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HomeMy WebLinkAbout10-ATTACHMENT B (APPLICANT'S PROJECT DESCRIPTION) ATTACHMENT B Applicant's Project Description The Village at Tustin Legacy Project Description and Justification Statement Updated July 20,2015 I. Introduction The proposed project site is comprised of Lot 1 and two lettered lots of Tract 17404. The project site is approximately 22.7 gross acres located within the MCAS Tustin Specific Plan(Tustin Legacy) boundaries, defined as Disposition Parcel 1C. The project site is bounded by Edinger Avenue to the east,Tustin Ranch Road to the south,Valencia Avenue to the west, and Kensington Park Drive to the north. The project is located within the MCAS Specific Plan, within Planning Area 7 of Neighborhood B (Village Services). The project site is comprised of three parcels: Assessor's Parcel Number 430- 391-18, -39, and -41, also described as Lots 1, X, and Y of Tract 17404. Regency Centers (applicant) is proposing the development of a multiple use commercial center. II. Project Description The proposed project, The Village at Tustin Legacy, consists of an application for a Specific Plan Amendment, Concept Plan/Design Review, Development Agreement, Tentative Parcel Map, and a number of Conditional Use Permits for the purpose of developing a commercial center. The project consists of a multiple-use commercial center with a total of 248,292 square feet of commercial/office uses comprised of two major components: • a retail center with grocery, daycare, food uses, bank, general retail and drugstore fronting on Valencia Avenue and Kensington Park Drive; and • a medical office and an acute care hospital/rehabilitation facility fronting on Kensington Park Drive. A number of the uses include a drive-thru element, which requires a Conditional Use Permit. In addition, Conditional Use Permits are required for the proposed childcare center, acute care/rehabilitation center, a master sign program, and shared/reciprocal parking for the medical campus. The Village at Tustin Legacy Project Description 1 Phasing The project will generally be completed in three phases. • Phase 1—Site grading and common area site work • Phase 2 — Vertical construction of all buildings, except the 80 bed acute rehabilitation medical building • Phase 3—Vertical construction of the acute rehabilitation medical building Construction is anticipated to start in 2016. Full build-out will be completed in three to 5 years from the start of construction. Site Access The project will take access at the following locations: • Edinger Avenue: Single point of access. Right-in/right-out driveway • Kensington Park Drive: Two points of access. One full movement access point at the existing traffic signal, and a second full movement driveway into the retail center; and • Valencia Avenue: Two points of access. One right-in/right-out driveway, and a central driveway with right-in/right-out and left-out movements. As shown on the attached site plans in more detail the proposed uses are detailed below (refer to Site Plan for additional detail): Table 1 Project Summary • Use Building Reference Building GBA General Retail/Food Service C, E, F, G, I 28,563* Market B 43,829 Drug Store/Pharmacy w/ drive-thru D 14,576 Bank/Financial Institution w/drive-thru H 3,324 Childcare Center/School A 8,000** Subtotal 98,292 Medical Office/Retail 1, L 15,000 Medical Office K 60,000 Acute Care/Rehabilitation M 75,000 (80 Beds) Subtotal 150,000 TOTAL 248,292 Notes: • *Represents maximum square footage. If the alternative for Building I is implemented(with a drive-thru)the total will be reduced by 1,500 sf for a total General Retail/Food Service of 27,063 sf. **Childcare center also includes a 10,968 square foot playground/outdoor play area(minimum), The Village at Tustin Legacy Project Description 2 Infrastructure Improvements to the public right-of-way are proposed for Valencia Avenue (addition of a right turn lane into the two project driveways and median modifications), Kensington Park Drive (striping modifications and parkway improvements), and Edinger Avenue (right turn lane). In addition, traffic signal modifications are proposed at the Valencia/Kensington Park Drive intersection and Kensington Park Drive/Georgia intersection. Infrastructure, including water, sewer, and storm drain, will be extended into the site from existing utilities in adjacent roads. Structural BMPS are proposed on-site to comply with water quality requirements as outlined in the attached Water Quality Management Plan. Grading The grading plan results in a total of 19,400 cubic yards (cy) of cut and fill, with 19,790 cy of net import to provide for acceptable fill material under proposed structures. Parking The MCAS Tustin Specific Plan outlines parking requirements for PA 7 Village Services. As the proposed plan differs in emphasis from a typical shopping center due to the medical uses, standard parking rates from the Tustin Code were utilized as shown below for the proposed medical uses. The property exceeds its required parking. No reciprocal parking/shared parking is assumed between the medical campus (Building K, L, and M) and the retail center (Buildings A-I). As part of the entitlement applications a Conditional Use Permit is requested to allow for shared/reciprocal parking for the medical office campus, subject to the provisions of the submitted Parking Management Plan prepared by LLG and dated July 17, 2015. A reciprocal parking easement or other similar mechanism will be recorded as part of the medical campus CC&Rs as discussed in the CUP description below. A parking management plan has been provided as part of the submittal. Use Buildings F Parking Ratio f Parking Required_ I Parking Provided Retail Center A through I 1 space per 225 sr 437 472 Medical Office J, K, L 6 spaces per 1000 sf 450 459 Acute Care M 2 spaces per bed 160 160 Total 1,047 1,091 'per MCAS Tustin Specific Plan Table 3-5 for PA7 Village Services The elements of the requested actions are further discussed below: The Village at Tustin Legacy Project Description 3 Specific Plan Amendment (SPA 2015-002) The proposed project includes a Specific Plan Amendment (SPA) to allow acute care/rehabilitation uses as a conditional use in Office section of Section 3.4.4 of the MCAS Specific Plan. The development application includes a concept plan and design review package with an 80 bed acute care/rehabilitation facility, and an application for a Conditional Use Permit for this use, subject to approval of the SPA. The proposed Specific Plan Amendment is comprised of two components: use and height. Land Use The list of land uses in Section 3.4.4.A.3 (Office Uses) of the Specific Plan document allows for emergency care facilities but no other medical uses. The proposed amendment is narrow in focus, only affecting Planning Area 7, broadening the range of uses allowed for this commercial center in a way which is reflective of other areas of the City. The proposed use is similar in function to a convalescent hospital and for purposes of this amendment is being grouped with the proposed medical office uses. The 22.7 acre site was originally intended for up to 248,292 square feet of "village services" including both commercial and office uses. The proposed neighborhood serving commercial uses within the site include a full range of the typical market-supported uses for similar centers: grocery, drug store, restaurants, childcare and retail, while only covering approximately half of the site. The medical care marketplace has changed substantially in recent years as a result of an aging population and the Affordable Care Act, leading to a higher demand for more integrated community based medical facilities, and fewer freestanding medical office buildings. Under the current Specific Plan, the Village Services Planning Area list of allowable uses limits the ability to respond to this changing marketplace. Community based medical uses are not readily available in Tustin, leading to the proposed acute care/rehabilitation component in combination with medical office uses which are already permitted in this planning area. Thus, the proposed Amendment would add the following to the use list in Section 3.4.4.A.3: • Healthcare services including Acute care, rehabilitation hospital, skilled nursing and similar uses "C" (Conditional Use) Height The second component of the Specific Plan Amendment is to allow the acute care/rehabilitation building(Building M)and the medical office building(Building K)to exceed the established 45 foot height limit for this planning area. The proposed amendment would increase the maximum building height to 60 feet for the acute care/rehabilitation building The Village at Tustin Legacy Project Description 4 (Building M) and 54 feet for the Medical Office Building (Building K). The additional height for these two buildings is to accommodate the increased floor height needed to accommodate the specialized ducting and mechanical equipment to support the proposed medical uses, which may include imaging and other activities with specialized requirements. Building M, the acute care/rehabilitation facility is subject to California Office of Statewide Health Planning and Development (OSHPD) building requirements which include specialized air handling equipment and additional floor height for this three-story building. Development Agreement (DA 2015-001) Pursuant to Section 4.2.9 of the MCAS Tustin Specific Plan, prior to issuance of any permits or approval of any entitlements within the Specific Plan area, all private development shall first obtain a Development Agreement in accordance with the State's Government Code and Tustin City Code. The purpose of the Development Agreement is to strengthen the public planning process, encourage private participation in comprehensive planning, and reduce economic risk of development. Accordingly, Regency Centers' application includes the required Development Agreement. A draft Development Agreement (see Attached) is provided to further the purpose and intent of the General Plan and Specific Plan, and FEIS/FEIR and will ensure the orderly implementation of infrastructure and development. The Development Agreement includes a schedule of performance and obligations that ensure adequate local infrastructure programs are in place to support the proposed development. Concept Plan (CP 2015-003) Pursuant to Section 4.2.2 of the MCAS Tustin Specific Plan, a Concept Plan shall be prepared and submitted concurrent with the submission of a new development proposal. The purpose of a Concept Plan is to ensure: necessary linkages are provided between the development project, the integrity of the Specific Plan and purpose and intent of the neighborhood is maintained, and applicable City requirements are identified and satisfied. The. Concept Plan for The Village at Tustin Legacy has been prepared and submitted concurrently with the proposal to develop a multiple-use commercial center. The Concept Plan outlines the following elements: • Pedestrian connections into the site from Valencia and Kensington Park Drive; • Pedestrian flow within the site, including through the parking areas; • Portal Intersection at Kensington Park Drive at Edinger Avenue as detailed in the Landscape Plan package and Sign Program; The Village at Tustin Legacy Project Description 5 • Primary community intersection treatment at the site's southwestern corner at Tustin Ranch Road/Valencia Avenue as detailed in the Landscape Plan package and Sign Program; • Viewscape into the site at the Valencia Avenue/Kensington Park Drive corner, consisting of special landscape treatment, patio space, and signage as well as a pedestrian connection; and • Inclusion of courtyards and patios within the site Design Review 2015-014 Pursuant to Section 4.2.4 of the MCAS Tustin Specific Plan, following or concurrently with submittal and approval of a Concept Plan, individual development shall require Site Plan and Design Review in accordance with the Tustin City Code. The Design Review submittal has been proposed for the project site planning and design. The proposed project design and site layout are consistent with the intent of the Specific Plan and complies with design review criteria prescribed in the Tustin City Code. Landscape Concept The project goal is to unify and complement the Modern Barn/Farm and Modern architectural styles through the use of an overall landscape and materials palette, perimeter gateway elements and themed 'meadow/drycreek' landscape areas. Materials o Natural materials (stone, metal, concrete, crushed rock, cobble) o Drought tolerant, low water use plant palette o Fieldstone walls (stone consistent with Retail Materials/ Finishes) o Dry creek (cobble) o Integral color concrete selections to complement Medial/ Retail finishes o Concrete textures (Top-Cast surface retardant finishes) to create uniform Method Community Entry -Provide project ID at primary intersections - Stone feature walls, specimen tree, seating, signage, enhanced paving Project Entry Gateways -Fieldstone walls — linear, crisp lines, no cap, simple form; utilize stone from Retail architecctural finishes -Dry creek/ meadow planting concept (simplified) -Entry Accent Tree consistent -Enhanced concrete paving The Village at Tustin Legacy Project Description 6 Meadow/Dry Creek Areas -Enhanced (thematic) areas at select locations intended to unify the overall project. -Located at project perimeter (monumentation), pedestrian connections through parking areas, primary interior drive aisle at Retail/ Medical interface. -Create texture, movement Planting Concept -Interior areas (parking field, drive aisles) landscape areas -Provide year round interest with an emphasis on leaf color as opposed to flower color -Shrub massing preferred over individual groupings Pedestrian Circulation -Strong sense of connectivity throughout Medical and Retail components -Enhanced paving at internal pedestrian connections -Consistent wayfinding elements Vehicular Paving -Primary internal intersections at Retail/Medical interface create project 'center' -Enhanced paving at primary project entries creates Architectural Concept Retail Center: The Village at Tustin legacy, while reflecting back to the history of Tustin &the Marine Corps air station, is inspired by the evolving Southern California lifestyle. "Contemporary Barn" architectural style borrows inspiration from the industrial aesthetics of the hangars to the agricultural farmlands that surrounded the site in the early 1900's. Material finishes palette further exhibit this influence with the use of metal roofing&sidings, rich colored board & batten vertical sidings, rusticated stone veneer, barn doors, louvers & lattices.This center desires to promote an open air village setting that offers the neighboring communities an appealing respite blended with relaxed style retail & dining experiences. The cohesive merging of site hardscape, landscaping, environmental graphics, creative tenant signage & architectural detailing shall contribute to the embodiment of the overall themed project character. Medical Center: The medical campus at The Village at Tustin Legacy integrates multi-level healthcare services with service retail in a casual contemporary architecture expressive of the Southern California region.The architectural contrast between light and heavy create a fresh, clean look that communicates the functions of cutting edge healthcare. The layering of glass and mass supports a modern look indicative of a "high tech, high touch" environment. The elements capture the unique way that Hoag engages with their patients and is based on their strong tradition of excellence. The architectural is timeless with accents of surprise through small punches of color and distinct forms. Rich colors, stone tile, and metal awnings connect the retail and medical campus and are indicative of the Tustin area. While similar materials The Village at Tustin Legacy Project Description 7 (i.e. metal roofing vertical siding), landscaping, and signage create a seamless transition from the medical complex to The Village at Tustin Legacy retail center, the architectural language of the medical buildings creates a distinct experience unique to healthcare. Tentative Parcel Map 2015-127 (SUB 2015-03) This Tentative Parcel Map is a subdivision of the approximately 22.7 acre site into 13 numbered lots and four lettered lots for the development of a multiple-use commercial center. Reciprocal access easements are identified for shared access among the lots of the commercial center. Easements are also provided for public utilities. The Tentative Parcel Map includes a conceptual grading plan for the project based on the recommendations of a soils study, a utility plan, and an off-site improvements exhibit. The grading plan results in a total of 19,400 cubic yards (cy)of cut and fill,with 19,790 cy of import to provide for acceptable fill material under proposed structures. The lettered lots are city-owned property not included in the development area: right-of- way for Valencia Avenue and Edinger Avenue, and slope/parkway parcels associated with Tustin Ranch Road. Summary Tentative Parcel Map 2015-127 Parcel Acreage Building - - i 1.600 A - _ .. 2 0.69 B 3 0.66 C 4 0.82 D 5 1.04 E _ 6 0.61 F 7 0.71 G 8 4.02 H 9 1.12 Subtotal Retail Center 11.27 10 3.51 11 0.91 K 12 - -�-- 4.04 L 13 1.19 M Subtotal Medical 9.65 A 0.07 Valencia row B 0.04 Edinger row C 0.89 Slope D 0.74 TRR Slope/Parkway Total 22.66 The Village at Tustin Legacy Project Description 8 Conditional Use Permits Conditional Use Permit 2015-11: Acute Care/Rehabilitation Center (Building M) A Conditional Use Permit to allow development of a 75,000 square foot/80 bed acute care/rehabilitation facility/rehabilitation/convalescent care facility (Building M) subject to approval of the Specific Plan Amendment, which adds this use to the list of conditionally permitted uses and allows a height of 60 feet. The use is parked to the Municipal Code requirement for hospital uses. The following text outlines the operations and use of the three (3) story, 80 bed facility proposed for the Tustin Legacy property located at Kingston Park Drive and Edinger Avenue. While the specific operator and operational plan has not been finalized, the purpose of the facility is intended to fill the continuum of care need of the community. The facility will provide multiple levels of care that range from acute rehabilitation, skilled nursing, assisted living, and chemical dependency services. Acute Rehabilitation and Skilled Nursing facilities would typically admit patients who require overnight care, but no longer require the type of care provided by a hospital. While these centers provide 24 hour care for patients, most of the activity occurs from 7am- 8pm and visiting hours are typically over by 8pm.The facilities often offer outpatient services, such as health education classes and outpatient therapy services. Patients arrive at these facilities on a non-emergency basis. After their stay they would return home. Length of stay will vary depending condition of the patient and the type of care needed. Seventy five percent of these types of patients stay for three months or less. Rehabilitation Skilled Nursing facilities and Rehabilitation Hospitals have an average length of stay of about 20 days. Services could range from rehabilitative transitional care, to specialized dementia, chemical dependency and Alzheimer's care, to hospice and palliative care. Assisted Living facilities house patients/residents that do not require 24 hour care with an average length of care of six months or longer. The patients/residents live fairly independently but require assistance with medication, meals and cleaning. Typically the patients/residents do not drive as the majority of them are not capable of driving. The staffing level for an assisted living facility is less than an Acute Rehab or Skilled Nursing facility due to the lower level of care. This type of facility would integrate well into the community since it is situated in a predominantly residential area with healthcare services and retailers within walking distance. Acute Rehabilitation & Skilled Nursing facilities would all be regulated by the California Department of Health Services and require a license to. operate and provide healthcare services based on regulatory & operational requirements. These facilities obtain a building permit through the California Office of Statewide Healthcare & Planning. The Village at Tustin Legacy Project Description 9 Programmatically, these facilities would typically support patient rooms, nursing and staff support areas, rehabilitation gym space, day rooms, dining services, a pharmacy, treatment rooms, and general building support functions. Outside activity is limited to deliveries and trash pick-up and to the arrival and departure of patients, visitors and staff. There is often a small dedicated exterior space for patient therapy services. Deliveries are infrequent - perhaps one to two per day - and are received at a dedicated area at the rear of the facility by way of local delivery vehicles such as box-trucks. Trash receptacles reside at the rear of the facility in a screen area. Hours of Operation 24 Hours. Visiting Hours Typically 7am-7pm daily Conditional Use Permit 2015-12: Pharmacy Drive-Thru (Building D) A Conditional Use Permit to allow development of a drive-thru associated with a 14,576 square foot drug store/pharmacy (Building D). The drive-thru will be a single lane with signage above the canopy as shown on the attached plans and elevations. The location of the drive-thru component of Building D is at the rear of the structure adjacent to the building's loading area and away from internal traffic flow or entries. Way-finding signage will be provided on the asphalt driveway near the building entry. The drive-through will be a 24-hour operation. Only prescription drop-off and pickup or over the counter medication purchases are allowed, no general merchandise or alcohol purchases are allowed. A voice enhanced microphone system will be included designed to project sound in a limited radius to protect patient privacy and minimize noise impacts. Conditional Use Permit 2015-13: Restaurant Drive-Thru (Building E) A Conditional Use Permit to allow development of a drive-thru associated with a 3,300 square foot restaurant/retail building (Building E). No tenant has been established at this time. The drive-thru will be a single lane with way-finding signage, located adjacent to the Valencia Avenue frontage of the project area. The drive through lane will be screened per Tustin Code. As shown on the site plan, a minimum of eight cars can be stacked in the drive-thru lane. No walk-up orders are permitted at the drive-thru window. No alcohol purchases are allowed. This drive-thru will be a 24-hour operation. Conditional Use Permit 2015-14: Bank Drive-Thru (Building H) A Conditional Use Permit to allow development of a drive-thru associated with a 3,324 square foot band/financial institution (Building H). No tenant has been established at this time. The drive-thru will be a single lane with way-finding signage, located adjacent to the Kensington Park Drive frontage of the project area.The drive-thru provides access to an Automatic Teller Machine (ATM) for automated self-service banking. The ATM itself would be located on the western facade of the building facing Valencia Avenue. The drive through lane will be The Village at Tustin Legacy Project Description 10 screened as shown on the landscape plan. As shown on the site plan, a minimum of ten cars can be stacked in the drive-thru lane. Security cameras will be provided, as will security lighting subject to police department review at the time of building permit. Conditional Use Permit 2015-15: Restaurant Drive-Thru (Building I Alternate use) A Conditional Use Permit to allow development of a drive-thru associated with a 4,500 square foot restaurant, as an alternate use for Building I. No tenant has been established at this time. The drive-thru will be a single lane with way-finding signage, located adjacent to the Kensington Park Drive frontage of the project area. The drive through lane will be screened per Tustin Code. As shown on the site plan, a minimum of seven cars can be stacked in the drive-thru lane. The ordering speaker will be located on the southern portion of the building, and oriented towards the interior of the commercial center and away from the Kensington Park Drive frontage to avoid projection of speaker noise towards adjacent residential uses. No walk-up orders are permitted at the drive-thru window. No alcohol purchases are allowed. Hours of operation are 6 am to midnight; final hours of operation may be modified at the time of building permit once a tenant is in place. Conditional Use Permit 2015-16: Master Sign Program A Conditional Use Permit related to a master sign program for the commercial center. The sign program will include signage for the entire commercial center. See submittal materials. The program includes design and criteria for the tenants of the retail center, the medical signage for Hoag, and the project signage (Portal and Community signage and project signage at the viewscape intersection of Valencia Avenue/Kensington Park Drive. Tenant signage is expected to embellish the essence of the architectural character of Tustin Legacy by expressing clearly the Tenant name and function,while also serving as an extension of the desired qualities of the commercial, retail and dining environments. Tustin Legacy's architectural style is that of Contemporary Rustic, with metal canopies, wood siding and intimate pedestrian scale that are a reflection of rural America, which will be further emphasized through landscape and graphic design and detailing. With the history of Tustin as its anchor and the evolving Southern California lifestyle as its current inspiration, Tustin Legacy will promote the blend of high energy and relaxed style that is manifested in the changing community surrounding it. Tenant graphic design shall be imaginative, simple and clear. Creative and expressive signage solutions using a variety of materials are strongly encouraged as a means of enhancing customer experience.Additional icon/imagery will be considered, at the sole discretion of the Landlord, provided it contributes to the overall identity and design of the store.Tenants shall retain the services of a professionally trained graphic designer to create their identity and sign program. The design of signs shall be harmonious with the materials, color,texture, size, scale, shape, height, placement and design of Tenant premises and the Landlord buildings. Strict adherence to these sign design criteria shall insure that the character of the shopping center is maintained. The Village at Tustin Legacy Project Description 1 1 Conditional Use Permit 2015-17: School/Childcare Use (Building A) A Conditional Use Permit to allow development of an 8,000 square foot childcare center/school with 10,968 square foot (minimum) outdoor playground (Building A). The use is consistent with the criteria outlined in Section 9271(aa) of the Tustin Municipal Code. The school will serve and enhance the local community by providing a safe, nurturing, and academic environment for approximately 146 children from 6 weeks to 6 years of age. The proposed use will provide much needed affordable, high-quality, safe childcare for families that live and work in the City of Tustin. The proposed childcare center in The Village at Tustin Legacy will include an 8,000 square foot facility with a playground of approximately 11,000 square feet and will be licensed for 146 children (138 preschool-aged children ages 2 through 6 and 8 infants ages 6 weeks to 24 months) and will employ a total of 17 staff members. Normal hours of operation will be from 7:00 AM to 6:00 PM Monday through Friday. Parking for the school/childcare center is provided adjacent to the building on its east side. Eighteen parking spaces, including two accessible spaces, are located adjacent to the school to allow for convenient drop-off/pickup. Compliance with Title 22 Regulations Childcare centers in California are licensed by the Department of Social Services, Community Care Licensing Division and are required to conform to regulations in Title 22, Childcare Center General Licensing Requirements. In addition to policies and procedures required to operate a childcare facility, Title 22 defines facility requirements that need to be met prior to licensing the facility. The proposed school's space and site plans conform to Title 22 regulations as follows: Interior Area 1. Title 22 requires 35 SF of indoor play area per child. Each room complies with this requirement and does not count space covered by cubbies, sinks, changing tables, etc. 2. Separate areas are provided for infants (6 weeks to 24 months of age) and preschool aged children (ages 2 through 6.) 3. Napping/Crib Area: One "Infant" room with a capacity of 8 children is provided.The room includes 8 cribs that are separated from the activity space.The design includes a minimum of three feet of space between cribs that are arranged side-by-side. No stacking cribs are used. All children that are able to stand steadily will nap on a cot/mat in a quiet area of the classroom. The Village at Tustin Legacy Project Description i 2 4. Drinking water. Each classroom includes a sink with hot and cold running water and a drinking fountain. 5. Toilet facilities. 5.1. All adult restrooms meet the standards set forth in the Uniform Building Code. 5.2. Infant facilities. 5.2.1. The Infant room has a capacity of 8 children and includes one standard and one low (portable) changing table with three-inch-high guardrails. 5.2.2. A sink is provided in the room and in the diaper changing area; both are easily accessible to the staff. 5.3. Preschool-age facilities 5.3.1. Toilet facilities provided for preschool-age children are easily accessible from each classroom and from the outdoor play area. 6. Isolation. 6.1. The Director's office is separate from the indoor activity area and will be used to provide care for children that become ill. The room is within reasonable proximity to toilet facilities. 7. Additionally: 7.1. All classrooms will have walls dividing the classrooms from the hallways. 7.2. The doors to the kitchen storage, and adult restrooms will be secured with a PIN pad that requires the correct code to unlock. 7.3. The door to the Director's office will be secured either with a lock and key or with a PIN pad similar to that on the kitchen, storage, and adult restroom doors. Playground 1. Community Care Licensing (CCL) requires 75 SF of outdoor play space per child and will consider a waiver of up to 10%. For 146 children, CCL will require 10,950 SF without a waiver or 9,855 SF with a waiver. The proposed playground area includes approximately 10,950 SF with separate playgrounds for Infants (ages 6 weeks to 24 months) and Preschool-aged children (ages 2 through 6 years.) 2. Calculating outdoor play areas: 2.1. Once the final playground design is completed,the playground area will exclude any area whose corners are less than a 90-degree angle. 2.2. The playground plan does not include areas covered by buildings or required for minimum off-street parking for all on-site uses. 3. The play area contains the following: The Village at Tustin Legacy Project Description 13 3.1. The playground design will be fully accessible and incorporate concrete, sand, poured-in-place rubber, and synthetic turf. 3.2. The pavement area includes shade structures. 3.3. The pavement area will include a minimum four-foot-wide roadway for wheeled toys. 3.4. Wood chips, sand, or equivalent will be provided along paths and play equipment. 3.5. A partially shaded sandbox will be provided that totals more than 100 SF. 3.6. Wood chips or another approved material (e.g., poured-in-place rubber) will be provided under moving and climbing equipment and will meet the requirements for use in a fall zone. 3.7. The final playground design will incorporate a drinking fountain and water faucet in each self-contained playground. 4. Play Equipment 4.1. A variety of sturdy, safe, and age-appropriate equipment will be provided in each of the playgrounds. 4.2. Impact areas (e.g., fall zones) will be provided around each piece of moving or climbing equipment as required. 4.3. Any proposed outdoor covered storage space for play equipment shall be compatible in color and materials with the existing buildings. A completed playground plan will be submitted separately for approval prior to the issuance of building permits and will include the following: 1. A minimum of one exit from the playground to the public way. The exit(s) will have the required Knox boxes and panic hardware. 2. A proposed 6-foot high wrought iron fence along the playground perimeter. The spacing between the bars on any fence shall not exceed 4 inches on center. The final material, height, type, hardware, etc. shall be provided with the construction drawings for building permit submittal. 3. The final playground design and site plan will include a minimum 4-foot wide paved walk or roadway for wheeled toys. Once the playground design is finalized, the paved walk or roadway will be shown and labeled on the Site Plan as well. 4. There are no stairways expected on the playground. If stairways are included on the final playground design, they will be gated to restrict children from entering. 5. Once constructed, Great Foundations Montessori will obtain and submit a letter stating that the play equipment has been installed per the manufacturer's specifications and that it complies with minimum playground safety regulations. The Village at Tustin Legacy Project Description 14 Li htin No lighting is proposed in and around the playground area. As such, there is no need for a photometric study. If it is determined that a photometric study is required, it shall be provided at the time of building permit submittal. Security Guidelines The proposed school complies with childcare security guidelines regarding access control and visitor control. See the floorplan below and the architectural plans for the design of the entry, reception area, and Director's office. Regarding access and visitor control, the proposed school uses Procare Software's Keyless Entry System on the entry door. The keyless entry system connects to a magnetic lock and allows entry only to authorized staff and families. Additionally,the system includes dual tones for authorized persons and unauthorized guests. Authorized users will be provided a unique PIN code that allows access to the building during normal working hours. Guests without an active authorization code will use the "Guest Doorbell" to alert the staff that a visitor is requesting entry. Knowing that multiple families may enter the school when one parent enters their access code and opens the door, the reception area will be staffed by the Director and a receptionist during peak traffic areas(e.g., drop-off and pick-up time) to control access. During nonpeak hours the reception area will generally be staffed by either the Director or the receptionist. Since the entry door remains locked at all times,when neither the Director nor the receptionist is available in the reception area, the door chime announces when an authorized visitor opens the door or when an unauthorized guest is requesting entry. The Village at Tustin Legacy Project Description 15 Ll'-5' 22'-5' J DLR. CN. CIN. CUD CLI. • -lie-ne n CL0I 3 CLA ICO.3 n4S CCV 1 I / .s5AI 'a 4 1 M021 I 'o I 860 SF. 855 SF. 855 S.F. CLASSROOM l CLASSRO0M 2 CLASSROOM I CCENSEO FOR UCENSED FOR LICENSED FOR AGES 2-6 YRS. ACES 2-6 YDS. ACES 2-6 IAS. 'flat 21 CHILDREN MAX. 21 CHILDREN MAX. 21 CHILDREN uAX. \ 11w I ' ,otei.1 \ a3 li L �e n Ic. �' Rm MEI -41 fl eonsltD 'I:.I .Lsnmw Y d NN. •+ 'p to 14 d :IAm0.Y 4 pAyy yy s 6As:eRV I 3FRC :� I I Im 11. 1 J I �I' l \ 'Cr d 860 SF. 860 S.F. 640 S.F. n r CLASSROOM 4 CLASSROW 5 CLASSROOM 6 al UCENSED FCR LICENSED FCR UCENSED FOR y ('� M 7 AGES 2-6 YRS. AGES 2-6 IRS. AGES 2-6 YRS. �/ 21 CHILDREN Max, 24 CHILDREN Max. 18 CHILDREN MAX. WM 300 S.F. 41 I p. .q w ` 29 CLASSROOM 7R . s L UCENSED FCR p 3 3.J I I'M I N an I105 I AGES 0-2 YRS n ,I rl ap SCHILD.NAL UE +j - E . p, 1q -0. IL.-C. r DLR. DLR. CLR. OLA. OLA. f • The Village at Tustin Legacy Project Description 16 Conditional Use Permit 2015-_: Shared/Reciprocal Parking, Medical Center The medical center component of The Village at Tustin Legacy is comprised of Buildings 1, K, L, and M which are intended for medical office and Acute Care/Rehabilitation Hospital uses. These buildings are located on individual lots in the project's Parcel Map—Parcels 10, 11, 12, and 13. As shown on the table below, the medical center component of the project provides parking in excess of the code requirement for individual uses, assuming medical office use for the three office buildings and hospital use for the Acute Care/Rehabilitation Hospital. Building/Use I Parcel # II Building 1( Parking iequired for use • 1L Size i Building J Parcel 13 8,550 sf 52 @ 6 spaces/1,000 sf Medical Office/Retail Building K Parcel 12 60,000 sf 360 spaces @ 6 spaces/1,000 sf Medical Office Building L Parcel 11 6,450 sf 39 spaces @ 6 spaces/1,000 sf Medical Office/Retail Building M Parcel 10 75,000 sf 160 spaces @ 2 spaces/bed Acute Care/Rehabilitation 80 Beds Hospital Total Required -- 611 spaces Total Provided -- 619 spaces The intent of the proposed CUP is to provide a mechanism whereby the parking areas associated with each building are shared among the four uses. This concept has been evaluated by the Parking Study and Parking Management Plan prepared by LLG Engineers, dated July 17, 2015 using strict adherence to City parking ratios for the medical uses. To implement this concept, the project would include the following: • CC&Rs specific to the Medical Center will include a provision for reciprocal access and parking between the four medical center buildings and provide for the maintenance of the parking areas. • A reciprocal parking easement or agreement will be recorded which will run with the land. The Village at Tustin Legacy Project Description 17