HomeMy WebLinkAboutPH 1 T.T. MAP 14800 12-06-93PUBLIC HEARING NO. 1
12-6-93
l.ter-Gorn
DATE'
DECEMBER 6, 1993
TO: WILLIAM A. HUSTON, CITY MANAGER
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: TENTATIVE TRACT MAP 14800 (THE IRVINE COMPANY)
It is recommended that the city Council take the following actions:
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Approve the Environmental Determination for the project by
adopting Resolution No. 93-131; and
Approve Tentative Tract Map 14800 by adopting Resolution No.
93-132, as submitted or revised.
BACKGROUND
The applicant, Hunsaker & Associates on behalf of The Irvine
Company, is requesting authorization to subdivide a 30.9 acre
parcel to create four (4) lots for commercial and hotel pUrposes.
On November 8, 1993, the Planning Commission adopted Resolution No.
3204 recommending to the City Council approval of TT 14800. In
conjunction with review and recommendation of the proposed
tentative map, the Planning Commission also adopted Resolution No.
3203 approving an amendment to the original Sector 6 Concept Plan
to accommodate a proposed subdivision of the Sector, as well as to
establish consistency with an amendment to the Development
Agreement approved by the City Council in November of 1991 to
relocate the required minimum 250 room hotel from Sector 12 (the
CoStco/Kmart site) to Sector 6 (Attachment A). -- --
Specific development plans are not being considered with this
application. Future specific site development plans would need to
be reviewed by the Community Development Department and Planning
Commission as'part of the City's Design Review process pursuant to
the East Tustin Specific Plan (ETSP).
The ETSP designates the tentative tract site as General Commercial
(GC). The triangular site comprises the entire Sector 6 area
designated within the ETSP. Sector 6 is. bordered bY the Tustin
Ranch Road to the north with two community facility sites across
Tustin Ranch Road which will accommodate a church and intermediate
school;--single family estate density residential areas are located
to the west south of Pioneer Way; and Jamboree Road bounds the
easterly frontage of the site with Portola Parkway bounding the
site to the south. A potential community park is proposed to be
located to the south across Portola Parkway.
City Council Report
TT 14800
December 6, 1993
Page 2
A public hearing notice identifying the time, date and location of
the public hearing for the proposal was published in the Tustin
News. Property owners within 300 feet of the site were notified of
the hearing by mail. In addition, hearing notices were posted on
the property, and at the Police Department. The applicant was
informed of the availability of a staff report on this project.
TENTATIVE TRACT MAP
The subject site is approximately 30..96 acres and is proposed to be
subdivided into four (4) lots. While no minimum lot size or
building-site requirements are contained in the ETSP, lots range in
size from 4.2 acres (Lot 3) to 14.4 acres for Lot 1.
The site is relatively flat and has been mass graded as part of the
grading for Tract 13627, the Sector level map. The rough grading
plans indicate a grade change of approximately twenty (20) feet
across the site from north to south and a grade change of
approximately one (1) foot across the site from east to west. The
lowest point of grade on the site is located in the southern corner
of the site~ Minor grading is proposed to create the proposed
lots. The existing drainage on the site, as established with the
approved mass grading and drainage of Tract 13627, sheet drains
across the site to an existing on-site drainage inlet at the
southern most corner of the site. With this application, the
drainage pattern will not have to be modified. At the time of
specific development plans, additional grading and drainage plans
shall be submitted for review and approval.
Please refer to the November 8, 1993 Planning Commission-Rep]Srt for
additional details related to the Sector 6 Concept Plan (Attachment
B).
The Planning Commission has previously requested on future
commercial sites that at least some level of perimeter landscaping
be installed on the site as a condition of final map approval,
where phasing on construction was going to result in delay of
development on portions Qr all of the site. This was conditioned
for the Costco/Kmart site as well as the interim marketing/sales
office for Tustin'~Ranch housing developments at Jamboree Road and
Irvine Boulevard. In the case of Costco/Kmart, permanent perimeter
landscape improvements were installed consistent with. the Sector
level ~andscape concept plans with some temporary accommodations
along E1 Camino Real behind Kmart. The marketing/sales office on
the other hand was only required to install temporary interim
landscaping. Condition 3.6 of Resolution No. 3204 makes provisions
for perimeter landscaping. This condition requires that permanent
City Council Report
TT 14800
December 6, 1993
Page 3
perimeter landscaping be provided adjacent to the respective phase
of construction in conjunction with the development of the first
lot. A temporary landscape treatment would be provided around the
remaining perimeter of the site.
The statement of overriding considerations adopted as part of the
Certification for EIR 85-2 indicated that additional specific
mitigation measures may be required in conjunction with subsequent
technical studies required for further discretionary actions.
Therefore, in addition to the analysis and information contained in
EIR 85-2, its supplements and addendum, a focus traffic analysis,
TT 14~'00 ~raffic Analysis dated September 10, 1993, was prepared by
Austin-FoustAssociates, Inc. to address specific issues related to
circulation of the project area and surrounding traffic zones.
This traffic study is included a part of the required Environmental
Initial Study for the project included in Attachment B.
The study analyzed the existing and future traffic volumes, site
access, circulation, parking and loading requirements for
conceptual square footage established for the proposed project.
Table III-1 of the report identifies a total trip generation for
the proposed project of 16,728 average daily trips (ADT). The
report further illustrates that the proposed project results in a
reduction of 4,392 ADT compared to the assumptions contained in the
supplemental EIR for the East Tustin Development Agreement and a
reduction of 6,874 ADT compared to information contained in the
original EIR 85-2 for the ETSP.
The report identified several locations which, at the time of
specific site development, will be required to provid~ a~equate
storage lanes for traffic turning movements and signalize entry
drives. These identified improvements and modifications will
facilitate the future circulation conditions at the project site.
A condition of approval has been included in-'~'the provided
resolution requiring a reciprocal access and parking easement on
all proposed lots to ensure that the future development functions
as one site.
As previously mentioned, specific development plans have not been
submitted. At such time that plans are submitted for review,
additional traffic study may be required to ensure the specific
development plans fall within the scope of the traffic study
reviewe~ with this application.
City Council Report
TT 14800
December 6, 1993
Page 4
The report analyzed the existing and future traffic volumes and
site access. The report does identify several modifications to the
right-of-way and access to the site that the property owner will be
required to implement in conjunction with the development of this
project. These improvements will be necessary to ensure that the
previously certified EIR 85-2, supplements and addendum adequately
address the environmental impacts of this project.
The Public Works Department has also identified the need for
additional right-of-way dedication and public improvements along
the J~mb~ree frontage of the project site. At this time, the
necessary right-of-way and improvements to establish Jamboree Road
to it's full major arterial designation are not in place. The
following dedications and improvements will be required as
conditions'of approval for the tentative tract map:
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Dedication of an additional five (5) feet of street right-of-
way along the Jamboree Road frontage from Portola Parkway to
approximately 650 feet northerly of Portola Parkway and
tapering from that point and joining the existing right-of-way
line at approximately 950 feet northerly of Portola Parkway.
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Widening Jamboree Road to provide for three, 12-foot wide,
southbound travel lanes plus an 8-foot wide bike lane within
the limits stated above.
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Construction of the traffic signal and interconnect at the
Jamboree Road access location·
Modify the existing median along Jamboree Road to provide a
left turn lane into this development, to include modifications
to the existing median landscape and irrigation system.
Ail traffic signing and striping modifications required along
Jamboree Road as a result of the Jamboree Road street
widening, traffic signal installation and left turn lane
construction.
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Additional right-of-way dedication for the required bus
turnout and improvements will be necessary. ~
In April 1991, the Tustin City Council adopted Ordinance No. 1062,
requiring all commercial projects exceeding 100,000-square feet to
develop a Transportation Demand Management (TDM) program. The
purpose of the program is to reduce vehicle trips to the site in
city Council Report
TT 14800
December 6, 1993
Page 5
order to obtain a 1.5 average vehicle ridership. The Ordinance
requires the plan to be reviewed and approved by the City Traffic
Engineer prior to the issuance of building permits for any phase of
the project. A proposed condition of approval requires such a plan
for the project.
The Environmental Impact Report for the ETSP also requires the City
to encourage the Use of alternate transportation modes by promoting
public transit. A bus stop turnout is proposed with the future
project and is to be located on Jamboree Road south of the
intersection of Tustin Ranch Road and Jamboree Road.
FIRE DEPARTMENT ISSUE
The Orange County Fire Department has proposed to include as a
condition of approval to require pre-emption systems at the
following intersections: Jamboree Road and Portola Parkway;
Portola Parkway and Tustin Ranch Road; and Jamboree Road and Tustin
Ranch Road.
A pre-emption system is a system which enables an authorized
vehicle to select and activate signalized intersections for
momentary right-of-way. This is accomplished through either
optical, electrical or radio transmitted signals activated from the
authorized vehicle to the equipped signal. Once the authorized
vehicle crosses the intersection, the intersection returns to its
routine sequencing.
Currently, the City of Tustin Public Works Department and City
Council has taken the position that emergency vehicl'e Traffic
signal pre-emption is not essential for the safety and welfare of
the City. There are concerns with the impacts of a traffic signal
pre-emption system on a sophisticated, coordinated traffic signal
system such as the system currently in place in the City of Tustin.
Also, there could be liability issues that the City would be
concerned with if a traffic signal pre-emption system was
implemented citywide.
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The City Manager's office, in a letter (Attachment C) prepared to
the Orange County Transportation Authority, has requested further
analysis of the need for traffic signal pre-emption prior to a
commitment by the City to implement emergency vehicle traffic sign
pre-emp'%ion citywide.
City Council Report
TT 14800
December 6, 1993
Page 6
Given the concerns of the Engineering Division and previous actions
by the City Manager, The Planning Commission did not include the
Fire Department's Condition to require traffic signal pre-emption
equipment.
The Fire Department is considered a responsible agency in the
review of subdivision proposals and has the ability to recommend
conditions and design solutions. The Fire Department's proposed
condition for pre-emption equipment is not considered a Fire Code
requirement; therefore, the Planning Commission and City Council
have Tull-discretion on this matter.
ENVIRONMENTAL. ANALYSIS
An Initial Study was prepared for the project, a copy of which is
included in Attachment B. The site is within the specific plan
area evaluated under previously certified~ Environmental Impact
Report 85-2, including all supplements and addenda. An initial
study was prepared to evaluate the proposal against the findings of
EIR 85-2, its supplements and addendum. Review of Tentative Tract
Map 14800, as well as EIR 85-2, its supplements and addendum, has
determined that environmental issues relating to this project have
been adequately addressed. Appropriate mitigating measures
identified in EIR 85-2, its supplements and addendum are included
as conditions of approval for the project. With this information
in mind, it is recommended that the City Council make the finding
that requirements of the California Environmental Quality Act have
been met and that no further environmental review is required.
coNDITIONS OF APPROVAL
A list of conditions of approval is included within the attached
Resolutions. ..Outside of other specific issues discussed in this
report, conditions of approval are standard conditions required by
either the Specific Plan, other applicable municipal codes, the
approved Development Agreement for the project area, or
requirements of City departments or outside reviewing agencies.
CONCLUSION
Given the analysis conducted by the Community Development
Department and in consideration of comments from other agencies and
the public, it is concluded that the proposed project meets the
requirements of the East Tustin Specific Plan, the Subdivision Map
Act, as adopted, and the California Environmental Quality Act.
City Council Report
TT 14800
December 6, 1993
Page 7
With the inclusion of conditions of approval listed in Planning
Commission Resolution No. 3204, it is recommended that the Council
approve Tentative Tract Map 14800.
~~~Daniel Fox
Senior Planner
Christine A.- Shingle~n
Assistant City Mana~
Attachments:
'CAS: D F: br\t t 14800.0 F
Location Map
A - Planning Commission Resolution Nos. 3203 and
3204
B - November 8, 1993 Planning Commission Report
C - September 13, 1993 letter to the Orange Counsy
Transportation Authority
Tentative Tract Map 14800
Sector 6 Conceptual Site Plan
Resolution Nos. 93-131 and 93-132
LOCATION
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RESOLUTION NO. 3203
FILE COPY
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TUSTIN, CONDITIONALLY APPROVING AN AMENDMENT TO
THE SECTOR 6 CONCEPTUAL SITE PLAN OF THE- EAST
TUSTIN SPECIFIC PLAN. --
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The Planning Commission of the City of...Tustin does hereby
resolve as follows:
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The'Planning Commission finds and determines as follows:
A·
That a proper application, Amendment. to Sector 6
Conceptual Site Plan, was filed by Hunsaker &
Associates on behalf of The Irvine Company
requesting approval of modifications to the
conceptual site plan for Sector 6 of the East
Tustin Specific Plan.
B ·
That the said application was considered by the
Planning Commission on November 8, 1993.
C·
Pursuant to the East Tustin Specific Plan in
conjunction with a subdivision map creating
buildable parcels for subsequent development
project within the East Tustin Project area a
Sector Development Plan must be reviewed and
approved by the Planning Commission.
De
That in conjunction with Tentative Tract Map 14800,
a Sector Development Plan for Sector 6 of the East
Tustin Specific plan has been submitted for review
and approval.
E·
Pursuant to Section 9272 of the Tustin Municipal
Code, the Commission finds that the location, size,
architectural features and general appearance, as
applicable, of the proposed developm~Ht Will not
impair the orderly and harmonious development of
the area, the present or future development
therein, or the occupancy as a whole. In making
such findings, the Commission has considered at
least the fo]lowing items:
].. Conceptual bulk and area of buildings.
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Conceptual setbacks and site planning.
Conceptual landscaping, parking area design
and traffic circulation.
Conceptual physical relationship of proposed
structures to existing structures in the
neighborhood.
ATTACHMENT A
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Resolution No. 3203
Page 2
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Conceptual design relationship of--proposed
structures to existin~.~tructures and possible
future structures in the neighborhood and
public thoroughfares.
Fe
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 area.
II. The Planning Commission hereby conditionally approves an
Amendment to the Sector 6 Conceptual Site Plan of the
.. East Tustin Specific Plan, subject to the conditions
contained in Exhibit A, attached hereto.
PASSED AND ADOPTED by the Planning Commission of the City of
Tustin, at a regular meeting on the 8th day of November, 1993.
Recording Secretary
Chairperson
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Resolution No. 3203
Page 3
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, KATHLEENCLANCY, the undersigned, hereby certify that I am
the Recording Secretary of the Planning Commission of the City
of Tustin, California; that Resolution No. 2203 was duly
passed and adopted at a regular meeting of the Tustin Planning
Commission, held on the 8th day of November, 1993.
151 Recording Secretary
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EXHIBIT A - RESOLUTION NO. 3203
CONDITIONS OF APPROVAL
AMENDMENT TO THE SECTOR 6 CONCEPTUAL PLAN
OF THE EAST TUSTIN SPECIFIC PLAN
GENERAL
(1) 1.1 The proposed project shall substantially conform with the
submitted plans date stamped November 8, 1993 on file
with the Community Development Department as. herein
modified or as modified by the Director of Community
Development in accordance with this Exhibit.
(1) 1.2 Unless otherwise specified, the conditions contained in
the 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 The applicant shall sign and return an Agreement to
Conditions Imposed form prior to issuance of building
permits.
(1) 1.4 The applicant and property owner shall hold harmless and
defend the City of Tustin for all claims and liabilities
arising out of the City's approval of the entitlement
process for this project.
(1) 1.5 The vehicular/pedestrian corridor which extends from
Pioneer Way into the site should be given special
attention and not appear or. function as an alley
way/service drive. This area shall be a focal point
within the center providing a strong landscape design and
pedestrian character, linking the commercial center to
the adjacent office areas, hotel and surrounding
neighborhood.
In future Design Review submittals for any development
proposals, the facades facing interior drives will be
required to have architectural detailing, fenestration
and pedestrian scale to ensure that this area does not
become the '~back'~ of the building. The site design for
this area shall include pedestrian connections between
Lot 1 and Lots 2 - 4. The landscape design add the site
plan will be required to address this area as a focal
point and pedestrian corridor.
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 - Conditions of Approval
Amendment to Sector 6 Conceptual Site Plan
Resolution No. 3203
Page 2
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(1) 1.6 Conditions of Approval 1.1 through 1.4 of Planning
Commission Resolution No. 2606 shall be incorporated into
this resolution by reference and are attached as Exhibit
B.
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· '~, EXttlBIT B
RESOLUTION NO. 3203:
PAGE
RESOLUTION NO. 2606
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN APPROVInG'THE SECTOR LAND USE CONCEPT PLAN AND
LANDSCAPING CONCEPT PLAN IN CONdUNCTION WITH TENTATIVE
TRACT MAP NO. 13627 FOR SECTORS 2, 3, 4, 5 AND 6 OF
EAST TUSTIN SPECIFIC PLAN
I. The Planning Commission does hereby re~olve as follows:
The Planntng Commt'sston hereby finds and determines as follows'
That pursuant to the East Tusttn Specific Plan in
conjunction with a subdivision map creating butldable
parcels for subsequent development projects within the East .
Tusttn Project Area a Sector Oevelopmen: Plan must be
reviewed and approved by the Planning Commission; and
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That in conjunction with Tentative Tract Map No. 13627 a
Sector Development Plan for Sectors 2, 3, 4, 5 and 6 of the
East Tusttn Specific Plan has been submitted for review and
approval; and
3,
That the subject Sector Development-Plan includes the
following required information.
a. A concept perimeter landscapJ plan 'for the entire
project area.
b. The type .and density ranges of projects that are
planned for the project area.
c. A regional bike/pedestrian/equestrian trail.
- d. A plan showing disposition of existing eucalyptus wind
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e. Two (2) potential elementary.school sites and one {1}
intermediate school site are shown.
f. A complete sector vehicular circulation system is
shown. -'
g. A concept drainage plan for the subject area.
II. The Planning Commission hereby approves the Sector Plan and Concept
Landscaping Plan submitted for Tract 13627 including the Conceptual
Site Plan for Section 6, subject to the conditions shown in Exhibit A
attached hereto and incorporated herein by reference.
PASSED AND ADOPTED at a regular meeting of the Tustin Planning commission
held on the 22nd day of.May, 1989.
Penni Foley
Se cre ta ry
Chairman ~.
STATE OF CALIFORNIA )
COUNTY OF ORAl'GE )
CITY OF TUSTIN )
EXHIBIT B
RESOLUTION NO. 3203
PAGE 2
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I, PENNI FOLEY, the undersigned, hereby certify that I am the Recording
Secretary of the Planning Commission of the City of Tustin, California; that
Resolution No. c~d~ was duly passed and adopted at a_r~gular .meeting o,f
the T~sttn Planning Commission, held on the ~'day of
198~.
Recordtng secreta~ u' --
pE~-NNi FOLE; ~
EXItlBIT B - RESOLUTION NO. 3203
PAGE 3
RESOLUTION NO. 2606
EXHIBIT A
TENTATIVE TRACT MAP 13627-
1.1 Actual construction plans shall substantially conform with the submitted
concept Land Use Plan (identified as Land Use Plan and t-l) and Landscape
Concept Plan (L-2 through L-14) on file with the ~om~iu'nity 'Development
Department-~ as herein modified, or as modified by the Director of Community
Development in accordance with this exhibit. The Director may also make
minor modiftca.tions consistent with provisions of the East Tustin Specific
Plan and the Tustin Municipal Code.
1.2 Unless otherwise specified, conditions contained herein shall be complqed
with prior to issuance of building permits for individual Installations
proposed within Tract 13627 (i.e. walls, security fencing, Jrrigatton and
guard gates, landscaping and Irrigation).
1.3 Prtor to issuance of bulldtng permits for community wall or security
fencing installations, construction plans and structural calculations .for
the walls shall be submitted along with information, plans and
specifications to ensure satisfaction of conditions No. 1.7 and 9.1 of'
Exhibit A of Planning Co=ission Resolution No. 2603.
1.4 At building plan check, a completely detailed landscape and irrigation plan
shall 'be submitted at whatever scale necessary to depict adequately what is
occurring. Provide summary table applying indexing identification to plant
· materials in ~heir actual location. The plan and table shall l'ist
botantica~ and common names, slzes~,, s.p.actng, actual location and quantity
of the plant materials proposed. Show planting.and berming details, soil
preparation, staking, etc. The irrigation plan shall indicate location and
control of backflow prevention devices, pipe size, sprinkler type, spacing
and coverage. Details~ for all equipment shall be provided.
Show all property lines on the landscaping and irrigation plan, .public
right-of-way areas, sidewalks widths, parkway areas, and wall l~¢atLons.
The Department of Community Development may request minor substtitutions of '
plant.materials or request .additional sizing or quantity of materials
during plan check. Please note on landscaping plan that coverage of
landscaping and irrigation materials is subject to field inspection
project cong, letlon by the Department of Community. Development.
The submitted !andscaoing plans shall reflect the following requirements-
· hibit A
solution No. 2606
je two
EXHIBIT B - RESOLUTION NO. 3203
PAGE 4
A.
In irrigation areas controllers should be enclosed in -lockable
housing. Design irrigation systems to provide sufficient coverage
while avotdi6g water overspray on buildings and sidewalks.
B. All requirements of Condition No. 7.1D of Exhibit A of Planning
Commission Resolution No. 2603 shall be met.
1.5 Prior to issuance of building permits for guard gates at private street
entries, Oeslgn Review of actual lmprogements shall be completed at which
time specific additional conditions by the City related to installation of
said improvements may be imposed;
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FILE COPY
RESOLUTION NO. 3204
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TUSTIN, RECOMMENDING TO THE TUSTIN CITY COUNCIL
APPROVAL OF TENTATIVE TRACT MAP 14800. - ~
The Planning Commission of the Cit~.~f Tustin does hereby
resolve as follows: ..
I. The'Planning Commission finds and determines as follows:
ae
That Vesting T~ntative Tract Map 14800 was
submitted to the Planning Commission by Hunsaker &
Associates on behalf of The Irvine' Company for
consideration; and
Be
That a public hearing was duly called, noticed and
held for said map on November 8, 1993, by the
Planning Commission.
C'e
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 area.
De
That the proposed subdivision is in conformance
with the Tustin Area General Plan, adopted East
Tustin Specific Plan, Development Agreement and
Subdivision Map Act as it pertains to the
development of general-commercial uses.
Ee
That the City has reviewed the status of the School
Facilities Agreements between the Irvine Company
and the Tustin Unified School District.' The East
Tustin Specific Plan, EIR 85-2 with subsequently
adopted supplements and addenda, the_.im~act of
Tentative Tract 14800 on School District
facilities, and reviewed changes in State law, and
finds and determines that the impacts on 'School
District facilities by approval of this map are
adequately addressed.
F.
That the site is physically suitable for the type
of development proposed.
G .
That the site is physically suitable for the
proposed density of development.
H .
That the design of the subdivision or the proposed
improvements are not likely to cause substantial
environmental damage or substantially and avoidably
injure fish or wildlife in their habitat.
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Resolution No. 3204
Page 2
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That the design of the subdivision or th~ type of
improvements proposed wi-ll, not conflict with
easement acquired by the public at large, for
access through or use of the property within the
proposed subdivision.
That the design of the subdivision or the tYPes of
improvement proposed are not likely to cause
serious public health problems.
II. The Planning Commission hereby recommends to the City
Council approval of Tentative Tract Map 14800, subject to
the conditions contained in Exhibit A attached hereto.
PASSED AND ADOPTED by the Planning Commission of the City of
Tustin, at a re~.lar meeting on the 8th day of November, 1993.
Chairperson
Recording Secretary
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, KATHLEEN CLANCY, the undersigned, hereby certify that I am
the Recording Secretary of the Planning Commission of the City
of Tustin~ California; that Resolution No. 3204 was duly
passed and adopted at a regular meeting of the TustJ.n Planning
Commission, held on the ~[h day of November, 1993.
Recording Secretary
EXHIBIT A - CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 14800
RESOLUTION NO. 3204
(~)
(2)
(3)
(5)
PUBLIC/PRIVATE INFRASTRUCTURE IMPROVEMENTS
1.1 Prior to recordation of final map, the'Subdivider shall
prepare plans, as prepared by a California Registered
Civil Engineer, for and construction or post security
guaranteeing construction of all public and/or private,
infrastructure improvements within the boundary of said
tract map in Conformance with applicable City Standards,
including but not limited to the following:
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Curb and gutter/cross gutters.
Sidewalks including access facilities for
physically handicapped person.
Drive aprons/approach
Street paving
Street signing and paving
Landscaping/irrigation facilities
Sanitary sewer service facilities
Domestic waster service facilities
Reclaimed water service facilities
Utility connections (i.e., gas, electric,
telephone, and cable T.V. facilities.)
Traffic signal systems and other traffic control
devices including traffic signal/interconnect on
Jamboree Road at the entrance to this tract
Street lighting
Storm drains and subdrains
Undergrounding of existing and proposed utility
distribution lines
Lot monumentation
Fire hydrants
Center median' modifications on Jamboree Road,
including irrigation/landscape modifications.
All signing/striping modifications.
SOURCE CODES
(1) STANDARD CONDITION
(2) CEQA MITIGATION
(3) UNIFORM BUILDING CODE/S
(4) DESIGN REVIEW
*** EXCF~TION
($)
(6)
(7)
RESPONSIBLE AGENCY REQUIREMENT
LANDSCAPING GUIDELINES
PC/CC POLICY
Exhibit A - Conditions of Approval
Resolution No. 3204
Tentative Tract 14800
Page 2
(1)
(5)
S. Bus stop improvements including bus pullout, bus
pad, shelter, and any necessary right-of-way shall
be provided in accordance with applicable Orange
County Transportation Authority Standards. Bus
shelter design shall be reviewed and approved by
the Director of Community Development and Public
Works. Shelter shall be located outside of
required sidewalk widths; shelter shall be
installed and maintained by the applicant.
T. Bikeway improvements and striping
-- T~e amount of acceptable security for conduction of
public improvements shall bereviewed and approved by the
Public Works Department. The amount and acceptable
security for private improvements shall be reviewed and
approved by the Building official.
(1) 1.Z At the time of Lot'l, Phase I construction as describe in
the Sector 6 Conceptual Site Plan, the developer will
(2) be required to construct the following public
(3) improvements along the Jamboree Road frontage:
(5)
*** A. widen Jamboree Road to provide for three, 12-foot
wide, southbound travel lanes plus an 8-foot wide
bike lane within the limits stated in Condition of
Approval 2.2.
B. Construction of the traffic signal and interconnect
at the Jamboree Road access location.
C. Modify the existing median along Jamboree Road to
provide a left turn lane into this development, to
include modifications to the existing median
landscape and irrigation system.
D. All traffic signing and striping modifications
required along Jamboree Road as a result o£ the
Jamboree Road street widening, traffic signal
installation and left turn lane construction.
E. Construct bus stop turn-out, bus shelter and
associated improvements along with dedication of
the necessary additional right-of-way.
(1) 1.3 The Assessment District No. 86-2 is responsible for the
(2) design and installation of the traffic signal at Portola
(3) Parkway and the entrance to the park site. In order to
Exhibit A - Conditions of Approval
Resolution No. 3204
Tentative Tract 14800
Page 3
(5)
complete the design, the Engineering Division will need
both horizontal and vertical control for the entrance to
Lot 1 of Tentative Tract 14800. This information shall
be provided by January 3, 1994 or sooner so that the
design of this signal can be completed. In the event
that this information is not provided this date, the
traffic signal will be designed and constructed as a tee
intersection at the entrance to the future City Park on
the south side of Portola Parkway between Jamboree Road
and Tustin Ranch Road. It shall be the obligation of the
developer of Lot 1 to have the traffic signal plan,
~igning and striping plan modified by a California
Registered Engineer and be responsible for all costs
associated with modifications to the traffic signal/
interconnect along with all signing/striping
modifications and any required intersection modifications
to provide access to Lot 1. Additional street right-of-
way dedication will be required at this entrance to
accommodate the construction of full curb returns.
(2)
(3)
(5)
(1) 1.4 The Assessment District No. 86-2 is responsible for the
design and installation of the traffic signal at Tustin
Ranch Road and Pioneer Way. In order to completethe
design, the Engineering. Division will need both
horizontal and vertical control for the entrance to Lot
2 and 3 of Tentative Tract 14800. This information shall
be provided by January 3, 1994 so that the design of this
signal can be completed. In the event that this
information is not provided, the traffic signal will be
designed and constructed as a tee intersectio~ a~d it
shall be the obligation of the developer of Lot 2 and/or
3 to have the traffic signal plan, signing and striping
plan modified by a California Registered Engineer and be
responsible for all costs associated with modifications
to the traffic signal/ interconnect along with all
sig'ning/striping modifications and .' any required
intersection modifications to provide access to Lot 2
and/or 3. Additional street riqnt-of-way dedication will
be required at this entrance to accommodate the
construction of full curb returns.
(1) 1.5 Ail construction within a public right-of-way and/or
_ public easement must be shown on a separate 24" x 36"
plan as prepared by a California Registered Engineer with
all construction referenced to applicable City, County or
Irvine Ranch Water District standards drawing numbers.
Exhibit A - Conditions of Approval
Resolution No. 3204
Tentative Tract 14800
Page 4
(1) 1.6 Ail changes in existing curbs, gutters;-sidewalks and
(6) other public improvements shall be responsibility of
subdivider.
(1) 1.7 Prior to issuance of building permits, preparation of
plans for and construction of:
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Ail sanitary sewer facilities must be submitted as
required by the City Engineer and local sewering
agency. These facilities shall include a gravity
flow system per standards of the Irvine Ranch Water
District.
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A domestic water system must be to the standards of
the Irvine Ranch Water District/City of Tustin
Water service, whichever is applicable at the time
of plan preparation. Improvement plans shall also
be reviewed and approved by the Orange County Fire
Department for fire protection p~rposes. The
adequacy and reliability of water system design and
the distribution of fire hydrants will be evaluate.
The water distribution system and appurtenances
shall also conform to the applicable laws and
adopted regulations enforced by the Orange County
Health Department. Any required reclaimed water
systems shall be to the standards as required by
the Irvine Ranch Water District.
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Sewer and water facilities shall be clearly
indicated as publicly maintained. Mainte~ance
access to water facilities shall be the
responsibility of the adjacent property
owner/Association and accommodations for such
access shall be established prior to building
permit issuance.
(1) %.8 Proposed streets shall be designed to the following
( 5 ) specifications:
(6)
A. All proposed streets shall be designed in
substantially the same width and alignment as shown
on the approved tentative trac~ map unless modified
_ and approved by the Directors of Community
Development and Public Works.
Exhibit A - Conditions of Approval
Resolution No. 3204
Tentative Tract 14800
Page 5
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Ail streets shall be constructed in-accordance with
City requirements in terms of type and quality of
material used.
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Sidewalk areas shall flare around the placement of
all above ground facilities, such as° signing,
street lights and fire hydrants unless located
outside of sidewalk widths within public utility
easement areas where required per the American
Disabilities Act and/or Title 24, State
Accessibility requirements.
(1) 1.9 Ail private drives, parking lots, storm drain, water and
sewer improvement plans
(6) shall comply with the "City of Tustin Minimum Design
Standards for On-Site Street and Storm Drain
Improvements".
(5) 1.~0 A 24" X 36" traffic control plan prepared by a California
Registered Traffic Engineer shall be provided prior to
grading permit issuance.
(1) ~.~ A complete hydrology study and hydraulic calculations
(5) shall be submitted for review and approval prior to
permit issuance.
(5) 1.~2 In addition to the normal full size plan submittal
process, all final development plans including but not
limited to: tract maps, parcel maps, right-of-way maps,,
records of survey, public works improvements,_.pr~vate
infrastructure improvements, and final grading plans are
also required to be submitted to the Public Works
Department/Engineering Division in compute aided drafting
and design (CADD) format. The acceptable formats shall
be intergraph DGN or AutoCad DWG file format, but in no
case less than DXF- fi!e format. The City of Tustin, CADD
conventions shall be followed in preparing plans in CADD,
and these guidelines are available from the Engineering
Division.
(5) 1.13 Any future development on the site shall be required to
contract for a fee with the City of Tustin's contracted
solid waste hauler. At the time of future submittals for
any development, plans and details for trash receptacles
shall be submitted which show compliance with the
requirements of the City's contract hauler's
specifications.
Exhibit A - Conditions of Approval
Resolution No. 3204
Tentative Tract 14800
Page 6
DEDiCATIONS/RESERVATIONS/EASEMENTS
1) 2.1 The subdivider shall satisfy dedication and/or
2) reservation requirements as applicable, including but not
(5) limited to dedication of all required street and flood
(6) control right-of-way easements, vehicular ac6ess
rights, sewer easements and water easements defined and
approved as to specific location by the City Engineer
and' other reasonable agencies.
(2) 2.2 Dedication of an additional five (5) feet of street
· (4) -- ~'ight-of-way along the Jamboree Road frontage from
(5) - Portola Parkway to approximately 650 feet northerly of
· ** Portola Parkway and tapering from that point and joining
the existing right-of-way line at approximately 950 feet
northerly of 'Portola Parkway. This dedication is
required in, order to provide for three, 12-foot wide,
southbound travel lanes plus an 8-foot wide bike lane
along this frontage.
(5) 2.3 In the event sheet flow drainage across lot lines is
approved by the City of Tustin Building official, a
reciprocal drainage agreement and easement shall be
recorded on the affected lots. Such documents shall be
submitted for review and approval as to format to the
City'of Tustin Community Development.Department and City
Attorney prior to recordation.
cONsTRUCTION ACTIVITIES ~DJACENT TO PUBLIC RIGHT-OF-WAY
· .
(1) 3.1 Prior to recordation of the final map, subdivider shall
(2) post with the Community Development Department a minimum
(6) $2,500 cash deposit or letter of credit to guarantee the
sweeping of streets and clean-up of streets affected by
construction activities. In the event this deposit is
depleted p~ior to completion of development or City
acceptance of public streets, an additional incremental
deposit will be required.
(1) 3.2 Any damage done to existing street improvements and
(6) utilities shall be repaired before acceptance of the
tract and/or issuance of a Certificate of Occupancy for
_ the development on any parcel within the subdivision.
(1) 3.3 Prior to any work in the public right-of-way, an
Encroachment Permit must be obtained from and applicable
fees paid to the Public Works Department.
Exhibit A - Conditions of Approval
Resolution No. 3204
Tentative Tract 14800
Page 7
(5) 3.4 A Transportation Demand Management (TDM).program shall be
prepared for this development in accordance with City
Ordinance No. 1062. Said plan shall be reviewed and
approved by the City Traffic Engineer prior to issuance
of building permits for any phase of this project and
shall include, at minimum, the following:
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The plan must be designed to reduce trips to
achieve a 1.5 Average Vehicle Ridership. The plan
shall identify those strategies to achieve this
goal.
An annual monitoring report shall also be prepared
as required by Ordinance No. 1062 to monitor
continued compliance over time. Penalty fees shall
be paid as applicable for non-compliance in
accordance with Resolution No. 91-45.
(5) 3.5 The following Transportation Demand Management (TDM)
facilities shall be incorporated into any future
development in accordance with Ordinance No. 1062:
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Preferential Parking for Carpool Vehicles - At
least 10% of the employee parking spaces are
required to be reserved and designated for carpool
vehicles by marking such spaces "Carpool Only".
The ordinance specifies what percentage of required
parking shall be allocated to employee parking
which is based upon the type of use.
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Bicycle Parking Facilities - Bicycle ~ack--s or
parking facilities are required to be provided in a
secure location for use by employees or tenants who
commute to the site by bicycle. The Ordinance
established minimum requirements and security
provisions for acceptable bicycle facilities.
C .
Shower and Locker Facilities - Shower and locker
room facilities for employees for each sex in each
building of over one hundred thousand (100,000)
square feet will be required, or for any
development containing one hundred thousand
(100,000) square feet not in a single building
where required by the Planning Commission.
Exhibit A - Conditions of Approval
Resolution No. 3204
Tentative Tract 14800
Page 8
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Trip Reduction Information - A commuter information
center, in a central location accessible to all
employees and tenants, shall be provided to make
available current transit maps, routes and
schedules for public transit; ridesharing
promotional materials supplied bycommuter-oriented
organizations.
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Carpools and Vanpools Loading Areas - The City
Traffic Engineer is responsible for determining the
necessity for the design and location of passenger
loading areas to embark and disembark for carpool
and vanpool vehicles.
Fe
Bus Stop Improvements - Bus stop improvements
including bus pullout, bus pad, shelter, and any
necessary right-of-way shall be provided in
accordance with applicable Orange County
Transportation Authority Standards. Bus shelter
design shall be reviewed and approved by the
Director of Community Development andPublic Works.
Shelter shall be located outside of required
sidewalk widths; shelter shall be installed and
maintained by the applicant.
*** 3.6 At the time of development of the first lot, the
developer and/or subdivider shall provide permanent
perimeter landscaping and irrigation adjacent to the
public right-of-way; adjacent to the proposed phase of
development and shall provide a minimum ~ve_l of
temporary perimeter landscaping and irrigation adjacent
to all other public rights-of-way. The treatment shall
include temporary fencing with mesh screening, berming
and ground cover to Provide a temporary edge treatment,
subject to the approval of the Community Development
Department Director, until~"such time that specific
development plans are approved and construction
commences.
*** 3.7 This site shall be kept maintained regularly to keep
weeds down and the site debris free.
Exhibit A - Conditions of Approval
Resolution No. 3204
Tentative Tract 14800
Page 9
GRADING/GENERAL
(1) 4.1 Prior to issuance of grading permits:
(2)
(6) A. A detailed soils engineering report 'shall be
submitted to and approved by the Building Official
conforming to the requirements of the Uniform
Building Code, City Grading Requirements, and all
other applicable State and local laws, regulations
and requirements.
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Preparation and submittal of a grading plan subject
to approval by the Department of Community
Development delineating the following information:
le
M~thods of drainage in accordance with all
applicable City standards.
·
Ail recommendations submitted by geotechnical
or soils engineer and specifically approved by
them.
·
Compliance .with conceptual grading shown on
tentative tract map.
·
A drainage plan and necessary support
documents such as hydrology calculations to
comply with the following requirements:
a·
Provision of drainage facilities to
remove any flood hazard to the
satisfaction of the City Engineer which
will allow building pads to be safe from
inundation from rain fall which may be
expected from all storms up to and
including the theoretical 100 year storm
and dedication of any necessary easements
on the final map as required.
be
Elimination of ponding or sheet flow
across lot lines' unless approved by the
City of Tustin Building Official.
C.
Provision of drainage facilities to
protect the lots from any high velocity
scouring action.
Exhibit A - Conditions of Approval
Resolution No. 3204
Tentative Tract 14800
Page 10
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Provision for tributary drainage from
adjoining properties.
5. Ail flood hazard areas of record.
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A note shall be placed on the grading plan
requiring Community Development Department
approval of rough .grading prior to final
clearance for foundations. The Department
will inspect the site for accuracy of
elevations, slope gradients, etc. and may
require certification of any grading related
matter.
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Note on plans that a qualified paleontologist/
archeologist, as appropriate, shall be present
during rough grading operations. If resources
are found, work shall stop in the affected
area and all resources shall be excavated or
preserved as deemed appropriate or as
recommended bythe paleontologist/archeologist
subject to review and approval by the
Department of Public Works and Community
Development. Ail "finds" shall be reported
immediately to the Department of Community
Development. The paleontologist/archeologist
shall attend the pregrade construction meeting
to ensure that this condition and necessary
procedureS in the event of a "find'% are
explained.
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Preparation of a sedimentation and erosion
control plan for all construction work related
to tile subject tract including a method of
control to prevent: dust and windblown earth
problems.
(1) 4.2 Ail earthwork shall be performed in accordance %;ith the
(3) City of Tustin Municipal Codes and grading requirements.
Exhibit A - Conditions of Approval
Resolution No. 3204
Tentative Tract 14800
Page 11
FIRE DEPARTMENT
(5) 5.1 Prior to the recordation of a final tract map, water
improvement plans shall be submitted to and approved by
the Fire Chief for adequate fire protection and'financial
security posted for the installation. The adequacy and
reliability of water system design, location of valves,
and the distribution of fire hydrants will be evaluated
and approved by the Chief.
(5) 5.'~ l~rior to the issuance of any building permits for
combustible construction, evidence that a water supply
for fire' protection is available sh~ll be submitted to
and approved by the Fire Chief. Fire hydrants shall be
in place and operational to meet requirements and fire-
flow prior to commencing construction with combustible
materials.
(5) 5.3 Prior to the issuance of any building permits, a
construction phasing plan shall be submitted to and
approved by the Fire Chief. The purpose of this review
is to evaluate the adequacy of emergency vehicle access
for the number of dwelling units served.
(5) 5.4 Prior to the issuance of any building permits, all
underground piping for automatic fire extinguishing
systems shall be approved. Plans for an automatic fire
extinguishing system shall be approved by the Fire Chief
prior to installation. Such systems shall be operational
prior to the issuance of a certificate of use and
occupancy.
(5) 5.5 Prior to the issuance of any certificates of use and
occupancy, all fire hydrants shall have a "Blue
Reflective Pavement Marker" indicating its location on
the street or drive per Orange County Fire Department
standards. On private property these markers are to be
maintained in good condition by the property owner.
NOISE
(1) 6.1-- All construction operations including engine warm up
(2) shall be subject to the provisions of the City of Tustin
(7) Noise Ordinance and shall take place only during the
hours of 7:00 a.m. until 6:00 p.m., Monday through Friday
unless the Building Official determines that said
Exhibit A - Conditions of Approval
Resolution No. 3204
Tentative Tract 14800
Page 12
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.
T~NANT/BUYER NOTIFICATION
(1) 7.1 Prior to issuance of Certificate of Occupancy:
(2)
The developer shall provide the City with a schools
notification statement which shall be reviewed and
approved by the Director of Community Development
and participation by the governing school district
which shall indicate:
le
The location of existing and proposed
elementary, middle and high schools which will
serve the subdivision (text and map).
·
Advice to buyers that proposed school sites
may never be constructed.
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The Subdivider shall provide the City with a
statement, signed by each buyer, containing a
comprehensive description.of all private and public
improvements and developments adjacent or in close
proximity to the proposed development.
(1) 7.2 Subdivider shall notify all potential buyer~ oX the
(6) following potential liens/assessments against the
(3) subdivided properties:
A. Assessment District 86-2.
B. City of 5ustin Landscaping and Lighting District as
--- amended.
C. Mello-Roos Community FacilitY Act assessments for
school facilities within the subdivision.
CC&R' S
(1) 8.1 CC&R's shall be required for this Tract. Prior to
(3) _ approval of the final map, all organizational documents
(9) for the project including any deed restrictions,
(8) covenants, conditions, and restrictions shall be
Submitted to and approved by the Community Development
Department and City Attorney's Office. Costs for such
Exhibit A - Conditions of Approval
Resolution No. 3204
Tentative Tract 14800
Page 13
review shall be borne by the subdivider~ A copy of the
final documents shall be submitted to the Community
Development Department after their recordation.' CC&R's
shall include but not be limited to the following
provisions:
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Since the City is interested in protecting the
public health and safety and ensuring the quality
and maintenance of common areas under control of an
Association, the City shall be included as a party
to the CC&R's for enforcement purposes of those
CC&R provisions in which the City has interest, as
reflected by the following B through M. However,
the City shall not be obligated to enforce the
CC&R's.
Be
If an Association~ is created, there shall be a
requirement that Association bylaws be established.
Co
Provisions for effective establishment, operation,
management, use, repair and maintenance of all
common areas and facilities including landscaped
areas and lots, walls and fences and parking areas.
De
If an Association is created, membership in any
Association and Master Association shall be
inseparable from ownership in individual lots.
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Architectural controls shall be provided to include
· design guidelines for all development on_~h~_site
and may include but not be limited to provisions
regulating exterior finishes, roof materials,
fences and walls, accessory structures such as
sunshades, trellises, awnings and exterior
mechanical equipment.
F.
Maintenance standards shall be provided for
applicable items listed in Section C' above in
CC&R's. Examples of maintenance standards are
shown below:
(1) Ail landscaping shall be properly maintained
such that they are evenly cut, evenly edged,
free of bare or brown spots, free of debris
and free of weeds above the level of the lawn.
All planted areas other than lawns shall be
free of weeds, dead vegetation and debris.
Exhibit A - Conditions of Approval
Resolution No. 3204
Tentative Tract 14800
Page 14
Ail trees and shrubs shall be.trimmed so they
do not impede pedestrian traffic along the
walkways. Trees shall be pruned so °they do
not intrude into neighboring property and
shall be maintained so they do not have
droppings or create other nuisances to
neighboring property. All trees shall also be
root pruned to eliminate exposed surface roots
and damage to sidewalks, driveways and
structures.
G~
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(2) Common.areas shall be maintained in such a
manner as to avoid the reasonable
determination of a duly authorized official of
the City that a public nuisance has been
created bythe absence of adequate maintenance
such as to be detrimental to public health,
safety, or general welfare, or that such a
condition of deterioration or disrepair cause
harm or is materially detrimental to property
values or improvements within the boundaries
of the subdivision and Association, to
surrounding property, or to property or
improvements within three hundred (300) feet
of the property may. also be added as
alternative language. .
If an Association is created, Association approval
of exterior improvements requiring a building
permit shall be obtained prior to-requesting a
building permit from the City of Tustin ~bmm~nity
Development Department. All plans for exterior
improvements shall conform to requirements set
forth by the City and the CC&R's. All plans
submitted to the city shall bear the Association's
stamp and authorized signature of approval.
Ali. utility services serving the si~e shall be
installed and maintained underground.
If an Association is created, the Association shall
be required to file the names, addresses, and
telephone numbers of at least one member of the
Association Board and where applicable, a Manager
of the project before January 1st of each year with
the City of Tustin Community Development Department
for the purpose of contacting the Association in
Exhibit A - Conditions of Approval
Resolution No. 3204
Tentative Tract 14800
Page 15
S~
n.
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the case of emergency or in those-cases where the
City has an interest in CC&R violations.
Project block walls to be constructed on private
property shall be maintained and replaced, if
necessary by the Association. This shall not
preclude the ASsociation from assessing charges to
individual proPerty owners for structural damage to
the wall or fence.
No amendment to alter, modify, terminate or change
an owner's, owners' or the Association's obligation
to maintain the common areas and the project
perimeter wall or other CC&R provisions in which
the City has an interest, as noted above, or to
alter, modify, terminate or change the City's right
to enforce maintenance of the common areas and
maintenance of the project perimeter wall, shall be
effective without the prior written approval of the
Cityof Tustin Community Development Department.
Ail landscaping within public right-of-way along
Jamboree Road, Tustin Ranch Road, and Portola
Parkway shall be maintained by the adjacent owner,
owners or Association, as applicable.
In the event sheet flow drainage across lot lines
is approved by the City of Tustin Building
official, notification shall be provided within the
CC&R's which identifies the recorded reciprocal
drainage agreement and easement on the affected
lots. Such notification shall be submitted for
review and" approval as to format to the City of
Tustin Community Development Department and City
Attorney prior to recordation.
FEES
(1) 9.1 Prior to recordation of any final map, Subdivider shall
(3) -- pay plan check and inspection fees for all public and/or
(6) private infrastructure improvements within City's
responsibility excluding those financed by an Assessment
District.
Exhibit A - Conditions of Approval
Resolution No. 3204
Tentative Tract 14800
Page 16
(1) 9.2 Prior to issuance of certificates of use or occupancy.,
(6) the Subdivider shall pay all costs related to the
calculation of the revised parcel assessments, the
preparation of the revised assessment diagram and other
required administrative duties related to any Assessment
Districts applicable to the subdivision.
(1) 9.3 Prior to issuance of any building permits, payment shall
(3) be made of all required fees including:
(6)
A. Major thoroughfare and bridge fees to Tustin Public
-- -- Works Department.
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Sanitary sewer connection fee to Irvine Ranch Water
District.
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Grading plan checks and permit fees to the
Community Development Department.
De
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Ali applicable Building plan check and permit fees
to the Community Development Department.
New development fees to the Community Development
Department.
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School facilities fee to the Tustin Unified School
District subject to any agreement reached and
executed between the District and the Irvine
Company.
Required East Tustin Facility Fees as may be
adjusted to reflect cost of living increases prior
to issuance of building permits:
1) civic Center Expansion Fee
2) Irvine Boulevard Widening Fee
3) Fire Protection Facility Fee
Payment of all applicable Assessment District 86-2
reapportionment costs as required by the City
Engineer. Reapportionment of acreage assessments
to individual subdivided lot assessment.
Within forty-eight (48) hours of approval of the
subject project, the applicant shall deliver to the
Community Development Department, a cashier's check
payable to the COUNTY CLERK in the amount of $25.00
(twenty-five dollars) pursuant to AB 3185; Chapter
Exhibit A - Conditions of Approval
Resolution No. 3204
Tentative Tract 14800
Page 17
1706, Statutes of 1990, enable the..City to file the
Notice of Determination required under Public
Resources code Section 21151 and 14 Cal. tCode of
Regulations 15094. If within such forty-eight (48)
hour period that the applicant has not delivered to
the Community Development Department t. he above-
noted check, the approval for the project granted
herein shall be considered automatically null and
void.
In addition, should the Department of Fish and Game
reject the Certificate of Fee Exemption filed with
the Notice of Determination and require payment of
fees, the applicant shall deliver to the Community
Development Department, within forty-eight (48)
hours of notification, a cashier's check payable to
the COUNTY CLERK in the amount of $850 (eight
hundred fifty dollars) pursuant to AB 3158, Chapter
1706, Statutes of 1990. If this fee is imposed,
the subject project shall not be operative, vested
or final unless and until the fee is paid.
GENERAL
(1) 10.1 Within 24 months from tentative map approval, the
Subdivider shall file with appropriate agencies, a final
map prepared in accordance with subdivision requirements
of the Tustin Municipal Code, the State Subdivision Map
Act, and applicable conditions contained herein ~nl~ss an
extension is granted pursuant to Section 9335.08 of the
Tustin Municipal Code.
(1) 10.2 Prior to Certificate of Occupancy, the Subdivider shall
record a final map in conformance with appropriate
tentative map.
(1) 10.3 Prior to final map approval:
A. Subdivider shall submit a current title report.
.
Provision for landscaping maintenance of landscape
lots, paseos and easements adjacent to project
public streets shall be the responsibility of the
adjoining property owner, owners or Merchants
Association of Tract 14800.
Exhibit A - Conditions of Approval
Resolution No. 3204
Tentative Tract 14800
Page 18
Ce
Subdivider shall submit a duplicate mylar of the
Final Map, or 8 1/2 inch by 11 inch transparency of
each map sheet prior to final map approval, and "as
built" grading, landscape and improvement plans
prior to Certificate of Acceptance.
(1) 10.4 Subdivider shall conform to all applicable requirements
of the State Subdivision Map Act, the City's Subdivision
Ordinance, in the East Tustin Specific Plan and
Development Agreement, EIR 85-2, and applicable
conditions for Tentative Tract Map 13627.
*** 1~.5 ~rior to release of building permits, all conditions of
approval of amendment to Sector 6 Conceptual Plan of the
subject project shall be complied with as shown on
Exhibit A attached to Resolution No. 3204 and
incorporated herein by reference.
JL:br
Report to the
ITEM NO. 5
Planning Commission
DATE: NOVEMBER 8, 1993
SUBJECT
TENTATIVE TRACT MAP 14800 AND AMENDMENT TO THE
CONCEPTUAL SITE PLAN FOR SECTOR 6 OF THE EAST
TUSTIN SPECIFIC PLAN
APPLICANT:
HUNSAKER & ASSOCIATES IRVINE, INC.
3 HUGHES
IRVI~E, CA 92718
THE IRVINECOMPANY
550 NEWPORT CENTER DRIVE
NEWPORT BEACH, CALIFORNIA 92660
LOCATION:
LOT 2? OF TRACT 13627
ZONING:
PLANNED COMMUNITY - COMMERCIAL,
GENERAL COMMERCIAL LAND USE DESIGNATION - EAST
TUSTIN SPECIFIC PLAN
ENVIRO~AL
STATUS:
THIS PROJECT IS COVERED BY A PREVIOUSLY-CERTIFIED
EIR (85-2), AS MODIFIED BY THE SUBSEQUENTLY-ADOPTED
SUPPLEMENT AND ADDENDA, FOR THE EAST TUSTIN
SPECIFIC PLAN
REQUEST:
1.
APPROVAL OF THE SUBDIVISION OF A 30.9. ACRE
SITE INTo FOUR (4) NUMBERED LOTS FOR
COMMERCIAL ANDHOTEL PURPOSES; AND-
,
APPROVAL OF AN AMENDMENT TO THE SECTOR 6
CONCEPTUAL SITE PLAN OF THE EA~ ~USTIN
SPECIFIC PLAN.
RECOMMENDATION
It is recommended that the Planning Commission take the following
actions-
Approve the Environmental Determination for the project by
adopt-'ng Resolution No. 3202;
·
Approve the Amendment to the Sector 6 Concept Plan by adopting
Re~clution No. 3203, as submitted or revised; and
·
Reccm~_end approval to the city Council of Tentative Tract Map
145D0 by adopting Resolution No. 3204, as submitted or
rev:sed.
ATTACHMENT B
Planning Commission Staff Report
Tentative Tract 14800 and Amendment to Sector 6 Concept Plan
November 8, 1993
Page 2
BACKGROUND
Prior to or concurrent with the submission of a subdivision map for
a given Sector (or geographical area) identified in the East Tustin
Specific Plan (ETSP), a Sector plan for the entire sector must be
submitted for Planning Commission approval. In May of 1989, the
Planning Commission originally approved a Concept Plan .for Sector
6 as part of its review and approval of Tract 13627 (Phase 4) of
the Tustin Ranch development.
The applicant, Hunsaker & Associates on behalf of The Irvine
Company, is now requesting an amendment to the original Sector 6
Concept Plan to accommodate a proposed subdivision of the Sector,
as well as to establish consistency with an amendment to the
Development Agreement approved by. the City Council in November of
1991 to relocate the required minimum 250 room hotel from Sector 12
(the Costco/Kmart site) to Sector 6. In conjunction with review
and approval of an amendment to the Sector 6 Concept Plan,
authorization to subdivide a 30.9 acre parcel to create a four (4)
lots for commercial and hotel purposes is also being requested.
Specific development plans are not being considered with this
application. Future specific site development plans would need to
be reviewed by the Community Development Department and Planning
Commission as part of the City's Design Review process pursuant to
the ETSP.
The ETSP designates the tentative tract site as General Commercial
(GC). The triangular site comprises the entire Sector 6 area
designated within the ETSP. Sector 6 is bordered by the Tustin
Ranch Road to the north with two community facility sites across
Tustin Ranch Road which will accommodate a church and intermediate
school; single family estate density residential areas are located
to the west south of Pioneer Way; and Jamboree Road bounds the
easterly frontage of the site with Portola Parkway bounding the
site to the south. A potential Community Park is proposed to be
located to the south across Portola Parkway.
A public hearing notice identifying the time, date and location of
the public hearing for the proposal was published in the Tustin
News. Property owners within 300 feet of the site were notified of
the hearing by mail. In addition, hearing notices were posted on
the property, and at the Police Department. The applicant was
informed of the availability of a staff report on this project.
Planning Commission Staff Report
Tentative Tract 14800 and Amendment to Sector 6 Concept Plan
November 8, 1993
Page 3
PROJECT DESCRIPTION/SECTOR 6 CONCEPTUAL SITE PLAN
The project site is designated in the ETSP as a General Commercial
site, which would permit the development of a community-level
retail shopping center with support services, offices, and hotel
uses. The proposed Sector 6 Conceptual Site Plan makes provisions
for the minimum 250 room hotel required by the East Tustin
Development Agreement on Lot 4 at the corner of Jamboree Road and
Tustin Ranch Road. Approximately 138,180 gross square feet is
anticipated for the hotel use. Lot 1 is Proposed to have a maximum
threshold of 175,500 gross square footage of commercial use. Lots
2 and 3 are proposed to be developed with 60,600 and 43,900 gross
square_ fog~age of office use respectiVely. Pursuant to Section
3.7.3N of the ETSP, the floor area designated to profession or
general offices shall not exceed twenty-five (25) percent of the
floor area designated for commercial uses as calculated for build-
out of the entire General Commercial site. As proposed, the gross
square footage designated as office for Lots 2 and 3 comprise
twenty-five (25) percent of the total square footage for the site.
The site is proposed to be developed in four phases. As submitted,
the Conceptual Site Plan proposes Phase 1 of future development to
be a commercial-retail center consisting of a major retail anchor
use, accessory in-line retail use, and commercial-retail or
restaurant use pad sites. Phases 2 and 3 are proposed to be a
future office and service use development. Phase 4 is proposed to
be a minimum 250 room hotel use with the customary supporting
facilities.
As previously stated, no specific development plans have been
proposed with the amendment to the Conceptual Plan for Sector 6 at
this time. All future development plans will be revi~we~ with
conformance to the East Tustin Specific Plan development standards
for commercial development. The Conceptual Site Plan illustrates
the proposed commercial-retail center to consist of two large main
buildings located to the northern portion of Lot 1. These
buildings are proposed to house the anchor and the in-line retail
tenants. The service and accessory use areas for the main
buildings are situated to the interior of the Tract along the
primary vehicular/pedestrian circulatJ.on drive. Six (6) stand
alone retail pad sites are located along the street frontages of
Jamboree Road and Portola Parkway. The future office and service
uses are illustratively shown to be located in two buildings with
associated parking areas located along the Tustin Ranch Road street
frontag~and the interior primary vehicular/pedestrian circulation
drive. The proposed hotel is illustrated to face the intersection
of Tustin Ranch Road and Jamboree Road with parking located in the
front of the building. The service area is shown located to the
south portion of the site adjacent to the interior primary
vehicular/pedestrian circulation drive.
Planning Commission Staff Report
Tentative Tract 14800 and Amendment to Sector 6 Concept Plan
November 8, 1993
Page 4
There are proposed to be a total of seven (7) vehicular access
points for the site. Three signalized major driveways are proposed
to.provide access for the site at approximate mid-block locations
along Jamboree Road, Portola Parkway and on Tustin Ranch Road
opposite the existing Pioneer Way intersection. The remaining four
accessways (one on Jamboree Road, one on Portola Parkway and two on
Tustin Ranch road) will be restricted to right-in and. right-out
turns only ....
An on-site vehicular and pedestrian circulation spine provides an
organizational framework for the circulation and development
pattern proposed for the site. Staff notes that the primary
circul~tiQD spines or drives have the potential to be a focal point
within the center providing a strong landscape design and
pedestrian character, linking the commercial center· to the adjacent
office areas, hotel and surrounding neighborhood.' A condition of
approval for the concept plan. amendment has been included in the
provided resolution, requiring future development projects to
address this area as a focal point for the center in not only
landscape and site design but also in the architectural treatments
of structures that face onto this corridor.
In May of 1989, the Planning Commission approved the concept
perimeter landscape plan for Sectors 2, 3, 4, 5 and 6 in
conjunction with Tentative Tract Map 13627. No change to the
perimeter landscapingconcept are being requested at this time. At
the time that specific development plans are submitted and
reviewed, a landscape plan illustrating the proposed Plant
materials consistent with the landscape concept plans will be
required. As shown on the approved Sector level landscape concept
plans, the General Commercial theme planting concept approved for
the perimeter of the Sector 6 project site would consf~ts--of a
variety of eucalyptus trees as parkway planting with pittosporum
and oleander as shrub planting.
TENTATIVE TRACT MAP
The' proposed subdivision site is approximately 30.96 acres and is
proposed to be subdj.vided into four (4) lots. While no minimum lot
size or building site requirements are contained in the ETSP, lots
range in size form 4.2 acres (Lot 3) to 14.4 acres for Lot 1.
The site is relatively flat and has been mass graded as part of the
grading For Tract 13627, the Sector level map. The rough grading
plans indicate a grade change of approximately twenty (20) feet
across the site from north to south and a grade change of
approximately one (1) foot across the site from east to west. The
lowest point of grade on the site is located in the southern corner
of the site. Minor grading is proposed tc create the proposed
Planning Commission Staff Report
Tentative Tract 14800 and Amendment to Sector 6 Concept Plan
November 8, 1993
Page 5
lots. The existing drainage on the site, as established with the
approved mass grading and drainmge of Tract 13627, sheet drains
across the site to an existing on-site drainage inlet at the
southern most corner .of the site. With this application, the
drainage pattern will not have to be modified. At the time of
specific development plans, additional grading and drainage plans
shall be submitted for review and approval.
The Planning Commission has previously requested on future
commercial sites that at least some level of perimeter landscaping
be installed on the site as a condition of final map approval,
where phasing on construction was going to result in delay of.
develo~men~ on portions or all of the site. This was conditioned
for the Costco/Kmart site as well as the interim marketing/sales
office for Tustin Ranch housing developments at Jamboree Road and
Irvine Boulevard. In the case of Costco/Kmart permanent perimeter
landscape improvements were installed consistent with the Sector
level landscape concept plans with some temporary accommodations
along E1 Camino Real behind Kmart. The marketing/sales office, on
the other hand was only required to install temporary interim
landscaping. The Irvine Company has indicated at this time that
they de not'wish to install any landscaping in conjunction with
their subdivision request for the property. Staff believes that
sOme level of perimeter landscaping should be required in
conjunction with the Commission's approval of the project.
Possible alternative conditions are noted below. At the
Commission's direction staff will be prepared to incorporate either
alternative into the attached resolution.
Temporary landscape treatment
*** 3.6 Prior to recordation of the final map, the ~6bd~vider
shall provide a minimum level of temporary perimeter
landscaping and irrigation adjacent to all public rights-
of-way. The treatment shall include temporary fencing
with mesh screening, ~berming and ground cover to provide
a temporary edge treatment, subject to the approval of
the Community Development Department Director, until such
time that specific development plans are approved and
construction commences. The subdivider shall submit for
review and approval a landscape and irrigation plan prior
to approval of the Final Map.
Permanent landscape treatment
*** 3.6 Prior to recordation of the final map, the subdivider
shall provide permanent perimeter landscaping and
irrigation adjacent to all public rights-of-way. The
permanent treatment provided shall be consistent in
design with the approved Sector 6 landscape concept
Planning Commission Staff Report
Tentative Tract 14800 and Amendment to Sector 6 Concept Plan
November 8, 1993
Page 6
plans. The treatment shall include berming required per
the Concept Plan, informal groupings of required concept
trees and ground cover or turf to provide a permanent
edge treatment, subject to the approval of the Community
Development Department Director. The subdivider shall
.submit for review and approval a landscape and irrigation
plan prior to approval of the Final Map.
The statement of overriding considerations adopted as part of the
Certification for EIR 85-2 indicated that additional specific
mitigation measures may'be required in conjunction with subsequent
'technical studies required for further discretionary actions.
Theref~re,oin addition to the analysis and information contained in
EIR 85-2, it's supplements and addendum, a focus traffic analysis,
TT 14800 Traffic Analysis dated September 10, 1993, was prepared by
Austin-Foust Associates, Inc. to address specific issues related to
circulation of the project area and surrounding traffic zones.
This traffic study is included a part of the required Environmental
Initial Study for the project (Attachment A).
The study analyzed the existing and future traffic volumes, site
access, circulation, parking and loading requirements for
conceptual square footage established for the proposed project.
Table III-1 of the report identifies a total trip generation for
the proposed project of 16,728 average daily trips (ADT). The
report further illustrates~that the proposed project results in a
reduction of 4,392ADT compared to the assumptions~contained in the
supplemental EIR for the East Tustin Development Agreement and a
reduction of 6,874 ADT compared to information contained in the
original EIR 85-2 for the ETSP.
The report identified several locations which, at th&' t~me of
specific site development, will be required to provide adequate
storage lanes for traffic turning movements and signalize entry
driVes. These identified improvements and modifications will
facilitate the future circulation conditions at the project site.
A condition of approval has been included in the provided
resolution requiring a reciprocal access and parking easement on
all proposed lots to ensure that the future development functions
as one site.
As previously mentioned,, specific development plans have not been
submitted. At such time that plan are submitted for review
additio~l traffic study may be required to ensure the specific
development plan fall within the scope of the traffic study
reviewed with this application.
The report analyzed the existing and future traffic volumes, and
site access. The report does identify several nodifications to the
right-of-way and access to the site that the property owner will be
Planning Commission Staff Report
Tentative Tract 14800 and Amendment to Sector 6 Concept Plan
November 8, 1993
Page 7
required to implement in conjunction with the development of this
project. These improvements will be necessary to ensure that the
previously certified EIR 85-2, supplements and addendum adequately
address the environmental impacts of this project.
The Public Works Department has also identified the need for
additional right-of-way dedication and public improvements along
the Jamboree frontage of the project site. At this time, the
necessary right-of-way and improvements to establish Jamboree Road
to it's full major arterial designation are not .in place. The
following dedications and improvements will be required as
conditions of approval for the tentative tract map:
1. Dedication of an additional five (5) feet of street right-of-
way along the Jamboree Road frontage from Portola Parkway to
approximately 650 feet northerly of Porto la Parkway and
tapering from that point and joining the existing right-of-way
line at approximately 950 feet northerly of Portola Parkway.
·
Widening Jamboree Road to provide for three, 12-foot wide,
southbound travel lanes plus an 8-foot wide bike lane within
the limits stated above.
·
Construction of the traffic signal and interconnect at the
Jamboree Road access location.
·
Modify the existing median along Jamboree Road to provide a
left turn lane into this development, to include modifications
to the existing median landscape and irrigation system.
5
Ail traffic signing and striping modifications required along
Jamboree Road as a result of the Jamboree R~d ~treet
widening, traffic signal installation and left turn lane
construction.
·
Additional right-of-way dedication for the required bus
turnout an improvements will be necessary.
In April 1991, the Tustin City Council adopted Ordinance No. 1062,
requiring all commercial projects exceeding 100,000-square feet to
develop a Transportation Demand Management (TDM) program. The
purpose of the program is to reduce vehicle trips to the site in
order to obtain a 1.5 average vehicle ridership. The Ordinance
require~ the plan to be reviewed and approved by the City Traffic
Engineer prior to the issuance of building permits for any phase of
the project. A proposed condition of approval requires such a plan
for the project.
The Environmental Impact Report for the ETSP also requires the City
to encourage the use of alternate transportation modes by promoting
Planning Commission Staff Report
Tentative Tract 14800 and Amendment to Sector 6 Concept Plan
November 8, 1993
Page 8
public transit. A bus stop turnout is proposed with the future
project and is to be located on Jamboree Road south of the
intersection of Tustin Ranch Road and Jamboree Road.
FIRE DEPARTMENT ISSUE
The Orange County Fire Department has proposed to include as a
condition of approval to require pre-emption systems at the
following intersections: Jamboree Road and Portola Parkway;
Portola Parkway and Tustin Ranch Road; and Jamboree Road and Tustin
Ranch Road.
A pre-e--mp~lon system is a system which enables an authorized
vehicles to select and activate signalized intersections for
momentary right-of-way. This is accomplished through either
optical, electrical or radio transmitted signals activated from the
authorized vehicle to the equipped signal. Once the authorized
vehicle crosses the intersection, the intersection returns to it's
ruutine sequencing.
Currently, the City of Tustin Public Works Department and City
Council has taken the position that emergency vehicle traffic
signal.pre-emption is not essential for the safety and welfare of
the City. There are concerns with the impacts of a traffic signal
pre-emption system on a sophisticated, coordinated traffic signal
systems such as the system currently in place in the City of
Tustin. Also, there could be liability issues that the City would
be concerned with if a traffic signal pre-emption system was
implemented citywide.
The City Manager's office, in a letter (Attachment B) prepared to
the Orange County Transportation Authority, has requested further
analysis of the need for traffic signal pre-emption prior to a
commitment by the City to implement emergency vehicle traffic sign
pre-emption city-wide.
Given the concerns of the Engineering Division and previous actions
by the City Manager, Staff has not included the Fire Department's
Condition to require traffic signal pre-emption equipment.
The Fire Department is considered a responsible agency in the
review of subdivision proposals and has the ability to recommend
conditions and design solutions. The Fire Department's proposed
conditio~'for pre-emption equipment is not considered a Fire Code
requirement; therefore, the Planning Commission and City Council
have full discretion on this matter.
Should the Planning Commission wish to include a condition
regarding the pre-emption devices the following condition should be
Planning Commission Staff Report
Tentative Tract 14800 and Amendment to Sector 6 Concept Plan
November 8, 1993
Page 9
added to Resolution No. 3204.
"(5) 5.6 Prior to the recordation of the appliCable final tract
map/parcel map as determined by the Fire Chief, the
subdivider shall enter into an agreement with the City of
Tustin for the installation of traffic signal preemption
equipment for the following location(s): Jamboree Road
and Portola Parkway; Portola Parkway and Tustin Ranch
Road; and Jamboree Road and Tustin Ranch Road. Said
agreement shall be accompanied by financial security.
After one (1) year from the date of posting of the land,
the Fire Chief shall determine whether the traffic signal
_ ..preemption equipment is to be installed or the bond
released. Language to this effect shall be included in
the agreement."
ENVIRONMENTAL ANALYSIS
An Initial Study was prepared for the project, a copy of which is
attached. The site is within the specific plan area evaluated
under previously certified Environmental Impact Report 85-2,
including all supplements and addenda. An initial study was
prepared to evaluate the proposal against the findings of EIR 85-2,
it's supplements and addendum. Review of Tentative Tract Map
14800, as well as EIR 85-2, it's supplements and addendum, has
determined that environmental issues relating to this project have
been adequately addressed. Appropriate mitigating measures
identified in EIR 85-2, it's supplements and addendum are included
as conditions of approval for the project. With this information
in mind, it is recommended that the Commission make the finding
that requirements of the California Environmental Quality ACthave
been met and that no further environmental review is required.
CONDITIONS OF APPROVAL
A list of conditions of approval is included within the attached
Resolutions. Outside of other specific issues discussed in this
report, conditions of approval are standard conditions required by
either the Specific Plan, other applicable municipal codes, the
approved Development Agreement for the project area, or
requirements of City Departments or outside reviewing agencies.
CONCLUSION
Given the analysis conducted by the Community Development
Department and in consideration of comments from other agencies and
the public, it is concluded that the proposed project meets the
requirements of the East Tustin Specific Plan, the Subdivision Map
Act, as adopted, and the California Environmental Quality Act.
Planning Commission Staff Report
Tentative Tract 14800 and Amendment to Sector 6 Concept Plan
November 8, 1993
Page 10
With the inclusion of conditions of approval listed in Resolution
Nos. 3202, 3203 and 3204, it is recommended that the Commission
recommend to the City Council approval of Tentative Tract Map 14800
and approve the amendment to the Sector 6 Conceptual Site Plan of
the East Tustin Specific Plan.
Joann S. Lehmer
Associate Planner
Director of Community Development
Attachments:
Location Map
A - Initial Study and Traffic Analysis
B - September 13, 1993 letter to the Orange County
Transportation Authority
Tentative Tract Map 14800
Sector 6 Conceptual Site Plan
Resolution Nos. 3202, 3203 and 3204
CAS: JSL: br\t t 14800. j s t
CITY OF TUSTIN
Community Development Department
ENVIRONMENTAL INITIAL STUDY FORM
Ie
Background
HUNSAKER & ASSOCIATES ON BEHALF OF
1. Name of Proponent THE IRVIN~ COMPANY
.
Address and Phone N,~mber of Proponent
550 NEWPORT CENTER DRIVE, P.0. BOX I
II.
NEWPORT BEACH~ CA' 92658-8904
3. Date of Checklist Submitted
4. -- Agency Requiring Checklist CITY OF TUSTIN
5. Name of proposal, if applicable TENTATIVE TRACT MAP 14800
Environmental Impacts
(Explanations of all "yes" and "maybe" answers are required on
attached sheets.)
.
Earth. Will the proposal result in:
Yes Maybe No
ae
Unstable earth conditions ~r in
changes in geologic substructures?
be
Disruptions, displacements, compaction
or overcovering of the soil?
C.
Change in topography or ground surface
relief features?
de
The destruction, covering or
modification of any unique geologic
or physical features?
ee
Any increase in wind or water erosion
of soils, either on or off the site?
f~
Changes in deposition or erosion of
beach sands, or changes in siltation,
deposition or erosion which may modify
the channel of a river or stream or the
bed of the ocean or any ban, inlet or
lake?
ATTACHMENT
ge
Exposure of people or property to
geologic hazards such as earthquakes,
landslides, mudslides, ground failure,
or similar hazards?
2. Air. Will the proposal result in:
ae
Substantial air emission or
deterioration of ambient air quality?
b. The creation of objectionable odors?
Ce
Alteration of air movement, moisture,
or temperatures, or any.change in
climate, either locally or regionally?
3. --W~er. Will the proposal result in:
ae
Changes in currents, or the course
of direction of water movements,
in either marine or fresh water?
be
Changes in absorption rates,
drainage patterns, or the rate and
amount of surface runoff?
Ce
Alterations to the course or flow
of floodwaters?
de
Change in the amount of surface
water in any water body?
eo
Discharge into surface waters,
or in any alteration of surface water
quality, including but not limited
to temperature, dissolved oxygen or
turbidity?
fe
Alteration of the direction or rate
of flow of ground waters?
ge
Change in the quantity of ground
waters, either through direct additions
or withdrawals, or through interception
of an aquifer by cuts or excavations?
h~
Substantial reduction in the amount of
water otherwise available for public
water supplies?
Yes Maybe No
e
Se
~
e
Yes Maybe No
Exposure of people or property to
water related hazards such as flooding
or tidal waves?
Plant Life. Will the proposal result in:
ae
be
Change in the diversity of species, or
number of any species of plants (including
trees, shrubs, grass, crops, and aquatic
plants)?
Reduction of the numbers of any unique,
rare or endangered species of plants?
Introduction of new species of plants
into an area, or in a barrier to the
normal replenishment of existing
species?
de
Reduction in acreage of any
agricultural crop?
Animal Life. Will the proposal result in:
Change in the diversity of species, or
numbers of any species of animals (birds,
land animals including reptiles, fish and
shellfish, benthic organisms or insects)?
be
Reduction of the numbers of any unique,
rare or endangered species of animals?
Ce
Introduction of new species of animals
into an area, or result in a barrier to
the migration or movement of animals?
de
Deterioration to existing fish or
wildlife habitat?
Noise. Will the proposal result in:
a. Increases in existing noise levels?
be
Exposure of people to severe noise
levels?
Light and Glare. Will the proposal produce
new light or glare?
Yes Maybe No
e
·
Land Use. Will the proposal result in
a substantial alteration of the Present
or planned land use of an area?
Natural Resources. Will the proposal
result in:
a·
Increase in the rate of use of any
natural resources?
be
Substantial depletion of any
nonrenewable natural resource?
10.
Risk of Upset.. Will the proposal involve:
A risk of an explosion or the release
of hazardous substances (including, but
not limited to, oil, pesticides, chemicals
or radiation) in the event~of an accident
or upset conditions?
11.
be
Possible interference with an
emergency response plan or an
emergency evacuation plan?
Population. Will the proposal alter
the location, distribution, density, or
growth rate of the human population of
an area?
12.
13.
Housing. Will the proposal affect
existing housing, or create a demand
for additional housing?
Transportation/Circulation-
proposal result in:
Will the
a·
Generation of substantial additional
vehicular movement?
be
Effects on existing parking facilities,
or demand for new parking?
C~
do
Substantial impact upon existing
transportation systems?
Alterations to present patterns of
circulation or movement of people
and/or goods?
Yes Maybe No
14.
15.
16.
e. Alterations to waterborne, rail or
air traffic?
f. Increase in traffic hazards to motor
vehicles, bicyclists or pedestrians?
Public Services. Will the proposal have
an effect upon, or result in a need for new
or altered governmental services in any of
the following areas:
a. Fire protection?
b. Police protection?
c. Schools?
d. Parks or other recreational facilities?
e. Maintenance of public facilities,
including roads?
f. Other governmental services?
Energy. Will the proposal result in:
a. Use of substantial amounts of fuel or
energy?
b. Substantial increase in demand upon
existing sources of energy, or require
the development of new sources of
energy?
Utilities. Will the proposal result in a _.
need for new systems, or substantial
alterations to the following utilities:
a. Power or natural gas? ~"'
b. Communications svstems? "
--
c. Water?
d. Sewer or septic tanks?
Storm water drainage?
Solid waste and disposal?
ee
17.
18.
19.
20.
21.
Human Health. Will the proposal
result in:
ae
Creation of any health hazard or
potential health hazard (excluding.
mental health)?
bo
Exposure of people to potential
health hazards?
Solid Waste. Will the proposal create
additional solid waste requiring disposal
by the City?
Aesthetics. Will the proposal result in
the obstruction of any scenic vista or view
o~%n to the public, or will the proposal
result in the creation of an aesthetically
offensive site open to public view?
Recreation. Will the proposal result in an
impact upon the quality or quantity of
existing recreational opportunities?
Cultural Resources
Will the proposal result in the
alteration of or the destruction of
a prehistoric or historic ~rchaeological
site?
0
Will the proposal result in adverse
physical or aesthetic effects to a
prehistoric or historic building,
structure, or object?
Ce
Does the proposal have the potential
to cause a physical change which
would affect unique ethnic cultural
valueS?
de
Will the proposal restrict existing
religious or sacred uses within the
potential impact area?
Yes Maybe No
Yes Maybe No
22. .Mandatory Findings of Significance.
Se
Does the project have the potential to
degrade the quality of the environment
substantially reduce, the habitat of a
fish or wildlife spe6ies, cause a. fish or
wildlife population to drop below Self
sustaining levels, threaten to eliminate
a plant or animal community, reduce the
number or restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major periods
of California history or prehistory?
be
Does the project have the potential to
achieve short-term, to the disadvantage of
long-term, environmental goals? (A short-
term impact on the environment is one
which occurs in a relatively brief, definitive
period of time while long-term impacts will
endure well into the future).
Ce
Does the project have impacts which are
individually limited, but cumulatively con-
siderable? (A project may impact on two
or more separate resources where the impact
on each resource is relatively small, but
where the effect of the total of those
impacts on the environment is significant.)
!
'-/
Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or
indirectly?
III. Discussion of Environmental Evaluation
SEE ATTACHED PART III
IV. Determination
(To be completed by the Lead Agency)
SEE ATTACHED PART iV
PART III- DISCUSSION OF ENVIRONMENTAL EVALUATION
EXHIBIT A
INITIAL STUDY RESPONSES
FOR TENTATIVE TRACT 14800
BACKGROUND
.
The purpose of this initial study is to determine if EIR 85-2,
which was previously certified on March 17, 1986, and subsequently
amended with supplements and addenda for the East Tustin Specific
Plan (ETSP), adequately addresses any potential impacts of the
proposed project and, therefore, can serve as a Program EIR for the
proposed project.
EIR 85-2 as subsequently amended with supplements and addenda
identified several impact categories where a Statement of
Overriding Consideration was adopted by the City for the entire
ETSP area.-- For the purposes of this initial study check list,
these 'items have been checked "Yes". Mitigation measures
identified in the EIR to minimize the impacts that would be
applicable to this project have been identified.
EIR 85-2 as subsequently amended with supplements and addenda also
identified several impact categories where impacts could be
lessened to a level of insignificance with the imposition of
mitigation measures. For the purposes of this initial study check
list, these items have been checked "No" and the mitigation
measures identified in the EIR that would be applicable to this
project have been identified.
Impact categories not. identified to have a potential impact in EIR
85-2 as subsequently amended with supplements and addenda have been
checked ~'No" and were reviewed to ensure that no new impacts would
be created by the project. Since the ETSP included a variety of
uses, ie: residential, community facilities, and commercial use,
some of the impact categories may not be applicable. _.
The applicant, Hunsaker & Associates on behalf of The Irvine
Company, is requesting authorization to subdivide a 30.9 acre
parcel, Lot 27 of Tract 13627, creating four (4) lots for
commercial and hotel purposes, while conceptual Sector level site
plans are included as part of the subject project, specific
development plans are not being considered with this application.
Future specific site development plans would result in, at minimum,
p].ans to be reviewed by the Community Development Department and a
separate environmental review as part of the City's Design Review
process. In this connection, appropriate mitigation measures and
mitigation monitoring in response to the site specific plans and
modifications would be developed at the time of any subsequent
reviews.-- The subdivision of this property and subsequent
development is governed by the regulations adopted by the ETSP and
the City's Grading Ordinance.
Exhibit A, Initial Study Responses
Tentative Tract Map 14800
November 2, 1993
Page 2
The ETSP designates the project site as General-Commercial (GC).
The triangular site comprises the entire Sector 6 area designated
within the ETSP. The site is bordered by the Tustin RanchRoad to
the north with Lot 13 of Tract 13627 - estate density, single
family residential units, Lot 20 of Tract 13627 - a potential
church facility, and Lot 19 of Tract 13627 - a .potential
intermediate school site located across Tustin Ranch Road.
Bordering on the southeast of the site is Jamboree Road; Portola
Parkway to the southwest; and Lot 23 of Tract 12870 - a potential
Community Park is located across Portola Parkway.
1. EARTH
Items B, and C - "Yes": The project site is within the ETSP
project area and is primarily flat. The site has been mass
graded in accordance with the sector level map, Tract 13627.
Minor grading will be required to prepare the site for future
construction. Applicable conditions of approval of Tract
13627 will incorporate mitigation measures identified in the
certified EIR 85-2, it's supplements and addendum as part of
Tentative Tract 14800. Mitigation measures identified in EIR
85-2, it's supplements and addendum related to grading impacts
would also be implemented at the time subsequent specific
development plans are considered.
Items A, D, E, F, and G - "No": The project site is. within
the ETSP area for which the certified EIR 85-2, it's
supplements ~and addendum identified impacts to the project
site related to the necessary grading activity that would
occur in order to accommodate the various types of deg~lo~ment
and the resultant change to existing landform and topography
of the area. Consequently, mitigation measures were
identified in EIR85-2, it's supplements and addendum and were
implemented during mass grading of Tract 13627. Additional
conditions of approval related to construction activities will
be added to this project. Mitigation measures identified in
EIR 85-2, it's. supplements and addendum ~'elated to grading
impacts would also be implemented at the time subsequent
specific development plans are considered.
Sources: Field Verification
Submitted Plans
-- Tustin City Code
Certified EIR 85-2
East Tustin Specific Plan
Exhibit A, Initial Study Responses
Tentative Tract Map 14800
November 2, 1993.
Page 3
Mitiqation/Monitorinq Required: A detailed soils engineering
report and grading plans for the site are required as a
condition of approval to ensure that all grading activities on
the site minimize the grading impacts.
e
AIR
Item A - "Maybe": The program EIR finds that development
within the ETSP will result in. an incremental degradation of
air quality in conjunction with other past, present and
reasonably foreseeable future projects. A Statement of
Overriding Considerations was prepared to address necessary
compromises for the overall benefit of the ETSP area and
region, Applicable conditions of approval will be required
for the project to meet all applicable mitigation measures, as
required by the certified EIR 85-2, it's supplements and
addendum. Mitigation measures identified in EIR 85-2, it's
supplements and addendum related to air quality impacts, such
as encouraging the use of alternate transportation modes,
providing direct connections of bicycle and pedestrian
circulation facilities with neighborhood activity modes, and
the encouraging of ridesharing would also be implemented at
the time subsequent specific development plans are considered.
Items B, and C - "No": The certified EIR 85-2, it's
supplements and addendum identified impacts to the project
site related to the proposed development and the resultant
negative effects to air quality. Consequently, mitigation
measures were identified in EIR 85-2, it's supple~nt~ and
addendum and this proposal has incorporated those measures
related to air quality into either the submitted plans or will
be included in the conditions of approval, for the subject
project. Mitigation measures identified in EIR 85-2, it's
supplements and addendum related to air quality impacts would
also be implemented at the time subsequent specific
development plans are considered.
Sources: Field Verification
Submitted Plans
Tustin City Code
Certified EIR 85-2
East Tustin Specific Plan
Mitiqation/Monitorinq Requlred: Construction activity dust
generation shall be reduced through regular watering as
required by the SCAQMD Rule 403. Additionally, applicable
Exhibit A, Initial Study Responses
Tentative Tract Map 14800
November 2, 1993
Page 4
mitigation measures encouraging use .of alternative
transportation methods have been incorporated into the subject
project through the inclusion of a bus turnout -located
adjacent to the subject site along Jamboree Road. These
measures as identified in certified EIR 85-2, it's supplements
and addendum, as applicable, have been incorporated into the
project as submitted or will be incorporated as conditions of
approval at the time subsequent specific development plans are
considered.
~
Items B, C and F - "Yes": This project site is within the
ETSP area for which the certified EIR 85-2, it's supplements
and addendum identified impacts to surface runoff, drainage
flows, water quality and water percolation. The impacts
associated with this project are no greater than those
previouslY evaluated in the EIR 85-2, it's supplements and
addendum. The City Council considered the benefits of the
specific plan and balanced those benefits against the plan's
unavoidable effects. A Statement of Overriding
Considerations was adopted for the ETSP. The certified EIR
85-2, it,s supplements and addendum identified impacts to the
project site related to the proposed development and the
resultant negative effects to water quality. Applicable
mitigation measures were identified in EIR 85-2, it's
supplements and addendum. This proposal has incorporated
those measures related to water quality into either the
submitted plans or will be included in the conditions of
approval for the subject project. Mitigation -~ea~ures
identified in EIR 85-2, it's supplements and addendum related
to surface runoff, drainage flows, water quality and water
percolation would also be implemented at the time subsequent
specific development plans are considered.
Items A,D~ E, ~. H, and I - "No": The project site is within
the ETSP area. The certified EIR 85-2, it's supplements and
addendum identified impacts to the project site related to the
proposed development and the resultant negative effects to
water quality. Applicable mitigation measures were identified
in EIR 85-2, it's supplements and addendum. This proposal has
incorporated those measures related to water quality into
either the submitted plans or will be included in the
conditions of approval, where applicable, for the subject
project. Mitigation measures identified in EIR 85-2, it's
supplements and addendum related to changes to water course
Exhibit A, Initial study Responses
Tentative Tract Map 14800
November 2, 1993
Page 5
direction, amount of surface water, discharge into surface
waters, ground waters, reduction of amount of water, and
exposure to water hazards would also be implemented at the
time subsequent specific development plans are considered.
Sources: Field Verification
Submitted Plans
Tustin city Code
Certified EIR 85-2
East Tustin Specific Plan
Mi~iqation/Monitorinq Required: Mitigation measures
identified in certified EIR 85-2, it's supplements and
addendum, including plans to accommodate increased runoff
flows associated with the proposed developments by
incorporating on-site and off-site drainage improvements,
providing erosion control measures and developing appropriate
pollution control plans have been incorporated into the
project as submitted or will be incorporated as.conditions of
approval· Erosion control measures will be developed and
incorporated into final grading plans for the project to
minimize potential increases in erosion and sediment transport
during the'short-term construction phases.
·
PLANT LIFE
Items A, B, C and D - "No": The project site has been rough
graded, and is presently vacant. The certified EIR 85-2, it's
supplements and addendum identified impacts to the project
site related to the proposed development and the ~%su'itant
negatiVe effects to plant life. Applicable mitigation
measures were identified in EIR 85-2, it's supplements and
addendum. This proposal has incorporated those measures
related to plant life into either the submitted plans or will
be included in the conditions of approval, where applicable,
for the subject project. Mitigation measures identified in
EIR 85-2, it's supplements and addendum related to plant life
would also be implemented at the time subsequent specific
development plans are considered.
Sources: Field Verification
Submitted Plans
Tustin city Code
Certified EIR 85-2
East Tustin Specific Plan
Exhibit A, Initial Study Responses
Tentative Tract Map 14800
November 2, 1993
Page 6
Mitigation/Monitorinq Required: Mitigation-measures require
revegetation on graded and cut-and-fill areas where structures
or improvements are not constructed, with consideration given
to the use of drought-tolerant plant materials, especially
those native to the foothills and coastal plains of Southern
California. These mitigation measures have been incorporated
into the project as submitted, or will be incorporated as
conditions of approval, as apPlicable.
5. ANIMAL LIFE
It~ms'~ throuqh D - #No": The project site is within theETSP
area. The certified EIR 85-2, it's supplements and addendum
identified impacts to the project site related to the proposed
development and the resultant negative effects to animal life.
Applicable mitigation measures were identified in EIR 85-2,
it's supplements and addendum. This proposal has incorporated
those measures related to animal life into either the
submitted plans or would be included in the conditions of
approval, where applicable, for the subject project.
Mitigation measures identified in EIR 85-2, it's supplements
and addendum related to animal life would also be implemented
at the time subsequent specific development plans are
considered.-
Sources: Field Verification
Submitted Plans
Tustin City Code
Certified EIR 85-2
East Tustin Specific Plan
Mitigation/Monitorinq Required: Those measures identified in
certified EIR 85-2, it's supplements and addendum, including
revegetation of the site, will be'incorporated as conditions
of approval, as applicable, at the time subsequent specific
development plans are considered.
6. NOISE
Item A - "Yes": Subsequent development of the site would
result in short-term construction noise impact, and a long-
term increase in the ambient noise levels in and around the
pro~ect site as a result of increased vehicles in the area.
The City Council considered the benefits of the ETSP original
program EIR and balanced those benefits against the project's
unavoidable effects. A statement of Overriding Considerations
was adopted for the ETSP. Mitigation measures addressing the
Exhibit A, Initial study Responses
Tentative Tract Map 14800
November 2, 1993
Page 7
acoustic environment'were identified in the.program EIR, and
are included in the submitted project, or would be conditions
of approval, as applicable. Mitigation measures identified in
EIR 85-2, it's supplements and addendum related to acoustic
environment would also be implemented at the time subsequent
specific development plans are considered.
Item B - "No": The project site is within the East Tustin
Specific Plan area and the certified EIR 85-2, 'it's
supplements and addendum identified impacts to the project
site related to the proposed development and the resultant
negative effects of noise. Consequently, mitigation measures
were identified in EIR 85-2, it's supplements and addendum.
This proposal has incorporated those measures related to noise
into the submitted plans or they will be included in the
conditions of approval, where applicable, for the subject
project. Mitigation measures identified in EIR 85-2, it's
supplements and addendum related to acoustic environment would
also be implemented at the time subsequent specific
development plans are considered. ..
Sources: Field Verification
Submitted Plans
Tustin City Code
Certified EIR. 85-2
East Tustin Specific Plan
.
Mitiaation/Monitorinq Required:. Mitigation measures included
in the program EIR required additional studies to identify
exterior noise levels to ensure compliance with city Noise
Ordinance. In additiOn, the City's Noise Ordinance'No~ 828
has specific requirements in regard to construction noise.
Those measures identified in certified EIR 85-2, it's
supplements and addendum and the City of Tustin Ordinance No.
828 relating to levels of construction noise have been
incorporated into the project as submitted or will be
incorporated as conditions of approval for the subject.
project.
e
LIGHT AND GLARE
"Yes": The future commercial -development would create a
additional light. The light~.hg from the signs, pedestrian
safety lights and decorat%ye Wall lights will have a
significant impact. The project site~is Within the ETSP Area
in which the program EIR and Addendum addresses the impact of
Exhibit A, Initial Study Responses
Tentative Tract Map 14800
November 2, 1993
Page 8
commercial development and the resultant negative effects from
light and glare. The City Council considered the benefits of
the specific plan and balanced those benefits against the
project's unavoidable effects. A Statement of Overriding
Considerations was adopted for the specific plan. Mitigation
measures were identified in EIR 85-2, it's supplements and
addendum. Mitigation measures identified in EIR 85-2, it's
supplements and addendum related to light and glare would also
be implemented at the time subsequent specific development
plans are considered.
S~uroes: Field Verification
Submitted Plans
Tustin City Code
Certified EIR 85-2
East Tustin Specific Plan
·
Mitigation/Monitorinq Required-: Conditions of approval for
the project will require.submittal of a lighting plan for any
specific development ont eht site and prohibits lights that
create any glare or have a negative impact on adjoining
properties.
e
LAND USE
"Yes": The project site is within the ETSP area for which the
certified EIR 85-2, it's supplements and addendum identified
impacts to the project site related to the proposed
development and the resultant negative effects of land use.
The program EIR identifies that the development of th~ project
site would result in the gradual conversion of existing open
space into urban use. The City Council considered the
benefits of the specific plan and balanced those benefits
against the project's unavoidable effects. A Statement of
Overriding Considerations was adopted for the specific plan.
This project is consistent with the planned land uses within
the East Tustin Specific Plan.
Sources: Field Verification
Submitted Plans
Tustin City.Code
Certified EIR 85-2
-- East Tustin Specific Plan
Mitiqation/Monitorinq Required: Adherence to and compliance
with the guidelines and provisions of the ETSP, which address
Exhibit A, Initial study Responses
Tentative Tract Map 14800
November 2, 1993
Page 9
building height, building setbacks, parking requirements, and
other site development standards, would ensure that any future
development of the subject site complies with mitigation
measures specified in the certified EIR 85-2, it's supplements
and addendum. A condition will be added to the Tract Map
requiring that these guidelines and provisions be implemented
at the time subsequent specific development plans are
considered.
e
1TATUR~L RESOURCES
Items A and B - "No": The EIR for the project area did not
identify any impacts related to negative effects on natural
resourcesas a result of development. Measures to mitigate
potential adverse impacts to the entire specific plan area
were identified in EIR 85-2 and recommended for
implementation. However, no project specific mitigation
measures were identified. There are no significant new
environmental impacts created by the proposed project which
were not considered in the previous program EIR 85-2 and
additionally referenced documents.
Sources: Field Verification
Submitted Plans
Tustin City Code
Certified EIR 85-2
East Tustin Specific Plan
Mitiqation/Monitorinq Required:. No mitigation mea~re~ are
required.
10. RISK OF UPSET
Items A and B - "No": The project site is within the Specific
Plan area for which the certified EIR 85-2, it's supplements
and addendum identified no impacts to the project site related
to the proposed development and the resultant negative effects
from risk of upset.
Sources: Field Verification
Submitted Plans
Tustin City Code
Certffied EIR 85-2
East Tustin Specific Plan
Exhibit A, Initial Study Responses
Tentative Tract Map 14800
November 2, 1993
Page 10
Mitiqation/Monitorinq Required: No mitigation measures are
required for this project. '
11. POPULATION
"Yes" This project site is within the ETSP area for which the
certified EIR 85-2, it's supplements and addendum identified
impacts from the plan on population. The City Council
considered the benefits of the specific plan and balanced
those benefits against the project's unavoidable effect. A
Statement of Overriding Consideration was adopted for the
specific plan. Consequently, mitigation measures were
identified in EIR 85-2, it's supplements and addendum.
Development of the proposed site would not add population to
the East Tustin area since it is a commercial project. The
project would provide a service to the existing and planned
population.
Sources: Field Verification
Submitted Plans
Tustin City Code
Certified EIR 85-2
East Tustin Specific Plan-
Mitiqation/Monitorinq Required:. No mitigation measures are
required.
12. HOUSING
"NO": This project site is within the ETSP area for which the
certified EIR 85-2, it's supplements and addendum identified
impacts on housing. Mitigation measures were identified in
EIR-85-2, it's supplements and' addendum relating to new
housing developments. Since this project is a commercial
development and there will not be any impacts on housing and
no mitigation measures are required.
Sources: Field Verification
Submitted Plans
Tustin City Code
Certified EIR 85-2
-- East Tustin Specific Plan
Mitiqation/Monitoring Required: No mitigation measures are
required.
Exhibit A, Initial Study Responses
Tentative Tract Map 14800
November 2, 1993
Page 12
supplements and addendum identified impacts, related to the
proposed development and the resultant negative effects to
transportation/circulation. Mitigation measures were
identified in EIR 85-2, it's supplements and addendum. This
proposal has incorporated those measures related to
transportation and circulation into the submitted' plans or
they will be included in the conditions of approval, where
applicable, for the subject project.
Sources: Field Verification
Submitted Plans
-- -- Tustin City Code
Certified EIR 85-2
East Tustin Specific Plan
Mitiqation/Monitorinq Required: Conditions of approval
require that this project shall meet the requirements of the
ETSP, and the Tustin City Code in relation to interior
circulation. Furthermore, the development of the East Tustin
arterial street system in accordance with the Circulation Plan
of the East Tustin Specific Plan will ensure that the
development of this project complies with mitigation measures
specified in the certified EIR 85-2, it's supplements and
addendum.
Mitigation measures identified in EIR 85-2, it's supplements
and addendum related to circulation and parking will be
conditioned now and will be implemented at the time subsequent
specific development plans proceed. On-site modifications
identified in the Traffic Study and conditions of_~pp~oval
include: dedication of additional street right-of-way along
the Jamboree Road frontage; widening of Jamboree Road to
provide for three, 12-foot wide, southbound travel lanes plus
an 8-foot wide bike lane within the limits of Jamboree Road
right-of-way; modification to tke existing median alonq
Jamboree Road to provide a left turn lane into the proposed
development; proposed signalized access entries located at
Pioneer Way, along Portola Parkway, and Jamboree Road; and
provide adequate stacking provisions for the proposed project.
14. PUBLIC SERVICES
Items A throuqh F - "Yes": The subject site is within the
SpeCific Plan area for which the certified EIR 85-2, it's
supplements and addendum identified potential impacts from the
proposed development and the resultant negative effects to
public services. The City Council considered the benefits of
Exhibit A, Initial Study Responses
Tentative Tract Map 14800
November 2, 1993
Page 11
13. TRANSPORTATION/CIRCULATION
Items A and B - "Yes": The future development of the subject
site would not impact the surrounding public streets. EIR 85-
2, it's supplements and addendum indicated that additional
mitigation measures may be required in conjunction with
subsequent technical studies required for further
discretionary actions. Therefore, in addition to the analysis
and information contained in EIR 85-2, it's supplements and
addendum, a focus traffic analysis, TT14800 Traffic Analysis
da~ed..September 10, 1993 was prepared by Austin-Foust
Associates, Inc.· to address specific issues related to
circulation of the project area and surrounding traffic zones.
The report analyzed the existing and future traffic volumes,
and site access. Table III-1 of the report identifies a total
trip generation for the proposed project of 16,728 average
daily trips (ADT). The report further illustrates that the
proposed project results in a reduction of 4,392 ADT compared
to the assumptions contained in the East Tustin Development
Agreement and a reduction of 6,874 ADT compared to the EIR 85-
2. The report does identify several modifications to the
right-of-way and access to the site that the property owner
will be required to implement in conjunction with the
development of this project. These modifications have been
incorporated into either the submitted plans or will be
included in the conditions of approval, where applicable, for
the subject project. Mitigation measures identified in EIR
85-2, it's supplements and addendum related to circulation and
parking will also be imposed on the tract map and will be
required to be implemented at the time subsequent-~pe~ific
development plans are considered.
The program EIR identifies that the ETSP will generate
increased traffic in the vicinity. The City Council
considered the benefits of the specific plan and balanced
those benefits against the projects unavoidable effects and
chose to adopt a Statement of Overriding Considerations.
Applicable mitigation measures were incoroorated into the ETSP
.
program EIR, including a circulation plan intended to provide
an adequate circulation system for specific plan traffic, and
mitigate impacts on the existing circulation system.
Additional mitigation measures will be included in the
conditions of approval for the subject project.
Items C, D, E, and F - "No": The project site is within the
Specific Plan area for which the certified EIR 85-2, it's
Exhibit A, Initial Study Responses
Tentative Tract Map 14800
November 2, 1993
Page 13
the specific plan and balanced those benefits against the
project's unavoidable effects. A Statement of Overriding
Considerations was adopted for the specific- plan.
Additionally, mitigation measures were identified in EIR 85-2,
it's supplements and addendum and recommended for
implementation. This proposal has incorporated those measures
related to public services into either the submitted plans or
will be included in the conditions of approval, where
applicable, for the subject project.
Sources: Field Verification
_ .. Submitted Plans
Tustin city Code
Certified EIR 85-2
East Tustin Specific Plan
Mitiqation/Monitorinq Required: The submitted project has
incorported the mitigation measures identified in certified
EIR 85-2, it's supplements and addendum, stating that the
project sponsorShall work closely with the Police Department,
the Orange County Fire Department, Tustin Unified School
District, and other governmental services to ensure adequate
security, safety and services for the. project have been
incorporated into the submitted plans. Conditions of Approval
will be incorporated requiring the project to be'reviewed by
the above agencys to encsure implementation of agency
requirements and mitigation measures.
15. ~GY
Items A and B - "Yes": The project site is within the
Specific Plan area for which certified EIR 85-2, it's
supplements and addendum identified impacts of the proposed
development and the resultant negative effects to energy. The
City Council considered the benefits of the specific plan and
balanced those benefits against the project's unavoidable
effects. A Statement of Overriding Considerations was adopted
for the specific plan. Consequently, mitigation measures were
identified in EIR 85-2, it's supplements and addendum. This
proposal has incorporated those measures related to energy
into either the submitted plans or will be included in the
conditions of approval, where applicable, for the subject
pro~ect.
Sources: Field Verification
Submitted Plans
Exhibit A, Initial Study Responses
Tentative Tract Map 14800
November 2, 1993
Page 14
Tustin City Code
Certified EIR 85-2
East Tustin Specific Plan
Mitigation/Monitorinq Required: Mitigation measures
identified in certified EIR 85-2, it's supplements and
addendum, require that building construction shall comply with
the Energy Conservation Standards set forth in Title 24 of the
California Administrative Code, and that energy conservation
techniques be considered. Mitigation measures identified in
EIR 85-2, it's supplements and addendum related to energy will
be conditioned with this project and will be implemented at
th~ t~e subsequent specific development plans, proceed.
16. UTILITIES
Items A throuqh F - "Yes": The project site is within the
Specific Plan area for which the certified EIR 85-2, it's
supplements and addendum identified impacts to the project
site related to the proposed development and the resultant
negative effects to utilities. The City Council considered
the benefits of the specific plan and balanced those benefits
against the project's unavoidable effects on the use of
utilities. A Statement of Overriding Considerations was
adopted for the specific plan. Mitigation measures were
identified in EIR 85-2, it's supplements and addendum where
feasible. This proposal has. incorporated those measures
related to utilities into either the submitted plans or will
be included in the conditions of approval, where applicable,
for the subject project.
Sources: Field Verification
Submitted Plans
Tustin City Code
Certified F. IR 85-2
East Tustin Specific Plan
Mitiqation/Monitoring Required: Mitigation measures
identified in certified EIR 85-2, it ' s supplements and
addendum, require that water conservation methods as required
by state law, Energy Conservation Standards and building
construction techniques as set forth in Title 24 of the
California Administrative Code, and other measures be
imp t~mented to mitigate potential effects on utilities.
Mitigation measures identified in EIR 85-2, it's supplements
and addendum related to utilities will be conditioned with
this project and will be implemented at the time subsequent
Exhibit A, Initial Study Responses
Tentative Tract Map 14800
November 2, 1993
Page 15
specific development plans proceed.
17. HUMAN HEALTH
Items A and B - "No": The project site is within the Specific
Plan area for which certified EIR 85-2, it's supplements and
addendum identified impacts to the project site related to the
proposed development and the resultant negative effects to
human health. Consequently, mitigation measures 'were
identified in EIR 85-2, it's supplements and addendum. This
proposal has incorporated those measures related to human
he~lt~ into either the submitted plans or will be included in
the conditions of approval for the subject project.
Sources: Field VerificatiOn
Submitted · P 1 ans
Tustin City Code
Certified EIR 85-2
East Tustin Specific Plan
Mitiqation/Monitoring Required: Those measures identified in
certified EIR 85-2, it's supplements and addendum, related to
human health regarding the prevention of construction
generated dust and compliance with-the City of Tustin Noise
ordinance have been incorporated into the project as submitted
or will be incorporated as conditions of approval. Mitigation
measures identified in EIR 85-2, it's supplements and addendum
related to human health will be conditioned with this project
and will also be implemented at the time subsequent specific
development plans proceed.
18.
SOLID WASTE
'~Yes": The project site ].s within the Specific Plan area for
which the certified EIR 85-2, it's supplements and addendum
identified impacts to the project site related to the proposed
development and the resultant negative effects of solid waste.
Consequently, mitigation measures were identified in EIR 85-2,
it's supplements and addendum. This proposal has incorporated
those measures related to solid waste into either the
submitted plans or will be included in the conditions of
approval, where applicable, for the subject project. Pursuant
to t~e City of Tustin Municipal Code, ~he subject project will
be required to contract for trash removal services with the
City's contracted hauler. The solid waste product is
transported by the hauler to.the Maserial Recovery Facility
Exhibit A, Initial Study Responses
Tentative Tract Map 14800
November 2, 1993
Page 16
(MRF). Once at the MRF, the waste is manually and
mechanically separated and the recyclable materials are
recovered. This program has been implemented by the.City in
effort to meet the States requirements identified in the
Source Reduction and Recycling Element related to the 25 and
50 percent diversion requirements.
It is anticipated that the amount of solid waste will be
accommodated within the City's existing solid waste handling
programs and will not have a significant impact on the City's
Solid Waste Handling services. The City's existing solid waste
h~nd%$ng program and contracts have been established to
accommodate the development.and expansion of new businesses
within the City.
Sources: Field Verification
Submitted Plans
Tustin City Code
Certified EIR 85-2
East Tustin Specific Plan
Great Western Reclamation Inc.
Mitiqation;Monitorinq Required: Those measures identified in
certified EIR 85-2, it's supplements-and addendum, related to
the removal of solid waste, have been incorporated into the
project as submitted or will be incorporated as conditions of
approval. Mitigation measures identified in EIR 85-2, it's
supplements and addendum related to solid waste will be
conditioned with this project and will also be implemented at
the time s~bsequent specific development plans are considered.
These mitigation measures would include the future t~bon~ract
for a fee with the City' contracted solid waste hauler. The
project shall provide a trash receptacle which comply with the
requirements of the City of Tustin's contract hauler's
specifications. Compliance shall be verified at Building
Permit plan check.
19. AESTHETICS
"No": The proFosed project would not result in any aesthetic
impacts not previously considered by EIR 85-2. As previously
stated, specific site plans and architectural plans have not
been considered as part of this application. The project is
within the ETSP Area and the certified EIR 85-2, it's
supplements and addendum identified impacts to the project
site related to the proposed development and the resultant
negative effects to aesthetics. Consequently, mitigation
Exhibit A, Initial Study Responses
Tentative Tract Map 14800
November 2, 1993
Page 17
measures were identified through design review in conjunction
with EIR 85-2, it's supplements and addendum. Any future
development proposals would be subject to the City's Design
Review process ~which takes into consideration site layout,
architecture, landscaping and other project amenities which
relate to the physical appearance of the site. Mitigation
measures identified in EIR 85-2, it's supplements and addendum
related to aesthetics would also be implemented at the time
subsequent specific development plans are considered.
SourCes: Field Verification
Submitted Plans
Tustin City Code
Certified EIR 85-2
East Tustin Specific Plan
Mitiqation/Monitorinq Required: Those measures identified in
certified EIR 85-2, it's supplements and addendum, stating
that architectural and site design reflect the Urban Design
Guidelines section of the ETSP have been incorporated into the
project as submitted or would be incorporated as conditions of
approval.
20. RECREATION
"No": The proposed project is within the Specific Plan area
and the certified EIR 85-2, it's supplements and addendum
identified impacts to the project site related to the proposed
development and the resultant negative effects to recreation.
Since this project is a commercial development, there are no
impacts on recreation. °'
Sources: Field Verification
Submitted Plans
Tustin City Code
Certified EIR 85-2
East Tustin Specific Plan
Mitiqation/Monitoring Required: There are no mitigation
measures required for this project.
21. CULTURAL RESOURCES
Item~ A throuqh D - "No": This project is within the Specific
Plan area and the certified EIR 85-2, it's supplements and
addendum identified impacts to the project site related to the
proposed development and the resultant negative effects tc
Exhibit A, Initial Study Responses
Tentative Tract Map 14800
November 2, 1993
Page 18
cultural resources. This project is not. within an area
identified as an archaeological site. Consequently,
mitigation measures were identified in EIR 85-2, it's
supplements and addendum. This proposal has incorporated
those measures related to cultural resources into either the
submitted plans or will be included in the conditions of
approval, where applicable, for the subject project.
Sources: Field Verification
Submitted Plans
Tustin City Code
_ .. Certified EIR 85-2
East Tustin Specific Plan
Mitiqation/Monitorinq Required: Those measures identified in
certified EIR 85-2, it's supplements and addendum, stating
that a qualified paleontologist/ archeologist be prestin
during rough grading operation to ensure if resources are
found that appropriate action be taken will be incorporated as
conditions of approval.
22. MANDATORY FINDINGS OF SIGNIFICANCE
Items A, B, C and D - "No": The project in and of itself will
not cause negative impacts to wildlife habitat nor achieve any
short-term environmental goals, nor ~have impacts which are
potentially individually limited but are cumulatively
considerable and could potentially have an indirect adverse
impact on human beings. The program EIR 85-2, it's
supplements and addendum along with the adopted Statements of
Overriding Considerations and previously noted mi'ti~tion
measures addressed all of the potential impacts associated
with this project. Therefore, this project is fully within
the scope of that discussion.
Source:
Submitted plans
Certified EIR 85-2
Mitiqation/Monitorinq Required' As previously stated.
PART IV - DETERMINATION
EXHIBIT B
INITIAL STUDY RESPONSES
FOR TENTATIVE TRACT 14800
On the basis of this initial evaluation:
I find that the proposed project HAS utilized all feasible
mitigation measures as identified in Final Environmental Impact
Report 85-2 certified on March 17, 1986, and subsequently adopted
supplements and addenda. The program EIR 85-2 for the East Tustin
Specific Plan is adequate to serve as the program EIR as
significant impacts were identified and corresponding mitigation
measures were recommended to be incorporated into the approval
process for individual projects. Therefore, no additional
documentation is required.
JSL :bt: tt l~O.~v
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A US TIN=FOUS T A $$OCIA TES~ IN~.
TI' 14800 TRAFFIC ANALYSIS
Prepared for:.
The Irvine Company
Prepared by:
Austin-Foust Associates, Inc.
2020 North Tustin Avenue
Santa Aha, .California 92701
(714) 667-0496
September 10, 1993
CONTENTS
Page
III.
I. INTRODUCI~ON
Project Description ............................. I-1
Analysis Scope ................................. ' 14
Definitions ..................................................... 14
References ..................................................... I-5
IL PROJECT SETFING
Surrounding Highway Network ..................................... II-1
Existing Traffic Conditions ........................................ II-1
Future Traffic .. ............. , ................. ' 11-5
PROJECT IMPACT ANALYSIS
Trip Generation .... ' ............................................ III-1
Trip Distribution .............................................. Ill-3
Project Impacts ................................. . .............. 111-3
Site Access Analysis ............................................ 111-18
Conclusion ......................... : ......................... m-20
APPENDIX A
i
LIST OF FIGURES AND TABLES
Page
FIGURES
I-1 Project Site ........................................................ I-2
I-2 Project Site .............................................. : ......... I-3
II-1
II-2
II-3
Existing (1992) AM Peak Hour Counts .................................. II-2
Existing (1992) PM Peak Hour Counts II-3
Existing Lane Configurations .......................................... II-4
III-1
III-2
III-3
III-4
III-5
III-6
m-7
III-8
Ili-9
III-10
III-11
III-12
III-13
III-14
tarojeet Trip Distribution (Without Portola Extemion & ETC) ............... III4
Project Trip Distribution (With Portola Extension & ETC) .................. III-5
Project AM Peak Hour Volumes (Without Portola Extension) .......... : .... III4
Project PM Peak Hour Volumes (Without Portola Extension) ............... llI-7
Project AM Peak Hour Volumes (With Portola Extension & ETC) ............ III-8
Project PM Peak Hour Volmnes (With Portola Extension & ETC) ............ III-9
Existing + Project AM Peak Hour Volumes ............................. III-10
Existing + Project PM Peak Hour Volumes .......................... ~... ffI-11
Post-2010 AM Peak Hour Volumes (Without Project) ..................... III-12
Post-2010 PM Peak Hour Volumes (Without Project) ...................... III-13
Post-2010 AM Peak Hour Volumes (With Project) ........................ III-14
Pogt-2010 PM Peak Hour Volumes (With Project) ........................ 111-15
Post-2010 Lane Configurations ....................................... III-16
Driveway Locations ................................................. III-19
A-1 Intersection Locations ............................................... Ao2
TABLES
III-1 ADT and Peak Hour Trip Rate Summary . .............................. III-2
I!I-2 ICU Comparison .................................................. III-17
INTRODUCTION
l
This report presents the results of a traffic impact analysis performed for Tentative Tract
14800 in the City of Tustin. This report has been prepared !hr submittal to the City of Tustin in
: -
·
support of the application for the project site.
PROJECT. DESCRIPTION
The proposed project is located on an unimproved site in the City of Tustin in the area
bounded by Portola Parkway on the south, Jamboree Road on the east, and Tustin Ranch Road on
the west. The project location is 'illustrated in Figure I-1. Figure I-2 illustrates the proposed
conceptual site plan. The project site consists of 30.9 acres which is proposed to be developed with
280,000 square feet of commercial and office uses and a 250 room hotel as follows:
General Commercial
General Office
Hotel
175,500 square feet
104,500 square feet
250 rooms
Access to the project site will be provided by two driveways on Jamboree Road, three
driveways on Tustin Ranch Road and two driveways on Portola Parkway. Three signalized driveways
will provide full access to the project site, one each on Jamboree Road and Portola Parkway and one
on Tustin Ranch Road opposite the existing Pioneer Road. The remaining four driveways (one on
Jamboree Road, one on Portola Parkway and two on Tustin Ranch Road) will be restricted to right-
turns only.
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PROJECT SITE
IRV~HE
TRABUCO
~ IRVlNE
8~,RRANCA
Figure I-- 1
PROJECT SITE
1-2
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ANALYSIS SCOPE
The traffic analysis examines the impacts of tt,.e project generated traffic on existing conditions
and on the buildout year (Post-2010) surrounding ar. erial network.
The primary purpose of this analysis is to compare the trip generation of the proposed project
with the land use assumptions included in the East Tustin Specific Plan for the proj~ct site and to
ensure that the new development is consistent with what was approved in the East Tustin Specific
Plan EIR, its subsequent amendment.s, and the corresponding development agreement.
The Orange County Congestion Management Program (CMP) states that a project is exempt
from a C, MP I. xaffic Impact Analysis (TIA) if the project has "entitlement specified in and granted
in a development agreement entered into prior to July 10, 1989~. (see Reference 4). Since this
project is part of'a development agreement entered into in 1985, it is exempt from needing a CMP
The traffic analysis material presented here is set out as follows:
Chapter II - Project Setting
Chapter III - Project ImFacts
DEFINITIONS
Certain terms and abbreviations used throughout this report are defined belo~v' to cl'~rify their
intended meanings:
ADT
ICU
LOS
Average Daily Traffic.
Intersection Capacity Utilization. A factor used to measure the volume/capacity
ratio for an imersection and to determine its level of service.
Level of Ser~4ce. A scale used to evaluate circulation system performance based
on volume/capacity ratios of arterial segments or intersection ICU values. The
levels range from "A" to 'F,' ~i',h LOS "A~ representing free flow traffic and
LOS ~F~ representing severe traffic congestion.
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PEAK HOUR
VPD
V/C
This generally refers to the hour during the AM peak period (typically 7-9 AM)
or the PM peak period (typically 3-6 PM) in which the greatest number of
vehicle trips are generated by a given land use or are travelling on a given
roadway.
Vehicles Per Day. This has the same meaning as ADT, but is geffErally used in
a trip generation context rather than in reference to the highway volume of an
arterial segment.
Volume-to-Capacity Ratio. This is typically described as a percentage of capacity
utilized by existing or projected traffic on a segment of arterial or an intersection
turn movement.
REFERENCES
-1,, -'q:rip Generation,' 5th Edition, Institute of Transportation Engineers, 1990.
2. 'Northwood Point Traffic Analysis," Austin-Foust Associates, Inc., April 21, 1993.
3. "East Tusfin Specific Plan Area Land Use and Transportation Phasing,' Austin-Foust
Associates, Inc, October 1985.
4. "Orange County Congestion Management Program," Orange County Transportation
Authority, November 1992.
5. 'East Tustin Specific Plan Environmental Impact Report 85-2, City of Tustin,' Michael
Brandman Associates, December, 1985 and its subsequent amendments.
6. "Final Supplemental Environmental Impact Report, East Tustin Specific Plan
Development Agreement (Supplemental to EIR 85-2), State Clearinghouse #85052217,"
Michael Brandman Associates. November 15, 1986.
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11
PROJECT SETTING
This chapter describes the project site in relation to the transportation setting. The existing
circulation system is discussed, and existing traffic volumes and levels of se, vice are summarized.
SURROUNDING HIGHWAY N~ORK
Traffic generated by the proposed project will am Jamboree Road, Tustin Ranch Road,
Portola Parkway, and Pioneer Way. Jamboree Road is currently a four-lane arterial with a raised
median, and is designated as a major arterial on the Orange County Master Plan of Arterial Highways
.
(MPAH). Tustin Ranch 'Road is a six-lane major arterial with a raised median. Portola Parkway is
a four-lane primary arterial with a raised median and Pioneer Way is a four-lane local road which
provides access to residential development to the north.
Regional a~ to the project vicinity is provided by the Santa Ana (1-5) Freeway which passes
two miles south of the project site. Full interchanges are located at Tustin Ranch Road and at
Jamboree Road. The I-5 Freeway provides am to central Orange County and Los Angeles County
to the north, and south Orange County and San Diego County to the south.
EXISTING TRAFFIC CONDITIONS
Existing .4aM and PM peak hour intersection counts are iliustmted in Figures II-1 and II-2.
Existing intersection lane configurations are illustrated in Figure I1-3, and intersection ca~pacity
utilization (ICU) values ~br the signalized intersections surrounding the project are presented in the
following table (actual ICU calculations are included in Appendix A).
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INTERSEC~ON
EXISTING
AM PM
1. Tustin Ranch & Portola
6. Jamboree & Portola
9. Jamboree & Tustin Ranch
.15
.34
.34
Levd of semice rangeg .00 - .60 A
.61 - .70 B
.71- .80C
.81 - .90 D
.91 - 1.00 E
Above 1.00 F
FUTURE TRAFFIC
Post-2010 buiidout traffic forecasts were obtained from the Northwood Point Traffic Study
(see Reference 3). This study utilized the land use contained in the City of Tustin General Plan.
Buildout peak hour intersection vohimes with the proposed project are presented in the following
chapter.
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III
PROJECT IMPACT ANAI YSIS
IA
This chapter describes the potential impacts of the proposed project upon the surrounding
arterial network. The capacity impacts of project-generated traffic under existing and Post-2010
bu~dout conditions are ~
TRIP GENERATION
In the EIR for the East Tustin Specific Plan (E-"~P) 31.0 acres of general commercial
development was assumed for the project site and corresponding mitigation measures were identified-
However, in the traffic study for the East Tustin Development Agreement, the project site was
included as 302,000 square feet of General Commercial uses (see Reference 3). These uses
generated an estimated 21,140 ADT and 1,812 trips in the critical PM peak hour.
As diSCussed in Chapter L the proposed project consists of a 175,500 square feet of general
commercial, 104,500 square feet of general office and a 250 room hotel. Appropriate trip generation
rates were obtained from the East Tustin Specific Plan Area Land Use and Trans[abrtaGon Phasing
(see Reference 3).
A summary of the trip rates and a comparison'of the proposed project's trip generation and
the trip generation of the East Tustin Specific Plan land use is included in Table III-1. As this
summary indicates, thc proposed project is estimated to generate 1,483 tr,.'ps in the critical PM peak
hour.
This amount of development equates to the 31.0 acres of development contained in the ETSP.
However, for the purposes of this analysis, the proposed project traffic is being compared
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Table 1II-1
ADT AND PEAK HOUR TRIP RATE SUMMARY
m AM PEAK HOUR m
LAND'USE UNITS IN OUT TOTAL
-- PM PEAK HOUR --
IN OUT TOTAL
1. General Comm (ET) ACRE 9.80 8.70 18.50
2. General Commercial TSF .90 .80 1.70
3. General Office TSF 1.80 .40 2.20
4. Hotel ROOM .50 .30 .80
TRIP GENERATION SUMMARY
-- AM PEAK HOUR --
LAND USE UNITS IN OUT TOTAL
31.60 33.80 65.40
2.90 3.10 6.00
.40 1.80 2.20
.4O .40 .8O
-- PM PEAK HOUR --
IN OUT TOTAL
PROt~)S~RO~
2. Gene~l Commercial 175,500 TSF 158 140 298
3. General Offk:e 104,500 TSF 188 42 230
4. Hotel 250.00 ROOM 125 75 200
TOTAL 471 257 728
EIR FOR EAST TUSTIN SPECIFIC PLAN DEVELOPMENT AGREEMENT
2. General Corem 302.00 TSF
EIR FOR EAST TUSTIN SPECIFIC PLAN
2. General Comm 31.0 Acres 304 270 574
5O9 544 1,053
42 188 230
100 100 200
651 832 1,483
ADT
762.00
70.00
14.00
12.00
ADT
16,748
21,140
23,622
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to the assumptions of tk, e East Tustin Development Agreement (302,000 square feet of commercial
USC).
Compared to the East Tustin Development Agreement, the proposed project red_.uces the site
generated traffic by 4,392 average daily trips (ADT).
TRIP DISTRIBUTION
The distribution of the project-generated volumes was obtained from the Northeast County
Traffic Model (NE~. Figure III-1 illustrates the general distribution given the existing roadway
network. The distn'bution changes slightly with the extension of Portola Parkway into northwest
Irvine an_d wi.t.h the completion of the west leg of the Eastern Transportation Corridor (ETC). The
distribution given these future conditions is illustrated in Figure III-2. Site level assignments to
individual driveways are attributable to the proposed bUilding locations. Project-geneiated AM and
PM peak hour intersection volumes based on the distribution patterns presented here are illustrated
in Figures III-3 through III-6. The~e volumes will occur during the peak hour of adjacent street
traffic, generally one hour between 7:00 and 9:00 AM for the morning peak and between 4:00 and
6:00 PM for the afternoon peak.
PROJECT IMPACTS
Project volumes added to existing counts are shown in Figures 111-7 and 111-8. Figures IH-9
through III-12 illustrate Post-2010 volumes, both with and without the project.
Post-2010 peak hour volumes were obtained by taking the difference in trip generation
between the proposed project and the ETSP EIR land use and adding it to the Post-2010 volumes
in the Northwood Point Traffic Analysis. The Post-2010 volumes in the Northwood Point Traffic
Analysis are based on the ETSP EIR land use. Post-2010 volumes without the project were then
obtained by subtracting the volumes based on the entire proposed project from the Post-2010 peak
hour volumes.
Po~'-2010 lane configurations are illustrated in Figure III-13 and ICUs based on these lane
configurations are summarized in Table II1-2 (actual ICU calculations are included in Appendix A).
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INTERSECTION
1. Tustin Ranch & Portola
2. Tustin Ranch & Pionecr/Dwy
5. East Dwy & Portola
6. Jambo:-ee & Portola
8. Jamboree & North Dwy
9. Jamboree & Tustin Ranch
Table III-2
ICU COMPARISON
EXISTING
COUNTS
AM PM
EXISTING POST-2010
+ PROJECF W/O PROJECT
AM PM AM PM
,IaOST-2010
W/PROJECT
AM Pl~'
-.15 .15 .15 .15 .57 .60 .59 .66
- -- .20 .23 .40 .30 .45 .40
- -- .15 ~ -33 .23 .45 .32
.44 .34 .47 .46 .51 .72 .58 .76
- - .50 34 .17 .10 ..30 .27
.44 .34 .45 ..36 .83 .65 .85 .69
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As the ICU table indicates, no intersections are projected to operate at an unacceptable level of
service with project-generated traffic in the Post-2010 time frame.
SITE ACCESS ANALYSIS
Access to the project site will be provided by a combination of full access entries (which will
be signalized) and by right-turn in/right-turn out driveways. One entrance of each type Will be located
on'Jamboree Road and Portola Parkway and one signalized entrance and two right-turn driveways
will be located on Tustin Ranch Road, thus resulting in a tot~ of seven entry and exit points. Figure
III-14 illusti-ates the approximate location and t)~>e of each driveway.
Nlinim,ujn storage for vchiclea exiting thc site and for vchiclea entering thc.site from left-turn
pockets is calculated using a general design guideline of one foot of storage for each peak hour
design vehicle. Based on this criteria, thc storage required at each location is summarized in thc
following table.
LOCATION
MINIMUM STORAGE LENGTHS
PROJECTED
VOLUME
PROPOSED
STORAGE
JAMBOREE ROAD
north driveway exit
north driveway left-turn in
south driveway exit
TUSTIN RANCH ROAD
north d~y or, it
center d~/Pioncer
center driveway/
Pioneer left-turn in
south driveway exit
PORTOLA PARKWAY
east drivo-ray exii
cas: driveway left-turn in
we~t driveway exit
59 VPH (left)
88 VPH (right)
219 VPH
I67 VPH
13 VPH
~ ~3 VPH 0eft)
13 VPH (through)
20 VPH (right)
36VPH
13 VPH
14o VPH (lct't)
27 VPH (right)
41 VPH
27 VPH
two 100 fool lanes
220 feet
170 feet
50 feet
ooe 120 foot ieft-tu~ lane.
One 120 fc~xharel:l-
left/through/fight lane
150 feet
50 feet
one 120 f~ ie~tqurn lane
onc 120 foot sha,~d
left/right lane
150 feet
50 feet
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The California Department of Transportation (C.-~LTRANS t recommends that separate right-
turn lanes be considered when right-turn volumes approach 300 \TH. Since the highest right-turn
volume entering the project is 85 VpH, these vehicles may be sufficiently handled by using the bike
c-%/.~o~.~-- ,/~,~
lane. Dropping the bike lane the standardX)0-feet- before the intersection allows sufficient distance
for right-turn traffic to enter the project.
CONCLUSION
In summa.D', it has been determined that the proposed project falls within the entitlement
granted this site in the ETSP Development Agreement. In fact. the proposed project results in
reduction of 4,392 ADT compared to the assumptions contained in the Development Agreement.
Therefoz~, since traffic mitigation for development of this site, as v,~:ll as the remainder of the apecific
plan area, was indicated in the original development agreement for ETSP and this project falls within
the use and intensity permitted, it is concluded this project does not require additional mitigation.
Similarly, since the project has been previously entitled it does not require a traffic impact analysis
for Congestion Management Program.
TT 14800
Traffic Analysis
111-20 Austin-Foust Associatea, Inc.
!010175.rpt
APPENDIX A
INTERSECTION CAPACITY UTILIZATION WORKSHEETS
Peak hour intersection volume/capacity ratios are calculated by means of intersection capacity
utilization (ICU) values. ICU calculations were performed for the intersections shown in Figure A-1.
For simplicity, signalization is assumed at each intersection. Precise ICU calculations of existing non-
signalized intersections would require a more detailed analysis.
The procedure is based on the critical movement methodology, and shows the amount of
capacity utilized by each critical move. The methodology also incorporates a cheek for right-turn
capacity utilization. Both right-mm-on-green (RTOG) and right-turn-on-red (RTOR) capacity
availabiltly ate calculated and checked against the total right-turn capacity need. If insufficient
capacity is available, then an adjustment is made to the total capacity utilization value. .The following
example.shows how this adjustment is made:
Example For Northbound Right
1. Right-Turn-On-Green (RTOG)
ff lqBT is critical move, then:
RTOG = V/C (NBT)
Otherwise,
RTOG = V/C (NBL) + V/C (SBT) - V/C (SBL)
2. Right-Turn-On-Red (RTOR)
If WBL is critical move, then: _. ._
RTOR = V/C (WBL)
Otherwise,
RTOR = V/C (EBL) + V/C (WBT) - V/C (EBT)
3. Right-Turn Overlap Adjustment
If the northbound right is assumed to overlap with the adjacent westbound left, adjustments
to the RTOG and RTOR values are made as follows:
RTOG = RTOG + V/C (WBL)
RTOR = RTOR - V~2 (WBL)
TI' 14800
Traffic Analysis
A-1
Austin-Fous! Associates, Inc.
!010175.rpt
WW
-o
Tr 14800
Traffic Analysis
^-2
Austin-Foust Associates, Inc.
!010175.rpt
4. Total Right-Turn Capacity (RTC) Availability For NBR
RTC = RTOG + factor x RTOR
Where factor = specified RTOR saturation flow factor
Right-turn adjustment is then as follows: Additional ICU = V/C (NBR) - RTC'"'
A negative value indicates that adequate capacity is available and no adjustment is necessary.
Shared Lane V/C Methodology
For intersection approaches where shared usage of a lane is permitted by more than one turn
movement (e.g., left/thru, thru/right, left/thru/right), thc individual turn volumes arc evaluated to
determine?whether dedication of the shared lane is warranted to any one given turn movement. The
following example dcmomtratea how this evaluation is carried out:
Example for Shared Left/Thru Lane
1. Average 'Lane Volume (ALV)
ALV = Left-Turn Volume + Thru Volume
Total Left + Thru Approach Lanes (including shared lane)
2. ALV for Each Approach
ALV (Left) = Left-Turn Volume
Left Approach Lanes (including shared lane)
ALv (Thru) = Thru Volume
Thru Approach Lanes (including shared lane)
3. Lane Dedication is Warranted
If ALV (Left) is greater than ALV then full dedication of the shared lane to the left-turn
approach is warranted. Left-turn and thru V/C ratios for this case are calculated as
follows:
v/c (Left) =
Left-Turn Volume
Left Approach Capacity (including shared lane)
TI' 14800 .
Traffic Analysis
A-3
Atmlin-F~t As.so~at~,
!010175.rpt
V/C (Thru) = Thru Volume
Thru Approach Capacity (excluding shared lane)
Similarly, if ALV (Thru) is greater than ALV then full dedication to the thru approach
is warranted, and left-turn and thru V/C ratios are calculated as follows:
v/c O.eft) =
Left-Turn Volume
Left Approach Capacity (excluding shared lane)
V/C (Thru) = Thru Volume
Thru Approach Capacity (including shared lane)
4. Lane Dedication is not Warranted
If ALV CLeft) and ALV (Thru) are both less than ALV, the left/thru lane is assumed to
be truly shared and each left, left/thru or thru approach lane carries an evenly distn'outed
volume of traffic equal to ALV. A combined left/thru V/C ratio is calculated as follows:
v/c (Leftm=u) =
Left-Turn Volume + Thru Volume
Total Left + Thru Approach Capacity (including shared lane)
This ViC (Left/Thru) ratio is assigned as the VIC (Thru) ratio for the critical movement
analysis and ICU summary listing.
If split phasing has not been designated for this approach, the relative proportion-of V/C
(Thru) that is attributed to the left-turn volume is estimated as follows:
If approach h~ more than one le~turn (includ,.'ng shared lane), then:
VIC ('Left) = vic (Thru)
If approach has only one left-turn lane (shared lane), then:
V/C (Left) = Left-Turn Volume
Single Approach Lane Capacity
TT 14800
Traffic Analysis
A-4
Austin-Foust Associates, Inc..
!010175.rpt
4. Total Right-Turn Capacity (RTC) Availability For NBR
RTC = RTOG + factor x RTOR
Where factor = specified RTOR saturation flow factor
Right-turn adjustment is then as follows: Additional ICU = V/C (NBR) - RTC'"
A negative value indicates that adequate capacity is available and no adjustment is ncce~ary.
Shared Lane V/C Methodology
For intersection approaches where shared usage of a lane is permitted by more than one turn
movement (e.g., left/thru, thru/right, left/thru/right), thc individual turn volume~ are evaluated to
determimvwhether dedication of the shared lane is warranted to any one given turn movement. The
following example demonstrate, how this evaluation is carded out:
Example for Shared LefttT~ru Lane
1. Average Lane Volume (AL'f}
ALV = Left-Turn Volume + Thru Volume
Total Left + Thru Approach Lanes (including shared lane)
2. ALv for Each Approach
ALV (Left) = Left-Turn Volume
Left Approach Lanes (including shared lane)
ALv (Thru) = Thru Volume
Thru Approach Lanes (including shared lane)
3. Lane Dedication is Warranted
If ALV (Left) is greater than ALV then full dedication of the shared lane to the left-turn
approach is warranted. Left-turn and thru V/C ratios for this case are calculated as
follows:
v/c (Left) =
Le~Turn Volume
Left Approach Capacity (including shared lane)
TI' 14800 .
Traffic Analysis
A-3
Attstin-F:xtst Associates, Inc.
!010175.rpt
V/C (Thru) = Thru Volume
Thru Approach Capacity (excluding shared lane)
Similarly, if ALV (Thru) is greater than ALV then full dedication to the thru approach
is warranted, and left-turn and thru V/C ratios are calculated as follows:
v/c (Left) =
Left-Turn Volume
Left Approach Capacity (excluding shared lane)
V/C (Thru) = Thru Volume
Thru Approach Capacity (including shared lane)
4. Lane Dedication is not Warranted
If ALV (Left) and ALV Crhru) are both less than ALV, the left/thru lane is assumed to
be truly shared and each left, left/thru or thru approach lane carries an evenly distributed
volume of traffic equal to ALV. A combined left/thru V/C ratio is calculated as follows:
v/c (Left/thru) =
Left-Turn Volume + Thru Volume
Total Left + Thru ApproaCh Capacity (including shared lane)
~ VIC (Left/Thru) ratio is assigned as the VIC (Thru) ratio for the critical movement
analysis and leU summary listing.
If split phasing has not been designated for this approach, the relative proportioa-of VIC
(Thru) that is attributed to the left-turn volume is estimated as follows:
If approach has more than one left-turn (includ,:ng shared lane), then:
vic (Left) = vic (Thru)
If approach has only one left-turn lane (shared lane), then:
V/C (Left) = Left-Turn Volume
Single Approach Lane Capacity
TI' 14800
Traffic Analysis
A-4
Austin-Foust A.ssociates, Inc.
!010175.rpt
aovement, the ',,',:C (Left) value
full dedicaLion of a shared
'lC value c-'..dculated in step
~e option to include right-
,~ tthru and thndfight), steps
aes combined. Step four is
__. If dedication of one of the
:e carried out for the two
: two movements involved
Inc.
:OlO175.rpt
1. Tustin Ranch & Porto]a
1992 (Existing) Peak Hour Counts
LANES CAPACITY
AM PK HOUR PM PK HOUR
VOL V/C VOL V/C
NBL 0 0 0
NBT 3 5100 51
NBR 1 1700 14
.05*
.05
SBL 2 3400 2
SBT 3 5100 101
SBR 0 0 0
.05*
.05
EBL 0 0 0
EBT 0 0 0
EBR 0 0 0
0
82 .05*
19 .O5
4 .05*
22 .05
0
- WBL 2 3400 8 .05* 19 .05*
WBT 0 0 0 0
WBR 1 1700 I .05 2 .05
TOTAL CAPACITY UTILIZATION
.15
.15
Exist lng+Project
LANES CAPACITY
AM PK HOUR PM PK HOUR
VOL V/C VOL V/C
NBL 0 0 0 0
NBT 3 5100 131 .05* 193 .05*
NBR I 1700 61 .05 84 .05
SBL 2 3400
SBT 3 5100
SBR 0 0
2 .05*
145 .O5
0
EBL 0 0 0
EBT 0 0 0
EBR 0 0 0
WBL 2 3400
WBT 0 0
WBR ! 1700
4 .05*"
163 .05
0
34 .05* 102 .05*
0 0
1 .O5 2 .05
TOTAL CAPACITY UTILXZATX0N .15 .15
1. lust in Ranch & Portola
Post-20]O w/o Project
LANES CAPACITY
NBL 0 0
NBT 3 5100
NBR 1 1700
SBL 2 3400
SBT 3 5100
SBR 0 0
AM PK HOUR PM PK HOUR
VOL V/C VOL V/C
0 0
179 .05 828 .16'
168 .10 766 .45
50 .05 20 .05*
1297 .25* 268 .05
0 0
EBL 0 0 0
EBT 0 0 0
EBR 0 0 0
WBL 2 3400
WBT 0 0
WBR ! 1700
Right Turn Adjustment
1091 .32* 338 .10'
0 0
10 .O5 3O .O5
NBR .29*
TOTAL CAPACITY UTILIZATION
.57
.60
Post-20IO with project
LANES CAPACITY
AM PK HOUR PM PK HOUR
VOL V/C VOL V/C
NBL 0 0 0 0
NBT 3 5100 259 .05 939
NBR I 1700 215 .13 83!
SBL 2 3400 50 .05 20
SBT 3 5100 1341 .26* 409
SBR 0 0 0 0
EPL 0 0 0
EBT 0 0 0
EBR 0 0 0
WBL 2 34O0
WBT 0 0
WBR ] 1700
Right Turn Adjustment
1117 .33* 421 .12'
0 0
10 .05 3O .05
.18'
.49
..
.05*
.08
NBR .31'
TOTAL CAPACITY UTILIZATION .59 .66
3. lustin Ranch & Pioneer/Dwy
Existing+Project
LANES CAPACITY
NBL 1 1700
NBT 3 5100
NBR 0 0
AM PK HOUR PM PK HOUR
VOL V/C VOL V/C
20 .05* 20 .05*
76 .05 127 .05
24 33
SBL I 1700 33 .05 46 .05
SBT 3 5100 103 .05* 26 .05*
SBR 0 0 10 10
EBL 1 1700
EBT 1 1700
EBR 1 1700
· - WBL
WBT
WBR
1 1700
1 1700
1 1700
20 .05* 20 .05
9 .05 13 .05*
10 .O5 10 .O5
44 .05 141 .08*
5 .05* 17 .05
8 .05 25 .05
TOTAL CAPACITY UTILIZATION
.20
.23
Post-2010 w/o Project
LANES CAPACITY
NBL 1 1700
NBT 3 5100
NBR 0 0
AM PK HOUR PM PK HOUR
VOL V/C VOL V/C
10 .05* 20 .05
187 .05 852 .17'
0 0
SBL 1 1700 0 .00 0 .00 -'
SBT 3 5100 1156 .23* 296 .09
SBR 0 0 10 216 .13
EEl_ ! !700
EBT ! 1700
EBR ] 1700
WBL 1 1700
WBI' I 1700
WBR 1 llO0
Right Turn Adjustment
160 .09* i99 .!2'
0 .00 0 .00
2O5 .12 20 .05
0 .00 0 .00
0 .00' 0 .00'
0 .00 0 .00
EBR .03* SBR .01"
TOTAL CAPACITY UTILIZATION .40 .30
3. Tustin Ranch & Pioneer/Dwy
Post-2010 with project
LANES CAPACITY
AM PK HOUR PM PK HOUR
VOL V/C VOL V/C
NBL 1 1700 10 .05* 20 .05
NBT ' 3 5100 211 .05 8.95 .18'
NBR 0 0 20 26
SBL ! 1700 27 .05 36 .05*
SBT 3 5100 1156 .23* 296 .09
SBR 0 0 10 216 .13
EBL 1 1700 160 .09*
EBT 1 1700 8 .05
EBR 1 1700 205 .12
199 .12'
10 .05
20 .05
WBL 1 1700 30 .05
WBT 1 1700 4 .05*
WBR 1 1700 5 .05
113 .07
13 .05*
20 .05
Right Turn Adjustment EBR .03'
TOTAL CAPACITY UTILIZATION .45
.4O
-S. East Driveway & ?ortola
Existing+Project
LANES CAPACITY
AM PK HOUR PM PK HOUR
vol v/c vol v/c
NBL 0 0 0
NBT 0 0 0
NBR 0 0 0
SBL 1 1700
SBT 0 0
SBR 1 1700
EBL 1 1700
EBT 2 3400
EBR 0 '0
WBL 0 0
WBT 2 3400
WBR 0 0
54 .05* 175 .10'
0 0
10 .05 33 .05
38 .05* 52 .05*
25 .05 36 .05
0 0
0 0
14 .05* 38. .05*
61 .05 85 .05
TOTAL CAPACITY UTILIZATION
.]5
.2O
Post-2010 w/o Project
LANES CAPACITY
~ PK HOUR PM PK HOUR
VOL V/C VOL V/C
NBL 0 0 0
NBT 0 0 0
NBR 0 0 0
SBL 1 1700 0 .00
SBT 0 0 0
SBR 1 1700 0 .00
0 .00"
0
0 .00
EBL ! 1700 0 .00 0 .GO
EBT 2 3400 225 .07 797 .23*
EBR 0 0 0 0
.33*
WBL 0 0 0
WBT 2 3400 1137
WBR 0 0 0
0
420 .12
0
TOTAL CAPACITY UTILIZATION .33 .23
5. East Driveway & Fortola
Post-20lO with project
LANES CAPACITY
AM PK HOUR PM PK HOUR
VOL V/C VOL V/¢
NBL 0 0 0
NBT 0 0 0
NBR 0 0 0
SBL 1 1700 37 .05*
SBT 0 0 0
SBR 1 1700 7 .05
0
.0
0
140
0
27
EBL 1 1700 31 .05* 41
EBT 2 3400 234 .07 810
EBR 0 0 0 0
-- WBL 0 0 0
WBT 2 3400 1142
WBR 0 0 51
.35'
0
437
67
.08*
.05
.05
.24*
.15
TOTAL CAPACITY UTILIZATION
'.45
.32
6. Jamboree & Portola
1992 (Existing) Peak Hour Counts
AM PK HOUR
LANES CAPACITY VOL V/C
PM PK HOUR
VOL V/C
NBL 2 3400 6 .05* 14 .05
NBT 2 3400 472 .14 9.72 .29*
NBR 0 0 0 0
.34'
SBL 0 0 0
SBT 2 3400 1159
SBR 0 0 3
0
294 .09
7
EBL 2 3400 5
EBT 0 0 0
EBR I 1700 11
'- WBL 0 0 0
WBT 0 0 0
WBR 0 0 0
.05' 8 .05'
0
.05 15 .O5
TOTAL CAPACITY UTILIZATION
.44
.34
Existing+Project
LANES CAPACITY
NBL 2 3400
NBT 2 3400
NBR 0 0
SBL 0 0
SBT 2 3400
SBR 0 0
EBL 2 34O0
EBT 0 0
EBR 1 !700
AM PK HOUR PM PK HOUR
VOL V/C VOL V/C
100 .05* 144
637 .19 1200
0 0
0 0
1249 .37* 585
15 28
.05
.35*
.18
17 .05* 29 .05*
0 0
62 .05 181 .11
WBL 0 0 0
WBT 0 0 0
WBR 0 0 0
Right Turn Adjustment
EBR .06*
TOTAL CAPACITY UTILIZATION .47 .46
6. Jamboree & Portola
Post-2olo w/o Project
lANES CAPACITY
NB[ 2 3400 .
NBT 3 5100
NBR 0 0
SBL 2 3400
SBT 3 5100
SBR 0 0
EBL 1 1700
£BT 2 3400
£BR 1 1700
WBL 2 3400
WBT 2 3400
WBR 1 1700
Right Turn Adjustment
AM PK HOUR PM PK HOUR
VOL V/C VOL V/C
0 .00 90 .05
43 .05* 266 .08*
70 .05 660 .39
496 .15' 123 .05'
186 .05 0 .00
0 0
0 .00 0 .00
246 .07 780 .23*
46 .05 54 .05
110 .05 130 .05'
1070 .31' 382 .11
99 .06 195 .11
NBR .31'
TOTAL CAPACITY UTILIZATION
.51
Post-2010 with project
LA~ES CAPACITY
NBL 2 3400
NBT 3 5100
NBR 0 0
SBL 2 3400
SBT 3 5100
SBR 0 0
EBL i i700
EBT 2 34OO
EBR ! 1700
WBL 2 3400
WBT 2 34OO
WBR I 1700
Right Turn Adjustment
AM PK HOUR PM PK HOUR
VOL V/C VOL V/C
54 .05 175 .05
151 .05* 416 .12'
70 660 .39
527 .16' 223 .07'
245 .05 158 .05
ll 21
!2 .05* 21 .05
264 .08 838 .25*
79 .05 162 .10
110 .05 130 .05*
1103 .32* 428 .13
156 .09 273 .16
NBR .27'
TOTAL CAPACITY UTILIZATION .58 .76
8. dand~oree & North Driveway
Existing+Project
LANES CAPACITY
AM PK HOUR PM PK HOUR
VOL V/C VOL V/C
NBL 1 1700
NBT 2 3400
NBR 0 0
174 .10' 241 .14
480 .14 988 .29*
0 0
SBL 0 0 0
SBT 2 3400 1176
SBR 0 0 28
.35*
0
321
39
.11
EBL 1 1700
EBT I 1700
EBR I 1700
21
0
31
.05'
.00
.05
67
0
100
.05*
.00
.06
WBL 0 0 0
WBT 0 0 0
WBR 0 0 0
Right Turn Adjustment
EBR .01'
TOTAL CAPACITY UTILIZATION
.50
.35
Post-2010 w/o Project
LANES CAPACITY
NBL 1 1700
NBT 3 5100
NBR 0 0
SBL 0 0
SBT 3 5100
SBR 0 0
EBL ! i700
EBT 0 0
EBR I 1700
WBL 0 0 0
WBT 0 0 0
WBR 0 0 0
AM PK HOUR PM PK HOUR
VOL V/C VOL V/C
0 .00 0 .00
658 .13 512 .10'
0 0
0 0
886 .17' 399 .08
0 0
0 .00
0
0 .00
0 .00
0
0 .00
TOTAL CAPACITY UTILIZATION .17 .10
8. Jamboree & North Driveway
Post-2010 with project
LANES' CAPACITY
AM PK HOUR PM PK HOUR
VOL V/C VOL V/C
NBL 1 1700 111 .07* 219 .13'
NBT 3 5100 661 .13 520 .10
NBR 0 0 0 0
SBL 0 0
SBT 3 5100
SBR 0 0
EBL 1 1700
EBT 1 1700
EBR 1 1700
0 0
900 .18' 419 .09*
21 36
15 .05* 59 .05*
0 .00 0 .00
23 .05 88 .05
WBL 0 0 0
WBT 0 0 0
WBR 0 0 0
TOTAL CAPAC[1YUTILIZATION
.3O
.27
9. Jamboree & Tustin Ranch
1992 (Existing) Peak Hour Counts
.-
AM PK HOUR
LANES CAPACITY VOL V/C
PM PK HOUR
VOL V/C
NBL 1 1700 4 .05* 2 .05
NBT 2 3400 473 .14 978 .29*
NBR 0 0 0 0
SBL 0 0 0 0
SBT 2 3400 1161 .34* 300 .09
SBR 1 1700 99 .06 24 .05
EBL 2 3400 51 .05* 83 .05*
EBT 0 0 0 0
EBR 1 1700 I .05 I .05
WBL 0 0 0
WBT 0 0 0
WBR 0 0 '0
TOTAL CAPACITY UTILIZATION
.44
.34
Ex ist lng+Project
LANES CAPACITY
NBL 1 1700
NBT 2 3400
NBR 0 0
SBL'" 0 0
SBT 2 3400
SBR 1 1700
EBL 2 340O
EBT 0 0
EBR I 1700
AM PK HOUR PM PK HOUR
VOL V/C VOL V/C
4 .05* 2 .05
496 .15 1053 .31'
0 0
0 0
1203 .35* 359 .11
132 .08 70 .05
69 .05' 14.1 .05'
0 0
1 .05 1 .05
WBL 0 0 0
WBT 0 0 0
WBR 0 0 0
TOTAL CAPACITY UTILIZATION .45 .36
9. Jand~oree & lustin Ranch
Post-20]O w/o Project
LANES CAPACITY
NBL 1 1700
NBT 3 5100
NBR 0 0
SBL 0 0
SBT 3 5100
SBR 1 1700
EBL 2 3400
EBT 0 0
EBR I 1700
AM PK HOUR PM PK HOUR
VOL V/C VOL V/C
10 .05* 10 .05*
643 .13 555 .11
0 0
0 0
872 .17' 381 .07*
1150 .68 492 .29
336 .10' 1040 .31'
0 0
10 .05 10 .05
WBL 0 0 0
WBT 0 0 0
WBR 0 0 0
Right Turn Adjustment
SBR .51' SBR .22*
TOTAL CAPACITY UTILIZATION
.65
Post-2010 with project
LANES CAPACITY
NBL I 1700
NBT 3 5100
NBR 0 0
SBL 0 0
SBT 3 5100
SBR 1 I700
EBL 2 3400
EBT 0 0
EBR I 1700
AM PK HOUR PM PK HOUR
VOL V/C VOL V/C
10 .05* 10 .05*
666 .13 630 .12
0 0
0 0
914 .18' 440 .09*
1183 .70 538 .32
354 . i0* 1098 .32*
0 0
10 .05 10 .05
WBL 0 0 0
WBT 0 0 0
WBR 0 0 0
Right Turn Adjustment
SBR .52* SBR .23*
TOTAL CAPACITY UTILIZATION .85 .69
Office of the City Manager
September 13, 1993
Ms. Lisa Mills
Orange County Transportation Authority
1055 North Main Street, St.' 516
Santa Ana, California 92701-3627
tlJ[,.i SEPl /1 1993 IL'--_:,..'.
I~.U,S~IN PUBLI¢ VC~KS DFC.T
300 Cenlennial Way
Tu.slin. CA 92680
(714) 573-3010
FAX (714) 832-0825
Dear Ms. Mills:
I am responding to your letter regarding the Authority's proposal to
develop a countywide traffic signal pre-emption system.
As you may be_aw~e, the question as to the necessity of a pre-emption
system was raised within the past year. I recall that several cities,
including Tustin, questioned the need. Our concerns were, and continue
to be:
le
·
The'impact of a traffic signal pre-emption system on traffic
signal coordination systems. Many traffic engineers believe
that Pre-emption systems disrupt computerized traffic control
systems.
There could be significant liability exposure to public
agencies because of a "false" sense of security caused by a
pre-emption system. There are Police Chiefs who do not
support pre-emption systems because they can tend to cause
emergency personnel to rely too much on a pre-emption system
rather than making sure an intersection is clear through
careful observation.
It seems to me that'the Authority should work with City Managers, City
Engineers, Police chiefs, Fire chiefs and city Attorneys in carefully
assessing all the implications of traffic pre-emption systems. There
appears to be factors that offset any of the benefits perceived to be
gained by a pre-emption ~yste~. Rather than asking cities whether they
do or do not support the Authority's proposa!~ I ~-:ou).d suggest that
there first be further aDalysis of tt~e need and the cost/benefits.
Thank you for your considerat~cn.
Sincerely~ . /
~illiam A. Hust~n
City Manager
cc' Dave Ream, Orange County ~it¥ Manager's Association
B. Ledendecker
D. Franks
ATTACHMENT C
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RESOLUTION NO. 93-131
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TUSTIN, FINDING THAT FINAL ENVIRONMENTAL IMPACT
REPORT (EIR) FOR THE EAST TUSTIN SPECIFIC PLAN
(FINAL EIR 85-2, AS_ MODIFIED BY SUBSEQUENTLY
ADOPTED SUPPLEMENTS AND ADDENDA) IS ADEQUATE TO
SERVE AS THE PROGRAM EIR FOR TENTATIVE TRACT MAP
14800 AND ALL FEASIBLE MITIGATION MEASURES HAVE
BEEN INCORPORATED AS REQUIRED BY THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
The City Council of the City of Tustin does hereby resolve as
follows:
The City Council finds and determines as follows:
ae
That Tentative Tract Map 14800 is considered a
"project" pursuant to the terms of the California
Environmental Quality Act; and
Be
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
City Council 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 City Council finds the project involves no
potential for any adverse effect, either individually or
cumulatively, on wildlife resources; and, therefore,
makes a De Minimis Impact Finding related to AB 3158
Chapter 1706, Statutes of 1990. '
Applicable mitigation measures identified in the 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
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Resolution No. 93-131
Page 2
No. 3204 recommending to the City Council approval of
Tentative Tract Map 14800 and Exhibit A of Planning
Commission Resolution No. 3203 approving amendment to
Sector 6 Conceptual Site Plan.
PASSED AND ADOPTED at a regular meeting of the Tustin City
Council, held on the 6th day of December, 1993.
JIM POTTS
Mayor
Mary E. Wynn,
City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
SS
CERTIFICATION FOR RESOLUTION NO. 93-131
MARY E. WYNN, city Clerk and ex-officio Clerk of the City
Council of the city of Tustin, California, does hereby certify
that the whole number of the members of the City Council of
the City of Tustin is 5; that the above and foregoing
Resolution No. 93-131 was duly and regularly introduced,
passed, and adopted at a regular meeting of the Tustin city
Council, held on the 6th day of December, 1993.
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER:ABSENT:
MARY E. WYNN
City Clerk
RESOLUTION NO. 93-132
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TUSTIN, APPROVING TENTATIVE TRACT MAP 14800.
The City Council of the City of Tustin does hereby resolve as
follows:
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The City Council finds and determines as follows:
A. That Vesting Tentative Tract Map 14800 was
-submitted to the Planning Commission and City
Council by Hunsaker & Associates on behalf of The
Irvine Company for consideration; and
B. That a public hearing was duly called, noticed and
...held for said map on November 8, 1993, by the
.... ~'~"' Planning Commission and December 6 1993 by the
City Council. '
Ce
De
Ee
Ge
He
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 area.
That the proposed subdivision is in conformance
with the Tustin Area General Plan, adopted East
Tustin Specific Plan, Development Agreement and
Subdivision Map Act as it pertains to the
development of general commercial uses.
That the City has reviewed the status of the School
Facilities Agreements between the Irvine Company
and the Tustin Unified School District. The East
Tustin Specific Plan, EIR
85-2 with subsequently
adopted supplements and addenda, the impact of
Tentative Tract 14800 on School District
facilities, and reviewed changes in State law, and
finds and determines that the impacts on School
District facilities by approval of this map are
adequately addressed.
That the site is physically suitable for the type
of development proposed.
That the site is physically suitable for the
proposed density of development.
That the design of the subdivision or the proposed
improvements are not likely to cause substantial
environmental damage or substantially and avoidably
injure fish or wildlife in their habitat.
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Resolution No. 93-132
Page 2
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That the design of the subdivision or the type of
improvements proposed will not conflict with
easement acquired by the public at large, for
access through or use of the property within the
proposed subdivision.
That the design of the subdivision or the types of
improvement propo'sed are not likely to cause
serious public health problems.
The City Council hereby aPproves Tentative Tract Map
14800, subject to the conditions contained in Exhibit A
of Planning Commission Resolution No. 3204 incorporated
herein by reference.
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Resolution No. 93-132
Page 3
PASSED AND ADOPTED at a regular meeting of the Tustin City
Council, held on the 6th day of December, 1993.
JIM POTTS
Mayor
Mary E. Wynn,
City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
SS
CERTIFICATION FOR RESOLUTION NO. 93-132
MARY E. WYNN, City Clerk and ex-officio Clerk of the City
Council of the City of Tustin, California, does hereby certify
that the whole number of the members of the City Council of
the City ~of Tustin is 5; that the above and foregoing
Resolution No. 93-132 was duly and regularly introduced,
passed, and adopted at a regular meeting of the Tustin CitY
Council, held on the 6th day of December, 1993.
COUNCILMEMBER AYES:
COUNCILMEMBER ~NoEs:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER:ABSENT:
MARY E. WYNN
City Clerk