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P.H. 2 AMEND E T DEVEL 03-02-92
umuu&u-� vjui MARCH 21 1992 PUBLIC HEARING N0. 2 3-2-92 WILLIAM A. HUSTON, CITY MANAGER COMMUNITY DEVELOPMENT DEPARTMENT AMENDMENT TO THE EAST TUSTIN DEVELOPMENT AGREEMENT, AND SUBJECT: MODIFICATION TO THE SECTOR 12 CONCEPT PLAN AND APPROVAL OF VESTING TENTATIVE TRACT 14610 RECOMMENDATION It is recommended that the City Council: 1. Approve the Environmental Determination for the project by adopting Resolution No. 92-35; 2. Approve the Amendment to the East Tustin Development Agreement by introducing and having first reading of Ordinance No. 1082, by title only; and 3. Approve Vesting Tentative Tract Map 14610 by adopting Resolution No. 92-36. BACKGROUND The Irvine Retail Properties Company proposes to construct a retail commercial center on a vacant 23.9 -acre lot adjacent to the existing Tustin Market Place. In January, 1988, a Concept Plan was approved for the property indicating 19 acres of commercial development and five acres reserved for a hotel. At their regular meeting on February 10, 1992, the Planning Commission recommended to the City Council approval of an Amendment to the East Tustin Development Agreement by Minute Order, and a Modification to the Sector 12 Concept Plan and Vesting Tentative Tract Map 14610 by adopting Resolution No. 3007. The Commission also approved Design Review 91-55 by adopting Resolution No. 3006. No appeal of the Design Review application was received by the Community Development Department. The only issues before the City Council are the approval of the Amendment to the East Tustin Development Agreement and the Vesting Tentative Tract Map. On November 18, 1991, the Tustin City Council entered into a Memorandum of Understanding (MOU) with The Irvine Company regarding their obligation under the East Tustin Development Agreement to construct a minimum 250 -room hotel on a five -acre portion of Sector 12 of the East Tustin Specific Plan (ETSP) area (also referred to as the Tustin Annex site). A copy of the MOU is included as Attachment 1. City Council Amendment to Modification March 2, 1992 Page 2 Report the East Tustin Development Agreement, to the Sector 12 Concept Plan & Approval of VTT 14610 The initiation of the MOU was based on discussions with numerous hotel industry representatives that the mixed-use annex site situated between Bryan Avenue and E1 Camino Real just east of Tustin Ranch Road, was not a marketable location for the development of a hotel. Considering the volatility of the Orange County hotel market, it was believed that a hotel located at the annex site would not be successful. However, recognizing that development of a hotel was still an important community objective to the City Council, The Irvine Company was prepared to commit to the future development of a hotel on an alternate site in the vicinity of East Tustin which would better meet the locational criteria that a hotel operator would find attractive. While The Irvine Company believes that they will fully meet revenue requirements of the East Tustin Development Agreement without a hotel, in the MOU they have committed to the development of additional retail space to replace the hotel on the five -acre portion of the annex site. In summary, terms of the MOU required the following steps: 1. The Irvine Company shall file an application to amend Sections 1.4 and 1.9 of the East Tustin Development Agreement. The application is to be processed concurrently with any discretionary applications necessary to accommodate the proposed retail development on the annex site. 2. The Irvine Company shall propose an amendment to the Development Agreement to provide approximately 263,000 square feet of retail space in the entire annex site. 3. The Irvine Company shall agree to construct a minimum 250- room hotel on a site in proximity of the I-5 freeway at Jamboree to be located in the City of Tustin or at an alternate site on Portola at Jamboree in the Sector 6 General Commercial site, within the East Tustin Specific Plan area. 4. The City and Irvine Company shall cooperate in initiation of amendments to its General Plan, zoning ordinance or East Tustin Specific Plan or Development Agreement or any other actions necessary to ensure implementation of MOU terms. -- City Council Amendment to Modification March 2, 1992 Page 3 Report the East Tustin Development Agreement, to the Sector 12 Concept Plan & Approval of VTT 14610 An amendment to the East Tustin Development Agreement has been prepared which responds to the above terms. The applicant is processing a tract map concurrently with the Design Review application, as required by the MOU, to subdivide the 23.9 -acre annex property into six numbered lots to allow the ultimate construction of a 274,175 -Square foot retail commercial center. The commercial center will be comprised of two major retail tenants or "anchors", and five individual pad tenants. Costco and K -Mart are the anticipated anchor tenants. In conjunction with Vesting Tentative Tract Map 14610, the applicant submitted a Conceptual Site Plan which amends a previously -approved Concept Plan for Sector 12 of the ETSP area. That Design Review application for overall site improvements and architectural design guidelines, as well as detailed architectural elevations for the center's first major tenant, Costco (Major B), was approved by the Planning Commission at the February 10th meeting. The architectural design of the remaining proposed buildings (Major A and pad structures) will be evaluated under separate Design Review applications to be submitted to the Commission at later dates. The site is designated in the ETSP as Mixed Use. A variety of land uses are in the vicinity. To the.north, across Bryan Avenue, are single-family residences and a potential school site. Both of those uses are separated from Bryan Avenue by the E1 Modena Flood Control Channel. Residential development is also to the west, across Tustin Ranch Road. The Tustin Auto Center is to the south, across El Camino Real; the Tustin Market Place is to the east beyond the E1 Modena Flood Channel and Myford Road. A public hearing notice identifying the time, date and location of the public hearing for the proposal was published in the Tustin News. Property owners within 300 feet of the site were notified of the hearing by mail. In addition, hearing notices were posted on the property, and at the Police Department. The applicant was informed of the availability of a staff report on this project. PROJECT DESCRIPTIONIVESTING TENTATIVE TRACT MAP The submitted Concept Site Plan for the annex site proposes construction of two major retail anchors (Majors A and B) and accessory retail uses and pad buildings. - City Council Amendment to Modification March 2, 1992 Page 4 Report the East Tustin Development Agreement, to the Sector 12 Concept Plan & Approval of VTT 14610 It is anticipated that Major A will be a 120,199 -square foot K -Mart store and Major B will be a 117,856 -square foot Costco, a warehouse -type bulk merchandise retailer. While the specific uses for the pads are not known at this time, it is anticipated that they will house general retail stores and services. Pad B is intended for a commercial bank or other financial institution. No restaurants are proposed at this time. However, if restaurants are proposed in the future, applicable parking standards of the ETSP must be met. A proposed condition of approval requires such compliance. Any commercial use permitted by the ETSP may be located in the proposed retail center. The Council does not have the authority to select specific merchants. As indicated on the Tract Map, there are four vehicular access points for the site. The primary entry and exit point for the site will be provided by a 46 -foot -wide driveway along Bryan Avenue, which will be a signalized access point, and a 50 -foot -wide driveway along E1 Camino Real opposite Auto Center Drive which will also be signalized. A secondary 36 -foot access point is proposed on Tustin Ranch Road and a 32 -foot -wide access point on Bryan Avenue. Both secondary driveways will allow right turns in and out of the site only. The drive aisles leading to and from the access driveways form the spine of the on-site circulation pattern. The easterly portion of the site has been used to stockpile soil imported from other building projects in the East Tustin area. This excess soil will be spread over the site to accommodate an approximate ten -foot change in grade elevation from E1 Camino Real to Bryan Avenue. Due to that grade difference, decorative retaining walls along portions of El Camino Real are necessary. The site is proposed to be developed in two phases. Phase I will consist of the Major B (Costco) building and improvements to the east portion of the site; Phase II will include the remainder of the site. Conditions of approval require that all perimeter landscaping be -installed prior to occupancy of Major B. The Environmental Impact Report for the ETSP requires the City to encourage the use of alternate transportation modes by promoting public transit. Two bus stops are proposed with the project. One is located on Tustin Ranch Road. The other, on El Camino Real, includes a turnout so that standing buses will be out of the travel lane. - City Council Amendment to Modification March 2, 1992 Page 5 Report the East Tustin Development Agreement, to the Sector 12 Concept Plan & Approval of VTT 14610 COMMUNITY CONCERNS Prior to the Planning Commission public hearing, the applicant held informational meetings with residents and owners of property in the vicinity of the site. ' Eight Homeowners Associations were contacted; approximately 60 people attended. A summary of the concerns of the residents at the meetings is included in this report as Attachment 2. CONCLUSION Given the analysis conducted by the Community Development Department, it is concluded that the proposed project meets the requirements of the ETSP, Subdivision Map Act,. as adopted, and California Environmental Quality Act (CEQA). The Planning Commission reviewed the issues associated with the proposal and determined that the plans are in general conformance with the goals, objectives and development standards of the above-mentioned codes and regulations. Therefore, the Commission recommends that the City Council approve the Amendment to the East Tustin Development Agreement by adopting Ordinance 1082, and with the inclusion of conditions of approval listed in Resolution No. 3006, recommends that the Council approve Vesting Tentative Tract Map 14610. P Ula R kin, A socia a Planner Christine A. Shingl on Assistant City Man r e Attachments: Attachment 1 - MOU Attachment 2 - Community Concerns Environmental Initial Study, including Traff is Study Vesting Tentative Tract Map 14610 Site Plan Planning Commission Resolution Nos. 3006 and 3007 Resolution No. 92-35 Ordinance 1082 Resolution No. 92-36 RESIDENTS' CONCERNS TUSTIN ANNEX PROJECT ATTACHMENT 2 SITE FEATURES Summary of Issues o What will the uses be on the small pads? Are they going to be fast foods? o Will there be any outside loud speakers? (Amplification) o What type of light standards will be used? o How will the site be landscaped? o Will there be berms around the site? City Response No specific uses have been established for the individual pads. Any prospective uses must be compatible with criteria of the East Tustin specific Plan (ETSP). No fast food restaurants are anticipated at this time. No outdoor sound amplification equipment will be permitted. Parking area light standards will be a maximum of 25 -feet high. No light towers are proposed. The perimeter of the site will be landscaped similarly to the existing Tustin Market Place with pines and eucalyptus trees. Corners will be accented with Olive or Carrotwood trees. Project entries will be highlighted with palms. Berms, a minimum of 30 inches in height, will screen the site perimeter and parking areas. TRAFFIC Summary of Issues o Do we need access from Bryan Avenue? Do we need access from Tustin Ranch Road? o What is the difference between traffic generated by this proposal and to traffic generated by a hotel use? o Where will most of traffic come from - which direction? o Can the signals on Bryan Avenue be synchronized? o Where do delivery trucks access the site? When do deliveries occur? Attachment 3 - Residents' Concerns Tustin Annex Project Page 2 City Response In accordance with provisions of the California Environmental Quality Act ( CEQA) , a focused traffic study was prepared to compare impacts of the current proposal against the assumptions made for the traffic analysis prepared for the East Tustin Specific Plan EIR. The focused study indicated that the proposed commercial uses on the 23.9 -acre site, including Costco and K -mart, will generate less traffic than 19 acres of retail combined with a 250 -room hotel on five acres of land. Entries and exits to the site were carefully evaluated by Community Development Department staff. The ingress/egress points as proposed are necessary for interior site as well as on -street circulation. Signal lights on Bryan Avenue will be synchronized. That is a requirement of the City Traffic Engineer. Delivery vehicles will enter the site on El Camino Real. No night deliveries are allowed. site Maintenance Summary of Issues o How will the site be maintained. Trash/Cart pick-up and storage. o Will there be any security on the site? City Response Maintenance standards for the site will be established and enforced by CC&R's, similar to those used for residential developments. The adequacy of trash enclosures will be verified by Great Western Reclamation. Shopping cart storage racks are located throughout the site. No over -night storage of shopping carts will be allowed outdoors. At this time, no security service is planned. The Tustin Market Place has security guards only at the movie theaters. Additional security may be provided by tenants as needed. - Attachment 3 - Residents' Concerns Tustin Annex Project Page 3 K -Mart QUALITY Summary of Issues o K -Mart is undesirable, low quality, and not maintained well. o K -Mart will bring undesirable people into our neighborhoods. o K -Mart will bring lots of crime and we will have increased police calls. o K -Mart shoppers will not be from Tustin Ranch, or Tustin in general. o What are the demographics for K -Mart shoppers? What income bracket? o K -Mart will lower our property values. o Will the K -Mart be comparable to the Target in Westpark? City Response The City Council does not have the authority to approve or deny specific merchants or retailers for the center. The Planning Commission evaluated the overall site plan and architectural design guidelines to ensure a high quality development. The majority of K -Mart stores in the area are at least 20 years old. K -Mart is proceeding with a national program of upgrading the quality of their stores and merchandise to keep pace with similar retail operations such as Target and Walmart. Further,. Community Development Department staff believe K -Mart is committed to building a store which will be an asset to the Tustin Ranch community. GROCERY STORE/GAS STATION Summary of Issues o Why can't we have a grocery store here instead of these uses? o Where is the grocery store going? 0 When/where will the gas stations be? Attachment 3 - Residents' Concerns Tustin Annex Project Page 4 City Responses The approved commercial center at the corner of Jamboree Road and Irvine Boulevard will have a grocery store, drug store, service station and other support commercial facilities. There is also a service station approved for the corner of Bryan Avenue and Myford Road. AUTO REPAIRS Summary of Issues o Will either store have auto repairs - air guns? (Concerned with sound) - City Responses The Costco store will have a tire center. Only tires purchased at Costco will be installed on the premises. No tire or general automotive repair will be allowed. Tire installation will take place in enclosed bays located on the south side of the building, away from residential areas. No auto services are proposed for the K -Mart store. Sy01 THE IRVINE COMPANY Richard G. Sim President Investment Properties Group NOVEMBER 11, 1991 CITY COUNCIL CITY OF TUSTIN 15222 DEL AMO AVENUE TUSTIN, CA 92680 SUBJECT: LETTER OF UNDERSTANDING CONCERNING THE HOTEL IN EAST TUSTIN DEAR COUNCILMEMBERS: SECTION 1.4 OF THE EAST TUSTIN SPECIFIC PLAN DEVELOPMENT AGREEMENT REQUIRES.THE IRVINE COMPANY ("THE COMPANY`) TO CONSTRUCT A MINIMUM 250 ROOM HOTEL IN SECTOR 12 OF THE SPECIFIC PLAN AREA DESIGNATED AS "MIXED USE'S. SAID HOTEL WAS TO HAVE CONTAINED CUSTOMER SUPPORTING FACILITIES, AND IF PROPOSED TO BE BUILT IN MORE THAN ONE PHASE, SUCH PHASING WAS TO HAVE BEEN APPROVED BY THE CITY. DESPITE BEST EXPECTATIONS, THE MIXED USE ANNEX SITE BETWEEN BRYAN AVENUE AND EL CAMINO REAL JUST EAST OF TUSTIN RANCH ROAD HAS NOT BEEN IDENTIFIED AS A DESIRABLE SITE BY A VARIETY OF HOTEL OPERATORS. GIVEN THE VOLATILITY OF THE ORANGE COUNTY HOTEL MARKET, IRVINE COMPANY (COMPANY) AND CITY STAFF DO NOT BELIEVE THAT A HOTEL WOULD BE SUCCESSFUL AT THE ORIGINAL LOCATION PROPOSED IN THE EAST TUSTIN DEVELOPMENT AGREEMENT. IN ADDITION, TWO MAJOR RETAIL STORES, COSTCO AND K—MART, HAVE EXPRESSED A STRONG INTEREST IN LOCATING ON THE'MIXED USE ANNEX SITE. THESE STORES HAVE A TRACK RECORD FOR GENERATING SIGNIFICANT SALES TAX REVENUES AND WHEN THIS BENEFIT IS COMPOUNDED, THE CITY COULD SEE UP TO $900,000 A YEAR IN ADDITIONAL SALES TAX. DUE TO THE LACK OF MARKET DEMAND FOR A HOTEL ON THE SUBJECT SITE AND THE STRONG DEMAND FOR MAJOR RETAIL STORES, THE COSTCO AND K—MART PROPOSALS WOULD BE'A POSITIVE ADDITION TO THE CITY. IT IS ALSO BELIEVED THAT APPROXIMATELY 263,000 SQUARE.FEET OF ADDITIONAL RETAIL SQUARE FOOTAGE ON THE MIXED USE ANNEX SITE WILL MORE THAN FULLY SATISFY REVENUE REQUIREMENTS AS IDENTIFIED IN THE EAST TUSTIN DEVELOPMENT AGREEMENT. ATTACHMENT 1 550 Newport Center Drive, P.O. Box t, Newport Beach, California 92658-8904 (714) 720-2222 CITY OF TUSTIN NOVEMBER 11, 1991 PAGE Two THE COMPANY UNDERSTANDS THAT WHILE THEY MAY FULLY MEET THEIR REVENUE REQUIREMENTS IDENTIFIED IN THE DEVELOPMENT AGREEMENT AS "HOTEL ROOMY, THE CITY STILL WANTS TO HAVE A HOTEL DEVELOPED SOMEWHERE IN THE PROXIMITY OF EAST TUSTIN. IN ORDER.TO ACHIEVE THE CITY'S OBJECTIVES, CITY STAFF AND THE COMPANY, SUBJECT TO REGULATORY APPROVAL BY THE CITY COUNCIL, HAVE IDENTIFIED THE FOLLOWING APPROACH TO RESOLVE THIS ISSUE. 1. THE COMPANY SHALL FILE AN APPLICATION TO AMEND THE EAST TUSTIN DEVELOPMENT AGREEMENT AND MORE SPECIFICALLY SECTIONS 1.4 AND 1.9 REQUESTING REMOVAL OF THE 'OBLIGATION TO CONSTRUCT A HOTEL WITHIN THE MIXED USE SITE OF THE EAST TUSTIN SPECIFIC PLAN. SAID APPLICATION SHALL BE PROCESSED CONCURRENTLY BY THE CITY WITH ANY DISCRETIONARY APPLICATIONS NECESSARY TO ACCOMMODATE THE PROPOSED RETAIL DEVELOPMENT OF THE MIXED USE ANNEX SITE BOUNDED BY BRYAN AVENUE, TUSTIN RANCH ROAD, EL CAMINO REAL, AND THE -EL MODENA CHANNEL. 2. THE COMPANY WILL PROPOSE AN AMENDMENT TO THE DEVELOPMENT AGREEMENT TO PROVIDE APPROXIMATELY 263,000 SQUARE.FEET OF RETAIL SPACE ON THE MIXED USE ANNEX SITE. 3. THE COMPANY WILL AGREE TO CONSTRUCT A MINIMUM 250 ROOM HOTEL ON A SITE IN PROXIMITY OF THE I-5 FREEWAY AT JAMBOREE TO BE LOCATED IN THE CITY OF TUSTIN OR AT AN ALTERNATE SITE LOCATED AT PORTOLA AT JAMBOREE ON THE SECTOR 6 GENERAL COMMERCIAL SITE WITHIN THE EAST TUSTIN SPECIFIC PLAN AREA. SAID HOTEL IS TO CONTINUE TO CONTAIN CUSTOMARY SUPPORTING FACILITIES AS ORIGINALLY REQUIRED BY SECTION 1.4 OF THE EAST TUSTIN DEVELOPMENT AGREEMENT. 4. THE CITY AND COMPANY SHALL COOPERATE IN THE INITIATION OF AMENDMENTS TO ITS GENERAL PLAN AND ZONING ORDINANCE OR EAST TUSTIN SPECIFIC PLAN OR DEVELOPMENT AGREEMENT OR ANY OTHER ACTIONS, INCLUDING ANY NECESSARY REORGANIZATION OF BOUNDARIES BETWEEN THE CITY OF IRVINE AND THE CITY OF TUSTIN, NECESSARY TO ENSURE IMPLEMENTATION OF THE PROPOSAL OUTLINED ABOVE. THE COMPANY BELIEVES THAT THIS SOLUTION CAN BE ACHIEVED SUCCESSFULLY FOR ALL INTERESTED PARTIES. CITY OF TUSTIN NOVEMBER 11, 1991 PAGE THREE THE COMPANY RECOGNIZES THAT THE CITY COUNCIL CANNOT COMMIT IN ADVANCE OF NECESSARY PUBLIC HEARINGS TO APPROVE AN AMENDMENT OF THE EAST TUSTIN DEVELOPMENT AGREEMENT, OR TO THE ADOPTION OR AMENDMENT OF A GENERAL PLAN OR ANY � ORDINANCE. ACCORDINGLY, THIS LETTER OF UNDERSTANDING SHALL NOT IN ANY MANNER CONSTITUTE A LEGALLY BINDING OBLIGATION ON THE CITY COUNCIL TO ENACT OR APPROVE REQUIRED POLICE POWER APPROVALS, OR ANY OTHER RELATED APPROVAL NECESSARY TO IMPLEMENT THIS CONCEPT. HOWEVER, THE COMPANY CAN COMMIT TO THE CITY THAT IT WILL USE ITS BEST EFFORTS TO ACCOMPLISH THE FOREGOING COMPONENTS OF THIS SOLUTION, SUBJECT TO APPROVAL OF THE CITY COUNCIL THAT THE FOREGOING COMPONENTS SHALL BE PURSUED IN THE BEST INTERESTS OF THE PUBLIC.. THE COMPANY RESPECTFULLY REQUESTS THAT THIS SOLUTION BE FORMALLY CONSIDERED BY THE CITY COUNCIL., ACKNOWLEDGED & ACCEPTED .. t-06 - I ARD G. SIM WILLIAM A. HUSTON PR SIDENT CITY MANAGER INVESTMENT PROPERTIES GROUP RGS:CF CC: BRAD OLSON NORM SMITH CHRISTINE SHINGLETON CITY OF TUSTIN Community Development Department ENVIRONMENTAL INITIAL STUDY FORM I. Background 1. Name of Proponent Irvine Retail Properties Company Vi 2. Address and Phone Number of Proponent ( 714) 720-2219 2 Park Plaza, Suite 300 Irvine,9Z/14-5904 1 3. Date of Checklist Submitted January 29, 1992 4. Agency Requiring Checklist City of Tustin Community Development Department 5. Name of Proposal, if applicable Tentative Tract Map 14610 Design Review 91-55 II. Environmental Impacts (Explanations of all "yes" and "maybe" answers are required on attached sheets.) Yes Maybe No 1. Earth. Will the proposal result in: a. Unstable earth conditions or in changes in geologic substructures? X b. Disruptions, displacements, compaction or overcovering of the soil? X C. Change in topography or ground surface relief features? X d. The destruction, covering or modification of any unique geologic or physical features? X e. Any increase in wind or water erosion of soils, either on or off the site? X f. Changes in deposition or erosion of beach sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any ban, inlet or lake? X Yes Maybe No g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mudslides, ground failure, or similar hazards? X 2. Air. Will the proposal result in: a. Substantial air emission or deterioration of ambient air quality? X b. The creation of objectionable odors? X C. Alteration of air movement,.moisture, or temperatures, or any change in climate, either locally or regionally? X 3. Water. Will the proposal result in: a.' Changes in currents, or the course of direction of water movements, in either marine or fresh water? X b. Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? X C. Alterations to the course or flow of flood waters? X d. Change in the amount of surface water in any water body? X e. Discharge into surface waters, or in any alteration of surface water quality, including but not limited to temperature, dissolved oxygen or turbidity? X f. Alteration of the direction or rate of flow of ground waters? X g. Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations? X h. Substantial reduction in the amount of water otherwise available for public water supplies? X 4. 5. Is 7. Yes Maybe No i. Exposure of people or property to water related hazards such as flooding or tidal waves? X Plant Life. Will the proposal -,result in: a. Change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, and aquatic X plants)? b. Reduction of the numbers of any unique, rare or endangered species of plants? X C. Introduction of new species of plants into an area, or in a barrier to the normal replenishment of existing species? X d. Reduction in acreage of any* agricultural crop? X Animal Life. Will the proposal result in: a. Change in the diversity of species, or numbers of any species of animals (birds, land animals including reptiles, fish and shellfish, benthic organisms or insects)? X b. Reduction of the numbers of any unique, rare or endangered species of animals? X C. Introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals? X d. Deterioration to existing fish or wildlife habitat? X Noise. Will the proposal result in: a. Increases in existing noise levels? X b. Exposure of people to severe noise levels? X Light and Glare. Will.the proposal produce new light or glare? X Yes Maybe Wo 8. Land Use. Will the proposal result in a substantial alteration of the present or planned land use of an area? X 9. Natural Resources. Will the proposal — result in: a. Increase in the rate of use of any natural resources? X b. Substantial depletion of any nonrenewable natural resource? X 10. Risk of Upset. Will the proposal involve: , a. A risk of an explosion or the release of hazardous substances (including, but not limited to, oil, pesticides, chemicals or radiation) in the event of an accident or upset conditions? X b. Possible interference with an emergency response plan or an emergency evacuation plan? X 11. Population.. Will the proposal alter the location, distribution, density, or growth rate of the human population of an area? X 12. Housing. Will the proposal affect existing housing, or create a demand for additional housing? X 13. Transportation/Circulation., Will the proposal result in: a. Generation of substantial additional vehicular movement? X b. Effects on existing parking facilities, or demand for new parking? X C. Substantial impact upon existing transportation systems? X d. Alterations to present patterns of circulation or movement of people and/or goods? X Yes Maybe No e. Alterations to waterborne, rail or air traffic? X f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? — X 14. Public Services. Will the proposal have an effect upon, or result in a need for new or altered governmental services in any of the following areas: a. Fire protection? X b. Police protection? X C. Schools? X d. Parks or other recreational facilities? X e. Maintenance of public facilities, including roads? X f. Other governmental services? X 15. Energy. Will the proposal result in: a. Use of substantial amounts of fuel or energy? X b. Substantial increase in demand upon existing sources of energy, or require the development of new sources of energy? X 16. Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: a. Power or natural gas? X b. Communications systems? X C. Water? X d. Sewer or septic tanks? X e. Storm water drainage? X f. Solid waste and disposal? X Yes Maybe No 17. Human Health. Will the proposal result in: a. Creation of any health hazard or potential health hazard (excluding — mental health)? X b. Exposure of people to potential health hazards? _X•- 18. Solid Waste. Will the proposal create additional solid waste requiring disposal by the City? X 19. Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? X 20. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? _X_ 21. Cultural Resources a. Will the proposal result in the alteration of or the destruction of a prehistoric or historic archaeological site? b. Will the proposal result in adverse physical or aesthetic effects to a prehistoric or historic building, structure, or object? X C. Does the proposal have the'potential to cause a physical change which would affect unique ethnic cultural values? X d. Will the proposal restrict existing religious or sacred uses within the potential impact area? X PART III - DISCUSSION OF ENVIRONMENTAL EVALUATION EXHIBIT A INITIAL STUDY RESPONSES FOR VESTING TENTATIVE TRACT 146101 DESIGN REVIEW 91-551 AND AMENDMENT TO THE EAST TUSTIN DEVELOPMENT AGREEMENT BACKGROUND The applicant, Irvine Retail Properties Company, proposes to subdivide a 23.9 -acre parcel into six numbered lots to allow the construction of a 274,175 -square foot retail/commercial center. The development will consist of two major retail tenants or "anchors", with a combined floor area of 238,055 -square feet, and five individual tenant pads. The site, located in Sector 12 of the East Tustin Specific Plan (ETSP) area, is designated Mixed Use. The East Tustin Development Agreement required the applicant to construct a 250 -room hotel in a portion of the project site. However, the City of Tustin and applicant agree that a hotel would be better located on another lot within the specific plan area, or elsewhere in the city. In conjunction with the Tentative Tract Map and Design Review applications, the applicant proposes an Amendment to the Development Agreement to allow land in another location to be reserved as a hotel site. A variety of land uses are in the vicinity of the site. To the north, across Bryan Avenue, are single-family residences and a potential school site. Residential development is also to the west across Tustin Ranch Road. The Tustin Auto Center is to the south, across E1 Camino Real; the Tustin Market Place is to the east beyond the El Modena Flood Channel and Myford Road. The property is legally described as portions of Lot 22 and 23 in Block 44 of the Irvine subdivision recorded in Book 1, page 88, of the Miscellaneous Maps, of the Orange County Recorder. This project is covered by a previously -certified program EIR (85- 2) for the ETSP. Section 15150 of the CEQA guidelines permits an EIR or other environmental document to incorporate by reference all or portions of another document containing information relevant to that EIR. Therefore, in referencing EIR 85-2, this Initial Study hereby incorporates East Tustin Specific Plan Environmental Impact Report 85-2, City of Tustin, December 1985 (State Clearinghouse #85052217), as well as the Technical Appendices, Response to Comments, Supplement (November 15, 1986) and Addenda (May 1989). The purpose of this Initial Study is to identify any conditions affecting the project site which were not addressed by the program EIR. Exhibit A - Initial Study Responses VTT 14610, DR 91-55 and Amend. to ETDA February 4, 1992 Page 2 1. EARTH Items B, and C - "Yes": The 23.9 -acre project site is within the specific plan area addressed by EIR 85-2, and is primarily flat. The site has been mass graded in accordance with the sector -level Tentative Tract Map, Tract 13274 and used to stockpile surplus soil imported from other project sites in the vicinity. Minor grading, required to prepare the site for construction such, was evaluated in conjunction with EIR 85-2. Specific conditions of approval will ensure that all grading activities required for the construction of the proposed shopping center incorporate mitigation measures identified in the certified EIR 85-2. Items A, D, E, F and G - "No": Tentative Tract 14610 is located within the specific plan area for EIR 85-2. •Impacts to the site related to grading activity required for development have been addressed and applicable mitigation measures identified. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan Mitigation IMonitoring Required: A detailed soils engineering report and grading plans for the site are required as a conditional of approval to ensure that all grading activities on the site incorporate applicable mitigation measures, per the certified EIR 85-2. 2. AIR Item A - "Maybe": EIR 85-2 finds that this project will result in an incremental degradation of air quality in conjunction with other past, present and reasonably foreseeable future projects. However, there are no significant new environmental impacts created by the proposed project which were not considered in the previous program EIR 85-2 and additionally referenced documents. With the original EIR, a Statement of Overriding Considerations was prepared to address compromises necessary for the overall benefit of the specific plan area and surrounding region. Compliance with applicable mitigation measures of the certified EIR will be required by conditions of approval for the project. - Exhibit A - Initial VTT 14610, DR 91-55 February 4, 1992 Page 3 Study Responses and Amend. to ETDA Items B, and C - "No": The certified *.EIR for the project area identified impacts to the site related to the—proposed development and the resultant negative effects to air quality. Consequently, applicable mitigation measures were identified in EIR 85-2 and recommended for implementation. The proposal has incorporated those measures related to air quality into the submitted plans or they will be .included in the conditions of approval, where applicable. There are no significant new environmental impacts created by the proposed project which were not considered in the previous program EIR 85-2 and additionally referenced documents. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan Mitigation/Monitoring Required: Dust generated by construction activity will be reduced through regular watering as required by the SCAQMD Rule 403. Additionally, mitigation measures to encourage the use of alternative transportation methods have been included in the conditions of approval for Tentative Tract Map 14610 and Design Review 91-55. All applicable measures identified in certified EIR 85-2 have been incorporated into the project, or will be included as conditions of approval. 3. WATER Items B and C - "Yes": Development of a commercial/retail center on this site will result in increased surface runoff and storm water drainage flows. Building and pavement areas will alter the existing quality of surface runoff and water percolation. Those impacts were originally considered with EIR 85-2. The City Council considered the benefits of the Specific Plan and balanced those benefits against the project's unavoidable effects and adopted a Statement of Overriding Considerations. The certified EIR 85-2 identified impacts to the project site related to the proposed development and the resultant negative effects to water quality. Applicable mitigation measures were identified in EIR 85-2 and recommended for implementation. The proposal has incorporated those measures related to water quality'into the submitted plans, or will include them in the conditions of approval for the project. Exhibit A - Initial VTT 14610, DR 91-55 February 4, 1992 Page 4 Study Responses and Amend. to ETDA Items A D E F# Gg H and I - "Noll: Tentative Tract 14 610 is within the Specific' Plan area. The certi.f ied EIR i-&entif ied impacts to the project site related to the proposed development and the resultant negative effects to water quality. Mitigation measures were identified in EIR 85-2 and recommended for implementation. This proposal has incorporated those measures related to water quality into the submitted plans, or they will be included in the conditions of approval for the project. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan Mitiga�tion/Monitoring Required: Mitigation measures identified in certified EIR 85-2 have been incorporated into the project as submitted, or they will be incorpora 1 nnto to conditions of approval. Those measures include plans accommodate increase runoff flows associated with the proposal, incorporate on- and off-site drainage improvements, provide erosion control measures and develop appropriate pollution control plans. 4. PLANT LIFE Items A B C and D - "No": The project site has been rough graded, and is presently vacant. Further, imported soil has been stockpiled on the property. The certified EIR 85-2 identified impacts to the project site related to the proposed development and the resultant negative effects to plant life. There are no significant new environmental impacts created by the proposed project which were not considered in the previous program EIR 85-2 and additionally referenced documents. Applicable mitigation measures' were identified in EIR 85-2 and recommended for implementation. Measures related to plant life have been incorporated into the submitted plans or will be included as conditions of approval, where applicable. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan Exhibit A - Initial Study Responses VTT 14610, DR 91-55 and Amend. to ETDA February 41 1992 Page 5 MitigationJMonitorina Required: Mitigation measures specified in the program EIR require r e enot lon on locatedraConsideration eas where structures or improvementsare must be given. to the use of drought -tolerant plant materials, especially those native to the foothills and coastal plains of Southern California. Those measures have been incorporated into the project as submitted, or will be included as conditions of approval. 5. ANIMAL' LIFE Items A through D - "No": The project site is within the specific plan area. The certified EIR 85-2 identified impacts to the project site related to the propose development nd the resultant negative effects to animal life. There are no significant new environmental impacts created by the proposed project which were not considered in thus program EIR 85-2 and additionally referenced documents. Pp ble mitigation measures were identified in the EIR nrecommended co_ those for implementation. The proposal has incorporated measures related to animal life into the submitted plans, or such measures will be included in the conditions of approval for the subject project. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan Mitigation/Monitoring Required: Those measures identified in certified EIR 85-2, including revegetation of the site, have been incorporated into plans submitted for the project, or will be included as conditions of approval. 6. NOISE Item A - "Yes": Development of the site will result in short- term construction noise impacts, and a long-term increase in the ambient noise levels in and around the project site. Those impacts were identified in EIR 85-2. The City Council considered the benefits of the Specific Plan and balanced those benefits against the project's unavoidable adopted ted f effects. •the Statement of Overriding Considerations p Specific Plan. Mitigation measures addressing the and acoustic EIare environment were identified in the program , Exhibit A - Initial VTT 14610, DR 91-55 February 4, 1992. Page 6 Study Responses and Amend. to ETDA included in the submitted project, or. will be incorporated as conditions of approval. There are no signifi ant• new environmental impacts created re the proposed protect which were not considered in the pious program EIR 85-2 and additionally referenced documents. Item B - "No": The project site is within the specific plan to the project area; the certified EIR 85-2 identified and the creation of site related to the proposed development severe noise levels. There are no significant new ich environmental impacts created by the proposed proj 85 2 hand l. were not considered in the prevouspr at ion measures were additionally referenced documents. Mltg included in EIR 85-2 and recommended for impleme t atinoise into n. The proposal has incorporated those measures ere el 1 ated to cable, will be either the submitted plans or, w apP oval for the protect. included in the conditions of appr Sources: Field Verification _ Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan Mitigation/Monitoring Required: Conditions of approval will re uire that standards of the City's Noise ordinance, noiseh q contains specific requirements regarding construction be met. Other mitigation measures identified in certified EIR been 85-2 and City of Tustin Ordina mitted or will be included No. 828, have incorporated into the project as sub as conditions of approval. 7. LIGHT AND GLARE "Yes": The proposed commercial/ retail development illcreate new light at the presently undeveloped site. prof oject site is within the specific plan area for which and the the light program EIR addresses the impactsht and glare. The City resultant negative effects from g Council considered the benefits of the Specific Plan and balanced those benefits against the project's unavoidable effects and adopted a Statement of Overriding Considerations. eated by There are no significant new environmental impact thep roposed project which were not considered in the previous program EIR 85-2 and additionally reference mitigation measures were identified in EIR has g This proposal recommended for implementation. Exhibit A - Initial Study Responses VTT 14610, DR 91-55 and Amend. to ETDA February 4, 1992 Page 7 incorporated those measures related 'to light and glare into submitted plans. Additional mitigation measures--wil•1 be included in the conditions of approval for the project. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan Mitigation/Monitoring Required: Conditions of approval for the project require that a lighting plan be submitted for the project. Lights creating glare, spillover illumination or having a negative impact on nearby properties shall not be permitted. 8. LAND USE "No": The project site is within the specific plan area evaluated under EIR 85-2. The Technical Appendices for the certified EIR indicate the use of the project site as Retail Commercial. However, a development agreement between the applicant and the City of Tustin required that a 250 -room hotel be constructed on a portion of the project site. The proposed Amendment to the Development Agreement would remove that requirement. No additional or altered land use impacts are anticipated. The Supplemental EIR for the Development Agreement considered impacts of hotel and retail uses and evaluated maximum impacts under either land use. The program EIR states that the development of the project site will result in the gradual conversion of existing open space to urban use. The City Council considered the benefits of the Specific Plan and balanced those benefits against the project's unavoidable effects and adopted a Statement of Overriding Considerations. Further, mitigation measures which avoid or substantially lessen the significant environmental -effect related to land use as identified in the program EIR have been incorporated into the project or will be required as conditions of approval. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan Exhibit A - Initial VTT 14610, DR 91-55 February 4, 1992 Page 8 Study Responses and Amend. to ETDA Mitigation IMonitoring Required: Adherence to and compliance with the guidelines and provisions of the ETSP will ensure that the development of Tract 14610 complies with mitigation measures specified in the certified EIR 85-2. 9. NATURAL RESOURCES Items A and B - "No": The EIR for the project area did not identify any impacts related to negative effects on natural resources as a result of development. Measures to mitigate potential adverse impacts to the entire specific plan area were identified in EIR 85-2 and recommended for implementation. However, no project specific mitigation measures were identified. There are no significant new environmental impacts created by the proposed project which were not considered in the previous program EIR 85-2 and additionally referenced documents. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan MitigationJMonitoring Required: No mitigation measures are required for the project. 10. RISK OF UPSET Items A and B - "No": The project site is within the specific plan area for EIR 85-2. No impacts to the project site related to the proposed development and the resultant negative effects from risk of upset were identified. Sources: Field.Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan MitigationJMonitoring Required: No mitigation measures are required for the project. - Exhibit A - Initial Study Responses VTT 14610, DR 91-55 and Amend. to ETDA February 4, 1992 Page 9 11. POPULATION 12. "No": Development of the commercial/ retail center will not increase the population of the vicinity. No residential development is proposed. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan Mitigation/Monitoring Required: required for the project. HOUSING No mitigation measures are "No": No dwelling units are proposed with the commercial/ retail project. Those employed at the center will reside in existing housing within the City or surrounding areas. Housing demand will not increase as a result of the project. Sources: Field Verification Submitted Plans Tustin -City Code Certified EIR 85-2 East Tustin Specific Plan Mitigation/Monitoring Required: required for the project. 13. TRANSPORTATION/CIRCULATION No mitigation measures are Items A, B and C - "Yes": The site is within the specific plan area for which EIR 85-2 identified impacts related to traffic. Implementation of this project will result in an increase of vehicular traffic and the need for improved transportation and circulation facilities. Consistent with the requirements of CE¢A, EIR 85-2 discusses environmental effects in proportion to their severity and probability of occurrence. Moreover, in the process of preparing EIR 85-2 it was determined that, given the level of specificity of planning *for the project, certain impacts, including infrastructure engineering plans, could be more comprehensively addressed with subsequent, focused studies as part of future discretionary actions (i.e., subdivision maps, Exhibit A - Initial Study Responses VTT 14610, DR 91-55 and Amend. to ETDA February 5, 1992 Page 10 grading permits, etc.). * EIR 85-2, also states that no significant adverse impacts beyond those discussed i -m the EIR are anticipated as a result of subsequent focused studies. However, the Tustin City Council reserved the power to incorporate any measure, including off-site. traffic improvements, recommended by such subsequent surveys and studies. Therefore, detailed, project -specific traffic analysis was prepared by a licensed traffic engineer and reviewed by Community Development Department staff and the City Traffic Engineer. The study is attached and incorporated herein as Attachment A. The analysis evaluates on-site circulation, existing on -street traffic conditions, specific plan area buildout traffic forecasts obtained from the ETSP, and capacity impacts of project -generated traffic. The original East Tustin Traffic Model of the ETSP assumed 25 - acres of commercial uses for the site, generating an estimated 13,750 Average Daily Traffic (ADT) and 1,308 trips in the critical PM peak hours. The proposed 274,125 -square foot retail/commercial center was evaluated using traffic information for similar existing retail operations in the Orange County area. A summary of that information indicates that the project will generate 1,096 PM peak hour trips, 212 trips less than the trip generation approved for the site in the EIR 85-2. Therefore, the project is consistent with EIR 85-2 and the ETSP, and original traffic mitigation measures remain valid. Following design review procedures spelled out in the original EIR, the focused, site-specific traffic analysis also led to recommendations for the site layout and off-site improvements. Those recommendations have been included as conditions of approval. Generally, all on-site queuing lanes were identified as adequate. However, during the peak five minutes of the peak hour, the number of vehicles queuing to exit the site onto E1 Camino Real will exceed the total available stacking by one vehicle length. The focused study prepared for the project also includes long- range, off-site traffic projections which indicating that after the year 2010, the anticipated date of the complete specific plan area buildout, the intersection of Tustin Ranch Road and El Camino Real may operate at an unacceptable level of service during the PM peak hour. The traffic study also states that potential condition could be relieved by providing Exhibit A - Initial VTT 14610, DR 91-55 February 5, 1992 Page 11 Study Responses and Amend. to ETDA dual left -turn lanes from El Camino Real on to Tustin Ranch Road. _ In accordance with findings of EIR 85-2, which allows the City Council to implement recommendations of subsequent studies, conditions of approval will require the City of Tustin Public Works Department to monitor that intersection and implement necessary traffic improvements when warranted. Items D. E, and F - "No": The project site is within the specific plan area for which EIR 85-2 identified impacts to the related to the development and resultant negative effects on transportation and circulation. There are no significant new environmental impacts created by the proposed project which were not considered in the previous program EIR 85-2 and additionally referenced documents. Mitigation measures identified in the certified EIR and recommended for implementation have been incorporated into the submitted plans, or will be included as conditions of approval for the project. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan MitigationfMonitoring Required: Conditions of approval require that Tract 14610 meet the requirements of the ETSP, ordinance No. 1062, Tustin City Code and City parking standards. Further, adherence to and compliance with those provisions and standards will ensure that the development of Tract 14610 complies with mitigation measures specified in certified EIR 85-2. 14. PUBLIC SERVICES Items A, B, E and F - "Yes": Implementation of this project will result in an increase in the demand for and utilization of some public services including fire and police protection, as well as road maintenance. However, the subject site is within the specific plan area for which the EIR 85-2 identified impacts to the project site related to the proposed development and the resultant negative effects to public services. There are no significant new environmental impacts created by the proposed project which were not considered in the previous program EIR 85-2 and additionally referenced Exhibit A - Initial Study Responses VTT 14610, DR 91-55 and Amend. to ETDA February 5, 1992 Page 12 documents. The City Council considered the benefits of the Specific Plan and balanced those benefits aga-est- the project's unavoidable effects and adopted a Statement of Overriding Considerations. In addition, mitigation measures identified in EIR 85-2 and recommended for implementation have been incorporated into either the submitted plans or will be included in the conditions of approval, where applicable, for the subject project. Items C' and D - "No": The proposal does not include residential development; no impacts on schools, parks or other recreational facilities are anticipated. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan MitigationjMonitoring Required: Mitigation measures _ relating to public services identified in certified EIR 85-21 such as those stating the project sponsor should work closely with the Police Department, the Orange County Fire Department and other governmental services to ensure adequate security, safety and services for the proposal, have been incorporated into the project, or will be included as conditions of approval. 15. ENERGY Items A and B - "Yes": The project will increase the demand for and consumption of energy. However, the site is within the specific plan area for which certified EIR 85-2 identified impacts related to the proposed development and the resultant negative effects of energy use. There are no significant new environmental impacts created by the proposed project which were not considered in the previous program EIR 85-2 and additionally referenced documents. The City Council considered the benefits of the Specific Plan and balanced those benefits against the project's unavoidable effects and adopted a Statement of Overriding Considerations. Further, related mitigation measures identified in EIR 85-2 and recommended for implementation have been incorporated into the submitted plans, or will be included in the conditions of approval for the project. Sources: Field Verification Exhibit A - Initial Study Responses VTT 14610, DR 91-55 and Amend. to ETDA February 5, 1992 Page 13 Submitted Plans Tustin City Code — Certified EIR 85-2 East Tustin Specific Plan Mitigation/Monitoring Required: Mitigation measures identified in certified EIR 85-2, require that building construction comply with the Energy Conservation Standards. set forth in Title 24 of the California Administrative Code, and that energy conservation techniques be considered. Mitigation measures related to energy, as applicable, have been incorporated into the project as submitted, or will be incorporated as conditions of approval. 16. UTILITIES Items A through F - "Yes": The project will increase the demand for utilities. Tentative Tract 14610 is within the specific plan area for which the EIR 85-2 identified impacts to the project site related to the proposed development and the resultant negative effects of increased utility use. However, there are no significant new environmental impacts created by the proposed project which were not considered in the previous program EIR 85-2 and additionally referenced documents. The City Council considered the benefits of the Specific Plan and balanced those benefits against the project's unavoidable effects on the use of utilities and adopted a Statement of Overriding Considerations. Mitigation measures identified in EIR 85-2 and recommended for implementation were incorporated into the submitted plans, or will be included in the conditions of approval for the project. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan M_itigationjMonitorina Required: Mitigation measures identified in EIR 85-2, require that water conservation methods, mandated by state law; Energy Conservation Standards and building construction techniques, set forth in Title 24 of the California Administrative Code; and other measures be implemented to mitigate potential effects on utilities. Applicable mitigation measures have been incorporated into the project, as submitted., or will be included as conditions of approval. Exhibit A - Initial Study Responses VTT 14610, DR 91-55 and Amend. to ETDA February 5, 1992 Page 14 17. HUMAN HEALTH Items A and B - "No": The project site is within the specific plan area for which certified EIR 85-2 identified impacts to the site related to the proposed development and the resultant negative effects to human health. Consequently, mitigation measures were identified and recommended for implementation. The proposal has incorporated measures related to human health into the submitted plans, or they will be included in the conditions of approval for the project. There are no significant new environmental impacts created by the proposed project which were not considered in the previous program EIR 85-2 and additionally referenced documents. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan - Mitigation/Monitoring Required: Measures identified in EIR 85-2 related to human health,, such as construction methods and, as applicable, transportation/circulation have been incorporated into the project or will be included as conditions of approval. 18. SOLID WASTE "Yes": The project site is within the Specific Plan area for which the certified EIR 85-2 identified impacts to the project site related to the proposed development and the resultant negative impacts of the generation of solid waste. There are no significant new environmental impacts created by the proposed project which were not considered in the previous program EIR 85-2 and additionally referenced documents. Mitigation measures were identified in EIR 85-2 and recommended for implementation. This proposal has incorporated those measures into the submitted plans, or will included them in the conditions of approval, where applicable, for the project. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan Exhibit A - Initial Study Responses VTT 14610, DR 91-55 and Amend. to ETDA February 5, 1992 Page 15 Mitigation/Monitoring Required: Measures identified in certified EIR 85-2, related to the removal of sot -±d waste have been incorporated into the project, as submitted, or will be incorporated as conditions of approval. 19. AESTHETICS "No": Tentative Tract 14610 will allow the development of a 274,175 -square foot commercial/retail center. Design Review of the project has been completed by the Community Development Department, and recommended for approval. The project is within the specific plan area and the certified EIR found that development in the specific plan area will alter its visual character and aesthetic qualities. Compliance with mitigation measures identified in EIR 85-2, including provisions for extensive landscaping, was evaluated in the Design Review process. The proposal has incorporated those measures related to aesthetics into the submitted plans, or they will be included in conditions of approval for the project. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan Mitigation/Monitoring Required: Measures identified in EIR 85-2, such as those stating that the architectural and site design of the proposal reflect the Urban Design Guidelines of the ETSP have been incorporated into the project as submitted, or will be included as conditions of approval. 20. RECREATION "No": The retail/commercial proposal will not impact the quality or quantity of existing recreational opportunities. Further, EIR 85-2 did not identify any impacts to recreation facilities or uses specifically related to the development of a retail center. Tentative Tract 14610 is within the specific plan area for EIR 85-2, which did not identify any impacts related specifically to the proposed development. However, specific plan areawide mitigation measures identified in EIR 85-2 and recommended for implementation have been incorporated into the subnitted plans or, where applicable, will be included in the conditions of approval for the project. Exhibit A - Initial Study Responses VTT 14610, DR 91-55 and Amend. to ETDA February 5, 1992 Page 16 Sources: Field Verification Submitted Plans -- Tustin City Code Certified EIR 85-2 East Tustin Specific Plan Mitigation/Monitoring Required: No mitigation measures are required for the project. 21. CULTURAL RESOURCES Items A through D - "No": Tentative Tract 14610 is within the specific plan area for which EIR 85-2 identified impacts related to the proposed development and the resultant negative effects to cultural resources. However, the proposal is not within an area identified as an archaeological site. Nevertheless, any mitigation measures related to cultural resource identified in EIR 85-2 and recommended for implementation have been incorporated into the submitted plans or will be included in the conditions of approval for the project. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85-2 East Tustin Specific Plan Mitigation/MonitoringRequired: A condition of approval will require a qualified paleontologist/archaeologist on site during rough grading activities. Other measures identified in EIR 85-2, as applicable, have been incorporated into the project or will be included as conditions of approval. PR:rnn PART IV - DETERMINATION EXHIBIT B INITIAL STUDY RESPONSES FOR TENTATIVE TRACT 14610, DESIGN REVIEW 91-55 AND AMENDMENT TO THE EAST TUSTIN DEVELOPMENT AGREEMENT On the basis of this initial evaluation: -- I find that the proposed project HAS utilized all feasible mitigation measures as identified in Final Environmental Impact Report 85-2 certified on March 17, 1986. Certified EIR 85-2 for the East Tustin Specific Plan, as modified by subsequently -adopted supplements, addenda and all other documents incorporated herein by reference are adequate to serve as the program EIR. Significant impacts were identified and corresponding mitigation measures were recommended to be incorporated into the approval process for individual projects. There are no significant new environmental impacts created by the project which were not considered in the previous program EIR, Supplements and Addenda. Therefore, no additional documentation is required. DATEs )am" �O mot- SIGNATURE TUSTIN ANNEX TRAFFIC ANALYSIS JANUARY 1992 ATTACHMENT A iw��AUST/N-FOUST ASSOC/AYES, INC. TUSTIN ANNEX TRAFFIC ANALYSIS Prepared for: The Irvine Company Prepared by: Austin -Foust Associates, Inc. 2020 North Tustin Avenue Santa Ana, California 92701 (714) 667-0496 January 31, 1992 ���AUST/WfOUST ASSOC/ATES. /NC. CONTENTS I. INTRODUCTION Page II. PROJECT SETTING Surrounding Highway Network ..................................... II -1 Existing Traffic Conditions ........................................ II -1 Future Traffic ................................................. II -4 III. PROJECT IMPACT ANALYSIS Trip Generation ............................................... III -1 Trip Distribution..............................................III-2 Future Project Impact .......................................... III -2 Site Access Analysis ............................................ III -9 IV. INTERSECTION IMPROVEMENTS Buildout Conditions ............................................ IV -1 APPENDICES: A: Intersection Capacity Utilization Worksheets B: Costco Field Data C: Memos 8 I-1 Project Description .............................................. I-1 Analysis Scope .................................................. Definitions.....................................................I-4 References.....................................................I-5 II. PROJECT SETTING Surrounding Highway Network ..................................... II -1 Existing Traffic Conditions ........................................ II -1 Future Traffic ................................................. II -4 III. PROJECT IMPACT ANALYSIS Trip Generation ............................................... III -1 Trip Distribution..............................................III-2 Future Project Impact .......................................... III -2 Site Access Analysis ............................................ III -9 IV. INTERSECTION IMPROVEMENTS Buildout Conditions ............................................ IV -1 APPENDICES: A: Intersection Capacity Utilization Worksheets B: Costco Field Data C: Memos 8 LIST OF FIGURES AND TABLES FIGURES Page I-1 Project Location .................................................... I-2 I-2 Proposed Site Plan .................................................. I-3 II -1 Existing Peak Hour Volumes .......................................... II -2 II -2 Existing Lane Configurations .......................................... II -3 III -1 Project Trip Distribution ............................................ III -4 III -2 Project -Generated PM Peak Hour Trips ................................ III -5 III -3 Project -Generated Site Peak Hour Trips ................................ III -6 III -4 Year -2010 Peak Hour Volumes ....................................... III -7 III -5 Recommended Design Criteria ....................................... III -10 III -6 El Camino Real Entrance ........................................... III -11 IV -1 Improved Lane Configurations ....................................... IV -2 TABLES III=1 Project Trip Generation Summary .................................... III -3 III -2 Post -2010 ICU Summary ............................................ III -8 I. INTRODUCTION This report presents the results of a traffic impact analysis performed for the Tustin Annex development in the City of Tustin. This report has been prepared for submittal to the City of Tustin in support of the application for the project site. PROJECT DESCRIPTION The proposed project is located on an unimproved site in the City of Tustin in the area bounded by Bryan Avenue on the north, Myford Road on the east, El Camino Real on the south, and Tustin Ranch Road on the west. The project location is illustrated in Figure I-1. Figure I-2 illustrates the proposed site plan. The project site consists of 23.85 acres which is proposed to be developed with 274,200 square feet of commercial and financial uses as follows: Costco 117,900 square feet K -Mart 120,200 square feet General Retail 29,600 square feet Financial 6,500 square feet Access to the project site will be provided by two driveways on Bryan Avenue, one driveway on El Camino Real, and one driveway on Tustin Ranch Road. Two signalized driveways will provide full access to the project site, one on Bryan Avenue and one on El Camino Real opposite the existing Auto Center Drive. The remaining driveway on Bryan Avenue and the driveway on Tustin Ranch Road will be restricted to right -turns only. ANALYSIS SCOPE The traffic analysis examines the impacts of buildout year 2010 traffic on the surrounding arterial network. Tustin Annex Traffic Analysis I-1 Austin -Foust Associates, Inc. A T4 vo PROJECT LOCATION �CQ tl Figure I-1 PROJECT LOCATION Tustin Annex Traffic Analysis I-2 Austin -Foust Associates, Inc. SETA � Vr AVE GRQYE i i y FAIRHAVEN AVE ti < r 9S IFOOTHILL BLVD SANTA CLARA Jm _ DODGE AVE 17TH z 0 2 x OCL N � W a Qm 7 M U FOURTH STll �f1/ FIRST () 57 � � 1+'L►j l MAIN 3 ST � N d SrA,l, iF JT MCfA0001 \i, � H A T4 vo PROJECT LOCATION �CQ tl Figure I-1 PROJECT LOCATION Tustin Annex Traffic Analysis I-2 Austin -Foust Associates, Inc. 10v7d I 1 0 a v N #IIS01 f W• a X s V• i i a rnwr - al� o 7- r4 w i E- �0-4 �CO �A 00 r4 C=, p a O a Tustin Annex Traffic Analysis I-3 Austin -Foust Associates, Inc. The primary purpose of this analysis was to compare the current project with the land use included in the East Tustin Specific Plan (ETSP) and to ensure that the new development did not exceed the original proposal. The traffic analysis material presented here is set out as follows: Chapter H - Project Setting Chapter III - Project Impacts Chapter IV - Intersection Improvements DEFINI7['IONS Certain terms and abbreviations used throughout this report are defined below to clarify their intended meanings: ADT Average Daily Traffic. ICU Intersection Capacity Utilization. A factor used to measure the volume/capacity - ratio for an intersection and to determine its level of service. LOS Level of Service. A scale used to evaluate circulation system performance based on volume/capacity ratios of arterial segments or intersection ICU values. The levels range from "A" to "F," with LOS "A" representing free flow traffic and LOS "F" representing severe traffic congestion. PEAK HOUR This generally refers to the hour during the AM peak period (typically 7-9 AM) or the PM peak period (typically 3-6 PM) in which the greatest number of vehicle trips are generated by a given land use or are travelling on a given roadway. VPD Vehicles Per Day. This has the same meaning as ADT, but is generally used in a trip generation context rather than in reference to the highway volume of an arterial segment. V/C Volume -to -Capacity Ratio. This is typically described as a percentage of capacity utilized by existing or projected traffic on a segment of arterial or an intersection turn movement. Tustin Annex Traffic Analysis I-4 Austin -Foust Associates, Inc. REFERENCES 1. "Traffic Study for Costco Development in the Community of Laguna Niguel," Basmaciyan- Darnell, Inc., December 7, 1988. 2. "Trip Generation," 5th Edition, Institute of Transportation Engineers, 1990. Tustin Annex Traffic Analysis I-5 Austin -Foust Associates, Inc. II. PROJECT SETTING This chapter describes the project site in relation to the transportation setting. The existing circulation system is discussed, and existing traffic volumes and levels of service are summarized. SURROUNDING HIGHWAY NETWORK Traffic generated by the proposed project will primarily access Bryan Avenue, El Camino Real, and Tustin Ranch Road. Bryan Avenue is a four -lane arterial with a raised median in the project vicinity, and is designated as a primary arterial on the Orange County Master Plan of Arterial Highways (UTAH). Tustin Ranch Road is a six -lane major arterial with a raised median. E Camino Real is a four -lane secondary arterial with a painted median and left -turn pockets in the vicinity of the project. Regional access to the project vicinity is provided by the Santa Ana (I-5) Freeway which passes less than a quarter mile south of the project site. Full interchanges are located .at Tustin Ranch Road and at Jamboree Road. The I-5 Freeway provides access to central Orange County and Los Angeles County to the north, and south Orange County and San Diego County to the south. EXISTING TRAFFIC CONDITIONS Existing AM and PM peak hour intersection counts are available only for the intersection of Tustin Ranch Road at Bryan Avenue. These peak hour volumes are illustrated in Figure II -1. Existing intersection lane configurations are illustrated in Figure II -2, and intersection capacity utilization (ICU) values for Tustin Ranch Road at Bryan Avenue are presented in the following table (actual ICU calculations are included in Appendix A). Tustin Annex Traffic Analysis II -1 Austin -Foust Associates, Inc. N foo i 10 A- 640 BRYAN 2.30--0.t (� 130 0o O W N I I i � I z Q � i i I v rI L+ in K—MART i II EL CAMINO I I i I I i AM N Nt�O Y' � I II 4 A— 30 ''— 430 BRYAN i ' 3o 540-40 !� 110N:R = i � Z I I Qf ^0C T( 0 I I J I JI Z F=- N I I 1 .<-MAR r EL CAMINO i PM Figure II -1 EXISTING PEAK HOT --R VOLUMES Tustin Annex Traffic Analysis II -2 Austin -Foust Associates, Inc. �Y aao.J�.w z Q ry m 0 z Q U J w rvilsnl � L� CO z 0 H Q a C �z 0 yU 10 W f14 z F to w Tustin Annear Traffic Analysis II -3 Austin -Foust Associates, Inc. EXISTING INTERSECTION ANI I'M 1. Tustin Ranch Road & Brvan Avenue .35 .40 Level of service ranges: .00 - .60 A .61 - .70 B .71 - .80 C .81 - .90 D .91 - 1.00 E Above 1.00 F FUTURE TRAFFIC Year 2010 buildout traffic forecasts were obtained from the East Tustin Specific Plan (ETSP). The original Specific Plan traffic study applied a general commercial trip rate to the entire 25 acre project site to derive total trips. Buildout'peak hour intersection volumes with the proposed project are presented in the following chapter. Tustin Annex Traffic Analysis II -4 Austin -Foust Associates, Inc. III. PROJECT IMPACT ANALYSIS This chapter describes the potential impacts of the proposed Tustin Annex upon the surrounding arterial network. The capacity impacts of project -generated traffic under year 2010 buildout conditions are assessed TRIP GENERATION The project site was included as traffic analysis zone (TAZ) 42 in the original 1985 East Tustin Traffic Model (see Figure B-1 in Appendix C). TAZ 42 included 25 acres of commercial uses which would generate an estimated 13,750 ADT and 1308 trips in the critical PM peak hour. These trips were utilized in the traffic analysis which resulted in the final ETSP approval and its attendant traffic mitigation. The current Tustin Annex proposal calls for 23.6 acres of retail commercial development including a Costco Wholesale retail store and K Mart totaling approximately 274,000 square feet. The original traffic study applied a general retail commercial trip rate to the entire 25 acres to derive the total trips. Since the proposed use is consistent with the original ETSP and the size is slightly less, the preliminary indication is that the original traffic study conclusion and mitigation remain valid. However, since the uses and sizes of potential tenants is now better defined, a check of the peak hour trip generation of the current proposal was compared with the original trip estimates. As discussed in Chapter I, the proposed project consists of a 117,856 square foot Costco, a 120,199 square foot K -Mart, 29,620 square feet of general commercial, and 6,500 square feet of financial uses for a total of 274,175 square feet. Appropriate trip generation rates, were compiled from several sources. The trip generation rate for Costco was obtained from "Traffic Study for Costco Development in the Community of Laguna Niguel" (Reference 1). Field observations of the existing Laguna Niguel and Garden Grove Costcos were conducted in December 1991 to verify these trip rates. The remaining trip rates were obtained from the Institute of Transportation Engineers' (ITE) "Trip Generation, 5th Edition" (Reference 2). Ristin Annex Traffic Analysis III -1 Austin -Foust Associates, Inc. A summary of the trip rates and the resulting trip generation is included in Table III -1. As this summary indicates, the proposed project is estimated to generate 1096 PM peak hour trips. The trip generation for the proposed project is 212 trips (16 percent) less than the trip generation approved for the site in the ETSP. Therefore, the project remains consistent with the ETSP traffic study, and the original mitigation remains valid. TRIP DISTRIBUTION The distribution of the critical PM peak hour project -generated volumes is based upon the general area -wide distribution indicated in the ETSP. Figure III -1 illustrates the general distribution. Site level assignments to individual driveways are attributable to Costco and K -Mart building locations. Project -generated PM peak hour intersection volumes based on the distribution patterns presented here are illustrated in Figure III -2. These volumes will occur during the PM peak hour of adjacent street traffic, generally one hour between 3:00 and 6:00 PM. This PM peak hour does not necessarily correspond with the one-hour period when the most trips are generated by the project site. The project -generated trips which are anticipated during the peak hour of the proposed project site are illustrated in Figure III -3. FUTURE PROJECT IMPACTS Modeled peak hour buildout volumes from the ETSP represent with -project conditions for the year 2010. AM and PM peak hour year 2010 buildout -with -project volumes are illustrated in Figure III -4. Buildout ICUs based on existing lane configurations are summarized in Table III -2 (actual ICU calculations are included in Appendix A). As the ICU table indicates, one intersection is projected to operate at an unacceptable level of service with project -generated traffic in the year 2010. Potential improvements for the intersection of Tustin Ranch Road and El Camino Real which is estimated to operate above LOS "D" in the year 2010 are discussed in the following chapter. Tustin Annex Traffic Analysis III -2 Austin -Foust Associates, Inc. Table III -1 PROJECT TRIP GENERATION SUMMARY Tustin Annex Traffic Analysis III -3 Austin -Foust Associates, Inc. —PM PEAK HOUR— LAND USE UNITS IN OUT TOTAL Trip Rate CostOO TSF 2.60 2.40 5.00 K -Mart TSF 1.72 1.71 3.43 General Retail TSF 1.00 1.00 2.00 Savings & Loan (Walk-in) TSF 2.67 2.67 533 Trip Generation Costco 117.7 TSF 306 283 589 K -Mart 1202 TSF 207 206 413 General Retail 29.6 TSF 30 30 60 Financial 6.5 TSF 17 17 34 TOTAL 560 536 1,096 Trip Generation Approved in MP 638 670 1,308 NET CHANGE (percent) -78(12.2%) -134(20.0%) -212(16.2%) Tustin Annex Traffic Analysis III -3 Austin -Foust Associates, Inc. 00 Ln N G80A lA i t— r; i 0 z Z U Q ry w m I i i < i I Q HONd8 Nusni Z_ 00 1 z 0 H m Tustin Annex Traffic Analysis III4 Austin -Foust Associates, Inc. Tustin Annex Traffic Anatvsis III -5 Austin -Foust Associates, Inc. Tustin Annex Traffic Analysis III -6 Austin -Foust Associates, Inc. N QDN� N i co t8 em .— les 228 BRYAN �j+ t 84 f— 15866 2110° s7 446 (� 226 r hN U I Z Q Of i i 0 0 r z j h• —!,Vi rc i H , �Cm j �4 t 12 4— � EL CAMINO t 60 117 4 28 t� 18 119 554 *� 76 nen AM n Vnin 128 BRYAN � � .— 2 504 7632g!2 178 I 1072 �; 1544 N I Z (rly- I O Z 1= —ivir ^: i ncn nn �i291 t 50 EL CAMINO t 4354 10 792 503 587 t 220 om 385 N no PM Figure III -4 YEAR 2010 PEAK HOUR VOLUMES Tustin Annex Traffic Analvsis III -7 Austin -Foust Associates, Inc. Table III -2 2010 BUILDOUT ICU SUMMARY POST -2010 INTERSECTION AM PM Tustin Ranch Road & Bryan Avenue .84 .73 Tustin Ranch Road & El Camino Real 1.00 1.05 Myford Road & Bryan Avenue .69 .70 Myford Road & El Camino Real .61 .52 Level of service ranges: .00 - .60 A .61 - .70 B .71 - .80 C .81 - .90 D .91 - 1.00 E Above 1.00 F Tustin Annex Traffic Analysis III -8 Austin -Foust Associates, Inc. SITE ACCESS ANALYSIS Analysis of the project driveway volumes lead to the recommended improvements illustrated in Figure III -5. Minimum storage for lanes exiting the site arc predicated on a general design guideline of one foot of storage for each design hour vehicle, with the exception of the signalized driveway opposite Auto Center Drive. During the PM peak hour of adjacent street traffic, 149 vehicles arc projected to exit the site via a Icft-turn to proceed eastbound at the signalized driveway opposite Auto Center Drive on El Camino Real. However, during the one hour period when the project generates the most trips, 221 left -turn vehicles are projected to exit opposite Auto Center Drive. Assuming a 100 -second cycle length and 33 percent of the green -time assigned to the driveway, an average of four vehicles will arrive during the red phase. These four vehicles will require 88 feet of storage. During the peak five minutes of the peak hour, the arrival rate is twice the average arrival rate, and eight vehicles will arrive during the red phase which will require 176 feet of storage. During this peak five minute period, the queue will not exceed the 300 feet of storage (i.e. dual 150 -foot left -turn lanes) provided. Figure III -6 illustrates the proposed lanes at the El Camino Real entrance. Right -turn entering volumes along Bryan Avenue are not sufficient to warrant separate right - turn lanes. The width of the two eastbound thru lanes and bike lane is 35 feet, which is more than adequate to allow right -turn vehicles to utilize the bike lane while providing standard width travel lanes. A 200 foot left -turn pocket should be provided in the median opening at the new signalized entrance on Bryan Avenue. A standard 150 foot Icft-turn pocket should be provided in the painted median along El Camino Real at the signalized entrance. Tustin Annex Traffic Analvsis III -9 Austin -Foust Associates, Inc. r' a w H a U Tustin Annex Traffic Analysis III -10 Austin -Foust Associates, Inc. o CC C o _ Q -0Ec Cricc Nay—a� �� O z N O •= _ C v N OCL O O! a 4) _ Q N u o o> c O Wip �- `- C U ©., L T N i o. 00 C, N E :; o- 3 (U Q U 0 C mC .� LN C > -C � _ CP .. c < m -5 0-0-0,i<2 oU �c� Z_ p 0 ` O a 0 �--- �- aN N�LU) .�— C LD �• �l� of nd -j r' a w H a U Tustin Annex Traffic Analysis III -10 Austin -Foust Associates, Inc. o 0 z O CC G c T N i o. Q U �+ < 3 N C m V L C LO ,arL-�^ 3 cC C C0 C > N N N U ++ :D :3 O 3 v v of C o C -- C L U O" HONdN Nusni r' a w H a U Tustin Annex Traffic Analysis III -10 Austin -Foust Associates, Inc. Figure III -6 EL CAMINO REAL ENTRANCE Tustin Annex Traffic Analysis III -11 Austin -Foust Associates, Inc. IV. INTERSECTION IMPROVEMENTS This chapter addresses the capacity deficiencies identified in the project impact analysis presented in the previous chapter. Potential improvements have been developed for the intersection which is projected to operate at an unacceptable level of service. BUILDOUT CONDITIONS The intersection of Tustin Ranch Road and El Camino Real was identified as operating at an unacceptable level of service under buildout conditions during the PM peak hour. Potential improvements to the intersection are listed below and illustrated in Figure IV -1. INTERSECTION IMPROVEMENTS Tustin Ranch Road & El Camino Real Convert EB thru lane to shaved left -turn and thru lane Convert WB thru lane to shared left -turn and thru lane Provide split -phasing in east -west direction The following summary shows the peak hour ICUs for this intersection with and without the proposed improvements. These improvements assume a very large eastbound El Camino Real to northbound Tustin Ranch Road left -turn movement. This condition is unlikely to occur and the recommended improvements may be unnecessary. However, if the left -turn volumes on El Camino Real necessitate dual left -turn lanes, the improvements presented here will result in an acceptable level of service. EXISTING IMPROVED LANES LANES INTERSECTION AM PM AM PM Tustin Ranch Road & El Camino Real 1.00 1.05 .87 .89 Tustin Annex Traffic Analysis TV -1 Austin -Foust Associates, Inc. Tustin Annex Traffic Analvsis IV -2 Austin -Foust Associates, Inc. z 0 H a 0 0 —? 080AJlW Aw w 0 i a 0 z z v m w Ii c 0 V +' fn Ma w HONV8 NUSni Z_ T_ Tustin Annex Traffic Analvsis IV -2 Austin -Foust Associates, Inc. APPENDIX A INTERSECTION CAPACITY UTILIZATION NVORKSHEETS Peak hour intersection volume/capacity ratios are calculated by means of intersection capacity utilization (ICU) values. For simplicity, signalization is assumed at each intersection. Precise ICU calculations of existing non -signalized intersections would require a more detailed analysis. The procedure is based on the critical movement methodology, and shows the amount of capacity utilized by each critical move. The methodology also incorporates a check for right -tum capacity utilization. Both right -turn -on -green (RTOG) and right -turn -on -red (RTOR) capacity availability is calculated and checked against the total right -turn capacity need. If insufficient capacity is available, then an adjustment is made to the total capacity utilization value. The following example shows how this adjustment is made. EXAMPLE FOR NORTHBOUND RIGHT 1. Right -Turn -On -Green (RTOG) If NBT is critical move, then: RTOG = V/C (NBT) Otherwise, RTOG = V/C (NBL) + V/C (SBT) - V/C (SBL) 2. Right -Tum -On -Red (RTORI If WBL is critical move, then: RTOR = V/C (WBL) Otherwise, RTOR = V/C (EBL) + V/C (WBT) - V/C (EBT) 3. Total Right -Turn Capacity (RTC I Availability For NBR RTC = RTOG + factor x RTOR Where factor = .75 (to reflect lower saturation flow rate for RTOR) Right -turn adjustment is then as follows: Additional ICU = V/C (NBR) - RTC A negative value indicates that adequate capacity is available and no adjustment is necessary. 1. Tustin Ranch & Bryan Existing AM PK AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 60 .05* 240 .14* NBT 3 5100 80 .05 420 .08 NBR 1 1700 20 .05 30 .05 SBL 1 1700 20 .05 40 .05 SBT 3 5100 310 .06* 160 .05* SBR 1 1700 40 .05 20 .05 EBL 2 3400 20 .05* 30 .05 EBT 2 3400 230 .07 540 .16* EBR 1 1700 130 .08 110 .06 WBL 2 3400 40 .05 30 .05* WBT 2 3400 620 .19* 480 .15 WBR 0 0 10 30 TOTAL CAPACITY UTILIZATION .35 .40 Post -2010 AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 86 .05* 225 .13 NBT 3 5100 464 .09 2043 .40* NBR 1 1700 354 .21 636 .37 SBL 1 1700 15 .05 37 .05* SBT 3 5100 2625 .51* 1206 .24 SBR 1 1700 187 .11 413 .24 EBL 2 3400 80 .05* 504 .15* EBT 2 3400 205 .06 732 .22 EBR 1 1700 226 .13 258 .15 WBL 2 3400 228 .07 123 .05 WBT 2 3400 766 .23* 336 .13* WBR 0 0 8 93 TOTAL CAPACITY UTILIZATION .84 .73 2. Tustin Ranch & El Camino Post -2010 w/existing lanes LANES CAPACITY NBL 1 1700 NBT 3 5100 NBR 1 1700 SBL 1 1700 SBT 3 5100 SBR 1 1700 EBL 1 1700 EBT 2 3400 EBR 0 0 WBL 1 1700 WBT 2 3400 WBR 0 0 Right Turn Adjustment AM PK HOUR VOL V/C 74 .05* 414 .08 79 .05 15 .05 2065 .40* 999 .59 478 .28* 127 .07 554 .33 440 .26 121 .05* 12 3 EBR .22* PM PK HOUR VOL V/C 290 .17 2062 .40* 653 .38 35 .05* 785 .15 757 .45 792 .47* 503 .21 220 1700 291 .17 376 .13* 50 3 TOTAL CAPACITY UTILIZATION 1.00 1.05 Post -2010 w/mitigated lanes AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 74 .05* 290 .17 NBT 3 5100 414 .08 2062 .40* NBR 1 1700 79 .05 653 .38 SBL 1 1700 15 .05 35 .05* SBT 3 5100 2065 .40* 785 .15 SBR 1 1700 999 .59 757 .45 EBL 1.5 478 792 EBT 1.5 5100 127 .18* 503 .30* EBR 0 554 .33 220 WBL 1.5 440 .13* 291 WBT 1.5 5100 121 .08 376 .14* WBR 0 12 50 Right Turn Adjustment EBR .11* Note: Assumes E/W Split Phasing TOTAL CAPACITY UTILIZATION .87 .89 3. Myford & Bryan Post -2010 AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 86 .05* 118 .07 NBT 2 3400 5 .05 807 .24* NBR 0 0 5 23 SBL 1 1700 85 .05 5 .05* SBT 2 3400 733 .30* 35 .05 SBR 0 0 295 145 .09 EBL 1 1700 67 .05* 178 .10 EBT 2 3400 446 .14 1072 .36* EBR 0 0 41 154 WBL 1 1700 156 .09 10 .05* WBT 2 3400 886 .29* 325 .19 WBR 0 0 84 428 .25 TOTAL CAPACITY UTILIZATION .69 .70 4. Myford & El Camino Post -2010 TOTAL CAPACITY UTILIZATION .61 .52 AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 17 .05 77 .05 NBT 1 1700 5 .05* 117 .07* NBR 1 1700 5 .05 10 .05 SBL 1 1700 324 .19* 15 .05* SBT 1 1700 53 .05 56 .05 SBR 1 1700 838 .49 183 .11 EBL 1 17,00. 18 .05 287 .17* EBT 2 3400 119 .06* 517 .27 EBR 0 0 76 385 WBL 1 1700 5 .05* 10 .05 WBT 2 3400 117 .05 384 .23* WBR 0 0 60 442 .26 Right Turn Adjustment SBR .26* TOTAL CAPACITY UTILIZATION .61 .52 APPENDIX B COSTCO FIELD DATA Traffic Data Services. Inc. DRIVEWAY COUNT SUMMARY LOCATION: COSTCO 11822 SILBERT ST. FIL_`t E: 12106001 DATE: 12fN/91 GARDEN GROVE. CA. OAY: MOWRY D R I V E W A Y/ 1 D R I V E W A Y/ 2 VEHICLES VEHICLES VEHICLES I VEHICLES VEHICLES VEHICLES VEHICLES ARRIVING ARRIVING ARRIVING VEHICLES ARRIVING ARRIVING ARRIVING 15 Nin ARRIVING 2 PEOPLE 3 PEOPLE 4 OR • ' ARRIVING 2 PEOPLE 3 PEOPLE 4 OR ♦ 'TAL TOTAL Period DRIVER INCLOG INCLOG INCLOG VEHICLES DRIVER INCLOG INCLOG INCLOG VEHICLES VEw;.LES VEHICLES 8eginninq ONLY DRIVER DRIVER DRIVER DEPARTING I ONLY DRIVER DRIVER DRIVER DEPARTING ARP fTNG DMRTiNG 10:00 AN 15 8 1 0 ( 18 10 1 1 :15 AN 18 10 0 1 11 4 2 0 54 11 :30 AN 27 7 1 1 16 4 1 1 46 37 :45 AN 26 6 2 0 , 11 5 1 0 58 51 28 27 11:00 AN 27 11 1 1 11 2 1 0 :IS AN 28 9 0 0 I 16 S 0 2 54 37 :30 AN 29 13 0 1 d 4 0 0 60 42 .4S AN 24 12 1 0 6 4 0 0 55 41 12:00 NOON 27 S 2 2 12 4 0 0 47 42 :15 PN 20 11 2 0 I 15 10 0 0 52 41 :30 PH 22 B 1 0 12 3 1 0 58 44 :4S PN • • • • • 47 6S • • • w 5 3S 1:00 PH + • • • • • • • SO • ' :15 PM 24 10 0 0 i 17 5 0 0 :30 PH 16 6 1 2 10 4 0 0 56 9 :45 PM 26 12 1 0 ( 15 3 1 0 39 S8 10 •• 40 2:00 PH 2S 10 2 0 9 3 1 0 50 « 49 :15 PH 20 12 0 0 ' 10 B 2 1 S3 « 44 :30 PH 22 10 1 1 B 2 1 0 45 « 6 t :4S PH 21 22 S 0 12 3 1 0 64 » 6A 3:00 PH 13 11 1 0 7 2 0 0 34 ++ Z 4 :IS PH 19 8 1 1 17 4 0 0 50 « 4T :30 PN 22 12 0 2 12 1 1 1 91 « 4p :45 PM 17 10 1 1 13 4 1 0 47 yah 4:00 PM 20 12 2 1 B 1 2 1 :IS PH 27 9 0 0 I 25 8 0 0 47 48 :30 PH 18 11 2 0 9 4 1 0 69 34 :4S PH 23 10 1 0 I 10 S 1 0 45 53 5:00 PH 24 19 3 0 6 4 0 0 50 41 :15 PH 16 13 2 0 I 9 5 1 0 56 44 :30 PH 18 16 2 0 6 4 0 0 46 51 :45 PN 13 11 1 1 I 12 it 1 0 46 37 6:00 1" 10 7 1 2 15 8 0 0 So 49 :15 PH 11 13 1 1 I 9 4 1 43 39 :30 PM 11 13 1 1 12 5 2 0 40 27 :45 PM 12 14 3 2 I 17 7 0 1 2 46 32 7:00 PH 17 25 2 0 4 11 3 57 31 :15 PM 8 15 4 0 ( 6 6 0 1 0 63 21 :30 PH 4 9 1 0 S 5 0 0 39 26 :45 PH 10 4 2 0 5 3 0 0 24 34 8:00 PH 4 6 0 0 1 1 0 24 31 :15 PH 2 2 0 0 ' 2 2 0 0 12 2S :30 PN 0 0 0 0 0 1 0 0 0 B 27 :45 PH 0 0 0 0 I 0 0 0 0 1 27 9:00 PN 0 8 TOTALS: 736 432 52 21 0 427 189 27 11 0 1995 -4 t9r r5ys COMMENTS: •COUNTER TOOK LUNCH BETWEEN 12:45 PM • 1:15 PM •• REPLACEMENT COUNTER PERSONNEL MISINTERPRETED AND Oto NOT OBTAIN DEPARTING 04TA DURING THESE PERIODS. THERE IS A 3RD DRIVEWAY WHICH SEEMS TO BE USED FOR DEPARTING ONLY. THE VEHICLES ARE INCLUDED IN TOTALS. Traffic Data Services, Inc. DRIVEWAY COUNT SU"RY LOCATION: COSTCO 27972 CABOT RD. FILENAME: 12108002 LAGUNA,NIGIIEI. CA. GATE: 12/09/91 MY: MONDAY 0 R I V E W A Y 0 1 D R I V E W A Y 1 2 VEHICLES VEHICLES VEHICLES I VEHICLES VEHICLES VEHICLES VEHICLES ARRIVING ARRIVING ARRIVING VEHICLES AMIYI14G ARRIVING ARRIVING 15 Mtn ARRIVING 2 PEOPLE 3 PEOPLE 4 OR + I ARRIVING 2 DEME 3 PEOPLE 4 OR + TOTAL TOTAL Period DRIVER INCLOG INCLOG INCLOG VEHICLES DRIVER INCLOG INCLOG INCLOG VEHICLES VEHICLES VEHICLES Beginning ONLY DRIVER DRIVER DRIVER DEPARTING I ONLY DRIVER DRIVER DRIVER DEPARTING ARRIVING DEPARTING 10:00 AM 58 14 1 0 24 I 0 1 0 0 :15 AM 62 16 4 0 20 4 1 0 4 74 28 :30 AM 69 9 0 0 35 6 1 0 0 6 87 26 :45 AM 64 28 2 0 18 I 8 2 0 0 16 85 51 11:00 AM 70 19 2 0 54 2 0 25 104 73 :15 AM 67 18 0 0 60 3 1 1 0 0 25 94 79 •30 AM 80 21 2 0 83 2 0 0 0 25 89 85 :4S AM 76 25 6 0 77 I 3 0 0 18 105 101 12:00 NOON 63 21 3 0 43 S 0 0 0 16 110 93 :IS PM 82 19 0 0 83 2 1 1 0 0 18 93 61 :30 PM 85 29 2 0 70 2 0 0 0 0 13 104 96 :45 PM 98 23 1 0 70 I 3 0 20 118 90 1:00 PM 100 21 0 0 82 3 1 0 0 0 18 126 88 :15 PM 111 18 0 0 115 I 2 0 0 IS 124 97 :30 PM 87 18 1 0 64 1 1 0 0 20 142 135 :45 PH • • • • • • 0 0 0 S 107 69 2:00 PM • • • • • I • ' • • • 101 • 70 :I5 PN 72 13 3 0 66 I 1 :30 PM 52 20 6 0 73 0 0 0 0 0 8 89 74 :45 PM 81 17 4 0 66 I 2 0 0 18 78 91 3:00 PM 75 l5 8 1 62 0 0 0 36 104 102 :1S PH 60 19 4 0 55 1 1 0 0 0 24 100 86 :30 PM 62 23 S 3 SS 0 0 0 0 24 64 79 :45 PM 56 20 S 1 71 I 3 0 0 0 18 93 73 4:00 PM 68 24 3 3 75 2 0 0 0 20 BS 91 :15 PM 70 22 0 0 60 I 2 f 0 0 35 100 110 :30 PM 82 13 3 0 70 2 0 0 0 0 18 94 78 :45 PM 74 16 1 0 78 I 3 0 0 25 100 95 5:00 PM 95 5 0 0 6S 2 0 0 0 0 19 94 97 :15 PM 89 92:30 I 0 0 23 102 Be PM 85 I 69 4 0 0 11 90 99 :45 PM 90 65 2 0 0 0 19 87 88 6:00 PM 70 50 2 0 0 0 27 92 92 :15 PM 83 57 ' 1 2 0 0 0 17 71 67 .30 PM 61 0 0 0 20 BS 77 .45 PM 58 52 0 0 0 0 25 61 77 7:00 PM 69 59 I 73 1 0 0 0 29 59 88 :15 PM 75 43 0 0 0 0 39 69 112 :30 PM 80 I 48 3 1 0 0 0 23 78 66 :45 PH 62 46 I 2 0 0 0 43 8l 91 8:00 PM 49 43 0 0 0 32 64 78 :15 PM 36 31 ( 1 2 0 0 0 20 50 63 :30 Pio 34 0 0 0 24 38 SS :45 Ail 4S • 0 0 0 O 0 4 45 3 9th PH I •32 • 57 31 1 0 0 0 38 30 69 TOTALS: 2969 516 66 8 2518 64 11 0 0 885 .,3674— ,3403_ COMMENTS: • COUNTER TOOK BREAKS BETWEEN 1:45 PM • 2:15 PM AND 8:45 PH • 9. -PM. �9t72 3602 AT APPROX. 5:00 PM IT BECAME TO MRK TO COUNT DRIVEWAY Q VEHICLE OCCUPANCY'S APPENDIX C December 5, 1991 Memo December 12, 1991 Memo December 13, 1991 Memo �alil_�i�I qWL 4.4UST/N-FOUST ASSOCIATES, INC. `GAFF/C ENG/NEED/NG ANO rRANSPOHTAT/ON PLANNJN 2020 NORTH TUSTIN AVENUE • SANTA ANA, CALIFORNIA 927C' TELEPHONE (714) 667-0496 FAX (714) 667-7952 MEMORANDUM TO: Dana Kasdan, City of Tustin FROM: Joe Foust, PE SUBJECT: TUSTIN ANNEX TRIP GENERATION DATE: December 5, 1991 Austin -Foust Associates, Inc. (AFA) prepared the original traffic study in 1985 for the East Tustin Specific Plan (ETSP). The site for the Tustin Annex (i.e., Costco and K Mart) is traffic analysis zone (TAZ) 42 in East Tustin Traffic Model. TAZ 42 included 25 acres of retail commercial which would generate an estimated 13,750 ADT and 1,308 trips in the critical PM peak hour period. These trips were utilized in the traffic analysis which resulted in the final ETSP approval and its attendant traffic mitigation. The current Tustin Annex proposal calls for 23.6 acres of retail commercial development including a Costco Wholesale retail store and K Mart totaling 255 f TSF. The original traffic study utilized a general retail commercial trip rate to the entire 25 acres to derive the total trips. Since the proposed use is consistent with the original ETSP and the size is slightly less, the preliminary indication is that the original traffic study conclusion and mitigation remain valid. However, since the uses and sizes of potential tenants is now better defined, a check of the peak hour trip generation of the current proposal was compared with the original trip estimates. As indicated in Table 1, the actual uses are expected to generate approximately five percent less traffic in the critical PM peak period than originally programmed in the ETSP. Therefore, we have concluded that this project is consistent with the ETSP and the City normal traffic study scope is adequate to address specific local circulation issues associated with development of the site. TRIP RATES LAND USE UNIT Table 1 TUSTIN ANNEX RETAIL DEVELOPMENT TRIP GENERATION PERCENTAGE BY-PASS PM PEAK HOUR TRIPS ENTER EXIT "TOTAL SOURCE COSTCO TSF 35% 2.6 2.4 5.0 COSTCO case study for Laguna Niguel K Mart (Discount Store) TSF 35% 1.72 1.71 3.43 Derived from ITE data Specialty Retail 35% 1.0 1.0 2.0 Restaurant -High Turn -over TSF 0 8.78 7.48 16.26 ITE Service Station Pump 26% 7.59 7.59 15.18 ITE Saving & Loan (Walk-in) TSF -- 2.67 2.67 5.33 ITE PROJECT TRIP GENERATION --------------- PM PEAK HOUR --------------- BY-PASS LAND USE SIZE ENTER EXIT TOTAL TRIPS NEW TRIPS COSTCO 117.7 TSF 306 282 588 206 382 K Mart 109.4 TSF 188 187 375 131 244 Restaurant 6 TSF• 53 45 98 0 98 General Retail 15.6 TSF 16 16 32 11 21 Financial 6.5 TSF 17 17 34 0 34 Service Station 8 PUMP 61 61 122 32 90 TOTALS 641 608 1,249 380 869 Trip Generation Approved in ETSP 638 670 1,308 NET CHANGES (percent) +3(0.5%) -62(9.2%) -59(4.5%) ' Assumed 50% of Pad A is restaurant. APPENDIX EXCERPTS FROM EAST TUSTIN SPECIFIC PLAN TRAFFIC STUDY December 1985 �W� ■ - AUSTIN-FOUST ASSOCIATES, INC. B-3 Figure B-1 ANALYSIS AREA ZONE AND CORDON SYSTEM _M14D USE >itiD 1PIF "E., USE 8'r NE - r :1-�t+(►i ---� -••P1 Ft; Hr:----- -----?! Fr: iiR----- LC1Ir'E 3E LIN ssi I vs! Jr;iL ;; �,1 s �sAL ►' II ;5. General Cuam. irT) 10.00 Acre _ j' .d5 / L -----3----��a---------- 13LV • . Y1 :; . El ementary Sctiool (f S b7l%.Ilt Stu "�4 _�•J J4.� 7.3 ti I;iIJ A. 14. Retail Carom. cE7i ^� 't 25.00 Acre i:f J j 42 1'01AL �.� 1;J �;a :�> .:J0 1_•a l.lcl! 1:,750 -4 ;;. Retail Comm. .Eli J.0 00 Acre 184 1 6 13150 :r}IAL ;45 '? X13 384 s' '6 ;3150 44 IS. �. iiuto Center �.cl? ;.GO Acre '„ - 1J, ci ,a�V', - - .�, 4,4 43 TOTAL -. ''ti 1'i �':+ _.. ::�: ;44 y� �A. 4` 4. Reta31 Coma. 44.00 Acre :=4 .=:► :_� ;'? _ +l _4�00 .o. Hotel (ET, 250.00 Raom .L..r. }- a; 70TAL .�oQ 46 Q. Fes -Estate476.00 DU ?S ::�;; 428 ;; 170 `j4 `,14I 46 10. Res - low 473.00 DU ?, 2134 :.7a _"04 1,89 ;;3 4730 4b ;1. Res -Med-Lour 338. U0 DU b3 ..u;i i0 ��:►, ; 35 338 2707 46 :Z. Res - nedium 156.00 DU :,I T4 ICS4 �. l`b 1342 46 21. Elementary Schooi 1250.00 Stu 1+0 3a ;;3 f .,5 25 ?38 46 '2. Intermediate School 650.00 Stu `2 488 46 24. Neighborhood Fart 3.00 Acre �► :� :� ;! (� 15 45 ?J. Communi tv Park 18.00 Acre 46 TOTAL 441 1529 151649 47 5. Scall Industrial 319.90 ISF 2`6 ,L 2^08 -'6 X23 '::0 1600 47 :5. F. t C 319.?0 TSF -^^ :iV ,L .�2 h ,� p 448 - C .275 6 .34 Dau _ r , 6 �,a 4894 ;a J. Small Industrial 273.80 TSF 214 i7 246 32192 �'4 I369 48 26. R L 0 2; 3.80 TSF 274 7 ;til 82 1 3"ss.'► 2820 48 TOTAL 493 55 538 164 4^; 657 4189 44 2. Retail Commercial 194.80 TSF 175 155 '3I `;5 604 1169 1;6;16 49 26. R & D326.90 ISF ;27 J 360 Ta b0 4`8 :361 49 5. Small Industria! ;26.90 TSF 262 ', 2?4 ?3 4.i. 1635 44 TOTAL i64 _21 ?35 761 11?2 I953 18638 JO -6. R k D 319.90 TSF 320 '2 IcJA.) ab 3`2 448 :295 `!� 5. Scall Industrial 319.90 TSF 256 3L 238 =' «4 A. 1604 `<4 OTAL 576 :,4 540 ; ?2 `i6 68 4894 26, R « 0 391.80 ISF Ila 4;1 549 4035 `1 `. Small Industrial 391.8TSF I;8 274 T2 1959 J1 TOTALins '3 784 5 140 5995 Table II -2 TRIP RATE SUMMARY (ET) - East Tustin Rate, based on acres rather than square feet of building area. II -3 -----AM PEAK HOUR ----- -----PM PEAK HOUR ----- LAND USE TYPE UNITS In Out Total In Out Total ADT 1. Residential (Tustin) DU 0.2 0.6 0.8 0.6 0.4 1.0 8.6 2. Retail Commercial TSF 0.9 0.8 1.7 2.9 3.1 6.0 7.0 3. Restaurant TSF 14.5 7.8 22.3 13.1 9.3 22.4 350.0 4. Office TSF 1.8 0.4 2.2 0.4 1.8 2.2 14.0 S. Small Industrial TSF 0.8 0.1 0.9 0.3 0.7 1.0 5.0 6. Government Office TSF 2.9 0.6 3.5 1.1 4.6 5.7 40.0 7. Hotel Room 0.5 0.3 0.8 0.4 0.4 0.8 12.0 8. Hospital Bed 0.9 0.3 1.2 0.6 1.1 1.7 14.0 9. Res - Estate DU 0.2 0.7 0.9 0.7 0.4 1.1 10.8 10. Res - Low DU 0.2 0.6 0.8 0.6 0.4 1.0 10.0 11. Res - Med-Low DU 0.2 0.6 0.8 0.6 0.4 1.0 8.6 ,12. Res - Medium DU 0.2 0.6 0.8 0.6 0.4 1.0 8.6 13. Res - Med-Hi DU 0.2 0.5 0.7 0.4 0.3 0.7 7.1 14. Retail Comm. (ET) Acre 4.4 2.2 6.6 25.5 26.8 52.3 550.0 15. General Comm. (ET) Acre 9.8 8.7 18.5 31.6 33.8 65.4' 762.0 16. Hotel (ET) Room 0.5 0.3 0.8 0.4 0.4 0.8 12.0 '- 17. Golf Course (ET) Acre 0.2 0.1 0.3 0.1 0.3 0.4 6.0 18. Auto Center (ET) Acre 10.1 4.5 14.6 8.2 12.0 20.2 196.3 19. R & D (ET) Acre 15.2 1.5 16.7 4.6 16.8 21.4 157.0 20. Office (ET) Acre 29.0 4.6 33.6 9.0 25.0 34.0 180.0 21. Elementary School Stu 0.1 0.0 0.1 0.0 0.0 0.0 0.8 22. Intermediate School Stu 0.1 0.0 0.1 0.0 0.0 0.0 0.8 23. High School Stu 0.3 0.1 0.4 0.1 0.2 0.3 1.9 24. Neighborhood Park Acre 0.0 0.0 0.0 0.0 0.0 0.0 5.0 25. Community Park Acre 0.0 0.0 0.0 0.0 0.0 0.0 5.0 26. R & D TSF 1.0 0.1 1.1 0.3 1.1 1.4 10.3 27. MCAS Tustin Emp 0.2 0.1 0.3 0.1 0.2 0.3 2.5 28. Res - Rural DU 0.2-• 0.7 0.9 0.7 0.4 1.1 11.0 29. Regional Park Acre 0.2 0.0 0.2 0.2 0.2 0.4 5.0 30. Res - High DU 0.2 0.4 0.6 0.4 0.2 0.6 6.3 (ET) - East Tustin Rate, based on acres rather than square feet of building area. II -3 • z 0 .nor as r +� �� � • .iii.:' '' H ........ (a n. • `!.r. !........... Zi i:s :�.. ;'riEi:. 4 si41 .; i :.s;i:i i; •_ :irissiu; N ,c '• E-0 o ;9 • is s i ii li'ii}l U1 Ert r � ��� '•.. R .I�Yi1i ,,, � y •4Jf L i E-4 cn / :iii: •:=i:.• �..� E-4 a H ci E•4 ;iry rYwQ. `�...' ` Y► f .f � �n ;! %. � •'fit s L .[ vv I II -6 �r�- �L _.4l/ST/N-FDUST ASSDCIA IF- S, INC, --!'A F S'/G ENG/NEER/NG AND TRANSPoR TA rl o v PL A NN/NG 4_120 NORTH TUSTIN AVENUE - SANTA ANA. CALIFORNIA 92701 TELEPHONE (7141 667-0496 FAX (714) 667-7952 MEMORANDUM TO: Mr. Dana Kasdan. City of Tustin FROM: Joe Foust. PE SUBJECT. TUSTIN ANNEX DRWEWAY VOLUME FORECASTS DATE: December 12, 1991 Figure 1 illustrates the PM peak hour traffic volumes assigned to the five driveways serving Tustin Annex. The distribution of the critical PM peak hour volumes is based upon the general area - wide distribution indicated in the East Tustin Specific Plan (ETSP) with site level assignments to individual driveways attributable to Costco and K -Mart building locations. Figure 2 shows the Post - 2010 PM peak hour design volumes. Analysis of the project driveway and Post -2010 intersection design volumes leads to the recommended improvements depicted in Figure 3. Examination of the figure indicates that a combined right-turn/bus lane is recommended on El Camino Real at the project's main entrance opposite Auto Center Drive. The right -turn lane has been extended 50 feet beyond the standard 150 -foot length to accommodate the bus stop. The bus stop would be placed at the easterly end of the right-turn/deceleration lane to allow the vehicles to continue to use the right -turn lane even when a bus is present. The bus could then use the entire length of the right -turn lane to merge with westbound thru traffic. Right -turn entering volumes along Bryan Avenue are not sufficient to :-arrant separate right -turn lanes, particularly since the width of the eastbound lanes (two travel lanes with bike lanes) is 35 feet. This is more than ample to allow right -turn vehicles to utilize the bike lane and provide standard width travel lanes. The width of the joint right-turn/bike lane would be approximately 11 to 12 feet. A standard 150 -foot left -turn pocket is for the median opening at the new signalized entrance on Bryan Avenue. A standard length will be sufficient to accommodate the anticipated design hourly left -turn volume of 126 VPH. El Camino Real has only a painted median, but as with Bryan Avenue, standard 150 -foot long left -turn lanes will be adequate. Minimum storage for lanes exiting the site are predicated on a general design guideline of one -foot of storage for each design hour vehicle. The storage recommendations shown in Figure 3 utilize this general guideline with adjustment for an anticipated cycle -length of 100 to 120 seconds. Construction of a new standard length (150 feet) right -turn lanes is recommended at El Camino Real at Auto Center/Site Entrance (westbound). O\ In 001 0 F- V) 0 U GaOjxvN C14-0 'L 0 Jj 4-1`J3N f�IC7 0 19303 N—►j t LOl—i•+000Q 00 en 0 :v �►ZLZ c O J �t 0 O 1- 00 fl- a0 y 0 to rM (N d N Z cc N 00 I c 17A Z 00 Go rn 0 Q 0 cv�� cfl cQ G CD Z Y W i t 0 07 Da�o^v j f- lZ f— O L£ t j, f— 06 l l 0 J 0 �. oto Z Z No,o d FU. L4.0 ~ ]CO �O aON U tD N l 0 :v �►ZLZ �t t cc N 00 17A f"- cQ G Y �pNO t 0 O�aOD G '� t_ 09 j f- lZ f— O L£ t j, f— 06 l l s� 0 —► t� HONViJ 1. -� NllSfll a —� �(� 0 �. oto Z Z No,o Z co Od Ow cv x �. �QH Baca E- 04 4) a 0 z b V) 0 a re Ix W E-� a :J a)o �'Ec ��a)E eco cv,Q I Zvi - Vj •- X ` I O ov v Q1 o O `ver a� o., rn -� N a o o>o� \ M c T�0 cp) O v � N > U c r c c"Q)�, . c '' • c M ._ a� O .- ` 3 Q VN .. I L U C v` O Cm ` 0 o O U C >.0 Lf),o �j10 olnd a� ! a _ I X a) 0 p N Z a, p Laic o o z o b N U c Q 3 >� y c L v foo a c v W O N c m .a— r Q ��^ U 30 Ooj ` .-� U CC v :3 ` p o ►- c > U nOi v) U -C C �— 3 c � N 2 c O r, U c � •' y c I O -r U r rn HONV,d Nusnl re Ix W E-� a :J WAW UST/N-FOUST ASSOCIATES, INC. TRAFFIC ENGINEERING ANO TRANSPORTA TION PL ANNING 2020 NORTH TUSTIN AVENUE • SANTA ANA, CALIFORNIA 92701 •. TELEPHONE (714) 667-0496 FAX (714) 667-7952 MEMORANDUM TO: Mr. Dana Kasdan, City of Tustin FROM: Joe Foust, PE SUBJECT: TUSTIN ANNEX DATE: December 13, 1991 Case studies of the traffic generation at two Southern California Costcos were conducted on December 9, 1991, to verify the peak hour trip rates utilized to determine the trip generation of the proposed Tustin Annex. Field observations show that the Garden Grove site generates 3,990 daily trips, of which 392 are generated during the PM peak hour. The Laguna Niguel site generates 7,500 daily trips, of which 768 trips are generated during the PM peak hour. These trips result in a daily trip rate of 50.0 trips per thousand square feet (TSF) and a PM peak hour trip rate of 5.05 trips per TSF which is consistent with the PM peak hour rate utilized in the trip generation comparison. These results are summarized in Table 1. Figure 1 illustrates the storage recommendations for lanes exiting the site. Figure 2 illustrates the PM peak hour volumes assigned to the five driveways serving the proposed Tustin Annex. Hourly driveway volumes based on the peak hour of site -generated traffic are illustrated in Figure 3. Minimum storage for lanes exiting the site are predicated on a general design guideline of one foot of storage for each design hour vehicle, with the exception of the signalized driveway opposite Auto Center Drive. This driveway shows an outbound left -turn volume of 221 during the site's peak hour. Assuming a 100 -second cycle length and 33 percent of the green -time assigned to the driveway, an average of four vehicles will arrive during the red phase. These four vehicles will require 88 feet of storage. During the peak rive minutes of the peak hour, the arrival rate is twice the average arrival rate, and eight vehicles will arrive during the red phase. During this peak five minutes, the queue will exceed the 150 feet of storage by one vehicle. Post -2010 PM peak hour volumes are illustrated in Figure 4. The existing lane configurations are illustrated in Figure 5, and corresponding intersection capacity utilization (ICU) values are summarized in Table 2. The intersection of Tustin Ranch Road and El Camino Real will operate above capacity during the AM and PM peak hours. The high eastbound left -turn volume indicates the need for dual east -west left -turn lanes; however, it is unlikely that such a high left -turn volume will occur from eastbound on El Camino to northbound on Tustin Ranch. In the event that single left -turn lanes are not sufficient to handle the eastbound and westbound left -turn volumes, the intersection could be restriped to provide a left -turn lane, a shared left -turn and thru lane, and a shared thru and right -turn lane with split phasing in the eastbound and westbound directions. Figure 6 illustrates the proposed striping. The K -Mart driveway on El Camino Real is located 750 feet east of Tustin Ranch Road. Post -2010 travel forecasts suggest potential need for dual left -turn lanes on El Camino Real at Tustin Ranch Road (440 vph and 291 vph, respectively, in the AM and PM peak hours). The question of the storage for the westbound left -turns at Tustin Ranch Road and its impact on back-to-back left -turn storage at the K -Mart driveway was investigated. The 750 feet distance between Tustin Ranch Road and the K -Mart driveway (i.e. centerline distances) produces 670 feet of left -turn storage. This is adequate to provide 430 feet of storage for the 440 westbound left -turns at Tustin Ranch Road, a 90 foot transition, and 150 feet storage at the K -Mart driveway. In reality, if the 440 left -turn volume forecast materializes, dual left -turn lanes in the form of a dedicated left and shared through plus left -lane will probably be utilized, thereby reducing the length of left -turn storage required compared to a single left -turn lane. However, it is concluded that sufficient distance exists along El Camino Real between Tustin Ranch Road and the K -Mart driveway to provide adequate left -turn storage space. An analvsis was conducted to determine the impact of relocation of the eastern driveway on Bryan midwav between Tustin Ranch and Myford. Traffic Network Study Tool, Version 7 (TRANSYT-7F) was utilized to compare the delay for both scenarios under Post -2010 conditions. The results of the TRAINSYT-7F analysis indicate that there is no significant difference in average delay experienced by drivers if the driveway is located as proposed. The time -space diagrams also illustrate that there is no significant impact to the progression on Bryan if the driveway is located as proposed. ATTACHMENTS 1. Tustin Ranch & Bryan Post -2010 TOTAL CAPACITY UTILIZATION .84 .73 AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 86 .05* 225 .13 NBT 3 5100 464 .09 2043 .40* NBR 1 1700 354 .21 636 .37 SBL 1 1700 15 .05 37 .05* SBT 3 5100 2625 .51* 1206 .24 SBR 1 1700 187 .11 413 .24 EBL 2 3400 80 .05* 504 .15* EBT 2 3400 205 .06 732 .22 EBR 1 1700 226 .13 258 .15 WBL 2 3400 228 .07 123 .05 WBT 2 3400 766 .23* 336 .13* WBR 0 0 8 93 TOTAL CAPACITY UTILIZATION .84 .73 2. Tustin Ranch & E1 Camino Post -2010 w/existing lanes AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 74 .05* 290 .17 NBT 3 5100 414 .08 2062 .40* NBR 1 1700 79 .05 653 .38 SBL 1 1700 15 .05 35 .05* SBT 3 5100 2065 .40* 785 .15 SBR 1 1700 999 .59 757 .45 EBL 1 1700 478 .28* 792 .47* EBT 2 3400 127 .07 503 .21 EBR 0 0 554 .33 220 WBL 1 1700 440 .26 291 .17 WBT 2 3400 121 .05* 376 .13* WBR 0 0 12 50 Right Turn Adjustment EBR .22* TOTAL CAPACITY UTILIZATION 1.00 1.05 Post -2010 w/mitigated lanes AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 74 .05* 290 .17 NBT 3 5100 414 .08 2062 .40* NBR 1 1700 79 .05 653 .38 SBL 1 1700 15 .05 35 .05* SBT 3 5100 2065 .40* 785 .15 SBR 1 1700 999 .59 757 .45 EBL 1.5 478 792 EBT 1.5 5100 127 .18* 503 .30* EBR 0 554 .33 220 WBL 1.5 440 .13* 291 WBT 1.5 5100 121 .08 376 .14* WBR 0 12 50 Right Turn Adjustment EBR .11* Note: Assumes E/W Split Phasing TOTAL CAPACITY UTILIZATION .87 .89 3. Myford & Bryan Post -2010 AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 86 .05* 118 .07 NBT 2 3400 5 .05 807 .24* NBR 0 0 5 23 SBL 1 1700 85 .05 5 .05* SBT 2 3400 733 .30* 35 .05 SBR 0 0 295 145 .09 EBL 1 1700 67 .05* 178 .10 EBT 2 3400 446 .14 1072 .36* EBR 0 0 41 154 WBL 1 1700 156 .09 10 .05* WBT 2 3400 886 .29* 325 .19 WBR 0 0 84 428 .25 TOTAL CAPACITY UTILIZATION .69 .70 4. Myford & E1 Camino Post -2010 AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 17 .05 77 .05 NBT 1 1700 5 .05* 117 .07* NBR 1 1700 5 .05 10 .05 SBL 1 1700 324 .19* 15 .05* SBT 1 1700 53 .05 56 .05 SBR 1 1700 838 .49 183 .11 EBL 1 1700 18 .05 287 .17* EBT 2 3400 119 .06* 517 .27 EBR 0 0 76 385 WBL 1 1700 5 .05* 10 .05 WBT 2 3400 117 .05 384 .23* WBR 0 0 60 442 .26 Right Turn Adjustment SBR .26* TOTAL CAPACITY UTILIZATION .61 .52 AFF S i.. NAL (S _"� ? T i'4I T i _N ROGRAM RELEASE 6 DCTCBER 1928 VERSION 2.0 I I IED BY: DEVELOPED BY: FEDERAL HIGHWAY ADMINISTRATION TRANSPORT AND ROAD RESEARCH LABORATORY =FILE OF TRAFFIC OPERATIONS UNITED KINGDOM AND TRANSPORTATION RESEARCH CENTER UNIVERSITY OF FLORIDA ' DATE OF RUN: :2,'i3/91 START TIME RUN: 6:17 1 'IPU I DATA REPORT F:'R RUN i ------------------------------------------------------ I FiELDS: 2 3 = 5 6 7 8 ? 10 11 12 13 14 15 16 -- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- LINE RUN TITLE CARD _ T. .u. LE i -JSTiN ANNEX - POST -ZOO =`" BEAK HOUR TRANSYT iProposed dwvl NETWORK CONTROL CARD SEC/ SEC/ LINE CARD MIN MAX E STEP STEP LOST GREEN STOP OUTPUT INITIAL PERIOD SEC(0) SPD(0) ENGL(0) PNCH N("- TYPE CYCLE CYCLE i`_=. 2YCLE NORMAL TIME ERTEN.' PENALTY LEVEL TIMINGS LENGTH PERC(1) TIMED) METR(1) DECK c� 1 120 0 0 0 3 4 4-5 0 0 0 0 0 0 0 +++ 106 +++ WARNING + THE SEC/ST;.'FACTOR IN FIELD 6 IS TOO SMALL FOR CYCLE I LENGTHS ABCs= 50 SECONDS. IT WILL BE INCREASED TO ALLOW A MAX:w„M OF 60 STEPS/CYCLE. ,._INE CARD LIST OF NODES TO BE OPTIMIZED NO. "'(PE 3) 2 1 2 = 0 0 0 0 0 0 0 0 0 0 0 0 I LINKS HAVING SHARED CTOPLINES LINE CARD FIRST SET......................... SECOND SET ........................ THIRD SET....................... NO. TYPE 4) 7 202 212 0 0 106 116 0 0 0 .302 .312 0 0 0 5) 7 304 314 0 0 306 316 0 0 0 308 318 0 0 0 ------------------ INTERSECTION ------------------ CONTROLLER TIMING CIATA LINE CARD NODE OFFSET' INTERVAL DURATIONS (SECS. OR PERCENT) ............................................. DOUBLE "d0 — T'(PE `O. YLD.PT. RE= :NT INTI INT2 iNT3 INTO iNT5 INT6 ,NT7 iNT8 INT9 INT10 INT11 CYCLE "KANSYT-7F:Ti)STIN ANNEX - POST -2010 PM ,cAK HOUR TRANSYT iProQoseo ativvt PAGE 2 "IELDS: 2 ---- S 4 5 6 _ IO :_ :2 i4 15 16 --- i6 1 ---- ---- 0 1 ---- 0 ---- ---- ---- 7 0 ---- _ ---- J ---- JO ---- J ---- i ---- 0 ---- 7 ---- 0 ICONTROLLER TIMING ;,.;TA !C:NTINUED) LINE r.ARD NODE INTERVAL DURATIONS (SECS. OR PERCENT)..................................................................... No. TYPE No. lNT12 INT13 INT14 INT15 INT16 INT17 'NT18 INT19 iNT20 INT21 iNT22 ?NT23 INT24 INT25 - PHASE TIMING DATA {` LINE CARD NODE START VARIAB. YELLOW ALL -RED MINIM. PHASE NO. (PE ;'40. iNTVL INTVL INTVL INTVL SECS. LINKS MOVING iN THIS PHASE ................................. TYPE 8) 21 1 1 1 3 0 it 105 1�11 118 114 0 0 0 0 3 9) 22 1 4 4 5 0 4 105 :02 I18 112 0 0 0 0 3 i0) 23 6 6 8 9 35 i02 :26 112 116 0 0 0 0 3 24 1 i0 i0 12 0 it 107 103 112 0 0 0 0 0 3 i2) 25 13 13 14 0 4 107 104 112 114 0 0 0 0 3 :3) _'6 15 i5 17 118 %9 :04 _:8 :i4 :1_8 ) 0 0 3 iLINK LA INE :.'RD LINK LINK SAT. TOTAL MID-BLK. FIRST INPUT LNK.... SECOND INPUT LINK.... THIRD INPUT LINK.... QUEUE NO. TYPE NO. LENGTH FLOW VOL. VOL. N0. VOL. SPD/TT NO. VOL. SPD/TT NO. VOL. SPD/TT CAP. l 14 ) 28 103 0 1700 37 0 0 0 0 0 0 0 0 0 0 0 tit 28 108 0 5100 1206 0 0 0 0 0 0 0 0 0 0 0 ' 28 118 0 1700 413 0 0 0 0 0 0 0 0 0 0 0 �., 28 101 725 3400 123 0 206 113 40 207 10 40 0 0 0 0 18) 28 106 725 3400 336 0 206 316 40 207 20 40 0 0 0 0 19) 28 116 725 0 93 0 206 33 ti0 207 10 40 0 0 0 0 20) 28 107 0 1700 225 0 0 0 0 0 0 0 0 0 0 0 21) 28 104 0 5100 2043 0 0 0 0 0 0 0 0 0 0 0 22 ) 28 114 0 1700 636 0 0 0 0 0 0 0 0 0 0 0 23 ) 28 105 0 3400 504 0 0 0 0 0 0 0 0 0 0 24) 23 102 0 3400 732 0 0 0 0 0 0 0 0 0 0 25) 28 112 0 1700 258 0 0 0 C 0 0 0 0 0 0 0 +++ 121 +++ WARNING + ALL PHASES OF NODE 1 ARE CODED AS ACTUATED. GREEN TIMES WILL BE CALCULATED BASED ON EQUAL DEGREES OF SATURATION, SUBJECT TO PHASE MINIMUMS. _ ------------------ 'INTERSECTION 2 CONTROLLER TIMING DATA LINE CARD NODE OFFSET/ INTERVAL DURATIONS (SECS. OR PERCENT) ............................................. DOUBLE NO. TYPE NO. YLD.PT. REF INT INTI INT2 INT3 INT4 iNT5 1NT6 INTI iNT8 INT9 INT10 INT11 CYCLE 26 ) 13 2 0 1 0 7 3 0 10 3 1 0 20 3 1 0 i I - ANSYT--= -:STIN ANNEX - POST -2010 PM r4HK HOUR TRANSYT (PrODosea awv) INTERVAL DURATIONS (SECS. OR PERCENT) ............................................. PAGE NO. 1PE NO. 4 REF INT n�0 INT2 INT3 INT4 INT5 �� �3 14 IS 16 i CYCLE 361 :0 3 PHASE TIMING DATA 1 0 7 3 0 3 0 15 3 I �iNE == D "DDE `TART VARIAB. YELLOW ALL -RED MINIM. CONTROLLER TIMING DATA (CONTINUED) PHASE "jO. E `'0. INTVL INTVL INTVL INTVL SECS. LINKS MOVING IN THIS PHASE ................................. NODE INTERVAL DURATIONS (SECS. OR PERCENT) ..................................................................... TYPE - - - .06 214 'SPE J D 0 0 3 X81 — 2 4 4 0 7 1'5 202 206 '12 INT25 J 0 0 0 3 29i _ 21 3 1 8 8 10 ii 25 207 214 0 0 J 0 0 0 3 PHASE TIMING DATA LINK DATA LINE NE _.�D _INK LINK SAT. TOTAL MID—BLK. FIRST INPUT LINK.... SECOND IPUT LINK.... THIRD INPUT LINK.... QUEUE N0. __PE NO. LENGTH FLOW 'IOL. VOL. NO. VOL. SPD/TT NO. �L. SPD/TT 1140. VOL. SPD/TT CAP. 30) 3201 381 1025 11700 126 0 306 70 40 3107 25 10 318 31 40 0 31 _� 206 1025 3400 y62 0 306 255 40 307 iJ �0 18 i14 40 0 321 _3 207 0 1700 36 0 0 0 0 0 0 ) 0 0 0 0 20 302 306 312 214 0 1700 85 0 0 0 0 0 3 0 0 0 0 0 i2 0 2)2 25 1400 1315 J 102 685 10 103 _5 0 4 :9240 5 0 13 13 14 0 4 307 304 102 27 10 .03 0 �0 ,_4 3 40 13) --+ 121 --+ WARNING + ALL PHASES OF NODE 2 ARE CODED AS ACTUATED. 17 18 26 304 308 314 .18 0 0 0 0 3 GREEN TIMES WILL BE CALCULATED BASED ON EQUAL DEGREES OF LINK DATA SATURATION, SUBJECT TO PHASE MINIMUMS. LI LINK LINK SAT. I CT10N ------------------ MID—BLK. 3 SECOND INPUT LINK.... THIRD INPUT LINK.... QUEUE NO -'PE ".0. LENGTH CONTROLLER TIMING DATA (LINE =ARD NODE OFFSET/ INTERVAL DURATIONS (SECS. OR PERCENT) ............................................. DOUBLE NO. 1PE NO. YLD.PT. REF INT INT1 INT2 INT3 INT4 INT5 INT6 ."IT7 :NTS INT9 INT10 INT11 CYCLE 361 :0 3 0 1 0 7 3 0 3 0 15 3 1 0 7 0 CONTROLLER TIMING DATA (CONTINUED) LiNE :.ARD NODE INTERVAL DURATIONS (SECS. OR PERCENT) ..................................................................... NO. 'SPE NO. INT12 INT13 INT14 INT15 INT16 INT17 INT18 INT19 iNT20 iNT21 INT22 iNT23 INT24 INT25 37) :3 3 3 0 3 0 21 3 1 0 0 0 0 0 0 0 a 1 i PHASE TIMING DATA LINE ..;RD NODE START VARIAB. YELLOW ALL—RED MINIM. PHASE NO. _YPE NO. INTVL INTVL INTVL INTVL SECS. LINKS MOVING IN THIS PHASE ................................. TYPE 381 __ 3 1 1 3 0 11 305 301 0 0 0 0 0 0 3 39) 22 3 4 4 5 0 4 305 302 312 0 0 0 0 0 3 40) _? 3 6 6 8 9 20 302 306 312 SI6 0 0 0 0 3 Wil) 1 3 10 i0 i2 0 11 307 303 0 0 0 0 0 0 3 42) 5 3 13 13 14 0 4 307 304 314 0 0 0 0 0 3 13) 15 3 15 15 17 18 26 304 308 314 .18 0 0 0 0 3 LINK DATA LI LINK LINK SAT. TOTAL MID—BLK. FIRST INPUT LINK.... SECOND INPUT LINK.... THIRD INPUT LINK.... QUEUE NO -'PE ".0. LENGTH FLOW VOL. VOL. NO. VOL. -PD/TT 1140. :OL. SPD/TT NO. VOL. SPD/TT CAP. _ANSYT :7'S -:J ANNEX - COST -2010 PM . AK HOUR TRANSYT (Pr000sea dwv) Ds 1-- 0 -.2- 0 0 - 0 -� -- ---- 0 _ J 6 J 0 %• 303 0 1700 10 0 0 0 O u 0 J 0 0 0 214 100 14 i0 40 [14 10 40 0 J 0 0 0 ') 0 0 0 0 1700 :0 0 0 0 0 .06 0 3400 325 0 0 0 0 _i6 J 0 28 0 0 0 0 Ol _, :O7 O 1700 18 0 0 0 23. -04 0 1700 307 0 0 0 0 S2 :14 0 0 23 0 0 0 0 :OS :025:'UO 78 0 202 _68 -10 S" ;02 1025 3400 1072 0 202 1062 40 SS} _3 Sit i025 0 154 0 202 144 10 +4-+ 121 r++ WARNING + ALL PHASES OF NODE 3 ARE CODED AS ACTUATED. IREEN TIMES WILL BE CALCULATED BASED ON EQUAL DEGREES OF SATURATION, SUBJECT TO PHASE MINIMUMS. RUN CARD tJ. !PE 'PE 56) i .2 0 0 0 0 0 0 0 0 --- PROGRAM NOTE --- H CARD TYPE 52 CAUSES RUN TO BE OPTIMIZED USING THE - DEFAULT NORMAL OPTIMIZATION STEP SIZES. IF CARD TYPE 4 WAS INPUT, IT IS IGNORED. --- PROGRAM NOTE --- NO ERRORS DETECTED. TRANSYT-7F PERFORMS FINAL PROCESSING. i IF ERRORS ARE DETECTED, FURTHER PROCESSING IS SUSPENDED. --- PROGRAM NOTE --- :HERE ARE A TOTAL OF 3 NODES AND 30 LINKS, INCLUDING BOTTLENECKS, IF ANY, IN THIS RUN. --- PROGRAM NOTE --- "HERE WERE A TOTAL OF 4 WARNING MESSAGES ISSUED iN THE ABOVE REPORT. -"GE 1-- 0 -.2- 0 0 - 0 -� -- ---- 0 _ J 6 J 0 0 0 u 0 0 0 0 u 0 J 0 0 0 214 100 14 i0 40 [14 10 40 -"GE 0 0 0 0 0 0 1-- --J- - 0 -� -- ---- 0 _ 0 0 u 0 0 U 0 0 0 0 0 _ 0 0 0 0 0 0 J 0 0 0 ') 0 0 0 0 0 _ 0 0 0 _ 0 0 0 0 0 0 -7 _ ri -.-NNEF - - : '-2 .:0 PM PEAK HOUR i __,SYT ( Proposea awv ) = . 3LE : :20 SECONDS . 0 STEPS PAGE 5 ;ERFORMANCE 'KITH OFT -MAL SETTINGS -- LINK F_GW AT DE3,REE TOTAL TOTAL -------- DELAY -------- AVERAGE :NIFORM MAX BACK QUEUE FUEL PHASE LINK NO. :_OW OF SAT TRAVEL '1ME UNIFORM RANDOM TOTAL DELAY TOPS GF QUEUE CAPACITY CONSUM LENGTH NO. ;VEH/H)(._H/H) +%a) (`E'H-MI/H)(VEH-H/H) ;VEH-H/H) (SEC/VEH) (VEH/H;%) ;VEH/LK)(VEH/LK) (GA/H) (SEC) _ 101 :3-00 33 1.5.89 1.38 .32 04 .36 29.2 106.5( 87%) + 58 2.38 15 101 02 -:2 =I00 8 00 7.52 '.26 .36 �2 37.5 516.4( 84%) 21 0 3.99 41 102 103 _, :700 29 .00 .57 .54 .03 E7 55.3 34.0( 92;0) i > 0 .60 11 103 iO42:-,4 ::00 -6* .00 24.59 13.33 5.25 24.59 43.3 1909.3( 93%) 66 > 0 28.56 53 104 G 105 4 :.=00 :4 .00 9.86 6.98 2.88 9.86 70.4 405.2( 96'/) '1 > 0 9.90 21 105 i i06 36 3400P y7 46.14 4.47 3.24 .08 2.32 35.6 .322.2( 96%) 1� 58 7.31 35 106 107 '25 :'00 34 .00 4.06 3.06 1.00 4.06 65.0 212.5( 94%) 7 G 4.15 21 107 108 i206 6100 -1 .00 1"L.14 ii.70 .43 '2.14 36.2 1017.7( 84%) 35 > 0 14.51 43 108 I ! '12 258 :700 30 .00 1.30 1.27 .03 1.30 18.2 145.6( 56%) 5 0 1.76 62 112 114 X36 :700 68 .00 3.79 3.43 .36 3.79 21.5 433.1( 68%) 15 > 0 5.17 68 114 116 >3 106S 7 12.77 1.27 .93 .02 :67.0 39.5( 96%) 106 106S 2.05 35 llfi 118 413 :'00 47 .00 2.23 2.13 .10 2.23 19.4 251.4( 61%) 9 > 0 3.02 64 118 6506 +aX = =6* '5.80 '3.28 10.60 ':.40 33.9 5623.2( 85%) 88.40 PI = 110.5 �01 :26 :'00 49 X4.43 :.90 :.'8 .12 : 10 37.0 :02.9( 82%) 41 2.85 20 201 _ 202 :.i5 3YOOP 7 180.58 3.32 3.52 .33 3.35 10.5 547.9( 42%) 19 58 14.75 75 202 2 206 462 3400 18 39.57 3.28 1.06 .01 1.06 8.3 234.2( 51%) 9 82 6.32 95 206 2 207 -6 :700 12 .00 .41 .41 .00 .41 41.3 29.4( 82%) 1 0 .46 25 207 2 212 51 202S 67 7.00 .39 .20 .01 .21 15.0 25.2( 49%) 202 202S .66 75 212 - 2 214 35 1700 14 .00 .60 .60 .01 .60 25.6 54.0( 63%) 2 > 0 .74 45 214 i 2 2075 MAX = 67 301.58 14.90 5.96 .48 7.44 12.9 993.6( 48%) 25.78 PI = 14.3 3 301 iO :700 8 .00 .14 .14 .00 .14 51.9 9.0( 90%) 0 0 .16 11 301 ! 3 302 1072 3_400P '11* 207.83 68.37 8.42 54.81 63.23 212.3 965.0( 90%) 45 82 63.39 42 302 03 1. 0 1700 8 .00 .14 !4 .00 i4 51.9 9.0( 90%) G 0 .16 11 303 3 304 807 1700P Ill* .00 51.01 iO.36 40.64 51.01 227.5 730.0( 90%) 52 > 0 41.39 56 304 3 .305 178 1700 79 34.51 4.15 2.61 .69 3.30 66.7 168.4( 95%) 6 41 5.33 18 305 _ 306 X25 3400P 3 .00 4.09 x.66 .43 x.09 45.3 292.4( 90%) 23 > 0 4.61 35 306 3 307 :18 7700 56 .00 1.76 :.59 .17 1.76 53:7 106.4( 90%) >0 1.88 17 307 3 308 35 1700P 27 .00 .25 .24 .00 .25 25.3 22.8( 65%) 4 > 0 .31 50 308 3 312 154 302S 111* 29.86 9.92 1.31 7.87 9.18 214.6 140.0( 91%) 302 302S 9.19 42 312 3 314 23 304S 1.11* .00 1.45 .30 1.16 1.45 227.5 20.8( 90%) 304 304S 1.18 56 314 3 316 428 306S 83 .00 5.38 4.81 .57 5.38 45.3 385.0( 90%) 306 306S 6.07 35 316 3 318 145 308S 27 .00 1.02 1.00 .02 1.02 25.3 94.5( 65%) 308 3085 1.27 50 318 3 3305 !4AX = 111* 272.19 147.69 34.58 106.37 140.95 153.5 2943.3( 89%) 134.93 PI = 161.4 ISTIN ANNEX - =-'JST-2010 PM PEAK HOUR t,...,ISYT (Provosea c-4vi :,CLE: 12G SECONDS, v STEPS PAGE 6 i <SYSTEM WIDE TCTALS :`iCLUDING ALL LINKS- i f OTAL TOTAL -OTAL TOTAL TOTAL AVERAGE 70TAL TOTAL DISTANCE -RAVEL JNIFORM RANDOM DELAY SELAY UNIFORM FUEL OPERATING PERFORMANCE SPEED :RAVELED ":ME DELAY DELAY STOPS CONSUM COST INDEX (VEH-MI/H) (VEH-H/H) (VEH-H/H) (VEH-H/H) (VEH-H/H) (SEC;'VEH! VEH/H-%) ;GA/H) (MI/H) i j 0-49.57 235.87 102.34 117.45 219.79 -6.01 X560.1( 80`x) 249.12 X07.61 286.18 6.28 <TOTALS> NOTE: PERFORMANCE INDEX IS DEFINED AS: f PI = DELAY + STOPS N0. OF SIMULATIONS = ; NO. OF LINKS = 135 ELAPSED TIDE = 68.3 SEC. ",STIN ANNEX PM PEAK HOUR IK,,nSYT (Proposed awv) -- GROGRAM NOTE---:VPUT DATA REPORT FOR ROUTE REQUEST NO. _ r ROUTE SUYYARY DATA :NE ;.RD - G "IME TIME DIST. -PD ROUTE -=PD GGF 1 .O. ?E = .4G =LAG SCALE SCALE -LAG SUMMARY ;_L.G SLAG _SNE `i0. -TYLE ROUTE T-7-= CARD =.81 -LRYAN AVE (PROPOSED DRIVEWAY SPACING) ROUTE L:yC LIST L1NE ARD PAIRS ALTERNATING BY DIRECTION "'PE DOWN AND UP DOWN AND UP DOWN AND UP ;SOWN ;ND UP 59) Di 102 106 202 206 302 306 0 0 6 i "CLE: SECONDS. 6,0 STEPS PAGE 7 ROUTE ORIENT. 0 0 0 DOWN AND UP DOWN AND UP DOWN AND UP 0 0 0 0 0 0 0 i -._, TN ,NNEX - " , -ST-2010 PM PEAK HOUR 1,,,1rSYT (ProDosea awv) I �LE: D SE��NDS. STEPS =aGE 8 TRANS Y T- 7 F T I M E- S P ACE D"i R A M> ROUTE NO. 1 ROUTE TTTLE: BRYAN AVE (PROPOSED DRIVEWAY SPACINGi TIME AXIS IS IN: SEC TIME SCALE = 3 SEC/CHAR. DIST. -Q--;LE = FT/LINE ' 2 3 4 5 6 3 i0 ll ;ODE 345678901234567890123456789012345678901234567890123456789012345678901234567-a9�1234567u9012345678901234567890 DISTANCE ------------------------------------------------------------------------------------------------------------------------ 0 FT i X*******------- I *******----- 725 FT i i i f i i 3 :******** I I i i I **************************+ i ***************xxx**x*****+ *******� 1750 FT ------------------------------------------------------------------------------------------------------------------------ NODE 12345678901234567890123456789012345678901234567890123456789012345678901234567890123456789012345678901234567890 DISTANCE 1 2 3 4 5 6 7 3 9 10 11 SCALE CONVERSIONS: +++ GREEN IN DOWN DIRECTION AVG. TIME DISPLACEMENT: TIME/INCH = 3 10 (AT 10 CHAR/INCH) GREEN IN BOTH DIRECTIONS 397.73 / SPEED -- DIST/INCH = 50 6 (AT 6 LINES/INCH) --- GREEN IN UP DIRECTION x** RED IN BOTH DIRECTIONS -- F-- h r:7 7. C C N A L Y S_ �! F T M I., _! R 0 G R A M RELEASE 6 E_= :y338 VERSION 2.0 QED B-: DEVELOPED BY: ==?ERAL HIGiiwA7 :__v NISTRATION TRANSPORT AND ROAD RESEARCH LABORATORY =.FFiCE 0F T =F -RATIONS UNITED KINGDOM AND TKANSPORTATION RESEARCH CENTER UNIVERSITY OF FLORIDA LATE OF RUN' :� -_ 1 START TIME OF RUN: 8:41 ------------------------------------------------------ i N P U T D A T; R E P O R T -3 R R U N i ------------------------------------------------------ f TELDS: = 3 4 6 7 8 ? 1011 !2 i3 14 15 16 L N E RUN TITLE CARD r - :EX - ��7ST-2010 PM PEAK HOUR FRANSYT i: -entered dwv) NETWORK CONTROL CARD SEC/ SEC/ LINE CARD ':V MAX CYCLE STEP STEP LOST GREEN _TOP OUTPUT INITIAL PERIOD SEC(0) SPD(0) ENGL(0) PNCH N(1 TYPE =LE CYCLE !NCR. CYCLE NORMAL TIME EXTEN. PENALTY LEVEL TIMINGS LENGTH PERM) TIME(1) METR(1) DECK =� 0 3 0 0 3 4 25 0 0 0 0 0 0 0 +++ 106 ++- roARNiNG + THE SEC/STEPS FACTOR IN FIELD 6 IS TOO SMALL FOR CYCLE LENGTHS ABOVE 60 SECONDS. IT WILL BE INCREASED TO ALLOW A MAXIMUM OF 60 STEPS/CYCLE. INE_.'RD LIST OF NODES TO BE OPTIMIZED AO. c� 3) 2 2 3 0 0 0 0 0 0 0 0 0 0 o a LINKS HAVING SHARED STOPLINES LINE CARD ::RST SET ......................... SECOND SET........................ THIRD SET....................... NO. TYPE 41 =:'2 212 0 0 0 106 116 0 0 0 302 312 0 0 0 5) 314 0 0 0 306 316 0 0 0 308 318 0 0 0 ------------------ iNTERSECTIC'------------------ -- CONTROLLER TIMING IATA y LINER :?E OFFSET/ INTERVAL DURATIONS (SECS. OR PERCENT) ............................................. DOUBLE (# yA NO- = YLD.PT. REF INT INTI. IiJT2 iNT3 lNT4 :NT5 INT6 iNT7 7NT8 INT9 INT1a INT11 CYCLE .RANSYT-7F:TUSTIN ANNEX - PJST-2010 PM ,LAK HOUR TRANSYT (�enterea awv► PAGE 2 iELDS:_ 3 5 6 8 10 :. _2 1.3 14 15 16 --- :5 ---- 1 ---- 0 ---- _ ---- u ---- 0 ) �0 0 7 0 CONTROLLER TIMING DATA (CONTINUED) '.INE ;;.ARD BODE INTERVAL DURATIONS (SECS. OR PERCENT)..................................................................... J0. -YPE Flo. iNT12 IPJT13 INT14 INT 15 71NT16 iNT17 INT 18 INT19 ;NT20 NT21 ;NT22 iNT23 INT24 INT25 1 7 � � 8 i ., 1 �� 3 0 ? _ 4 3 1 0 �� � 0 0 0 0 PHASE 1IMING DATA LINE -ARD NODE START VARIAB. YELLOW ALL -RED MINIM. PHASE N0. "YPE NO. INTVL INTVL ;NTVL INTVL _ECS. LINKS MOVING IN THIS PHASE ................................. TYPE 8) 21 i 1 1 3 ? it i05 i01 118 ii4 0 0 0 0 3 9) %2 1 4 4 0 4 105 i02 118 :12 0 0 0 0 3 10) 23 ; 6 6 8 9 5 102 106 112 116 0 0 0 0 3 11) 24 i 10 10 12 0 ;l 107 103 112 0 0 0 0 0 3 i2) 25 1 13 13 14 0 107 104 112 114 0 0 0 0 3 i _� ;5 -5 ;7 1�°. _9 104 .08 :14 i18 ) ) 0 0 3 CNK DATA LINE ARD !INK LINK SAT. TOTAL MID-BLK. FiRS7 INPUT LINK.... SECOND INPUT LINK.... 1HIRD INPUT LINK.... QUEUE NO. TYPE NO. LENGTH FLOW VOL. VOL. NO. VOL. SPD/TT NO. VOL. SPD/TT NO. VOL. SPD/TT CAP. 14) 28 103 0 1700 37 0 0 0 0 0 0 0 0 0 0 0 1`' 28 108 0 5100 1206 0 0 0 0 0 0 0 0 0 0 0 28 118 0 1700 413 0 0 0 0 0 0 0 0 0 0 0 28 101 875 3400 123 0 206 113 40 207 10 40 0 0 0 0 18) 28 106 875 3400 336 0 206 316 40 207 20 40 0 0 0 0 19) 28 116 875 0 93 0 206 83 40 207 10 40 0 0 0 0 20) 28 i07 0 1700 225 0 0 0 0 0 0 ,0 0 0 0 0 21) 28 104 0 5100 2043 0 0 0 0 0 0 0 0 0 0 0 22) 28 114 0 1700 636 0 0 0 0 0 0 0 0 0 0 0 23) 28 i05 0 3400 504 0 0 0 0 0 0 0 0 0 0 0 24', 23 102 0 3400 732 0 J 0 3 ,3 ? J 0 0 0 0 251 23 112 0 1700 258 9 0 0 0 0 0 0 0 0 0 0 +++ 121 +.. WARNING + ALL PHASES OF NODE I ARE CODED AS ACTUATED. GREEN TIMES WILL BE CALCULATED BASED ON EQUAL DEGREES OF SATURATION, SUBJECT TO PHASE MINIMUMS. ------------------ INTERSECTION 2 ------------------ CONTROLLER TIMING CONTROLLER DATA LINE CARD NODE OFFSET/ INTERVAL DURATIONS (SECS. OR PERCENT) ............................................. DOUBLE NO. TYPE NO. YLD.PT. REF INT INTI INT2 INT3 INT4 INT5 INT6 iNT7 1NT8 iNT9 INT10 INT11 CYCLE i 26 ) I 13 2 0 1 0 7 3 0 10 3 7 0 20 3 1 0 -;ANSYT-7 :TUSTIN ANNEX - PIDST-2010 PM rr_AK/HOUR TRANSYT (Centered dwy) CONTROLLER TIMING DATA PAGE 3 FTELDS: c 4 5 6 7 8 :ARD :; it i2 13 14 i5 16 1 --- --^- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- 1 INT10 INT1I CYCLE PHASE TIMING D. -TA 7 3 0 3 0 15 3 _INE --'nD '+ODE START VARIAB. YELLOW ALL -RED MINIM. CONTROLLER TIMING DATA (CONTINUED) PHASE No PE 'r0. INTVL INTVL INTVL INTVL SECS. LINKS MOVING IN THIS PHASE ................................. DURATIONS (SECS. OR PERCENT)..................................................................... TYPE 1 3 0 11 201 2=64 INT13 0 J 0 0 0 3 INT23 INT24 INT25 4 6 7 15 202 L16 L2 0 0 0 0 0 3 9) 3 2 8 8 i0 11 25 207 2:4 J 0 0 0 0 0 3 LINE -_ARD NODE LINK DATA VARIAB. YELLOW ALL -RED MINIM. LINE --RD LiNK LINK SAT. TOTAL MID-BLK. FIRST INPUT LINK.... INTVL SECOND INPUT LINK.... THIRD INPUT LINK.... QUEUE ' 38 ) NO. --PE NO. LENGTH FLOW VOL. VOL. NO. VOL. SPD/TT No. VOL. SPD/TT NO. VOL. SPD/TT CAP. 30) =3 201 375 1700 126 0 306 70 y0 307 25 40 318 31 40 0 - 3 X06 075 3400 462 0 306 255 =0 311 93 40 318 114 40 0 ?2 ) 28 207 0 1700 36 0 0 0 0 0 0 0 0 0 0 0 33 i _3 i4 0 1700 35 0 0 0 J 0 0 0 0 0 0 0 6 - _02 375 3400 1315 0 102 685 =0 ..3 25 �0 i14 592 40 0 j _i2 ,375 0 3i 0 102 2' _J �3 i0 i0 '_14 23 40 0 -++ i21 --; WARNING + ALL PHASES OF NODE 2 ARE CODED AS ACTUATED. TOTAL MID-BLK. FIRST INPUT LINK.... SECOND INPUT LINK.... THIRD INPUT LINK.... QUEUE NO. -'!PE GREEN TIMES WILL BE CALCULATED BASED ON EQUAL DEGREES OF VOIL. VOL. NO. VOL. S=]/TT '40. VOL. SPD/TT NO. VOL. SPD/TT CAP. SATURATION, SUBJECT TO PHASE MINIMUMS. ------------ CTiON 3 ------------------ CONTROLLER TIMING DATA LINE :ARD NODE OFFSET/ INTERVAL DURATIONS (SECS. OR PERCENT) ............................................. DOUBLE NO. "'%PE NO. YLD.PT. REF INT INT1 INT2 INT3 INTO :'ITS iNT6 INT7 iNTB INT9 INT10 INT1I CYCLE 7 3 0 3 0 15 3 1 0 1 0 CONTROLLER TIMING DATA (CONTINUED) _INE -.ARD NODE INTERVAL DURATIONS (SECS. OR PERCENT)..................................................................... NO. -+PE NO. INT12 INT13 INT14 INT15 INT16 INT17 iNT18 INT19 INT20 INT21 INT22 INT23 INT24 INT25 37) i8 3 3 0 3 0 21 3 1 0 0 0 0 0 0 0 ► PHASE TIMING DATA LINE -_ARD NODE START VARIAB. YELLOW ALL -RED MINIM. PHASE NO. `YPE N0. INTVL INTVL INTVL INTVL SECS. LINKS MOVING IN THIS PHASE ................................. TYPE ' 38 ) %i 3 1 1 3 0 11 305 301 0 0 0 0 0 0 3 39) 22 3 4 4 5 0 4 305 3J2 312 0 0 0 0 0 3 40) - 3 6 6 8 9 20 302 336 312 316 0 0 0 0 3 41) %4 3 10 10 12 0 11 307 333 0 0 0 0 0 0 3 42) %5 3 13 13 14 0 4 307 3%4 314 0 0 0 0 0 3 43) 6 3 15 15 17 18 26 304 3J8 314 318 0 0 0 0 3 LINK DATA LIN, ARD LINK LINK SAT. TOTAL MID-BLK. FIRST INPUT LINK.... SECOND INPUT LINK.... THIRD INPUT LINK.... QUEUE NO. -'!PE '10. LENGTH FLOW VOIL. VOL. NO. VOL. S=]/TT '40. VOL. SPD/TT NO. VOL. SPD/TT CAP. -�ANSYT--=:-USTIN ANNEX - POST -2010 PM rL,iK HOUR TRANSYT (Centerea dwy) PAGE 4 71ELDS: = 2 1 6 3 9 i2_ i4 15 10 ;03 0 1700 10 0 0 0 0 0 0 0 0 0 0 15) 1 308 0 11700 35 0 0 0 0 0 0 0 0 0 0 a6 i 3 :18 0 0 145 0 0 0 0 0 0 0 0 0 0 171 %8 '.01 0 1700 i0 0 0 0 0 0 0 0 = 0 0 0 a81 �� 306 0 3400 325 0 0 0 0 7 0 0 0 0 -16 0 0 428 0 0 0 0 0 0 ;) 0 0 0 50) 28 307 0 1700 iib 0 0 0 0 0 0 0 0 0 0 S1) 3 304 0 1700 307 0 0 0 0 0 0 0 0 0 0. 521 '8 314 0 0 23 0 0 0 0 0 0 0 _ 0 0 0 �3) 305 375 1700 i78 0 202 168 -10 214 10 10 _ 0 0 0 54) 28 302 875 3400 1072 0 202 1062 40 214 10 40 0 0 0 55) ?3 312 875 0 154 0 202 144 40 214 10 ,10 _ 0 0 0 ++ 121 +++ WARNING + ALL PHASES OF NODE 3 ARE CODED AS ACTUATED. GREEN TIMES WILL BE CALCULATED BASED ON EQUAL DEGREES OF SATURATION, SUBJECT TO PHASE MINIMUMS. RUN CARD N'o. -'PE TYPE 56) 2 0 0 0 0 0 0 0 0 0 0 0 = 0 0 0 --- PROGRAM NOTE --- A CARD TYPE 52 CAUSES RUN TO BE OPTIMIZED USING THE - DEFAULT NORMAL OPTIMIZATION STEP SIZES. IF CARD TYPE 4 WAS INPUT, IT IS IGNORED. --- PROGRAM NOTE --- NO ERRORS DETECTED. TRANSYT-7F PERFORMS FINAL PROCESSING. IF ERRORS ARE DETECTED, FURTHER PROCESSING IS SUSPENDED. --- PROGRAM NOTE --- THERE ARE A TOTAL OF 3 NODES AND 30 LINKS, INCLUDING BOTTLENECKS, IF ANY, IN THIS RUN. --- PROGRAM NOTE --- THERE WERE A TOTAL OF 4 WARNING MESSAGES ISSUED IN THE ABOVE REPORT. 'I`. ANNEX - =::T-2010 PM PEAK HOUR Th,...,YT (Centerea dwy) 120 SECONDS. 0'0 -YCLE -- STEPS PAGE ` --ERFORMANCE :-H OPTIMAL SETTINGS> LiNK "-OW SAT DEGREE TOTAL TOTAL -------- DELAY -------- AVERAGE UNIFORM MAX BACK QUEUE FUEL PHASE LINK �;-OW OF SAT TRAVEL TIME UNIFORM RANDOM T::TAL DELAY STOPS F QUEUE CAPACITY CONSUM LENGTH NC. .=H/H)(VEH/H) (%) (VEH-MI/H)(VEH-H/H) (VEH-H/H) (SEC/VEH) (VEH/H;%) (VEH/LK)(VEH/LK) (GA/H) (SEC) i01 123 3400 39 20.41 1.76 1.i9 .06 1.25 36.7 101.6( 83%) a 70 2.66 13 10i 102 '=2 3400 65 .00 7.20 '.91 .29 7.20 35.4 597.9( 82%) 20 > 0 8.58 43 102 1 _ 103 .7 1:00 29 .00 .57 �4 .03 �. 55.3 34.0( 92%) 1 > 0 .60 11 103 104 2043 5:00 96* .00 24.59 19.33 5.25 24.59 43.3 1909.3( 93%) 66 > 0 28.56 53 104 1 105 04 3400 94 .00 9.86 6.98 2.88 9.86 70.4 435.2( 96%) 17 > 0 9.90 21 105 i 100 36 3400P 47 55.74 5.77 4.31 .08 4.39 47.0 327.8( 98%) 14 70 8.49 35 106 1 107 225 i700 84 .00 4.06 5.06 1.00 4.06 65.0 212.5( 94%) - > 0 4.15 21 107 ( 108 1206 5i00 71 .00 12.14 11.70 .43 12.14 36.2 1017.7( 84%) 35 > 0 14.51 43 108 i i12 258 1700 29 .00 1.22 1.I9 .03 1.22 17.0 140.2( 54%) 5 > 0 1.67 64 112 114 036 1700 '0 .00 4.10 3.69 .41 4.10 23.2 450.5( 71%) 16 > 0 5.49 66 lla 116 93 1065 47 :5.43 1.61 1.20 .02 1.22 47.4 91.0( 98%) 106 1065- 2.36 35 Ile 118 413 1700 47 .00 2.23 2.13 .10 2.23 19.4 251.4( 61%) 9 > 0 3.02 64 118 r :606 `SAX = a6* °1.58 75.10 62.23 10.60 72.83 39.7 5019.0( 85%) 90.00 PI = 111.. tGi _25 1700 64 20.90 %.OS 1.26 .27 i.53 43.1 110.4( 88%) 35 2.97 16 20: _ 202 :315 3400P 63 218.17 9.38 ;.71 .26 3.98 10.9 548.0( 42%) 19 70 16.18 19 202 206 462 3400 18 76.65 2.48 .57 .01 .58 4.5 119.9( 26%) 4 70 4.36 95 206 2 207 36 1700 12 .00 .41 .41 .00 .41 41.3 29.4( 82%) 1 0 .46 25 207 2 212 51 202S 63 8.46 .36 .14 .01 .15 10.8 19.8( 39%) 202 2025 .61 79 212 -� 214 35 1700 15 .00 .67 .66 .01 .67 28.4 57.9( 68%) 2 > 0 .81 41 211 L 2075 MAX = 64 324.18 15.35 6.75 .57 7.32 12.7 885.3( 43%) 25.40 PI = 13.5 3 301 10 1700 8 .00 .14 .14 .00 .14 51.9 9.0( 90%) 0 0 .16 11 301 7072 3400P 111* 177.85 66.13 6.92 54.81 61.73 207.3 948.1( 88%) 82 > 70C 61.05 42 302 .302 303 10 1700 8 .00 .14 .14 .00 .14 51.9 9.0( 90%) 0 0 .16 11 303 3 304 807 1700P 111* .00 50.19 9.55 40.64 50.19 223.9 730.0( 90%) 43 > 0 40.80 56 304 3 305 178 1700 79 29.53 4.01 2.60 .69 3.28 66.4 149.2( 84%) 5 35 4.95 18 305 306 :25 3400P 83 .00 4.09 3.66 .43 4.09 45.3 292.4( 90%)23 0 4.61 35 306 3 307 118 1700 40 .00 1.48 1.41 .06 1.48 45.0 100.5( 85%) 3 0 1.64 23 307 3 308 35 1700P 31 .00 .29 .28 .01 .29 29.8 24.9( 71%) 4 > 0 .35 44 308 {a f 3 312 154 302S 111* 25.55 9.57 1.07 7.87 8.94 209.0 137.7( 89%) 302 302S 8.84 42 312 3 314 23 304S 111* .00 1.43 .27 1.16 1.43 223.9 20.8( 90%) 304 304S 1.16 56 314 3 316 428 3065 83 .00 5.38 4.81 .57 5.38 45.3 385.0( 90%) 306 306S 6.07 35 316 3 s 318 145 308S 31 .00 1.20 1.17 .03 1.20 29.8 103.2( 71%) 308 308S 1.45 44 315 3 3305 MAX = 111* 232.93 144.07 32.02 106.28 138.30 150.6 2909.9( 88%) 131.23 PI = 158.5 -UST I N ANNEX _ = 01,T_2010 PM PEAK HOUR Tk,,, (T (C_ -:erect dwv <SYSTE!O 41DE TOTALS INCLUDING ALL LINKS> TOTAL TOTAL TOTAL TOTAL -OT AVERAGE TOTAL DISTANCE -RAVEL UNIFORM RANDOM CELA' DELAY UNIFORM TRAVELED -TME DELAY DELAY STOPS (VEH MI/H) (VEH-H/H) (VEH-H/H) (VEH-H/H) (VEH-- 1) (SEC/VEH) (VEH/H-%) .YCLE: 0 SECONDS, 00 STEPS PAGE 6 TOTAL FUEL OPERATING PERFORMANCE SPEED CONSUM COST INDEX (GA/H) (MI/H) 648.69 X34.51 101.01 117.44 ='_8.=_ 55.61 9414.3( 79'x) 246.63 799.22 283.83 NOTE: PERFORMANCE INDEX IS DEFINED AS: PI = DELAY + STOPS NO. OF SIMULATIONS = 1 NO. OF LINKS = 135 EL=.=SED TIME = 225.1 SEC. 6.29 <TOTALS> STIN ANNEX - ::CST -2010 PM PEAK HOUR 1n,....)YT (Centered dwy) :'!CLE: 120 SECONDS, 00 STEPS PAGE 7 ----KOGRAM NOTE ---INPUT DATA REPORT FOR ROUTE REQUEST NO. 1 ROUTE SUMMARY DATA =ARD TSD TIME TIME DIST. FPD ROUTE PPD GDF ROUTE `!0. -''PE -LAG SLAG SCALE SCALE FLAG SUMMARY FLAG FLAG ORIENT. 5 0 0 0 50 0 0 0 0 J 0 0 0 0 0 0 _INE `d0. -ITLE ROUTE TITLE CARD 58) BRYAN AVE (CENTERED DRIVEWAY SPACING) ROUTE LINK LIST `LINE ::A.RD LINK PAIRS ALTERNATING BY DIRECTION NO. TYPE DOWN AND UP DOWN AND UP DOWN AND UP DOWN AND UP OWN FIND UP DOWN AND UP DOWN AND UP 59) 4i 102 106 202 206 302 306 0 0 0 0 0 0 0 0 0 I , -:STIN ANNEX - POST -2010 PM PEAK HOUR Tkm,,sYT (Centered dwy) CYCLE: :20 SECONDS. :50 STEPS PAGE 8 <TRANSYT-7F TIME - SPACE 0 1 A G R A M > ROUTE NO. 1 ROUTE TITLE: BRYAN AVE (CENTERED DRIVEWAY SPACING) TIME AXIS IS IN: SEC TIME SCALE = 3 SEC/CHAR, DIST. SCALE _ S0 FT/LINE 2 3 4 5 6 7 8 9 10 :1 ",ODE:%:=5678901234567890123456789012345678901234567890123456789012345678901234567890123456789012345678901234567890 DISTANCE ------------------------------------------------------------------------------------- _�;************+ ************************* k************************+++ 0 FT • I I I i , I I 875 FT i � I I I I I I I ( I I I I j I � I I 1750 FT 3 ----------------------------------------------------------------------------------------------------------------------- NODE i%545678901234567890123456789012345678901234567890123456789012345678901234567890123456789012345678901234567890 DISTANCE 1 2 3 4 5 6 7 8 9 10 11 x ::�LE CONVERSIONS: +++ GREEN IN DOWN DIRECTION AVG. TIME DISPLACEMENT: -:4E/INCH = 3 * 10 (AT 10 CHAR/INCH) GREEN IN BOTH DIRECTIONS 397.73 / SPEED ! --- --:z-T/INCH = 50 * 6 (AT 6 LINES/INCH) --- GREEN IN UP DIRECTION *** RED IN BOTH DIRECTIONS I U) U N to = W U U a to to w to N 0 ON+ rn tin Q S � z S J s w ui W U Z w N U m O to U W N N U o w to to to W to in [n 1 rn W o U 1 H Z F— tt >- i Q Z ►Z-� to W i-- > o W q7 N M. (' 1--- t3 S Li N v r. tU (dOAAH ►MMIM W ism 0 n� V W FF W F -- z W U z Q m M 0 LLQ CD Q Hi W U Q n U7 I W H H— Ln U N N ix N N N O v m 2 a L S Z w o J _ `W ui IL U < U - U) U m O cn U ul N U O w N to N W O to N 1m O W = to � U 1 H F— ¢ Q 1 ww Ir W in N IL Fcc = (' - O x N IOZIA" GANG NI1Snl Table I COSTCO TRIP GENERATION SUMMARY ---------- PM PEAK HOUR ----------- LOCATION UNITS IN OUT TOTAL ADT Garden Grove TSF Trip Generation 220 172 392 3,990 Trip Rate 1.91 1.50 3.41 34.7 Laguna Niguel TSI' Trip Generation .388 380 768 7.504 Trip Rate 3.37 3.30 6.67 65.2 Average Trip Rate 2.64 2.40 5.04 50.0 j � I 3 ! ! r 1 N C ° r L C N O— j Qt Q Qty 0 O I N N US _ X L I c Q� O O C 3 C N '_ N N O cD in c Ln 3 0 O CO U O i CQ v rr� ��• CV u ` U� a 3 Q .C7 O rJ Q, 0000 oo J1nd � I f i X 1 Q CV z J o� >, o aa) ni c ` w '� Q Z Q�- c 0 N = N LO o o LJ � rn �-+ N I 3:-o c 00 7 � v O= c 1 :3.M N "C C > ` Q � I ! � y L � � Q O U y C .. U rn HONV?J Nusni z Ln G2j0J),W Nr -G7 ��3N--► �1 I Lol Z:ooc z10 n o rn O j .. Q a0Lnw o i-oor- w N Z_ 0 Ln C MN N Q i 0 cv r- rn 00 U ;. Z �� ooa0M o cD `- W , mZ 0 000 d 0 M 0 U Q v O Y p O cc N Z,� 6Z L Lz J C v a7 �rn �rn I— r Q Y o�c; to C14 0 ��se 0 LC o £ t � HON`d J ll Mimi °a —►"l � i� o z opo z —4w:n0,0 00 I o �I r1r) l i i I Lnvo) D (D I f04 Imo_ 0 0 �.�ON,n I ac) �o (N L 0 4-4-a —v03N 103N-- o-1 t 9St "7.`MN0 O _z Q U J W a- Ng" o nn 0 1 N t 6C L9l Z, I 000 n (D Iy Q t Y O O N d cD (D NNO t_ 0 03 N t_ czL -*_ tS 0ZZ f 0 09 —No.t(� HONth� 9t --'' NIlSni 0zt —►i �(, 0 — ,P, i ��a�oNO 00 IN 00 I O J � ocoo811p, v F- 00 N c0 00 dt— N 0 ^ LnI� C ~ 99 N a� 0A)w o -.►'1 f C- N 00 i clq rd) LO mZ r- v 0o 0 M M N G) I � � O v Q i LJ U v Q U v �I r1r) l i i I Lnvo) D (D I f04 Imo_ 0 0 �.�ON,n I ac) �o (N L 0 4-4-a —v03N 103N-- o-1 t 9St "7.`MN0 O _z Q U J W a- Ng" o nn 0 1 N t 6C L9l Z, I 000 n (D Iy Q t Y O O N d cD (D NNO t_ 0 03 N t_ czL -*_ tS 0ZZ f 0 09 —No.t(� HONth� 9t --'' NIlSni 0zt —►i �(, 0 — ,P, i ��a�oNO 00 IN O J � v F- 00 N c0 00 N 0 ^ C ~ N 0 Ln z CO p C- N 00 clq rd) LO mZ r- v 0o 0 M M N G) v Q i LJ U v Q �I r1r) l i i I Lnvo) D (D I f04 Imo_ 0 0 �.�ON,n I ac) �o (N L 0 4-4-a —v03N 103N-- o-1 t 9St "7.`MN0 O _z Q U J W a- Ng" o nn 0 1 N t 6C L9l Z, I 000 n (D Iy Q t Y O O N d cD (D NNO t_ 0 03 N t_ czL -*_ tS 0ZZ f 0 09 —No.t(� HONth� 9t --'' NIlSni 0zt —►i �(, 0 — ,P, i ��a�oNO 00 IN i I JO Lr) Nd £Z I!_ 0 l Log ll �� 1 ~ 2tL l f --LL t 99f—►s4t�l svL Zi��� �g� zirr00 ^C:>^ V �N i M I I 0 U II ' f 0( 1 L ` I 0 z Q Z U Q w ry m crQ I Y McO� O) r7 N OcD� LO r Of to t 9�9 r )C4 Z_ C99 ctloz'F- ~ 02 gzz♦ 06 90Z� �(� HONV�J Nusni s�L -� �l� Z oM� LSL �► MO" l!')�N Ir-InN Z+1 �b >>� C 4-44 baEli w�W a U O N p 1 V/r�r� 0 a Table 2 POST -2010 INTERSECTION CAPACITY UTILIZATION SUMMARY ' Exceeds U -vel of Service " D" I.cvel of service ranges:.00 - A0 A .61 - .70 R .71 -M C .g1 .90 D .91 ,.00 E : \ hove i.00 f= POST -2010 POST -2010 W/MITIGATION INTERSECTION AM PM AM PM 1. Tustin Ranch Sc Bryan .84 .73 2. Tustin Ranch & El Camino 1.00 • 1.05 .87 .89 3. Word & Qrvan .69 .70 4. Word & EI Camino .61 .52 ' Exceeds U -vel of Service " D" I.cvel of service ranges:.00 - A0 A .61 - .70 R .71 -M C .g1 .90 D .91 ,.00 E : \ hove i.00 f= J 4 ulw •aa HONda oaoj).w I r.� Q uz wC) U W z I 0 z Q U z Q I >- W of m� r.� Q uz wC) U W z I id t tzl I ZZ z- �Hzz il moi 4a at I kit-, t ItZ .... zw, 4 %tv.;c to it ;�Z:•'ilk a 4 gut z li 419 Hai, zq 74 22 P1, Fcoffvl� N.Lwu L( Z' I VLS T4 ZCLZ, ON IWIA I Eca ti w id t tzl I ZZ z- �Hzz il moi 4a at I kit-, t ItZ .... zw, 4 %tv.;c to it ;�Z:•'ilk a 4 gut z li 419 Hai, zq 74 22 P1, Fcoffvl� N.Lwu L( Z' I VLS T4 ZCLZ, ON IWIA I I I I I I I 3 3 V 7 d 13 6f M n L I I — -- --— -—--- -- — --- - I OVOY ab JAM – – - i -- - – - – - – – — - – - – - – - –----–-–--- - – - -- --– -- --- --– -- – - – - – — - - – - – - – - – Y. I ',NJ a — — --I— -- — - — -- — - — -— �I �b W , I I • z UIIIIIII Ij FF II°��a_ _ HIM imp — — — —— — --— -—-— -—-— �-— - — - — -— avou NJA 'l Nusn1 I " — _ _ — _ — _ _ — -- — -- 7 V / N i O/ S y V \ ' —iZ <g ZCL =W LU o F r fit e:s:si;l e��u THROW � 9 tSSiSfSSFS4S�'a� a i 1 - --------- - - - - - - - - - - - ........................................................... ........ ------------- - C,:P 7 ..................... 000 U! -- ---- L .......... rT Y 0� ------------ 31 iJ L ---------------- -------------------- ---------------- . . . . .. . .. . . .. . .. . . . 0 E z 1 >' E� 2 c W Z � F 'f B F a i Q w a O C0 O O � U w . CO _ i 1 i I � r � 3p ;I ! ' 33V7d 13H8dM N11 Sr1 I: it Ov0d OHO3AJr .inn" JBAE 4:YR d ME i I fps 0 cc z cr �I "It 11 0 f 51, T -T uj Lli UJI U. ILL CIO 0 0 Z Q CL W Z LL zJ 0 z or lot f Q ao 4A cc i1 l ip b w wcc C W z z 0 CL I I i o 3 J V 7 d 1 3 X b V M NI I S n l ' -_ OVOH OHOJA ' v, - - - - - - - - - - - - - -------- -- - - -- - - -- - - - - - - - - --- --- -- - - - -- - - —— - - —- ---- -- - - 06 i i. nnuso '` w i._.. _.. _.._ i 73NNVNJ VN300M 73 j-1 F � � -- - - •�.zF. ; w I JQ --•-•-•----------- ------•_•-•--- - _ - �- - - -............ .�_-y-_- ..'._....I'- `SJy[ - I QO-r-'--- r•--- k �' I I r I I`t Y S ..�� 'T�'-" Q I �. - 1" 1~ 4 2 V L l 3 •[��� O�� Z �� � 1 I� �='i �� � C --i-- �_ ! ♦�y _ !�t` .moi i �1��\�tiM3��v�u�wa��.14 ai I near oK as —1� � _ — -- ��• �- •, p :- i ' I Vl 1 N 3 OI S i b Cir AIq 3 l ti iT "*'U h W 0 J•.,- - _— - — � � 2 Ila i 1 ; 1 I ; � , 1 ! i --------- 0 z 0 w Cl) I f 17f It I -it .a Thi 371 - ANNvAinn —y-YANNvAinn swisnoa VINUO=N-IVO 'NIISFU OVOU GHOJAN V IV3H ON"Vo -13 • 0 31VS310HM 0:)1SOO z 0 w Cl) I f 17f It I -it .a Thi 1 II 0 < it 71 w w Rl I'%JJJj: L C/) - z 0 w Cl) I f 17f It I -it .a Thi 1 II 0 < it > w w Rl C/) z 0 w Cl) I f 17f It I -it C<L .a Thi 1 II 0 < > w w Rl C/) C<L 11 2 3 4 5 6 7 8 i 9' 10'. 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION NO. 3006 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CONDITIONALLY APPROVING DESIGN REVIEW 91-55 FOR THE CONCEPT SITE PLAN AND ARCHITECTURAL GUIDELINES FOR A 274,175 -SQUARE FOOT RETAIL, CENTER IN SECTOR 12 OF THE EAST TUSTIN SPECIFIC PLAN AND ARCHITECTURAL DESIGN OF ONE STRUCTURE (MAJOR B). The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That an application, (Design Review No. 91- 55), was filed by Irvine Retail Properties Company requesting approval of the Concept Site Plan and Architectural Design Guidelines for a 274,175 -square foot retail center in Sector 12 of the East Tustin Specific Plan and architectural design of one structure (Major B) . B. This item was reviewed by the Planning Commission on February 10, 1992, pursuant to provisions of the East Tustin Specific Plan. C. Pursuant to Section 9272 of the Tustin Municipal Code, the 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, the occupancy as a whole. In making such findings, the Commission has considered at least the following items: 1. Height, bulk and area of buildings. 2. Setbacks and site planning. 3. Exterior materials and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors and other openings. 6. Towers, chimneys, roof structures, flagpoles, radio and television antennae. 1 2 3 4 5' 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Resolution No. 3006 Page 2 7. Landscaping, parking area.'design and traffic circulation. 8. Location, height and standards of exterior illumination. 9. Location and appearance of equipment located outside of an enclosed structure. 10. Location and method of refuse storage. 11. Physical relationship of proposed structures to existing structures in the neighborhood. 12. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. 13. Off-site improvements, including bikeways. 14. Development Guidelines and criteria as adopted by the City Council. II. The Planning Commission conditionally approves Design Review 91-55 authorizing the Concept Site Plan and Architectural Guidelines for a 274,175 - square foot retail center in Sector 12 of the East Tustin Specific Plan and architectural design of one structure (Major B), subject to conditions attached hereto as Exhibit A. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission, held on the 10th ay of February, 1992. A.L. Y!ER Chairman I�e� ' r_A'i � KATHLEEN CLANCY Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, KATHLEEN CLANCY, the undersigned, hereby certify that I am the Recording Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 3006 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 10th day of February, 1992. 4;�' KC6-61--7" 6&, KATHLEEN CLANCY Recording Secretary - EXHIBIT A DESIGN REVIEW 91-55 CONDITIONS OF APPROVAL RESOLUTION NO. 3006 GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date-stamped February 10, 1992 on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development Department 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 determined to be consistent with the concept plans and provisions of the East Tustin Specific Plan. (1) 1.2 Unless otherwise specified, all conditions contained in this Exhibit shall be complied with prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 Design review approval shall become null and void unless building permits are issued within eighteen'(18) months of the date of this Exhibit. (1) 1.4 The applicant shall sign and return an Agreement to Conditions Imposed form prior to issuance of any building permits. *** 1.5 Specific architectural details, building footprints, elevations and other design considerations for Major A, and Pads 1, 2, A, B and C are not covered by this Design Review. A separate Design Review application(s) is required prior to development of said buildings. PLAN SUBMITTAL (1) 2.1 At building plan check, the following items shall be submitted: --------------------------------------------------------------- SOURCE CODES . (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY - (4) DESIGN REVIEW *** EXCEPTION Exhibit A Resolution No. 3006 Page 3 (3) A. Construction plans, structural calculations, and Title 24 energy calculations. Requirements of the Uniform Building Codes, State Handicap and Energy Requirements shall be complied with as approved by the Building Official. All buildings shall comply with 1988 edition of UBC, UMC, UPC and 1990 edition of NEC. In addition the following items shall be addressed: 1. The plans shall specify the type of construction and group of occupancy of the buildings. 2. Submit allowable area analysis of the buildings, per Section 505 and 506 of the UBC. If the plans include area separation walls, provide details of the walls, and the termination at the end walls and roof of the buildings. In addition, provide construction details of projections such as roof eaves, openings, penetration of vents, ducts, etc. that may affect the construction of area separation walls. 3. Architectural plans shall not be submitted for plan check unless accompanied by a letter approving proposed design by the Foothill Community Builders and/or Irvine Retail Properties Company. (2) B. Technical details and plans for all (3) utility installations including cable TV, telephone, gas, water and electricity. Additionally, a note on plans shall be included stating that no field changes shall be made without corrections submitted to and approved by the Building Official. (2) C. Final grading and specifications consistent with the (3 ) site plan and landscaping plans and prepared by a registered civil engineer for approval by the Community Development Department. Subject grading submittal shall comply with all requirements of Condition 4.1, contained in Exhibit A of Planning Commission Resolution No. 3007. Exhibit A Resolution No. 3006 Page 4 D. Information, plans and/or specifications to ensure satisfaction of Conditions 1.1 through 1.12 of Exhibit A of Planning Commission Resolution No. 3007. E. Information plans and/or specifications to ensure compliance with Conditions 5.1 through 5.12 of Exhibit A of Planning Commission Resolution No. 3007. SITE AND BUILDING CONDITIONS (4) 3.1 Plans submitted with Design Review applications for Pads A, B and C buildings shall include a loading area for each of those uses and/or structures. (1) 3.2 The total amount of parking that shall be maintained on the site shall satisfy the following parking requirements of the East Tustin Specific.Plan: Majors A & B and Pads 1 & 2 1 space for each 200 -square feet of gross floor area. Pads A, B & C 1 space for each 222 -square feet of gross floor area. If a financial use is proposed on one of these pad sites, the rate for such use would be 1 space for each 250 -square feet of gross floor area. Restaurants, except fast food 1 space for each 75 - square feet of gross floor area up to 6,000 -square feet, plus 1 space for each 55 -square feet of gross floor area over 6,000 square feet. Exhibit A Resolution No. 3006 Page 5 Fast Food 1 space for each 100 square feet of gross floor area. All outdoor dining areas shall be required parking at the rate of 1 space for each 3 seats. Parking will be required for other uses as established by the East Tustin Specific Plan. (1) 3.3 The applicant shall coordinate with the U.S. Postal Service to establish a contract postal station or other small-scale postal station, such as a "Store of the Future", in the annex site, unless the Community Development Department is informed in writing by the Tustin Postmaster and Regional Postmaster that there is no need for a postal station in East Tustin. (1) 3.4 A Variance shall be required for any portion of any (5) structure exceeding 35 feet in height as required by the East Tustin Specific Plan. (1) 3.5 Note on final plans that a six -foot -high chain linked fence shall* be installed around the site prior to building construction stages. Gated entrances shall be permitted along the perimeter of the site for construction vehicles. (1) 3.6 Prior to the issuance of a certificate of occupancy for Major B (Costco), a six -foot -high chain linked fence shall be installed around the west end of the site to enclose the second phase of construction. (1) 3.7 All mechanical and electrical fixtures and equipment shall be adequately and decoratively screened. The screen shall be considered as an element of the overall design- of the project and shall blend with the architectural design of the buildings. Electrical transformers shall be located toward the interior of the project maintaining a sufficient distance to minimize visual impacts on' entry points along the perimeter street system. (1) 3.8 Exterior elevations of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, equipment heights and type of screening. All roof mounted equipment, roof penetrations, and vents shall be located a minimum of 6" below the top of parapet. Exhibit A Resolution No. 3006 Page 6 (1) 3.9 Adequate size trash enclosures with solid metal, self - (5) closing, self -latching gates shall be provided. Said enclosure shall be a minimum decorative wall of 6 feet designed to match main building materials. The applicant shall provide a letter from Great Western Reclamation indicating that the proposed design of the trash enclosures would accommodate future recycling efforts which are anticipated by Great Western Reclamation. (1) 3.10 A complete, detailed project sign program for the entire (4) center including design, location, sizes, colors, and materials shall be approved by the Irvine Retail Properties Company then submitted with a completed application for a Conditional Use Permit to be approved by the Planning Commission. The program shall include project identification, addressing and directional signs to direct autos to proper access, parking and loading. (1) 3.11 Indicate lighting scheme for project, note locations of (4) all exterior lights and types of fixtures on the elevations. Lights to be installed on buildings and in the parking lot shall be a decorative design. No lights shall be permitted which may create any glare or have a negative impact on adjoining properties. The locations and types of light fixtures shall be subject to, the approval of the Director of Community Development as stated in Condition 3.12B) below. (1) 3.12 The following details and. information shall be subject to (4) review and approval by the Community Development. Department during plan check: A. All final exterior materials and colors. All exterior treatments shall be coordinated with regard to color, materials and detailing and noted on submitted construction plans and elevations. B. The locations and types of all exterior lighting fixtures including landscaping, pedestrian, building mounted and parking lot which shall be decorative and consistent with the main building treatment. C. Details of the screen walls fronting the tire installation area and along the east property line Exhibit A Resolution No. 3006 Page 7 which shall be consistent with the main building treatment. D. Details of retaining walls along El Camino Real which shall be consistent with main building treatment. E. Details of the bicycle racks which shall be consistent with the main building treatment. F. Details of the cart storage areas in the parking lot which shall be consistent with the main building treatment. G. Details of all windows and doors for Major B, which shall be consistent with the treatment of the building. Open wire or standard metal roll -up doors are not acceptable. H. Detail and color of pedestrian areas and sidewalks consistent with Condition 4.5 below. (1) 3.13 The installation of recycling facilities shall be subject to the provisions of City Code Section 9232 (a) (2) (v) and/or 9232 (b) (v) as applicable and shall be subject to separate review and approvals as required by the Tustin City Code. (1) 3.14 A complete phasing plan shall be reviewed and approved by the Community Development and Public Works Departments, including provisions for site improvements, landscaping and other elements to ensure adequate access and operation to the center. (1) 3.15 All exposed metal flashing or trim shall be anodized or painted to match building color. (1) 3.16 Prior to issuance of a Certificate of Occupancy for Major (5) B, and photometric study will be required to ensure that no light rays extend beyond the site. (1) 3.17 All roof drains shall be installed internally on (4) elevations visible by the public. (1) 3.18 Six (6) inch continuous concrete curbing shall be used throughout the parking lot and adjacent to sidewalks Exhibit A Resolution No. 3006 Page 8 except at the entrances to Major A and Major B and where required to satisfy handicap access requirements. LANDSCAPING, GROUNDS AND HARDSCAPE ELEMENTS (1) 4.1 Submit.at plan check complete detailed landscaping and (7) irrigation plans for all landscaping areas, consistent with adopted City of Tustin Landscaping and Irrigation Submittal Requirements. Landscaping plans shall be approved by the Community Development Department prior to issuance of any building permits. Provide summary table identifying plant materials. Landscaping plans must be approved prior to issuance of any building permits. 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 irrigation plan, public right-of-way areas, sidewalk widths, parkway areas, and wall locations: The Department of Community Development may request minor substitutions of plant materials or request additional sizing or* quantity 'materials during plan check. Note on landscaping plan that coverage of landscaping and irrigation materials is subject to field inspection at project completion by the Department of Community Development. (7) 4.2 The submitted landscaping plans at plan check shall reflect the following requirements: A. Turf is unacceptable for grades over 25%. A combination of planting materials must be used, ground cover on large areas along is not acceptable. B. Provide a minimum of one 15 -gallon size tree and five 5 -gallon size shrubs for every 30 feet of property line on the perimeter of the project. C. Shrubs shall be spaced a minimum of 5 feet on center. Exhibit A Resolution No.,3006 Page 9 D. Ground cover shall be planted between 8 to 12 inches on center. E. Fences, walls and equipment areas, shall be screened with shrubs and/or vines and trees. F. All plant materials shall be installed in a healthy vigorous condition typical to the species and must be maintained in a neat and healthy condition. Maintenance includes but is not limited to trimming, mowing, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. G. An opaque screen of not less than 30 inches and not more than 42 inches shall be installed along parking areas abutting the perimeter of the site. Wherever possible, driveway and parking areas shall be buffered with landscaping berms (see Section 3.7.3I. 2 of ETSP). H. Earth mounding is essential and must be provided to applicable heights whenever it is possible in conjunction with the submitted landscaping plan. Earth mounding should be particularly provided at project entries. I. Major points of entry to the project shall receive specimen trees to create an identification theme. (1) 4.3 Screening adjacent to roadways, whenever possible, shall (7) compliment the architecture, color and construction (4) material of primary buildings on the site. (1) 4.4 All walls, fences or landscaping adjacent to streets (7 ) should be designed to provide adequate sight distance for (4) vehicles exiting the tract via the private streets. (1) 4.5 Provide details, colors, and materials for all exterior (4) walkways and walls. Design interior walkways to create a reinforced pedestrian corridor with accessory landscaping treatment. Sidewalks and pedestrian areas on the north elevation of Major A, Pad 1 and Pad 2, and the west and south elevation of Major B shall provide decorative integral color, subject to the approval of the Community Development Director. Exhibit A Resolution No. 3006 Page 10 (1) 4.6 Entryways to the project site should be focal points. (4) In addition to larger tree treatments these areas should (7) be provided with a variety of color and treatment of landscaping as well as an incorporation of special decorative signage or architectural treatments (i.e., walls, gates, lighting, etc.). (1) 4.7 Project entrances shall be accented with decorative pavement. Paving materials and design shall be reviewed and approved by the Director of Community Development. (1) 4.8 All perimeter landscape including that along Tustin Ranch Road, Bryan Avenue, Myford Road and E1 Camino Real shall be installed prior to issuance of any Certificate of Occupancy. (1) 4.9 Building Pads 1, 21 A, B and C shall be hydroseeded prior to issuance of any Certificate of Occupancy for any structure in Phase 2. All interim planting shall remain until the start of construction of each individual building. (1) 4.10 Any landscape structures, such as trellises, will require building permits. (5) 4.11 Provide detailed design drawings of the paved off-road bikeway on -the west side of Myford Road as specified.in Condition 1.10 of Exhibit A of Resolution No. 3007. OPERATIONAL STANDARDS (1) 5.1 No outside storage or open pallet storage of any kind, except for Major A garden center; shall be permitted unless specifically approved by the Community Development Department and screened from view as determined appropriate by the Department. (1) 5.2 No overnight parking of vehicles is permitted on the site. (1) 5.3 All shopping carts (for any tenant), must be stored inside the building of or in designated cart areas during business hours. During non -business hours, all carts must be stored inside the buildings. Storage of carts in front of the store or in the pedestrian arcade is strictly prohibited. Exhibit A Resolution No. 3006 Page 11 (1j 5.4 All landscaping shall be maintained in a healthy condition such that all plant materials are evenly cut, evenly edged, free of bare or brown spots, free of debris, weeds and dead vegetation. Once initial planting are installed, all landscaping shall remain as part of the site and shall not be removed or altered without approval of the Community Development Department. *** 5.5 The use of any outside paging system/amplification system, including within the garden center of Major A, shall be prohibited. FEES (1) 6.1 Payment of all fees required in Conditions 9.1 through 9.5 of Exhibit A of Planning Commission Resolution No. 3007. 1 2 3 4 5 6. 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION NO. 3007 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN APPROVING A MODIFICATION TO THE EAST TUSTIN SPECIFIC PLAN SECTOR 12 CONCEPT PLAN AND RECOMMENDING TO THE TUSTIN CITY COUNCIL APPROVAL OF VESTING TENTATIVE TRACT MAP NO. 14610 The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That Vesting Tentative Tract Map No. 14610 was submitted to the Planning Commission by Williamson & Schmid on behalf of Irvine Retail Properties Company for consideration. B. That in conjunction with Vesting Tentative Tract Map 14610, a Modification to the East Tustin Specific Plan Sector 12 Concept Plan has been submitted by Irvine Retail Properties Company; and C. That a public hearing was duly called, noticed and held for said map on February 10, 1992. D. That an Environmental Impact Report (EIR 85-2 for the East Tustin Specific Plan, as modified with supplements and addenda) has been certified in conformance with the requirements of the California Environmental Quality Act for the subject project area. E. That the proposed subdivision is in conformance with the Tustin Area General Plan, adopted East Tustin Specific Plan, Development Agreement and Subdivision Map Act as it pertains to the development of a retail/commercial center in Sector 12. F. No parkland dedication was required for this development. G. That the City has reviewed the status of the School Facilities Agreement between the Irvine Company and the Tustin Unified School District, the East Tustin Specific Plan, EIR 85-2 with subsequently adopted supplements and addenda, the impacts of the Modification to the Sector 12 Concept Plan and Vesting Tentative Tract 14366 on School District 1 2 3 4' 5 6 7 8 9 10 11 12 13 14 15 16' 17 18 19 20 21 22 23 24 25 2E 21 2E Resolution No. 3007 Page 2 facilities, and reviewed changes in State law, and finds and determines that the impacts on School District facilities by approval of this map are adequately addressed through the imposition of school facilities fees, required as a condition of approval. H. That the site is physically suitable for the type of development proposed. I. That the site is physically suitable for the proposed density of development. J. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife in their habitat. K. That the design of the subdivision or the type of improvements -proposed will not conflict with easements acquired by the public -at - large, for access through or use of the property within the proposed subdivision. L. That the design of the subdivision or the types of improvements proposed are not likely to cause serious public health problems. II. The Planning Commission hereby approves a Modification to the Sector 12 Concept Plan and recommends to the City Council approval of Vesting Tentative Tract Map No. 14610 subject to the conditions attached hereto as Exhibit A. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission, held on the 10th day of February, 1992. EN L. Chairman KATHLEEN CLAw6d&x��Wa2l Secretary 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 181 19 20 21 22 23 24 25 26 27 28 Resolution No. 3007 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, KATHLEEN CLANCY, the undersigned, hereby certify that I am the Recording Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 3007 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 10th day of February, 1992. � ? ra2 W, - e� -, KATHLEEN CLANCY Recording Secretary EXHIBIT A MODIFICATION TO THE SECTOR 12 CONCEPT PLAN VESTING'TENTATIVE TRACT MAP 14610 RESOLUTION NO. 3007 CONDITIONS OF APPROVAL PUBLIC PRIVATE INFRASTRUCTURE IMPROVEMENTS the Subdivider shall (1) 1.1 Prior to recordation constructlor post security guaranteeing (2 ) prepare plans for a (3 construction of all public and/or private, infrastructure 6) improvements within the boundary of said tract map in ( ) conformance with applicable City standards, including but not limited to the following: A. B. C. D. E. F. G. H. I. J. K. L. M. N. 0. P. Q. Curb and gutter/cross gutters physically Sidewalks including access facilities for phy y handicapped persons Drive aprons/approach Street paving Street signing and striping Landscaping/irrigation facilities Sanitary sewer service facilities Domestic water service facilities Reclaimed water service facilities Utility connections (i.e., gas, electric, telephone, and cable T.V. facilities) Traffic signal systems and other traffic control devices Street and paseo lighting * The private storm drain Storm drains and subdrains ( P facilities within this tract will be maintained by the association) Undergrounding of existing and distribution lines Lot monumentation Fire hydrants Bus stops and other facilities such benches proposed utility as bus shelters and The amount of acceptable security for construction of public (1) 6 improvements shall be reviewed and approved eb security bfor ( ) Works Department. The amount and accepts private improvements shall be reviewed and approved by the Building Official. SOURCE CODES (1) STANDARD CONDITION (2) CEQA-MITIGATION (3) UNIFORM BUILDING CODE/S (4) DESIGN REVIEW *** EXCEPTION (5) RESPONSIBLE AGENCY REQUIREMENT (6) LANDSCAPING GUIDELINES (7) PC/CC POLICY Exhibit A ?esolution No. 3007 .,age 2 (1) 1.2 All construction within a public right-of-way and/or public easement must be shown on a separate 24" X 36" plan with all construction referenced to applicable City, County, or Irvine Ranch Water District standard drawing numbers. (1) 1.3 All changes in existing curbs, gutters, sidewalks and other (6) public improvements shall be responsibility of subdivider. (1) 1.4 Preparation of plans for and construction of: (6) A. All sanitary sewer facilities must be submitted as required by the City Engineer and local severing agency. These facilities shall include a gravity flow system per standards of the Irvine Ranch Water District. B. A domestic water system must be to the standards of the Irvine Ranch Water District/City of Tustin Water Service, whichever is applicable at the time of plan preparation. Improvement plans shall also be reviewed and approved by the Orange County Fire Department for fire protection purposes. The adequacy and reliability of water system design and the distr-ibution 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. Any required reclaimed water systems, shall be to the standards as required by the Irvine Ranch Water District. C. Sewer and water facilities shall be clearly indicated as publicly maintained. Maintenance access to water facilities shall be the responsibility of the association and accommodations for such access shall be established prior to building permit issuance. (1) 1.5 Proposed streets shall be designed to the following (5 ) specifications: (6) A. All proposed streets shall be designed in substantially the same width and alignment as shown on the approved Vesting Tentative Map unless modified and approved by the Directors of Community Development and Public Works. B. All streets and drives shall be constructed in accordance with City requirements in terms of type and quality of materials used. Exhibit A solution No. 3007 age 3 C. Sidewalks shall flare to provide a six- or lo-foot-wide width (as indicated on the site plan) minimum clear around all above -ground facilities, such as signing, street lights and fire hydrants, located thin the sidewalk area. 1 1.6 Streets, storm drain, water and sewerimprovement plans t6j shall comply with the "City of Tustin Minimum Design (6) Standards for On-site Street and Storm Drain Improvements. (1) 1-.7 Existing sewer, domestic water, reclaimed water and storm (5) drain service/laterals shall be utilized. *** 1.8 Construction of a minimum 6' wide meandering sidewalk on Tustin Ranch Road and Bryan Avenue and a 10' wide meandering sidewalk along El Camino Real to -the satisfaction of the City Engineer. In addition, a 10' wide bikeway along the west side of Myford Road shall be constructed to the satisfaction of the City Engineer. *** 1.9 Construction of all landscape and irrigation improvements within the right-of-way along theRoad south side of BryanAvenue, of uEl the east side of Tustin Ranch , the north Camino Real and the west side of Myford Road. Maintenance shall be the responsibility of the adjacent property owner inclusive of the west side of Myford Road. d. The the applicant ant shall enter into a maintenance agreement to maintain all landscaping adjacentto the site along n Avenue, Tustin Ranch Road, El Camino Real and Myford Road Said agreement shall be reviewed, approved and executed by the Community Development and Public Works departments ca and the oe City of Tustin prior to issuance of any Occupancy. *** 1.10 A two-way bikeway shall be required to be provided along the west side of Myford Road. All sidewalk/bikeway improvements shall be designed and installed subject to the approval of the City Engineer and the Director of Community Development. (5) 1.11 Design and construction of a complete tr lcnal at the (most intersection of Bryan Avenue and the mainentrance easterly) to this development. This work shall also include the design and construction of an interconnect system to the existing traffic signal at the intersection of Tustin Ranch Road and Bryan Avenue. Exhibit A resolution No. 3007 .,age 4 (5) 1.12 Design and construction of a complete traffic signal at the intersection of E1 Camino Real and Auto Center Drive/main entrance to this development. This work shall also include design and construction to connect to the E1 Camino Real interconnect coordination system. DEDICATIONS/RESERVATIONS/EASEMENTS (1) 2.1- The subdivider shall satisfy dedication and/or reservation (2) requirements as applicable, including but• not limited to (5) dedication of all required street and flood control (6) right-of-way easements, vehicular access rights, .sewer (8) easements, water easements and traffic signal maintenance defined and approved as to specific location by the City Engineer and other reasonable agencies. CONSTRUCTION ACTIVITIES ADJACENT TO PUBLIC RIGHT-OF-WAY (1) 3.1 Prior to recordation of the final map, subdivider shall post (2) with the Community Development Department a minimum $2,500 (6) cash deposit or letter of credit to guarantee the Sweeping of streets and clean-up of streets affected by construction activities. In the event this deposit is depleted prior to completion of development or City appearance of public streets, an additional incremental deposit will be required.. (1) 3.2 Any damage done to existing street improvements and utilities (6) shall be repaired before acceptance of the tract and/or issuance of a Certificate of Occupancy for the development on any parcel within the subdivision. (1) 3.3 Prior to any work in the public right-of-way, an Excavation Permit must be obtained from and applicable fees paid to the Public Works Department. (4) 3.4 All bus turn -outs shall be constructed per the requirements (5) and standards of the Orange County Transportation Authority. (5) 3.5 A Transportation Demand Management (TDM) program shall be prepared for this development in accordance with City Ordinance No. 1062. Said plan shall be reviewed and approved by the City Traffic Engineer prior to insurance of building permits for any phase of this project and shall include, at minimum, the following: Exhibit A esolution No. 3007 age 5 A. The plan must be designed to reduce trips to achieve a 1.5 Average Vehicle Ridership. The plan shall identify those strategies to achieve this goal. B. An annual monitoring report shall also be prepared as required by Ordinance No. 1062 to monitor continued compliance over time. Penalty fees shall be paid as applicable for non-compliance in accordance with Resolution No. 91-45. (5) 3.6 The following Transportation Demand Management (TDM) facilities shall be incorporated into the development in accordance with Ordinance No. 1062: A. Preferential Parking for Carpool Vehicles - At least 10% of the employee parking spaces are required to be reserved and designated for carpool vehicles by marking such spaces "Carpool only". The ordinance specifies what percentage of required parking shall be allocated to employee parking which is based upon the type of use. B. Bicycle Parking Facilities - Bicycle racks or parking facilities are required to be provided in a secure, location for use by employees or tenants who commute to the site by bicycle. The Ordinance established minimum requirements and security provisions for acceptable bicycle facilities. C. Shower and Locker Facilities - Shower and locker room facilities for employees for each sex. D. Trip Reduction Information - A commuter information center, in a central location accessible to all employees and tenants, shall be provided to make available current transit maps, routes and schedules for public transit; ridesharing promotional materials supplied by commuter - oriented organizations. E. Carpools and Vanpools Loading Areas The City Traffic Engineer is responsible for determining the necessity for the design and location of passenger loading areas to embark and disembark for carpool and vanpool vehicles. F. Bus Stop Improvements - Bus stop improvements including bus pullouts, bus pads, shelters, and any necessary right-of-way shall be provided in accordance with Exhibit A esolution No. 3007 age 6 applicable Orange County Transportation Authority Standards. Bds shelter design shall be reviewed and approved by the Director of Community Development. Shelters shall be located outside of required sidewalk widths; shelters shall be installed and maintained by the applicant. (5) 3.7 The entrance from El Camino Real will need to have catch basins provided on-site to intercept the drainage prior to reaching El Camino Real. (1) (1) (2) (6) 3.8 Compliance with all landscape requirements within the limited use area as defined in OCEMA Standard No. 1117. GRADING/GENERAL 4.1 Prior to issuance of grading permits: A. A detailed soils engineering report shall be submitted to and approved by the Building Official conforming to the requirements of the Uniform Building Code, City Grading Requirements, and all other applicable State and local laws, -regulations and requirements. B. A complete hydrology/hydraulic study will be required for this development which must substantiate any diversions of storm water flow from the previously approved hydrology calculations for the Auto Center Development. C. A grading plan based on the Orange County Surveyor's Bench Mark Datum will be required. D. Preparation and submittal of a grading plan subject to approval by the Department of Community Development delineating the following information: 1. Methods of drainage in accordance with all applicable City standards. 2. All recommendations submitted by geotechnical or soils engineer and specifically approved by them. 3. Compliance with conceptual grading shown on tentative tract map. 4. A drainage plan and necessary support documents such as hydrology calculations to comply with the following requirements: Exhibit A 'esolution No. 3007 age 7 a. Provision of drainage facilities to remove any flood hazard to the satisfaction of the City Engineer which will allow building pads to be safe from inundation from rain fall which may be expected from all storms up to and including the theoretical 100 year storm and dedication of any necessary easements on the final map as required. ponding across lot lines. b. Elimination of any p g C. Provision of drainage facilities to protect the lots from any high velocity scouring action. d. Provision for tributary drainage from adjoining properties. 5. All flood hazard areas of record. 6. A note shall be 'placed on the grading plan requiring Community Development Department approval of rough grading prior to final clearance for foundations. The Department will inspect the site for accuracy of elevations, slope gradients, etc. and may require certification of any grading related matter. 7. Preparation of a sedimentation and erosion trot plan for all construction work related to the subject tract including a method of control to prevent: dust and windblown earth problems. More than an erosion control plan may be required. E. Submittal of a construction traffic routing plan to be reviewed and approved by the Director of Public Works. (1) 4.2 Execution of any required drainage agreement prior to approval of the final map. (1) 4.3 All earthwork shall be performed in accordance with the City (3) of Tustin Municipal Codes and grading requirements. FIRE DEPARTMENT (5) s.1 Prior to the recordation of a final tract/parcel oved b water improvement plans shall be submitted to andapp Y Exhibit A --lesolution No. 3007 age 8 Fire Chief for adequate fire protection aCd financial reliabil reliability o lf of posted for the installation. The adequacy and water system design, location of valves, and the distribution of fire hydrants will be evaluated and approved by the Chief. (5) 5.2 Prior to the issuance of any building permits for combustible construction, evidence that a water supply for fire protection is available shall be submitted to and approved by the Fire Chief. Fire hydrants shall be in placeand operational to meet requirements and fire -flow prior to commencing combustible materials. (5) 5.3 Prior to the issuance of any building,. permits, a construction phasing plan shall be submitted to and approved by the Fire Chief. The purpose of this review is to evaluate the adequacy of emergency vehicle access for the development served. (5) 5.4 Prior to the issuance of any building permits, all underground piping for automatic fire extinguishing systems shall be approved. Plans for an automatic fire extinguishing system shall be approved by the Fire Chief priorinstallation. Such systems shall be operational prior to the nce of a certificate of use and occupancy. Sprinklers are required in all structures over 6,000 square feet. (5) 5.5 Prior to the issuance of any building permits, construction details for any controlled entry access shall be approved by the Fire Chief. These details shall include width, clear height, and means of emergency vehicle over -ride. Installation of controlled entry access will have an impact on emergency response times. (5) 5.6 Prior to the issuance of any certificates Blue Reflective occupancy, all fire hydrants shall havea Pavement Marker" indicating its location on the street or drive per Orange County Fire Department Standard. On private property these markers are to be maintained in good condition by the property owner. (5) 5.7 Prior to the recordation of the final tract map as determined ll enter into an by the Fire Chief, the subdividerforh the installation of agreement with the County of Orange traffic signal preemption equipment for the following location(s): the intersections of Tustin Ranch Road and Bryan Avenue, and Tustin Ranch Road and El.Camino Real. Said agreement shall be accompanied by financial security. After Exhibit A -Exhibit No. 3007 age 9 one (1) year from the date of the agreement, the Fire Chief shall determine whether the traffic signal preemption is to be installed per the agreement or the financial security released. Language to this effect shall be included in the agreement. (5 ) 5.8 Provide access into Building Major B every 100 feet around the structure. (5) 5.9 All portions of all the structures must have Fire Department access, including Building Major A. (5) 5.10 Storage, dispensing or use of any flammable and combustible liquids, flammable and compressed gasses and other hazardous materials shall comply with Uniform Fire Code Regulations. (5) 5.11 Building(s) not approved for high piled combustible storage. Materials in closely packed piles shall not exceed 15 feet inheight, 12 feet on pallets or in racks and 6 feet for tires, plastics and some flammable liquids. If high stock piling, comply with Uniform Fire Code, Art. 81 and National. Fire Protection Act Std. 231, 231C and 231D. (5) 5.12 Plans of modifications to or new fire protection, detector or alarm systems) shall be approved by the Fire Department prior to installation. NOISE (1) 6.1 All construction operations including engine warm up shall be (9) subject to the provisions of the City of Tustin Noise Ordinance and shall take place only during the hours of 7:00 a.m. until 6:00 p.m., Monday through Friday unless the Building Official determines that said activity will be in substantial conformance with the Noise Ordinance and the public health and safety will not be impaired subject to application being made at the time the permit for the work is awarded or during progress of the work. CC&RIS (1) 7.1 Prior to approval of the final map, all organizational (3) documents for the project including any deed restrictions, (8) covenants, conditions, and restrictions shall be Submitted to (9) and approved by the Community Development Department and City Attorney's office. Costs for such review shall be borne by _Exhibit A solution No. 3007 .ge 10 the subdivider. A copy of the finale documents shall Department after their submitted to the Community Development D p , recordation. CC&R's shall include but not be limited to the following provisions: A. Since the City is interested in protecting public and health and safety and ensuring quality maintenance of common areasunder control of an Association, the City shall be included as a party to the CC&R' s for enforcement purposes of those CC&R provisions in which the City has interest, s city reflected y the e following B through L. However, the obligated to enforce the CC&R'.s. B. The requirement that Association bylaws be established. C. Provisions for effective establishment, operation, management, use, repair and maintenance of all common areas and facilities including landscaped areas and lots, walls and fences and parking areas. D. Membership in any Association and Master Association shall be inseparable from ownership in individual lots. E. Architectural controls shall be provided and may include but not be limited to provisions regulating exterior finishes, roof materials, fences and walls, accessory structures such as sunshades, trellises, gazebos, awnings and exterior mechanical equipment. F. Maintenance standards shall be provided for applicable items listed in Section C above in CC&R's. Examples of maintenance standards are shown below: (1) All landscaping shall be properly maintained such that they are evenly cut, evenly edged, free of bare or brown spots, free of debris and free of weeds above the level of the lawn. All planted areas other than lawns shall be free of weeds, dead vegetation and debris. All trees and shrubs shall be trimmed so they do not impede pedestrian traffic along the walkways. Trees shall be pruned so they do not intrude into neighboring property and shall be maintained so they do not have droppings or create other nuisances to neighboring property. All trees shall also be root pruned to eliminate Exhibit A --solution No. 3007 age 11 exposed surface roots and damage to sidewalks, driveways and structures. (2 ) Common areas shall be maintained in such a manner as to avoid the reasonable determination of a duly authorized official of the City that a public nuisance has been created by the absence of adequate maintenance such as to be detrimental to public health, safety, or general welfare, or that such a condition of deterioration or disrepair cause harm or is materially detrimental to property values or improvements within the boundaries of the subdivision and Association, to ' surrounding property, or to property or improvements within three hundred (300) feet of the property may also be added as alternative language. G. Association approval of exterior improvements requiring a building permit shall be obtained prior to requesting a building permit from the City of Tustin Community Development Department. All plans for exterior improvements shall conform to requirements set forth by the City and the CC&R' s . All plans submitted to the City shall bear the Association's stamp and authorized signature of approval. H. All utility services serving the site shall be installed and maintained underground. I. The Association shall be required to file the names, addresses, and telephone numbers of at least one member of the Association Board and where applicable, a Manager of the project before January 1st of each year with the City of Tustin Community Development Department for the purpose of contacting the Association in the case of emergency or in those cases where' the City has an interest in CC&R violations. J. Project block walls to be constructed on private property shall be maintained and replaced, if necessary by the Association. This shall not preclude the Association from assessing charges to individual property owners for structural damage to the wall or fence. K. No amendment to alter, modify, terminate or change the Association's obligation to maintain the common areas and Exhibit A �'esolution No. 3007 -ige 12 the project perimeter wall or other CC&R provisions in which the City has an interest, as noted above, or to alter, modify, terminate or change the City's right to enforce maintenance of the common areas and maintenance of the project perimeter wall,, shall be effective without the prior written approval of the City of Tustin Community Development Department. L. All landscaping within public right-of-way along Bryan Avenue, Tustin Ranch Road, E1 Camino Real and Myford Road shall be maintained by the Association. BUYER NOTIFICATION (1) 8.1 Subdivider shall notify all potential buyers of the following (5) Assessment/Maintenance Districts affecting the property: A. Assessment District 86-2 B. City of Tustin 1982 Landscaping and Lighting District as amended. FEES (1) 9.1 Prior to recordation of any final map, Subdivider shall pay (5) plan check and inspection fees for all public and/or private infrastructure improvements within City's responsibility excluding those financed by an Assessment District. 9.2 Prior to approval of the Final Map, the Developer shall execute and the City_ shall approve all required subdivision bonds and agreements. (1) 9.3 Payment of all Assessment District No. 86-2 reapportionment (5) fees shall be made prior to recordation of the Final Map. (1) 9.4 Prior to issuance of certificates of use or occupancy, the (5) Subdivider shall pay all costs related to the calculation of the revised parcel assessments, the preparation of the revised assessment diagram and other required administrative duties related to any Assessment Districts applicable to the subdivision. (1) 9.5 Prior to issuance of any building permits, payment shall be (5) made of all required fees including: Exhibit A --solution No. 3007 .ge 13 A. Major thoroughfare and bridge fees to Tustin Public Works Department. B. Sanitary sewer connection fee to Orange County Sanitation District. C. Grading plan checks and permit fees to the Community Development Department. D. All applicable Building plan check and permit fees to the Community Development Department. E. New development fees to the community Development Department. F. School facilities fee to the Tustin Unified School District subject to any agreement reached and executed between the District and the Irvine Company. G. Required East Tustin Facility Fees asmay e adjusted to issuance of reflect cost of living increases priorto building permits: 1) Civic Center Expansion Fee 2) Irvine Boulevard Widening Fee 3) Fire Protection Facility Fee H. Within forty-eight (48) hours of approval the he subject project, the applicant shall erdeliver check payable to the mmunity Development Department, a c COUNTY CLERK in the amount of $25.00 (twenty-five dollars) pursuant to AB 3,Chapter 1706, Statutes of the Notice of Determination 1990, enable the City to file required under Public Resources code Section 21151 and 14 Cal. Code of Regulations 15094 • theapplicant ithin c has forty- eight (48) hour period that pPl cant delivered to the Community Development Department the above -noted check, the approval for the project granted herein shall be considered automatically null and void. In addition, should the Department of Fish and Game reject the Certificate of Fee Exemption filed with the Notice of Determination and require payment of fees, the applicant shall deliver to the CommunityDevelopment Department, within forty-eight (48) hours of notification, a cashier's check payable to the COUNTY CLERK in the amount of $850 (eight hundred fifty dollars) Exhibit A l esolution No. 3007 ige 14 pursuant to AB 3158, Chapter 1706, Statutes of 1990. If this fee is imposed, the subject project shall not be operative, vested or final unless and until the fee is paid. GENERAL (1) 10.1 Within 24 months from tentative map approval, the Subdivider shall file with appropriate agencies, a final map prepared in accordance with subdivision requirements of the Tustin Municipal Code, the State Subdivision Map Act, and applicable conditions contained herein unless an extension is granted pursuant to Section 9335.08 of the Tustin Municipal Code. . (1) 10.2 Prior to occupancy of any structures, the Subdivider shall record a final map in conformance with appropriate tentative map. (1) 10.3 Prior to final map approval. A. Subdivider shall submit a current title report. B. Subdivider shall submit a duplicate mylar of the Final Map, or 8 1/2 inch by 11 inch transparency of each map sheet prior to final map approval and "as built" grading, landscape and improvement plans prior to Certificate of Acceptance. (1) 10.4 Subdivider shall conform to all applicable requirements of the State Subdivision Map Act, the City's Subdivision Ordinance, in the East Tustin Specific Plan and Development Agreement,. and EIR 85-2. (1) 10.5 All conditions of approval of Design Review 91-55, as shown on Exhibit A attached to Resolution No. 3006 and incorporated herein by reference, shall be complied with. PR: kbc 1 2 3 4. I 5' 6i 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLL-TION NO. 92-35 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN FINDING THAT FINAL ENVIRONMENTAL IMPACT REPORT (EIR) FOR THE EAST TUSTIN SPECIFIC PLAN (FINAL., EIR 85-21 AS MODIFIED BY SUBSEQUENTLY ADOPTED SUPPLEMENTS AND ADDENDA) IS ADEQUATE TO SERVE AS THE PROGRAM EIR FOR THE AMENDMENT TO THE EAST TUSTIN DEVELOPMENT AGREEMENT AND VESTING TENTATIVE TRACT MAP 14610 AND ALL FEASIBLE MITIGATION MEASURES HAVE BEEN INCORPORATED AS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The City Council of the City of Tustin does hereby resolve as follows: I. The City Council finds and determines as follows: A. That the Amendment to the East Tustin Development Agreement and Vesting Tentative Tract Map 14610 and respective development plans are considered "projects" pursuant to the terms of the California Environmental Quality Act; and B. That the projects are covered by a previously certified Final Environmental Impact Report for the East Tustin Specific Plan which serves as a Program EIR for the proposed project. II. The East Tustin Specific Plan Final Environmental Impact Report (85-2), previously certified on March 17, 1986, as modified by subsequently adopted supplements and addenda incorporated herein by reference, was considered prior to approval of this project. The City Council hereby finds this project within the scope of the East Tustin Specific Plan, as previously approved. The effects of this project, relating to grading, drainage, circulation, public services and utilities, were examined in the Program EIR. All feasible mitigation measures and alternatives developed in the Program EIR are incorporated into this project. Final EIR 85-2 is, therefore, determined to be adequate to serve as a Program EIR for this project and satisfies all requirements of the California Environmental Quality Act. Further, the City Council finds the project involves no potential for any adverse effect, either individually or cumulatively, on wildlife resources; and, therefore, makes a De Minimis Impact Finding related to AB 3158, Chapter 1706, Statutes of 1990. Applicable mitigation measures identified in the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 i 19 20 21 22 23 24 25 26 27 28 Resolution No. 92-35 Page 2 Final EIR have been incorporated into this project which mitigate any potential significant environmental effects thereof. The mitigation measures are identified as Conditions of Approval in Exhibit A of Planning Commission Resolution No. 3007 recommending approval of Vesting Tentative Tract Map 14610 and Exhibit A of Planning Commission Resolution No. 3006, approving Design Review 91-55. PASSED AND ADOPTED by the City Council of the City of Tustin, at a regular meeting on the 2nd day of March, 1992. Charles E. Puckett, Mayor Mary E. Wynn, City Clerk STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) CERTIFICATION FOR RESOLUTION NO. 92-35 MARY E. WYNN, City Clerk and ex -of f icio 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 five; that the above and foregoing Resolution was duly and regularly passed and adopted at a regular meeting of the City Council held on the 2nd day of March, 1992, by the following vote: COUNCILPERSONS AYES: COUNCILPERSONS NOES: COUNCILPERSONS ABSTAINED: COUNCILPERSONS ABSENT: MARY E. WYNN, City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13' 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 ORDINANCE NO. 1082 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, ADOPTING THE FIRST AMENDMENT TO THE EAST TUSTIN DEVELOPMENT AGREEMENT (EXHIBIT A ATTACHED HERETO), AS DEFINED BY SECTION 65865.2 OF THE CALIFORNIA GOVERNMENT CODE, BETWEEN THE CITY OF TUSTIN AND THE IRVINE COMPANY PERTAINING TO DEVELOPMENT WITHIN THE EAST TUSTIN SPECIFIC PLAN PROJECT AREA The City Council of the City of Tustin DOES HEREBY ORDAIN a follows: I. The City Council finds and determines as follows: A. That on April 7, 1986, the East Tustin Specifi Plan was adopted by the City Council. B. That prior to final adoption of the East Tustin Specific Plan, Environmental Impact Report 85-2 prepared in conjunction with the project was certified as final by the City Council. C. That as a required element of the East Tusti Specific Plan, a Development Agreement was adopte by the City on' November 3, 1986, prior t authorization of any development within the projec area. .D. That the proposed Amendment to the Developmen Agreement has been submitted by the Irvine Compan pursuant to applicable provisions of state laws an local ordinances and with the concurrence of th City of Tustin. E. That a public hearing before the Planning Commission was duly called, noticed and held it consideration of the proposed Amendment to the Development Agreement. F. That the Planning Commission, by minute order, recommended to City Council adoption of the proposed Amendment to the Development Agreement. G. That a public hearing before the City Council waE duly called, noticed and held in consideration of the proposed Amendment to the Development Agreement. H. That pursuant to the California Environmental Quality Act Final EIR 85-2, with supplements anc 1 2 3 4 5 6 7 8 9 10 11' 121 13' 14 15 16 17 18' 19 20 21' 22 23 24 25 26 27 28 Ordinance No. 1082 Page 2 addenda, adequately addressed the genera environmental setting of the proposed project, it significant environmental impacts, and th alternatives and mitigation measures related t each significant environmental effect for th proposed project. I. The amendment is consistent with the objectives, policies, general land uses and programs specif iec in the General Plan, particularly the Land Use Element, which encourages commercial activities or the subject property and the East Tustin Specific Plan, which also identifies the subject'propertl for commercial activities. J. The amendment is compatible with the use authorized for the Mixed Use District by the Eas Tustin Specific Plan. K. The amendment is in conformity with publi necessity, public convenience, general. welfare an good land use practices in that the amendment wil allow for a hotel to be located on a potentiall more desirable site than that previousl identified, while still providing the necessar commercial development always anticipated for th property by the East Tustin Specific Plan. L. The amendment will not be detrimental to thi health, safety, and general welfare of thi community in that the amendment will stil. authorize commercial development always anticipates on the property, vital to the successfu implementation of the remaining development of th, East Tustin Specific Plan. M. The amendment will not affect the orderl', development of the property in that it was alway anticipated by the East Tustin Specific Plan to b developed with predominantly commercial activitie with supporting infrastructure, street improvement and street capacity to accommodate suc: development. N. The amendment will have a positive fiscal impact o the City which is required to be monitored throug the East Tustin Fiscal Model. The amendment wil 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Ordinance No. 1082 Page 3 not. eliminate any revenue generating use anticipated in the East Tustin Fiscal Model. II. The City Council hereby adopts the First Amendment to th East Tustin Development Agreement as presented in Exhibi A attached hereto. Passed and adopted at a regular meeting of the City Counci held on the 2nd day of March, 1992. CHARLES E. PUCKETT Mayor MARY E. WYNN City Clerk STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) CERTIFICATION FOR ORDINANCE NO. 1082 MARY E. WYNN, City Clerk and ex -officio Clerk of the Cit; Council of the City of Tustin, California, does hereby certif', that the whole number of the members of the City Council o the City of Tustin is five; that the above and foregoin, Ordinance was duly and regularly introduced at a regula. meeting of the City Council held on the 2nd day of March, 199 and passed and adopted at a regular meeting of the Cit Council held on the 16th day of March, 1992, by the followin vote: COUNCILPERSONS AYES: COUNCILPERSONS NOES: COUNCILPERSONS ABSTAINED: COUNCILPERSONS ABSENT: MARY E. WYNN, City Clerk Publish Date: February 2, 1992 Tustin News PR:nm ORDINANCE NO. 1082 EXHIBIT A FIRST AMENDMENT TO EAST TUSTIN DEVELOPMENT AGREEMENT THIS FIRST AMENDMENT (the "Amendment" ) to the East Tustin Development Agreement is made effective , 1992, by and between the Irvine Company, a Michigan corporation ("Developer"), and the City of Tustin, California municipal corporation ("City"). Developer and City may collectively be referred to in this amendment as the "Parties." RECITALS A. This Amendment amends the East Tustin Development Agreement (the "ETDA"), entered into between the Parties effective December 3, 1986, and approved by the City by Ordinance No. 978. The ETDA concerns all of that real property (the "Property") described in Exhibit "A" and delineated on Exhibit "B" hereto, which description and delineation are incorporated herein by this reference. At the time of its entry into the ETDA, Developer was the fee owner of the Property, and is the fee owner of the areas of the Property specifically involved in this Amendment. B. The ETDA provides for the orderly development of the Property in accordance with the East.Tustin Specific Plan adopted by the City on March 17, 1986 (the "Specific Plan", and the provisions of the ETDA, and Developer has been and currently is developing the Property consistent with the Specific Plan and ETDA. C. At the time of their entry into the ETDA, the parties expected that a minimum two hundred fifty ( 2 50 ) room hotel would be built within that area of the Specific Plan described as "Sector 12.11 which area is described in Exhibit "C" hereto and delineated on Exhibit "D" hereto, which description and delineation are incorporated herein by this reference. Therefore, although Sector 12 is identified in the Specific Plan as a "Mixed Use" site and could be developed with retail uses under that designation, paragraph 1.4 of the ETDA specifically provided that as part of its development Sector 12 would include a minimum two hundred fifty ( 2 50 ) room hotel. D. The Parties have since explored with hotel operators the feasibility and desirability of building and operating a hotel in Sector 12, and have determined that Sector 12 may not be the most suitable site on the Property for a hotel use. Additionally, several major retail stores have expressed First Amendment East Tustin Development Agreement Page 2 strong interest in building and operating new retail stores in Sector 12, which could contribute significant sales tax dollars to City. E. In light of the foregoing, the Parties have agreed to amend the ETDA as follows, in order to induce retail development of Sector 12 and the corresponding sales tax revenue for City. AGREEMENT NOW, THEREFORE, in consideration of the above recitals and of the mutual covenants hereafter contained, and for the purposes stated above, City and Developer hereby agree as follows: 1. Paragraph 1.4 of the ETDA is hereby amended by DELETING the last sentence, which reads: "In addition, a hotel shall be constructed with a minimum of 250 rooms and with customary supporting facilities and, if proposed by Developer to be built in more than one phase, such phasing shall be as approved by City." 2. A new Paragraph 1.4.1 is hereby ADDED to the ETDA to read as follows: of 1.4.1 Hotels. Developer agrees that sufficient land for construction of a hotel containing a minimum of 250 rooms; and with customary supporting facilities shall be reserved for that use in Sector 6 of the Specific Plan, and that Developer shall in good faith seek a hotel operator for that site and use. Alternatively, Developer may construct or provide for the construction of a hotel containing a minimum of 250 rooms and with customary supporting facilities in a location southerly of the I-5 Freeway within City that is approved for such use by City, in which case Developer shall be relieved of any obligation to reserve land for a hotel and seek an operator in Sector 6. Developer agrees that if a hotel containing a minimum of 250 rooms and with customary supporting facilities is constructed southerly of the I-5 Freeway within City that is approved for such use by City, in compliance with the above Paragraph 1.4.1, that those hotel rooms will not be included in determining compliance with the fiscal phasing requirements of the ETDA, as if constructed on the Property." 3. The Irvine Company shall design and construct an off-road bike trail on the west side of Myford Road between Bryan Avenue and First Amendment East Tustin Development Agreement Page 3 El Camino Real. Actual design shall be subject to final approval of the Public Works Director and Community Development Director. 4. The East Tustin Phasing Plan identified within Section 1.9 of the ETDA is hereby amended to read as follows: First Amendment East Tustin Development Agreement Page 4 EAST TUSTIN PHASING PLAN DWELLING UNITS CUM. DWELLING SQ. FT. UNITS RETAIL CUM. SQ. FT. RETAIL AUTO CENTER HOTEL DEALERS* ROOMS 955 955 0 0 3 0 740 1,695 0 0 4 0 11095 2,790 0 0 2 0 11303 4,093 400,000 400,000 1 0 11273 51366 663,000 1,063,000 0 0 1,192 6,558 0 11063,000 0 0 11212 71770 0 1,063,000 0 0 339 81109 80,000 11143,000 0 0 336 8,445 0 11143,000 0 0 187 81632 220,000 11363,000 0 0 188 81820 0 11363,000 0 0 180 91000 0 11363,000 0 91000 9,000 11363,000 11363,000 10 0 IN WITNESS WHEREOF, the Parties have each executed this Amendment on the date first written above. CITY OF TUSTIN By Mayor ATTEST: City Clerk THE IRVINE COMPANY BY BY D F : oVdevag ree 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15, 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION NO. 92-36 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN APPROVING VESTING TENTATIVE TRACT MAP NO. 14610 AND A MODIFICATION TO THE EAST TUSTIN SPECIFIC PLAN SECTOR 12 CONCEPT PLAN The City Council of the City of Tustin does hereby resolve as follows: I. The City Council finds and determines as follows: A. That Vesting Tentative Tract Map No. 14610 was submitted to the City Council by Williamson & Schmid on behalf of Irvine Retail Properties Company for consideration. B. That in conjunction with Vesting Tentative Tract Map 14610, a Modification to the East Tustin Specific Plan Sector 12 Concept Plan has been submitted by Irvine Retail Properties Company; and C. That a public hearing before the Planning Commission was duly called, noticed and held for said map on February 10, 1992. D. That an Environmental Impact Report (EIR 85-2 for the East Tustin Specific Plan, as modified with supplements and addenda) has been certified in conformance with the requirements of the California Environmental Quality Act for the subject project area. E. That the proposed subdivision is in conformance with the Tustin Area General Plan, adopted East Tustin Specific Plan, Development Agreement and Subdivision Map Act as it pertains to the development of a retail/commercial center in Sector 12. F. No parkland dedication was required for this development. G. That the City has reviewed the status of the School Facilities Agreement between the Irvine Company and the Tustin Unified School District, the East Tustin Specific Plan, EIR 85-2 with subsequently adopted supplements and addenda, the impacts of the Modification to the Sector 12 Concept Plan and Vesting Tentative Tract 14366 on School District facilities, and reviewed changes in State law, and finds and determines that the impacts on 1 2 3 4 5 6 7 8 9 10 1] 12 13 14 15 is 17 18 19' 20 2] 22 23 24 25 26 27 28 Resolution No. 92-36 Page 2 School District facilities by approval of this map are adequately addressed through the imposition of school facilities fees, required as a condition of approval. H. That the site is physically suitable for the type of development proposed. I. That the site is physically suitable for the proposed density of development. J. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife in their habitat. K. That the design of the subdivision or the type of improvements proposed will not conflict with easements acquired by the public -at - large, for access through or use of the property within the proposed subdivision. L. That the design of the subdivision or the types of improvements proposed are not likely to cause serious public health problems. II. The City Council hereby approves a Modification to the Sector 12 Concept Plan and Vesting Tentative Tract Map No. 14610 subject to the conditions contained in Exhibit A of Planning Commission Resolution No. 3007 incorporated herein by reference. PASSED AND ADOPTED at a regular meeting of the Tustin City Council, held on the 2nd day of March, 1992. Mary E. Wynn, City Clerk PR:rvn Charles E. Puckett, Mayor