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HomeMy WebLinkAbout04 CUP 10-009/DR 10-018ITEM #4 TUSTIN Report to the Planning Commission DATE: SUBJECT: PROPERTY OWNER/ APPLICANT: LOCATION: GENERAL PLAN: ZONING: JANUARY 25, 2011 CONDITIONAL USE PERMIT 10-009 DESIGN REVIEW 10-018 WASL TUSTIN INVESTORS V, LLC. 1740 E. GARRY AVENUE, SUITE 105 SANTA ANA, CA 92705 13841 RED HILL AVENUE PLANNED COMMUNITY COMMERCIAUBUSINESS CENTRAL COMMERCIAL (C-2) ENVIRONMENTAL STATUS: A PREVIOUS MITIGATED NEGATIVE DECLARATION WAS ADOPTED FOR THE PROPOSED 'PROJECT. PURSUANT TO SECTION 15162 OF THE CEQA GUIDELINES, IF NO NEW EFFECTS WOULD OCCUR AND NO SUBSTANTIAL INCREASE IN PREVIOUSLY IDENTIFIED IMPACTS WOULD OCCUR, THEN NO SUPPLEMENTAL OR SUBSEQUENT ENVIRONMENTAL DOCUMENTATION IS REQUIRED. A WRITTEN ENVIRONMENTAL ANALYSIS CHECKLIST WAS PREPARED FOR THE PROJECT. THE ENVIRONMENTAL ANALYSIS CHECKLIST CONCLUDED THAT THE PROPOSED PROJECT DOES NOT RESULT IN ANY NEW SIGNIFICANT ENVIRONMENTAL IMPACTS, SUBSTANTIAL CHANGES OR A SUBSTANTIAL INCREASE IN THE SEVERITY OF ANY PREVIOUSLY IDENTIFIED IMPACTS, AND NO NEW INFORMATION OF SUBSTANTIAL IMPORTANCE HAS SURFACED. REQUEST: A REQUEST TO CONSTRUCT AND OPERATE A 201 UNIT AGE-RESTRICTED (62 YEARS OR OLDER) ASSISTED LIVING/CONGREGATE CARE FACILITY ON A 2.$$2 ACRE SITE LOCATED AT 13841 RED HILL AVENUE. PC Report January 25, 2011 CUP 10-009 & DR 10-018 Page 2 ~s' That the Planning Commission adopt Resolution No. 4168 approving Conditional Use Permit 10-009 and Design Review 10-018 to authorize the construction and operation of an age-restricted (62 years or older) assisted living/congregate care facility. The project site is a 2.882 acres lot located at 13841 Red Hill Avenue BACKGROUND Previous Project Approval The proposed project to establish and operate a 201 unit assisted living/congregate care facility was originally given final approval by the Tustin City Council on January 2, 2008. The City Council approved various entitlements for the project which included General Plan Amendment 07-001, Zone Change 07-002, Design Review 07-012, and Conditional Use Permit 07-011. General Plan Amendment 07-001 and Zone Change 07-002 are still in effect, however, entitlements for Design Review 07-012 and Conditional Use Permit 07-011 expired on July 2, 2010 due to inactivity on the project and after numerous extensions had been granted. Previously existing at the project site was a church facility which has since been demolished. Currently the project site is vacant and the same project as previously approved has been submitted under new entitlements for Conditional Use Permit 10-009 and Design Review 10-018. The applicant is proposing the same project which incorporates the same building and site plan as was previously approved. PC Report January 25, 2011 CUP 10-009 & DR 10-01$ Page 3 Conditional Use Permit and Design Review Pursuant to Sections 9232.b.24. and 9233.c.1. of the Tustin City Code, rest homes (the proposed assisted living/congregate care facility has been determined to be similar to a rest home) are conditionally permitted within the Central Commercial (C-2) zoning districts. Pursuant to the Section 9272 of the Tustin City Code, approval of a Design Review is required for site design and improvement of new structures. Previous Environmental Approval A Mitigated Negative Declaration for the development of a 201 unit age restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue was certified and adopted by the Tustin City Council on December 4, 2007, through Resolution No. 07-93. Said Mitigated Negative Declaration evaluated the environmental impacts associated with General Plan Amendment 07-001, Zone Change 07-002, Design Review 07-012, and Conditional Use Permit 07-011. DISCUSSION Site and Surroundings The project site is bounded to the north by an office building and apartments, a commercial shopping center across Red Hill Avenue, a carwash building and U-Haul parking area across a public alley to the south, and a Tustin High school play field to the west (Attachment A -Location Map). In general, with the exception of the apartments to the north of the project site, all structures are one-story in height, PC Report January 25, 2011 CUP 10-009 & DR 10-018 Page 4 Project Description The proposed project involves construction of a subterranean parking garage and three story buildings interconnected with breezeways (Attachment B -Submitted Plans). A total of 201 units consisting of one- and two-bedrooms along with 204 parking spaces will be provided for tenants, employees, and visitors. Of the 204 parking spaces, 171 spaces will be assigned to the residents and 33 spaces will be available to employees and guests (30 spaces in the subterranean parking garage and 3 spaces at grade/street level). A pool, spa, outdoor courtyard and community center, which includes a fitness center, game room, dining room, business center, family conference room, living room, lobby and management offices, are also proposed. Conditional Use Permit The assisted living/congregate care facility will be limited to persons that are 62 years or older and will provide a combination of housing, personalized supportive services, and health care designed to meet the needs of those who need help with daily living as follows: • Three meals a day served in a common dining area • Housekeeping services and personal laundry services • Transportation • Assistance with eating, bathing, dressing, toileting, and walking • Access to health and medical services • 24-hour security and staff availability • Emergency call systems for each resident's unit • Health promotion and exercise programs • Medication management • Social and recreational activities The differentiation between the requested use and that of a senior residential facility is the assisted living/congregate care services provided the age restriction, and the restriction upon these residents who may have automobiles. Therefore, conditions have been added to ensure that the proposed facility operates as such (See coridition 1.6 of Resolution No. 4168). If these services and restrictions were not in place, the proposed facility would be operating as a residential facility along what is substantially a commercial corridor and would be significantly underparked. Design Review The proposed facility is a three-story building interconnected through breezeways with a subterranean parking garage. A total of 201 units consist of 30 studio units, 145 one- bedroom units, and 26 two-bedroom units will be provided. The floor areas of each unit PC Report January 25, 2011 CUP 10-009 & DR 10-018 Page 5 vary from 450 square feet for studios to 1,000 square feet for two bedrooms. Each unit is equipped with kitchenette and either a private patio or balcony. The building architecture is generally of a Mediterranean style with a stucco exterior wall surface and the roofs. The exterior elevation is proposed with private balconies and patios with contrasting exterior colors which create interest to the overall exterior elevation of the project. The roof line is also proposed with a combination of flat and gable roofs, thus providing an undulating building height across the project site. The building's height is 42 feet on the average with the highest tower at 47 feet. Upon completion, the proposed project will be the tallest building within the immediate vicinity. However, the proposed height is consistent and compatible with the maximum allowed height for the Central Commercial (C-2) zoning district, which is 50 feet. The facility entrance is designed with asingle-story element and is oriented towards the northeastern side of the property at Red Hill Avenue. The proposed building is enveloped with a driveway along the northern and western property line. The driveway along the western property line is also a fire lane which will be improved with turf block to allow for dual usage of the area as green area and walkways. PC Report January 25, 2011 CUP 10-009 & DR 10-018 Page 6 The facility is equipped with a number of amenities to accommodate patrons' needs which include court yards, swimming pool and spa, congregate areas for dining, game room, fitness center, business center, and conference room. These facilities will provide on-site activities and services convenient to the patrons, thus reducing the project's potential number of daily trips. Traffic, Circulation, and Parking The Tustin City Code does not list specific parking standards for this particular use of an assisted living/congregate care facility. Pursuant to Section 9263c of the Tustin City Code, uses that are not listed in the Parking Ordinance shall provide parking as determined by the Community Development Director. Due to the uniqueness of the proposed use, the Community Development Director determined that a traffic & parking study should be conducted. A traffic study was submitted and reviewed by the City's Engineering Division (Exhibit 2 of the Environmental Analysis). The study concluded that the proposed project is expected to generate approximately 406 new vehicle daily trips, which in comparison with the previous church development at the site, would be an increase of 56 daily trips. The project has been analyzed for on-site circulation. Due to close proximity of the project site to intersections of Red Hill Avenue and San Juan Street, access to the project site will be through one two-way driveway by either a right turn movement for the southbound traffic or a left turn movement for northbound traffic from Red Hill Avenue. Exiting traffic will be restricted to right turns only. Thus, impact to traffic along Red Hill Avenue and San Juan Street is reduced to less than significant. These on-site circulation restrictions will be included as mitigation measures and conditions of approval of the project. The level of service analysis was also performed for Red Hill Avenue and EI Camino Real and Red Hill Avenue and San Juan Street. The study determined that no significant impact will result from the proposed project and that the level of service will remain the same. A parking study analyzed three comparable senior living communities. to determine the parking ratio for the facility along with parking occupancy rate. The study found a maximum parking ratio of 0.68 spaces per dwelling unit, and the proposed project will provide 1.01 parking ratio. Although it should be noted that of the 204 parking spaces, only 171 spaces or .85 ratio per unit will be assigned to the units and the remaining 33 spaces will be available for guests and employees. A valet service at grade level will also be provided to assist seniors with groceries or shopping bags and delivering their vehicles to the subterranean parking garage. The assigned parking will be allotted by permit process, requiring each tenant to apply for a parking space. As proposed, the parking analysis determined that the project will have an adequate number of parking spaces to accommodate the proposed project. PC Report January 25, 2011 CUP 10-009 & DR 10-018 Page 7 W.G. Zimmerman Engineering Inc. prepared the initial traffic and parking analysis for the proposed project. They have provided a letter dated January 4, 2011 confirming that the original traffic and parking analysis for the proposed project still remains valid (Attachment D). Environmental Analysis The City prepared an Environmental Analysis Checklist to evaluate the potential environmental impacts associated with Conditional Use Permit 10-009 and Design Review 10-018 (Exhibit B Of Resolution No. 4168. The Environmental Analysis checklist demonstrates that all potential impacts of the project were addressed by the previous certified Mitigated Negative Declaration and no additional impacts have been identified. FINDINGS In determining whether to approve the Conditional Use Permit for the proposed development, the Planning Commission must determine whether or not the proposed use will be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin. A decision to approve this request may be supported by the following findings: 1) The proposed assisted living/congregate care facility has been determined to be similar to a rest home which is a conditionally permitted use pursuant to Sections 9232.b.24. and 9233.c.1. of the Tustin City Code. 2) The location of the proposed assisted living/congregate care facility is compatible with surrounding uses in that the use can be considered as quasi- commercial/residential facility consistent with the adjoining residential and commercial developments. 3) As conditioned, a covenant running with the land will be required to limit the use as an assisted living/congregate care facility for 62 years or older subject to providing certain senior services and limiting the number of residents who may have automobiles. 4) The proposed use is not anticipated to result in parking impacts since the parking analysis submitted for the proposed project concluded that there is adequate number of parking spaces and site amenities to accommodate the project. PC Report January 25, 2011 CUP 10-009 & DR 10-018 Page 8 5) The Traffic Engineering Division has reviewed the proposed project and has concluded that there will be no adverse traffic impacts, and there is sufficient street capacity to support the proposed project. Pursuant to Section 9272 (Design Review) of the Tustin Municipal Code, the Planning Commission finds that the location, size, architectural features, and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Commission has considered at least the following items: Height, bulk, and area of building -The facility offers various projections and changes in height to break up the massing of the structures. The inner courtyard provides secure open space for the residents. Setbacks and site planning -The facility is separated from adjacent properties by a drive aisle which also serves as a fire lane. A substantial landscaped setback is provided from Red Hill Avenue and landscaping along the alley frontage. 3. Exterior materials and colors -Materials consist of stucco, the roofing, glazing and accent features most similar to the Mediterranean architectural tradition which can be found in other buildings within the City. 4. Type and pitch of roofs - A series of hipped roof towers adorned with the break up the flat roofing with parapet in order to create relief at the top of the building. 5. Size and spacing of windows, doors, and other openings -Fenestrations within the building have pattern to them and ensure that there are not large portions of blank wall on the building. 6. Towers, chimneys, roof structures - A series of towers are prevalent throughout the building and serve to create vertical interest and a skyline. 7. Location, height, and standards of exterior illumination -Illumination will be confined to the project site to avoid spillover onto adjacent properties. 8. Landscaping, parking area design, and traffic circulation - A traffic and parking study has been prepared for the project to evaluate potential impacts. A separate landscaping plan offers both courtyard landscaping as well as exterior landscaping visible to the public right-of--way. 9. Location and method of refuse storage -Refuse will be stored and accessed within the underground parking garage. Residents will use a system of chutes to dispose of waste and recyclables. 10. Physical relationship of proposed structures to existing structures in the neighborhood -The project site is along a commercial corridor and will offer a visual enhancement to the existing neighborhood. PC Report January 25, 2011 CUP 10-009 & DR 10-018 Page 9 11. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares -The project is similar in massing to the recently completed cottages development around the corner on EI Camino Real. 12. Development Guidelines and criteria as adopted by the City Council -The project is consistent with guidelines and criteria as adopted by the City Council. ,' Rya wiontek Elizabeth A. Binsack Associate Planner Community Development Director Attachments: A. Location Map B. Land Use Fact Sheet C. Submitted Plans D. Traffic Analysis Letter dated January 4, 2011 E. Noise Analysis Letter dated December 3, 2010 F. Planning Commission Resolution No. 4074 G. City Council Resolution No. 07-93 & 07-94 H. Ordinance No 1346 I. Resolution No. 4168 ATTACHMENT A LOCATION MAP TUSTIN CITY MAP Project No. CUP 10-009 & DR 10-018 address: Monarch Village 13841 Red Hill Avenue Tustin, CA 92780 4~ \ ~ y._ ~~ ~ ~ - i 1 \\ ' - f .. \ ~ 1 ,' ,' ~~,~ r i ~ . ~ ~~ ~ / ~ J ~'..~' i •_ i/' 1 / , r i ' i ~ ~ __ _~.:~CATION 1IIAP ATTACHMENT B LAND USE FACT SHEET LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): CONDITIONAL USE PERMIT 10-009 & DESIGN REVIEW 10-018 2. LOCATION: RED HILL AVE & EL CAMINO REAL 3. ADDRESS: 13841 RED HILL AVENUE 4. APN(S):500-141-10 5. PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: GPA 07-001, ZC 07-002 CUP 07-011 DR 07-012 6. SURROUNDING LAND USES: NORTH: OFFICE/RESIDENTIAL SOUTH: COMMERCIAL EAST: COMMERCIAL WEST: TUSTIN HIGH SCHOOL 7. SURROUNDING ZONING DESIGNATION: NORTH: R3/C-1 SOUTH: C-2 EAST: C-1 WEST: P&I 8. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: HIGH DENSITY RES./COMMUNITY COMMERCIAL SOUTH: COMMUNITY COMM. EAST: COMMUNITY COMMERCIAL WEST: PUBLIC/INSTITUTIONAL 9. SITE LAND USE: A. EXISTING: VACANT B. PROPOSED: ASSISTED LIVING/CONGREGATE CARE C. GENERAL PLAN: PC COMMERCIAL/BUSINESS D. ZONING: C-2 PROPOSED GP: SAME PROPOSED ZONING: SAME DEVELOPMENT FACTS: 10. LOT AREA: 125.538 S.F. 2.882 ACRES 11. BUILDING LOT COVERAGE: 100% MAX. PERMITTED 52% PROPOSED 12. SITE LANDSCAPING: DR REQUIRED 15% PROPOSED 13. PARKING: CUP REQUIRED 204 PROPOSED 14. BUILDING HEIGHT: 50' MAX PERMITTED 47' PROPOSED 15. 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ATTACHMENT D TRAFFIC ANALYSIS LETTER JANUARY 4, 2011 January 4, 2011 John Haffner ASL Monarch Living, Inc. 1740 E. Garry Ave., Ste 105 Santa Ana, CA 92705 Re: Monarch Village -Tustin Traffic and Parking Analysis Confirmation Dear Mr. Haffner: W.G. Zimmerman Engineering Inc., has reviewed the traffic and parking analysis we performed as part of the Traffic Study for the Monarch Village -Tustin Senior Facility, dated August 2007 at the request of the City of Tustin. Our traffic and parking analysis for the project remains valid. Traffic Analysis: Our validity assessment of the traffic analysis generated by the project is based upon construction of 201 units of senior apartments. Parking Analysis: Our validity assessment for the Parking Analysis is based upon the parking structure and above ground parking layout proposed in the August 2007 Traffic Study, including the number of parking stalls, circulation, and visitor spaces. It is our understanding that the Valet Service and parking management program shall remain enforced by the management company. Should you have any questions regarding this letter, please do not hesitate to contact me directly at 714.799.1700 ext. 11. Respectfully submitted, W.G. Zimmerman Engineering, Inc., ~~~ Bill Zim erm . P.E., T.E., PTOE Presiders W.G. Zimmerman Engineering, Inc. 5772 Bolsa Avenue, Suite 200 Huntington Beach, CA 92649 ' (714} 799 -1700 / (714) 799 -1701 Fax ATTACHMENT E NOISE ANALYSIS LETTER DECEMBER 3, 2010 12!06/2010 12:08 3108028002 Davy ~ Associates, Inc. Consultants in .caustics DAVY AND ASS~IATES SlOO Hortlr iywNeal~ /lvd. Sulb ~? • MY1rIMfMN Inch, CA f02ia • TM: 3lp.~1~D00 • Fyz: 3l0-aO~AQDY • 1 December 3, 2010 Mr. Jahn Haffner ASL Monarch Living, Inc. 1740 E Oarry Avenue, Suite 105 Santa Anne, CA 92705 SUBJECT: Monarch Village Acoustical Report Dear John: in accordance with your request, I have reviewed the Acoustical Re Monarch Village dated February 9, 2006. The projected noise level was CNEL 66.5 at the Building. The projected noise level for the ye than CNEL 67.5. Our recommendation in 2006 waa that all south facing perimeter H doors be glazed with STC 32 glazing. With this recommendatlon i noise levels will be less than CNEL 45 and therefore will meet the City of Tustin. i don't think that any addifional analys'~ is required. Sincerely, DAVY ~ A33OCIATES, INC. ~^4lCu"~ ~. ~QU1~ 7 Bruce A. Davy, p. E. Pr®sident PAGE 02/02 ~~ t I prepared for 'the year2016 2020 will be less Hive and glass ~mented, interior iremerrts of the BD/kbd ATTACHMENT F PLANNING COMMISSION RESOLUTION NO. 4074 RESOLUTION NO. 4074 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT 07-011 AND DESIGN REVIEW 07-012 FOR AUTHORIZATION TO DEMOLISH AN EXISTING CHURCH FACILITY AND CONSTRUCT A 201-UNIT ASSISTED LIVING/CONGREGATE CARE FACILITY AGE RESTRICTED TO 62 YEARS OR OLDER AT 13841 RED HILL AVENUE The Planning Commission does hereby resolve as follows: The Planning Commission finds and determines as follows: A. That a proper application has been submitted by American Senior Living Development, LLC to demolish existing church facility antl construct an age-restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue; B. That the General Plan Planned Community Commercial/Business land use designation provides for a variety of commercial and business uses. In addition, the project has been reviewed-for consistency with the Air Quality Sub-element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub-element. C. That pursuant to Section 9233.c.(p) of the Tustin City Code, assisted living/congregate care facilities have been determined to be similar to rest homes which are conditionally permitted within the Central Commercial (C- 2)zoning districts. D. That the applicant has requested approval of General Plan Amendment 07- 011 and Zone Change 07-002 in conjunction with the application for Conditional Use Permit 07-011 and Design Review 07-012; E. That a public hearing was duly called, noticed, and held for Conditional Use Permit 07-011 and Design Review 07-012 on November 13, 2007, by the Planning Commission. F. That the establishment, maintenance, and operation of the proposed use will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin in that: Resolution No. 4074 Page 2 1) The proposed use is authorized pursuant to Section 9233.c.(p) of the Tustin City Code with the approval of a General Plan Amendment 07-001 and Zone Change 07-002. 2) The location of the proposed assisted living/congregate facility is compatible with surrounding uses in that the use can be considered as quasi-commercial/residential facility consistent with the adjoining residential and commercial developments. 3) As conditioned, a covenant running with the land will be required to limit the use as an assisted living/congregate care facility for 62 years or older subject to providing certain senior services and limiting the number of residents who may have automobiles. 4) The proposed use is not anticipated to result in parking impacts since the parking analysis submitted for the proposed project concluded that there is adequate number of parking spaces and site amenities to accommodate the project. 5) The Traffic Engineering Division has reviewed the proposed project and has concluded that there will be no adverse traffic impacts, and there is sufficient street capacity to support the proposed project. G. Pursuant to Section 9272 of the Tustin Municipal Code, the Planning Commission finds that the location, size, architectural features, and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whale. In making such findings, the Commission has considered at least the following items: 1. Height, bulk, and area of buildings. 2. Setbacks and site planning. 3. Exterior materials and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors, and other openings. 6. Towers, chimneys, roof structures,. 7. Location, height, and standards of exterior illumination. 8. Landscaping, parking area design, and traffic circulation. 9. Location and method of refuse storage. 10. Physical relationship of proposed structures to existing structures in the neighborhood. 11. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighbofiood and public thoroughfares. 12. Development Guidelines and criteria as adopted by the City Council. J. That an Initial Study was prepared to evaluate the potential environmental impacts associated with General Plan Amendment 07-001, Zone Change 07- Resolution No. 4074 Page 3 002, Conditional Use Permit 07-011, and Design Review 07-012 that concluded, with mitigation measures, potential significant impacts can be reduced to a level of insignificance and a draft Mitigated Negative Declaration (MND) was prepared. The Planning Commission hereby approves Conditional Use Permit 07-011 and Design Review 07-012 authorizing the demolition of the existing church facility and construct an age-restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue, subject to the conditions contained within exhibit A, attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 13th day of November, 2007. ti---- JOH ELSEN Chair` rson ~' ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4074 was duly passed and ado~ted at a regular meeting of the Tustin Planning Commission, held on the 13t day of November, 2007. ~-~~ -gin. %~,~~~ z ~~~ ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A RESOLUTION NO. 4074 CONDITIONAL USE PERMIT 07-011 AND DESIGN REVIEW 07-012 CONDITIONS OF APPROVAL GENERAL (1} 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped, November 13, 2007, on file with the Community Development Department, as herein modified, or as modified based on recommendations of the project architect and the Redevelopment Agency as required to meet project budget, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code. (1} 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified or prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 Resolution No. 4074 shall become null and void in the event that General Plan Amendment 07-001 and Zone Change 07-002 are not approved by the Tustin City Council. (1} 1.4 The subject project approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within 12 months. All time extensions may be considered if a written request is received within thirty (30) days prior to the expiration date. (1) 1.5 Approval of Conditional Use Permit 07-011 and Design Review 07-012 is contingent upon the applicant returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The farms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENTS (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE(S) (7) PC/CC POLICY (4) DESIGN REVIEW **" EXCEPTIONS Exhibit A Resolution No. 4074 Page 2 (1) 1.6 As a condition of approval of Conditional Use Permit 07-011 and Design Review 07-012, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. USE RESTRICTIONS (***) 1.7 Prior to the issuance of a building permit, the applicant shall record a covenant running with the land that is binding upon the property owner and successors in interest subject to review and approval by the Director of Community Development and the City Attorney consistent with the conditions of approval including but not limited to the following: • The use shall be limited to an assisted living/congregate care facility for persons of 62 years or older. • Combination of housing, personalized supportive services, and health care designed to meet the needs of those who need help with daily living shall be provided at all times and shalt include, but not limited to the following: o Three meals a day served in a common dining area o Housekeeping services and personal laundry services o Transportation o Assistance with eating, bathing, dressing, toileting, and walking o Access to health and medical services 0 24-hour security and staff availability o Emergency call systems for each resident's unit o Health promotion and exercise programs o Medication management o Social and recreational activities The above services may be provided either by the owner of the facility ("owner") or by the use of outside providers; however, the owner shall be responsible to ensure these services are available upon request. • Of the 204 parking spaces, only 171 residents may have automobile. This restriction shall be incorporated in any lease or rental agreement. Exhibit A Resolution No. 4074 Page 3 • The owner and/or operator of the facility shall ensure that on-site services and parking are provided such that off-site or surrounding properties parking are not impacted. (2) 1.8 Roof ceiling construction shall be roofing on 1/2" plywood. Batt insulation shall be installed in joist spaces. The ceilings shall be on layer 5/8" gypboard nailed direct. (2) 1.9 All exterior walls shall be 2X4 studs 16" o.c. with Batt insulation in the stud spaces. Exterior walls shall be stucco or other approved exterior plaster. Interior walls shall be made. with 5/8"gypboard. All other windows and glass doors shall be double glazing. (2) 1.10 All southeast facing perimeter windows and glass doors shall be glazed with STC 32 glazing. STC 32 glazing may be provided with either '/.." laminated glass or a dual pane assembly with a '/z" airspace. In either case, the glazing supplier shall be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. (2) 1.11 All entry doors shall be 1-3/4" solid core doors with weather stripping seals on the sides and top. Glazing in entry doors shall not be accepted. (Z) 1.12 Striping on Red Hill Avenue shall be modified to provide northbound left turns into the project driveway, but no left turns out of the driveway. A "Right Turn Only" sign shall be installed on private property for traffic exiting the project driveway. (2) 1.13 Large semi-trailers and moving vans shall be prohibited from entering the site. Move-in conditions along with other terms and conditions for residency at the complex shall be included in the signed Tenant Agreement. (2) 1.14 Prior to issuance of a building permit, count-down pedestrian heads shall be installed at the intersection of Redhill and San Juan Street by City forces at the expense of the applicant. (2) 1.15 The project shall maintain a total of 204 parking spaces with a minimum of 0.85 parking ratio per unit at all times (171 spaces assigned to the units and 33 spaces for employees and guests parking}. (4) 1.16 Access to the underground garage area shall be provided to Police personnel via an Emergency Vehicle Access System. The system shall be installed along with fire access to allow police officers to use a remote clicker that is installed in all police vehicles. Exhibit A Resolution No. 4074 Page 4 (2) 1.17 If in the future the City determines that parking or traffic problems exist on the site or in the vicinity, the Community Development Director may require that the property owner prepare an analysis and bear all associated costs. If the study indicates that there is a parking or traffic impact, the applicant/property owner shall provide interim and permanent mitigation measures to alleviate the problem. (2) 1.18 No outdoor storage shall be permitted during grading or building stages, except as approved by the Tustin Community Development Director. (2) 1.19 During construction, permission from adjacent property owners shall be required for any work located on adjacent properties. (1) 1.20 Prior to signs installation, the applicant shall submit on-site sign plans for review and approval and permits obtained. PLAN SUBMITTAL (1) 2.1 At the time of building permit application prior to Dec. 31, 2007, the plans shall comply with the latest State and the City Tustin adopted Codes: 2001 California Building Code (CBC), 2001 California Mechanical Code (CMC), 2001 California Plumbing Codes (CPC), 2004 California Electrical Code (CEC), California Title 24 Accessibility Regulations, 2005 Title 24 Energy Regulations, City Ordinances, and State and Federal laws and regulations 2005 Edition. It is expected that a new set of Califomia Codes will take effect on Jan. 1, 2008. Please note that this set of comments is based on current codes. (1) 2.2 Building plan check submittal shalt include the following: • Seven (7) sets of construction plans, including drawings for mechanical, plumbing, and electrical. • Two (2) copies of structural calculations. • Two (2) copies of Title 24 energy calculations. • Details of all proposed lighting fixtures and a photometric study showing the location and anticipated pattern of light distribution of all proposed fixtures. All new light fixtures shall be consistent with the architecture of the building. All exterior lighting shall be designed and arranged as not to direct light or glare onto adjacent properties, including the adjacent streets. Wall-mounted fixtures shall be directed at a 90-degree angle directly toward the ground. All lighting shall be developed to provide a minimum of one (1) foot-candle of light coverage, in accordance with the City's Security Ordinance. Exhibit A Resolution No. 4074 Page 5 A note shall be provided on the plans that "All parking areas shall be illuminated with a minimum of one (1)foot-candle of light, and lighting shall not produce light, glare, or have a negative impact on adjacent properties." (1) 2.3 Vehicle parking, primary entrance to the building, the primary paths of travel, cashier space, sanitary facilities, drinking fountain, and public telephones shall be accessible to persons with disabilities and shall be shown on the plans. (1 j 2.4 Prior to issuance of a demolition, precise/rough grading, and/or building permit with valuation of $50,000 or greater, the applicant shall submit for approval by the City of Tustin, Construction & Demolition (C&D) debris collection, disposal, and diversion information on the City-prescribed forms. At least 50 percent of the construction debris shall be diverted from landfill to the recycling plants. A security deposit in the amount of $50 per ton (not to exceed $5,000 per project) for a C&D security deposit will be collected prior to issuance the permit. Prior to final inspection, the applicant shall submit to the City of Tustin documents (i.e. receipt from vendor) showing actual weight or volume of each material of C&D diverted to the recycling center. For any questions or concerns, please contact Joe Meyers at (714) 573-3173. (1) 2.5 Seven (7) sets of final grading plans consistent with the site and landscaping plans as prepared by a registered civil engineer shall be submitted and shall include the following: A. Technical details and plans for all utility installations including telephone, gas, water, and electricity. B. Three (3) copies of a precise soil report provided by a civil engineer and less than one (1) year old. Expanded information regarding the levels of hydrocarbons and ground water contamination found on-site shall be provided in the soil report. All pavement "R" values shall be in accordance with applicable City of Tustin standards. C. All site drainage shall be handled on-site and shall not be permitted to drain onto adjacent properties. D. Drainage, vegetation, circulation, street sections, curbs, gutters, sidewalks, and storm drains shall comply with the on-site Private Improvement Standards. E. Two (2) copies of Hydrology Report. Exhibit A Resolution No. 4074 Page 6 F. A surety/cash bond will be required to assure work is completed in accordance with approved plans prior to permit issuance. The engineer's estimated cost of the grading, drainage, and erosion control shall be submitted to the Public Works Director for determination of the bond amount. (1) 2.6 If buried resources are found during grading within the project area, a qualified archaeologist would need to assess the site significance and perform the appropriate mitigation. The Native American viewpoint shall be considered during this process. This could include testing or data recovery. Native American consultation shalt also be initiated during this process. (1) 2.7 The engineer of record shall submit a final compaction report to the Building Division for review and approval prior to the issuance of a building permit. (1) 2.8 The engineer of record shall submit a pad certification to the Building Division far review and approval prior to the issuance of a building permit. (1) 2.9 Information to ensure compliance with requirements of the Orange County Fire Authority, including fire flow and installation of fire hydrants, subject to approval of the City of Tustin Public Works and/or Irvine Ranch Water District. (1) 2.10 Prior to issuance of any permits, the applicant shall submit for approval by the Community Development and Public Works Departments, a Water Quality Management Plan (WQMP) specifically identifying Best Management Practices (BMPs) that will be used on-site to control predictable pollutant run-off. This WQMP shall identify the: structural and non-structural measures specified detailing implementation of BMPs whenever they are applicable to the project; the assignment of long-term maintenance responsibilities (specifying the developer, parcel owner, maintenance association, lessee, etc.); and, reference to the location(s) of structural BMPs. (1) 2.11 Prior to submittal of a Water Quality Management Plan (WQMP), the applicant shall submit a deposit of $2,700.00 for the estimated cost of review of the WQMP to the Building Division. The actual costs shall be deducted from the deposit, and the applicant shall be responsible for any additional review cost that exceeded the deposit prior to issuance of grading permits. Any unused portion of the deposit shall be refunded to the applicant. (1) 2.12 Prior to issuance of any permits, the property owner(s) shall record a declaration of restrictions with the County Clerk Recorder. This declaration binds current and future owner(s) of the property regarding implementation and maintenance of the structural and non structural BMPs as specified in Exhibit A Resolution No. 4074 Page 7 the approved WQMP. This form can be obtained from the Community Development Department The Community Development and Public Works Departments shall determine whether any change in use requires an amendment to an approved Water Quality Management Plan. (1) 2.13 Prior to issuance of grading permits, the applicant shall submit a copy of the Notice of Intent (NOI) indicating that coverage has been obtained under the National Pollutant Discharge Elimination System (NPDES) State General Permit for Storm Water Discharges Associated with Construction Activity from the State Water Resources Control Board. Evidence that the NOI has been obtained shall be submitted to the Building Official. In addition, the applicant shall include notes on the grading plans indicating that the project will be implemented in compliance with the Statewide Permit for General Construction Activities. The following requirements shall be defined on permit plan cover sheets as either general or special notes and the project shall be implemented in accordance with the notes: Construction sites shall be maintained in such a condition that an anticipated storm does not carry wastes or pollutants off the site. Discharges of material other than storm water are allowed only when necessary for performance and completion of construction practices and where they do not: cause or contribute to a violation of any water quality standard; cause or threaten to cause pollution, contamination, or nuisance; or contain a hazardous substance in a quantity reportable under Federal Regulations 40 CFR Parts 117 and 302. Potential pollutants include, but are not limited to: solid or liquid chemical spills; wastes from paints, stains, sealants, glues, limes, pesticides, herbicides, wood preservatives, and solvents; asbestos fibers, paint flake or stucco fragments; fuels, oils, lubricants, and hydraulic, radiator or battery fluids; fertilizers, vehicle/equipment wash water and concrete wash water, concrete, detergent or floatable wastes; wastes from any engine equipment steam cleaning or chemical degreasing; and chlorinated potable water line flushings. During construction, disposal of such materials should occur in a specified and controlled temporary area on site, physically separated from potential storm water run-off, with ultimate disposal in accordance with local, State, and Federal requirements. Exhibit A Resolution No. 4074 Page 8 • 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. (1) 2.14 A note shall be provided on final plans that a six (6) foot high chain link fence shall be installed around the site prior to building construction stages. A nylon fabric or mesh shall be attached to the temporary construction fencing. Gated entrances shall be permitted along the perimeter of the site for construction vehicles. (1) 2.15 The applicant shall comply with all City policies regarding short-term construction emissions, including periodic watering of the site and prohibiting grading during second stage smog alerts and when wind velocities exceed 15 miles per hour. (1) 2.16 Pursuant to the City of Tustin's Security Ordinance and the Uniform Fire Code, street numbers shall be displayed in a prominent location on the street side of the residence. The numerals shall be no less than four (4) i inches in height and shall be of contrasting color to the background to which they are attached and illuminated during hours of darkness; six (6) inches in r height for commercial. (1) 2.17 An adequate size trash enclosure with solid metal, self-closing, self-latching gates is required to be located on the property and maintained to avoid health issues for neighboring commercial and residential areas. Said enclosure shall be screened by a solid decorative wall consistent with the adjacent building's material and finish and be of a minimum height of six (6) feet. The actual location of the enclosure and types of screening and details of the enclosure shall be submitted at building plan check and are subject to approval by the Community Development Department. The location of the bin, size, and quantity shall be reviewed and accepted in writing by CR&R (contract trash hauler). LANDSCAPING/HARDSCAPE (1) 2.19 Submit at plan check complete detailed landscaping and irrigation plans for all landscaping areas, including the model complex, consistent with adopted City of Tustin Landscaping requirements. The plans shall include the following: Include a summary table identifying plan materials. The plant table shall list botanical and common names, sizes, spacing, location, and quantity of the plant materials proposed. Exhibit A Resolution No. 4074 Page 9 ^ Shaw planting and berming details, soil preparation, staking, etc. The irrigation plan shall show location and control of backflow prevention devices, pipe size, sprinkler type, spacing, and coverage. Details for all equipment must be provided. • Show all property lines on the landscaping and irrigation plans, public right-of-way areas, sidewalk widths, parkway areas, and wall locations. ^ Add a note that coverage of landscaping and irrigation materials is subject to inspection at project completion by the Community Development Department. • Turf is unacceptable for grades over 25 percent. A combination of planting materials shall be used. On large areas, ground cover alone is not acceptable. ^ Shrubs shall be a minimum of five (5) gallon size and shall be placed a maximum of five (5) feet on center. • Ground cover shall be planted eight (8) to twelve (12) inches on center. • Fences, wall, and equipment areas shall be screened with walls, vines, and/or trees. ^ All plant materials shall be installed in a healthy vigorous condition typical to the species and shall be maintained in a neat and healthy condition. Maintenance includes, but is not limited to, trimming, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. • Major points of entry to the project an along the project frontage shall receive specimen trees to create an identifying theme. • All trees shall be minimum 24-inch box in size. (4) 2.20 On-site walls and fences shall be noted on the plans with specific materials, colors, and decorative treatments subject to review and approval of the Community Development Department. PUBLIC WORKS (1) 3.1 Prior to issuance of a building permit, the applicant/engineer shall obtain approval of the design to construct Red Hill Avenue to ultimate width and reconstruct full width of alley. These improvements shall be completed prior to issuance of Certificate of Occupancy. A separate 24" x 36" street Exhibit A Resolution No. 4074 Page 10 improvement plan, as prepared by a California Registered Civil Engineer shall be prepared. Said plan shall include, but not be limited to the following: a) Curb and Gutter h) Domestic water facilities b) Sidewalk, including curb ramps i) Sanitary sewer facilities for the physically disabled j) Landscape/irrigation c) Drive aprons k) Underground utility connections d) Signing/striping plan e) Street paving f) Street lighting g) Catch basin/storm drain laterals/ connection to existing storm drain system In addition, a 24" x 36' reproducible construction work area traffic control plan, as prepared by a California Registered Traffic Engineer or Civil Engineer experienced in this type of plan preparation shall be required. (1) 3.2 Prior to issuance of building permit, plans shall be prepared for construction for: A. Grading plan. B. All sanitary sewer facilities shall be submitted as required by the City Engineer and local sewering agency. C. A domestic water system shall be designed and installed to the standards of the City of Tustin Water Services Division or AWWA. Improvement plans shall also be reviewed and approved by the Orange County Fire Authority for fire protection purposes. The adequacy and reliability of water system design and the distribution of fire hydrants shall be evaluated. The water distribution system and appurtenances shall also conform to the applicable laws and adopted regulations enforced by the Orange County Health Department. Release/approval from East Orange County Water District shall be obtained prior to receiving water service. D. A complete hydrology study and hydraulic calculations shall be submitted for review and approval by the City at the time of grading plan submittal. (1) 3.3 Prior to issuance of any permit, the developer shall obtain verification from each utility company providing service to the project that adequate capacity is available to serve the project. Any capacity studies required by the utility companies will be the responsibility of the developer. Exhibit A Resolution No. 4074 Page 11 (1) 3.4 Adequate horizontal and vertical intersection sight line far access onto Red Hill Avenue shall be provided. In general a 25' x 25' limited use area triangle provides adequate sight at typical driveways. Additional sight evaluation, however, could be required to satisfy City of Tustin Standard Drawings and Design Standards for Public Works Construction No. 510 for all affected streets. The sight lines would be shown on the grading plan and landscape plan. If detailed analyses are requested, all landscaping within the limited use area would need to comply with City of Tustin Standard Drawings and Design Standards far Public Works Construction No. 510. (1) 3.5 Existing sewer, domestic water, reclaimed water and storm drain service laterals shall be utilized whenever passible. (1) 3.6 Any damage done to existing street improvements and utilities shall be repaired before issuance of a Certificate of Occupancy for the development. (1) 3.? Prior to any work in the public right-of-way, an Encroachment Permit shall be obtained from and applicable fees paid to the Public Works Department. (1) 3.8 Prior to issuance of any building permit, the developer shall satisfy dedication and/or reservation requirements as applicable, including but not limited to dedication of all required street and flood control right-of-way easements, vehicular access rights, sewer easements and water easements defined and approved as to specific locations by the City Engineer and other agencies. (1) 3.9 Current Federal Americans with Disabilities Act (ADA) requirements shall be met at the drive aprons and pedestrian walkway. (1) 3.1 Q Prior to issuance of building permit, the applicant shall provide written approval from the Orange County Sanitation District for sewer connection/use. (1) 3.11 In addition to the normal full size plan submittal process, all final development plans including, but not limited to: tract maps, parcel maps, right-of-way maps, records of survey, public works improvements, private infrastructure improvements, final grading plans, and site plans are also required shall be submitted to the Public Works Department/Engineering Division in computer aided design and drafting (CADD) format. The standard file format is AutoCAD Release 2004 having the extension DWG. Likewise, layering and linetype conventions are AutoCAD-based (latest version available upon request from the Engineering Division). In order to interchangeably utilize the data contained in the infrastructure mapping system, CADD drawings shall be in AutoCAD "DWG° format (i.e., Exhibit A Resolution No. 4074 Page 12 produced using AutoCAD or AutoCAD compatible CADD software). The most current version of AutoCAD is Release 2004. Drawings created in AutoCAD Release 2000 are compatible and acceptable. The CADD files shall be submitted to the City at the time the plans are approved and updated CADD files reflecting "as built" conditions shall be submitted once all construction has been completed. The subdivision bonds will not be released until the "as built" CADD files have been submitted. (1} 3.12 Developer's execution of a public improvement agreement and furnishing the improvement bonds as required by the City Engineer prior to the issuance of an encroachment permit shall be required. (1) 3.13 Prior to issuance of a building permit, the applicant shall provide fire protection access easements and dedicate them to the City. The easements shall be located within unobstructed areas and clear access shall be provided at all times. (1) 3.14 Prior to issuance of a building permit, the applicant shall obtain a new address from the Engineering Division. (1) 3.15 Project Recycling Requirement -The City of Tustin is required to comply with the recycling requirements contained in the California Integrated Waste Management Act of 1989. To facilitate City compliance with this law, the Property owner is required to comply with Section 4327 of the Tustin City Code which require participation in the City's recycling program. (1) 3.16 If the City of Tustin contracted trash hauling company is unable to provide scout trash pickup, the applicant/property owner shall be responsible for providing the scout trash pickup or alternative trash service to the satisfaction of the Public Works Director. The alternative trash service plan shall be submitted to the Public Works Department for review and approval for developing and implementing a Waste Management Plan. (1) 3.17 Improvement plans shall be reviewed and approved by the Orange County Fire Authority for fire protection purposes. The adequacy and reliability of water system design and the distribution of fire hydrants will be evaluated. The water distribution system and appurtenances shall also conform to the applicable laws and adopted regulations enforced by the Orange County Health Department. (1) 3.18 Based upon preliminary analysis, the existing 6-inch water main on Red Hill appear to be insufficient to provide fire flows for the new facilities. Based on OCFA fire flow demands and requirements, it may be necessary to construct a new 8-inch water main on Red Hill to provide current water flow requirements. A fire flow analysis shall be provided by a Civil Exhibit A Resolution No. 4074 Page 13 Engineer and approved by Public Works Department. Any upgrades to the adjacent water system shall be at the expense of the applicant. (1) 3.19 This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State and Regional Water Quality Control Board rules and regulations. (1) 3.20 Water system improvements shall be designed in accordance with the requirements and standards of the City of Tustin Department of Public Works or AWWA. (1) 3.21 Hydraulic analysis of the proposed water system and ability to meet OCFA fire flow demands and requirements be performed and certified by the developer. (1) 3.22 Location of fire hydrants to be approved by the City of Tustin and the Orange County Fire Authority. (1) 3.23 The Developer is responsible for all costs related to the abandonment, at the water main, of all existing potable water and fire service connections. (1) 3.24 The Developer shall be responsible far all costs related to the installation of new potable and firewater services. (1) 3.25 Approval from the Water Services Division is required for permitting or construction of any new service connections, abandonment or relocation of existing services, or improvements that will affect city's water facilities. ORANGE COUNTY FIRE AUTHORITY (OCFAI (5) 4.1 Prior to the issuance of any building permits, the applicant shall obtain approval of the Fire Chief for all fire protection access roads to within 150 feet of all portions of the exterior of the structure. The plans shall include plan and sectional views and indicate the grade and width of the access road measured flow-line to flow-line. The plans shall indicate the OCFA minimum turning radius of 38 feet outside and 17 feet inside. When adead- end street exceeds 150 feet or when otherwise required, a clearly marked fire apparatus access turnaround must be provided and approved by the Fire Chief. The applicant may contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Emergency Access." (5) 4.2 Prior to the issuance of any building permits, the applicant shall provide evidence of adequate fire flow. The "Orange County Fire Authority Water Availability for Fire Protection" form shall be signed by the applicable water district and submitted to the Fire Chief for approval. Exhibit A Resolution No. 4074 Page 14 (5) 4.3 Prior to the issuance of any building permits, the applicant shall submit a fire hydrant location plan to the Fire Chief for review and approval. (5) 4.4 Prior to the issuance of a building permit, the applicant shall submit evidence of the on-site fire hydrant system to the Fire Chief and indicate whether it is public or private. If the system is private, it shall be reviewed and approved by the Fire Chief prior to building permit issuance, and the applicant shall make provisions for the repair and maintenance of the system in a manner meeting the approval of the Fire Chief. Please contact the OCFA at (714) 573-6100 or visit the OCFA website for a copy of the "Guidelines far Private Fire Hydrant &/or Sprinkler Underground Piping." (5) 4.5 Prior to the issuance of any certificate of occupancy, all fire hydrants shall have a blue reflective pavement marker indicating the hydrant location on the street as approved by the Fire Chief, and must be maintained in good condition by the property owner. Please contact the OCFA at (714) 573- 6100 or visit the OCFA website for a copy of the "Guideline for Installation of Blue Dot Hydrant Markers." (5) 4.6 Prior to the issuance of any building permits, the applicant shall submit plans and obtain approval from the Fire Chief for fire lanes on required fire access roads less than 36 feet in width. The plans shall indicate the locations of red curbs and signage and include a detail of the proposed signage including the height, stroke and colors of the lettering and its contrasting background. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Emergency Access Roadways and Fire Lane Requirements." (5) 4.7 Prior to the issuance of any certificate of occupancy, the fire lanes shall be installed in accordance with the approved fire master plan. The CC&R'S's or other approved documents shall contain a fire lane map, provisions prohibiting parking in the fire lanes and a method of enforcement. (5) 4.8 Prior to the issuance of any grading permits, the applicant shall obtain the approval from the Fire Chief for the construction of any gate across required fire department access roads. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Design and Installation of Emergency Access Gates and Barriers." (5) 4.9 Prior to the issuance of a building permit, the applicant shall submit plans for the required automatic fire sprinkler system in the structure to the Fire Chief for review and approval. Please contact the OCFA at (714) 573- 6100 to request a copy of the "Orange County Fire Authority Notes for New NFPA 13 Commercial Sprinkler Systems." (5) 4.10 Prior to the issuance of a certificate of occupancy, this system shall be operational in a manner meeting the approval of the Fire Chief. Exhibit A Resolution No. 4074 Page 15 (5) 4.11 Prior to the issuance of a building permit, plans for the fire alarm system shall be submitted to the Fire Chief for review and approval. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guideline for New and Existing Fire Alarm Systems." This system shall be operational prior to the issuance of a certificate of occupancy. (5) 4.12 Prior to the issuance of a building permit, the applicant shall submit architectural plans for the review and approval of the Fire Chief if required per the "Orange County Fire Authority Plan Submittal Criteria Form." Please contact the OCFA at (714) 573-6100 far a copy of the Site/Architectural Notes to be placed on the plans prior to submittal. FEES (1) 5.1 Prior to issuance of any permits, payment shall be made of afl applicable fees, including but not limited to, the following: • Building plan check and permit fees • Grading plan check and permit fees • New development fees • Transportation System Improvement Program fees • School fees • Orange County Fire Authority fees • Major Thoroughfare and Bridge fees ATTACHMENT G CITY COUNCIL RESLOUTION NOS. 07-93 & 07-94 RESOLUTION NO.07-93 A RESOLUTION OF THE CITY COUNCIL ADOPTING THE FINAL MITIGATED NEGATIVE DECLARATION FOR GENERAL PLAN AMENDMENT 07-001 AND ZONE CHANGE 07-002, A PROPOSAL TO DEVELOP A ASSISTED LIVING/CONGREGATE ~ CARE FACILITY AGE RESTRICTED TO 62 YEARS OR OLDER AT 13841 RED HILL AVENUE The City Council of the City of Tustin does hereby resolve as follows: I. The City Council finds and determines as follows: A. That a proper application has been submitted by American Senior Living Development, LLC to change the General Plan land use designation from Public and Institutional to Planned Community Commercial/Business, change the zoning designation from Public and Institutional (P&I) to Central Commercial (C-2), demolish an existing church building, and construct an age-restricted (62 years or older) assisted livinglcongregate care facility. The project site is a 2.882 acres lot located at 13841 Red Hill Avenue; B. That the requested general plan amendment and zone change are considered a "project" by the California Environmental Quality Act ("CEQA") (Pub. Resources Code §21000 et. seq.); C. That City staff prepared an Initial Study to evaluate the potential environmental impacts associated with General Plan Amendment 07-001 and Zone Change 07-002 that concluded, with mitigation measures, potential significant impacts can be reduced to a level of insignificance and a draft Mitigated Negative Declaration (MND) was prepared; D. That a Notice of Intent to Adopt a Mitigated Negative Declaration was published and the Negative Declaration and Initial Study were made available fora 20-day public review in compliance with Sections 15072 and 15105 of the State CEQA Guidelines; E. That the City Council is the final authority for the project and will consider the MND prior to approval of the proposed general plan amendment and zone change applications; F. The City Council considered the Initial Study and the Mitigated Negative Declaration (Exhibit A) and finds it sufficient for the Resolution No. 07-93 Page 2 proposed General Plan Amendment 07-001 and Zone Change 07- 002. II. The City Council hereby adopts Final Mitigated Negative Declaration attached hereto as Exhibit A and Mitigation Monitoring Report attached hereto as Exhibit B for General Plan Amendment 07-001 and Zone Change 07-002 for the construction of an age-restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue. PASSED AND ADOPTED at a regular meeting of the Tustin City Council held on the 4~' day of December, 2007. ~~~~ LOU BONE MAYOR PA STOKER CITY CLERK STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS CITY OF TUSTIN ) I, Pamela Stoker, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, do hereby certify that the whale number of the members of the City Council of the City of Tustin is five; that the above and foregoing Resolution No. 07-93 was duly passed and adopted at a regular meeting of the Tustin City Council, held on the 4~' day of December, 2007, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: Amante, Davert, Bone, Kawashima, Palmer None None None (5} (0) (0) (0) PAMELA STOKER CITY CLERK RESOLUTION N0.07-94 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN APPROVING GENERAL PLAN AMENDMENT 07- 001 AMENDING THE GENERAL PLAN LAND USE DESIGNATIONS FROM PUBLIC/INSTITUTIONAL TO PLANNED COMMUNITY COMMERCIAUBUSINESS TO ACCOMMODATE THE CONSTRUCTION OF AN ASSISTED LIVING/CONGREGATE CARE FACILITY AGE RESTRICTED TO 62 YEARS OR OLDER AT 13841 RED HILL AVENUE. The City Council does hereby resolve as follows: The City Council finds and determines as follows: A. That a proper application has been submitted by American Senior Living Development, LLC to change the General Plan land use designation from Public and Institutional to Planned Community CommerciaVBusiness to accommodate the proposed project; B. That a public hearing was duly called, noticed, and held on said application on November 13, 2007, by the Planning Commission and the Planning Commission adopted Resolution No. 4072 recommending that the City Council approve General Plan Amendment 07-001. C. That a public hearing was duly called, noticed, and held on said application December 4, 2007, by the City Council. C. That General Plan Amendment 07-001 is consistent with and implements the following Land Use Element goals and policies of the General Plan: 1. Goal 1 of the Land Use Element provides for a well balanced land use pattern that accommodates existing and future needs for a variety of land uses. 2. Policy 1.5 encourages compatible and complementary infill of previously by-passed parcels in areas already predominantly developed. 3. Policy 2.2 requires maintaining consistency among the Land Use Element, Zoning Ordinances, and other City ordinances, regulations, and standards. 4. Goal 3 of the Land Use Element ensures that new development is compatible with surrounding land uses in the community, the City's circulation network, availability of public facilities, existing development constraints, and the City's unique characteristics and resources. Resolution No. 07-94 Page 2 5. Goal 6 of the Land Use Element which encourages improvement of urban design in Tustin to ensure development that is both architecturally and functionally compatible, and to create uniquely identifiable neighborhoods, commercial, and business park districts. D. That the proposed amendment to the land use designation is in the best interest of the public and ensure consistency between the General Plan and the Zoning Ordinance. E. That an Initial Study was prepared to evaluate the potential environmental impacts associated with General Plan Amendment 07-001 and Zone Change 07-002 that concluded, with mitigation measures, potential significant impacts can be reduced to a level of insignificance and a draft Mitigated Negative Declaration (MND) was prepared; II. The City Council hereby approves General Plan Amendment 07-001 amending the General Plan Land Use Designation of the project site from Public/Institutional to Planned Community CommerciaVBusiness, as identified in Exhibit A attached hereto. PASSED AND ADOPTED at a regular meeting of the Tustin City Council held on the 4rn day of December, 2007. ~~-- LOU BONE MAYOR PAMELA STOKE CITY CLERK STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS CITY OF TUSTIN ) I, Pamela Stoker, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, do hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Resolution No. 07-94 was duly passed and adopted at a regular meeting of the Tustin City Council, held on the 4~' day of December, 2007, by the following vote: COUNCILMEMBER AYES: Amante, COUNCILMEMBER NOES: None COUNCILMEMBER ABSTAINED: None ~LMEMBE ENT' None ~~, Davert, Bone, Kawashima, Palmer (5) (0) (a) (o) ,.. PAMELA STOKE CITY CLERK Exhibit A Resolution No. 07-94 General Plan Amendment 07-001 13841 Red Hill Avenue ~ ~~ ~ ,l.l ~~ a(t uCp rr~~~o +>Mu ~"M aNG nM[+7,yv i ~~e U g ~ r. lim Existing ~ ~~ s ,,,., ,~. ,~I aft o~ca ~a-uutlw ~>~ "~' anAG c~wrwraM. ~ i ~JUa ~ ~ ~ ~ r. ~.~ ~ un Proposed ATTACHMENT H ORDINANCE NO. 1346 ORDINANCE NO. 1346 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, ADOPTING ZONE CHANGE 07-002 AMENDING THE ZONING MAP OF THE CITY OF TUSTIN TO REZONE THE PROPERTY LOCATED AT 13841 RED HILL AVENUE FROM PUBLIC AND INSTITUTIONAL (P&I) TO CENTRAL COMMERCIAL (C-2) ZONING DISTRICT TO ACCOMMODATE THE CONSTRUCTION OF AN ASSISTED LIVING/CONGREGATE CARE FACILITY AGE RESTRICTED TO 62 YEARS OR OLDER The City Council of the City of Tustin does hereby ordain as follows: Section 1. FINDINGS The City Council finds and determines as follows: A. That a proper application has been submitted by American Senior Living Development, LLC to change zoning designation from Public and Institutional (P8~1) to Central Commercial (C-2) to accommodate the construction of an age-restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue; B. That a public hearing was duly called, noticed, and held on said application on November 13, 2007, by the Planning Commission. The Planning Commission adopted Resolution No. 4073 recommending that the City Council approves Zone Change 07-002. C. That a public hearing was duly called, noticed, and held on said application on December 4, 2007, by the City Council. D. That the proposed amendment to the zoning district is in the best interest of the public in that it provides for the construction of a new senior facility that is age restricted to persons that are 62 years or older. E. That the proposed zone change is consistent with General Plan Amendment 07-001 and the policies of the General Plan, as evidenced by the following findings: (a) The proposed zone change to Central Commercial District is consistent with the General Plan Amendment 07-001. (b) The project site is bounded by areas zoned Retail Commercial (C-1) and Central Commercial (C-2) districts to the east across Red Hill Avenue, Central Commercial (C-2) district to the south, Public and Institutional (P&I) district to the west, and Multiple Family Residential (R-3, 2200) and Retail Commercial districts to the north. The zone change to Central Commercial (C-2) district would be compatible with the surrounding zoning districts. (c) The location of the proposed project desired by the community to allow for improvements in the area. D. That an Initial Study was prepared to evaluate the potential environmental impacts associated with General Plan Amendment 07-001 and Zone Change 07-002 that concluded, with mitigation measures, potential significant impacts can be reduced to a level of insignificance and a draft Mitigated Negative Declaration (MND) was prepared; Section 2. The City Council herby approves Zone Change 07-002 and amends the Zoning Map of the City of Tustin in accordance with Exhibit A, attached hereto. Section 3. SEVERABILITY All of the provisions of this ordinance shall be construed together to accomplish the purpose of these regulations. If any provision of this part is held by a court to be invalid or unconstitutional, such invalidity or unconstitutionality shall apply only to the particular facts, or if a provision is declared to be invalid or unconstitutional as applied to all facts, alt of the remaining provisions of this ordinance shall continue to be fully effective. PASSED AND ADOPTED at a regular meeting of the Tustin City Council held on the 2"d day of January, 2008. _. PAM LA STOKE , CITY CLERK I1~ r~ u [ ~ Is, ~t • i ~ ~. • ~ ~ A* '~ ; ~ ~ ~` ~~~~~ i ~ j~ ~ ~~~E ~ ~~ 1~.. ~~e ~~~~~~~~~- ~. ~ ;~ --~~ YA~tt --:~: z-r - ` ri 1 ~ ~ ~~...lr. Is 1. i 1 !~ s~ i la ~~ s (_ ~~ ~~ I ~~ ' i ~ f ~~ 1~ I~~~~~~t~~'~/III~I~ i~g..t...-I~I~~ttS ! i~ ~t~i6ii~l~l~~f~ i ]• I 1 ~ ~, ~ ~ ~ :1~ ~ Section 8: PARKING ANALYSIS A ramp located on the north side of the proposed development will provide two- way vehicular access to the subterranean paricing/garage level as shown in Figure 5. The parking level ramp can be accessed by a two-way passage that runs along the north side of the building. As proposed, the vehicular access driveway is 26 feet wide and allows both inbound and outbound traffic. There are 3 stairways along with 3 elevators located at the north and south ends of the parking level which leads to the main complex. Monarch Village will provide a total of 204 parking spaces, which includes 33 guest and 7 handicap spacers. The total number of employees of Monarch Village is projected to be approximately 60 people and a maximum of 20 employees, will be at the site at any one tune. Many of the employees of Monarch Village wail utilize public transportation and/or carpoogng to get to and from the work on a daily basis. Parking spaces measure approximately 20 feet long by 9 feet wide. The width of the driving aisle in the undergrourxi parking faciUty is approximately 25 feet which allows for iwoa~+ay traffic. The parking ratio for a development is determined by dividing the total number of parking spaces by the total numbers of units. Parking ratio 1.0 including the guest; ApA, and staff is recommended for this project based upon various parking studies and The Institute of Transportation Engineer's (ITE), Parking Generatkn Manual, 3'd Edition. Note that the Parking Generation Manual does not specifically separate out guest, ADA, and emp~yeea parking unless the ~' fadlity generates turnover such as churches, theaters, and convention Centers. These parking studies aro discussed below. A Parking Study was conducted by Newport Traffic Studies for three independent senior living communities to determine the parking ratio for the iadllh/ along with a parking occupancy rate. These three independent senior communities aro similar to this project community as compared in Tabb 5. In Appendix C, summary of a related ~ITE Journal article is attached and trip generation rates and parking demand is compared with this fadlities. As shown in Table 6, the thn~s independent living communities have a mean parking tatb of 0.64 and a median ratio of 0.63. Monarch Village's proposed parking ratio of 1.0 exceeds this parking ratio and the average for the two independent liv~lg communities presented in ITE joumal~ in Illinois. According to Table 5, the percentage of occupied parking spaces ranges from 8596 to 10096 of the three independent living communities surveyed. ~ 'SENIOR HOUSING TRIP GENERATION AND PARKING DEMAND CHARACTERISTfCS by Stephsn B Corcoran. P.E. presented at instkuta of Tranaportatbn Engineers 66th Annuaf MeeUnp. . rw+rf~c a~rP,~c'r REPORT 13 MONARgi vlLC~-c~E-TUS11N W.13. LMAiERMIW ENGHiEERiNr3, SIC. AbfERICAN SENIOR LJVIN(i DEVELOPMENT I X11 I I I I I I i iV i i i i i i it i Table 6: Parking Study "Independent Senior Living CommunWes" Project Ctty Number Packing Occupancy" Parking Rath of Units S ces S aces/Unk Springs of Escondido 103 62 8596 0 60 Escondido . Valencia Rancho 114 72 10096 0 63 Commons Cuca . The Ventura 115 78 10096 0.68 Bonaventure 'Occupancy at the time of counting. "' ParlJng Spaces indude guest and ADA spaces. Source: Newport Tiaffla Studies. Table 6: Amenities Comparison Table Amenities Monarch ASL 'Springs of Escondido 'Valencia Commons 'Ths t3onaventun ••Mayslaks, Oakb IL "Glenview Terrau IL Cate I I I I I I 8 Valet Pe Co ~ Trans ~ / p~ / Houaek ~~ and Reueational Acf(vkisa / Can CounsNor / / / Grocery and Phamtacy ~ ~ Chauffer Servbs ~ Un~s 201 103 11.4 115 830 243 Perkin Ratb 1.00 0.80 0.63 0.88 0.408 0214 I -Independent SenJor Uvinp Cormrrunity, 'Newport Tnalgc Studla~s . " ITE jorxnaf ertfafe pvesented ~ 86" annual meeLtr~p, a- M~irtinwm AQe, 6- AveiaQe Apa The Institute of Transportation Engineers (ITE) informational report, Paiicing Generation, 3"i Edition, ITE Dods 253, Congregate Care Facility, ,states that the existing parking ratio (based on Oregon parking study, 2000) is 0.5 spaces per unit. Based on this parking ratio, the number of parkng spaces required is calculated by muftiplying number of units to parking ratio 0.5 as shown in Table 7. The definition of Congregate Care Facility most closely matches the Monarch Villa -Tustin facility. Land Use Code: 253 Congregate Care Facility is defined as: `Congreegate care facilities are independent living devebpments that provide centralized amenities such as dining, housekeeping, transportation and organhed socieUr+ecreational actlvfties. Limited medical servkes (such as nursing and dental] may or may not be provided. The resident may contract additional medical services or personal assistance. ` ~F~ ~P~cT REPOaT 14 -~or~RCH vN.~~n~srwa w.c;. z~~ t~w~RUro, ~,c. a~rcaw sEnuoR ~~ o~oPMEHr. Table 7: Parking Requirement "RE Manuel" Land Use Group:253 Land Use Number of Units Parking Ratio S aces/Unit Space Required Co r ate Care Faal' 201 0.5 100 Total 100 Source: ~n9 Generation, 3'° Edition"ITE Mannar Based upon this anatysis of similar existing development, a parking retb of 1.0 exceeds the ITE recommended parking ratio and should provide adequate parking facilities far visitors and residents. Conclusion Three Southern California senior housing complexes and two IlNnois senior housing developments wero analyzed for parking needs. The maximum parking ratio of 0.68 for dwelling units compared to parking spaces is provided by 'The Bonaventuro' in Venture. However, it should be noted that the parking utilization for this cx~mplex is 10096. All other studies independent senior communities range from a parking ratio of 0.214 to 0.68. The parking spaces included visitor, handicap, and resident The percent utilization ranged from 5596 to 100°y6. Since this development is an age restricted faality with the ages ranging from 62 to 85+, residents mobility wiN be dependant upon public and private transportation services reducing the need for vehicle ownership. tt is reasonable to assume residents with vehides will occupy parking spaces in the age group of 62 to 68 with less vehice ownership in the age group of ?0+. The new fadNty will provide the Valet Car Services kacated on the 3 stab on the surface. Vabt services will assist residents parking vehides and driving cars up and down the garage ramp. This Valet Service will also provide assistance to the residents by taking their groceries or shopping bags out of their vehides and delivering them to their residence. The total number of resident parking spaces wiN be albtted by permit process, requiring each tenant to apply for a parking space. The complex management will limit the amount of"parking permits. ~F~ a~~ r~oaT 1 S MoNaRp+v~.u-cE-Tt~snN w a. ziM-,a:~uw sr+ci~~, urc. a-~a~w seraoa uvnx; oeva.aP~rrr r L t i ~Il i i i i i i ~,+~, LL i ~I~ i I I i I i II r_-.----r---~--~-~- -~--~--~- ,_, - -~ ~~~} I ~~ ..l _~ I --: I ~~ -t _~ --, i ---a-- i.__-- M g . ~~ i I -~-- --i------~ 1 i I ` ( .~.. ~ ~. T ~- T T I ~~~~• ~~~~ • -~--- ~' .+_~ ~,~ .1 _ ~~ ~ --- ~~ ~ w~ I. i _T__ ~_. ~~ ~--- __1 0, S a J ~ ,~ 3g ~~ a ~ ~ ..,r ~3 Section 7: SYSTEM DEFICIENCIES Operationally, the adjacent roadway system is operating at an above minimum level of service. Site ingress/egress has been revised to improve access without impacting Red Hill Avenue. Planned development adjacent to the project may require further monitorir~ of the alley, south of the project site. ' Section 8: PROJECT MITIGATION MEASURES The existing two way left tum lane wiU remain on Red Hill Avenue to allow northbound Red HMI Avenue traffic to tum into the facility. Since only a right tum exit i$ allowed from the facility, a directional median is recommended along with the guide sign (Right Tum Only) at the two way driveway access to restrict the drivers from fuming left as shown in Figure 2. • Large semi-trailer ar~i moving van will be prohibited from entering the site. Move-in. condition along with •other terms and oonditfons for residency at the complex with each tenant will be highlighted in the signed Tenant Agreement. f t • Count-down pedestrian heads are recommended at the intersection of Red Hil! Avenue and San Juan. ~F~ ~~ REaoaT 17 Moir vu~€n~N w.a z~MnrEw~uw ~. urc. ~ sErxoa uvtr~o ~vo.o~xr ~± ~ i i ~, iV ~r Reference: • "Senior Housing Trip Generation And Parking Demand Characteristics" by Stephen B. Corcoran, P.E. presented at Institute of Transportation Engineers 66th Annual Meeting. • 'Trip Generation Characteristics of Age-Restricted Housing" by Thomas E. Flynn, P.E., PTOE and Andrew E. Boenau, E.l.T. presented in February 2007. ~~ itiw~c'r a~oPrr 18 vu~-ruses W.(i. ZIMMERAtAN ENGINEERING, WC. AMERICJW SElNOR LNIlK OEVH.oPMEN'r APPENDIX A Traffic Summary Results ~~ ~v^cr 19 ~+acH vKU~~snt+ w s. z~MU~rs~vw ~r~n~. mac. ~~crw ser~ioa uvwa cEVa,.o~nrr ~! 1 I ~~ i !r 2 4 HOUR VOLUM88 STRBST s REDHILL TUSTIN LOGTION s 3AN NAN/SL CAttINO DAT$ : 11-17 - 0 5 NORTHBOUND SOUTHBOUND TOTAL 00 12 : 131 81 212 00 1: 84 55 139 00 2 s 55 33 88 00 3 : 49 31 80 o0 4 : 44 5S 102 00 5 : 64 186 250 00 6 : 190 463 653 00 7 : 582 1 329 1 911 00 B , , s 539 1 208 747 1 00 , , 9: 553 747 1 300 00 10 , : 516 571 1 087 00 11 , : 633 548 1 181 AN 00 12 , [ : 751 637 1 388 pl 00 1 , : 675 671 1 346 00 2 , : 826 690 1 516 00 3 , : 800 776 576 1 00 4 , : 030 1 640 1 670 5:00 , , 1 151 758 1 909 00 6 , , : 859 651 510 1 00 7 , : 870 520 1 390 00 8 , : 503 350 853 00 9 : 417 348 765 00 10 : 315 199 514 00 11 : 206 107 313 00 1Z s 1I 843 11 657 23 500 , , , Prepared by NEWPORT TRAFFIC STUDIES is H=rmTE covr~Ts sTR~sT REngILL TVSTIN LOCATION 3AN JIIANJEL CA~dINO DATE s 11-17-05 AM I P2t NORTB 30UTH TOT71L NORTH SONS TOTAL BOUNn BOUND TOTAL BOUND BOUND TOTAL 37 27 64 12:00 171 148 320 34 22 56 203 161 364 36 18 54 184 179 353 24 14 38 192 149 341 25 15 40 1:00 154 186 340 26 16 41 164 175 339 18 15 33 i71 151 323 15 9 24 186 158 344 17 11 29 2:00 18? 151 339 15 10 25 198 159 357 11 5 17 217 174 3 91 11 6 17 214 205 429 16 8 24 3:00 201 198 399 14 3 17 197 191 388 12 l0 22 Zoe 201 410 7 10 17 ~ 194 185 379 13 ~ 12 25 4100 219 151 370 7 10 17 221 161 383 9 7 16 294 158 451 15 29 44 296 169 465 16 31 47 5:00 311 215 526 15 13 38 291 178 469 15 57 72 280 181 461 18 75 93 169 184 453 44 96 140 6:00 161 183 444 31 90 111 111 176 397 47 115 162 184 151 336 68 161 230 193 140 333 116 221 338 7:00 209 180 389 119 191 411 184 118 311 171 406 577 268 105 373 176 409 585 ~ 209 107 316 .157 332 488 8:00 169 87 256 134 326 460 119 92 1 10 137 275 911 108 88 196 111 276 387 107 84 191 123 246 369 9:00 111 91 101 153 181 334 105 81 187 145 167 312 101 70 171 132 153 285 100 105 205 123 158 281 20:00 97 51 1!8 132 146 278 79 61 141 135 130 165 81 51 134 126 137 163 57 34 91 134 146 280 11:00 63 39 101 150 129 279 61 14 85 180 131 312 47 23 70 169, 141 310 ~ 35 21 56 Prepsr~d by N8NPORT TRAFFIC STUDIES 1 i it !+ 1 INTERSECTION TUR2~ COUNT PBAE HOUR NORTH-SOUTH STRBSTs RSDHILL EA3T-WEST STRSSTt l~L CAIdINO REAL JURISDICTION: TU3TI3T PEAK HOURS 07 s 15A1t NORTH LSO TOTALt 1,407 Total 1st 2nd 3rd 4th .,..,. 81 10 36 Z6 9 116 29 34 35 18 187 45 47 SO 45 W88T L8O TOTALt 384 HOUR TOTALS 3,290 Rt Thru Lt Rt Thrv Lt Lt Thru Rt PL°A1C HOUR FACTORS NORTH LE(i ~ 0.87 SOUT1~ L=O • 0.85 SA3T L8A ~ 0.82 WEST L8"(i ~ 0.82 1st tad 3rd 4th Total ALL LS03 0.8b TOTAL: 919 SOUTH LSO Prepared by NEWPORT TRAFFIC STUDIB3 Total 1st 2nd 3rd 4th DATRt 11-17-05 EAST LSA TOTALS 530 ~ 5 8 5 22 46 67 54 29 196 b5 89 86 72 312 1st tad 3rd 4th Total Lt Thru Rt INTERSECTION TURN COUNT PEAS HOUR NORTS-SOUTH BTR88Ts REDHILL EAST-WEST STREET: SL CAMINO REAL JURISDICTION: TUSTIN PTAlC HOUR t O S ~ 0 O P1[ NORTB LEO TOTALS 774 Total 1st 2nd 3zd 4th 80 28 14 15 23 173 51 44 46 32 169 46 39 51 33 WEST LEG TOTALS 422 1st 2nd 3rd 4th Total HOUR TOTAL: 3,239 Lt Thru Rt Total 1st 2nd 3rd 4th DATE: 11-17-OS EAST LSO TOTALS 521 .- -~ Rt 9 ? 6 4 ZS Thru 78 71 74 70 293) Lt 59 47 52 44 20Z PEAK IiOUR F]4.CTORS NORTS L80i 0.87 SOUTH LEG . 0.96 BAST LEO 0.89 WEST LEQ • 0.84 ALL LEGS . 0.91 TOTALS 1,522 SOUTH LBO Prepared by NEWPORT TRAFFIC 1st tad 3zd 4th Total Rt Thru Lt Lt Thru Rt 1 ~, i i !I+ I INTER38CTION TARN CORN'!' PEA1C HOIIR NORTH-SOiJTH STRSETs REDHILL SABT-WEST STREET s 3Al~ .7UAN JIIRISDICTIONs TUSTIl~ P8A1C HOOK s 07 : 3 OA1~t NORTB L80 TOTALS 1,148 Total 1st tad 3rd 4th 2Z 5 14 ~ 1 80 43 23 4 10 155 55 56 17 Z7 W88T LEli TOTALS 257 DATB: 11-17-05 Total lit tad 3rd 4th Rt Tl~ru Lt EABT LEf~ TOTAL s 3 3 8 Rt 14 21 10 3 48 .T7sru 19 34 19 7 79 Lt 69 72 36 34 211 Lt Thru Rt 1st 2nd 3rd 4th Total PEAK 80Uf! PA,CTORB NORTB L8O s 0.97 SOUTB LFA 0.85 EAST LEO 0.67 WEST LED 0.62 ALL LFAB 0.8 6 TOTALS 59I SODTB LSCi HOUR TOTl1Ls ],334 Prepazed by NEWPORT TR]~FFIC STUDIES 1st tad 3rd 4th Total Lt Thru Rt INTERSECTION TO'R2~ CO~N'P P$AlC ~O~R NORTH-SODTH STRESTs RBDBILL BAST-iPBST STREET: 3AN JIIAN JURISDICTION: Z'QSTIlt P8A1C HOURS 04s45Pt~[ '• NORTH LBA TOTALS 731 Total 1st tad 3rd 4th 13 Z 4 3 4 75 18 19 14 2! 44 6 13 I3 1.2 W'SST LSD TOT11L s 13 2 ~, DATBs :11-17-OS Total 1st 2nd 3rd 4th Rt Thrv Lt EAST LRQ TOT11L s 2 4 5 ,~_ .. ._._. .__,.... ~ I r -~ Rt I2 2Z 10 58 24 i Thru 19 19 18 Z4 8 Lt 30 21 20 Z6 97 Lt iat Znd 3rd 4th Total Thru Rt I~t 2nd 3rd 4th Total HOUR TOTALS 2,293 PB.A1C MOOR FJ-CTORB NORTS LEO . 0.89 BOUTS LEO • 0.90 EAST LEO ~ 0.83 WSST LEO 0.83 ALL LEa3 . 0.91 TOT11Lz 1,185 SOT,1T8 LE(i Praparad by NE9PPORT TRAFFIC 3TUDI Lt Thru Rt i ~,1 1 I I I~ i i i i ~I~ i iNT1;R3sCTION TDRNING coONT NORTB-80DTS STREE'P: RSDHILL EAST-WBBT 3TRSSTs BL GMINO RE7~L TIMES 07 r 00]11[-08 r 00 ]11[ DJi1TE: 11-1?-OS NORTB LSfi 134 1163 9 Total 19 201 3 1st 34 251 1 2nd 64 327 3 3rd 17 384 2 4th At Thru Lt ~• Rt Thru Total 1st 2nd 3rd 4th Lt Lt 1st tad 3rd 4th Total Thr u Rt Lt Thru At lit 62 92 38 2nd 67 104 40 3rd 100 125 45 4th 72 139 41 Total 301 460 164 w.. Prepared by NEiVPOAT TR7IFFIC 3TtJDIEB 88 16 10 36 26 129 31 29 34 35 190 48 45 47 50 7 4 5 8 24 39 46 6? 54 206 59 b5 89 86 299 INTERSECTION TURNING COUNT NORTH-SOUTH 3TRS$Ts RSDHILL EAST-WEST STRBSTs EL CAMINO RS71L TI1~: 08s00A1t-09s00A1[ DATES 11-17-OS NORTH LSG Total 1st 2nd 3rd 4th Total 1st 2nd 3rd 4th 43 9 6 6 16 11 82 18 19 24 21 153 45 24 41 43 Lt Thru Rt lst 2nd 3rd 4th Total Rt 5 4 4 2 Z5 Thru 29 36 26 34 12 Lt 72 54 45 53 224 1st 2nd 3rd 4th Total Prepared by NEWPORT TRAFFIC Rt Thru Lt Lt Thru Rt i. ~+ 1 I I I 1 1 1 1, lid 1 1 1 1 1 1 'fir 1 INTERSSCTION TURNING COUNT NORTH-BOUTS STRB$Ts RBDHILL EAST-WEST STREETS BL CA1dIN0 REAL TII~: 04:OOP1i-OS:OOP1[ DATSs 11-17-05 NORTH LEO Total lst tad 3rd 4th Lt Thru Rt Rt Thrv Lt Total ' 1Mt tad 3rd 4th 9 7 11 7 34 48 60 71 56 235 46 58 50 42 196 lit 2nd 3rd 4th Total 54 15 13 13 13 15S 36 29 44 46 153 37 35 45 36 lit 2nd 3rd 4th Total Pr®parad by NEWPORT TRAFFIC STUDIES •..~ Rt Thru Lt Lt Thru Rt INTSRSBCTION TURNING COUNT NORTH-SOUTH STRB~T: R$DHILL BAST-~PBST 3TRSBTs 8L CAMINO REAL TID~s 05:OOPI~[-06s00P1[ DATE: 11-17-OS NORTS LRG Total 1Rt 2nd 3rd 4th Total 1st 2nd 3rd 4th 80 28 14 1S 23 173 51 44 46 32 169 46 39 51 33 1st 2nd 3rd 4th Total Lt Thru Rt Rt 9 7 6 ' 4 26 Thru ?8 71 74 7n 293 Lt 59 47 52 !! 202 1st 2nd 3rd 4th Total Prepared by NE99pORT TRAFFIC 3TUD Rt Thru Lt Lt Thru Rt i ~+) i i i i i i, it i i i i i i ~I~ i INTSR38CTION TURNING COUNT NORTH-$OIITH 3TRBETs RBDHILL EAST-WEST 3TR$8Ts S111~T JIIAN TII~: 07:OOAM-08:00111[ D]1TE: 11-17-05 NORTS L>ui 47 918 33 Total 11 167 9 lat 7 213 8 2nd 22 268 5 3rd 7 270 11 4th Rt Thru Lt Rt Thru Total lit 2nd 3rd 4th Lt Lt 1st 2nd 3rd 4th Total Thru Rt Lt Thru Rt iat 14 75 31 Znd 16 66 33 3rd 11 115 35 4th 14 110 49 Total 55 366 148 ,« Prepared by NEWPORT TRAFFIC STtJDZES 24 3 2 5 14 125 28 31 43 23 183 39 33 55 56 6 Z 14 21 43 16 17 19 34 86 26 36 69 ?2 203 Total 1st 2nd 3rd 4th NORTB-SOUTH $TR$lCTs RBDHILL $lU$T-WEST $TREBT s 3AN ~7UJ1N TTMBs 08:OOAK-09sOOA1t UATlC: 11-17-OS NORTB L8A 9 2 1 2 4 36 4 10 17 5 79 17 27 17 18 INTER$SCTIOIT • Y/~l\il~Q ~.V~ Lt Thru Rt 1st 2nd 3rd nth Total Total lst 2nd 3rd 4th 1st 2nd 3rd nth Total Prepared by NEWPORT TRAFFIC Rt Thru Lt i) INTERSECTION TURNING COUNT NORTH-SOUTH STREET: REDHILL EAST-NEST 3TR$ET: 3AN JUAN TI14Es 04:00P8-05:00P1[ DATEt 11-17-05 NORTH L8(i Total lsit 2nd 3rd 4th ~~ !~r Total i~t 2nd 3rd 4tb Lt Thru Rt Rt Thru Lt 11 ~13 7 12 43 6 4 10 19 39 16 15 20 30 81 14 6 3 3 Z 34 7 3 6 18 25 9 5 5 6 lit 2nd 3rd 4th Total 1st tad 3rd 4th Total Prepared by NEWPORT TRAFFIC STiTDIES Rt Thru Lt Lt Thru Rt INTERS$CTION TURNING GOIINT NORTS-SOUTH 3TRBSTs REDHILL EAST-WEST STRBBTs SAN JU11N TIME: 05s00Pli-06:OOPM DJ1TE: 11-17-OS NORTH L8O Total lst 2nd 3rd 4th Total lst tad 3rd 4th 15 4 3 4 4 74 19 14 24 17 56 13 13 12 18 1st and 3rd 4th Total Lt Thru Rt Rt 22 10 24 1'1 73 Thru 19 18 24 15 7 ~Lt 21 20 26 2Y 88 1st tad 3rd 4th Total Frepar~d by NEKI?ORT TRAFFIC STUDI Rt Thru Lt Lt Thru Rt i! i ' APPENDIX B ,~ Site Photographs i ~~ e ~F~ i~a~cr 20 c«i v~-,us,u, C] Existing Stta Existing Sita ' raaFF~c ~+~cr ~oRT 21 ~oN~RCH vxuae-n~x+ W.G. ZIt~NERAbW ENGINEERING, MC. AMERK.Ml SENIOR LMNG DEVELOPMENT ~;1 I li 1~ i i ~~ - .., ~~ wa~cr s~POar 22 Mor~ac.~+ v n~srw w.~. zi~r~ww ~cua~wr+c, urc. ~a~w s~ioa uvu~ o~o~rrr Red HIII Avenue snd San Juan Street Red HIII Avenue and Et Camino Real APPENDIX C Reference sw~~c urw~ ~~ 23 cH v~.v-c~-n~st~ w c. w+~w ~~~ n~c. n~irrw se-~noa wtHC oEVa.o~rrr i Trip Generation Characteristics of Age-Restricted Housing By Thomas E. Flynn, P.E., PTOE and Andnw E. Boenau, E.I.T. Summary: 'age-restricted' housing, essentially for persons 55 and older, has I become a popular component of many new residential devebpments. This feature presents study methodology and findings of a traffic data collection effort to quantify peak hour try generation d~aracteristics of age-restricted housing. These findings will strengthen the database for this increasingly important land use. Tha Four Seasons at Historic Virginia ` The development studied was the Four Seasons at Historic Virginia, an age restricted, 55-plus, active adult community located 'm Prince WilUam County in suburban northern Virginia. The Four Seasons at Historic Virginia has the foliow~g characteristics: ' It is situated along State Route 234, an arterial providing a direct connection to Interstate 95. No transit, bike, or pedestrian facilities connect the development with other area larul uses. • In addition to requiring at least one resident to be age 55 or older, no pennon under 19 may reside for more than 90 days in any consecutive 12 ~ months. • At full development, K will have approximately 800 detached residential units. It currently has approximately 460 age-restricted residential units that are fuly buiR and occupied (full time or seasona~r). • The only non-residential development is the 12,000-square-foot wmmunity clubhouse. • It is estimated by the developer that pefiaps half of the residences inducts at least one adult wha is stib working, either part time or fuN time. The authors' opinion is that this is high compared to the typical age restricted community, which often is a more retirement oriented environment mountain area or water oriented-where the job market is not as strong. Along the same lines, it is estimated that perhaps only several pen~ent of the units are seasonal or second homes-aflain. a characteristic moro common with resort related retirement communities. ' Residences sell in the general range of $300,000-3650,000. Because the devebpment is only several years old, a relatively high percentage of the additional site work is being undertaken by the owners. This indudes patk~s and additional landscaping. The month prior to the study inducted 50 site work applications to the homeowners assodation. This activity contributes to a higher level of traffic generation as compared to normal corxiitions at full devebpment. • A fairly small staff of employees works at the clubhouse, with a significant ~ development sales staff of about 30. Once the lots are solo, this sates ~ activity wiU be eliminated. Currently, additional traffic is generated by these ~~ ~FK; a~v~ar ~POaT 24 v~t~ 1ust~ W.G. Zq~ArilEAA4W ENG~NEERINCi. MIC. lwERIC~W SENOR tlVl~rCi DEI~ELOPhIEtdr ,.»~ ,,.~ sales personnel, which is reflected in the trip generation data presented herein. Time Period Vehicle trips per dwelling units Percent EnterlExit AM k hour 0.18 20/80 PM ak hour 0.33 67/33 24 Hour 3.71 50/50 Conclusion The trip rates generated by the Four Seasons are very much in line .with similar data sources. Furthermore. the mathematical differences even can be acoounbed for. Accordingly, it is the opinion of the authors that the Four Seasons trip rates summarized in Table are appropriate for use on other age-restrided residential projects, with perhaps the actual values being marginally on the high side. Until actual 24-hour data for age-restricted developments are obtained, the 3.71 trips of Code 251 is recommended. Discussion: This 'ITE Joumat' artice 'Trip generation characteristics of ago- restricted housing' by Thomas E. Flynn and Andrew E. Boenau related to the proposed facility is published in the Febnrary 2007. This article presents the trip generation rates for age-restricted housing based in Virginia. The land use type presented in the article is similar to senior adult housing-detached (Code-251) because minimum age restriction is 55 and also developer estimated that half of the residents include at least one adult who is still working. While the project site presented ~ in this report has minimum age restriction of 62 and assisted living/congregate care facility with dining facilities wh~h ~ similar to congregaba care facility (Code-253) in the 7ri edition tTE trip generation manual. So the average trip generation rate 2.02 is used for this facilities based on ITE trip generation Codo-253. ~flc awP~ ra:POrrr 25 Mow~ac~r viu.+~c~ n~rw w.a ~~ moo. mac. ~ saruoa uv~ oivaor~rr ~, SENIOR HOUSING TRIP GENERATION AND PARKING DEMAND CHARACTERISTICS By Stephen B. Corcoran, P.E. (M) presented at the Institute of Transportation Engineers 66th Annual Meetbg Summary As the baby boomer generation ages, special housing projects have been developed for them in lieu of the traditional single-family horrro or apartment Congregate care facilities, independent living apartments, assisted-care units, and senior apartments are being marketed, devebped, and built to handle the needs of older adults. ' The changing lifestyle of older adults affects their transportation needs and usage as weQ. Trip generation and parking demand within this age group vary t significantly from traditbnai residential ualrs because residents no beget have to be at work, pick ~ their childron, or do theft shopping at specific times. Also many senior communities provide on•site services to meet their residents' needs. ' This paper will present the author's experienoas with senior housing and its trip and parking characteristics abng with data on projects in suburban Chicago, Illinois and around the United States. . t PARKING DEMAND SURVEYS Parking demand ~ charadertstics wero obtained from a number of surveys conducted in the Chicago metropolitan area. The peak parking demand occurred during the mid-day between 11:00 AM to 3:00 PM corresponding, in part, with the largest employee shift on-site. Table summarizes those surveys. The peak day of ' the year is Mother's Day when many fadlttles run out of visitor parking, acxordfng to the on-site staff. ' The peak parking demand rates varied between 0.214 and 0.579 vehicles per unit/bed with a weighted average rate of 0.404 vehicles per unit/bed. Employee, resident, and visitor parkbg is inducted. This rate is one third to one half the parking reles of other residential uses. Readers should note that the survey atlas with tlx higher parking rates generellyr have more nursing beds which requires more employees than the resbential units. ~r T.tir.• t~RAk Psrktna Demand Sunev Devek~pmerrx_ _ _ Location Dwallirp Unit Nursing t3~ds Total UnItsJB~ds Pule Psricinp Rats Pule Psrfdnp Demand Govenent Vii Northb IL 220 151 371 0.490 1ffi Beacon flip Lombard IL 235 23 258 0.585 148 Friendsh VAIa Schau 620 100 720 0.390 281 Pres Brian gloms Eva IL 312 188 478 0.518 277 Glenview Terrace Glenview 8. 243 243 0.214 52 M Oa IL 630 630 0.408 257 EJM E ineerln Studies Lilac L W-auk IL 203 203 0.315 84 Irv aaP~cr rzEPOa'r 26 w+ow~acH v~t,-r,Enrsrut wa ~~ E-+~. arc. ar+ER~raw ssrooa uv~,o oEVEioPr~Errr ~.. 0 Deefisid Plate Deerfield IL 98 98 0.230 23 17E Parkin Manual EdNiat Retirement Comrrwnity (Land Usa Code 260 600 500 OZ70 135 3061 440 3601 141 Wei kited Avrt 0.404 Discussion: This article presented in 1996 ITE conference cak;ulate the trip rates and parking demands for the various senior facllit~s in Illinois. Author categorized the senior housing facilities into five different category includes Senior singb-family housing, Senior apartments, independent living units, Assisted-caro units. and Congregate care facilities. Author collected trip data from senior housing facilities from different states and found to be 4.52 to 5.64 trips end a day for senor housing devekpment. But the collected data does not classify the senor housing category and hard to Justify the trip rate data with this study. in this study, senor housing facility is similar to independent living units and can not compare the trip rates calculated by this paper to this study. While parking demand characteristics were obtained from a number of surveys conducted In the Chicago metropolitan area. The peak parking demand varied beiween 0.214 and 0.579 vehicles per unitibed with a weighted average rats of 0.404 vehicles per unit/bed as summarized in the table above. Empbyee, resident and visitor parking is included. From the table, Mayslake and G[erniew Terrace development is similar to this project site. Other development fisted in the table contains nursing beds which require more empbyees _ than the residential units. This study does not provide the nursing facilities. The parking demand ratio for the Mayslake and Glerniew Terrace devebpment is lonely 0.214 and 0.408 which is less then the 1.00 provided for this study.' tiz~ic uw~cr A~oRT 27 Mowwcti viu.~.tus~rr w.a zinr~Eat~-r r~aro. arc. ~wcw sEreoa uvwc: ~.ow~r :~ III i APPENDIX D i~ i ~r ICU Worksheet ~F~ wP~cr 28 wi~n~snH w c. n ~+. mac. ~ ~~ ~~ oEVeo~r Int~n~ctlon C~psclt~- Utll~a8on WorksMat InHrs~etlon Loc~tlar Find Mr a ~ C..n,r~e p4r. Tr+MN Aat~n~!d b~c - Ewa bW sad T1aN of RM~3 PrbMofs Ptsk r. 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C ' N { - 56. 20' 15 4 4 t~ t q 6A b 0 - . 00.0 { 31: 1 Yid off' ~ 67 ~ ~ FwMion 2003A Ltv on nn ei d s i ~I) i i i ~~ c d~ Int~rs~tloe ~apacibr U~gzatlon Worksl~t a,ha.eYoe ~ Fea t~ a s.e,hrn A Twlin ne. ~ Tlin. d o.lu 1roj~ lug ExlNno rolMel Mown~s Int~rsscllon Csp~cJty UNltr~atbn Worlcst~t t inMe.~ellow leesltoru Rid Fdt Z Sta .ham City: T~wif Da1i sad D li ProJ~el: MA.F'gk Houir FuWn WNhout PtoNd ~u F~ I il+ i loters~ction C~paclty Utlltation WotkshNt Intrs~cYon Loe~llo~ Rid F# s 6~a Jura ~ ~ Tu~/p wu ana trn. w wage p Mars.dton C.aP~~~b UttYz.tlon workshNt ~rtraa,ala, tAC.noiK R.a HRI i san.lun E~:'G~rrn t~a..~ ~.~a~ ~I 1 i i Inms~ctlon Capsdty Utlf~stion Wa1csM~Ft 7 ~.n~.e~lgn ~:4 wi a ~.n.Mna c~grs 7'i,gln a.~. a.a~~i» a~o~ ~ rie~.e~ wur STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS CITY OF TUSTIN ) PAMELA STOKER, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is 5; that the above and foregoing Ordinance No. 1346 was duly and regularly introduced at a regular meeting of the Tustin City Council, held on the 4~' day of December, 2007, and was given its second reading, passed, and adapted at a regular meeting of the City Council held on the 2"d day of January, 2008 by the following vote: COUNCILMEMBERAYES: Amantp`Dave~t, Rone. Kawashima. Palmer (S) COUNCILMEMBER NOES: llnne (o) COUNCILMEMBER ABSTAINED: None (o) COUNCILMEMBER ABSENT: u,,,,o (o) ~---+ PAMELA STOKER City Clerk Exhibit A Ordinance No. 1346 Zone Change 07-002 13841 Red Hill Avenue ~ ~~ ~ ,~ ~ ~~ ,~-,~. "'" auc awu~a,w ~ ~~.,. ~ ~ ~ r ~ ,~ Existing 6~#~ g~~fg ,~ ~ ~~ ~ »~ ,~. ,~ ~~ ,~-,~«. ~~ ~~ ~~~ ~ ~.,.,. g y~ ~ ~ r. um Proposed ATTACHMENT PLANNING COMMISSION RESOLUTION NO. 4168 DESIGN REVIEW 10-018 AND CONDITIONAL USE PERMIT 10-009 RESOLUTION NO. 4168 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT 10-009 AND DESIGN REVIEW 10-018 FOR AUTHORIZATION TO CONSTRUCT AND OPERATE A 201- UNIT ASSISTED LIVING/CONGREGATE CARE FACILITY AGE RESTRICTED TO 62 YEARS OR OLDER AT 13841 RED HILL AVENUE. The Planning Commission does hereby resolve as follows: The Planning Commission finds and determines as follows: A. That a proper application has been submitted by WASL Tustin Investors V, LLC to construct and operate a 201 unit age-restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue; B. That the General Plan Planned Community Commercial/Business land use designation provides for a variety of commercial and business uses. In addition, the project has been reviewed for consistency with the Air Quality Sub-element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub-element. C. That pursuant to Sections 9232.b.24. and 9233.c.1. of the Tustin City Code, assisted living/congregate care facilities have been determined to be similar to rest homes which are conditionally permitted within the Central Commercial (C-2) zoning district. D. That on January 2, 2008, the City Council gave final approval of entitlements for the same project which included General Plan-Amendment 07-001, Zone Change 07-002, Design Review 07-012, and Conditional Use Permit 07-011. On November 13, 2007, the Planning Commission adopted Resolution No. 4074 approving Design Review 07-012, and Conditional Use Permit 07-011. General Plan Amendment 07-001 and Zone Change 07- 002 are still in effect. Entitlements for Design Review 07-012 and Conditional Use Permit 07-011 expired on July 2, 2010 due to inactivity E. That a public hearing was duly called, noticed, and held for Conditional Use Permit 10-009 and Design Review 10-018 on January 25, 2011, by the Planning Commission. F. That the establishment, maintenance, and operation of the proposed use will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighbofiood of such proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin in that: Resolution No. 4168 Page 2 1) The proposed assisted living/congregate care facility has been determined to be similar to a rest home which is a conditionally permitted use pursuant to Sections 9232.b.24. and 9233.c.1. of the Tustin City Code. 2) The location of the proposed assisted living/congregate care facility is compatible with surrounding uses in that the use can be considered as quasi-commercial/residential facility consistent with the adjoining residential and commercial developments. 3) As conditioned, a covenant running with the land will be required to limit the use as an assisted living/congregate care facility for 62 years or older subject to providing certain senior services and limiting the number of residents who may have automobiles. 4) The proposed use is not anticipated to result in parking impacts since the parking analysis submitted for the proposed project concluded that there is adequate number of parking spaces and site amenities to accommodate the project. 5) The Traffic Engineering Division has reviewed the proposed project and has concluded that there will be no adverse traffic impacts, and there is sufficient street capacity to support the proposed project. G. Pursuant to Section 9272 of the Tustin Municipal Code, the Planning Commission finds that the location, size, architectural features, and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Commission has considered at least the following items: 1. Height, bulk, and area of building -The facility offers various projections and changes in height to break up the massing of the structures. The inner courtyard provides secure open space for the residents. 2. Setbacks and site planning -The facility is separated from adjacent properties by a drive aisle which also serves as a fire lane. A substantial landscaped setback is provided from Red Hill Avenue and landscaping along the alley frontage. 3. Exterior materials and colors -Materials consist of stucco, the roofing, glazing and accent features most similar to the Mediten'anean architectural tradition which can be found in other buildings within the City. 4. Type and pitch of roofs - A series of hipped roof towers adorned with the break up the flat roofing with parapet in order to create relief at the top of the building. Resolution No. 4168 Page 3 5. Size and spacing of windows, doors, and other openings -Fenestrations within the building have pattern to them and ensure that there are not large portions of blank wall on the building. 6. Towers, chimneys, roof structures - A series of towers are prevalent throughout the building and serve to create vertical interest and a skyline. 7. Location, height, and standards of exterior illumination -Illumination will be confined to the project site to avoid spillover onto adjacent properties. 8. Landscaping, parking area design, and traffic circulation - A traffic and parking study has been prepared for the project to evaluate potential impacts. A separate landscaping plan offers both courtyard landscaping as well as exterior landscaping visible to the public right-of--way. 9. Location and method of refuse storage -Refuse will be stored and accessed within the underground parking garage. Residents wifi use a system of chutes to dispose of waste and recyclables. 10. Physical relationship of proposed structures to existing structures in the neighbofiood -The project site is along a commercial corridor and will offer a visual enhancement to the existing neighbofiood. 11. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares -The project is similar in massing to the recently completed cottages development around the comer on EI Camino Real. 12. Development Guidelines and criteria as adopted by the City Council - The project is consistent with guidelines and criteria as adopted by the City Council. H. That a Mitigated Negative Declaration for the development of a 201 unit age restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue was certified and adopted by the Tustin City Council on December 4, 2007, through Resolution No. 07-93. Said Mitigated Negative Declaration evaluated the environmental impacts associated with General Plan Amendment 07-001, Zone Change 07-002, Design Review 07-012, and Conditional Use Permit 07-011. That the City prepared an Environmental Analysis Checklist attached hereto as Exhibit B, to evaluate the potential environmental impacts associated with Conditional Use Permit 10-009 and Design Review 10-018. The Environmental Analysis Checklist demonstrates that all potential impacts of the project were addressed by the previous certified Mitigated Negative Declaration and no additional impacts have been identified. II. The Planning Commission hereby approves Conditional Use Permit 10-009 and Design Review 10-018 authorizing the construction and operation of a 201 unit age-restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue, subject to the conditions contained within Exhibit A, attached hereto. Resolution No. 4168 Page 4 PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 25th day of January, 2011. STEVE KOZAK Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4168 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 25 day of January, 2011. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A RESOLUTION NO. 4168 CONDITIONAL USE PERMIT 10-009 AND DESIGN REVIEW 10-018 CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped, January 25, 2011, on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified or prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 The subject project approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within 12 months. All time extensions may be considered if a written request is received within thirty (30) days prior to the expiration date. (1) 1.4 Approval of Conditional Use Permit 10-009 and Design Review 10-018 is contingent upon the applicant returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.5 As a condition of approval of Conditional Use Permit 10-009 and Design Review 10-018, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENTS (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE(S) (7) PC/CC POLICY (4) DESIGN REVIEW '"*~' EXCEPTIONS Exhibit A Resolution No. 4168 Page 2 seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. USE RESTRICTIONS (1) 1.6 Prior to the issuance of a building permit, the applicant shall record a covenant running with the land that is binding upon the property owner and successors in interest subject to review and approval by the Director of Community Development and the City Attorney consistent with the conditions of approval including but not limited to the following: The use shall be limited to an assisted living/congregate care facility for persons of 62 years or older. Combination of housing, personalized supportive services, and health care designed to meet the needs of those who need help with daily living shall be provided at all times and shall include, but not limited to the following: o Three meals a day served in a common dining area o Housekeeping services and personal laundry services o Transportation o Assistance with eating, bathing, dressing, toileting, and walking o Access to health and medical services 0 24-hour security and staff availability o Emergency call systems for each resident's unit o Health promotion and exercise programs o Medication management o Social and recreational activities The above services may be provided either by the owner of the facility ("owner") or by the use of outside providers; however, the owner shall be responsible to ensure these services are available upon request. • Of the 204 parking spaces, only 171 residents may have an automobile. This restriction shall be incorporated in any lease or rental agreement. The owner and/or operator of the services and parking are provided properties parking are not impacted. facility shall ensure that on-site such that off-site or surrounding Exhibit A Resolution No. 4168 Page 3 (1) 1.7 Roof ceiling construction shall be roofing on 1 /2" plywood. Batt insulation shall be installed in joist spaces. The ceilings shall be on layer 5/8" gypboard nailed direct. (1) 1.8 All exterior walls shall be 2X4 studs 16" o.c. with Batt insulation in the stud spaces. Exterior walls shall be stucco or other approved exterior plaster. Interior walls shall be made with 5/8"gypboard. All other windows and glass doors shall be double glazing. (1) 1.9 All southeast facing perimeter windows and glass doors shall be glazed with STC 32 glazing. STC 32 glazing may be provided with either '/" laminated glass or a dual pane assembly with a '/2" airspace. In either case, the glazing supplier shall be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. (1) 1.10 All entry doors shall be 1-3/4" solid core doors with weather stripping seals on the sides and top. Glazing in entry doors shall not be accepted. (1) 1.11 Striping on Red Hill Avenue shall be modified to provide northbound left turns into the project driveway, but no left turns out of the driveway. A "Right Tum Only" sign shall be installed on private property for traffic exiting the project driveway. (1) 1.12 Large semi-trailers and moving vans shall be prohibited from entering the site. Move-in conditions along with other terms and conditions for residency at the complex shall be included in the signed Tenant Agreement. (1) 1.13 Prior to issuance of a building permit, count-down pedestrian heads shall be installed at the intersection of Redhill and San Juan Street by City forces at the expense of the applicant. (1) 1.14 The project shall maintain a total of 204 parking spaces with a minimum of 0.85 parking ratio per unit at all times (171 spaces assigned to the units and 33 spaces for employees and guests parking). (1) 1.15 Access to the underground garage area shall be provided to Police personnel via an Emergency Vehicle Access System. The system shall be installed along with fire access to allow police officers to use a remote clicker that is installed in all police vehicles. (1) 1.16 If in the future the City determines that parking or traffic problems exist on the site or in the vicinity, the Community Development Director may require that the property owner prepare an analysis and bear all associated costs. If the study indicates that there is a parking or traffic impact, the applicant/property owner shall provide interim and permanent mitigation measures to alleviate the problem. Exhibit A Resolution No. 4168 Page 4 (1) 1.17 No outdoor storage shall be permitted during grading or building stages, except as approved by the Tustin Community Development Director. (1) 1.18 Prior to signs installation, the applicant shall submit on-site sign plans for review and approval and permits obtained. PLAN SUBMITTAL (1) 2.1 At the time of building permit application, the plans shall comply with the latest edition of the codes, City Ordinances, State, Federal laws, and regulations as adopted by the City Council of the City of Tustin. (1) 2.2 Building plan check submittal shall include the following: • Seven (7) sets of construction plans, including drawings for mechanical, plumbing, and electrical. • Two (2) copies of structural calculations. • Two (2) copies of Title 24 energy calculations. • Details of all proposed lighting fixtures and a photometric study showing the location and anticipated pattern of light distribution of all proposed fixtures. All new light fixtures shall be consistent with the architecture of the building. All exterior lighting shall be designed and arranged as not to direct light or glare onto adjacent properties, including the adjacent streets. Wall-mounted fixtures shall be directed at a 90-degree angle directly toward the ground. All lighting shall be developed to provide a minimum of one (1) foot-candle of light coverage, in accordance with the City's Security Ordinance. • A note shall be provided on the plans that "All parking areas shall be illuminated with a minimum of one (1)foot-candle of light, and lighting shall not produce light, glare, or have a negative impact on adjacent properties." (1) 2.3 Vehicle parking, primary entrance to the building, the primary paths of travel, cashier space, sanitary facilities, drinking fountain, and public telephones shall be accessible to persons with disabilities and shall be shown on the plans. (1) 2.4 Seven (7) sets of final grading plans consistent with the site and landscaping plans as prepared by a registered civil engineer shall be submitted and shall include the following: A. Technical details and plans for all utility installations including telephone, gas, water, and electricity. Exhibit A Resolution No. 4168 Page 5 B. Three (3) copies. of a precise soil report provided by a civil engineer and less than one (1) year old. Expanded information regarding the levels of hydrocarbons and ground water contamination found on- site shall be provided in the soil report. All pavement "R" values shall be in accordance with applicable City of Tustin standards. C. All site drainage shall be handled on-site and shall not be permitted to drain onto adjacent properties. D. Drainage, vegetation, circulation, street sections, curbs, gutters, sidewalks, and storm drains shall comply with the on-site Private Improvement Standards. E. Two (2) copies of Hydrology Report. F. A surety/cash bond will be required to assure work is completed in accordance with approved plans prior to permit issuance. The engineer's estimated cost of the grading, drainage, and erosion control shall be submitted to the Building Official for determination of the bond amount. (1) 2.5 If buried resources are found during grading within the project area, a qualified archaeologist would need to assess the site significance and perform the appropriate mitigation. The Native American viewpoint shall be considered during this process. This could include testing or data recovery. Native American consultation shall also be initiated during this process. (1) 2.6 The engineer of record shall submit a final compaction report to the Building Division for review and approval prior to the issuance of a building permit. (1) 2.? The engineer of record shall submit a pad certification to the Building Division for review and approval prior to the issuance of a building permit. (1) 2.8 Prior to issuance of grading permits, the applicant shall submit a copy of the Notice of Intent (NOI) indicating that coverage has been obtained under the National Pollutant Discharge Elimination System (NPDES) State General Permit for Storm Water Discharges Associated with Construction Activity from the State Water Resources Control Board. Evidence that the NOI has been obtained shall be submitted to the Building Official. In addition, the applicant shall include notes on the grading plans indicating that the project will be implemented in compliance with the Statewide Permit for General Construction Activities. Exhibit A Resolution No. 4168 Page 6 The following requirements shall be defined on permit plan cover sheets as either general or special notes and the project shall be implemented in accordance with the notes: • Construction sites shall be maintained in such a condition that an anticipated storm does not cant' wastes or pollutants off the site. • Discharges of material other than storm water are allowed only when necessary for performance and completion of construction practices and where they do not: cause or contribute to a violation of any water quality standard; cause or threaten to cause pollution, contamination, or nuisance; or contain a hazardous substance in a quantity reportable under Federal Regulations 40 CFR Parts 117 and 302. • Potential pollutants include, but are not limited. to: solid or liquid chemical spills; wastes from paints, stains, sealants, glues, limes, pesticides, herbicides, wood preservatives, and solvents; asbestos fibers, paint flake or stucco fragments; fuels, oils, lubricants, and hydraulic, radiator or battery fluids; fertilizers, vehicle/equipment wash water and concrete wash water, concrete, detergent or floatable wastes; wastes from any engine equipment steam cleaning or chemical degreasing; and chlorinated potable water line flushings. During construction, disposal of such materials should occur in a specified and controlled temporary area on site, physically separated from potential storm water run-off, with ultimate disposal in accordance with local, State, and Federal requirements. • 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. (1) 2.9 A note shall be provided on final plans that a six (6) foot high chain link fence shall be installed around the site prior to building construction stages. A nylon fabric or mesh shall be attached to the temporary construction fencing. Gated entrances shall be permitted along the perimeter of the site for cons#ruction vehicles. (1) 2.10 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. Exhibit A Resolution No. 4168 Page 7 (1) 2.11 Pursuant to the City of Tustin's Security Ordinance and the Uniform Fire Code, street numbers shall be displayed in a prominent location on the street side of the residence. The numerals shall be no less than four (4) inches in height and shall be of contrasting color to the background to which they are attached and illuminated during hours of darkness; six (6) inches in height for commercial. (1) 2.12 An adequate size trash enclosure with solid metal,. self-closing, self-latching gates is required to be located on the property and maintained to avoid health issues for neighboring commercial and residential areas. Said enclosure shall be screened by a solid decorative wall consistent with the adjacent building's material and finish and be of a minimum height of six (6) feet. The actual location of the enclosure and types of screening and details of the enclosure shall be submitted at building plan check and are subject to approval by the Community Development Department. The location of the bin, size, and quantity shall be reviewed and accepted in writing by CR&R (contract trash hauler). (1) 2.13 Transformers should be located in screened areas to reduce visibility from the public right-of-way. All above ground equipment boxes will need to be heavily landscaped to screen them and are subject to field verification. (1) 2.14 The project shall comply with the City's Water Efficient Landscape Ordinance (TCC Section 9700) (1) 2.15 Submit at plan check complete detailed landscaping and irrigation plans for all landscaping areas, including the model complex, consistent with adopted City of Tustin Landscaping requirements. The plans shall include the following: • Include a summary table identifying plan materials. The plant table shall list botanical and common names, sizes, spacing, location, and quantity of the plant materials proposed. • Show planting and berming details, soil preparation, staking, etc. The irrigation plan shall show location and control of backflow prevention devices, pipe size, sprinkler type, spacing, and coverage. Details for all equipment must be provided. • Show all property lines on the landscaping and imgation plans, public right-of--way areas, sidewalk widths, parkway areas, and wall locations. • Add a note that coverage of landscaping and irrigation materials is subject to inspection at project completion by the Community Development Department. Exhibit A Resolution No. 4168 Page 8 • Turf is unacceptable for grades over 25 percent. A combination of planting materials shall be used. On large areas, ground cover alone is not acceptable. • Shrubs shall be a minimum of five (5) gallon size and shall be placed a maximum of five (5) feet on center. • Ground cover shall be planted eight (8) to twelve (12) inches on center. • Fences, wall, and equipment areas shall be screened with walls, vines, and/or trees. • All plant materials shall be installed in a healthy vigorous condition typical to the species and shall be maintained in a neat and healthy condition. Maintenance includes, but is not limited to, trimming, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. • Major points of entry to the project an along the project frontage shall receive specimen trees to create an identifying theme. • All trees shall be minimum 24-inch box in size. (1) 2.16 On-site walls and fences shall be noted on the plans with specific materials, colors, and decorative treatments subject to review and approval of the Community Development Department. PUBLIC WORKS (1) 3.1 Prior to issuance of any permits, the applicant shall submit for approval by the Community Development and Public Works Departments, a Water Quality Management Plan (WQMP). If the WQMP has been determined to be a Priority WQMP, it shall identify Low Impact Development (LtD) principles and Best Management Practices (BMPs) that will be used on- site to retain storm water and treat predictable pollutant run-off. The Priority WQMP shall identify: the implementation of BMPs, the assignment of long-term maintenance responsibilities (specifying the developer, parcel owner, maintenance association, lessees, etc.), and reference to the location(s) of structural BMPs. (1) 3.2 Prior to submittal of a Water Quality Management Plan (WQMP}, the applicant shall submit a deposit of $2,700.00 to the Public Works Department for the estimated cost of reviewing the WQMP. (1) 3.3 This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State and Regional Water Quality Control Board rules and regulations. Exhibit A Resolution No. 4168 Page 9 (1) 3.4 Prior to issuance of any permits, the applicant shall record a "Covenant and Agreement Regarding O & M Plan to Fund and Maintain Water Quality BMPs, Consent to Inspect and Indemnification" with the Orange County Clerk-Recorder. These documents shall bind current and future owner(s) of the property regarding implementation and maintenance of the structural and non-structural BMPs as specified in the approved WQMP. (1) 3.5 Prior to issuance of any permit, the applicant /engineer shall obtain approval of the design to construct Red Hill Avenue to its ultimate Major Arterial half-width adjacent to the site (with full width sidewalk with tree wells) and reconstruct the full width of the existing public alley from the City of Tustin Public Works Department. The improvements shall be completed by the applicant prior to issuance of a Certificate of Occupancy. Separate 24" x 36" public improvement plans, as prepared by a Califomia Registered Civil Engineer shall be prepared. Said plans shall include, but not be limited to the following: a) Curb and Gutter h) Domestic water facilities b) Sidewalk, including curb ramps I) Sanitary sewer facilities for the physically disabled j) Landscape/irrigation c) Drive aprons k) Underground utility connections d) Signing/striping plan e) Street paving f.) Street lighting f) Catch basin/storm drain laterals/ connection to existing storm drain system In addition, a 24" x 36' reproducible construction work area traffic control plan, as prepared by a Califomia Registered Traffic Engineer or Civil Engineer experienced in this type of plan preparation shall be required. (1) 3.6 The applicant shall provide for the undergrounding of all existing and proposed utility distribution facilities within the public right-of-way adjacent to the project, as well as within the project, per Section 8402 of the Tustin City Code. The applicant shall be responsible for the associated costs and arrangement with each public utility. (1) 3.7 Prior to issuance of any permit, the developer shall obtain written verification from each utility company providing service to the project that adequate capacity is available to serve the project. Any capacity studies required by the utility companies will be the responsibility of the developer. (1) 3.8 Permission from property owners shall be required for any work located on adjacent properties. (1) 3.9 Adequate horizontal and vertical intersection sight lines for access onto Red Hill Avenue shall be provided. In general a 25' x 25' limited use area triangle provides adequate sight at typical driveways. Additional sight Exhibit A Resolution No. 4168 Page 10 evaluation, however, could be required to satisfy City of Tustin Standard Drawings and Design Standards for Public Works Construction No. 510 for all affected streets. The sight lines would be shown on the grading plan and landscape plan. If detailed analyses are requested, all landscaping within the limited use area would need to comply with City of Tustin Standard Drawings and Design Standards for Public Works Construction No. 510. (1) 3.10 Any damage done to existing street improvements and utilities shall be repaired before issuance of a Certificate of Occupancy for the development. (1) 3.11 Prior to any work in the public right-of-way, an Encroachment Permit shall be obtained from and applicable fees paid to the Public Works Department. (1) 3.12 The applicant shall satisfy dedication and/or reservation requirements as applicable, including, but not limited to, dedication in Fee Title of all required street rights-of-way; dedication of all required flood control right- of-way easements; and dedication of vehicular access rights, sewer easements, and water easements defined and approved as to specific locations by the City Engineer (at no cost to the City) and/or other agencies. (1) 3.13 Current Federal Americans with Disabilities Act (ADA) requirements shall be met at the drive aprons and pedestrian walkways. (1) 3.14 Prior to issuance of a building permit, the applicant shall provide written approval from the Orange County Sanitation District for sewer connection/use. (1) 3.15 Developer's execution of a public improvement agreement and furnishing the necessary improvement bonds as required by the City Engineer prior to the issuance of an encroachment permit shall be required. (1) 3.16 Prior to issuance of a building permit, the applicant shall obtain a new address from the Engineering Division. (1) 3.17 Construction and Demolition Waste Recycling and Reduction Plan (WRRP). A. The applicant/contractor is required to submit a WRRP to the Public Works Department. The WRRP must indicate how the applicant will comply with the City's requirement (City Code Section 4351, et al) to recycle at least 50% of the project waste material. B. The applicant will be required to submit a $50.00 application fee and a cash security deposit. Based on the review of the submitted Exhibit A Resolution No. 4168 Page 11 Waste Management Plan, the cash security deposit will be determined by the Public Works Department in an amount not to exceed 5% of the project's valuation. C. Prior to issuance of a any permit, the applicant shall submit the required security deposit in the form of cash, cashier's check, personal check, or money order made payable to the "City of Tustin". (1) 3.18 If the City of Tustin's contracted trash hauling company is unable to provide scout trash pickup, the applicant/property owner shall be responsible for providing the scout trash pickup or altemative trash service to the satisfaction of the Public Works Department. The alternative trash service plan shall be submitted to the Public Works Department for review and approval for developing and implementing a Waste Management Plan. (1) 3.19 The Applicant, Property Owner and/or tenant(s) are required to participate in the City's recycling program. (1) 3.20 A double check detector assembly (DCDA) is required for the project. Prior to issuance of a Building Permit, an easement for public utility access purposes shall be dedicated to the City of Tustin. The easement shall start from the public right-of-way up to the DCDA with a minimum distance of five (5) feet all around the DCDA to allow for unobstructed access, inspection, testing, and maintenance. The applicant shall submit a legal description and sketch of the area to the Public Works Department for review and approval, as prepared by a California Registered Civil Engineer or Califomia Licensed Land Surveyor. (1) 3.21 An irrigation system is required for the project. A separate water meter with reduced pressure principle assembly (RPPA) shall be provided to prevent cross-connection with the public water system. (1) 3.22 A written release/approval from the East Orange County Water District (EOCWD) shall be obtained by the Developer prior to receiving water service from the City of Tustin. The applicant shall submit a water permit application to EOCWD, and is responsible for all application, connection and other EOCWD fees. (1) 3.23 The proposed domestic water system plans must conform to all applicable regulations enforced by the Orange County Health Department. (1) 3.24 The existing 6-inch water main on Red Hill Avenue is insufficient to provide fire flows for the new facilities. Based on OCFA fire flow demands and requirements, it may be necessary to construct a new 8-inch water main on Red Hill Avenue to meet current water flow requirements. Exhibit A Resolution No. 4168 Page 12 (1) 3.25 Water system improvements shall be designed in accordance with the requirements and standards of the City of Tustin Department of Public Works and/or American Water Works Association (AWWA). (1) 3.26 The applicant is responsible for all costs related to the installation, upgrade, alteration, relocation or abandonment of all existing City of Tustin public water facilities affected by the proposed project. (1) 3.27 Approval from the Water Services Division is required for permitting or construction of any new water service connections, abandonment or relocation of existing water services, or improvements that will affect the City's water facilities. (1) 3.28 CADD Requirements - In addition to the normal full-size map and plan submittal, all final maps and plans including, but not limited to, tract maps, parcel maps, right-of-way maps, records of survey, public works improvements, private infrastructure improvements, final grading plans, and site plans shall be submitted to the Public Works Department in computer aided design and drafting (CADD) format to the satisfaction of the City Engineer. The standard file format is AutoCAD Release 2007, or latest version, having the extension "DWG". All layering and linotype conventions are AutoCAD-based (latest version available upon request from the Public Works Department). The CADD files shall be submitted to the City at the time plans are approved, and updated CADD files reflecting "as built" conditions shall be submitted once all construction has been completed. No project bonds will be released until acceptable "as built" CADD files have been submitted to the City. ORANGE COUNTY FIRE AUTHORITY (OCFA) (5) 4.1 Prior to the issuance of any building permits, the applicant shall obtain approval of the Fire Chief for all fire protection access roads to within 150 feet of all portions of the exterior of the structure. The plans shall include plan and sectional views and indicate the grade and width of the access road measured flow-line to flow-line. The plans shall indicate the OCFA minimum turning radius of 38 feet outside and 17 feet inside. When adead- end street exceeds 150 feet or when otherwise required, a clearly marked fire apparatus access turnaround must be provided and approved by the Fire Chief. The applicant may contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Emergency Access." (5) 4.2 Prior to the issuance of any building permits, the applicant shall provide evidence of adequate fire flow. The "Orange County Fire Authority Water Availability for Fire Protection" form shall be signed by the applicable water district and submitted to the Fire Chief for approval. Exhibit A Resolution No. 4168 Page 13 (5) 4.3 Prior to the issuance of any building permits, the applicant shall submit a fire hydrant location plan to the Fire Chief for review and approval. (5) 4.4 Prior to the issuance of a building permit, the applicant shall submit evidence of the on-site fire hydrant system to the Fire Chief and indicate whether it is public or private. If the system is private, it shall be reviewed and approved by the Fire Chief prior to building permit issuance, and the applicant shall make provisions for the repair and maintenance of the system in a manner meeting the approval of the Fire Chief. Please contact the OCFA at (714) 573-6100 or visit the OCFA website for a copy of the "Guidelines for Private Fire Hydrant &/or Sprinkler Underground Piping." (5) 4.5 Prior to the issuance of any certificate of occupancy, all fire hydrants shall have a blue reflective pavement marker indicating the hydrant location on the street as approved by the Fire Chief, and must be maintained in good condition by the property owner. Please contact the OCFA at (714) 573- 6100 or visit the OCFA website for a copy of the "Guideline for Installation of Blue Dot Hydrant Markers." (5) 4.6 Prior to the issuance of any building permits, the applicant shall submit plans and obtain approval from the Fire Chief for fire lanes on required fire access roads less than 36 feet in width. The plans shall indicate the locations of red curbs and signage and include a detail of the proposed signage including the height, stroke and colors of the lettering and its contrasting background. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Emergency Access Roadways and Fire Lane Requirements." (5) 4.7 Prior to the issuance of any certificate of occupancy, the fire lanes shall be installed in accordance with the approved fire master plan. The CC&R'S's or other approved documents shall contain a fire lane map, provisions prohibiting parking in the fire lanes and a method of enforcement. (5) 4.8 Prior to the issuance of any grading permits, the applicant shall obtain the approval from the Fire Chief for the construction of any gate across required fire department access roads. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Design and Installation of Emergency Access Gates and Barriers." (5) 4.9 Prior to the issuance of a building permit, the applicant shall submit plans for the required automatic fire sprinkler system in the structure to the Fire Chief for review and approval. Please contact the OCFA at (714) 573- 6100 to request a copy of the "Orange County Fire Authority Notes for New NFPA 13 Commercial Sprinkler Systems." (5) 4.10 Prior to the issuance of a certificate of occupancy, this system shall be operational in a manner meeting the approval of the Fire Chief. Exhibit A Resolution No. 4168 Page 14 (5) 4.11 Prior to the issuance of a building permit, plans for the fire alarm system shall be submitted to the Fire Chief for review and approval. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guideline for New and Existing Fire Alarm Systems." This system shall be operational prior to the issuance of a certificate of occupancy. (5) 4.12 Prior to the issuance of a building permit, the applicant shall submit architectural plans for the review and approval of the Fire Chief if required per the "Orange County Fire Authority Plan Submittal Criteria Form." Please contact the OCFA at (714) 573-6100 for a copy of the Site/Architectural Notes to be placed on the plans prior to submittal. FEES (1) 5.1 Prior to issuance of any permits, payment shall be made of all applicable fees, including but not limited to, the following: • Building plan check and permit fees • Grading plan check and permit fees • New development fees • School fees • Orange County Fire Authority fees • Major Thoroughfare and Bridge fees (1) 5.2 Within. forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period that applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. EXHIBIT B Resolution No. 4168 COMMUNITY DEVELOPMENT DEPARTMENT 300 Centennial Way, Tustin, CA 92780 (714) 573-3100 ENVIRONMENTAL ANALYSIS CHECKLIST For Projects With Previously Certified/Approved Environmental Documents: Mitigated Negative Declaration for Monarch Village This checklist and the following evaluation of environmental impacts takes into consideration the preparation of an environmental document prepared at an earlier stage of the proposed project. The checklist and evaluation evaluate the adequacy of the earlier document pursuant to Section 15162 of the California Environmental Quality Act (CEQA) Guidelines. A. BACKGROUND Project Title(s): Conditional Use Permit 10-009 and Design Review 10-018 Lead Agency: City of Tustin, 300 Centennial Way, Tustin, California 92780 Lead Agency Contact Person: Ryan Swiontek Phone: (714) 573-3123 Project Location: 13841 Red Hill Avenue, Tustin, CA 92780 Project Sponsor's Name and Address John Haffner WASL Tustin Investors V, LLC 1740 E. Garry Avenue, Suite 105 Santa Ana, CA 92705 General Plan Designation: Planned Community CommerciaUBusiness Zoning Designation: Central Commercial (C-2) Project Description: Conditional Use Permit 10-009 is a request to establish and operate an age restricted assisted living/congregate care facility. Design Review 10-018 is a request to evaluate the aesthetics of the proposed 181,159 square foot, 201 unit assisted living/congregate care facility. Surrounding Uses: North: Office Use (C-1) and Multifamily Residential (R-3 2200) East: Red Hill Avenue and Commercial Shopping Center (100 C1 10000) South: Commercial Uses (C-2) West: Tustin High School (P&I) Previous Environmental Documentation: A Mitigated Negative Declaration for the development of a an age restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue was certified and adopted by the Tustin City Council on December 4, 2007 through Resolution No. 07-93. Said Mitigated Negative Declaration evaluated the environmental impacts associated with General Plan Amendment 07-001, Zone Change 07- 002, Design Review 07-012, and Conditional Use Permit 07-011. B. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist in Section D below. ^Land Use and Planning ^Population and Housing ^Geology and Soils ^Hydrology and Water Quality ^Air Quality ^Transportation & Circulation ^Biological Resources ^Mineral Resources ^Agricultural Resources ^Hazards and Hazardous Materials ^Noise ^Public Services ^Utilities and Service Systems ^Aesthetics ^Cultural Resources ^Recreation ^Mandatory Findings of Significance 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 significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects I) have been analyzed adequately in an earlier NEGATIVE DECLARATION pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. Preparers Ryan ~'wjbntek, Associate Planner Elizabeth A. Binsack, Community Development Director D. EVALUATION OF ENVIRONMENTAL IMPACTS Date: O 1-19-11 Date 01-19-11 See Attachment A attached to this Checklist 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 RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? III. AIR QUALITY: Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people`? No Substantial New More Change From Sign cant Severe Previous Impact Impacts Analysis ^ ^ ^ ^ ^ ^ a ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ IV. BIOLOGICAL RESOURCES: -Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? 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 SOILS: -Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis ^ ^ ^ ^ D D D D D D ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ 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 wastewater disposal systems where sewers are not available for the disposal of waste water? VII,HAZARDS AND Z=IAZARDOUS MATERIALS: Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis o ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ a No Substantial New More Change From Significant Severe Previous g) Impair implementation of or physically interfere with an Impact Impacts Analysis 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? ^ ^ k) Potentially impact stormwater runoff from construction activities? ^ ^ 1) Potentially impact stormwater runoff from post- construction activities? m) Result in a potential for discharge of stormwater pollutants from areas of material storage, vehicle or equipment fueling, vehicle or equipment maintenance (including washing), waste handling, hazardous materials handling or storage, delivery areas, loading docks or other outdoor work areas? n) Result in a potential for discharge of stormwater to affect the beneficial uses of the receiving waters? o) Create the potential for significant changes in the flow velocity or volume of stormwater runoff to cause environmental harm? p) Create significant increases in erosion of the project site or surrounding areas? IX. LAND USE AND PLANNING- Would the project: a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? X. MINERAL RESOURCES -Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of alocally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? XI. NOISE - Would the project result in a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis ^ ^ ^ ^ ^ ^ a o ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ a ^ o a ^ ^ ^ ^ 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? XILPOPULATION AND HOUSING- Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? XIH. 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'? No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis ^ ^ ^ ^ ^ ^ ^ ^ a o D D ^ ^ ^ ^ ^ ^ ^ ^ ^ a ^ a ^ a XV. TRANSPORTATION/TRAFFIC -Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e. result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)`? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? XVI. UTILITIES AND SERVICE SYSTEMS - Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? 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? No Substantial New More Change From Signif cant Severe Previous Impact Impacts Analysis ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ 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? No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis ^ ^ a o o a EVALUATION OF ENVIRONMENTAL IMPACTS CONDITIONAL USE PERMIT 10-009 AND DESIGN REVIEW 10-018 AMERICAN SENIOR LIVING DEVELOPMENT 13841 RED HILL AVENUE BACKGROUND The project is a request by WASL Tustin Investors V, LLC to construct and operate anage- restricted (62 years or older) assisted living/congregate care facility. The project site is a 2.882 acres lot located at 13841 Red Hill Avenue (west of Red Hill Avenue between El Camino Real and San Juan Street) and is currently vacant. The proposed project involves a construction of a subterranean parking garage and three story buildings interconnected with breezeways. A total of 201 units consisting of one- and two- bedroom units along with 204 parking spaces will be provided for tenants, employees, and visitors. Of the 204 parking spaces, 171 spaces will be assigned to the units and 33 spaces will be available to employees and guests (30 spaces in the subterranean parking garage and 3 spaces at grade/street level). A pool, spa, outdoor courtyard and community center is also proposed that includes a fitness center, game room, dining room, business center, family conference room, living room, lobby and management offices,. The assisted living/congregate care facility will provide a combination of housing, personalized supportive services, and health care designed to meet the needs of those who need help with daily living as follows: • Three meals a day served in a common dining area • Housekeeping services and personal laundry services • Transportation • Assistance with eating, bathing, dressing, toileting, and walking • Access to heal and medical services • 24-hour security and staff availability • Emergency call systems for each resident's unit • Health promotion and exercise programs • Medication management • Social and recreational activities Pursuant to Sections 9232.b.24. and 9233.c.1. of the Tustin City Code, rest homes (the proposed assisted living/congregate care facility has been determined to be similar to a rest home) are conditionally permitted within the Central Commercial (C-2) zoning districts. Pursuant to the Section 9272 of the Tustin City Code, approval of a Design Review is required for site design and improvement of new structures. PREVIOUS PROJECT APPROVAL The proposed project to establish and operate a 201 unit assisted living/congregate care facility was originally given final approval by the Tustin City Council on January 2, 2008. The City Monarch Village Tustin CUP 10-009 and DR 10-018 Page 2 Council approved various entitlements for the project which included General Plan Amendment 07-001, Zone Change 07-002, Design Review 07-012, and Conditional Use Permit 07-011. General Plan Amendment 07-001 and Zone Change 07-002 are still in effect, however, entitlements for Design Review 07-012 and Conditional Use Permit 07-011 expired on July 2, 2010 due to inactivity on the project. Previously existing at the project site was a church facility which has since been demolished. Currently the project site is vacant and the same project as previously approved has been submitted under new entitlements for Conditional Use Permit 10-009 and Design Review 10-018. The applicant is proposing the same project which incorporates the same building and site plan as was previously approved. There have been code changes since the prior approval which will need to be addressed at the time of plan check. It is not anticipated that code changes will have a significant effect on the project design. PREVIOUS ENVIRONMENTAL DOCUMENTATION A Mitigated Negative Declaration for the development of a an age restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue was certified and adopted by the Tustin City Council on December 4, 2007 through Resolution No. 07-93. Said Mitigated Negative Declaration evaluated the environmental impacts associated with General Plan Amendment 07-001, Zone Change 07-002, Design Review 07-012, and Conditional Use Permit 07-011. EVALUATION OF ENVIRONMENTAL IMPACTS The. following information provides background support for the conclusions identified in the Environmental Analysis Checklist. AESTHETICS - No Substantial Change from Previous Analysis Items a, & b: The subject property is not located on a scenic vista. The property is a 2.882-acre vacant parcel and is surrounded by developed parcels. The proposed project would not disturb any trees, rock outcroppings, or historical buildings, and the site is not located on a State scenic highway. Items c & d: The project site was improved with atwo-story church building that was constructed in 1963 and demolished in 2009. The construction of a new three-story assisted living/congregate care facility would change the visual character of the site and its surrounding. The site is surrounded with developed one and two-story commercial, institutional, and multifamily residential uses (a U-Haul parking lot and a carwash facility to the south, Tustin High School sports field to the west, an office building and two-story apartments to the north, and a commercial shopping center across Redhill Avenue to the east). The project has been designed with both residential and commercial in mind and consistent with the development standards and the landscaping standards for the area. In Monarch Village Tustin CUP 10-009 and DR 10-018 Page 3 addition, the project's approval will include a Design Review consideration by the Planning Commission which will ensure that the project does not have negative aesthetics impacts. Consequently, the project's impact would be less than significant. The proposed facility would also generate new light sources with the installation of new exterior lighting for the proposed walkway, landscape areas, patios and/or balconies. However, the new sources of light would not adversely affect day- or night-time views in the area since the number of lights would be compatible with atypical quasi residential/commercial project and would be required to comply with the City's security code standards. In addition, all lights would be required to be arranged so that no direct rays would shine onto adjacent properties. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: Submitted Plans Tustin City Code Section 8103(w)15 Construction Standards for Private Streets, Storm Drain, and On-Site Private Improvements (April 1989) Tustin Security Ordinance II. AGRICULTURAL RESOURCES - No Substantial Change from Previous Analysis Items a, b & c: The project site was improved with a church building and is currently vacant and is surrounded by other developed residential, commercial and institutional buildings. The proposed project will have no impact on any farmland, nor will it conflict with existing zoning for agricultural use or a Williamson Act contract. The proposed project will not result in the conversion of farmland to anon-agricultural use. Mitigation Measures/Monitoring Required: None Required Sources: Tustin General Plan Field Inspection Submitted Plans III. AIR QUALITY - No Substantial Change from Previous Analysis Items a, b, c, d & e: The project will temporarily increase the amount of short-term emissions to the area due to the proposed grading, and construction activities at the property. Since the site is relatively flat, only minor grading will be required. Redevelopment of the site would result in a 201-unit senior assisted living/congregate care facility that is below the thresholds of significance established by Tables 6-2 (operation thresholds) and 6-3 (construction thresholds) of the Air Quality Management District's CEQA Air Quality Handbook. In addition, cumulative construction within the area does not exceed the Monarch Village Tustin CUP 10-009 and DR 10-018 Page 4 established AQMD thresholds. Less than significant short-term emissions associated with demolition, grading, construction, and operation of the proposed project will comply with the regulations of the South Coast Air Quality Management District and the City of Tustin Grading Manual, which include requirements for dust control. As such, the proposed project will not create a significant impact related to air quality. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: South Coast Air Quality Management District Rules & Regulations Air Quality Management District's CEQA Air Quality Handbook City of Tustin Grading Manual Project Application IV. BIOLOGICAL RESOURCES - No Substantial Change from Previous Analysis. Items a, b, c, d, e & f: The project site is currently vacant and surrounded by other developed residential and commercial buildings. The site is not inhabited by any sensitive species of animals and would have no impacts on animal populations, diversity of species, or migratory patterns. No wetlands exist within the project site. No impacts to any unique, rare, or endangered species of plant or animal life identified in local or regional plans, policies, or regulations by the California Department of Fish and Game or U.S. Fish and Wildlife Service would occur as a result of this project. Mitigation Measures/Monitoring Required: None Required Sources: Field Inspection Submitted Plans Tustin General Plan V. CULTURAL RESOURCES - No Substantial Change from Previous Analysis TtAmC a• The project site is currently vacant and surrounded by other developed residential and commercial buildings. The property is not located in an area where any cultural or historic resources have been previously identified on the site. Mitigation Measures/Monitoring Required: None Items b, c & d: The proposed project involves a redevelopment of a vacant parcel and is not located in an area with undisturbed land. However, as a standard grading condition of approval, if buried resources are found during grading within the project area, a qualified archaeologist would need to assess the resource and recommend appropriate mitigation. The Native Monarch Village Tustin CUP 10-009 and DR 10-018 Page 5 American viewpoint would be considered during this process. The previous Mitigated Negative Declaration for the project included the mitigation measures listed below; potential impacts to archeological resources would be reduced to less than significant. Mitigation Measures/Monitoring Required: (No new mitigation is required) If buried resources are found during grading within the project area, a qualified archaeologist would need to assess the site significance and perform the appropriate mitigation. The Native American viewpoint shall be considered during this process. This could include testing or data recovery. Native American consultation shall also be initiated during this process. Sources: Submitted Plans Tustin General Plan VI. GEOLOGY & SOILS - No Substantial Change from Previous Analysis Items a-ii, a-iii, b & d: The proposed project will be located within an area of the City that is known to contain expansive soils which may subject people or structures to strong seismic ground shaking and seismic-related ground failure including liquefaction. However, a soils report is required to be submitted prior to issuance of building permits per the 2010 California Building Code to demonstrate compliance with Chapter 18 which requires proper excavation and fills for buildings, structures, foundations, and retaining structures. Depending upon the site's soils or geological concerns, the applicable Code also requires appropriate construction techniques be implemented to ensure seismic stability. No significant impact is anticipated since the project must comply with the 2010 California Building Code related to Chapter 18. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required Sources: Tustin General Plan Tustin Grading Manual 2010 California Building Code Chapter 16 and 18 Items a-i, a-iv, c, & e: The project site is not located within an area identified as a fault zone on the Alquist- Priolo Earthquake Fault Zoning Map. However, a soils report is required to be submitted prior to issuance of building permits per the 2010 California Building Code to demonstrate compliance with Chapter 18, which requires proper excavation and fills for buildings, structures, foundations, and retaining structures, and appropriate construction techniques to ensure seismic stability in sites depending on their soils or geological concerns. The project will be required to be engineered to withstand unstable soils, possible landslide, lateral spreading, subsidence, or collapse as they relate to this specific site. Since all new buildings in the City are required to operate on the existing sewer Monarch Village Tustin CUP 10-009 and DR 10-018 Page 6 system, the use of septic tanks or alternative wastewater disposal systems will not be necessary. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required Sources: Tustin General Plan Tustin City Code 2010 California Building Code Chapter 16 and 18 California Seismic Hazard Zone Map, Tustin Quadrangle, January 17, 2001 VII. HAZARDS & HAZARDOUS MATERIALS - No Substantial Change from Previous Analysis Items a, b, c, d, e, f,g_and h: The proposed project involves the construction of a 201 unit assisted living/congregate care facility. No storage or transport of hazardous materials is anticipated from the proposed development. The project would not result in exposure to hazardous substances other than the possibility of household hazardous waste which tenants/clients could properly dispose of at approved County drop-off locations. The proposed project is not anticipated to store or emit hazardous materials which could create a hazard to adjacent properties, schools, or the general public if released into the environment. The scope and location of the project has no potential to interfere with an adopted emergency response plan or emergency evacuation plan. The site is in an urbanized area and has no potential to expose people or structures to a significant risk due to wildland fires. All grading and construction is subject to compliance with all applicable Uniform Building and Fire Codes. As such, the project is not anticipated to result in any significant hazards. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required Sources: Submitted Plans Tustin General Plan Approved Fire Master Plan VIII. HYDROLOGY & WATER QUALITY - No Substantial Change from Previous Analysis Items a, b, f,g h=i, j, and The project site is relatively flat, and the proposed project will continue to maintain a relatively flat site with improved site drainage and additional landscaping. A significant amount of stormwater received on-site will percolate into the soil where landscaping is provided. The applicant must provide a drainage and hydrology report to the City and demonstrate that the private storm water drainage system will be able to handle the Monarch Village Tustin CUP 10-009 and DR 10-018 Page 7 capacity of any storm water directed into the system. Best Management Practices are required to be implemented during construction to deter water from flowing off-site. As such, the project will not violate any water quality standards or waste discharge requirements or degrade water quality in the area. The project by nature would not substantially deplete groundwater supplies or interfere with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level. The project is located within Zone X (areas of 0.2 percent annual chance flood), as mapped on a Flood Insurance Rate Map. Accordingly, the project will be designed and graded with an appropriate drainage system to avoid any potential flood hazards. The project site will not expose people or structures to a significant risk of loss, injury, or death as a result of the failure of a levee or dam, or by inundation by seiche, tsunami, or mudflow. Nor would the project increase significant erosion at the project site or surrounding areas. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: Field Verification Submitted Plans Tustin City Code 4900 et al Federal Flood Insurance Rate Map 06059C0277J, December 3, 2009 Itemscdeklmn&o• The project site is relatively flat, and the proposed project will continue to maintain a relatively flat site with improved site drainage, including drive aisles, curbs and gutters, and additional landscaping. With new construction, there is the potential to impact stormwater runoff from construction and post-construction activities with stormwater pollutants from landscaped areas and trash enclosures. There is also the potential for the discharge of stormwater that could affect the beneficial uses of the receiving waters and changes in the flow velocity or volume of storm water runoff. However, the project proponent will be required to submit a Water Quality Management Plan (WQMP) and the project will be required to comply with the City's Water Quality Ordinance and most recently adopted NPDES permit (Santa Ana Regional Water Quality Control Board (RWQCB) Order R8-2009-0030), thus reducing any potential impacts to a level of insignificance. Together, these regulations minimize water pollution by regulating point sources that discharge pollutants into local waters. As such, the project will not violate any water quality standards or waste discharge requirements or degrade water quality in the area. Mitigation Measures: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required Sources: Field Verification Submitted Plans Tustin City Code Section 4900 et al Monarch Village Tustin CUP 10-009 and DR 10-018 Page 8 IX. LAND USE PLANNING - No Substantial Change from Previous Analysis Items a & c: The proposed project would not divide an established community since the project has a similar zoning designation as the commercial uses to the south and across Redhill Avenue. In addition, the use as an assisted living/congregate care facility would be compatible to the existing residential uses to the north of the project site. The proposed project is not located in a habitat conservation plan or natural community conservation plan. The proposed project would not conflict with any applicable conservation plan. Item b: General Plan Amendment 07-001 and Zone Change 07-002 for the subject property were approved by the Tustin City Council on January 2, 2008. General Plan Amendment 07-001 changed the General Plan Land Use Designation of the subject property from Public and Institutional to Planned Community CommerciaUBusiness. Zone Change 07-002 changed the zoning designation of the subject property from Public and Institutional to Central Commercial (C-2). The aforementioned approved General Plan Amendment and Zone Change were the required mitigation measures under the previously approved Mitigated Negative Declaration. Therefore any previously identified potential impacts have been reduced to a level of no impact and no further mitigation is required. Mitigation Measures Required: None Required Sources: Submitted Plans Tustin General Plan Tustin Zoning Code Tustin Zoning Map X. MINERAL RESOURCES - No Substantial Change from Previous Analysis Items a & b: The proposed project is not located on a mineral resource recovery site. The construction of a senior facility on a vacant lot will not result in the loss of availability of a known mineral resource. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin General Plan Monarch Village Tustin CUP 10-009 and DR 10-018 Page 9 XI. NOISE - No Substantial Change from Previous Analysis Item a: The project site is located to the west of Redhill Avenue between El Camino Real and San Juan Street. The project site is in close proximity of the Interstate 5 Freeway and is identified in Table N-1 of the Noise Element as an area within the 65 dB to 70 dB Community Equivalent Noise Level (CNEL) contours. Consequently, the project site is exposed to significant traffic related noise. The City's noise ordinance requires a maximum 45 dB value for interior noise and 65 dB for exterior noise. The City's General Plan recognizes that residents adjacent to major and secondary arterials are typically exposed to a CNEL over 65 dB. Table N-2 of the Tustin Noise Element identifies potential conflicts between the land uses and the noise environment. Per Table N-2, the project site falls within Zone B through Zone C. Zone B requires minor soundproofing while Zone C requires a detailed noise reduction analysis be conducted and needed noise insulation features be included in the project's design. An acoustical study was submitted by the project proponent which indicated that the project southeast building line will be exposed with an exterior noise level of 66.5 CNEL (Exhibit 1 -Acoustical Analysis, Monarch Village by Davy and Associates, Inc.). The report recommends certain improvements be made to the building design to reduce the noise level to acceptable level as required by the Building Code and the General Plan Noise Element. These recommendations are included as mitigation measures and will be made as conditions of approval of the project. With the identified mitigation measures, potential noise impact would be reduced to less than significant. Davy & Associates submitted a letter dated December 3, 2010 which indicates that they had re-reviewed the original Acoustical Analysis for Monarch Village dated February 9, 2006 and offer the same recommendations on the project (Exhibit 1). Mitigation Measures/Monitoring Required: (No new mitigation is required) • Roof ceiling construction shall be roofing on 1/2" plywood. Batt insulation shall be installed in joist spaces. The ceilings shall be on layer 5/8" gypboard nailed direct. • All exterior walls shall be 2X4 studs 16" o.c. with Batt insulation in the stud spaces. Exterior walls shall be stucco or other approved exterior plaster. Interior walls shall be made with 5/8"gypboard. All other windows and glass doors shall be double glazing. • All southeast facing perimeter windows and glass doors shall be glazed with STC 32 glazing. STC 32 glazing maybe provided with either '/" laminated glass or a dual pane assembly with a '/2" airspace. In either case, the glazing supplier shall be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. Monarch Village Tustin CUP 10-009 and DR 10-018 Page 10 • All entry doors shall be 1-3/4" solid core doors with weather stripping seals on the sides and top. Glazing in entry doors shall not be accepted. Sources: Submitted Plans Tustin City Code 4611 et al Tustin General Plan Acoustical Analysis, Monarch Village, Tustin California, by Davy and Associates, Inc., February 2006) Letter dated December 3, 2010 from Davy & Assoicates Items b, c & d: Although the grading and construction of the site may result in typical temporary construction noise impacts, the Tustin Noise Ordinance only allows construction activities to occur between the hours of 7:00 a.m. to 6:00 p.m. on Monday through Friday and 9:00 a.m. to 5:00 p.m. on Saturdays. The proposed project will not create excessive ground vibrations, nor will it create a permanent increase in the existing ambient noise levels beyond the City's established standards. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: Submitted Plans Tustin City Code Section 4611 et al Tustin General Plan Item e & f: The site is not located within an airport land use plan or within two (2) miles of a public or private airport airstrip. The proposed project is three stories in height consistent with the City's maximum height limit and similar to other structures in the vicinity. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin General Plan XII. POPULATION & HOUSING - No Substantial Change from Previous Analysis Items a, b, and c: The proposed project would involve the construction of a 201-unit senior assisted living/congregate care facility on a vacant lot which would not result in significant population growth in the area. The project will not displace substantial numbers of existing housing necessitating the construction or replacement housing elsewhere. In addition, no displacement of substantial numbers if people would occur necessitating the construction of replacement housing elsewhere. Monarch Village Tustin CUP 10-009 and DR 10-018 Page 11 Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin General Plan XIII. PUBLIC SERVICES - No Substantial Change from Previous Analysis Item a: The proposed project is in an existing urbanized area where fire and police protection are currently provided. While police patrols to the area may be needed from time to time to ensure safety, no new additional police protection would be required as a result of the proposed project. The Police Department has recommended measures to reinforce safety and effective patrol the area, which will be included as conditions of approval. The project would utilize existing infrastructure and is not anticipated to increase the need for new streets, public services, or infrastructure. The proposed project is located within the Tustin Unified School District (TUSD). Since the project is intended for seniors over 62 years or older, the project will not cause a significant rise in the number of students served by local schools. The project will be subject to the statutory school impact fees per Senate Bi1150. The project is designed with interior recreational facility such as pool, spa, and garden area for the seniors to congregate. In addition, each unit is equipped with private patio or balcony. No increased demand in new parks facilities is anticipated as a result of the project. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: Submitted Plans 'I`ustin City Code XIV. RECREATION - No Substantial Change from Previous Analysis Items a & b: 'The project would include a private community pool recreation area to benefit the client/tenant of the project. While the residents of the project may use existing City parks, the increased use of these parks would not be such that substantial deterioration of the facility would occur or be accelerated, nor does the project propose recreational facilities that would have an adverse physical effect on the environment. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin City Code Monarch Village Tustin CUP 10-009 and DR 10-018 Page 12 XV. TRANSPORTATION/TRAFFIC - No Substantial Change from Previous Analysis Items a and f: A traffic study dated August 2007 was submitted and reviewed by the City's Engineering Division (Exhibit 2). The study concluded that the proposed project is expected to generate approximately 406 new vehicle daily trips, which in comparison with the existing development, would be an increase of 56 daily trips. The project has been analyzed for on-site circulation. Due to close proximity of the project site to intersections of Red Hill Avenue and San Juan Street, access to the project site will be through one two-way driveway by either a right turn movement for the southbound traffic or a left turn movement for northbound traffic from Red Hill Avenue. Exiting traffic will be restricted to right turns only. Thus, impact to traffic along Red Hill Avenue and San Juan Street is reduced to less than significant. These on-site circulation restrictions will be included as mitigation measures and conditions of approval of the project. The level of service analysis was also performed for Red Hill Avenue and El Camino Real and Red Hill Avenue and San Juan Street. The study determined that no significant impact will result from the proposed project and that the level of service will remain the same. A parking study was also conducted at three comparable senior living communities to determine the parking ratio for the facility along with parking occupancy rate. The study found a maximum parking ratio of 0.68 spaces per dwelling unit and the proposed project will provide 1.01 parking ratio. Although it should be noted that of the 204 parking spaces, only 171 spaces or .SS ratio per unit will be assigned to the units and remaining 33 spaces will be available for guests and employees. A valet service at grade level will also be provided to assist seniors with groceries or shopping bags and delivering their vehicles to the subterranean parking garage. The assigned parking will be allotted by permit process, requiring each tenant to apply for a parking space. As proposed, the parking analysis determined that the project will have an adequate number of parking spaces to accommodate the proposed project. W.G. Zimmerman Engineering Inc. prepared the initial traffic and parking analysis for the proposed project. They have provided a letter dated January 4, 2011 confirming that the original traffic and parking analysis for the proposed project still remains valid. The following are mitigation measures included in the previous Mitigated Negative Declaration which will be made a condition of approval for the project. No new mitigation is required. • The existing two way left turn lane will remain on Red Hill Avenue to allow northbound Red Hill Avenue traffic to turn into the facility. Since only a right turn exit is allowed from the facility, a directional median is recommended along with a directional sign (Right Turn Only) at the two way driveway access to restrict the drivers from turning left. Monarch Village Tustin CUP 10-009 and DR 10-018 Page 13 • Large semi-trailers and moving vans shall be prohibited from entering the site. Move-in conditions along with other terms and conditions for residency at the complex shall be included in the signed Tenant Agreement. • Count-down pedestrian heads are recommended at the intersection of Redhill and San Juan Street. • The project shall maintain a total of 204 parking spaces with a minimum of 0.85 parking ratio per unit at all times. Any reduction of on-site parking shall be subject to review and approval by the Community Development Department. • If in the future the City determines that parking or traffic problems exist on the site or in the vicinity, the Community Development Director may require that the property owner prepare an analysis and bear all associated costs. If the study indicates that there is a parking or traffic impact, the applicant/property owner shall provide interim and permanent mitigation measures to alleviate the problem. Sources: Submitted Plans Tustin City Code Traffic Impact Report and Parking Analysis for Monarch Village- Tustin, CA by W.G. Zimmerman Engineering, Inc., August 2007 Letter dated January 4, 2011 from W.G. Zimmerman Engineering, Inc. Items b, c, d, e, and ~: The project will not exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways. The proposed project will not induce substantial population or growth, result in changes to air traffic patterns, or conflict with adopted policies, plans, or programs supporting alternative transportation such as bus turnouts or bicycle racks. The project has been reviewed by the Orange County Fire Authority and has been determined to have adequate emergency access. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin City Code Traffic Impact Report and Parking Analysis for Monarch Village- Tustin, CA by W.G. Zimmerman Engineering, Inc., August 2007 XVI. UTILITIES & SERVICE SYSTEMS - No Substantial Change from Previous Analysis Items a, b, c, d, e, f & ~: The proposed project will not exceed the requirements of the applicable Regional Water Quality Control Board or require or result in the construction of new water or wastewater treatment facilities. If approved, the proposed project will utilize the existing sewer and storm drain systems and thus will not require construction of a new storm water drainage Monarch Village Tustin CUP 10-009 and DR 10-018 Page 14 facility or solid waste facility. The project proponent would be required to submit a hydrology report to ensure proper grading, drainage, and connection of planned sewer systems. The project will be served by the City's existing trash hauler contract, thus will not require a new trash hauler. While, adequate water supply from existing resources will be available to serve the proposed project, the existing 6-inch water main on Red Hill is insufficient to provide fire flows for the new facilities. Based on OCFA fire flow demands and requirements, it maybe necessary to construct a new 8-inch water main on Redhill to provide current water flow requirements. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: Submitted Plans Tustin City Code Tustin General Plan XVII. MANDATORY FINDINGS OF SIGNIFICANCE - No Substantial Change from Previous Analysis Items a, b & c: The proposed project design, construction, and operation will comply with applicable City codes and regulations. The project, by nature of its location and as designed, does not have the potential to: degrade the quality of the environment; reduce the habitat of fish or wildlife species; cause a fish or wildlife population to drop below self-sustaining levels; threaten to eliminate a plant or animal community; reduce the number or restrict the range of a rare or endangered plant or animal; or, eliminate important examples of the major periods of California history or prehistory. The project does not have the potential to achieve short-term environmental goals to the disadvantage of the long-term. The proposed project does not have impacts that are individually limited but cumulatively considerable or that would cause substantial adverse impacts on human beings. Sources: Submitted Plans Tustin General Plan Exhibit 1 Acoustical Analysis For Monarch Village Tustin, California By Davy and Associates, Inc. February 2006 Letter dated December 3, 2010 12/06!2010 12:06 3106028002 DAVV AND ASSOCIATES PAGE 02/02 ~~V~ ~ 1~.SS(.7G1c~t~S, 1r1C. Consultants in .~Cpustics 2f00 Nafh SepxMr~da AlvO.. Salta I1 ~ MAnAeti+n BsAM, C.4 00266 ~ TN; 3ip.~tOLA900 ~ Fez: 31fM01-E002 • ~nfafl: d~asoc~to/.COm J December 3, 2010 Mr. John Haffner ASL Monarch Living, Inc. 1740 E Oarry Avenue, Suite 105 Santa Anna, CA 92705 SUBJECT: Monarch Village Acoustics! Report Dear John: In accordance with your request, I have reviewed the Acoustical !fie ' Monarch Village dated February 9, 2006. The projected noise level was CNEL 66.5 at the Building. The projected noise level for the ye than CNEL 67.5. Our recommendation in 2006 was that all south f2~cing perimeter wi doors be glazed with STC 32 glazing. With this recommendation in noise levels will be less than CNEL 45 and therefore wi11 meet the r+ City of Tustin. I don't think that any additional analysis is required. Sincerely, DAVY ~ ASSQCIATES, INC. ~~1~~ XY . Bruce A. Davy, i'.E. President ~rf I prepared for ~r the year201 fi r 2020 will be less and glass nted, interior gents of the B D/kbd Davy A„SO~ua A eso inc. c0 I627I/aahotwe Dmaw Blad., She 112 • Rsda.d~ B~eA, CA 9g27d-1601 • Til: 310613,5161 • Fes: 314~6~1i-S3d1 • Fiwdl:Dbv}A:rse~mfras JN2006-09 ACOUSTICAL ANALYSIS Monat+ch v~lags Tustln• Califomla RECEIVED JUN 2 ;~ 2006 cor~wuNmr oiv~o~atr e~ FOR American Senor Development, inc. Tustin. Califomfa February. 2006 10lntroduction At the direction of American Senior Development, Inc. Davy b Associates, Inc. has completed an acoustical analysis of the Monarch Village pmjed in Tustin. California. 1 The California Administrative Code (Title 24) as enforced by the City of Tustin specifies ~ maximum allowable interior rwise levels of CNEL 45 for aq habitable spaces 1 in residential buildings where exterior node from transportation sources exceeds CNEL 80. 1 Sedbr- 2.0 of this repast contains the results of measurements and calculations of the 1 future exterior noise environment at the site to deterrn~e compliance with these 1 requirement. 1 Sectbn 3.0 of this report contains recommendations for complying with the City of Tustin 1 interior noise level requirements. ' Sectlon 4.0 of this report contains the requirements of the State 8ugding Code ~ concerning ventilation. ~ ~ ~ 0 ;`x~erior and Future AcousticAl Environment ~ '~ . Caltfommis on d at the site ~ Tustin it ~ . ore Environmental noise levels were mon 2006 between the hours of 3:00 p.m. and 4:00 p.m. The bcatlon of the site 8 ~ . February is shown in Figure ,. Node measurements were made at the sotrtl,east building ling. r ~ Noise levels at the site are dominated by traffic on Red Hql Avenue to the southeast. 1 Treftk on the RL 5 Freeway to the southwest was not audbb at the site. hlo other i t. significant sources of noise were noted during the site vis ~ Environmentel noise levels were measured with a precision integrating lD 820 sound ter that had been calibrated with a BbK 4230 p-cou ~ Calibra l . me leve nt noise ievsl prior to use, The sound level meter measures and displays qu (LEQ~ as weq as the maxirtrum and the m~imum noise levels during the measurement ~ period. A copy of the analysis of the acoustical data is attached to this report. ~~ ~E ~i 1 Figuro 1. Ske Location 2 i 1 ~ ~ The data thus collected were analyzed to determine the CNEL lave! at the 1 measurement locatbn. The CNEL value was determined by measuring itte equivalent 1 Holes level (LEQ) directly, and then cakx~latir~ the equivalent rxtise levy for each of the 1 other 23 hours in the day.' This CNEL approach has been utilized extensively. The 1 accuracy of this procedure has been established with automatic 24•hour measurements at the same location. The procedure has always been within acceptable acwracy 1 limits. The results o! the monitoring and calculations are summarized below in Table 1. Table 1 Measured Ambient Noise Levels to d6 Locatbn peak Hour LEG CNEL SE Binding Line 64.6 d8 65.6 dt3 Sedbn 3501.(c) of the State Building Code states the foUovring: - Worst-case noise levels either existing or future. shah be used as the basis for ~ determining compliance with thk Section. Future noise levels shag be predkted for period of at Least 10 years from the tints of building permit appiicadon. - CALTRANS. Division of Traffic Operatbns publishes an annual traffic vdume book that ~ contains prevbus traffic trends. The 2000 trafflicc volumes on the CalNomia Stato Highway System Hook (the latest edtllort available) tlsb an average annual ina+esse ~ of 2296 per year in annual traffic volcmes for the yeast 1994 thrrwgh 1999. Assuming ~ that this annual gnywtit ~ 2.29b would hoid.for this site, ft wss projected that tratOc vdumes v+io~d increase by a factor 124 by the year 2018. This trsiflc volume increase ' over the next 10 years would result in a 0.9 d8 tn~c noise increase. Therefore, the project future year noise level is summarized in Table Z. Table 2 Exterior 2016 CNEL Valw st the Sib in dB LocsBt~ SNE4 SE Builcing Line 66.5 dB ~ see, ror Q,~,mpls. -Ina,lsaon a Bu+at~s ,apahst -~way Nois..• en,o. navy ar-a ster+en skde. r=ed.~al HfQhway ~ F-~wa-TSn-zaa. 3 With an exterior noise lave! of CNEL 66.5, the building rrwst provMe an A-weighted ~ ~~ noise reduction value of at least 21.5 d8 to achieve an interior CNEL 45 value. Standard board ~ stand~a glazing provides minimum A--weighed noise ~uc~ion interior gyp of 2t) dt3. If all southeast facing perimeter windows and glass doors are glazed with STC 32 glazMg, the noise reduction of the building w~l be a rr>inimum of 30 dB. Thy means that with the use of standard oonstruc~ion and STC 32 glazing in ati southeast facing perimeter windows and glass doors. interior noise levels should not exceed CNEL 45. Therefore, the Building wiq oanphr with the Califomta Noise Inautation Standards as enforoed by the Cry of Tustin. STC 32 glazing can be provided with either 114' laminated glass or a dual Pans assembly with a 112" airspace. In either case. the glazing supplier should sutxnit a tad report documenting the STC 32 rating. The test report should be prepared th ~ indeper~ent, accredited testing laboratory in accordance with ASTM E-90. 3.1 Roof ceiling construction wig be roofing on 1/2" plywood. Batt insulation wig be installed M joist spaces. The ceilings'v+riU be one layer of 5/$" gypboard nailed direct. 3.2 Aq exterior wails wit be 2x4 studs 18' o.c. wtth t3att insulation in the stud spaces. Exteriors w~! be exterior plaster a stucco. The Mteriors wiN be 518' gypboaM. 3.3 Ad southeast facing perimeter windows and glass doors will be glazed with STC 32 gla~8• STC 32 glazing can be provided wfth either 114' laminated glass or a dual pane assembly with a 1/Z' airspace, in either case. the glazing suppler should submit a test report documenting the STC 32 rating. The test report should be prepared M an independent, accredited testk~g laboratory e accordance with ASTM E-90. 3.4 All other windows and glass doors may be standard glazing. 3.5 AN entry doors should be 1-3/4' soNd core doors with weather stripping seals on the sides and top. Glazing in entry doors should not be accepted. 4 I ~~ ysntilati~n R~ The Cai'~Fomia Noise Insulation Standards (T~le 24) states the fopowing pan~graph concerning ventilation: 1 "If interior allowable noise levels aro met by requiring that windows be unopanable or closed. the design for the structure must also spedfy a vent~ation ~ eir-oonditbning system to provide a habitable interior environment. T'he 1 ventilation system must not compromise the dweNinp unit or guest room noise l feductbn' 1 With windows open typical noise reduction values wiN be in the 12 dB range. This 1 means that a ventilation system must be provided for all habitable roams. This can normspy be supplied with an FAU (forced air anti) with a summer switch. Outside air 1 intake moat be to oompliancs with Section 12.03.3 of the 1997 edition of the Unifomn 1 Building Code• 1 1, 11 1 1 1 1 1 1 1 1 1 1 1~ r 1~ 1 r i .~ Bnioe A. Oavy. P.E. I.N.C.E. Board Certified oa~y s assoa~es. lnc. 5 SITE MONRORING NOISE ANALYSIS ~. JN2008.09 PROJECT: MONARCH VILLAGE LOCATION• SOUTF~MIEST BUILDING LINE , TEST DATE: FEBRUARY 8, 2006 START TIME: 3:00 P.M. END TIME: 4:00 P.M. EGIUIPMENT USED: ~ ~~ , INCIDENCE MIC WINDSCREEN BbK 4230 CALIBRATOR TRIPOD WIND SPEED INDICATOR MICRONTA THERMOMETER/HYGROMETER TEMPERATURE: 72°f RELATIVE HUMIDITY: 5596 WIND: 0-2 mph LEO: B4.6 L90: 52.8 LMAX: 74.5 L50: 80.1 LMIN: 49.4 L25: 64.5 CNEL: 85.8 L8: 87.4 LDN; 85.6 L2: 70.5 L1: 71.8 DAVY b ASSOCIATES, INC. Consultants ~n Acoustics f Exhibit 2 Traffic Impact Report and Parking Analysis For Monarch Village-Tustin By W.G. Zimmerman Engineering, Inc. August 2007 Letter dated January 4, 2011 January 4, 2011 John Haffner ASL Monarch Living, Inc. 1740 E. Garry Ave., Ste 105 Santa Ana, CA 92705 Re: Monarch Village -Tustin Traffic and Parking Analysis Confirmation Dear Mr. Haffner: W.G. Zimmerman Engineering Inc., has reviewed the traffic and parking analysis we performed as part of the Traffic Study for the Monarch Village -Tustin Senior Facility, dafed August 2007 at the request of the City of Tustin. Our traffic and parking analysis for the project remains valid. Traffic Analysis: Our validity assessment of the traffic analysis generated by the project is based upon construction of 201 units of senior apartments. Parking Analysis: Our validity assessment for the Parking Analysis is based upon the parking structure and above ground parking layout proposed in the August 2007 Traffic Study, including the number of parking stalls, circulation, and visitor spaces. It is our understanding that the Valet Service and parking management program shall remain enforced by the management company. Should you have any questions regarding this letter, please do not hesitate to contact me directly at 714.799.1700 ext. 11. Respectfully submitted, W.G. Zimmerman Engineering, Inc., Bill Zim erm . P.E., T.E., PTOE Presiden ~,:;-=,: W.G. Zimmerman Engineering, Inc. 5772 Bolsa Avenue, Suite 200 Huntington Beach, CA 92649 (714} 799 -1700 / (714) 799 -1701 Fax TRAFFIC IMPACT REPORT AND PARKING ANAYLSIS FOR MONARCH VILLAGE-TUSTIN TUSTIN, CA Pr®pared for. American Senior Living Development D Prepared by. W.G. Zimmerman Engineering. inc. 801 Padfic Coast Highway, Suite 200 Seai Beach, CA 90740 Phone: (562) 594 - 8589 Fax: (562) 594 - 8549 August 2007 I 1 E TABLE OF CONTENTS ' EXECUTIVE SUMMARY ..................................................................................... .1 Section 1: INTRODUCTION ......................................... .2 ...................................... Section 2: PROJECT DESCRIPTION ........................... •4 Section 3: TRIP GENERATION AND DISTRIBUTION ....................................... .6 ' Section 4: PROJECT SETTING ...........................................................................9 Section 5: LEVEL OF SERVICE ANALYSIS ...................................................... 10 ' Section 8: PARKING ANALYSIS ....................................................................... 13 ' : Section 7: SYSTEM DEFICIENCIES ................... • 17 17 •..••••••.•.•••.••..•.•••... ................ Section 8: PROJECT MITIGATION MEASURES • APPENDIX '; APPENDIX A ...................................................................................................... 19 ' _ APPENDIX 8 " ..................................................................................................... APPENDIX C. • 20 23 APPENDIX D ...................................................................................................... 28 ' LIST OF TA6LE3 Tabb 1: Intersection Capacity Utilization (ICU) ....................................................6 ' Table 2: Trip Generation ...................................................................................:...7 Table 3: Project Trip Assignment ..........................................................................8 Table 4: Level of Service ....................................................................................11 Table 5: Parking Study'Independent Senior Living Communities' .....................14 ' Table 6: Amen'~ies Comparison Table ................................................................14 Table 7: Parking Requirement'ITE Manuar .......................................................15 REDElVED AUG 0 82001 1 COMIIUttRY DEYELOPMEIR BY R k 0 EXECUTIVE SUMMARY The following provides a summation of the traffic impact report for the proposed Monarch Village Assisted Living/Cangregate Care faaGty located within the City of Tustth. 1. The project site is located on the western side on Red Hill Avenue betweeni San Juan Street and EI Camino Real. 2. The project proposes to construct an age-restricted assisted IivingJcongregate cero facility carnprised of 201 units over one subterranean parking level consisting of 201 parking spaces with a parkklg ratio of 1.00. 3. Two intersections were identified for study in this analysis: • Red Hifi Avenue and San Juan Street Red Hill Avenue and EI Camtho Real 4. Trip generations were developed and analyzed without tak~g into consideration al~wable trip credits for the church which currentty occupies the project side. 5. pr~5ed vehicle tuming movements will be restricted to r'ght turn onty from 'the complex onto Red Hill Avenue. Left tams from Red Hfil Avenue will be maintained. 6. The total of AM peak trip generated is 28 with 40 generated during the PM peak hour. 7. Existing carwitions for EI Camino Real and Red Hill is at an acceptable intersed:fon capacity utilization (ICU) level of service (LOS) "C and '8' respectively during the AM and PM peak hours based upon existing tuming movement counts. 6. Existing conditions for San Juan and Red H~ ~ at an acceptable intersection capacity utilization (ICU) level of service (LOS) 'C' and `B' respectively during the AM and PM peak hours based upon existing tuming movement counts. 9. Existing condition with project traffic for the study intersections will be at an acceptable ICU LOS 'C' and 'B' respectively during the AM and PM peak hours. 10. Post condition 2020 projected traffic with project traffic was compared to past condition without project for both intersections and showed no significant impacts of proposed development on study intersections. 11. Post condition 2020 projected ICU difference with project and without project for San Juan and EI Camino is .001 and .003 respectively during the crkical AM peak hour which is less then CMP requirement 0.1 and City requirement 0.01. 12. Mitigation measures are proposed for this project. ~rR~~IC Il~~cr REPORT i cH v~uc3elvsrnr W.G. ZIMMERMAN ENGINEERING. INC. AMERKJW SEN70R ININCi DEVELOPAENT i i~~ i i i i i i i, iV i i i i i i ilk i Section 1: INTRODUCTION This report presents the results from a traffic impact and parking analysis for the proposed Monarch vliage assisted livingkongregate care facility bested in the City of Tustin. This project proposes to construct 201 units abng Red Hill Avenue. The project is located on the west side of Red Hill Avenue between San Juan Street and EI Camino Real as shown on the map below. it is in close proximity to Tustin High School Tustin Auto Center, and the Santa Ana Freeway (i-5). The I-5 freeway can be accessed via Red Hiil, which is approximately 0.2 miles southwest of the proposed project. 5 _ " b"~'f k i°,;~ ~' w"E' t R ~,r- ~ ~ -;s a Y <t c` ~.~'-~, h ~,f, ~i~+ ~ n -~ ~. } ?, }~~ J€>~'~ ~~ ~'~ ~ l y R,~u`. ,. a 14 } ~'r3t `y'. 5-rt '.C" ~.f°r F rs Y V iKs~';N'" f:- o- ,~ »~v;~' t , ~' ? F• "~ .;~ ~ `~ -~ `~y1 tr ,~ ~~'~ ~ +°~, tea,; ! .N4 V. 'l F~ h £yf ~ r N _ K 4 ry"``•.w~h K, y n Y ~f y '~,{ 4- ~` ~ t } qS`i t~ ~j l A t t1 fA ~ ~~~ °_ + R~ ~ ~- }mot i~i`i~,'~-k: s.-'y, ~, S` ~. .t .Yz a+'~ ~ yl.,'~.-Y+ ~ i . ~+ ~ F~,F~ ~f ~n c~ r Ny ~ t ~,. 7 a }.'i~~Jk~ Y~fn- r ~1P ~t r^'''~v>t~~ b'+` - ~`~~ zf ~ttSt',~ # tisK} Y.~.~-.A~ 4 _ ~~^s "'Ha ~'-t,~C-~9 ~~~ 'r'/.ti~`a.w,i f ~~ r .~'. C?fir '+.-,~r~41 - ~+ .~._.~t' f, r1~- t^t. ~. k ~ ~ ~ .~, ..rr„i~~ .Pti''' ~, ~~ , ~ ~ i~- ~j , si '.. r r t ~",'l. ,,,yyy ~ .~S `rte. s 1c¢~ ~,~4 (' ~ zt~ r r ~'t f ~y M ysk~`..lkiF ~y ;r t' j. k ;4 ~yt~~~: x 'iS'f.,~ Z'~~M 1 h'~- tw -ti ~ PROJECT I. '~ ~t "-c~%7'L '!r k-Jf, ;~ ! t ~ .~ ~.y' n' ` ~ ~} ~'`-31' ilr'vM v ., ~~yn- ` t ~., ~ ,,+7 , l . - tK G t~ t t LOCA'fIC)t'1 ~ r.,,, ~ ; t~ t_d ~ ~ t ~'': ~ '' " e _s :. 'c '`•"+ `.a'v ~~~ + ~ -.. ~ tit ~c H ~, ,e,,, } m 4 r'>-~ '` -,; 5 , ~ 3'" LS ~ ~ + . ~a t 51 1 n z ~ ~ ~ ~ {{~~ rt ~; ~ A:~ "i .' Y .~ - ~ t'r~ '*_' t arc }s7 1~~~i T ~}X Fr i , ,rte < ;. ~,~ ,~ + ~. ~ ,Z ~t N~~S „~ '~ ~.? f ,`~'" ~ y.n i rt-~ t,r. ;_~•+- ~ i, f... .`' `i Yf t * i try ~;_ ~ ~"~ i ~ zE '' t i s ~rCt. ~ S 1~ ~ 4 y ~. t ~ t f i e r ci -_ +T .. ¢ r.. ~ i~ 4 tir ~ ~I`~ a ln~~~' t ~ },: ~ aA ~ 4 ,~~c ~+~cr roar 2 Morw~c-+ v~,+ „~~.~~. mac. „~~ s~~ ~ o~ W GC W 2 g a w F- N V W t1C a ... s • ~~ T ~ T ~~ ~~i} ~ ~~ ' ~ ~ Section 2: PROJECT DESCRIPTION E A two-story church consisting of classrooms, a gymnasium, and a sanctuary located north of the intersection of Red Hi0 Avenue and EI Camino Reai currently occupies the project site. The project Proposes amulti--story age restricted assisted living/congregate care facility over a subterranean parking structure consisting of 201 units on the site which is illustrated in Figure 1. The proposed devebpment will also indude the construction of a community center, pool, and rocreational aroa on the 125,538 square foot lot. ' Facility Description Assisted Living/Congregate Care - 62 years or older: A sped! combination of housing, personalized supportive services and health care designed to meet the needs of those ' who need hey with activities of daily living. The_ resident may contract additbnal medical services or personal assistance. Services provided in Assisted living/Congregate Caro residences shall include: ' Three meals a day served in a common dining area Housekeeping services and personal laundry services ' Transportation Assistance with eating, bathing, dressing, ioileting, and walking Access to health and rra3dical services 24-hour security and staff availab~ih- Emergency call systems for.each resident's unit Heafth prorrwtion and exercise programs Medicatbn management Social and recreational activitles ' Zone Description The proposed General Plan designation would need to be PC Commercial/8usiness ' which would aNvw fora 1.5 Floor Area Ratio. Proposed zoning would be C-2. Please see Section 9233 of the Tustin City Code for C-2 development standards. Please note that a CUP will be required for an assisted living/congregate care facility in C-2 district. ' Driveway Description ' Red Hill Avenue will provide direct access to the proposed devebpment and will ad as the main entrance for the community. A 26-foot wide driveway from Red Hill Avenue will provide two-way traffic to the subterranean parking structure. The driveway will be ' designated as a "Fire lane' and wiU prohibit parking on it. The existing two way tum lane on Red Hill Avenue will allow northbound Red HiN Avenue traffic to tum into the facility as shown in the F'~gure 2. The "Right Tum Only' (Designated as letter 'A' in the ~` figure) sign w~l be installed as per MUTCD (R3-5R). Tr~FlC n~,~cT RAT 4 p+vr.t,~-TUSnw w.o. z~~wwy+ Enr~r~arc~. ~• auea~uw s uv~c osvaor~rrr 0 Red Hitt Avenue Directional. A Median O~'Y Project Site is~ r ~a• Not to SnM Figure 2 Parking Description The parking fadtity will be accessed through a two fans access rarr~ located on the north side of the proposed development. It will provide two-way vehicular access to the subterranean parkinglgarage level as shown in Figuro 5. A gate located inside the . parking structure separates guest parking from resident parlc~g. The location of the gate is set bads sufficiently from the entrance to allow additional off-street vehicb stacking capability. The bate will be designed in oonfomnanoe with Orange County Standard 1107 for a minimum of 24 ft. clear travel way when gate is opened. Data Collection Traffic and turning counts were performed to determine the nurr~er of Cara usMg Red HIII at various times of the day in order to establish the peak traffic demand. Traffic data was obtained by piecing a cube on Red Hill between San Juan and EI Camino and the numbers of cars that ran over the tube were recorded during a 24-hour period. Turning count data was obtained by indivlluals manually collecting vehicle movements at the intersectioh. Newport Traffic Studies, a vehicle counting service, perfom~ed the data collection on Thursday, November 17. 2005. it should be noted that no construction activities occurred adjacent to the project when traffic counts were conducted. Traffic and turning counts were comp~ed and summarized in Appends A. Capacity Analysis ~F~ u~a~ S aoruu~cH vx.ukka: nisrai w o. ~M~-tia-t Ericu~n~k~, ntc. a~~w sEN~oa uvu~o ot-v~.o~+r ~! 1 I i N i i s~ The intersection capacity utilization (ICU) level of service determines how web an intersection is functioning and how much extra capacity is available if there was an influx of traffic. The ICU LOS of an intersection is defined by letters 'A' through "f'' associated with a capacity Percentage as shown in Table 1. The ICU worksheet was used to determine both the current and future intersection capaaty utilization LOS of the two intersections. The existing ICU LOS at Red Hill and San Juan currentty operate at a level of Service of `C' and 'B' respectively for the AM and PM peak periods. The ICU LOS for existing traffic with the added. project traffic is 'C' and 'B' respectively for the AM and PM peak periods. At the intersection of EI Camino and Red Hitl, the ICU LOS currently opertes at a Level of Service of'C' and `B' respectivey during the AM and PM peak periods, with the added project traffic, the ICU LOS remains the same as the existing condition. Table 1: intersection Capacity Utilization (ICU) ICU. LOS ICU LOS Oeflnition A In the ra of 0 to t30% ca B to the ra of t30% and 70% ca C in the of 70% and 80% ca a D to the ra of 80% and 9096 ca E In the ra of 90% and 100% ca F In the ra of 100% and 110% ca Section 3: TRIP GENERATION AND DISTRIBUTION Trip GenQratton The Institute of Transportation Engineers (Il'E) informational repo sect n e~nee~~ u~ Edition, was used to develop the traffic generated by the project The ITE code 253, Congregate Care Facility, was used to determine the ir~ress and egress peak hour trips generated by the new development. By using the Trip Generation. 7'" Edition, the generated daily trip rate of the project is 2 02. When muftjpiied by the number of new units, the .proposed 201 unit project would generate a total of 406 new vehicle trips. For the AM Peak hour the trip rate is O.t4. To determine the AM peak hour trips 0.14 was multiplied by the number of proposed units (201) which totaled 28 AM peak trips. The same method was used to detemnine the PM peak trips with a trip rate of 0.20. ft was estimated that there are 28 morning and 40 evening peak hour trips generated as shown in Table 2. AM peak trips has a direction distribution of 50% entering and 5096 exiting. By multiplying 5096 by the trip rate 0.14, the total was 0.07. Then 0.07 was multiplied by 201 to obtain the number of AM peak trips entering the development which was 14. The exiting AM peak trips were calculated the same way using 5096 and was cak:utated that there would be 14 exiting AM peak trips. PM peak trips were calculated the same way using a trip rate of 0.20, 60°~ entering, and 4096 exiting. It was estimated that there would be 24 entering and 16 exiting during the PM peak hour. ~~ ~~ ~t 6 c.~+vr.~-n~srw w.a z~~a~n-+ ~~e+o. ~• ~~ s~wa uw~ o~or~r ,.~~.: Trip credits for the existing facility were applied to the project trip generation and the net total project trips were estimated for the project The ITE code 560, Church, was used to determine the existing ingress and egress peak hour trips generated by the existing facility. The average daily traffic added to Red HiII Avenue was estimated to be 56 vehicles per day (VPD). A total of 0 morning and 2 evening peak hour tripe waa determined from the difference between the traffic generated from the new development and the existing development as seen in Table 2. However, trip credits for the existing facility were not applied to the project trip generatron and the total project trips wero analyzed for the project. Table 2: Trip Generation CONGREGATE CARE FACILITY LAND USE: (2b3) AM Peak PM Peak U:! ~ ITE Code: 253 New pevelo nt - 201 Units Dai 2.02 408 Total 0.14 28 In 0.07 14 Out 0.07 14 Total 0.20 40 In 0.12 24 Out 0.08 18 Tri Credos - tTE Code: 660, Church Exis GFA' -38,434 SD. FT. (350 49 2 24 38 23 15 Net Totsl Pro ect Tri 56 0" 0" 0" 2 1 1 Note: 1. Rates represent average trip generation rates per dwelling units of congregate care facility land use in ITE's Trip Generation (7"' Edition}. •GFA -Gras Floor /1rN ou~ded fo ntAed new Mps pxisraMd Trip Distribution The distribution of traffic based upon the ADT and the Trip Generat/on, •7°" EditYan, of the 28 new trips in AM peak hour is distributed with 50% (14 vehicles) entering and 5096 (14 vehicles) exitir~ the project site. A percentage trip distribution on the map ~ presented in Figuro 3. Fram the 5096 of traffic entering. K waa estimated that 4 vehicles would be entering from the north and 10 vehicles entering from the south. From the 5096 of traffic exitk~g, it was estimated that aM 14 vehicle would be heading south, because of a left turn restriction from the project site. Based on the facility type, drivers going northwest or northeast direction will avoid making a `U' turn on Red HIA Avenue and will take a conservative approach making a right turn or left turn to go towards the west or the east direction. Whereas driver intended to go north on Red Hiil Avenue will make a 'U' turn at the intersection of EI Camino and Red Hill Avenue. 20% of the tr~tai exiting vehicles from the project site during peak period are estimated to make a 'U' turn on Red Hill Avenue at EI Camino real. During PM peak hour, 40 newly generated trips is distributed with 6096 (24 vehicles) entering and 40% (16 vehicles) exiting the project site. From the 6096 of traffic entering, it was estimated that 7 vehicles would be entering from the north and 17 vehicles entering from the south. From the 40% of traffic exiting, it was estimated that aH 16 vehicle will be heading south. because of a left turn TRnFFic a~,rci' at=voRT 7 rwoN~RCr+ vK.wGE-svsrn~ W.G. ZIMMERMAN ENGiNEERINI3, INC. AMERICMi SENIOR WING DEVELOPMEM ~~ X11 i. r~ i i i !I~ I restriction from the project site. It is estimated that a majority of vehicles wiU tum right at EI Camino Real, since a community center as well as shopping centers aro located along Newport Avenue. The proximity of the project to this intersection makes it a viab~ traffic movement. Table 3: Project Trip Assignment . C. ~_._•-- ~--~ rtes rn n hvv~ ~.,. ~. ~~ ..o... ed Hill AYenua .., ....... t Camino Re~d;~: ~ Ri~d,H111;Avenus•~°~ t,~amino R+sa1'~ . outhbound~- 8s _ condo y~'~^ ~. orth~oui>~'~:,. ~'~ . ast6ogn~,s , eft+ ru fight Left hru fight Left ru Right eft ru Right U" Tum AM 8 3 6 0 Q 1 0 4 0 5 0 0 pM g 4 7 0 0 3 0 6' 0 8 0 0 Red H fll Avenue a. San Ju Red H1.A~+enua''' an au~ _ an JuarnStoeN' ; * Red;Hill /~-v~r>iu$'` ftni Juan~Street outh`bound = ~•. . esttiound.,-: : , Nortf°i U"~ Eastbound." Left hni Righi Left hru Right Left hru Right eft hru Right AM 0 2 0 1 0 0 0 3 0 0 p 1 PM 0 5 0 1 0 0 '0 3 0 0 0 1 ~~ IMPI~CT REPORT 8 uow+ac~+v~-TUSK W.G. LMMERI~AMI ENGINEERING. INC. AMERIC,JV'1 SENIOR UYINCi DEVELOP'ttENT ~/.J~ r ~J ;:~..~-: ,~ i~ Figuro 3: Trip Distribution t:.'::. I Section 4: PRGJECT SETTING Presentty the existing site contains 1 main building, 2 driveways and a parking lot as shown in Figure 4. Adjacent to the project site abng Red Hiq Avenue. mainly consists of business and residential facilities along with accessibility to the I-5 freeway. I Red Hill Avenue is a two-way major street with a total of 6 travel lanes; 3 lanes northbound, 3 lanes southbound, and a two way left-tum median. Red Hiq Avenuie is approximately 110 feet wide with a parkway and sidewalk on the west side of the street ` and a shopping center on the east side of the street. Red Hlll Avenue has aright-off ~F~ a~P~ a~oaT 9 Mort viu.nce-nis~ru+ w a ziw~nw ~r~~c, iNC. a~a~c~w s~+oa wu~c3 oEVElor~~rr `~ r. •; ~ r~. _ v:5 `v _.:- . ~` I XX (JDi:)' % In (Ont) Trip Di:tribntion ' ~ ~ way of 120 feet. The average dairy traffic {ADT) along Red Hill Avenue between San t Juan Street and EI Camino is 23,500 VPD with a peak hour of volume 1,151 vehides ' northbound and 1,329 vehicles southbound. San Juan Street is an east-west collector street north of the proposed development. ' San Juan Street is mainly residential with businesses adjacent to the street south of the Red Hill Avenue intersection. The intersection of San Juan and Red Hill is a signalized intersection which ~ located approximately 160 feet north of the proposed devebpment ' and is located approximately 0.2 miles north of the Santa Ana Freeway (1-5). C.E. Utt Middle Schoc.t which is located east of Red Hiq Avenue can be accessed by San Juan. ' Ei Camino Real is an east west secondary road south of the proposed devekpment. The intersection of EI Camino and Red HiU is a signalized intersection which is located approximately 325 feet south of the proposed development and is located ' approximately 270 feet north of the Santa Ana Freeway (I-5j. Businesses mainly surround the intersection and are frequentty used by students walking toKrom school. Tustin High School can be accessed via EI Camino which is west of the intersection and to the east of the intersection ~ The Tustin Auto Center. Major destinations for this development inductee; grocery stores along Newport Avenue ' and Holt Avenue, medical facilities abng Newport Avenue and Tustin Avenue, phamnacies along Newport Avenue, and community center at C Road along with a I dinner theater on EI Camina Real. '~ On-Site Circulation ' The "ProjecC has been analyzed for on-site circulation. Access to the project site will be through one two-way driveway by either a right turn movement for the southbound traffic or a left turn movement for northbound traffic from Red Hill Avenue. Exiting traffic wiN ' be restricted to right turns only. Garage access turn radii meet minimum design standards. Delivery truck fuming radii for the loading dodos also meet minimum fuming radii. Large moving vans and semi- trailer truck wiq be prohibited from the project site. Move-in conditions along with other terms and conditions for residency at the complex with each tenant will be highl~hted in ' the signed Tenant Agreemerrt. Trash containers are located in the garage. Trash containers will be moved to above ' ground areas for trash pick-up. This method has been successfulty implemented in the City of Pasadena. ' Section 5: LEVEL OF SERVICE ANALYSIS The level of service analysis was performed for Red Hitl Avenue 8 EI Camino Real and Red Hill Avenue 8 San Juan Street based upon fuming movement counts taken in November of 2005. A level of Service analysis was performed using ICU worksheet ~o-~cH v~UOE ~usrw ' ~~~~ 10 w.c. z,-~a~uv+ ~wmtx~, wc. ,a~~w sanoa uvux3 o~oP~rrr based upon the project generated traffic without trip credits applied for the existing baseline, and 2020 projection. LOS ca~utation is attached as Appendix D. Table 4 . summarizes these results. Table 4: Levol of Servit~ Existing X2006} Existing with Project AM PM AM ~ ' LOS % ICU LO8 X ICU LOS % lCU LOS % ICU C 74.2 B 67.1 C 74.4 B 67.8 2020 Projectbn 2020 Projection with Project AM° PM AM• PM Lpg % ICU LOS % {CU LOS X ICU LOS % ICU E 93.9 D 84.4 E 94.2 ~ D 85.4 Existing (20011) Existing with Project AM ~ PM AM PM LOS °/, ICU LOS % ICU LOS % ICU LOS % ICU C 75.2 B 60.8 C 75.3 B 87.0 2020 Projection 2020 Projection wkh Project AM° PM AM° PM I-Og % ICU LOS •~ ICU LOS % ICU LOS % ICU E 97.6 D 83.4 E 97.7 D 83.6 • Critical condition otes: ~. Level of service is based on the V/C ratio. 2. Level of service reported from ICU woticsheet. rw~flc a~P~ RePOaT 11 ~uowortcM vatnra:-TVS'rw wo. zi~~w I~+c+ra:Ersaro. arc. aNERic~w st.rnoR woo oEVEioP~r