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HomeMy WebLinkAboutPC RES 3811l0 14 ]5 20 2! 23 24 25 27 28 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. l0 14 lC) 20 2! 22 23 24 25 2? 28 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 . · , :,.,.... .,..~.~. : .':..: ,~ ..... .~) ..., .... . :~..' :' .:.. 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. 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I ,,-i r-I I I ~ o I ,~ o ,~, o o ,~ o .~, o o ,,~ I ,,-i ,.-i ,.-t ~1 ! ,-~ !p~op'~oo~n ~','~ o o oooo j o ooooooooo§oI OoOoOOj ~. ,~ o ~ o o~.0 ~o ~} o o o '," · · I ~ - .u~, i · .ir ,. .... o ...... , .... j ,,-, t-- o t~ o o t~ r~oor- I oo~04 I., ,-t o o _~ ~ 4.4 'i" ':: 0~"~ ":~ o o o · · I ooooooo~ooo · U ~1 ~o~oo~ oo~ ~ j ....... ~ o ~o~oo~ ~ oooo! o o oo : " ; T o . ~o~oo~o~oo~Tooo°°°§ i~~ :~~: I ~i ........... ..... · ~ I Ol I ~:o :~ i ~ ~ : ~I~ .... oo~ ~o ....... I ~o oo oo ooo · .. .,4 ,, . ,:: ,. ~i ': .: . ~.., ,, _ _ o§oo1 ~o~oo~o~oo~ oooo ~ momoo~ woom oo oo o -- mo~oo~omoo~ oooo ~ ~o~oo~ ~o o~ oooo ~ o .o · .o o · -o ~ · -~ · .g ...... oo~ gooo ~ ~oo~ ~oo~ ooo o ~o~ o ~o~oo~ ~oo~1 o ~ o I ~g~gg~o~oo~I o .... ~ ~ ~ ~oo~ oooo o ~g~gg ..... ~ o o o ooo oo~m ~~1~0 -el o § I ! I ! 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 o o oo oo o oo ............ ~I ' . ~ o o o oc~ o o o o o o · , · . o o o o o L o ~ ~o~ o ~oo~ oo o o ~ o~oo ~o ~ oo o o o oo~ ~oo~ oo o ~ ~ m ~o ~ ~oo~ ooo ~ ~oo~ ~oo ooo o , ....... ~~ o~oo~ ~oo~ oooo o ~o~oo~ ~oo~ _ _ ~ ~ ~o~ o ..... oo o · ,,. ,, ~..~ ~m~oo ~o~oo~ o0oo ooo ~§§ ............. ~o~ oo~ ~oo~ oooo o o o ~oo~ o~ oo~ m ~ ~oo~ oo oooo o , . ~~,"~ o o o 1~.o 00 c0oom o~oo~oo~ ......... o I ~ ~o ~ oo~ oo ~ o ~o oo ~oo~ oo o ~o~oo~ ~ oo o . .... ~ · .~ . ~..~ . o o · · o o o _ _ ~oo~o~oo~ oooo o o§O§o o g : ~ · .~ . ~o oo~ ~ o~ ooo mo oo moom o .~ . .~ ~ · .~ ~ · .o ! ~ o , ~ .~ ~ · .~ ~ · .~ ~ . .~ ! · ~ ~o o ~o oo~ oooo! ..... ~..~! ....... § .... § .... · . . ~ ~ ~o ~ ~o ~ ooo~ ..... ~..~ oooo . ! o ~°~ · ~ ~ o ~ o o _ _ , mo oo~ oo~ oooo ~o~o ~ ~o ~ oooo o ..... ! ~ · .~ . , -- _ , .... § ....... goo ~o~o ~ ~oo~ o oo ..... ~ . .~ . . ~ .~ ..~ ~ ..~ ~ · ~ · , .......... -- ~o~ o~ ~ o ~ o , offioo ~ .... ~o . o o o · -- __ , ~o~ ~oo~ .............. oo~ ...... , ~o ~o ~ ~oo~ oooo o · ..... ~ · 0~ i. · , ~o ~oo~ ~oo~ ooo o · ......... ~o~ ..... mom oom o , o ....... ~o o ~ ~oo~ ooo o ..... ~ · . . ~ 0 ! .... ~ o ~ ~o ~o ~ ~o ~ o oo o · .... ~..~ · . o°§°§o ~°:: o oo ~ · · ~oo~oo~o~oo~ oooo ~o~ ~oo~ ~oo~ oooo ~.~ ~--.~ ~..~ ~..~ o~ o ~ oo~ oooo o o o · _ _ .... ~§o~o~o§ ..... o mooooooooooo o~ ~ .............. ~o~ ~o ~ o ~ oooo ..... , ~ · .~ . ~oooooooooooo, oooo ~ ~o~ ~oo ~ ~oo~ oooo o ~o~ ~ o~ ~oo~ o ~ ~ ..... ~ .o o~ ~ ooo o oo oo ~ o~ ~oo ~oo~ oooo - o ..... ~ ...... §~ o~ ~oo~oo~o.oo~Ozoooo m~ ..........0 ~ ..... ~oo~ .... ~ .... o oo ~oo o oo oo~ oooo ~ ..... ~o~ o§oo ~o oo~ o ~ o oo .... §~o~o§~ .... ~ moom moom o~oo~o~o~ ~ ~oo~ ~o o I ~ooooo oooo! o ~oo~o~oo~ oooo ~ ~ ~o~oo~~ oo~ oooo o · o oo ~ o ooo ~ · ~o~oo~ ~oo~ o o o .... o~oo moo~ ooo o~* ..... i ~..~ .,~ ~ ..~ ~oooo ~..~ oooo o .,.~ · o G~ .~ 00 ~~o~o§ o o o · · ~.~§o2 ~o oo~ moom o oo o · .. __ ~..~, . o ~oo~ o~ oo ~# ~ ~ooo ........ ~ ~ ~ooom ~ ~oo~ oo~ ~ o~oo ~oo~ oooo o ~--~ . .~ ~ · .~ ~ · .~ . o~oo~o~oo~ oooo ~ ~o~ oo~ ~oo~ oooo o ! i · o i , _ _ : ...............~ ~ ~ ~~ gl: m m moom moom o oo o ..... ~ · .~ . ~g~oo~oo~o~g ........ ~ oo ~ o~ oooo ~ ooo o~ ooo o oo o .o ~ ....... I~ .... ~oooooo ooooo oooo mm · ~ o o o o o _ _ : ..... ~ .... ~ oogo o oo~ oo oo o o o oom oom oo o o -- ~o o ~ oo~ oooo ~ , ~og .... gmI og ~o o ~ ~o ~ o oo o · ~oo~o~oo~ oo.go ~o~oo~ ~oo~ oo o o~ ,, ~moomomoom oomm ~ mo~oom mo o~ oo~¢ m ~ ~ o ~oo ooo o .... o~o~oo~T oo~o ~ ~o~oo~ ~oo~! ooo~ ~ · ~ .... ~o~~i~oo~o~ ~.: o~oo ~oo · . .~: .... ~ooooo oo~1 ~ .... ~oo zoo§§ 3g o o _ _ ~oo~o§~o~ ........ ~o ~o ~ ~oo ooo ~o~ oo~ ~oo~ oooot o o~ oo ~oo~ oooo! o ~o o ~ ~oo~ oooo~ ~o ~o ~ ~oo~ oooo~ ~ o oooo oooo o~ o · ~ ~ · .~ ~ · .~ ~ · .~ . o~ oo~ ~ oM oooo o o o o oooo oo~ ~ ~ .~ ~ · .,4 ~ · .,4 ~ · -o · ........... ¢~o~.. o · ,40 ~oo~ moo oooo -~o · ~ .... ~oo~ ~oo§ ~ ~o oo~ oo oo ~ .~ .0~ ~ ..,4 ~ ..~ -- o~o~o~oo~ ooo§ ~ : ~o o ~ oo ooo ~o~o ~oo~ oo o o$ · & ~omoo~ moom o oo o mo o o o mooooo ooo oo 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 ~ 0 o~ o o ~ oooo ooo o o ~ oooo ~oo o o . o ~o~oo oo oo~ o o o§oog ...... § ~ ! o oo o oooo ooo ~, · · .~ ...... · ~o~, ~°§°§~ o~ ....~§°~o §°°§oo ~ , ! ! ~o~oo ~oo oo o o ooo§§oo~ ~ ~. ~ ~oo~ ooo ooo~ .... ~o~ g ooog§oo~ ....... · . --~ .. --~ · . i .. · .'~.. ~ ~ ~ ~i~ ~: o o goggog ........... mo oo ~oo ooo .... § .... § ........ gg ...... ooooooooooo oooo omoo~ ~ o~ ooo ~ o~ · 0~ ~ · .~ ! ~ · .m . .... ~oo~ ~o~ oo~ oo~ oo ..... §§§ ............. oo~ ........ gg ....... ~o ~oo~ ~ ~ oooo o oo~ .... § .... go oogo ~ ~o ~o ~ ~o ~ oo o o · ~.~ ~..~ ~,,~ ~ ~! . o§ ......... §o~ ..... ........ oooooo .... .~.. ~oo~.~o.. ..... ~ .. .,~ o ~ ~o ~ oo oo~ o · o ooooooooooo oooo ~ . ~ ~o~oo~ ~oo~! oooo o . ~ o : : oo~o§oo§oo§ ....... ~ o° _ _ ~ ~o~ ~ o~ ~o ~ oooo I o ~om oo ~oo~ ooo, o oo~ .... § ..... g oogo ~ ~o ~o ~ ~oo oo o o og .............. goo . .......... ~o~ ~oo~ ~ ~ oooo o o . _ _ oooooooo'ooo ogoo ~o~oo~ ~OO~l o oo oo~oo~ ....... goo ~o oo ~oo~ o oo ~~ o o§§ .... §oo§ § .... o ooo oo ooo o o§oo§ ........... : ogo§o~ ........... __ o ~ ° .......... i ~ · .~ · .... og ...... ~oogoo g ..... oo2 .... 2 ..... ~o ~ ........... goo omoo~ moo~ o oo mo oo ~ o~ ooo o -- .... ~ · .~ . oo ooo oooo oo o momo m mo m oooo o m · .~ . ......... ~ ..... ~o oo~ ~oo oooo o ~o oo~ oo~ oo o o · . . 0 oooo ..... ~ ~oo~ ~oo~ . o o o o · ~8.~ ~1 ~o~ ~oo~ ~ o~ oo o o ~ o ! ! ~o~ ~oo ~oo oooo o ! ~ ~ -- _ , ~ ooo ooo ooo o oo ~ ~o~ ~o~ ~oo~ ooo o ~ ~ ~oo~ ~oo~ ooo ~o ~ o o .... ~oo~o~oo~ oooo mo~ oo~ oo~ oooo o~ ............. goo ~ ~ ~oo~ ~oo~ o oo ~~ o o o · · ~o~ ~oo ~ o~ . · o~ ~oo ~oo~ o~ ~oo~ ~oo . .... oo ooo oooo oooo om oo moo oooo ..... ~ · .~ o~ ~oo ~oo oom~t , .... ooooooo§o~ .... : ~o~ ~oo~ ~ o oooo 0 . ..... o§ .... § .... §o~ ~ ~ ~ o~ ~ o~ -- : ~~ o oooo ~ , oooo o · ~..~ · ~ ~~ o oo~ o &' ~ o~ § ~o § o o o o o 4- 4- + + 4- ~ j J o o o · . ~ ..... ~ ........ ~ oo~  o~o~ ooo o~ o~ ooo o~o ~ oooo ooo o~ ooo ooo ,-.-i o o o o _ _ ooomomoo~omoo~ oo~m ~ ~o~ moo~ ~oo ~ oo~ o · .. ~ .... ~ . ooo~oo~o oom oooo ~o~ ~oo~ ~oo~ oooo ~ ~ ~oo~ oo~ oo~ o ~o~ ~oo~ ~ o~o ~o~ oo ~o ~ oo ~ ~o~ oo~ ~oom oooo .......... ~ ~m oo ~ o~ o oo · ..... ~ · .~ o~o~o~oo~o~oo~ oo~ ~ ~ ~oo~ ~oo~ ~oo~ ~o ~ .... o o o 0 · _ _ ooo~ ..... ~o oo~o ~o~ o~ ~o ~ oo o o ~o~oo ~oo~ oo o o ......... , , ~o~oo~ oo~ oooo ~ ~oo~ oo oo o o~ om ~oo~ oo~o ~ ~ ~ ~ ~o o ooooo~ooooo oooo ~o~oo ~oo~ oooo o. · ..... ~oo§oo o§ ..... ~ · . . ......... ~ .... o oo~oo~ ..... ~oo o~og ....... § ...... §o§o mom ~o ~ ~oom o o ..... ~ · .~ ooo oooo ooo oo ...... §§ ~o~ ~ ~ ~oo~ oooo mom ~ ~ ~o m oooo, o~ m ~ ~oom oooo ooo oooo oo o o oo ~om~ oo ~o ~ o oo ~ ~~ o o 3~ o ~o ~0~ o ~ 0 ~°~ ~ o° o o · o ~ · oooo .... o° ........ ~ ~ . oo oo o oooo oo ~ o ~, ~ ~ ~oo~ ~oo~ oooo ~o mo oo~ oo~ ooo~ ~oo~ .... ~o~go~ o~ ~oo ~ o~ o ~o~ ~oo~ ~oo~1 oo ~ ~ ~o~ ..... gooo ~oo~ o oooooooooooooo oooo ~ ~o~ ~oo~ ~oo~1 oooo ~: ........... g .... - .. ¥~ .;~ .... ~ .... o o oo oooo o ~ o · ~o o m oo oo ~ o ~ ~o~oo~ ~o ~ o oo ~ . ~o oo oo ooo ~ .... §oo~ ......... : ~o~o ~ oom oooo ~, .... § .... §o o§ .... · 0 ~,om 0 ~ ~ ~oo~ ~oo~! o oo g ........... go ogoo o~ ~oo~ ~o ~ o oo ..... ...... § .... § ~o~ ffi om ~ o~ oooo ..... ~ ~ . . ..... ~ ....... ~ §oo§ ~o~ oo~ ~oo ............. ~ goo° ~o~ ~oo~ ~oo ooo oo~oo~oo~ ......... ~o oo ~oo~ oooo ..... ~ · .~ oo~ .... §oo~ ....... mo mo ~ oo~ oo~ , , ~ ~o ~ ~o ~ o oo ~o ..... § .... goo OoO .... o~ ~ o~ ~ o~ o oo o ~, _ _ o§o§§g ..... § m ~ ~oom ooo o§ooo~ ..... § ..... ~ ~oo ~oo~ ooo o , . ooooooooooo oooo ~ ~o~oo~ ~oo~ ooo o o ~o~oo~ ~oo oo o o ~ · . . ooooooooooo oooo ~ ~o ~oo~ ~oo~ oooo o ..... ~ · .~ · ~g~§goo~ogo~ o ~ o°§oo ..... o .......... goog ........... o~ o~ ~oo~ OOmlA ..... ~ ........ o~ o~ ~oom ooo o~ o~ ~o ~ ooo o . ...... oooo ~ ~oooo ~ z§§goo · o oooooooooooooo i o ..... ~ o o ~ oo$oo$o§~o$oo~~o o oo oo°°8°o ~'~ o _ _ o§o§§ o§o§§ ....... 800 g : ~o oo~ oo~ oooo o o§o§§ ....... 8oo ~ o ~ 08088 ........... ~o oo~ oo~ ..... 0800oo .... 80 o oo o oo o .. .~, .. g ..'~ oooo o o o