin
November 2, 200t.
Katz, Okitsu & Associates 26
o m m ~49
','-' ,-" ,-- /195
o ~0 ~0 -.,,--1426/1214
"-"' "' /--41/78
46/1 t,- ,~. ~
393 / ,-- m ,--
Seventeenth Street
O
O
.lrvine Boulevard
First Street
Main Street
Not To Scale
L~$t Revised: October 12, 200t
IKatz, Okitsu & Associates
Traffic Engineers and Trans?ortation Planners
, , ,
LEGEND .
~ oo / oo Peak Hour ¥olumes:
AM/PM
Figure 13
Future Conditions
With the Proposed Project
Traffic Study for an Albertson's
Supermarket in the City of Tustin
· - c~ cu~r (~ c~ ~-230/630
o~ o -.,--2230/1530
~ ~ ~ ~80/40
501 ~ ~ o
700~ ~ ~ ~
Seventeenth Street
Irvine Boulevard
First Street
Main Street
Not To Scale
Last Revised: October 12, 200t
IKatz, Okitsu & Associates
Traffic Engineers a~d Transportation Pla uters
LEGEND
-,- 00 / 00 Peak Hour VolumeS:
AM/PM
Figure 14
General Plan Conditions
With the Proposed Project
Traffic Study for an Albertson's
Supermarket in the City of Tustin
Traffic Impacts
Traffic impacts are identified if the proposed project will result in a significant change in traffic
conditions on a roadway or intersection. A significant impact is normally defined when project
related traffic would cause Level of Service to deteriorate to below the minimum acceptable level
by a measurable amount. Impacts may also be significant if the location is already below the
minimum acceptable level and project related traffic causes a further decline.
Level of Service "D' is the recommended minimum acceptable Level of Service during peak hours
for this study. Impacts are considered significant if traffic related to the proposed project will
result in konditions worse than Level of Service D or if locations already beyond Level of Service D
are degraded further by a significant amount. The Orange County Growth Management Plan
(GMP) requires that an agency cannot allow a location that is operating at a Level of Service E to
decline by 0.01 or more. It also indicated that an individual project may result in a significant
impacts if it affects level of service by 0.03 or more.
Tables 13 and 14 summarize the increase in Level'of Service the study area intersections.
Table 13 - Project Impacts for the Future Year
Intersection
'"Holt Avenue at Newport Avenue
AM 0.406
PM 0.521
Newport Avenue at Irvine Boulevard
AM 0.540
PM 0.633'
Newport Avenue at First Street
AM 0.572
PM 0.697
· Newport Avenue at Bryan Avenue
AM 0.529
PM 0.815
Hoff Avenue at Irvine Boulevard
AM 0.498
PM 0.603
Future W#hout the ' ' FUtUre With the Project
Proposed Projeot Proposed Projoot I~crease
ICU LOS ICU LOS ICU
Signifi-
cant?
A 0.409 A 0.003 No
A 0.555 A 0.034 No
Note: ICU =' Intersec~tion Capacity Utilizc~fior~; LOS = Level of Service
Prepared for Albertson's Inc.
Traffic Study for Store #~58t in the City of Tustin
November 2, 2001 ,. '
A 0.541 A 0.001 No
B 0.639 B 0.006 No
A 0.573 A 0.001 No
,
B 0.702 C 0.005 No
A 0.531 A 0.002 No
D 0.825 D 0.010 No
A 0,499 A 0.001 No'
B 0.605 B 0.002 No
Katz, Okitsu & Associates 29
The project will impact no intersections in the year 2003.
Table 14 - Project Impacts for the General Plan Year (2020)
Intersection
- I-loll Avehue ~:1' NewPOd' Avenue
AM 0.554
PM 0.759
Newport Avenue at Irvine Boulevard
..... fiuture ~#'~out the ....... '~u~re Witl~' the Projeot
proposed projeot proposed Projeo! lnorease
IOU LOS IOU LOS ICU
cant?.
A 0,557 A 0.003 No
C 0.791 C 0,032 No
AM 0.831 D 0.833 'D 0,002 No
PM 0,953 E 0.957 E 0.004 No
Newport Avenue at First Street
AM 0.794 C 0.795 C 0.001 No
PM 0.781 C 0.786 C 0.005 No
Newport Avenue af Bryan Avenue
AM 0.613 B 0.615 B 0.002 No
PM 0.906 E 0.913 E 0,007 No
Holt Avenue at Irvine Boulevard
AM 0,861 D 0.863 D 0,002 No
PM 0.813 D 0.813 D 0.000 No
NOte: lC0'= Intersecfl~)n Capacity Utilizafi~ni"L0~; = Level of Service
The project will not result in a significant impact at any intersections in either the near term or
General Plan Future. The intersections of Holt Avenue at Irvine Boulevard and Newport Avenue at
Bryan Avenue will operate at a Level of Service E during the PM peak hour; however, these
intersections are not significantly impacted by the project.
Mitigation Measures
Mitigation measures are required if approval and construction of the project will result in or
significantly increase unacceptable traffic conditions. These conditions will not occur for any
intersections in the project study area.
Prepared for Albertson's Inc.
Traffic Study for Store #658t in the City of Tustin
November 2, 200t
Katz, Okitsu & Associates 30
Parking Analysis
The proposed Alberston's store will consist of the approximately 49,542 square feet of supermarket
area, and an additional 733 square feet 'of drive-thru pharmacy space, for a total site of 50,275
square feet. The site will provide for a total of 206 stalls, including 81 larger than standard
"Albertson's~ sized stalls (10'x20'), 91 City-standard stalls, 26 compact stalls, and 8 handicapped
stalls.
/~AETHODOLOGY
Parking supply and parking demand are normally measured or calculated on the basis of developed
building area, expressed in square feet (sf) per parking space or in parking spaces per 1000 sf. The
City of Tustin parking requirements are shown in Table 15 below.
Production Areas
Storage Areas
Seating Areas
Offices
Table 15 - City Parking Requirements
I . II I
Use Parking Required
Retail (including Service Areas, accessible to the public) One space for every 200 square feet
One space for every 500 square feet
One space for every 1000 square feet
One space for eve~/3 seats
One space for every 250 square feet
This would equate to a total site parking demand of 202 stalls, as shown in Table 16 below.
Table 16- Project Parking Requirements
III II I I I I
Supermarket Areas
Production Areas
· Kiosk Area
Storage / Warehouse Areas
Office Areas
Total
I II IIII
Appr~)ximate Area ......... I~'equirement Stalls Required
35,000 sf 1 per 200 sf 1 75.0
5075 sf. 1 per 500 sf 10.2
6 seats 1 per 3 seats 2.0
8650 sf 1 per 1000 sf 8.7
1550 sf 1 per 250 sf 6.2
50275 202
I II II I III I
The City of Tustin code does not indicate a separate parking rate for pharmacy uses. Due to the
small size of the pharmacy and its location inside the grocery store, it is not expected to create a
Prepared for Albertson's Inc.
Traffic Study for Store #658t in the City of Tustin
November 2, 200t "
Katz, Okitsu & Associates 31
parking demand higher than 1 stall per 200 square feet. Its site area is included within the store
area, so its primary parking needs are met by the overall store supply and retail parking code.
The site will require 202 parking stalls. The site is proposing to provide 206 stalls. This should be
more than adequate to meet the parking needs on-site.
Project Access and Internal Circulation
The project proposes to take access to the roadway system at three locations. All driveways are
currently existing. The main driveway will be the fourth leg of the Newport Avenue at Holt '
Avenue intersection. The secondary driveway will be on First Street. There will also be a potential
access point on Newport Avenue; however, this will require patrons to drive through the existing
bank parking lot, and this driveway is not expected to be used by supermarket customers.
The driveway on Newport Avenue will be signalized (as it is currently). It will provide for two
outbound lanes and one inbound lane. The driveway on Holt Avenue will be controlled by a stop
sign for the driveway and will also allow for one inbound and one outbound lane.
The site plan was reviewed for internal circulation issues. All parking areas and drive aisles appear
to comply with accepted design standards, and appear to be accessible. We have no. major concerns
over the existing site plan.
The' proposed project will be submitted to the City of Tustin, who will review the plan for
.cOmpliance with applicable City standards. We anticipate that any minor internal circulation or ·
parking issues will be addressed in conjunction with this review.
PHARMACY STACKING ANALYSIS
Katz, Okitsu & Associates forecasted the total hoUrly arrival volume at the pharmacy window to
be I vehicle in the AM peak hour and 4 vehicles in the PM peak hour. For the queuing calculation,
we have used the PM peak hour's higher volume. The PM peak hour shows 4 vehicles in the peak
hour, which would work out to approximately 1 vehicle per 15 minutes. This is based upon the
full pharmacy trip generation rate, and is not reduced in any way.
The project will provide a 'single lane entrance to the pharmacy window and a single lane for
prescription drop-offs.' The drive aisle provides enough room for approximately 4 vehicles. The
time needed for processing of cars through a drive-through pharmacy can vary heavily, but the
average processing rate is approximately 3-5 minutes. To be conservative, we have used a design
process rate of 5 minutes per vehicle (12 vehicles per hour). The demand rate and proce'ssing rate
Prepared for Albertson's Inc.
Traff~'c Study for Store #658t in the City of Tustin
November 2, 2001 Katz, Okitsu & Associates 32
are based upon information provided by Albertson's, Inc. and confirmed by observations of similar
drug stores with drive-through pharmacies, along with the trip generation rates previously
indicated in. this report.
It should be noted that prescriptions are not filled while the motorists waits. The motorist will
typically call in a prescription by telephone or drop-off a prescription at the drop-off drive aisle
(located. next to the pick-up aisle), and will then return to the pharmacy window at a later time to
pick up a prescription.
If the arrival rate of vehicles at the pharmacy approaches the processing rate, there is potential for
vehicle queues to develop. If arrivals occur at random, the.probability of queues exceeding a given
'.!ength can be calculated by the queuing equations presented in the Institute of Transportation
'Engineers Traffic and Trans?ortation Handbook. Table 16 indicates the probability that queues
'WOuld exceed a given length, assuming random arrivals based upon the ~orecasted volumes, plus a
25% increase and a 50% increase. The table demonstrates that the queue at the entrance would be
zero vehicles 58-72% o[ the time. The queue will be 1 vehicle 20-25% o~ the time and greater than
·
1' vehicle only approximately 5% o~ the time.
Table 16- Queue Length Probability
"' ForecaSied Demand '
ii i i
25% IncreaSe
50% increase
Arrival Rate
Process Rate
1 vehicle / 15 minutes
1 vehicle / 5 minutes
1 vehicle/12 minutes
1 vehicle / 5 minutes
1 vehicle / 10 minutes.
1 vehicle/5 minutes
Queue Length
· 0 vehicles
1 vehicle
2 vehicles
3 vehicles
4 vehicles
5 vehicles
Probability Probability Probability
72.2% 65.3% 58.3%
20.1% 22.7% 24.3%
5.6% 7.9% 10.1%
1.5% 2.7% 4.2%
0.4% 0.9% 0.7%
0.1% 0.3% 0.5%
i ii ii i ! .... i i i i
The drive aisle will provide room for stacking of approximately 4 vehicles before blocking any drive
aisles. The probability that the queue will reach 5 vehicles is 0.1% for the forecasted demand.
Therefore, Queuing is not indicated to be a problem for any of the volume levels indicated under
normal conditions..
Prepared for Albertson's Inc.
Traffic Study for Store #6581 in the City of Tustin
November 2, 2001
Katz, Okitsu & Associates 33
Conclusions
The City of Tustin is evaluating the development of a proposed Albertson's store on a parcel
located in the City. The site is located on Newport Avenue, east of its intersection with Holt
Avenue. The potential development ~or the site consists o~ a 50,275 square loot Albertson's
supermarket plus required parking and landscaping.
The proposed develoPment will generate 1134 total daily trips, including 35 AM Peak Hour trips
and 117 PM Peak Hour trips on weekdays.
The impact of the proposed project was evaluated for the surrounding street system. No impacts
were found 'on any of the area intersections. The project traffic impact was found to be
insignificant at all locations. As result, no mitigation measures will be required to mitigate project
traffic impacts at these locations.
Prepared for Albertson's Inc.
Traffic Study for Store #6581 in the City of Tustin
November 2, 200t
Katz, Okitsu & Associates 34
Appendices:
TRAFFIC COUNTS
CAPACITY ANALYSIS - EXISTING
CAPACITY ANALYSIS - FUTURE
CAPACITY ANALYSIS - GENERAL PLAN YEAR (2020)
· Prepared for Albertson's b~c.
Traffic S..ttldy for Store #658t in the City of Tustin
November 2, 200~
Katz, Okitsu & AssoCiates
Appendix A
Traffic Counts
Prepared for Albertson's Inc:
Traffic Study for Store #658t in the City o[ Tustin
November 2, 2001
Katz, Okitsu & Associates
Traffic D~ta Services, Inc.
TABULAR SUMMARY OF VEHICULAR TURNING 'MOVEMENTS
N/S STREET: NEWPORT E/WI STREET: IRVINE CITY: TUSiTIN
AVE BLVD
DATE: 7/18/01 DAY: WEDNIESDAY FILEINAME: 0711503A
115 Nih NorthboundI Southbounld Eastbound Westbound
Period
Beg inn ing NL NT NR SL ST SR EL ET ER WL WT WR TOTAL
LANES: 1 2 I 1 2 I 1 2 .1 1 2 1
6: O0 AM
15 AM'
30 AM
45 AM
7:00. AM
15 AM
30 AM
45 AM
8:00 AM
15 AM
30. AM
45 AM
9:00 AM
15 AM
30 AM
45 AM
10:00 AM
15 AM
30 AM.
45 AM
9 39 3.7 19 119 ~7 I5 110 6. 32 I85. 4 622
15 60 28 2.7 175 49 15 111 7 24. 232 4 747
14 73 39. 23 220 66 14- 159 7 44 333 27 1019
17 70 39 25 224 89 14 107 12 29 318 10 954
17' 55 33 22 175' 5.9 17 101 13 49' 304 10 855
13 54 35 27 183 42 22 81 12 32 269 2 772
25 91 32 117 1431 611 I9 841 7 391 2'40 31 761
17 49 30 22 176 79 23 98 19 29 185 4 731
AM Peak Hr
Beg ins at
730
VOLUMES :.
61 252 146 97 802 256 6.7 448 44 154 12:24 49 3.600
COMMENTS:
Traffic Data SerVices, Inc.
TABULAR SUMMARY OF VEHICULAR TURNING MOVEMiENTS
N/SI STREET' NEWPORT E/WI STREETI: IRVINE
AVlE BLVD
DATE' 7/17/01 DAY' TUESDAY
Period
Beg inn ing NiL NT NR SL ST SR EIL ET ERI WL iWiT WR
LANES' 1 2 1 1 21 1 1 2 1 1 2 1
CITY: TUiSTIN
FI LENAME: 0711I§03P
TOTAL
2:00 PM
15 PM
30 PM
45 PM
3:00 PM
15 PM
30' PM
45 PM
4:00 PM
115 PM
30 PM
45 PM
5: O0 PMI
115 PM
30 PM
45 PM
6:00 PM
15 PM
30 PM
45 PM
18 15.4 70 17 83 4'5 64 164 18 52 229 6.
35 170 75 22 108 42 62 161 22 47 273 16
24. 158 58 21 90- 48 5211 1318 310 42 160 81
40 186 81 19 92 41 712 179 26 51 244 12
3.7 230 86 26 126 45 70 212 21 49 256 17
25 190 65 21 92 46~ 68 237 16 42 222 15
312 23.9 8'9 23 97 44 81 192 17 46 299 19
34 151 82 27 118 48 78 224 27 36 263 6
1033
821gI
1043
t175
1039
1178
lOlg4
PM Peak Hr
Beg ins at
1700
VOLUMES =
128 .8110 322 97 433 1831 2.97 865. 8.1 173 1040 57
4486
COMMENTS:
,,
Traffi. c Data Services, Inc.
IABU.LAR. SUGARY OF VEHICULAR TURN'ING ~VEMENTS
N/S STREET- NEWPORT E/W STREET- HOLT
AVE AVE
DATE: 7/17/01 DAY:- TUESDAY
15 M. in Northbound SoUthbo. und EaSltbound'
Period
Beg inn lng NL NT NR SL STI SR EL ET ER
C IITy· TUSITIN
FILENAMEi: 01711501A
Westbound
WL WT WR TOTAL
1 0
6:00 AM
15 AM-'
3O AM
45 AM
7:00 AM
15 AM
3O AM
45 AM
8: OmO AM
15 AM
301 AM'
45 AM
9:00 AM
45 AM
10:00, AM
15 AM
30 AMI
45 AM
17 103. 1 3 138 6 2 I 33 11
14 i05 3 2 232 5 I I 46 0
13 116 ~ 2' 228 8m I 4 7'1 1
15 109 2 5 258 6I I 3 56 1
18 8-2 2 4 2171 4 31 31 41 1
11 106 1 m5 237 7 4 6 36 1
16 106 3 4. 208' 41 I 6 52. 21
25 141 5 4 244 7 3 4 56 3
I .2 308
I 1 411
2, 2 450
I 7 464
2 3 380
2 4 420
2 9 413
I 5 498
Begins at
730
VOLUMiES : 517 4113 7 16 940 25 g 1'6 204 4 7
16 17'14
COMMENTS:
Traffic Data Services, Inc.
TABULAR SUMMARY OF VEHICULAR TURNING MOVEMENTS
N/S STREET'
DATE: 7/17/01
15 Min Northbound
Period
Beg inn i ng NL NT
LANES: 1 2
NEWPORT E/W STREET' HOLT CITY.:
AVE AVE
DAY' TUESDAY F!LEINAME·
Southboulnd .Eastbound Westbound
TUSTIN
0'7111501I pl
NR SL
01 1
ST SR EL ET ER WL WiT WR
2 1 1 1 1 0 I 0
TOTAL
2:00 PM 15 PM
30 PM
4.S'i PMI
3:00 PM
15 PM
30 PM
145 PM
4:00 PM
15 PM
310 PM'
45 PM
5: 001 PM
15 PM
310 PM
45. PM
6:00 PM
15 PM
310 PM
45 PM
4.0 219
48 213
44 205
41 243
4.5 21551
60 2.17
53 255
71 2312
138 15 8. 6 47 61 3 3
130 14 10 3 37 5 5 5
143 15 6 5 48 1 8 4
154 I6 9 7 44 5 3 6
I60 14 21 4 44 3 4 g
122 5 6 4 56 4 7 11
1291 10 11 4 71 2' 2 4
166 12 11 6 55 31 8 13
494
478
4815
532
5619
495
546
583
PM Peak Hr
Begins at
1700
VOLUMES:
229
9.5.9
2O
577 41 49 18 2216 12 21 37
21'93
COMMENTS:
T'raf~'ic Data' se'rvices, Inc',
TABULAR SUMMARY OF VEHICULAR TURNING 'MOVEMENTS
N/S STREET: NEWPORT E/W STREET: 1ST
AV.E ' ST
DATE' 7/18/0I DAY': WEDNESDAY
.... --. ~,, -~ - ,,~ .~ -- - -,, -- -- -, ,.~ ..... -, - - - .- - -- - .-, - -- - - - - - ,m ~ ...... -.~ -- -- '-- ,~ __
15. Min Northbound Southbound. Eastbound
Period
Beg inn i ng NL NT NR SL ST SR EL ET ER
LANES' I 2 0 1 2 I
CITY' TUSTIN
FtLENAME' 0711504A
Westbound
WL WT WR TOTAL.
1.5 .1.5 1 I 2 0
6:00 AM
1'5 AM
30 AM
45 AM
7:00 AM
15 AM
30. AM
45 AM
8:00 AM
15 AM
30 AM
4'5 "AM
9:00 AM
15 AM
30 AM
45 AM
1.0:00 AM
15 AM
3'0 AM'
45 AM
25 75 6 8 146 16 ~4 16 3.1
19 76 0 6 177 18 21 '10 29
29 102 8 9 .255. 3.2 32' 23 32
.43. 112 9 14 321.' 28 41 16 26
41 77 4 5 209' 35 37 lg'- 28
26 85 5 10 '206 25 28 13 34
39 88 8 7 195 37 18 14 3'9
44 106 11 22 210 36 36 23 41
.13 19 11 390
5 14 4 379
1.5 2.1 3 561
7 30 7 654
11 35. 7 508
10 2.4 3 469
10. 22 5 48.2
14 30 7 580
AM Peak Hr
Beg ins at
730
VOLUMES:
139 376 26 38 991 120. 138 71 120.
43 I10 20 219.2
COMMENTS:
Traffic Data Services, Inc,
TABULAR SUMMARY OF VEHICULAR TURNIi.NG MOVEMENTS
N/S STREET:
NEWPORT E/W STREET' 1ST
AVE ST
DATE-7/17/01
15 Min NOrtlhbOUlnld
Period
Beg innI ing NL NT NR
LANES' I 2 0
DAY" TUESDAY
SouthblOU. nd Eastbound
SL ST SR EL ET
i 2' I 1.5 1.5
CITY: TUSTIN
FiLENAME- 0711504P
Westbound
ER WL WT WR TOTAL
1 1 2 0
2' O0 PM
15 PM
30 PM.
45 PM
3' O0 PM
15 PM
30 PM
45 PM
4' O0 PM
15 PM
30 PM
45 .PM
5 :.010 PM
15 PM
310 .PM
45 PM
6' O0 PM
15 PM
301 PM
45 PM
PM Peak Hr
Begi ns alt
.1700
VOLUMES:
75 1812
69 197
89 2105
66 2010
81 275
82 239
88 259
69 235
28
19
24
20
18
20
21
10
3.19 991 74
19 170 3'7 98 38 34 21 30 24 75161
17 1141 24 59 48 3Q 19 32 29 684
26 15.7 3.4 66. 49 58m 25 1317 28 7198
22 143 I36 90 47" 56 26 51 22 779
12 183 29' 81 59 60 27 42 19 886
16 172 313 186 64 53 25 31 130 851
15 202 3.7 78 60 35 15 44 26 880
121 193 2.9 67 34 59 18 37 16 779
60 725 132 324 224 206 891 161 9'4. 33199
COMMENTS:
l.r. afflilc DatB Services, Inc.
TABULAR SUMMARY OF VEHICULAR TURNING MOVEMENTS
N/S. STR£EiT' NEWPORT E/W STREET' BRYAN CITY' TUSTIN
AVE AVE
DATE' 7/18/0i DAY' WEDNESDAY FILENAME" 0711505A
· . .
15 Min NorthlbOUlndI Southbound Eastbound Westbound
Period
Begli nnl i ng NL NT NR TOTAL
LANEiS' I 2 0
6:00 AM 115 AM
30 AM
45 AM
7'.00 AM 10 .79
15 AM 17 97
3O AM 14 132
45 AM 12 95
8'010 AM 13 90
15 AM 14 95
30 AM 10 128
45 AM 16 123
9'O0 AM
15 AN
30 AM.
45 AM
10'00 AM
15 AM
30. AM
45 AM
AM Peak Hr
Beg ins at
715
VOLUMES : 56 ' 414 12
SL ST .SR EL ET ER WL WT WR
I 2 0 1 I 1 I I 1
I 16 142 5 2 31 22 3 16. 18 317
4 11 24'5 9 4 5 29 I 21 22 465
3 22 3'07 10 4 161 26 6 18 23 581
4 25 2771 15 4 9 23 2 26 34 526
1 14 249 16 61 5 '34 3 16 35 482
3 15 189 13 5 2 22 2 20 27 407
2 22 19.5 21 5 .91 310 2 29 47 500
3 20 203 16 7 9 35 6 20 41 499 '
72 10'78 50 181 35 112 12 8:1 114 20541
'COMMENTS'
Traffic Data Services, Inc.
TABULAR SUMMARY OF VEHICULAR TURNING MOVEMENTS
N/S ISTREET: NEWPORT
AVE m
DATE: 7/17/01
15 Min Northbound
Period
Beg'i nn i ng NIL NT NR
...... o
E/W STREET: .BRYAN: C I'TY:
AVE
DAY: TUESDAY FILENAME:
TUSTIN
07115.05'P
Southbound Eastbo.und WestbOund
SL
ST SR. EL ET ER WL WT WR
TOTAL
1 2 0 I I 1 I 1 1
O0 PM
15 PM'
30 PM
45 PM
:0.0 PM
151 PM
30 PM
45 PM'
:00 PM 35 208 10'
15 PM 24 234 5
30 PM' 22 2141 7
145 pM 316 227 91
:00 PM 3.8 283. 5
15 PM 29 284 7
30 PMI 37 265 9
45 PM 33 238 6
O0 PM
15 PM
3"0 PM
45 PM
PM Peak Hr
Beg ins at
1700
VOLUMES:
1371 10170
30'
28
27
124
49
38
27
28
jl
27 142 937
171I 11 21 1'4 22 8 24 89
1190 12 22 17 29 9 32 98
1941 15 25 14 lg 11 22 79
209 17 19 16 35 7 31 94
238 20 17 27' 40 I0 27 105
237 122 20 1'8 43 14 33 92
222 21 231 19 381 12 37 111
240 15 22 19 33 15 30 118
781 8.21 83 15.4 5-1 127 4.26
6431
700
649
724
859
837
821
797
31314
COMMENTS:
Traffic Data Services.m, I.nc.
TABULAR SUMMARY OF VEHICULAR TURNING MOVEMENTS
N/S STREET: HOLT E/W STREET: IRVINE
AVE BLVD
DATE: 7/18/011 DAY: WEDNESDAY
15 Min NorthboundI SlOUthbound Eastbound
Period
Beginning NL NT NR SL ST SR EL ET ER
LANES: 1 2 0 11 2 0 1 2 I
CITY: TUSTIN
FILENAME: 01711§02A
IWestb.ound
WL WT WR TOTAL m
I 2 I
6:00 AM
15 AM
30 AM
45 AM
7:00 AM.
15 AM
3O AM
45 AM
8:00 AM
15 AM
130 AM
45 AM
9:00 AM
15I AM
30 AM
45 AM
10:00 AM
15 AM
301 AM
45 AM
AM Peak Hr
Beglins at
730-
VOLUMES:
4 13 13 122' 29 25 4 g7 g
1 4 0 38 30 24 9 94 8
2 12 21 59 419 3.9 8 97 9
7 9 2 39 61 52 12 98 7
7 7 3 312 3.1 39 6 93 14
6 5 3 35 32 37 19 971 14
7 11 9 151- 28 35 19 95 11
7 9 7 29 36 22 18 127 12
22
33 10 1615 173 167 415 385 44
I 225 9 441
4 307 25 544
8 369 23 677
8 419 12' 726
9 3013 8 552'
15 307 5 575.
6 2'45 12 49131
5 283 19 574
40 13918 48 25310
COMMENTS:
Traffic Data Services, Inc.
T. ADULAR SUMMARY .OF VEHICULAR TURNING MOVEMENTS
N/S STREET'
DATE' 7/17/01
HOLT E/W STREET' I-RVINE
AVE . BLVD
DAY' TUESDAY
CITY- TUSTIN
FILENAME" 0711502P
15 Mlin No.rthbound Southbound Eastbound Westbound
Period
Beginning NL NT NR SL ST SR EL ET ER WL WT WR TOTAL
..... ~m~
LANES' 1 2 O' 1 2 0 I 2 1 1 2 1
2:00 PM
15. PMI
30 PM
45 PM
3:00 PM
15 PM
30 PM
4.5. PM
4' O0 PM
15 PiM
30 PM
45 PM
5-010 PM
15 PM
30 PM
45 PM
6'00 PM
15 PM
3O PM'
45 PM
PM Peak Hr
Begilns at
26 28 I1 12 21 27 29 2139 23 19 293 16
116 36 15 17 20 17 22 214 15 17 334 27
21 3.8 27 31 191 12 34 191 18 21 21421 28
24 21 14 14 25 22 3811 217 15 17 267 41
2'4 34 37 24 28 25 36 2129 23 15 276 5.1
45 64 25 41 33 26 31 301 23 14 311 49
17 35 11 34 34 15. 316 2315 19 21 275 46
26 61 28 30 33 32 29 264 17 26 328 45
744.
750
682
715
802
963
778-
919
1700
VOLUMES : I121 194 101 129 128 9'81 132 1029 82 76 1190 191 3462
COMMENTS'
Appendix B
CapaCity Analysis- Existing
Prepared for Albertson~s Inc.
Traffic Study for Store #b58t itt the City of Tustitt
November 2, 2001
Katz, Okitsu & Associates
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Appendix C
Capacity Analysis- Future
Prepared for A!bert?n's..Inc.
Traffic Study.for Store #6581 in the City of Tt!~-tin
November 2, 2001
Katz, Okitsu & Associates
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Appendix D
Capacity Analysis - General Plan
Prepared for Albertson'~ Inc.
Tra~'c Study for Store #658t in the City of Tustin
November 2, 200t
Katz, Okitsu & Associates
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