HomeMy WebLinkAbout03 T.R. TREE PARK 04-15-96 -: NO. 3
~. i .... 4-15-96
lnter-Com
DATE'
April 10, 1996
TO:
FROM:
SUBJECT:
HONORABLE MAYOR AND MEMBERS OF CITY COUNCIL
WILLIAM A. HUSTON, CITY MANAGERff.~
TUSTIN RANCH TREE PARK
Attached is a report from the Director of Community Services concerning the Master
Plan and Design/Development Report for the Tree Park. The report provides
background information concerning the design process, the proposed plans and a
schedule for proceeding.
One matter that has not been completely resolved at this point is financing of the park.
The City Council had initially discussed the possibility of phasing the construction. Staff
was directed to finalize the master plan and assess the options for financing the
construction in one or two phases. The attached staff report describes the pros and
cons from a construction and operational standpoint of both options. With regard to
financing, the Park Development Fund has a projected June 30, 1996, balance of
$2,090,862. While there are sufficient funds accumulated to construct the Tree Park in
one phase, the City Council will want to consider the implications for other park projects.
Staff is continuing to explore financing options that take into account other priority park
projects. It is my recommendation that the City Council authorize PreParation of the
construction documents for the Tree Park. Upon completion of the documents
(approximately June 1996), the City Council will be asked to authorize solicitation of
construction bids. At the time of the bid award, staff will have completed the
assessment of financing options. This will allow the City Council to make its final
decision on the Tree Park phasing in the context of the implication's for other park
projects. '
DATE: April 8, 1996
TO:
FROM:
SUBJECT:
Inter-Com
William A. Huston, City Manager
Community Services Department
TUSTIN RANCH TREE PARK PROPOSED MASTER PLAN
Recommendation.
It is recommended that the City Council adopt the Tustin Ranch Tree Park Master Plan and
Design/Development Report as recommended by the Planning Commission, Parks and Recreation
Commission and Staff.
Back~round/Discussion:
The City Council responded to the residents in the vicinity of the park by requesting staff
expedite the schedule for park design and construction. In October, 1994, a Request for
Qualifications (RFQ) was advertised for the development of a comprehensive Master Plan and
phased Construction Plan for the 9.7 acre Tustin Ranch Tree Park. On April 17, 1995, the City
entered into an agreement for Master Plan development with RJM Design Group.
The attached Preliminary Concept Plan and accompanying Design/Development Report (DDR)
represent the vision for the future park. It is a product of a comprehensive citizen review and
planning process incorporating citizen workshops, elected and appointed official review, and City
staff review, through an ad hoc interdepartmental Design Review Team. Team members
represent the Community Services Department, Community DeveloPment Department, Public
Works and Police. Since-early October, the Design Review Team has been working with the
architect on revisions to the Design/Development Report.
'The Master Plan consists of two (2) elements. First, the Preliminary Concept Plan, which
illustrates the major design elements of the park and their spatial relationships. The second
component is the Design/Development Report. The DDR is the text narrative that accompanies
the Preliminary Concept Plan. The report describes the ultimate scope, functional requirements
and arrangement of facilities in the park. The report also recommends development options and
preliminary cost estimates for the project, as well as estimating annual operation and maintenance
costs.
Tonight's plan review and adoption is the last step in the final review process, the purpose of
which is, to afford additional opportunities for the public to review and provide input on the
Master Plan. The plan has recently been subjected to two hearings. On March 21, 1996, the
Parks and Recreation Commission (PRC) conducted a plan review and hearing. The PRC
TUSTIN RANCH TREE PARK
City Council - Proposed Master Plan Hearing
Apri! 8, 1996
Page 2
accepted the plan as presented. (See Exhibit 1 for a copy of the motion). The Planning
Commission approved the Design Review of the Master Plan on March 25, 1996. (See attached
Exhibit "2", Resolutions No. 3423 and 3422). The Commission recommended that the Council
consider the specific items identified in the Minute Order prior to approving the plan and DDR.
(See Exhibit "3".) These items are of a scale and detail that consideration should be part of the
design/development phase, not at this conceptual level. Once Council adopts the Master Plan,
the project will track as follows:
PHASE
Preparation of Construction Documents
Bid Phase
Construction Phase
Maintenance Phase
Official Opening
TIMELINE
April 96 thru June 96
July 96 thru August 96
September 96 thru March 97
March 97 thru May 97
June 1997
Estimated Construction and Phasing, Cost:
The DDR estimates construction costs at $1.4 million. The report also recommends two phases
of development. The first phase is focused on the southwest portion of the park. Improvements
include the construction of large picnic facilities and shade structure, restroom building, the tot-
lot and the child's play area, the parking lot and turn-around. Perimeter landscaping, irrigation
and related infra-structure would be included in the phase as well. Preliminary estimated
construction costs for Phase I are approximately $620,000.00.
Phase II would encompass the remaining park improvements to the east, which include two
picnic gazebos, amphitheater, trail through the tree grove, the streambed improvements,
interpretives, volleyball area, open turf play areas and the balance of the landscaping.
Preliminary estimated construction costs for Phase II are approximately $780,000.00.
A key policy decision before Council is whether to build the park in a single phase or two
phases. Staff has prepared the following considerations to assist Council in determining the best
direction.
Construction Of the Overall park will attract larger contractors and promote a more
competitive bid environment.
e
Unit costs for a single large project tend to be lower and more consistent with other park
developments of similar size.
TUSTIN RANCH TREE PARK
City Council - Proposed Master Plan Hearing
April 8, 1996
Page 3
o
e
1
e
ge
A second phase requires construction access through existing improvements requiring
some additional demo/repair costs.
A second phase requires additional mobilization, de-mobilization, and protective fencing
which will contribute to an increased cost of construction compared to a single
development. Administrative costs increase due to a second bid process and an extended
overall development schedule.
A second phase requires' construction activity next to a completed park area. Dust
control, site security, and protection of a newly planted field are more difficult and more
expensive.
The proposed elementary school would not have a paved access path to the park until
completion of the second phase.
Phased construction allows a portion of the park to be built within the limit of currently
available funds. However, the "open turf area" will not be a smooth lawn. It would be
a rough graded field with natural vegetation.
A single phase could be completed in about the same time period as the construction of
the proposed elementary school adjacent to the site. This would minimize the impact of
construction activities in this neighborhood. ·
Proiect Funding:
Funding for preparation of the Master Plan, development of construction documents and project
management services was appropriated in April 1995, and totaled $192,160.00. Funding for
construction will require an appropriation from the Park Development Fund into the Capital
Projects Fund prior to the start of construction. As of February 2, 1996, the fund balance is
$785,412.05. Additionally, on February 20,' 1996, Council approved the transfer of $1,426,796
from the General Fund Reserve to the Park Development Fund. Total Park Dev. elopment Funds
available for the project need to be balanced against unfunded future park development priorities,
such as the proposed five (5) acre park site on the high school site, as well as other, long-range
park projects necessary to complete the park system.
TUSTIN RANCH TREE PARK
City Council - Proposed Master Plan Hearing
April 8, 1996
Page 4
Director, ~rvices
SC
attachment
prc3/a:agndhear.ttp
wp51/ttp/a:agendaec, ttp
FXHIBiT 1
City of Tustin Parks and Recreation Commission
Thursday, March 21, 1996
Re: Tustin Ranch Tree Park Master Plan
MOTION:
Commissioner Murray moved, Commissioner Eckman seconded-to accept the plan as
presented, with the recommendation that construction occur in one phase. The
Commission, as part of the motion, also requested that the follow/ng specific elements be
addressed in the Design/Development phase:
o
o
That the plan, where appropriate, have an interpretive progrm.n in place
that emphasizes the unique historical and ecological character of the park.
That the concept plan be amended to include the following elements:
a. Flagpole
b. Bike Racks
c. Grass volleyball court be changed to sand volleyball court.
The Commission requested assurance from staff and architect that the design of the
playground equipment and enclosure allow for flexibility with regards to size and type of
equipment.
The Commission also requested that during the design phase the following elements be
evaluated to deten~ine the feasibility of inclusion in the plan:
ao
Half court basketball area
Tree house
Backstop
Fitness area/10+ Concept.
Informational signage referencing other parks in Tustin
Motion carried, 7-0.
EXI-~iBIT 2
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
RESOLUTION NO. 3422
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TUSTIN, FINDING THAT FINAL ENVIRONMENTAL IMPACT
REPORT (EIR) FOR' THE EAST TUSTIN SPECIFIC PLAN
(FINAL EIR 85-2, AS AMENDED) IS ADEQUATE TO SERVE
AS THE PROGRAM EIR FOR DESIGN REVIEW 96-010 AND ALL
FEASIBLE MITIGATION MEASURES HAVE BEEN INCORPORATED
AS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT.
The Planning Commission of the City of Tustin dOes hereby
resolve as follows:
I. The Planning Commission finds and determines as follows:
no
That Design Review 96-010 is considered a "project"
pursuant to the California Environmental Quality
Act; and
m o
That the project is 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,
was considered prior to approval of this project. The
Planning Commission hereby finds: this project is within
the scope of the East Tustin Specific Plan 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.
The Final EIR, is therefore determined to be adequate to
serve as a Program EIR for this project and satisfied all
requirements of the California Environmental Quality Act.
Further, the Planning Commission 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'IT06, Statutes of 1990.
Applicable mitigation measures identified in the Final
EIR have been incorporated into this. project which
mitigates any potential significant environmental effects
thereof. The mitigation measures are identified as
Conditions on Exhibit A of Planning Commission Resolution
No. 3423 approving Design Review 96-010.
Xz~zo~S ~SuTpzOO~%i
'966I 'qo~ go Aep q~SE a~ uo pIaq 'uo~ss~mmoo
BuTUu~I~ uT~sn~ aq~ go BuT~aam ~inBa~ ~ ~ pa~dop~ pu~ p~ss~d
AInp swm EEbE 'oN uoI~nlosa~ ~g~ ~u~o~Ti~0 'u~sn~ ~o
A~TO aq~ go uo~ssTmmoO 6uTuuPid a~ go.A~~o~S BuTP~OOa~ aq~
( NILSDL ~0 ALIO
( ZDNk~O ~0 X£N/iOD
( ~IN~/O~I~D ~0
X~eaa~oaS 6uTPAOOa~
'966I 'qo~ go A~p q~S~ aq~ uo 5UT~am ~In6a~ ~ ~e 'uz~snl
go A~TD ~q~ go UOTSSTmmoD 5uTuu~id ~q~ Aq ~IdOCSf ~N%f
'ON uo~2nios~~
8~
L~
9~
S~
0~
6I
8I
LI
9I
SI
£I
II
0I
~6
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
RESOLUTION NO. 3423
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, APPROVING DESIGN REVIEW 96-010
AUTHORIZING THE CONSTRUCTION OF A 9.7 ACRE
COMMUNITY PARK ON LOT 22 OF TRACT 13627
The Planning Commission of the City of Tustin does-hereby
resolve as follows:
I o
The Planning Commission finds and determines, as
follows:
no
That a proper application, Design Review 96-
010 has. been filed by the City of- Tustin
Community Services Department requesting
authorization to. construct a 9.7 acre
community consisting of natural open space and
passive recreational amenities on Lot 22 of
Tract 13627, generally located on the
northerly side of Pioneer Road, east of the
terminus of Pioneer Way.
m o
That the Parks and Recreation Commission
.considered said application on March 21, 1996'
and recommend approval to the Planning
Commission.
C o
A public meeting was held for said application°
on March 25, 1996 by the Planning Commission.
That.Public Parks are a permitted use in the
Community Park Land Use Designation' of the
East Tustin Specific Plan.
E .
Pursuant to Section 9272 of the Tustin City
Code, the Planning Commission finds that the
location, size, architectural features and
general appearance of the proposed development
will not impair the. orderly and harmonious
development of the area, the present or future
development therein, the occupancy thereof, or
the community as a whole. In making such
findings, the Planning Commission considered
the following:
1. Height, bulk and area of buildings.
2. Setbacks and site planning.
3. Exterior materials and colors.
4. Type and pitch of roofs.
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 3423
Page 2
5 Size and spacing of windows doors and
other openings
6 Towers chimneys, roof structures,
flagpoles radio and television antennae
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 Proposed signing
14 Development Guidelines and criteria as
adopted by the City Council
F That an Environmental Impact Report (EIR 85 -2
for the East Tustin Specific Plan) has been
certified in conformance with the requirements
of the California Environmental Quality Act
for the subject project
II The Planning Commission hereby approves Design
Review 96 -010 authorizing the construction of a 9 7
acre community on Lot 22 of Tract 13627 subject to
the conditions contained in Exhibit A, attached
hereto
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 3423
Page 3
PASSED AND ADOPTED at a regular meeting of the Tustin
Planning Commission held on the 25th day of March 1996
BARBARA REYES
Secretary
STATE OF CALIFORNIA )
COUNTY OF ORANGE
CITY OF TUSTIN
I BARBARA REYES the undersigned, hereby certify that I
am the Recording Secretary of the Planning Commission of
the City of Tustin California that Resolution No 3423
was duly passed and adopted at a regular meeting of the
Tustin Planning Commission, held on the 25th day of
March, 1996
BARBARA REYES
Recording Secretary
EXHIBIT A
DESIGN REVIEW 96-010
CONDITIONS OF APPROVAL
RESOLUTION NO. 3423
GENERAL
(1) 1.1 The proposed project shall'substantially conform with the
submitted plans for the project date stamped March 25,
1996, on file with the Community Development Department,
as herein modified, or as modified by the Director-of
Community Development in accordance with'this Exhibit.
The Director of Community Development may also approve
minor modifications during plan check, if found to be
consistent with the intent of the conceptual plans and
consistent with all applicable development standards.
(1)' 1.2 Unless otherwise specified, the 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 Ail utilities exclusively serving the site shall be
underground. ~
(1) 1.4 Any public improvements damaged by the applicant adjacent
to this property shall be repaired and/or replaced as
determined by the Engineering Division and shall include,
bUt not be limited to, curb and gutter, street paving and
drive apron.
,
PLAN SUBMITTAL
(1) 2.1 At, Or prior to, plan check submittal, a sample board of
.all structure materials, colors and finishes shall be
submitted to the Community Development Department for
review and approval; All materials and finishes shall be
cross-referenced on the elevation drawings submitted for.
plan check.
(1)
(3)
2.2 At. building plan cKeck submittal, the applicant shall
provide:
no
Plans and calculations, to satisfy the requirements
of the Uniform Building Codes and Title 24 Codes.
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
Design Review 96-010
Resolution No. 3423
Page'2
(1) B.
(3)
Final gradihg and specifications consistent with
the site plan and landscaping plans and prepared by
a registered civil engineer for-approval by the
Community Development Department in conformance
with the requirements.listed in the City's Grading ·
Manual.
(1) c.
(3)
A precise soils engineering report provided by a
soils engineer within the previous twelve (12)
months.'
(1) D.
A note on the final plans that a six foot high
chain linked'fence shall be installed around the
site prior to construction. Gated entrances shall
be permitted along the perimeter of the Site for
construction vehicles.
(5) E .~
(3) F.
A 24" x 36" street improvement plan showing all
construction within the public rights-of-way. These
plans must be prepared by a California Registered
Civil Engineer. In addition, a 24" x 36" traffic
control plan, as prepared by a California
Registered Traffic Engineer, will be required.
A 24" x 36" signing and striping plan, prepared by
a California Registered Traffic Engineer, for
Pioneer Road. This plan shall indicate all
modifications to the existing signing and striping
which will be required as a result of the addition
of the drive entrance.
(3) 2.3
All paved areas, walkways, Picnic/gazebo areas and
sanitary facilities shall be accessible to disabled
persons.
(3) 2.4
Class A fire-resistant roofing materials shall be
used.
(4) 2.5
A Master Sign Plan shall be submitted to the
Community Development and Community Services
Departments for review and approval of all signs,
including park identification, informational and
directional signs. All signs shall be
architecturally consistent with the design of the
project. All signs to ensure the ability for legal
citation of offenders at the parksite shall be
approved by the Police Department.
Exhibit A
Design Review 96-010
Resolution No. 3423
Page 3
CEDAR/REDWOOD GROVE PROTECTION AND MAINTENANCE
(2) 3.1 Pursuant to Mitigation Measure No. 3 of'Section 3.4.3 of
EIR 85-2, adherence to the recommendations related to
tree .grove access, tree protection standards during
prOject construction, and short and long term care
recommendations described in the Certified Arborist
Report, prepared in February of 1996 by Randall
Ismay/Water and Landscape Consultants, shall be required
throughout all stages of project development,
construction and operation. Specific tree preservation
measures include, but are not limited to, the following:
a.
A chain-link fence shall be constructed around the
entire perimeter of the tree grove prior to the
commencement of construction and shall remain in
place during construction. The fence shall be
installed a minimum of 10 feet beyond the outermost
drip line of the perimeter trees.
.
Contractors shall be held accountable and~ liable
for all damages to the trees caused by the
contractors and/or their employees. The extent of
monetary damages shall be determined and assess&d
by the City of Tustin.
C .
Automatic irrigation systems shall not be designed
to throw water directly onto .the trunks .of the
trees.
D o
Chemicals or power equipment shall not be used for
weed control within the tree grove.
S .
Ongoing maintenance of the trees shall consist of a
program of managed irrigation, fertilization and
on-going monitoring of tree conditions.
LANDSCAPING, GROUNDS AND-HARDSCAPE ELEMENTS
(6) 4.1 The applicant shall submit detailed landscaping and
irrigation plans for all new landscaping areas proposed
on the site consistent with adopted City of Tustin
Landscaping and. Irrigation Submittal Requirements. The
plans shall include the following information:
Exhibit A
Design Review 96-010
Resolution No. 3423
Page 4
Ao
A summary table applying indexing identification to
plant materials in their actual location. The plan
and table must list botanical ahd common names,
sizes, spacing, actual location and quantity of the
plant materials proposed.
B o
Planting and berming details, soil preparation,
staking, etc.
C°
The irrigation plan shall show location and control
of backflow prevention devices, pipe size,
spminkler.type, spacing and coverage. Details for
all equipment must be provided.
Do
Ail property lines on the landscaping and
irrigation plan, public right-of-way area, sidewalk
widths, parkway areas, and wall locations.
m °
Note on landscaping plan that coverage of
landscaping irrigation materials is subject to
field inspection at project completion by the
Community Development DePartment.
(6) 4.2 The Community Development Department may request minor
substitutions of plant mater'ials or request additional
sizing or quantity materials during plan check.
(6) 4.3 The submitted landscaping plans at plan check must
reflect the following requirements, either incorporated
into the design and/or construction or included as notes:
Ao
Provide a minimum of one 15 gallon size' tree for
every 30 feet of property line .on the property
perimeter and five 5 gallon shrubs.
B. Shrubs shall be a minimum of 5 gallon size and
shall be spaced a minimum of 8 feet on center when
intended as screen planting.
C o
Ground cover shall be planted between 8 to 12
inches on center.
m °
When 1 gallon plant sizes are used the spacing may
vary according to materials used.
Exhibit A
Design Review 96-010
Resolution No. 3423
Page 5
m o
Ail plant materials shall be installed and
maintained in a neat and healthy condition typical
to the species. This will include but not be
limited to trimming, mowing, weeding, removal of
litter, fertilizing, regular watering, or
replacement of diseased or dead plants.
(6) 4.4 The applicant shall provide details, colors, and
materials for all exterior walkways, which are subject to
review and approval by the Community Development
Department.
,
(4) 4.5 Perimeter landscaping along Pioneer Road shall be
consistent with the plant palette approved for the Sector
3 Landscape Design Concept Plans, subject to approval of
the Community DevelOpment Department.
ARCHITECTURE
(1) ~5.1 Ail structures, fencing, play equipment, furnishings,
light standards and similar appurtenances shall be
architecturally integrated with each other, compatible
with the rustic design theme established for the park,
and consistent with East Tustin Specific Plan design
criteria for public structures. The review of Final
design specifications and details shall be subject to
approval by the Community Development and Community
Services Departments.
(1) 5.2 Ail exterior colors to be used shall be subject to review
and approval of the Directors of Community Development
and Community Services. Ail exterior treatments shall be
coordinated with regard to color, materials and detailing
and noted on submitted construction plans. Elevations
shall indicate all colors and materials to be used.
(1) 5.3 Ail 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. Ail telephone and
electrical boxes shall be indicated on the building plans
and shall be completely screened. Electrical
transformers shall be screened with landscaping or other
architectural element to minimize visual impacts from the
street view.
Exhibit A
Design Review 96-010
Resolution No. 3423
Page 6
(1) 5.4 Exterior elevations.of the buildings shall indicate any
rooftop equipment, equipment heights and types of
screening.
LIGHTING
(1) 6.1 The plans shall indicate the lighting scheme for the
project and note locations of all exterior lights and
types of fixtures. The location and types of lighting
shall be subject to the approval~ by the Community
Development and Community Services Departments.
(1) 6.2 Ail lighting shall comply with the City's Security
Ordinance. Parking lot light standards shall be located
to avoid interference with proposed tree plantings.
(5) 6.3 Pedestrian lighting shall be provided along the walkways,
consistent with the City's Security Ordinance.
NOISE
(1) 7.1 Ail construction operations, including engine warm up and
deliveries of materials and equipment, shall be subject
to the provisions of the City of Tustin Noise Ordinance
as amended, and may take place only during the hours of
7:00 a.m. until 6:00 p.m., Monday through Friday, and
9:00 a.m. to 5:00 p.m. on Saturday, 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. NO Sunday
or holiday construction shall be permitted.
PUBLIC WORKS DEPARTMENT
(5) 8.1 A complete hydrology study shall be submitted for review
and approval.
(5) 8.2 The intersection and drive approach, sight lines shall be
shown on the landscape plan per OCEMAStandard No. 1117.
(5) 8.3 ApproVal from the Orange County Flood Control District
will be required for all improvementS/planting within the
existing 46-foot wide storm drain easement.
Exhibit A
Design Review 96-010
Resolution No. 3423
Page 7
FIRE AUTHORITY
(5) 9.1 The following notes' shall be provided on the site plan:
a .
Fire Department Final Inspection Required.
Schedule inspection 2 days in advance. Phone 854-
0303.
b .
Location and classifications of extinguish'es to be
determined by fire inspector.
FEES
(1) 10.1 If applicable, prior to issuance of any building permits
payment shall be made of all required fees including,
,
A. Sewer and Water fees to the Ir~ine Ranch Water
District as required.
o
School facilities fee to the Tustin Unified School
District or proof'.of a release from payment of any
fee.
(1) 10.2 Within forty-eight (48) hours of approval of the subject
(5) project, the applicant shall deliver to the Community
Development Department, a cashier's check payable to the
COUNTY .CLERK in the amount of $38.00 (thirty-eight
dollars) to enable the City to file the appropriate
environmental documentation for the project. If within
such forty-eight (48) hour period that applicant has not
delivered to the Community Development Department the
above-noted check, the statute of limitations for any
interested party to challenge the environmental
determination under the provisions of the California
Environmental Quality Act could be significantly
lengthened.
ff_.X HiI~,IT 3
Planni.ng Commission Minutes
Minute Order
A regular meeting' of the Pla.nning Commission of the City of Tustin,
California was-held on Monday, March 25, 1996.
MEMBERS PRESENT: Kasalek, Bone, Lunn, Mitzman and Vandaveer
SUBJECT:
TUSTIN RANCH TREE PARK DESIGN DEVELOPMENT REPORT
Commissioner Vandaveer moved, Bone seconded to recommend, by Minute
Order, that the City Council consider the following items prior to
approving the Tustin Ranch Tree Park Design Developm'ent Report
(DDR) -
i o
.
Adding a pay phone facility, an increased number of
picnic tables, a locking gate at the drivewayj bicycle
racks and a flag pole to the DDR's Program Design
Requirements and Probable Construction Costs; and
Re-evaluate the desirability of the proposed amphitheater
due to concerns regarding visibility and the potential
for loitering.
Motion carried 5-0.
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, Barbara Reyes, Recording Secretary of the Tustin Planning
Commission do hereby certify the foregoing to be the official
action taken by the Planning Commission at the above meeting.
Barbara Reyes ~
Recording' Secretary
COMMUNITY DEVELOPMENT DEPARTMENT
·
.151 HI MITI
(,RAN \(, 1141 PH(Flll F VIII RE AL H. 17 .1 115
1) 171 IHHI(,./ 010\ II 1II. I'E \FRAM'
I ()NIRI H I I II H1 1 11' II'1 II H1/1-1) !WOG ,I1 II 1\
1 \TI 11
1.IGII I 1\1 I I IR ) 7 I. I.I `•I I 01 4\U V. I !A% SS
R 111 HE. 111. II•`.11J I,, ,II 1.I IIII 1IS 1151
E\ /,1\I IRIU: 11 II re '.11\1,11 SI 1 II\k11
1" HALM.11,11'1, \IHI III I•. II 111 '1.1111
PER 1IIS \11HPI1.
• 1` RI II. I. 10, , 1 HI II1 III 111 IESI I
111 %I\t, '111 SI I ' RI II I
RI r \111111, II I .III
Hill\ II I' \ FIE \II'.\\ III HE IJETERSI\El,
PI 1 I f'I'll RE II II I. III SIT('11'IED FOR 111
1 I R H.I1 1151 III I, 1 I R (ADAGE
CI, el I'S 'II RI HF'F 15US( 11:
IRI I RI I I IH1 :1.11 IV- I. EST
1L1. Pl MI I 111.1 S N11.1 RI. II IIEEECII !It
t( I ,IHI.I HI 151 1 \II
16' WIDE STORM DRAIN EASEMENT
EUCALYPTUS GROVES
EVERGREEN GROVES
OPEN TURF PLAY
CHILDREN'S PLAY
TOTLOT
FUTURE RESIDENTIAL
PICNIC RYOVERHEAD TRELLIS
II
211 WIDE REGIONAL TRAIL
10' EQUESTRIAN TRAIL
10' BIKE TRAIL
DAY CAMP GATHERING
VOW
REST ROOM
!~
STORAGE
sioiN
•
11
/2
TRASH I:NCLOSI RE
FIRE STATION
DROP -OI•T
/ TURNAROUND
PARKIN(
J
STANDARD SPACES
IIANDICAP SPACES
'. I\ 111 5111•1 11l
I DIM, II 1, SIHI I RI II I
W'(K )D POLE BOLLARDS
C'ONC'RETE WALK
SII 11111111
N1(-)Ni' ?HINT SIGN
SINGLE FAMILY
RESIDENTIAL
1 \OUD K \II I I. \F I III I IE.
INTO I I II RI SCHIx1I
CHAIN LINK I I NI I
PICNIC
GATED S('I1(1 ll. AC(1 \S
CHAIN LI \K I I NI i \(
-BY SCHOOL DIN I PR I
TERRACED GRASS
AMPIII1HFAI ER
WALK.ON BARK I'ATII
BENCH TYPICAL
WATER I LATI'RE WITH
HISTORICAL REIF
FUTURE SC
EXISTING REDWOHHH
CEDAR GROVE
11 "RE VOLLEYBALL
PICNIC GAZEBO
DRY STREAM FI:A I I'RI
- - - PICNI( TABLE TYPICAL
(11 \IN LINK EI \CF 1L(IN
■(l 1(l IL PROPER I.1 I 15 1:
S('ll(N)L 11151RK-I
S WIDE 'II .11111 ILF.D NA
51111 \\ \lk
PICNIC GAZEBO
— DRAIN INLET
I I TIRE
— WOOD R.SII I- 1i \(1. 111 HE INTO
I I El 'RE S(1111111 CfHAIN LINK FEN(l'I
('Rill WALL
POSSIBLE PHASE ONE CONSTRUCTION
PRELIMINARY MASTER PLAN
TUSTIN RANCH
TREE PARK L�
CITY OF TUSTIN 7:111.1.41(.2_,?.12:_.!,:,A,
∎INI - R Al +1111
I ..H D1\( It* PR111F( ILL BE BM NI ID1I
SITE
IFS SI I1. !HRH; OILS II HE(ENIR Al I
1\ 17111E1 ED HY CI nIPI TERIZFD IRRI <'S II �S
1 II SI
I ll�llll•l 11111 P -RKINC LOT .;NI 44 Si I.AA \4
+S II I. III DESK; NLI)1 I SILL 1 II LI 11`: 11,
1 51,151 tRIN(. SI 11'IEI I MINIM! \I Si 551I +RS
1' 1RAI' I .I 1T CONS (HI 1111 71 Ill f'II SI I
1 1 1 1 1 1 1 1 7 4\ 11.511111
I II I I I .11 F, IS .0 S 1111 1 lit D i .ISH 1 I
I111.1 /151, :1,1■1511 ISl'F'I'11 11
1 1 1 4 1 1 . 1 0 i:S1I li( I • 'S SI Illl 1 -I
1111\ IF PARK SANS NIKE DETERMINE]
PI Y 171 11 RES H II.L HE SPECIITED FCA: 71
• 1 I 11 1 1 1 11 1,■1 I I I YE ROIL/ AGE
(.111)1 I'S PLAT TRI CR'RES HI I.ANDSC:APE.
tEl
-TI RI S Nt' IR @II. IT- LENT
111 Pl(NH -1 HIES 'AIL! HE HEF.L01 A1H
SI I HILL AT NI. F. I'
.16' WIDE STORM DRAIN EASEMENT
EUCALYPTUS GROVES
EVERGREEN GROVES
OPEN TURF PLAY
C'lill OREN S PLAY
TOT LOT
PICNIC W/ OVERHEAD TRELLIS
2$ WIDE REGIONAL TRAIL
10' EQUESTRIAN TRAIL
10' BIKE TRAIL
DAY CAMP GATHERING
FUTURE RESIDENTIAL
S C,
Q�Q TRASH ENCLOSURE
FIRE STATION
DROP -OFF
/TURNAROUND
PARKING
4 STANDARD SPACES
_ IIANDIC.AP SPACES
SAN f I SHnI. S 51
D HD 51 T SVHLE 57.41-7.
WOOD POI.- BOLLARDS
CONCRETE WALK
* SH 1111/111
'.IIONI MENT SIGN
SINGLE FAMILY
RESIDENTIAL
IONEER72
COOD RAIL EE NCI TO TIE
INTO FLTURE SCHOOL
CHAIN LINK FENCE
PICNIC
GATED SCII(X)I. ACCESS
CHAIN LINK FENCIN(
BY SCI I(N)l. 1115.1 HI( I
TERRACED GRASS
AMPI IITHE.ATEiR
WALK-ON BARK PATH
BENCH TYPI( Al
WATER FEATURE WITH
HISTORICA1. REEL
FUTURI SCI
EXISTING REDWOOI),
CEDAR GM WI
TIRE VOLLEYBALL
PICNIC GAZE110
DRY STREAM II-.ATI'RE
Pl( N I(' 1 4111.- I YI'I( Al.
C11 MI Si (IN(I I I II'RE
SC'I1( 1111 I'Ill lEER I S- I IS! I
SCII()()I. UISIRICT
x' WIDE E N 1 41111 I /11l)
51111 54 41 I
PICNIC GAZEBO
DRAIN INLET
- 1/(11)1111.411 1.1 NCI 111 111- INN)
-1 "II"RI: SCIHHII. CHAIN LINK FLNCI
CRIB 44:41.1.
PRELIMINARY MASTER PLAN
TUSTIN RANCH
TREE PARK L - C
CITY OF TUSTIN kl �G� GROUP :NC.
416'_
' • •
' DESIGN DEVELOPMENT REPORT
TUSTIN RANCH TREE PARK MASTER PLAN
1
1
1
FOR
TUSTIN, CALIFORNIA
PREPARED FOR
THE CITY OF TUSTIN
300 CENTENNIAL WAY
TUSTIN, CA 92680
AUGUST 1995
REV SEPTEMBER 1995
REV NOVEMBER 1995
REV JANUARY 1996
REV FEBRUARY 1996
PREPARED BY
RJM DESIGN GROUP INC.
Planning & Landscape Architecture
27285 Las Ramblas #250
Mission Viejo, CA 92691
(714) 582 7516
FAX (714) 582 -0429
• •
ACKNOWLEDGEMENTS
TUSTIN CITY COUNCIL
Jim Potts, Mayor
Tracy A. Worley, Mayor Pro Tern
Thomas R. Saltarelli
rJeffery M Thomas
Mike Doyle
PARKS AND RECREATION COMMISSION
Karen Hillyard Chairperson
Don Biery, Vice Chairperson
Elaine Dove
' Kenneth Royal
Al Murray
Robert Schultz
Kenneth Eckman
' PLANNING COMMISSION
Magone Kasalek, Chairperson
' Lou Bone, Chairperson Pro Tern
Howard Mitzman
' Nanette Lunn
David J Vandaveer, Jr
CITY MANAGER'S OFFICE
William A Huston, City Manager
1 Chnstme Shtngleton, Assistant City Manager
1 • •
COMMUNITY SERVICES DEPARTMENT
Mike Henley, Director
Gary Magill
COMMUNITY DEVELOPMENT DEPARTMENT
Elizabeth Binsack, Director
Dan Fox
Greg Gubman
PUBLIC WORKS DEPARTMENT
' Tim Serlet, Director
Dana Kasdan, Engineering Services Manager
' Doug Andersen
Bob Ruhl
Jerry Otteson
Kenny Schultz
1
H N T B PROJECT MANAGER
Ed Elowe
Special thanks to all community workshop citizen participants.
ii
• TABLE OF CONTENTS •
SECTION PAGE NO
ACKNOWLEDGEMENTS 1
TABLE OF CONTENTS in
EXECUTIVE SUMMARY
Design Principles iv
Selection of Park Facilities iv
Design Recommendations iv
1 INTRODUCTION
Authority 1
Purpose 1
History 1
Budget 3
Planning Process 3
Site Assessment 6
Traffic 9
Park Lighting & Public Safety 9
Noise 10
2 DEVELOPMENT CONCEPT
Program Design Requirements 12
General Requirements 14
Parking and Velucular Circulation 15
Landscape and Irrigation 15
Description of Proposed Master Plan/Site Plan 16
3 POSSIBLE CONSTRUCTION PHASING 19
4 ESTIMATE OF TOTAL PROBABLE CONSTRUCTION COSTS
Preliminary Master Plan, Statement of Probable Construction Cost 23
5 ESTIMATE OF TOTAL PROBABLE MAINTENANCE AND OPERATION COSTS 27
6 TENTATIVE PROJECT SCHEDULE 28
7 REPORTS AND CORRESPONDENCE 37
LIST OF EXHIBITS
A Vicinity Map 2
B Preluninary Site Analysis 8
C Plot Plan 11
D Prelimmary Master Plan 18
E Phase I Construction Plan 20
F Tentative Project Schedule 28
iu
EXECUTIVE SUIAPARY
DESIGN PRINCIPLES
•
This report describes the existing site, proposed development, and process used to reach
the recommendations for the Tustin Ranch Tree Park, a community park in the City of Tustin,
located in Old Peters Canyon on Pioneer Road, northwest from the intersection of Tustin Ranch
Road and Jamboree Road. (Exhibit A) The City has identified the following design principles to
guide the design studies and concepts:
• The East Tustin Specific Plan has identified the park as a community park facility, and
the Conservation/Open Space/Recreation Element of the City General Plan designates
this as a passive park that is unique and visually dominant.
• The park will serve the entire community
• Due to available finding, phasing of construction may be required.
• Coordinate design with the future adjacent elementary school site to assure the greatest
mutual benefit and a unified design.
• The aesthetics of the park design should be sensitive to the existing natural features of
the park site and its surroundings.
SELECTION OF PARK FACILITIES
Choices of facilities for the park were based on the compilation of data from the
Community Public Workshop, City Staff, and consultants. During the public workshop a list of
existing park facilities throughout the City was reviewed (see Appendix on file with the City).
That data was reviewed and agreed upon by the City Staff. Additional approval will be needed
by the Parks and Recreation Commission, Planning Commission and City Council. Existing and
proposed City parks and facilities were assessed based on the City of Tustin Conservation,
Open Space, and Recreational Elements of the General Plan, and the East Tustin Specific Plan.
The impact of construction cost and budget, the cost of maintenance and operation, and revenue
sources were evaluated. The resulting criteria included providing needed facilities that could be
built within the budget. The final selection of park facilities is described in Section 2, of this
report Development Concept
In general, the park will include picnic, child play areas and open turf, while preserving
the existing redwood and cedar groves.
DESIGN RECOMMENDATIONS
The following design recommendations with respect to general park planning principles,
and site specific factors were developed:
iv
• The park facilities 1 serve the immediate neighborhood the City as a whole. In
addition, it will provide certain amenities that can be appreciated by those living
nearby They will have the visual advantage of open space. Elements such as picnic,
tot lot/children's play areas, and open lawn and walking paths, are a functional part of
the community park, but are usually planned for neighborhood parks as well.
• It is anticipated that the school site would have gated access to the park providing
both aesthetic and functional advantages to both. Some definition along the property
line, such as a fence will be needed for monitoring school children and establishing
maintenance responsibilities. It is encouraged that the park and school share
playfields, playgrounds, and other amenities where possible.
• Existing redwood and cedar trees should be preserved and integrated with the park
design. An interpretative display would describe the history of the tree grove and the
City's effort to preserve it.
• Views into the park from Pioneer Road should be maintained for security by utilizing
low shrub /ground cover materials and maintaining height of berms to 3 feet
maximum within the sight lines.
Park access should be coordinated with the regional trail system, but equestrian access
into the park and use should be restricted. Fencing to control access from the
regional trail should be wood rail to retain the rustic character envisioned for the
park. Emergency vehicle access should be accommodated.
• Landscape treatment should blend with the existing significant landscape features of
the hillside landscape and the landscape heritage of the City of Tustin in order to
create an informal, rustic character The existing eucalyptus character of the Tustin
hills will be expanded into the park site.
• Landscaping and lighting fixture design and placement along all sides of the park
should mitigate light spill onto adjacent property and fire station. Park lighting for
parking lot and walking will be designed to meet the Illuminating Engineering Society
minimum standards.
• The architectural theme of park structures should be compatible with the California
architectural style and character of the neighborhood per the East Tustin Specific Plan
guidelines.
Parking, and vehicular and pedestrian circulation should be designed to City standards.
Sight distance must be maintained pursuant to City standards.
• Protective barriers should be incorporated at the existing crib wall and drain inlet for
the safety of the general public.
• Outdoor furniture, fencing, light standards, etc., should be carefully selected to be
compatible with the natural, rustic design concept for the park.
v
• •
1�1
SECTION 1
I1 INTRODUCTION
f
1
1
1
1
1
1
1
1
i
i
1
1
1
1
• •
' INTRODUCTION
1
I
1
1
AUTHORITY
On April 18, 1995, the City of Tustin entered into an agreement with RJM Design
Group, Inc. to furnish master planning services for the Tustin Ranch Tree Park. The scope of
work for the project included the preparation of a Design Development Report to establish the
extent and nature of the improvements for the park to meet the needs of Tustin residents.
PURPOSE
The Design Development Report is an association of planning functions composed
specifically to meet the needs of the public agency in processing the initial design of any facility
Its purpose is to establish a Master Plan that depicts the ultimate development of the proposed
park through a planning process that encourages citizens, user groups, city officials and staff to
participate effectively in the decisions on scope, function, and phasing priorities. The Design
Development Report identifies neighborhood impacts, investigates site constraints and
opportunities, and promotes community understanding and support for the development
program.
A primary purpose of this report is to review basic recreation needs; study alternative
solutions to facility requirements; and recommend actions that will protect the integrity of
diverse recreation activities while preserving the quality of the experiences within all interest
areas. Because future conditions and circumstances cannot be forecasted with any degree of
accuracy, recommendations provide a number of options, and allow for future flexibility
HISTORY
The Open Space, Conservation and Recreation Element of the City of Tustin's General
Plan requires "a variety of open space areas to accommodate diverse needs related to recreation,
noise attenuation and visual amenities for residents of the community" To implement the
General Plan in the East Tustin area, the East Tustin Specific Plan was prepared and adopted by
the City in November, 1986 and subsequently amended a number of times, with the last revision
in March 1994. The Specific Plan provides policies, guidelines, development standards and
administrative procedures for that area. It establishes several recreation open space categories
including community parks, neighborhood parks, hiking/biking trail linkages, streetscape
standards, and a golf course which together offer diverse passive and active recreational
opportunities.
The Master Plan for the proposed Tustin Ranch Tree Park developed as the end product
of this report is for the site identified in the East Tustin Specific Plan as a "community" park
serving the entire City
1
le-''J� -
ta�
!� rn
I�rfIIl ' L�Ji5.+d111�1Eiirr"". ,-- �I ^�T:Yt IA
• '`r'� ji 0!111.10i .+rT1
I
m
111,1111j1geLiast_Thiit
• •
BUDGET
Total project construction cost is estimated at $1,400,000 The adopted fiscal year
1995 -96 budget has appropriated $191,189 for the construction design and management
services of the park An additional $555,892 is currently available in park development fees for
park construction This would be expected to be adequate to complete a first phase of the park,
if there was a desire to phase construction The City is explonng sources for additional funding
for the remainder of the project
PLANNING PROCESS
Every effort was made to generate input and reaction to the planning program from
affected government agencies, individual citizens, and City staff
This Master Plan process began with research and fact finding The project team,
consisting of the project manager, City staff and consultants met first to review the approach
and methodology Data collection began to establish a comprehensive data base through a
thorough review and analysis of existing pertinent information
A detailed Site Analysis analyzed the existing site and adjoining land uses The critical
region of investigation focused upon the immediate site and those sites physically adjacent to
Tustin Ranch Tree Park Upon completion of the detailed site analysis, and a review of the
existing tree grove and current evaluation of the general health and condition of the trees, a
comprehensive opportumty and constraint exhibit was prepared taking into consideration
adjacent land use and circulation, site utilities, site specific environmental conditions, land form
and geotechmcal data (see Exhibit B)
Following the initial data collection, review and site analysis, a site awareness
tour /workshop was conducted on June 24, 1995 to meet with members of the Community, City
Staff, Council, and Park and Recreation Commission to discuss the master plan process project
schedule, site opportunities and constraints, and to solicit input through a project questionnaire
(project workbook) and "Hands -on" design workshop as to their goals regarding the
development of Tustin Ranch Tree Park The workshop participants were divided into several
small groups to develop a list of elements that could be considered for inclusion in the park, as
well as a list of concerns that might influence its development
Based upon community and staff input a number of alternatives were prepared by the
I
participants of the workshop Both individually and within each group, the participants
answered questions related to the site, and collectively were asked to indicate their major
concerns and design ideas related to "Issues ", "Likes/Dislikes "; "Character ", "Facilities" and
I"Park Design Ideas" Each group was asked to take these ideas and issues and utilize their
creative energy, to develop a plan for the park
3
' The following is a brief summary of workshop exercises •
' I Workshop participants were asked what characteristics they liked about the park site
• Tree Grove
1 • Topography
• Natural Setting
• Open Views
• Remote/Quiet and Secluded Location
• Size of the Park
• Proximity to School Sites
2 Participants identified the following issues related to park development
• Future development on the hill
• Safety and security issues
Design to preserve natural setting
• Affect the Regional Trail and horses could have on the site
• Sharing uses with School sites
• Protection of the Tree Grove
• Traffic issues on Pioneer Way/Road
• Immediate Use/Phasing Costs
3 As a result of the workshop activities, participants in each group were asked to identify
three descriptions which typified the character or general theme they wanted
incorporated into any park development and use
1 • Natural "Rustic"
• Fun/Social
• Passive /Peaceful/Serene /Quiet/Secluded
• Preservation
Safe
• Family Oriented
4 Participants actively participated in laying out preliminary park design and facilities The
following are a number of design suggestions and ideas that came out of the small
' groups
• Restroom Facility
' • Explore possible Gravel Parking Lot
• Water Element/or Dry Stream Element
• Picnic Area
• Amphitheater
• Activity/Fitness Area
' • Large Open Area
Volleyball
Gravel Perimeter Trail
' • Rustic Fencing
4
1
' • •
' • Tot Lot composed of non - traditional nature onented activities
• Wood boardwalks within the Tree Grove
• Gazebo
Plan Alternatives were drawn based upon the plan alternatives developed by each group
participating at the workshop indicating proposed park facilities, play areas, hiking and walking
1 trails, restroom budding, parking, site elements, access opportunities, interface with adjacent
school site, and integration/preservation of the existing tree grove The design consensus plan
was presented to and reviewed by the City staff A preliminary master plan, with refinements
mcorporating the input from the City staff, was developed to include phasmg opportunities and
approximate construction cost estimates A draft of the DDR was produced The preliminary
' master plan was reviewed by the following City departments
• City Manager's Office
• Community Development Department
• Community Services Department
• Police Department
• Public Works Department
1 • Orange County Fire Authonty
• Building and Safety
The refined preliminary master plan design and architectural design components will be
presented to the Parks and Recreation Commission, Planning Commission, and City Council for
final review and approval
• •
SITE ASSESSMENT
The site is bounded by Pioneer Road on the south, future elementary school site on the
east, and future estate residential development above the slope to the north and west (see Exhibit
C) Across Pioneer Road at Pioneer Way is the existing fire station Adjacent the fire station
across Pioneer Road from the site is proposed medium low density single family residential The
site is a 9 7 acre parcel with an approximately 1 5 acre tree grove
Pioneer Road is a local collector street and access will be along this frontage Street
parking is prohibited The City of Tustin General Plan Master Bikeway Plan indicates a Class II
bikeway on Pioneer Road A county regional trail exists on the north and west side of the site
The regional trail extends to the north into Peter's Canyon Regional Park and will continue south
along a portion of Jamboree Road and eventually follow the alignment of the future Eastern
Transportation Corridor
A portion of the regional trail hes within an existing 46 foot wide storm drain easement
A portion of the storm drain easement located on the park site has been reserved for park
dedication, but will not be accepted for dedication until the useability of this area is confirmed in
writing from the appropriate agency In general large trees or permanent structures will not be
allowed within the OCFCD easement Turf shrubs, and trails may be allowed depending on the
design of the improvements and potential impact to any OCFCD facilities and accessibility for
maintenance
From the southern edge of the easement, a 10% to 12% slope drops from 5 to 10 vertical
feet and slopes to the southwest at approximately 2% across the open field toward the existing
drain inlet A portion of the site slopes at 2% to the west corner of the site Along Pioneer
Road, the site is approximately 8 feet below the street on the east end and 1 foot below on the
west end No significant erosion occurs on the site Some storm surface runoff will occur from
the hillside on the west side of the park, but will be interupted by the regional trail when
implemented The future school site to the east handles the surface stormwater on -site and does
not flow onto the Tree Park site The historic tree grove borders the east property line A crib
wall approximately 8 feet in height was constructed on the southern end of the grove at Pioneer
Road A protective guardrail will be required on top of the cnb wall Views from the parking
lot and street to the drain inlet/culvert should be retained for safety and security The possibility
of security lighting at the southern end of the grove should be reviewed by the police department
The soil characteristics of the site are primarily light brown to reddish in color and sandy
loam to loam in texture The soil analysis for both surface and subsoil samples taken are non-
saline and non -sodic in nature with boron concentrations well below toxic range posing no
hazard to plant growth (see Section 7 for site soil fertility and agricultural suitability)
1
6
The preliminary geotechnical investigation for the fire station across Pioneer Road was
reviewed for geotechnical conditions. The report indicated clayey sand, sandy clay and clayey
silt at a depth of 5 feet. Groundwater was not encountered and is possible 20 feet to 30 feet
down near the base of alluvium. The soil possesses medium expansion potential and minor
settlement. Irrigation water should be scheduled for short durations to avoid saturation of the
soil and to prevent ground distress (see Appendix on file with the City for copy of preliminary
geotechnical investigation for the fire station).
Curbs, gutters, and streets are complete. Sidewalks exist along Pioneer Road. All
utilities necessary for the park, including non - potable water for irrigation, electricity, sewer and
domestic water for the restroom building, and storm drainage for site drainage exist in Pioneer
Road. Utility service connections will be required.
1
1
1
I
1 7
' • •
I
I
I
' Sensitive planning, design and construction is a must around the tree grove so as to maintain
the health and vigor of the trees Limited access and improvements adjacent the trees is necessary
to avoid soil compaction, to msure adequate drainage, and to avoid damage to the trees themselves
The existing tree grove, located at the east side of the site, consists of 14 Coast Redwoods
and 321 Deodar Cedars Approximately 80 years ago the Irvme Company attempted this
experiment in forestry to determine if Deodar Cedars could be grown commercially or if they would
make an adequate wind row Although the expenment proved that neither would work, the trees
have survived Evaluation of the trees m the early 1990's showed a slight decline in the health of
some trees, at which time the City took steps to improve the mamtenance to include removal of
dead branches, momtonng subsurface soil moisture, improving surface drainage, applying
recommended fungicides and fertilizers and providing supplemental water as needed during the dry
periods The reports as prepared by Nesbitt and Associates and Arbor Care are included in the
Appendix
TRAFFIC
Pioneer Road is a local collector street between Jamboree Road at the north end and Tustin
Ranch Road to the south Vehicular park access will occur at Pioneer Road The park site is
located on the mside curve of Pioneer Road, and must consider the line of sight distance for
maximum safety The following specifications are provided based on OCEMA criteria, see
Section 7
' Vehicular access is limited to a plus or minus 550 foot offset between the intersection of
Pioneer Way/Pioneer Road, and the park dnveway access, to allow for a left turn
pocket and to provide for left turn exiting from the site
' • A limited use area is determined by measuring back 10 feet from curb face along the
centerline of the park driveway and connecting to a point 390 feet in both directions
along the centerline of Pioneer Road The area between the curb and the line
' connecting the two points will be limited to elements with a maximum 12 inch
height
PARK LIGHTING & PUBLIC SAFETY
1
9
Existing street lighting provides standard illumination levels along the perimeter of the park
Parking lot and walkway lighting will be designed to meet Illuminating Engineering Society
recommended minimum standards for safety and secunty Lighting of parking lot and security
lighting needs to be sensitively designed to minimize impact to surrounding properties Mitigating
measures should include directing light away from neighboring residences toward the park and
utilize cut -off type fixtures The placement of trees at the perimeter of the park should also help to
filter light
1
1 • •
Adequate visibility will be required throughout the park for safety and security by
maintaining open sight lines from the parking lot and street to the rear of the park, into the existing
tree grove and culvert area. Careful landscape planting and on -going maintenance must be
considered in order to maintain site visibility
NOISE
Due to the nature of the proposed park facilities, noise should have little or no impact to the
adjacent land uses. Traffic noise on Pioneer Road should have little impact to the park activities.
10
■001,„, trio., 0
a�olio ~oy i�C�
-Oa yoga
larA
/ r r""
1 • •
1
SECTION 2
DEVELOPMENT CONCEPT
1
1.
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
• •
DEVELOPMENT CONCEPT
The design concepts developed and included in this report are based on the principles and
recommendations identified in the Executive Summary and elsewhere in this report. They
incorporate the picnic facilities, children's play areas, structures, parking, landscape and utilities
listed below
PROGRAM DESIGN REQUIREMENTS
Picnic Facilities
One (1) - Large group picnic area for approximately 50 people with trellis shade structure.
• Two (2) - Small group picnic areas for approximately 16 people with covered gazebo structure.
Individual family picnic tables are located along the edge of the existing tree grove, secluded from
other, more active park activities, and at higher elevations in the Park to take advantage of the
views.
• All picnic tables shall be wheel chair accessible at one end.
Children's Play Area
• Tot lot play areas for ages 2 to 5 years, located adjacent to group picnic area for adult
supervision.
Children's Play Area for ages 6 to 10 years located a short distance away to reduce conflicts
with the younger age group and still allow parental observation. This play area will include more
challenging play equipment to encourage independent and interactive play The play structures
and colors will be selected to encourage children's activities, fit the rustic design character and
could include a thematic park "tree house"
Open Turf Play Area
• Approximately 3 acres of open, informal play area.
Turf volleyball - sleeves for volleyball posts to be provided to allow for rotation of court. The
volleyball area will be located in a level area of the turf, not to exceed a two percent slope.
Terraced Grass Amphitheater
Grass Amphitheater for approximately 50 people for weddings, outdoor classrooms, meetings,
etc. The amphitheater is located in the far northeast corner of the site in a natural "bowl" away
from the street. The existing tree grove will provide a pleasant backdrop and setting for the
amphitheater Sound from the stage area will be attenuated by the surrounding hillside and
slope adjacent to the school site. Provide an electrical outlet at the postlight nearest the
amphitheater
12
' • •
1 Restroom / Storaee
• Approximately 576 SF building for toilets and sink for both men and women, and storage
1
(approximately 144 SF) with an outdoor accessible sink for day camp activities requiring a clean
up sink and water source which can be secured in the evenings from vandals
1 D y Camp thenng
' • Open turf area for informal day camp gathenngs, adjacent to the restroom/storage area for
drop off and assembly of day camp participants and onentation and staging of day camp activities
1 Park Walk
The park walk will loop around the penmeter of the park to provide access to all activity areas and
define a central open turf area The preliminary layout for the 8 foot wide perimeter walk has been
reviewed and approved by safety personnel to accommodate maintenance and emergency vehicles
In areas of concentrated pedestnan traffic, adjacent to the parking lot and play areas, the walk will
' be concrete Initially the portion of the walk along the east side of the loop will be either gravel or
stabilized native matenal to retain a rustic appearance along the existing tree grove edge The initial
cost of this walk will be less than concrete, but it may require more long term maintenance
Tree fleatiat (See Arbonst Report, Section 7)
Limit access to prevent compaction and disturbance to the tree grove
' • Prevent foot traffic from compacting the soil under the trees
• Do not modify existing surface grades or drainage in the grove area in order to prevent
disturbance m the root zone
• Utilize the grove for interpretive activities in limited areas
1 • An arbonst/horticultunst should be involved in the construction documents, and construction for
review of development activities affecting the tree grove
1 • The Deodar Cedars represent a significant monoculture that is potentially susceptible to a
catastrophic disease or pest infestation The City should contract with an arbonst/horticultunst
for an on -going momtonng program to evaluate the health and vigor of the tree grove on a
regular basis
1 Interpretive Prpgram
• Opportunity exists to incorporate an interpretive program which talks about the history of the tree
1 grove and the relation to the agncultural hentage of the area Other interpretive elements could
include demonstration site for water conservation, "botanical garden" descnption of stream bed
ecology, etc
1
13
1 • •
GENERAL REQUIREMENTS
Design Criteria
1 Park development to be consistent with East Tustin Specific Plan and City Zoning Ordinance.
Lighting
• Equipment should be coordinated with the City and the Police Department.
' • Selected equipment should shield adjacent property from parking and security lighting.
1 • Foot candle levels may vary according to function and shall comply with Illuminating Engineering
society minimum recommendations.
Park Access and Access for the Disabled
• Park facilities will be designed to comply with ADA and Title 24 requirements.
Provide park access to the Regional Trail at the west corner of the site and a gated/controlled
1 access to the school site at the northeast corner
The current plans, for the regional trail prepared by the County of Orange show access from the
' equestrian trail into the park. Horse access should not be allowed. To discourage this activity in
the park, the Plan recommends closing access from the regional equestrian trail. Equestrian
staging facilities are provided at Peters Canyon Regional Park.
1 Grading / Drainage
1 Project grading will be balanced on site to the extent possible.
All turf areas will be graded with two percent minimum. There will be 2:1 maximum gradient on
1 slopes.
' All paved areas will have a one percent minimum and five percent maximum for handicap
accessibility
1 Site grading will respect the existing site topography which falls from north to south toward the
existing storm drain inlet, located in the southeast comer of the site.
1
1
1
1
The site will be graded to maintain existing conditions in and around the existing tree grove.
14
• •
1
1
1
1
1
1
1
Arc ii an al
• Compatible with California architecture with a residential character and may utilize:
- FTlpped roofs with extended eaves to shade entry and windows.
-Tile or clay shake -type roofs.
-Use of arbors and shade structures as visual features that direct pedestrian traffic.
- Masonry columns where feasible with plaster finish.
-Large exposed wooden beams.
- Skylights where appropriate and conforming to good energy conserving design practices.
- Off -white or earthtone plaster finish.
PARKING AND VEHICULAR CIRCULATION
The facilities proposed for the park will generate the need for approximately 44 parking
1 spaces based on five spaces per acre, excluding the tree grove area. The criteria is based upon
"Recreation, Park and Open Space Standards and Guidelines- Parking Standards for Specific
Recreation Facilities" A Publication of the National Recreation and Parks Association, and an
1 independent analysis by Public Works staff. Since Pioneer Road prohibits the use of street parking,
all parking must be within the park.
1 Access to parking is determined by the direction of traffic approaching the park, visibility of
and from the driveway The nearest main arterials to the site are Jamboree Road, one block to the
' east of the park parallel to Pioneer Road and Tustin Ranch Road, one block to the south. Vehicular
traffic access will occur off Pioneer Road. Since the park is located on the inside curve of Pioneer
Road, sight distance clearance must be taken into consideration as described in Section I under
1 Traffic.
LANDSCAPE AND IRRIGATION
1 Landscaping will continue the character set forth in the East Tustin Specific Plan. The intent
of the overall design is to draw upon the existing significant landscape features of the site and the
' landscape heritage of the City of Tustin in order to create an informal, rustic character, and blend in
with the existing hillside eucalyptus groves.
' The landscape character must support the visual setting of the historic tree grove. It will be
designed to create an aesthetic atmosphere that will enhance the recreation experience as well as the
neighborhood. The landscape treatment along the edge off the tree grove will simulate a riparian
1 habitat with a dry streambed as a buffer zone. Use of a limited recirculating water element such as
the historic irrigation standpipe in the upper streambed area may be utilized, but extensive use of
water throughout the area could become an attractive nuisance with increased liability and costs.
1
1
15
1
1
1
1
1
DESCRIPTION OF PROPOSED MASTER PLAN / SITE PLAN
Vehicular access to the off street parking lot for the park is located at the mid -point of the
south property line along Pioneer Road. Configuration of the parking lot extends to the west
parallel to Pioneer Road, and provides for 42 standard spaces and 2 handicap spaces. A drop -off
and turnaround zone is provided at the end of the parking lot for convenience and a more fluid
1 vehicular circulation. In addition to the pedestrian access from the parking, gated access will be
provided from the elementary school and at the southwest end from the regional trail.
• •
Access into the existing tree grove will be limited to prevent compaction and disturbance to the
understory and the trees. Care must be taken to maintain good visibility of the park from the street
for security supervision as well as for general appreciation of the park. Where possible, trees at the
perimeter will be planted to mitigate the effect of any proposed park lighting.
The park is located in Zone B of the Irvine Ranch Water District (IRWD) water system and
is being supplied by Irvine Lake water, which is classified as non - potable water. Non - potable water
lines exist on Pioneer Road south of the park. The hydraulic grade line for the site is 450 feet,
which will provide approximately 77 psi of pressure for the irrigation design. It is anticipated that a
booster pump will not be required. The installation of the new irrigation system will be an
automatic system compatible with the City's existing computerized central control system, and shall
conform to IRWD reclaimed water regulations, to include installation methods, warning labels,
equipment type, purple piping, performance and maintenance. Pressure regulator and strainer will be
required at the meter A 1" disk meter exists on Pioneer Road to provide irrigation to the existing
tree grove. This meter will be retained or upsized to tie into the new irrigation system. The
irrigation system for the trees will be upgraded to an automatic system compatible with City's
existing computerized central control system operated by Field Services.
1
1
The restroom / storage building, day camp gathering space, children's play areas and group
picnic with shade structure, create an activity zone strung along the base of slope south of the
regional trail. The facilities are easily accessible from the parking lot with good visibility for
security and provide a visual balance to the historic tree grove as well as establishes a theme for the
park. The children's play area are separated between two age groups, 2 -5 years old and 6 to 10
years old, with the tot lot adjacent to the group picnic area for closer adult super-vision.
1 A large open turf area provides the opportunity for informal open play In the upper north
end of this space, an area for turf volleyball will be provided. An eight foot wide pedestrian walk
' provides a loop around the open play area and serves as maintenance access to the park. The
distance around the loop is approximately 1600 linear feet.
The west edge of the historic tree grove provides the opportunity for family picnic. Two
picnic gazebos are available for the larger group gatherings. A dry stream landscape feature along
this same edge of the tree grove adds a special garden amenity to the park. Picnic facilities will be
placed on wood platforms along the outside edge of the tree grove to reduce disturbance to the
existing grades around the trees. A walk -on bark path with rustic fencing links the picnic areas with
the outdoor grass terraced amphitheater
1
1
16
1 At the northern most end of the site is the grass terraced amphitheater The existing
topography already provides the setting for the amphitheater seating and the historic tree groves
adds a natural backdrop to the stage area. Its a quiet, peaceful location for weddings, meetings,
1 outdoor classrooms and other small community group functions.
1 Additional picnic facilities are located along the regional trail to take advantage of the higher
elevations of the site, and to enjoy the views into the park.
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
17
aftolo sora )14..kralet,
town; , .tea �
ihs3.
0 ,0„,
�...... ri��:i� —mss
Sr. Ar:atet••■*%Th.. 74.
100-413S
gs 410 -
e 0010
so'ru�tllaaly'
v0o
' • •
'
SEC [ION 3
1 POSSIBLE CONSTRUCTION PHASING
1
1
1
' • •
POSSIBLE CONSTRUCTION PHASING
1
1
1
1
1
If the City should wish to begin construction as soon as possible with available funds, the
park could be developed in phases Working drawings and bid documents could be developed m a
way that would allow the City to make the financial decisions regarding phasing at the bid date and
during construction To accomplish this, the southwest portion of the park could be the first phase,
and would include ptcmc facilities and shade structure, restroom building, tot lot, children's play
area, parking lot and turnaround Landscape, imgation and related infrastructure would be
mcluded for the area developed Intenm graded loop trail would provide access to the remaunng
portion of the site A supplemental imgation system would be mstalled for the existing redwood
and cedar grove and monitored on the City's existing Maxicom central control to insure sufficient
amount of water is being provided to the trees These improvements are recommended to insure all
required utility infrastructure is constricted as part of Phase One and completed Any future phases
would not impact already constructed phases
1 The preliminary estimated construction cost for Phase One of the Master Plan, as shown on
Exhibit E, is approximately $624,000 00 For a detailed breakdown of costs see the following
Phase One - Preliminary Cost Estimate
1 Phase Two could encompass the remaining park improvements to the east including the
picnic gazebos, amphitheater, boardwalk, dry streambed, volleyball, open play area and landscaping
The prelinunary estimated construction cost for Phase Two of the Master Plan is approximately
$776,000 00, bringing the total estimated cost to $1,400,000 00 For a detailed breakdown of total
costs see Section 4, Estimate of Total Probable Construction Costs
1
1
1
1
1
1
1
1
1
19
1
0 \ - So
ota trago
SSO
11,4 tn. s0
3j01 YN1 SW
:Waal Waal Ira, O
la. Ira '1>
taArSa
O 0114014
OSS�IMMIIOa
yylyasirsa+YSU, SOW .i•..vne
7tl1111 �� Qaa"100W0
Y(4ir WN S-Dr1S3X1111 t31
SSn Sy3141.1- 510y01NOla
9 jI
3S1,s
01101a / .
sTiSKSTION
05-0,10 a:
O\AO 3331 Ol *,
NO1d0W 1dtgS aid w n S
WASS
10010S VS11113.
KJSN ∎SWINS3133Ltlf&
1tl01,0.'1-0NSS
laval gNo-
s owao v g
1 Mara 0
S�Oi K SO
i`
OINOia
alyON 3O
1pQ10WIrri Oita
0y50 0311`01 CLOD
•
PHASE ONE
PREUMINARY ESTIMATE OF PROBABLE CONSTRUCTION COSTS
CLIENT CITY OF TUSTIN
PROJECT TUSTIN RANCH TREE PARK PREUMINARY MASTER PLAN
ITEM
ROUGH GRADING (LIMITS OF GRADING TO BE WITHIN
THE PHASE ONE LINE ONLY AS SHOWN ON EXHIBIT E)
SITE DRAINAGE
-4 CATCH BASINS, 880 LF OF PIPING
SOIL PREPARATION AND FINE GRADING
ASPHALT PARKING LOT AND TURNAROUND
PARKING LOT CURB & GUTTER
PARKING LOT DRIVE APRON
TRASH ENCLOSURE
NATURAL GRAY CONCRETE WALKS
TEMPORARY GRADED TRAIL W/ SOIL BINDER
C H f1RFNS PI AY AREA 16-10 YR OLD)
- BULKHEAD
WASHED PLASTER SAND (4950 S.F )
- DRAINAGE
CHILDREN'S PLAY STRUCTURE
CHILDREN'S ACCESSIBLE TILE
CHILDREN'S SWINGS & MISC PLAY EQUIPMENT
TOTLOT PLAY AREA 12 5 YR. OLD 2826 S.F.I
- BULKHEAD
WASHED PLASTER SAND
DRAINAGE
TOTLOT PLAY STRUCTURE
TOTLOT ACCESSIBLE TILE
TOTLOT SWINGS & SPRING RIDERS
PICNIC ELaireitiWYEBLIEN2nE=
TREWS
-4 PICNIC TABLES
2 WASTE RECEPTACLES
- DECOMPOSED GRANITE SURFACE (1600 S.F )
- CONCRETE MOWSTRIP
DECOMPOSED GRANITE PICNIC SURFACE
PICNIC TABLES
TRASH RECEPTACLES
BIKE RACKS
BENCHES
DRINKING FOUNTAIN
PARKING LOT LIGHTING
PEDESTRIAN WALKWAY LIGHTING
RESTROOM
•
OTY UNIT UNIT PRICE
115,938 S.F $0.20
1 ALLOW $8,640 00
69,584 S.F $0.30
20 708 S F $2.00
960 L.F $15.00
1 ALLOW $1,500 00
1 LS $3,500 00
12,070 S.F $4.00
6,400 S.F $1 00
1 ALLOW $24,430.00
1 ALLOW $30,000 00
150 SF $15.00
1 ALLOW $2,000.00
1 ALLOW $15,780 00
1 ALLOW $19,000.00
200 S F $15.00
1 LS $4,000.00
1 EA $34,236.00
DATE 8/4/95
REV 11195
REV 1/96
REV 2/96
PAGE 1OF2
JOB 615 -00
SUBTOTAL
$23,187 60
$8,640 00
$20,875.20
$41 416 00
$14,400 00
$1,500.00
$3,500 00
$48,280.00
$6 400 00
$24,430 00
$30,000 00
$2,250.00
$2 000 00
$15,780 00
$19 000.00
$3,000 00
$4,000 00
$34,236 00
2,750 S.F $2.00 $5,500 00
2 EA. $625.00 $1,250 00
2 EA $500.00 $1,000 00
1 EA $1 100 00 $1,100.00
4 EA. $400.00 $1 600 00
1 EA. $2,200.00 $2,200 00
5 EA. $2,500.00 $12,500.00
8 EA. $1,500.00 $12,000.00
1 ALLOW $100,000 00 $100,000 00
21
• •
1
THE ABOVE ESTIMATE DOES NOT INCLUDE PROFESSIONAL FEES FOR DESIGN SERVICES
RJM HAS PREPARED THIS ESTIMATE OF PROBABLE CONSTRUCTION COST ON THE BASIS
OF ITS BEST PROFESSIONAL JUDGEMENT AND EXPERIENCE WITH THE CONSTRUCTION
INDUSTRY THE ESTIMATE, HOWEVER, REPRESENTS ASSUMPTIONS AND OPINIONS OF
THE CONSTRUCTION MARKET AND CONTRACTORS METHODS OF DETERMINING ACTUAL
CONSTRUCTION COSTS OVER WHICH RIM HAS NO CONTROL IF THE OWNER WISHES
GREATER ASSURANCE AS TO THE CONSTRUCTION COST HE SHALL EMPLOY AN
INDEPENDENT COST ESTIMATOR.
PHASE ONE DATE 814/95
REV 11/95
PRELIMINARY ESTIMATE OF PROBABLE CONSTRUCTION COSTS REV 1/96
CLIENT CITY OF TUSTIN REV 2/96
PROJECT TUSTIN RANCH TREE PARK PRELIMINARY MASTER PLAN PAGE 2 OF 2
JOB 615 -00
ITEM my UNIT UNIT PRICE SUBTOTAL
24' BOX TREES 129 EA $200.00 $25,800 00
SHRUB AND GROUNDCOVER 15,405 S.F $1 00 $15,405 00
HYDROSEED NURSECROP 30,857 S.F $0.07 $2,159 99
HYDROSEED TURF 23,322 S F $0.07 $1 632 54
AUTOMATIC COMPUTERIZED IRRIGATION 69,584 S.F $0 70 $48 708.80
AUTOMATIC IRRIGATION FOR EXIST GROVE 58,200 S F $0.45 $26 190 00
90 DAY MAINTENANCE 69,584 S.F $0.08 $5 566 72
90 DAY MAINTENANCE FOR EXIST TREE GROVE 1 ALLOW $2,500.00 $2,500 00
SUBTOTAL $568 007 85
10% CONTINGENCY $56 800 00
TOTAL PHASE I ESTIMATE OF PROBABLE CONSTRUCTION COST $624,807 85
' 22
I
•
S
•
IC TION 4
ESTIMATE OF TOTAL PROBABLE
CONSTRUCTION COSTS
I
1
I
I
I
I
I
I
I
I
I
1
• •
ESTIMATE OF TOTAL PROBABLE CONSTRUCTION COSTS
' The following estimate of total probable construction costs for the entire project, as shown
on Exhibit D, is approximately $1,400,000 00 and provides a means to determine the amount of
' funding required if the project were developed in one phase.
23
• •
TOTAL PARK SITE IMPROVEMENTS
PRELIMINARY ESTIMATE OF PROBABLE CONSTRUCTION COSTS
CLIENT CITY OF TUSTIN
PROJECT TUSTIN RANCH TREE PARK PRELIMINARY MASTER PLAN
ITEM
ROUGH GRADING
SITE DRAINAGE
-7 CATCH BASINS, 1520 L.F.PIPING
SOIL PREPARATION AND FINE GRADING
ASPHALT PARKING LOT AND TURNAROUND
PARKING LOT CURB & GUTTER
PARKING LOT DRIVE APRON
TRASH ENCLOSURE
NATURAL GRAY CONCRETE WALKS
WALK-ON BARK
RUSTIC FENCING ALONG WALK-ON BARK PATH
CHILDRENS PLAY AREA (6 -10 YR OLD)
-BULKHEAD
- WASHED PLASTER SAND (4950 S.F.)
- DRAINAGE
TOTLOT PLAY AREA (2-5 YR OLD).
-BULKHEAD
- WASHED PLASTER SAND (2826 S.F.)
- DRAINAGE
CHILDREN'S PLAY STRUCTURE
CHILDREN'S ACCESSIBLE TILE
CHILDREN'S SWINGS & MISC. PLAY EQUIPMENT
TOTLOT PLAY STRUCTURE
TOTLOT ACCESSIBLE TILE
TOTLOT SWINGS & SPRING RIDERS
VOLLEYBALL POST AND NET
PICNIC PODS
1 PICNIC TABLE
-1 WASTE RECEPTACLE
-BOARDWALK PAD
PICNIC GAZEBO A' A
- GAZEBO
-2 PICNIC TABLES
-2 WASTE RECEPTACLES
-CONCRETE PAD
- DECOMPOSED GRANITE PERIMETER
- CONCRETE MOW STRIP
I
DATE: 8/3/95
REV- 11/95
REV- 1/96
REV- 2/96
PAGE: 1 OF 3
JOP- 615 -00
QTY. UNIT UNIT PRICE SUBTOTAL
364,332 S.F $0.20 $72,866.40
1 ALLOW $14,960.00 $14,960.00
307,801 S.F $0.30 $92,340.30
20,708 S.F $2.00 $41,416.00
800 L.F $15.00 $12,000.00
1 ALLOW $1,500.00 $1,500.00
1 LS. $3,500.00 $3,500.00
21,575 S.F $2.60 $56,095.00
2,080 S.F $0.40 $832.00
520 LF $15.00 $7,800.00
1 ALLOW $24,430.00 $24,430.00
1 ALLOW $15,780.00
1 ALLOW $30,000.00
150 S.F $15.00
1 ALLOW $2,000.00
1 ALLOW $19,000.00
200 S.F $15.00
1 ALLOW $4,000.00
1 EA. $800.00
7 EA. $2,475.00
2 EA. $20,050.00
24
$15,780.00
$30,000.00
$2,250.00
$2,000.00
$19,000.00
$3,000.00
$4,000.00
$800.00
$17,325.00
$40,100.00
• •
' TOTAL PARK SITE IMPROVEMENTS DATE 8/3/95
REV 11/95
I PRELIMINARY ESTIMATE OF PROBABLE CONSTRUCTION COSTS REV 1196
CLIENT CITY OF TUSTIN REV 2/96
PROJECT TUSTIN RANCH TREE PARK PRELIMINARY MASTER PLAN PAGE 2 OF 3
I JOB 615-00
ITEM OTY UNIT UNIT PRICE SUBTOTAL
I PICNIC W/ OVERHFAD TRFI I IS 1 EA. $34,236.00 $34,236.00
TRELLIS
-4 PICNIC TABLES
I -2 WASTE RECEPTACLES
-DECOMPOSED GRANITE SURFACE
-CONCRETE MOWSTRIP
I AMPHITHEATER 1 ALLOW $8,129.00 $8 129 00
SOD LAWN & IRRIGATION (5300 S F )
- CONCRETE STAGE (636 S.F )
TRASH RECEPTACLES 4 EA $500 00 $2,000.00
BIKE RACKS 3 EA. $1 100.00 $3,300 00
IBENCHES 16 EA $400 00 $6,400.00
DRINKING FOUNTAIN 3 EA. $2,200.00 $6,600 00
PARKING LOT LIGHTING 5 EA $2.500.00 $12,500.00
I PEDESTRIAN WALKWAY LIGHTING 24 EA $1,500.00 $36,000 00
PARK MONUMENT SIGN 1 ALLOW $5,000.00 $5 000 00
WOOD RAIL FENCE 1 540 L.F $15.00 $23,100 00
IRESTROOM 1 ALLOW $100,000 00 $100,000.00
5GALTREES 16 EA. $15.00 $240.00
24" BOX TREES 212 EA. $200.00 $42,400 00
I36' BOX TREES 20 EA $600.00 $12,000 00
SHRUB AND GROUNDCOVER 79,080 S F $2.50 $197 700 00
HYDROSEED TURF 190,983 S.F $0.07 $13,368.81
I NATIVE PERENNIAL HYDROSEED 32,438 S F $0.07 $2,270 66
AUTOMATIC COMPUTERIZED IRRIGATION S.F $0 70 $215,460 70
AUTOMATIC IRRIGATION FOR EXIST GROVE 58,200 S.F $0.45
$26 190 00
ACCENT BOULDERS 1 ALLOW $5,000.00 $5 000 00
COBBLE ROCK 4,080 S.F $4.50 $18,360.00
CONCRETE MOW STRIP 530 L.F $8.00 $4,240 00
I 90 DAY MAINTENANCE 307,801 S.F $0.08 $24,624.08
90 DAY MAINTENANCE FOR EXIST TREE GROVE 1 ALLOW $2,500 00 $2,500 00
I SUBTOTAL $1 263,613.95
CONTINGENCY 10° /a $126,361 00
I TOTAL PARK SITE IMPROVEMENTS $1,389,974.95
ESTIMATE OF PROBABLE CONSTRUCTION COSTS
1
25
I • •
' TOTAL PARK SITE IMPROVEMENTS
' PRELIMINARY ESTIMATE OF PROBABLE CONSTRUCTION COSTS
CLIENT CITY OF TUSTIN
PROJECT TUSTIN RANCH TREE PARK PRELIMINARY MASTER PLAN
I
' THE ABOVE ESTIMATE DOES NOT INCLUDE PROFESSIONAL FEES FOR DESIGN SERVICES.
RIM HAS PREPARED THIS ESTIMATE OF PROBABLE CONSTRUCTION COST ON THE BASIS
I OF ITS BEST PROFESSIONAL JUDGEMENT AND EXPERIENCE WITH THE CONSTRUCTION
INDUSTRY THE ESTIMATE, HOWEVER, REPRESENTS ASSUMPTIONS AND OPINIONS OF
THE CONSTRUCTION MARKET AND CONTRACTORS METHODS OF DETERMINING ACTUAL
I CONSTRUCTION COSTS OVER WHICH RJM HAS NO CONTROL IF THE OWNER WISHES
GREATER ASSURANCE AS TO THE CONSTRUCTION COST HE SHALL EMPLOY AN
INDEPENDENT COST ESTIMATOR
I
I
I
I
I
I
I
I
I
I
I
I
26
DATE: 8/3/95
REV. 11/95
REV. 1/96
REV: 2/96
PAGE: 3 OF 3
JOB: 615-00
1 • •
1
1 SECTION 5
1 ESTIMATE OF PROBABLE
MAINTENANCE & OPERATION COSTS
1
1
1
1
1
1
1
1
1
1
1
1
1
I
• •
ESTIMATE OF PROBABLE MAINTENANCE & OPERATION COSTS
The parks operation/maintenance costs are based upon annual parks operation/maintenance costs
for other surrounding commumties for community parks which range between $4,000 to $8,000 per
acre per year which includes labor, matenals and administration for mowing fertilization, pruning,
tnmming irrigation momtonng and clean-up The costs per acre per year figures are an average
for all park facilities within a City costs are not specific for facilities similar to Tustin Ranch Tree
Park An annual operation/maintenance allowance cost for the Redwood/Cedar Grove of $2,500
per year includes the momtonng of irrigation, weed abatement and fertilization, and
recommendations of a certified arbonst, it does not include selective thinning, pruning or removals
Following are estimated annual maintenance and operations costs for Phase I improvements and for
development of the entire park site For budget purposes, we suggest utilizing $8,000 per acre per
year
ITEM
1 Annual Maintenance /Operations
Costs for Park Site
2 Annual Maintenance /Operations
Costs for Redwood/Cedar Grove'
3 Estimated Annual Water Costs2
4 Estimated Annual Electrical Costs 3
PHASE I
(4 2 AC)
$23,200
(2 9 AC)
$ 2,500
(1 3 AC)
$ 360 (turf area)
$ 1,211 (planting areas)
TOTAL PARK
(9 7 AC)
$67,200
(8 4 AC)
$ 2,500
(13 AC)
$ 3,040 (turf areas)
$ 1,969 (planting areas)
$ 2,146 $ 6,216
(29AC) (84AC)
Total Annual Maintenance/ $29,417 $80,925
Operations Costs
Costs based upon Proposed Mamtenance ofDeodar Cedar and Redwood Grove" submitted to the City by Nesbitt and
Associates, dated July 31 1991 and Arbor Care, dated August 29 1991
2 Costs based upon lower tier rate obtained from Irvine Ranch Water District of $ 0.58 per 100 cubic feet at 100%
allocation
3 Electrical utility costs are based upon the average annual cost for existing parks in the City of Tustin at $740. /ac per year
per "Parks Operation and Maintenance Summary ", dated 11/7/95
27
•
SEC
•
ION
TENTATIVE PROJECT SCHEDULE
• •
TENTATIVE PROJECT SCHEDULE
Parks and Recreation Commission Approval March 14
Planning Commission Approval March 25
City Council Approval 1st week m Apnl
Bid Project August 1996
Construction Period September 1996
to
March 1997
To Maintenance March - May 1997
Park Opening June 1997
28
I • •
I SECTION 7
' REPORTS AND CORRESPONDENCE
I• Arborist Report
• City Inter -corn regarding Tustin Ranch Tree Park Parking
Requirements (P -95 -1) dated October 12, 1995.
• Orange County / EMA Standard Plan No. 1117 - Intersection
Sight Distance
I• Soil Fertility & Agricultural Suitability, dated April 8, 1991.
I
I
1
I
I
I
I
I
I
I
I
I
I
1
I
I
I
I
•
t.\ - c
i
WATER AND LANDSCAPE CONSULTANTS
TUSTIN TREE PARK
TREE INVENTORY AND REPORT
FEBRUARY, 1996
INTRODUCTION
Water and Landscape Consultants was hired by RJM Design Group of Mission Viejo to field
review and inventory the grove of cedar and redwood trees found in the proposed Tustin Tree
Park site. The site is located in the city of Tustin on Pioneer Road. The grove of trees in
question comprises 338 trees total with the grove running east and west on the northerly portion
of the project.
In addition to the tree inventory, WLC was requested to review two reports provided by Nesbitt
& Associates dated February 15, 1991 and July 31 1991 These reports dealt with the prevailing
condition of the grove of trees at the time that prior reviews were conducted by that firm.
WLC was also requested to review the proposed access routes and pathway materials proposed
for use through the grove. In addition, we were asked to develop standards that could be
implemented for protection of the trees during and after construction of the park facilities. We
were asked to provide some guidance regarding valuation of the trees in the event of damage or
loss of same as a result of construction practices. Finally WLC was asked to develop a set of
maintenance guidelines for maintaining and managing the trees during park construction and
beyond.
Field observation and inventory of trees in the grove were conducted on February 1 and 2, 1996.
Based on those field observations, the enclosed tree inventory and this report have been
developed.
24002 ESTACIA AVENUE • LAGUNA NIGUEL • CA 92677 -2213
(714) 495 -5819 • (800) 446 -1734 • FAX (714) 495 -8534
' • •
1
GENERAL OBSERVATIONS
' In general, the condition of the trees in the grove located in the future Tustin Tree Park facility is
good. As can be noted in the tree inventory, there are only a handful of trees that are either dead
or seriously suffering from diseases or other trouble. It appears that the recommended pruning
and general care of the trees that was included in the Nesbitt reports has been implemented. As a
result, there is minimal evidence of dead wood or dead tips in the trees.
1
I
I
Some of the symptoms displayed by the redwood trees include multiple burl sprouting, twig
dieback, and leaf tip burn. These symptoms are not unusual when trees are irrigated with
reclaimed or typical Southern California domestic water Neither are they unusual when the trees
are allowed to go relatively dry during the summer
It is recommended that the majority of the basal sprouts of the redwood trees be removed.
1- lowever, there were some basal sprouts that were significant enough in caliper that they might
be allowed to remain in place in order to create double or even triple - trunked redwood trees.
Since these were natural sprouts, it is likely that they would prove to be structurally sound for the
purposes of development of second trunks. However, it would be illadvisable to allow more than
one or two of the basal sprouts to remain in place on any given tree.
Fortunately, there did not appear to be any active populations of pests in any of the trees at the
time of review However there was an over abundance of active gophers found throughout the
grove. With the growth of weeds and trees, linked with the protection from many predators, the
grove environment provides ideal conditions for rodents to thrive. It would be highly advisable
that the city undertake a rodent irradication program as soon as possible in order to help assure
that these animals do not seriously damage tree roots.
Although the cedar trees appear to be quite healthy in general, the redwood trees appear still to
be suffering from salt burn and residual symptoms of drought stress.
It appears that application of supplemental irrigations during the summer has greatly improved
the overall condition of all of the trees, including the redwoods. However, it is important that
any new irrigation system be designed to avoid throwing water directly onto the trunks of trees.
Unless applications are to be quite infrequent, it is not good practice to throw water directly onto
the trunks of trees.
Concerns regarding soil water drainage were expressed in the Nesbitt reports. Although, WLC
has observed this grove of trees immediately after rainfall, there did not appear to be any
locations where water was standing in the grove of trees. It did appear that water would flow on
the surface of the soil from the west end to the east end of the grove. However, there was no
evidence that water had been standing in the east end of the grove. It also appeared that the soil
textures were adequately coarse to allow for water percolation into the soils. For these reasons, it
2
• •
does not appear that drainage poses a serious problem to the grove. However, it would still be
important to assure that surficial grades allow for water to flow out of the grove and into other
areas so that it does not stand under the trees.
There is a healthy stand of weeds developed throughout the floor of the grove. Though most of
the weeds are introduced European grasses, there are also oxalis, London rocket, horehound, and
a small assortment of other species. For the sake of authenticity, the city may wish to have
redwood sorrel and/or additional oxalis encouraged on the grove floor. Redwood sorrel would
certainly be a material commonly found under redwoods in their native habitat in northern
California.
As noted in the enclosed tree inventory, there are a handful of trees that are either ailing or
already dead. In the case of the dead trees, it is recommended that they be removed as soon as
possible and that the stumps be removed down to soil level or lower for safety purposes. In
addition, any stumps that presently exist should also be cut flush to the ground so that there are
no problems with tripping or other safety hazards in the grove.
I
It was noted that recommendations for fertilization were made in the Nesbitt reports. For the
purposes of this project, it is probably advisable to continue a spring application of slow release
fertilizers for the trees. However, because this area will be essentially left to its own devices, it is
recommended that the fertilizer used be Grow Power 4 to 6 month slow release formula 12 -8 -8
Applied at the rate of approximately 25 lbs. per thousand square feet, this material should
provide slow release of nutrients throughout the spring growing period. The application should
be made in late winter to early spring when the trees will be coming out of winter dormancy and
going into their spring growth period. It would be illadvisable to apply fertilizers at any other
time during the year unless special needs are identified. A note of caution would be to avoid
applying fertilizers in the general vicinity of any trees that are ailing and do not show good
health. It is best to avoid fertilizing trees when they are in poor health. As they begin to recover
and show good health once again, fertilization can resume.
As noted earlier, generally the trees of this grove are in reasonably good health and condition.
There appears to be only minimal incidence of dead wood or dead tips in the trees. Because of
their present clean and healthy condition, it does not appear that any significant pruning is
required at this time. If any pruning is implemented in the future, it should be limited to removal
of dead or diseased wood followed by very light pruning for the purposes of shaping or thinning
an individual tree. There may also be occasion to correct problems which pose safety concerns.
This too should be done with care to avoid damaging trees. As a rule, it is advisable not to
remove more than 20% of the foliage from a tree during any one pruning, unless extenuating
circumstances exist. If more than that quantity of foliage needs to be removed, it is advisable to
remove part of it one season and part of it the following season. For the purposes of these trees,
3
• •
1
' any pruning is probably best conducted during the fall or winter period while the trees are in
dormancy
Because of the size, age, and maturity of these trees, it will be important that any construction
and /or grading conducted within the 10 foot perimeter area fence around these trees not disturb
existing grades. In other words, every effort should be made to avoid over - filling soil or
excavating away soil from under and around these trees. Their roots are physiologically adapted
to the particular soil types and soil depths in which they are growing. A disturbance of those
situations could seriously damage the trees. The majority of working roots for any tree species
can be found in approximately the top 30 inches of soil. Over - filling, over - excavating,
compaction, or any other disturbance to the soil can seriously impact the overall health of the
tree. In short, the less disturbance to the area under the trees, the better.
TREE INVENTORY
Enclosed with this report is a written inventory of all 338 trees identified in the grove of trees
found in the Tustin Tree Park site. In the course of field review, each tree has been tagged with a
permanent and embossed metal tag which has been affixed to each tree. (Please note that it will
be important to periodically check these tags to assure that the trees are not growing around
them. It is likely that the tags will need to be removed and reinstalled on each tree on a cycle of
approximately 6 -8 years.) The tree tag numbers run consecutively from one through 338. Tree
#1 can be found at the west end of the park, and tree #338 can be found at the east end of the
park. The numbers used in the tree inventory provided with this report correspond to the tree tag
numbers affixed to each tree.
Basic information regarding tree species, approximate trunk diameter at 4 ft. height, and any
general points of information are included in the inventory
RECOMMENDATIONS RELATED TO GROVE ACCESS
Given the value and nature of this grove of frees, it would be inappropriate to encourage open
and free access throughout the grove. Heavy use could lead to serious compaction of soils and
resulting degradation of tree roots. In addition, free and open access would likely encourage
vandalism of the trunks of the trees. Finally, free access would carry with it a need to keep the
floor of the grove cleaned up and free of hazards. These hazards would include the natural
duffage from the trees. That duffage plays an important role in sustaining moisture, reducing
weed populations, and returning nutrients to the soil for trees to reuse. In other words, the
duffage is a natural part of the ecosystem of the grove and should be left in place.
4
I_
The access path proposed by RJM Design Group to allow people through one section of the
grove appears to pay careful consideration to existing trees and their needs and protection. Two
construction materials have been proposed for this access pathway The first material suggested
is a wooden walkway raised slightly above soil level. Such a pathway material would likely
encourage people to stay to the pathway and would cause them to be less likely to move off the
pathway It would also minimize any soil compaction along its path. It would likely be
necessary to dig footings for the supports of the walkway However, there would probably be
some leeway in the precise location of those footings. In short, the elevated wooden walkway
would probably work quite well as an access path.
The second material proposed for use is walk -on bark, or crushed pea gravel, or some other type
of walk -on material laid directly on the ground. Though such materials tend to be less likely to
encourage people to stay to the path, they can work very effectively to demarcate a path through
the grove. They can also greatly reduce compaction of soil caused by foot traffic. Such paths
may also require additional maintenance to keep adequate quantities of the walk -on materials in
place. However, given these considerations, such a medium would still be an excellent choice
for creation of a path for access through the grove.
With either material it will be important that the pathway construction is done with care in order
to minimize damage to the grove. Absolutely no power machinery should be allowed into the
grove in order to construct either type of path. All work should be done by hand using
nonpowered hand tools. In addition, it would probably be advisable to post some signage which
discourages people from wandering into the unmarked portions of the grove.
Whichever type of material is selected for use in constructing the paths, it would be advisable to
use the same type of material to construct the pads on which picnic table locations are created.
Again, it will be important to post some type of signage to discourage people from leaving the
picnic pads and moving further into the grove.
The picnic pads should be located such that they minimize damage to trees. Identifying their
specific locations is probably best done on site so that the best locations trees can be precisely
staked.
TREE PROTECTION STANDARDS
WLC was requested to develop a set of standards that can be used to protect trees from damage
during the process of construction. In our experience, the more simple and straight forward the
standards, the more likely they will be followed and the easier they will be to enforce. With that
in mind, the following simple but effective standards are provided for use during the construction
phase of this project.
1
5
I
• •
1
A. A chainlink fence shall be constructed by the installation contractor around the entire
perimeter of the grove of trees in question. That chainlink fence shall be installed a
' minimum of 10 feet beyond the outer most drip line of the perimeter trees around the grove.
No unauthorized entry into the chainlink fenced area by contractors, employees, or any other
individuals shall be allowed during the course of construction.
B No power equipment of any kind shall be allowed into the fenced area , around and including
the grove of trees, either before, during, or after construction of the park facilities. Any and
all work required to install access paths, picnic pads, irrigation systems, or any other facilities
within the grove borders shall be implemented using strictly handheld, nonpowered, manual
equipment.
C. No equipment, vehicles, materials, or supplies shall be stored or left within the fenced grove
perimeter at any time.
D No employees shall be allowed access for taking lunch or other breaks within the fenced area
' around the grove at any time.
E. No smoking shall be allowed by anyone within the fenced area at any time before, during, or
after construction.
F Contractors shall be held fully accountable and liable for any and all damages to the trees of
' this grove which are caused by the contractor and /or contractor's employees and/or by breach
of any of these stipulations. Extent of monetary damages shall be determined and assessed
by the City of Tustin.
G Contractors shall be automatically fined $250.00 per incident for each transgression of these
stipulations. This $250 00 fine shall be in addition to any valuation assessment made as a
result of damage to the trees. The fine will be levied immediately and will be due and
payable upon notice.
IH. It is to be understood that damages to these trees may be assessed on a long -term basis,
depending on the circumstances, and depending on the nature of the damage inflicted by
I contractor s negligence or breach of these stipulations. Contractors shall be responsible to
determine with the City the standards by which damage and loss assessments will be
determined in advance of commencement of work.
1
I
6
I
' • •
' PROPOSED VALUATION SYSTEM
I
1
I
1
Unfortunately the systems by which trees are evaluated vary from source to source. However, it
is recommended that 25% additional value be added to the most recent version of the
International Society of Arboriculturists evaluation system to arrive at a reasonable figure to
assess tree loss or damages should any occur during construction. Such damages should always
be assessed on a tree -by -tree basis, and the contractor should be notified of the amount as soon as
possible.
Because of the nature of long -term results of injury it may be necessary to include some type of
clause in the contract which will bind a contractor, through bond or other means, for damages
that result from contractor's negligence for as long as three years after the fact. There are legal
and financial considerations with regard to such an action, and it is highly advisable that the
City's attorney and accounting people have input in such a decision. It must be understood that
enforcement of a penalty valuation after a project is completed is often difficult at best.
Therefore, it is highly recommended that all assessments and valuations be placed against the
contractor prior to final payment for contract services. By so doing, unpaid assessments can be
charged against balances due on the contract.
' For the purposes of damage, which does not result in the death or virtual death of a given tree, it
is recommended that the assessment for damages be based on a percentage of the total tree that is
potentially adversely impacted by the actions of the contractor. On occasion, this amount is
determined by assigning a per inch assessment based on the diameter of the tree. However, it is
likely that a certified arborist's opinion will be required in order to make a determinant
assessment of damages.
SHORT TERM AND LONG TERM CARE RECOMMENDATIONS
' In general, when trees have grown on their own and have been ignored for many years, it is best
not to over - pamper them. Although the redwood trees definitely require periodic supplemental
irrigation in the summer, they should not be-over- irrigated to the point that soils remain wet on a
perpetual basis. Three or four applications per dry season should prove adequate.
It is recommended that no more than three or four deep irrigations be applied to the cedar trees
during any dry season. If the trees are not showing indications of stress or problems, fewer rather
than more applications would be appropriate.
' As noted earlier, the fertilizer Grow Power 12 -8 -8 is recommended for use in this project. This
material provides slow release of nutrients, and it also provides some conditioning of the soil.
7
However, one application in the late winter or early spring of each year would be the maximum
number of applications recommended wiless otherwise indicated by a certified arborist. Again, it
is important that ailing trees not be fertilized until they recover their health and show good signs
of vigor
As an interim action, the basal sprouts from around the redwood trees can be removed. In
addition, any trees identified as dead should be removed as soon as possible in accordance with
instructions given earlier
At this point, it does not appear that any significant pruning is required on any of the trees. With
the exception of removal of the few dead trees, it should be possible to allow the grove to grow
without bothering it for a number of years to come.
Because of the need for some supplemental summer irrigation, especially for the redwoods, it is
definitely recommended that a permanent irrigation system be installed in the grove. If overhead
irrigation is used, it would be advisable to avoid throwing water directly onto the trunks of the
trees. If some type of driptrickle or sub - surface irrigation system is installed, it will be important
to assure that soils throughout the grove are evenly moistened by water applications. Although
this even moisture will contribute somewhat to growth of weeds, the trees will respond best to
having soils wetted evenly
Irrigation applications should be very infrequent, yet deep. Applications of water should wet
soils thoroughly to a minimum depth of 12 14' Then soils should be allowed to dry to the
touch to approximately 3 -4" before a subsequent application is made. If desired, the instructions
provided in the Nesbitt report regarding use of tensiometers can be followed. In any event, it
would not be advisable to install an automated irrigation system into the grove area. It would be
much better to operate the system by hand so that water would be applied only when required.
The one danger would be that drip trickle and sub - surface irrigation systems often are run far too
long before an operator remembers to turn off the water Some caution regarding that problem
should be included in the contract for maintenance for the project.
Weed control should consist of cutting away undesirable species on a periodic basis, as required.
No chemicals should be used in controlling weeds in this project. In short, the contractor should
' be required to remove weeds by cutting them with scythes or other nonpower equipment. Use of
weed whips or weed eaters should be strictly forbidden because of the danger such equipment
poses to the trunks of the trees.
Please note that the above maintenance recommendations would apply to maintenance before,
during and after park installation.
8
I
I
1
1_
1%
• •
CONCLUDING REMARKS
The City of Tustin is to be highly commended for its concern regarding the grove of cedar and
redwood trees located in its proposed tree park on Pioneer Road. These trees are stately and
beautiful in every regard. Because they have grown essentially on their own, it will be
important that they are handled properly in the course of installation and ongoing maintenance of
the park. It is hoped that the preceding will assist the City in its efforts to develop a beautiful and
functional park without adversely impacting this beautiful grove of trees.
Please feel free to contact us if you have any questions, or if you require further information.
Respectfully,
Randall Ismay
Certified Arborist
RI /gp
Enclosure
DATE. OCTOBER 12, 1995 Inter - C o m Gs!
r
• TO- CHRISTINE A. SHINGLETON, ASSISTANT CITY MANAGER
FROM. 45 TIM D SERLET, DIRECTOR OF PUBLIC WORKS /CITY ENGINEER IL.
SUBJECT- TUSTIN RANCH TREE PARK PARKING REQUIREMENTS (P -95-1)
Pursuant to your request of September 25, 1995, regarding the noted subject, the Engineering
Division has re- evaluated the requirement for parking spaces at the Tustin Ranch Tree Park.
' We concur that the 2 -acres for the tree grove area that is proposed to be non - accessible could
result in a parking requirement reduction of 10 spaces. We have also noted that there may be
additional parking opportunities at the proposed adjacent elementary school in the future.
According to other cities we contacted (Anaheim and Irvine), park development is reviewed on
a case -by -case basis. The City of Anaheim does not require parking spaces for individual picnic
tables, however, they do require additional parking spaces for picnic tables grouped in large
areas. The City of Irvine recently revised their park parking requirements to include parking
spaces per picnic. tables in addition to parking required per acreage.
We feel that grouping of picnic tables does generate additional parking demand and, therefore,
' additional parking spaces should be considered. The location of the park near Lower Peters
Canyon Regional Trail and the possibility of reciprocal parking usage with the proposed school
should also be considered. We recommend that additional parking of one space per picnic table
in the grouped overhead trellis area be included in the parking requirement calculations.
Therefore, total parking required.
' 5 spaces per useable acre (7 7 acres) = 38.5 spaces
1 space per picnic table in trellis
t area (5 tables) = 5 spaces
TOTAL 43.5 = 44 spaces
' Thank you for the additional information in your memo of September 25, 1995, and the
opportunity to re- review this material. If you have any questions, please contact Dana Kasdan
or Doug Anderson, of my staff.
TDS:DA:ccg:trpark
I cc: Dana It Kasdan
Douglas R. Anderson
Jerry Otteson
Greg Gubman
we-
tllle- +-Ifat- -1
tseer t-tC rti NI& - tz-5 t-i
Curb line
3q0
Limited use Tres
SD( s(•1
3101
S or 34)
Raised median
Line of sight (Typ.)-'
Left and Right Turn Out
And Cross Traffic
Sight Distance
DISTANCE (FT.)
rX ad XI are based won a s ands rd 14
Median for major and primary hignwaya
Use S Value for unsigneli zed intere•ctl0ns
and S(sl values for signoized intnattians.
Curb Lae
Left Turn In
Sight Distance
ORANGE COUNTY ENVIRONMENTAL �j�`N E T GENCY
Approved C.:
C. R. Nelse , Oirectr a' Public Marks
Adopted: Res. 77 92. Revised 82 718 86 -1141; 8e -1341
.INTERSECTION SIGHT DISTANCE
STD. PLAN
SHEET 1 OF 3 /
IIIM
MAJOR
660
580
37
37
13
• R !MARY
610
500
25
25
13
•ECONOARY
550
430.
18
18
6
Ot4M U TE R
500
360
0
0
0
•• LECTOR
390
250
0
0
0
LOCAL
280
, LSO_
0
0 0
rX ad XI are based won a s ands rd 14
Median for major and primary hignwaya
Use S Value for unsigneli zed intere•ctl0ns
and S(sl values for signoized intnattians.
Curb Lae
Left Turn In
Sight Distance
ORANGE COUNTY ENVIRONMENTAL �j�`N E T GENCY
Approved C.:
C. R. Nelse , Oirectr a' Public Marks
Adopted: Res. 77 92. Revised 82 718 86 -1141; 8e -1341
.INTERSECTION SIGHT DISTANCE
STD. PLAN
SHEET 1 OF 3 /
7-
NOTES
•
1 The distance S represents the corner sight distance measured along the cen erl ne
of the road The corner sight distance is the distance required to allow
71 seconds for the driver on the cross road. (or left turn pocket) to safely
cross the main roadway or turn left while the approach vehicle travels at the
assumed design speed of the main roadway
2 The distance S should be increased by 207, from the amount shown on the table on
sustained downgrades steeper than 37, and longer than one mile
3 Points A and A are the locations of a driver's line of sight (3 5 foot eve
height) to oncoming vehicles (4 25 foot object height) located at Points
C and C' while in a vehicle at an intersection 10 feet back from the projection
of the curb line In no case shall Points A or A' be less than fifteen feet
from the edge of the traveled way
4 The distance Y' is the distance measured from the centerline of the main road
to the far right through travel lane The distance Y' is equal to zero for
T- intersections The distance X is the distance measured from the centerline
of the main road to the center of the far right through travel lane The
distance X' is the distance measured from the centerline of the main road to
the center of the travel lane nearest the centerline of the road
5 The Limited Use Area is determined by the graphical method using the appropriate
distances given in the above table It shall be used for the purpose of
prohibiting or clearing obstructions in order to maintain adequate sight
distance at intersections
6 The Line of Sight line shall be shown at intersections on all landscaping -plans,
grading plans and tentative tract plans where safe Sight distance is
questionable In cases where an intersection is located on a vertical curve
a. profile of the line of sight may be required The landscape plan submitted
shall show the name, location, and mature dimensions, plotted to scale of
all the proposed trees Within the Limited Use Area
7 Obstructions such as bus shelters, walls or landscaping within the Limited Use
Area which could restrict the line of sight shall not be permitted
a Plants and shrubs within the Limited Use Area shall be of the type that
will grow no higher than 12 inches above the ground and shall be
maintained at a maximum height of 12 inches above the ground Maintenance
at a lower height may be required on crest vertical curves per Noce 6
above
b A profile of the line of sight may be required to verify 12" minimum
vertical clearance above variable height obstructions such as slope
landscaping, plants and shrubs
c The toe of slope may encroach into the Limited Use Area provided that the
requirements of (b) above are satisfied
ORANGE COUNTY ENVIRONMENTAL M4NAL MINT fGENCY
Approval
C.R. A4 /son Ove UOr of PoOic Work,
14op$d: Rn.77 -92 Revised- 82 -718, 86 -1141; 88 -1341
STANDARD PLAN _Intersection Sight Distance
STD. FLAN
1117
SHEET2 Of 3
1
1
1
1
d In lieu of providing a profile of the line of sight, the toe of
slope shall not encroach into the Limited Use Area, and the Limited
Use Area shall slope at 27. maximum to the roadway
8 Trees shall not be permitted within any portion of the Limited Use Area
9 Median areas less than six (6) feet in width shall be paved with concrete
per Standard Plan 1114
ORANGE COUNTY ENVIRONMENTAL MAN
Approved
PAGENCY
cIa- �/ Pvd/c Mor
GR. Ab /rr, 0w of
Adoptid: Res. 77 -92 Rniset 82 -718, 86 -1141, 88 -1341
STANDARD PLAN - Intersection Sight Distance
STD. PLAN
1117
SHEET 3 OF 3
i • n
1
1
Orange Office
1 Lab No 42133
April 8, 1991
SOIL AND PLANT LABORATORY, INC.
IFoothill Community Builders
P 0. Box 1
1 Newport Beach, CA 92658 -8904
Attn. Dave Conley, Project Mgr
Land Development
irN STIN RANCH TRACT 13627 IAT 22 1
CCMMJNITY PARK 4 -2 -91 SOIL SAMi3,ING
1 Following is a report on our inspection and soil sampling of the lot 22 Community
Park site on the above date Composite surface soil samples were collected from
1 the three general areas designated on the attached lot plan In addition, a
subsoil sample was taken at location 2.
General Inspection
1
1
Overall physical characteristics in both surface and subsoil at locations 1 and 3
are fairly similar A few small rock were noted in the location 1 surface soil
which is primarily light brown in color and sandy loam to loam in texture The
medium textured soil at location 2, which is reddish in color to a depth of
approximately 12 ", is underlain with a light tan horizon which is dense and
generally sandier in texture than the surface zone. The location 3 surface soil
represents the lowest portion of the site which is also primarily sandy loam to
loam in texture.
soil Analysis
Soil reaction is strongly alkaline with line content medium to high in surface and
1 low in subsoil. The salinity (ECe) levels are well below the toxic range and based
on the SAR values, soluble sodium is adequately balanced by calcium and magnesium.
In sunmary, both surface and subsoil in the three areas sampled are non - saline and
1 non -sodic in nature. In addition, boron concentrations are well below the toxic
range and constitute no hazard to plant growth.
Available nitrogen is low throughout with surface soil phosphorus optimum at
I
location 1, low at locations 2 and 3 and moderately low in location 3 subsoil.
Potassium is low in location 3 surface and low optimum to slightly low in
remaining areas Calcium is well supplied throughout with magnesium high at
1 location 1 and satisfactory in remaining areas sampled
Reccmnendations
If soil compaction occurs during grade operations and /or building activity, to. the I` £ I
P.O Boa 6566 Orange California 92613 6566 / (714) 282-8777 FAX (714) 282-8575
PO Box 153 Santa Clara California 95052 -0153 / (408) 727 -0330 FAX (408) 7275125
PO Box 1648 Bellevue Washington 98009 1648 / (206) 746 -6665
r
:n r -•;zAY 17
• •
SOIL AND PLANT LABORATORY,INC
Page 2
Foothill Community Builders
April 8, 1991
extent possible all areas to be landscaped should be crossripped or otherwise
tilled to a depth of 9 - 12 inches.
For turf and ground cover planting, the following amendments should be uniformly
broadcast and thoroughly incorporated to a 4 -6" depth by means of rototiller or
equal
AM'T /1000 SQUARE FEET
4 cu. yds. nitrogen stabilized organic amendment
derived from redwood, fir or cedar sawdust
15 lbs. 12 -12 -12 commercial fertilizer
15 lbs. soil sulfur
Since soil sulfur is included in the preplant amendment program, care should be
taken in order to insure that all amendments are thoroughly incorporated to the
4 -6" depth specified
The planting pits for container grown trees and shrubs should be excavated twice
the diameter and one - and -a -half times the depth of the root ball. On -site soil
should be used without amending for backfill to the depth of the root ball. The
backfill mix for use around the root ball should be prepared as follows
6 parts by volume on -site soil
4 parts by volume nitrogen stabilized
organic amendment
1 lb 12 -12 -12 per cu. yd of mix
2 lbs. iron sulfate per cu. yd of mix
In addition to thoroughly blending the above materials prior to use for backfill
purposes, the iron sulfate should not contact cement surfaces since severe staining
could result.
If the 12 -12 -12 is incorporated preplant, the postplant maintenance can consist
primarily of a nitrogen -only fertilizer program. Beginning approximately 30 days
after planting ammonium sulfate, which will have an acidifying effect on the soil,
should be applied at the rate of 5 lbs. per 1,000 square feet on a monthly basis.
However, in order to insure continuing adequate soil phosphorus and potassium
nutrition, Best Fertilizer Company 16 -6 -8 or equal should be substituted for the
ammonium sulfate twice a year at the rate of 6 lbs per 1,000 square feet. Also,
when plants have become well established, the frequency of fertilizer applications
can be decreased
d they be questions, please call.
FORREST FULLMER
FF alw
•
•OTge) uox}d;ospv to pos - HVs
•(40 saaibap SZ qv wo /scquw) a03 = LCgturLes kjtoedeo aangstow prat; •xoidde -% uotgeanges Heil
MO'I 8'Z 91'0 r 0 6'4 6 T O'E 8 0 0'8 SVL 001E 001 01 V Z LT VT
HDIH Z'£ 81.0 Z'O E'S 6 r L'E I I Z•8 LOS OZEE OS 9 E S ST ET
03W r'9 EZ•O T 0 T•6 6 0 S'0 S 0 L'8 9861 0961 OPT L P r OZ ZT
03W S T 83'0 Z'0 T•Z E T 6 Z S O T48 4ZS 061E 001 LI 9 1 9T 11
• 3WII ! Wda r /aa r /abl T /aw T /ail X31 Hd 1 514 gJ N d -6O3 N -6HN N -EON I •T% aid
9V00 HVS I 0 x EN SW e0 I - -flog Alp scrum aad sgaed -- 3TEH weS
sanfyA goeagx3 uotgemges`" —'
T6 -3 -6 uaieg safedures nos )pea AgTUnunuo0'LZ9ET Toga; 'ZZ qo'I
0661 'S TTadv
EETZV 40N qe'I (f,OV)
aoT330 a6ue10 XLI'II8VITOS 9VU(ILIODIUDV (INV mamIusa 'IIOs
uZT -0
u 06 -0 E
uZT -0
uZT -0
'£ uotlEOal 1,T
' Z uotgeoo'I 'ET
'3 uot;EOaI ZT
'r uoT;Eoal TT
'gaue8 uTgsgL
S999-94L (903) /0491 60096 uol6UIyseM •¢noshes 18491 x00 Od
SZIS•LZL (804) XVd
OCCO LZL (e04)IE5to•ZSO96 eiwogle0 'eie10 elueS ESl xo0 •Od
SL59- 8Z (Pit) XVd
Lae ?.8Z (DtL)I99S9 EIRE) eiwollle0 e6vel0 9959 xo0 O d
�■ - a al
6068 -85936 VD 'goeag TaodrnaD1
T xog 0 'd
saaprtng LC;Tunwwo0 TTT4Tooa
'NC `hiJopniiogn3 JUnJ 1h pup a?o5